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TOPIC #11 - The Charter Vote

September 9, 2023

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Keystone Voters Decided in March

Keystone  IS  Becoming an Incorporated Town in Colorado

The only choice is WHETHER it will be 

A Home Rule Town with Autonomy and Flexibility

OR

A Statutory Town Which Must Follow State Legislature Dictated Statutes


Approving the Charter Makes Keystone a Home Rule Town

LINK - Proposed Home Rule Charter




TOPIC #10 - Why Become a Home Rule Town?

September 5, 2023

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Topic #9 - It's Not Too Late - Vote Today!

March 27, 2023 

Topic #8 - Transition from Unincorporated Summit County to the Town of Keystone

March 20, 2023

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If the Incorporation Election is successful, the Town of Keystone will not be formally incorporated until December 2023

    • The Town Home Rule Charter must be drafted by the Elected Charter Commission
    • The Town Home Rule Charter must be approved by the Keystone Registered Voters
    • The Keystone Town Council must be elected
    • The District Court Judge must validate the election results and the Colorado Secretary of State must formally approve the Town of Keystone Incorporation

The Town of Keystone won’t be fully operational until January 2025.  This transition year is provided by state law to allow the Town Council to accomplish a number of tasks.  A one-year transition period begins after Colorado Secretary of State Approval

    • Tax and Government transfer revenue immediately begins accruing to the Town of Keystone
    • Summit County continues to provide the current level of services for 90 days which can be extended up to one year at the request of the Keystone Town Council

Some of the tasks which the Town must accomplish in the transition year:

    • Town Manager and 6 person staff
      • Consultants can help the Keystone Town Council identify Town Manager candidates
      • Once the Keystone Town Council has hired the Town Manager, The Town Manager will hire the town staff
      • Town Manager must write and implement a transition plan to take over all Town functions from Summit County and this plan will be approved by the Town Council
    • Town Attorney and Finance Director
      • The Town Council will contract with a Town Attorney and Finance Director
    • Town Hall
      • The Keystone Town Council will review and consider potential interim locations for the Town Hall.  Several possible locations will be identified in the coming months
    • Town Ordinances
      • Adopt current Summit County Ordinances with modifications tailored to Keystone.  Upon the direction of the Town Council, the Town Attorney will draft the Ordinances for Town Council approval
    • Roads Maintenance and Plowing
      • The Town Public Works Director will identify road maintenance and plowing contractors (including the current providers) to provide the contract services at the completion of the transition period.  Final selection will be made and contracts approved by the Town Council
    • Law Enforcement
      • Town staff will open discussions with local law enforcement agencies to provide Keystone Law Enforcement Support.  Several law enforcement agencies in the county have indicated interest in providing these services.  The Town Council will make the final selection and complete intergovernmental agreement
    • Planning, Building Department and Building Inspections
      • After the two Town Planners are hired, they will open discussions with Summit County to:
        • Establish the process for building permit processing with town approval of all Building Permits and Certificates of Occupancy and write an intergovernmental agreement for Town Council approval
        • Establish an intergovernmental agreement for transfer of Keystone PUD responsibility from Summit County to the Town.  Town Council will approve the agreement
      • Establish Town of Keystone Planning Commission
        • The Town Council will approve the members of the Planning Commission 
        • The members of the Planning Commission will be Keystone community volunteers
    • Short Term Rental Licenses
      • Take responsibility for Short Term Rental Licenses at Summit County renewal time
      • Consider contracting with current support contractor to provide seamless transition

The one-year transition period will be challenging.  There will be unanticipated issues which will occur which the Town Manager, Town Staff, and Town Council will manage.  It will be a period of high activity.

While it will be challenging, in the past 20 years, Town Incorporation transitions were successfully completed by Castle Pines and Centennial.  It will be successful in Keystone.


DROP Ballots in the Keystone Center by 7:00pm on March 28th

VOTER SERVICE CENTER is in the Keystone Center at 1628 Sts John Road in Keystone. 

It is open Mondays, Thursdays, Saturdays and on March 28, 2023 from 7am to 7pm

For those not in town - Mail ballots IMMEDIATELY

Topic #7 -  Keystone Incorporation Timeline

March 13, 2023

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The Keystone Incorporation Election on March 28th is the first of three elections which is required for Keystone to become a Town in Colorado. The entire process should be completed by the end of this year.

The Keystone Election Commission has mailed ballots to all Keystone Active Registered Voters

    • Keystone Inactive Registered Voters (Voters whose ballots were returned as undeliverable in the last election) may request a ballot in the Voter Service Center
    • The VOTER SERVICE CENTER is in the Keystone Center at 1628 Sts John Road in Keystone.  It is open Mondays, Thursdays, Saturdays and on March 28, 2023 from 7am to 7pm
    • Ballots are due by 7pm on March 28, 2023.
    • The Ballot has three items:
      • Incorporate: Yes or No (approval requires a yes vote by a majority of those who voted in the election)
      • Form a Home Rule Charter Commission: Yes or No (approval requires a yes vote by a majority of those who voted in the election)
      • Elect Nine members of the Charter Commission:  Thirteen candidates are on the ballot (the nine candidates who receive the largest number of votes will be elected)
    • Information on the Ballot Questions and Charter Commission Candidates is available in the Keystone Voter Guide at:  
      Keystone Incorporation Voter Guide
    • Preliminary Election Results should be available in the late evening on March 28th with final results on April 5th after military and overseas voters’ ballots are received and counted

If the vote is to Incorporate and form a Charter Commission, the Charter Commission will meet and draft the Town Home Rule Charter

    • There will be at least two Town Hall listening sessions for the Charter Commission to get Keystone Community input and comments in May and early June
    • The Charter Commission will write the Town Charter with the assistance of Municipal Attorneys
    • When the Charter is completed, it will be sent to the Keystone Election Commission with a request to call an election to approve the Town Charter. This should occur in June 2023

The Election Commission will:

    • Set a date for the election approximately 60 days from receipt of the Completed Home Rule Town Charter
    • A town hall meeting will be held to answer questions regarding the Town Home Rule Charter
    • An Election to approve the Home Rule Charter is expected to be held in August or September
      • All Keystone Registered Voters may vote in the Home Rule Charter Election

If the Home Rule Charter is approved by a majority of those who voted in the Election

    • The Keystone Election Commission will set a date for the Election of the Town Council
    • Candidates for the Keystone Town Council will have 21 days to collect 10 signatures of Keystone Voters to qualify for the Ballot
    • The Election is expected to be held in November or December

At the conclusion of the Town Council Election, the results are filed with the District Court, and notification is made to the Colorado Secretary of State which approves the incorporation of the Town of Keystone.  This is expected to occur in December 2023.

Drop Ballots at the Keystone Center by 7:00pm on March 28th

The VOTER SERVICE CENTER is in the Keystone Center at 1628 Sts John Road in Keystone. 

It is open Mondays, Thursdays, Saturdays and on March 28, 2023 from 7am to 7pm

…For those not in town - Mail Ballots IMMEDIATELY

Topic #6 - Why Form a Charter Commission and Become a Home Rule Town?

March 6, 2023

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Becoming a Home Rule Town (versus a State Statutory Town) would give Keystone’s Citizens control over the town government and the ability to shape solutions for local problems to fit Keystone’s needs.  

    • The first step in becoming a Home Rule town is to elect a Charter Commission of 9 people to work within state statutes, listen to the needs of the community to tailor a draft “constitution” or Charter for the town. 
    • Drafting of the Charter will be open for review and input by all members of the Keystone Community.
    • The Charter would be ultimately approved in an election by Keystone’s voters.  
    • After Charter approval, a Town Council and mayor are elected to govern the town and approve town ordinances.

A Home Rule Town’s government is under control of local citizens rather than the State.  The Town’s power and authority are derived from the Town’s Charter and Ordinances and generally are not limited by State Statute.  Home Rule would allow the Town of Keystone flexibility to:

    • Meet the unique needs of the community.  As a resort community, a “one size fits all” State approach to municipal government doesn’t address the unique needs of Keystone and would limit its future.  If no State statute exists regarding a unique problem or issues, the town’s hands would be tied and could not resolve the problem.
    • Tailor land use, zoning, and planning powers to meet the needs of the community.  Keystone would have more authority to guide and control growth and zoning.
    • A Town Council could refer a lift ticket tax and/or tailored lodging taxes to meet community needs to Keystone voters for approval. Currently Keystone’s total tax on lodging is 8.35%, and Dillon’s is 19.875%.  If Keystone incorporates, the Keystone’s tax rate on lodging drops to 6.35%.
    • Create its own form of government and powers of elected and appointed officials. The Keystone community would determine the structure of government--not the State.
    • Establish procedures by which ordinances and resolutions may be adopted increasing transparency and reducing costs.
    • Decide when elections will occur and who can vote.

The towns of Dillon, Silverthorne and Breckenridge are Home Rule Towns.  Making Keystone a Home Rule Town would place it on equal footing with our Neighbors.  Keystone would have more authority to shape solutions to town problems than Summit County currently has under State Statute.

Becoming a Home Rule Town would give Keystone’s Citizens control over the town government and the ability to shape solutions for local problems to fit Keystone’s needs.

Charter Commission Candidates and their Bios: Charter Commission Candidates

Topic #5:  WHY YOU NEED THE TOWN OF KEYSTONE

February 27. 2023

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The Keystone Incorporation Initiative was born out of years of frustration over unmet needs, inequitable returns on our taxes, and indiscriminate, county-imposed policies that don’t benefit Keystone.

Currently Keystone is paying substantially more in taxes ($9.5 million) than we are receiving in benefits (about $85,000 plus law enforcement): taxation without representation. Nothing will change in Keystone unless we become a town.  Keystone is represented by Summit County government, that has neither the time, nor the resources, to address the needs of the Keystone community.         

Many of the issues that have been brought up over the years are:

    • Major safety issues on Highway 6: traffic, lack of sidewalks, pedestrians on road (2 deaths), speeding HazMat trucks
    • Road plowing/maintenance responsibilities are inconsistent across Keystone
    • No regular law enforcement presence: over 800 calls annually, often 30+ minutes response
    • New developments approved by the County, no plans to handle growth and infrastructure
    • Workforce housing is unaffordable for Keystone’s working families
    • Land within Keystone is allocated for childcare center, but County is focused on Silverthorne
    • Trails and open space: no one is in charge, and there is no master plan
    • Zoning is based on unincorporated Summit County’s wants, not Keystone’s needs
    • No one is addressing existing issues, such as parking, traffic, and transportation

Immediate benefits of incorporation:

    • A town has greater authority regarding Hwy 6 than a county: speed control, traffic, sidewalks, etc.
    • A town has access to grant funding, and can use surplus revenue to address critical Hwy 6 safety issues
    • The town would maintain/plow the roads and address maintenance inequities
    • The town would have on-call, 24/7 law enforcement, 2 additional full-time officers, reducing response
    • The town would receive state funding for trails/open space and would develop a master plan
    • The town would net over $900K in workforce housing funds annually from the County, solely dedicated to Keystone to address affordability, availability and childcare
    • The town would control zoning, and the Keystone PUD, ensuring growth impacts are addressed, and that zoning is tailored to Keystone’s needs
    • A town can advocate for other unmet needs, such as postal delivery decision-makers would be Keystone citizens focused on Keystone priorities, with no conflicts of interest with other areas of Summit County

Keystone Can Incorporate without Raising Taxes.  If Keystone Incorporates over $5 million would go to the town instead of Summit County.  This allows Keystone to Incorporate, maintain services at current levels, and have an annual surplus of over $1.6 million to address unmet Keystone needs, without raising taxes.

Becoming a town provides a path for Keystone’s Future: A World-Class, Family Friendly Community!

Topic #4 - Keystone Voter Demographics

February 20, 2023

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The Keystone population is evenly divided across the community.  No group or area in Keystone will have an outsized influence on the town government and the town’s future. There is a perception that one group of voters or an area in Keystone will have an outsized influence on the town government and the town’s future. This is not true.  No group or area in Keystone would have an outsized influence.

Here are the facts:  Based on the December 13, 2022, Summit County provided registered voter list:

    • Keystone had 961 Active Registered Voters
    • Deed restricted and traditional Workforce Housing areas versus non-Deed Restricted areas
      • Deed restricted and traditional Workforce Housing Areas: 45%
      • Non-Deed Restricted HOAs: 47%
      • Non-Deed Restricted private residences: 8%
    • Active Registered Voters by Area
      • River Run and East: 11%
      • From River Run to West Keystone Road: 22%
      • West of West Keystone Road: 16%
      • Keystone Ranch: 8%
      • North of US 6-Deed Restricted: 29%
      • North of US 6-Non-Deed Restricted: 14%

Bottom Line:  At present, Decisions are being made FOR Keystone, not BY the People of Keystone.  Becoming a Town would give everyone in Keystone a voice in Keystone’s future.

Topic #3 - Concerns About Layers of Government

February 13, 2023

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Will Incorporation create an unnecessary layer of government?   Answer: NO

County government is not set up to respond to our needs.  The Town of Keystone would replace the current layer of government provided by Summit County.  Keystone would have the same autonomy that exists in Breckenridge, Frisco, Silverthorne Dillon, and Blue River. Keystone would:

    • Gain greater autonomy and local control through town government.
    • Improve services - including, but not limited to road maintenance and police service/responsiveness.
    • Obtain an official town voice in County, State and School District issues.

Keystone Control:

    • Keystone would gain the opportunity to elect its own, local representatives.
      • A Keystone Town Council would replace the power and discretion of the existing 3 County Commissioners, who do not live in Keystone and are elected by voters in the entire county yet make vital decisions about Keystone’s needs and priority in the County.
      • The layer would be as thin as practical (7 functional experts focused solely on Keystone)
    • Keystone VOTERS would determine how its tax money is spent.
      • Keystone can identify, prioritize and fund needs in Keystone instead of continuing to contribute taxes to fund projects elsewhere in Summit County.
      • Keystone voters would get to determine their own tax sources.
      • Current County government doesn’t have the interest, time, or resources to address the needs in Keystone.  They use Keystone tax dollars to solve county problems, not Keystone problems. Left to the County, most of Keystone’s needs would likely not be funded or addressed in our lifetimes.
    • Because of State law, only a town has the power to address issues like the traffic and safety concerns including Highway 6 hazmat hazards and safer pedestrian walkways.
    • The Town of Keystone would gain a “seat at the table” with the County, the State, CDOT, the Summit School District and Vail Resorts. 
      • Keystone would be involved giving parents a voice in basic decisions like School bus stop placement.
      • Vail Resorts would work with the Town of Keystone on new developments, parking, workforce housing, and other issues impacting the community.  Approval authority would rest with the Town, not the County.

TOPIC #2 - Short Term Rental Considerations

February 6, 2023

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Keystone was founded as and remains primarily a Resort Community whose viability is built and dependent on short term rentals. Keystone has 40% of the short-term rentals in unincorporated Summit County with approximately 2,000 short term rental licenses. Revenue from the sales tax on short term rentals would be vital to the new town.

Regulating Short Term Rentals

In recent years, the County and neighboring communities have consistently moved to restrict and regulate Short Term Rentals. These policies have upset community members, property owners, and jeopardized property values and earning potential.

  • These “blanket” policies are inconsistent with the revenue base in Keystone. Keystone is considered a “Resort Zone” and has one of the most unrestricted STR license types.
  • Existing community organizations have consistently lobbied the County to help guide the imposed short term rental regulations and limit their impact on Keystone. 
  • Specifically, they've successfully advocated to exclude all areas of Keystone from caps on short term rentals.
  • Currently, Keystone is at the mercy of County policy. The Keystone community would be better served by local control through the town council and HOA ’s.
Workforce Housing

Increasing available, affordable Workforce Housing is cited as the reason other communities have sought to regulate Short Term Rentals.

  • Most of Keystone is a planned development with dedicated land for workforce housing allocated, and a requirement that future development provide workforce housing as part of the approval proces
  • Keystone is unique because it currently has over 300 condos/apartments of workforce housing with another 2100 beds of seasonal worker housing.
  • No other town in Summit County has anywhere close to Keystone’s volume of deed restricted workforce housing.
  • The Keystone community generates over $1 million per year from the county workforce housing sales tax.  That money is largely directed by the County Commissioners to other areas in Summit County.

Incorporating would allow Keystone to keep an additional $1 million per year to invest in lowering Keystone workforce housing costs and increasing the availability of workforce housing and childcare in the Keystone community.

For more Information go to:  Link to All General Information


TOPIC #2 - Short Term Rental Considerations

February 6, 2023

Keystone was founded as and remains primarily a Resort Community whose viability is built and dependent on short term rentals. Keystone has 40% of the short-term rentals in unincorporated Summit County with approximately 2,000 short term rental licenses. Revenue from the sales tax on short term rentals would be vital to the new town.

Regulating Short Term Rentals

In recent years, the County and neighboring communities have consistently moved to restrict and regulate Short Term Rentals. These policies have upset community members, property owners, and jeopardized property values and earning potential.

  • These “blanket” policies are inconsistent with the revenue base in Keystone. Keystone is considered a “Resort Zone” and has one of the most unrestricted STR license types.
  • Existing community organizations have consistently lobbied the County to help guide the imposed short term rental regulations and limit their impact on Keystone. 
  • Specifically, they've successfully advocated to exclude all areas of Keystone from caps on short term rentals.
  • Currently, Keystone is at the mercy of County policy. The Keystone community would be better served by local control through the town council and HOA ’s.
Workforce Housing

Increasing available, affordable Workforce Housing is cited as the reason other communities have sought to regulate Short Term Rentals.

  • Most of Keystone is a planned development with dedicated land for workforce housing allocated, and a requirement that future development provide workforce housing as part of the approval proces
  • Keystone is unique because it currently has over 300 condos/apartments of workforce housing with another 2100 beds of seasonal worker housing.
  • No other town in Summit County has anywhere close to Keystone’s volume of deed restricted workforce housing.
  • The Keystone community generates over $1 million per year from the county workforce housing sales tax.  That money is largely directed by the County Commissioners to other areas in Summit County.

Incorporating would allow Keystone to keep an additional $1 million per year to invest in lowering Keystone workforce housing costs and increasing the availability of workforce housing and childcare in the Keystone community.

TOPIC #1 - Concern About Taxes

January 30, 2023

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There is a perception that property taxes will either immediately or eventually increase once Keystone incorporates.  If we incorporate, only a vote by registered voters in Keystone could raise taxes. Currently, Keystone taxpayers are at the mercy of voters in ALL of Unincorporated Summit County, which imposes taxes on unincorporated areas of Summit County, including Keystone. 

Keystone, as a resort community with a large sales tax base and thousands of rental units, is in a unique financial position in that Keystone has existing sources of revenue BEFORE it would ever look to implement a property tax. 

Funding Town Operations

    • Keystone is a “Tax Exporter,” and currently sends Summit County over $9.5 million in annual revenue. 
    • The town would receive over $4.9 million annually in existing revenue that currently goes to Summit County. 
    •  It would cost under $3.1 million annually to operate the town, leaving a healthy reserve.

Funding Future Financial Needs & Growth

Concerns have mentioned that once incorporated, there will be needs for additional revenue to fund projects the town wants to implement. The benefit of incorporation is that we will have a means to finally get some potential needs funded. Funding could come from a lodging tax and a lift ticket tax.

Lodging Tax

    • Before January 1, 2023 Keystone had NO local tax on lodging
    • As of January 1, 2023, Unincorporated Summit County Voters imposed a 2% lodging tax in all unincorporated areas, including Keystone. Incorporation would remove that tax in Keystone.
    • Surrounding towns have a town tax rate between 5.8-13.75%.  There is room for a lodging tax without impacting Keystone short term rental competitiveness.
    • Lodging taxes are paid by visitors in hotels and STRs (short term rentals), Not residents and property owners.
    •  If incorporated, a voter approved 2% lodging tax (like the county has implemented) could generate approximately $1.4 million in annual revenue for the town, instead of for the county.

Lift Ticket Tax

    • A lift ticket tax could be voted on by Keystone residents to require the Resort to give a portion of lift ticket and pass sales to the Town of Keystone.
    • The towns of Vail and Breckenridge receive millions of dollars from Vail Resorts to support the towns.
    •  Keystone does not have a lift ticket tax.
    •  Lift ticket taxes are only available to Home Rule Towns

For further information:

To review the Incorporation Feasibility Study: 

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