Tuesday, December 12, 2006

No Parking: Condos Leave Out Cars

A recent NY Times article highlights examples of condos being built without associated parking spaces. Although this practice goes against the codes in many communities, planners are realizing that "free parking" might be a reason why housing has become so unaffordable to middle-income families.

The article quotes Donald Shoup, a professor of urban planning at the University of California at Los Angeles and the author of The High Cost of Free Parking, "In the United States, housing is expensive and parking is cheap. We’ve got it the wrong way around.”
Although condominiums without parking are common in Manhattan and the downtowns of a few other East Coast cities, they are the exception to the rule in most of the country. In fact, almost all local governments require developers to provide a minimum number of parking spaces for each unit — and to fold the cost of the space into the housing price.

The exact regulations, which are intended to prevent clogged streets and provide sufficient parking, vary by city. Houston’s code requires a minimum of 1.33 parking spaces for a one-bedroom and 2 spaces for a three-bedroom. Downtown Los Angeles mandates 2.25 parking spaces per unit, regardless of size.

Today, city planners around the country are trying to change or eliminate these standards, opting to promote mass transit and find a way to lower housing costs.

Read the full aricle in the New York Times . . .

Tuesday, December 5, 2006

Surprise! Health costs rise faster than pay

There doesn't seem to be any commodity that people's pay can keep up with these days. Add Health care to the list. Although the rate of increase has slip to less than double digits increases over the last few years, health costs have still almost doubled (82.2%) since since 2000. Workers wages increased a paltry 15%.

Anyway you count the numbers, the results ain't pretty for workers. Read Will Shanley's article in the Denver Post . . .

Health care costs in Colorado have jumped 82.2 percent since 2000, more than five times the earnings increase for workers.
For family health coverage, the average annual premium paid by workers and employers rose to $12,386 in 2006, up from $6,797 in 2000.

Meanwhile, worker wages statewide grew by 15 percent, or $3,947, to a median of $30,337 per year.

Those findings were reported Monday in the study "Premiums Versus Paychecks: A Growing Burden for Colorado's Workers." Families USA, a health care advocacy group based in New York, prepared the report.



Wednesday, November 15, 2006

Basalt rejects Roaring Fork Club plan

The Basalt Town Council's decision (5-1) to instruct its staff to prepare denial documents on the Roaring Fork Club golf club's expansion proposal is the most significant decision for the board since the election of three new board members in April. The board members Amy Capon, Gary Tennenbaum, and Chris Seldin were elected, in large part, due to concerns over the proposed expansion and its relationship the the Town's Master Plan. All three ran voicing their support of the current Master Plan. As Scott Condon writes on the decision,
The council majority said they didn't believe the application by developer Jim Light and his partners complied with the Basalt land-use master plan, a blueprint for where and how the town wants to grow.

Council members cited the application's request that the town annex property outside an "urban growth boundary."

The Roaring Fork Club is east of the Elk Run subdivision. It has an 18-hole golf course and 48 luxury cabins. It applied to add 32 cabins, 18 single-family homes and 36 affordable residences.

To a large degree, the Roaring Fork Club was victimized by a changing of the guard on the council and a poor decision by the council in June 2005. Here's the sequence of events that led to Tuesday night's denial:

• The project is submitted in August 2004.

• After months of debate and opposition from a citizens group, Light suggests on June 21, 2005, that the town place the Roaring Fork Club application on a shelf for up to eight weeks. That would give the town time to work on an update to the master plan in the area where the club wants to expand. The council and the town planning commission decline the offer. They say the review of the application and the update of the master plan can occur concurrently.

• The council's decision motivates a citizens group to oppose the project on grounds that the master plan is being ignored. That group stayed engaged in the process throughout the next 17 months.

• In April 2006, three new council members are voted into office. Tennenbaum, Seldin and Capron pledged in the campaign to the uphold the master plan.

• The Roaring Fork Club clears its first hurdle. The town planning commission grants first-round approval. However, the commission doesn't debate whether the plan complies with the master plan. That left the threshold issue to the council, and on Tuesday night the hammer fell.

Rappaport and Dows acknowledged, to some degree, that they voted to let the review go concurrently with the update of the master plan back in June 2005. That process "failed," Rappaport said. He and Dows also said they have heard from numerous residents in public hearings since then that the master plan must be upheld or changed via a process that allows all citizens to participate.

Public hearings on the master plan update are expected later this year or in early 2007.


Read the full article by Scott Condon . . .

Tuesday, November 14, 2006

Oil-shale leases OK'd Five 160-acre locations on Western Slope

The oil trapped in the oil shale of Western Colorado maybe vast, but it is unclear whether it makes economic sense to get it. Canadian Peter Tertzakian thinks supplying the world's 1,000 barrel a second oil addiction will be far from easy. But that doesn't mean businesses aren't hedging their bets.

Earlier this week, the Bush administration authorized oil-shale leases for five sites on public land in western Colorado. As Mike Soraghan writes, they are the first leases since the shale bust of the 1980s wrenched the region's economy.
The approval was for relatively small-scale "research and development" leases, but it was the government's biggest endorsement yet of oil shale, a vast petroleum resource with a checkered past.

The 10-year research and development leases clear the way for Shell, Chevron Corp. and EGL Resources to use 160-acre sites of public land between Rangely and Meeker in Rio Blanco County.

The leases can be converted later into larger, commercial leases.

Shell has been operating on private land in the area, but shale deposits owned by the federal government are thicker and richer with organic material.

All three of the companies are experimenting with heating the shale underground to melt organic material into oil, then pumping it out of the ground.

Read the full article by Mike Soraghan . . .

Wednesday, November 8, 2006

Summit County votes for affordable housing

This summer, when Summit Housing Authority Board decided to put a funding question on the ballot, the polls did not look particularly good.

The proposed combination of a new sales tax and impact fees - fees assessed on new construction based on square footage - was the most popular scenario among respondents, but garnered support from only 47 percent of those surveyed.

The sales tax increase of 12.5 cents per hundred dollars will raise about $1.4 million. The graduated impact fees start at zero for smaller units and go up to $2 per square foot for units bigger than 5,000 square-feet, generating an expected $2 million the first year.

With projected funding of up to $3.4 million the first year, the new Multi-jurisdictional Housing Authority (MJHA) hopes to gear and build up to 50 units of affordable housing per year.
Read the full article by Bob Berwyn . . .

Tuesday, November 7, 2006

Carbondale aims to be renewable energy Mecca

While the western portion of Garfield County is booming with oil and gas development, and the associated environmental impacts, the eastern end of the county is looking in a different direction for energy production.

Carbondale Question 2F on the Nov. 7 ballot will ask voters to allow the town of Carbondale to issue up to $1.8 million in Clean Renewable Energy Bonds (CREBs) to construct and operate two large-scale solar systems.

The proposed systems would provide about 250 kilowatts (KW) of power. One of the systems would be the largest solar system in western Colorado.

Voting "yes" on 2F will increase the town's debt, but will not raise local taxes. Revenue from the solar systems will pay off the bonds over the next 20 years. And, under a provision of the 2005 Energy Incentives Tax Act, the interest on the CREBs will be paid by the U.S. Government.

Carbondale trustees unanimously decided to pursue the CREBs after the town's advisory environmental board produced the Carbondale Energy Plan earlier this year. The plan outlines specific ways Carbondale can reduce its contribution to global warming.

The CREBs will fund two separate solar projects, one for 50 kilowatts (KW) and one for 200 KW. The 50 KW system will be located at the Carbondale Elementary School (the town is in negotiations with the school district to purchase the property) or the new recreation center and the larger system will be located either at Colorado Rocky Mountain School or at the town's Roaring Fork water plant.

Read full article by Gina Guarascio . . .

Meanwhile Boulder considers a Carbon Tax . . .

Friday, October 20, 2006

Trees for the urban environment and community equity

Trees in an arid environment such as Denver cannot be taken for granted. But it is not only rain fall that determines the type and number of trees - commuity income plays a factor as well.

A 2003 Denver park study showed lower-income neighborhoods have less than 5 percent canopy cover while higher-income neighborhoods had more than 15 percent cover.

"It's pretty remarkable when you see the disparity," said Patrick Hayes, director of the Park People, which plants more than 1,000 trees a year in poorer neighborhoods.

Adding trees to a semi-arid steppe ecosystem isn't natural, but neither are concrete, asphalt or Kentucky bluegrass, said Dan Binkley, a professor in Colorado State University's department of forestry, rangeland and watershed stewardship.

"The trees will use water," he said. "It's similar to the amount of water on lawns. But there is more of a cooling effect and more noise abatement."

Denver Mayor John Hickenlooper wants to raise the metro area's shade coverage to 18 percent in 20 years by planting 1 million trees over the next 20 years.

That comes to 137 trees being planted every day - 50,000 new trees every year.

"It's a question, like anything, of who, where and when," Hickenlooper said about the proposal announced in July as part of his Greenprint Denver plan.

Read the full article in the Denver Post . . .

Sunday, September 10, 2006

Oil shale looms over region

If the economy of the the Western Slope weren't already hot enough, the promise (or spector depending on your perspective) looms over discussions about what the future might hold for the area.oil shale

Since the Colorado State Demographer already forecasts significant population and job growth for Eagle, Pitkin, and Garfield Counties over the next 20-30 years (and that's "without considering oil shale" goes the common rejoinder), what happens with oil shale research and development hoovers over the region's collective imagination.

The region's oil shale deposits hold enough potential "oil" (three times the reserves of Saudi Arabia) to attract a lot of national attention. Unfortunately, as an article in the San Francisco Chronicle reports, "the energy value of the oil produced would be about 3.5 times greater than the energy in the electricity used to produce it."

Even if the technology evolves enough to extract oil from oil shale, we've centainly entered a would of diminishing energy returns.

Wednesday, September 6, 2006

Multi-family affordable development opens in Steamboat

Fox Creek is a new development in Steamboat Springs containing 30 deed-restricted, affordable housing condominiums, designed for families and homeowners with low to moderate incomes.

The ribbon-cutting marked the culmination of three years of work by the Yampa Valley Housing Authority, which planned, managed and spearheaded funding for the $6 million development.

Most Fox Creek residents will close on the purchase of their new homes later this month. Most of the units at Fox Creek have two bedrooms and two bathrooms. With grant assistance, all homebuyers will pay less than $200,000.

Read the full article in the Steamboat Pilot . . .

Tuesday, September 5, 2006

The Small-Mart Revolution

When Michael Shuman presented at Healthy Mountain Communities', 1st State of the Valley Symposium in 2003, he presented an alternative approach to economic development that focused on local ownership and import substitution (LOIS) rather than the export model so common today.

Now he has completed The Small-Mart Revolution, which details the reasons why 'local' is working across the U.S.

As the publisher summarizes, The Small-Mart Revolution:

  • Shows exactly why locally owned businesses are far more beneficial to their communities than massive chains like Wal-Mart

  • Outlines specific strategies small and home-based businesses are using to successfully outcompete the world's largest companies

  • Advises consumers, investors, policymakers, and organizers on how they can support the the local entrepreneurs who contribute to their communities

Read more or order the book . . .

Crested Butte tries 'horizontal zoning'

The Crested Butte Town Council passed an ordinance that restricts the types of businesses that can operate along Elk Avenue, the main drag, but some think it’s too much, too soon. About 60 people showed up at last week’s council meeting, and many of them were opposed to the new ordinance.

The goal of the new “horizontal” zoning ordinance is to add more sales tax to town coffers by encouraging retail businesses, while discouraging businesses on the street that collect no sales tax.

The ordinance would only affect ground-floor businesses and those below street level with display windows on the street, but would not affect businesses on upper floors. Existing businesses would not be affected until they change hands and businesses set back from Elk Avenue more than 40 feet are exempt.

Mayor Alan Bernholtz, said the ordinance is needed because the ski town has a tourist-based economy.

“It’s not a unique issue. Every resort town is dealing with it, and many have enacted similar regulations,” he said. “When a town like ours runs off sales tax, that money is what we need for our services. We are just trying to stimulate that, and this is just one piece of the puzzle we’re working on.”

Read the full article in the Daily Sentinel . . .

From 'Edge of Hell' to Luxury homes in El Jebel

The village that began as affordable housing for workers at Ruedi Reservoir and the Fryingpan-Arkansas water diversion project is now the site of Shadowrock, a high-end townhouse project where prices will start at almost $600,000.

A powerhouse real estate development and acquisition firm from Dallas is building the first phase of the 100-townhouse project.

In the past, some observers snidely referred to El Jebel as "edge of hell." Now it is home to several top restaurants, a collection of shops and service providers, a bowling alley and theater. Willits developer Michael Lipkin is completing the first building in what will be a 10-block town center with numerous more shops and restaurants.

Read the full article in the Aspen Times . . .

It's boomtime in 'Bondale

Carbondale has more develoment in the pipeline than debating the pros and cons of the Crystal River Marketplace. A flurry of new construction of retail, commercial, industrial and residential developments is either already approved, going through development review or nearly ready to do so.

Some of the projects inlcude:

  • American National Bank is planning to move to the corner of Dolores Way and Hwy 133 next to the site where the Roaring Fork Transportation Authority plans to build a new park-and-ride lot.

  • Farther up the highway, the in the old Sopris Shopping Plaza, once home to the town's only grocery store, Circle Super, and soon to be old the Paint Store location is to be torn down and replaced with what town officials expect to be a two-story, mixed-use building.

  • In the downtown area itself, right next to Town Hall, the new Carbondale Recreation Center is expected to start going up next year on property now occupied by a parking lot and a small house and yard along Colorado Avenue between Fourth and Sixth streets.

  • Across Colorado Avenue, developers Ed Podolak and Bill Smith are planning to build another mixed-use, three-story building next to the Thunder River Theater building. It is to be similar to the one they built earlier at the corner of Fourth and Colorado.

  • On a vacant lot at the corner of Main and Fourth, formerly owned by Dale Eubank but now owned by an investment group led by architect Charles Cunniffe, town officials are expecting another two-story, mixed-use project, possibly by next summer. And next door, another former Eubank property, European Antiques, is about to get a second story, according to the building's owners.

  • Across Fourth Street, the old Mountain Aire apartment complex, now owned by developer Don Ensign, is to be demolished and replaced by a three-story mixed-use project, with retail and residential on the ground floor and residential above.

  • Farther east along Main Street, the old yellow wood frame house next to Miser's Mercantile disappeared recently, torn down in a matter of hours, to make way for yet another mixed-use project.

  • Heading south along Highway 133, 52 homes are planned for the Kator Grove subdivision. Next door, at Cerise Park, another 40 homes are anticipated once annexation is complete and the developers submit their plans.

  • Ongoing construction of the new Roaring Fork High School, the adjacent Carbondale & Rural Volunteer Fire Department training facility and the Crystal River Elementary School.

  • The Colorado Department of Transportation to start work next year on the intersection of Highways 133 and 82, and a new Highway 133 bridge across the Roaring Fork River at the north end of town.

The the development is not likely to end soon, according to Town Manager Tom Baker, explaining that as the baby boom generation retires and seeks nice places to spend its declining years, Carbondale seems to be at the top of many lists.


Read the full article in the Aspen Times . . .

Thursday, August 31, 2006

Public picks up more of hospital tab

Medicare and Medicaid programs paid for more than half of all patient days at Colorado hospitals in 2005, fresh evidence that taxpayers are increasingly picking up the tab for health care at hospitals.

Data released by the Colorado Health and Hospital Association show Medicare and Medicaid combined to pay for 52 percent of patient hospital days in Colorado - the highest percentage ever reported for the state by the association.

Medicare, a federal program that covers people over age 65, paid for 34.2 percent of patient days statewide last year. Medicaid, a program for the poor that is equally funded by the state and federal taxpayers, picked up the tab for 17.8 percent of patient days, the report showed.

The balance of patient days are paid by private insurance, individual payments and other forms of payment such as workers' compensation.

The government programs, especially Medicaid, do not fully cover the costs for hospital stays. As a result, hospitals are forced to shift the financial burden to private-paying patients and employers through higher insurance premiums, said Stuart Guterman, director of the Medicare's Future program at the Commonwealth Fund, a Washington, D.C., foundation.

There are an estimated 46 million uninsured Americans. That includes about 767,000 people in Colorado, or 17 percent of the state population, according to the U.S. Census Bureau.

Read the full article in the Denver Post . . .

New Castle is booming

Another small town on the Western Slope is booming.

The town of New Castle, 10 miles west of Glenwood Springs along the I-70 corridor, is growing and it's expected to more than double in size when all of the current platted land is developed. The town currently has around 1,300 residential units within town limits. With four subdivisions now in development, that number will increase to approximately 3,740 if it reaches full build-out.

The subdivisions include:

  • Castle Valley - 1,400 total units, 620 built or currently under construction.

  • Lakota Canyon - 827 total units, approximately 90 built or currently under construction, half of the land is already platted.

  • River Park - Approximately 150 units when complete

  • Castle Ridge - 67 total units, 12 currently built or under construction.

According to Steve Rippy, former town administrator and current community development consultant for New Castle, the town is experiencing little strain on the water and waste water facilities because the town began expanding the facilities to accommodate the anticipated growth in 1999 and 2001.

The $1.2 million final phase is scheduled to begin around mid-September. This upgrade is an efficiency upgrade to the clarification system that returns solids back into the aerobic system for further breakdown. The addition of an automated grit removal system will increase the efficiency of the filtration system by mechanically removing solids before they reach the plant.

Expansions of the water plant started in 2001 with the addition of three water filtration units. Another filtration unit will be added to the plant this winter - the third upgrade in a six-year plan is scheduled to conclude in 2007.

Read the full article in the Post Independent . . .

Mining Gypsum: Developers see gold in tiny town west of Vail

Eagle County has exploded in recent years, doubling in population from 1990 to 2000, and reaching an estimated 47,530 people in 2005, according to the U.S. Census Bureau. Gypsum has mirrored that trend, growing from 1,750 residents in 1990 to more than 5,200 today - and its not finished yet.

The old mining town, 35 miles west of Vail, is home to several major new projects, including:

  • The Brightwater Club, which soon will hold 535 single-family homes, a Robert Trent Jones Jr. golf course, 27 acres of lakes and a village that will offer restaurants, a gourmet market, and a fitness center and spa. With homesites starting at $300,000, more than 120 lots have sold to date and 45 more are under contract, totaling more than $80 million in sales. The average Brightwater home ranges from $1.1 million to $2.1 million.

  • A 155,000-square-foot Costco store, scheduled to open Oct. 20, expects to draw shoppers from as far as Vail, Aspen and Steamboat Springs. The store will employ 160 people and is expected to generate more than $3 million in annual sales-tax revenues.

  • The Tower Center, which includes 475,000 square feet of retail, including at least two big-box stores, 330 housing units and at least one hotel. Tower Center is expected to generate at least $5 million in annual sales-tax revenue for Gypsum.

The town's coffers have been swelling for several years. Gypsum's real estate transfer tax grew from $704,800 in 2004 to $1.48 million last year. Sales-tax revenues grew from $1.46 million in 2004 to $2.33 million last year.

Sales-tax revenue from the new projects will help Gypsum pay off its new $12.2 million recreation center - scheduled to open in November - in less than 10 years.
Read the full article in the Denver Post . . .

Tuesday, August 22, 2006

Local governments join together to build affordable housing

In a unique partnership, Mountain Village, Telluride and San Miguel County have joined together to develop and construct an affordable housing project.

Called the Sunnyside Affordable Housing project, it is planned for immediately west of Eider Creek, and will include some 48 units. The parcel is owned and will be spearheaded by the county, but Mountain Village and Telluride are chipping in on access, water and sewer.








Telluride Mayor John Pryor said the fact that all three governments have joined together to work to mend this urgent regional issue is remarkable.

“The Town of Telluride is very excited to be at the table and working hard at providing more affordable housing with this Sunnyside project with our two other local governments,” Pryor said.








Although the governments have signed on and much groundwork has been laid by the sketch plan, the project is still in its early stages and many details remain to be hammered out.


Read the full article in the Telluride Daily Planet . . .

Wednesday, August 16, 2006

Google creates free wi-fi in hometown

Google plans to offer free, high-speed Internet access to everyone in its Silicon Valley home town — a hospitable gesture that the online search leader hopes to see spread to other parts of the country.
The new wireless, or "Wi-Fi," network, is believed to establish Mountain View, Calif., as the largest U.S. city with totally free Internet access available throughout the entire community, according to both Google and city officials.

St. Cloud, Fla., a suburb of Orlando with a population of about 28,000, had claimed that mantle earlier this year after it launched a free Wi-Fi network.

About 72,000 people reside in Mountain View, an 11.5-square-mile city located about 35 miles south of San Francisco. As the home to major companies like Google and VeriSign, Mountain View's daytime population can swell above 100,000.

Google invested about $1 million to build the Mountain View Network and expects to have to spend far less than that each year to keep it running. The financial commitment represents a pittance for Google, which has nearly $10 billion in cash.

Powered by 380 radio antennae, the Mountain View Network is supposed to surf the Web at speeds comparable to the Internet connections delivered by digital subscriber, or DSL lines. It will be slightly slower than a high-speed cable connection.


Read the full article in USA Today . . .

Tuesday, August 8, 2006

Meeting of the mayoral minds

Mayors from Aspen to Grand Junction joined together on the morning of August 3rd to take a flyby airplane ride of the Roaring Fork and Colorado River Valley and discuss regional issues. The flights were provide by the nonprofit Eco-Flight and the day was organized by Healthy Mountain Communities and Silt Mayor Dave Moore.

Mayors met at Garfield County Airport in the morning to get an aerial view of the valley's oil and gas wells, oil shale projects, gravel pits along the Colorado River and the Interstate 70 corridor. Afterwards, the group met at Silt Town Hall for an informal discussion about various issues.

"It was very beneficial," said Rifle Mayor Keith Lambert. "We found a lot of commonality in the issues that are before us. I'm very proud to be working with this group of people. There's a strong possibility of productive outcomes to be had from this group."

The mayors will be meeting in Aspen during September to continue discussing issues facing the region.

Read the full article in the Post Independent . . .

Carbondale uses energy franchise fees to finance energy plan

Carbondale town trustees unanimously agreed last month to move ahead with the town of Carbondale Energy and Climate Protection Plan (energy plan) by allocating $140,000 in the 2007 budget to fund the initiative.

The money comes from franchise fees paid by Xcel, Holy Cross and KN Energy to operate in town. The fees vary every year but usually come out to about $150,000.

The Carbondale Environmental Board came up with the energy plan and originally presented it to the trustees in May. It is a comprehensive document that includes facts and figures on the town’s consumption of energy and things that can be done to minimize Carbondale’s effect on global climate change.

In May, the trustees directed town staff to come up with a strategy to implement the energy plan. Carbondale Town Manager Tom Baker agreed with the recommendation from the Environmental Board that a staff person must be committed to implementing the plan and money allocated for the plan to be successful.

Baker recommended that the town contract with the non profit Community Office for Resource Efficiency (CORE) to implement the plan instead of hiring another town employee.

The town has also applied for more that $1.5 million from the federal government in Clean Renewable Energy Bonds (CREB). The interest on the bonds would be paid by the government as part of the 2005 federal energy bill.

The town would need to put the question to the voters if they decide to pursue the bonds, and they have taken the necessary steps with the Garfield County Clerk to ensure that the question could be on the ballot this November.

Read the full article in the Valley Journal . . .

Thursday, August 3, 2006

The first published map of global happiness



Adrian White, Analytic Social Psychologist, at the University of Leicester has mapped the relateive happiness of all the countries in the world. An interacted map allows viewers to check out their own country "happiness" rating compared to other countries around the world.

Scandinavia has 4 counties in the top 20 (Denmark - 1, Finland - 6, Sweden - 7 and Norway - 19). Canada comes in with an impress 10th place while the US ranks 23 out of 178 counties.

The map is based on an analysis of the results from over 100 studies. It uses data published by by UNESCO, the CIA, the New Economics Foundation, the WHO, the Veenhoven Database, the Latinbarometer, the Afrobarometer, and the UNHDR.

Boston unveils citywide WiFi plan

Boston will tap a nonprofit corporation to blanket the city with ``open access" wireless Internet connections, under a plan to be unveiled today by Mayor Thomas M. Menino.

The plan, which envisions raising $16 million to $20 million from local businesses and foundations, is a striking departure from the business models used by other cities, including Philadelphia and San Francisco, which have turned over responsibility for their wireless data networks to outside companies such as Earthlink Inc. and Google Inc.

By empowering an independent organization to own and operate the city's WiFi, or wireless fidelity, network, Boston is hoping to keep control of the technology deployment and use it to spur innovation, improve city services, and extend wireless Internet access into low-income neighborhoods across the so-called digital divide. WiFi allows laptops, handheld computers, cellphones, music players, and other devices to connect to the Internet at high speeds via radio waves.

Read the full article the Boston Globe . . .

Tuesday, August 1, 2006

Construction dependence a trend in many Mountain counties



Larry Swanson and the folks at the Center for the Rocky Mountain West have put together a interesting chart of construction activity by county. The map above shows areas of the U.S. with relatively high concentrations of construction activity in relation to area personal income. Dark red areas have construction labor earnings of $1.6 million and more for every $20 million in personal income - “very high” concentrations. Medium red areas have construction labor earnings of $1.3 to $1.6 million per $20 million in income (“high” dependencies) - note the group of dark red counties in western Colorado.

See all the associated charts at the Center for the Rocky Mountain West . . .

Friday, July 28, 2006

Rubber sidewalks go where concrete fears to tread

We all know a place in our community where tree roots are busting trough a sidewalk or paved trail. What to do? Hack the tree roots and risk killing the tree? Move the side walk or trail?

How about rubber sidewalks?

Don't laugh.  Some 130,000 square feet of rubberized sidewalks grace about 60 North American cities, giving local governments an alternative to concrete and its attendant pitfalls, such as rising prices, exorbitant trip-and-fall lawsuits, and a trail of chopped-down urban trees.

Although the rubbers pavers are a 2.5 times the cost of concrete, they can be tree savers. And in places concrete in Western communities, where trees grow slowly, if at all, some rubber pavement may be just the solution for the conflict between rooting and footing.

Read the full article in the Christian Science Monitor . . .

Thursday, July 27, 2006

Colorado Blue Ribbon Commission on Health Care Reform gets nod from Gov.

On June 2, Governor Owens signed Senate Bill 208, which "creates the blue ribbon commission for health care reform (commission) for the purpose of studying and establishing health care reform models to expand health care coverage and to decrease health care costs for Colorado residents."

The commission is an acknowledgement that health care has reached a critical jucture in the state, and statewide policy reform might be an appropriate response. Colorado joins a number of states (Massachusetts, Maine, Illinois) and working on health care absent action at the federal level.

As with any 'blue ribbon commission" there is no guarantee that the commission will fully explore all the issues relating to health careor that any recommended reforms will work or even be acted on by state legislators. However, the commission is an opportunity to engage residents, providers, and the medical commuinty how to increase access to and reduce the costs of health care in Colorado - an approach the state has not taken before.

Early-childhood tax to appear on Eagle County ballot

The Eagle County Commissioners voted to put a early-childhood tax proposal on the fall ballot. If approved, the tax would raise $2 to $3 million per year for projects aimed at “early childhood,” or kids between birth and six years old.

The proposal comes out of a recent study that found study that a quarter of county’s households have no health insurance. The study also found that there are nearly three times as many kids between six weeks and six years of age as there are licensed child care spaces.

The Eagle County tax question follows on the heels of a similar ballot issue that passed last year in Summit County. Other governments around the state are also looking into finding money for early-childhood services.
Read the full article in the Vail Daily . . .

Saturday, July 8, 2006

Summit struggles to fund affordable housing efforts

The Summit Housing Authority (SHA) board of directors decided this week to pursue placing an initiative on November's ballot in order to fund a countywide multi-jurisdictional housing authority, despite less than encouraging results from a survey of county residents on a potential tax question.

The move is spurred, in part, by the expiration at the end of this year of the of the existing intergovernmental agreement between the towns, the county and the ski resorts that funds the the authority. Even without the expiration of the IGA, SHA needs more money to tackle the formidable task of finding the 3,000 additional units of affordable housing, which a recent needs assessment predicted Summit County will require by 2010.

Funding for a countywide affordable housing entity could be obtained from tax sources, if approved by voters. Possibilities for financial support for a housing agency include impact fees, sales taxes, property taxes or some combination of the three.

A recent survey asked respondents about their support for possible tax combinations that could provide the housing authority with anywhere between $1.3 million and $5 million per year. The combination of a new sales tax and impact fees - fees assessed on new construction based on square footage - was the most popular scenario among respondents, but garnered support from only 47 percent of those surveyed.

SHA last went to county voters in 2002 to request a sales tax which would have raised about $400,000 a year for affordable housing, but the measure was defeated bt a seven-to-six margin.
Read the full article in the Summit Daily . . .

Thursday, July 6, 2006

The Biofuel Illusion

Julia Olmstead writes an interesting peice on the peirls of the new found love affair with "biofuels" and its potential to address global warming. She makes a number of points about the focus on producing more biofuels rather than encouraging more energy efficiency, including:

  • The United States annually consumes more fossil and nuclear energy than all the energy produced in a year by the country's plant life, including forests and that used for food and fiber, according to figures from the U.S. Department of Energy and David Pimentel, a Cornell University researcher.



  • To produce enough corn-based ethanol to meet current U.S. demand for automotive gasoline, we would need to nearly double the amount of land used for harvested crops, plant all of it in corn, year after year, and not eat any of it. Even a greener fuel source like the switchgrass President Bush mentioned, which requires fewer petroleum-based inputs than corn and reduces topsoil losses by growing back each year, could provide only a small fraction of the energy we demand.



  • Improving fuel efficiency in cars by just 1 mile per gallon - a gain possible with proper tire inflation - would cut fuel consumption equal to the total amount of ethanol federally mandated for production in 2012.


George Monbiot has made similar points in his columns about the disasterous affects of increasing biofuel production on the world stage.

The focus on producing more energy overlooks the current technologies and designs we could implement today to reduce energy demand (such as with more efficient appliances, heating and cooling systems, cars, land use patterns). Doing more with less energy input has never been more possible or more imperative.

You can read her full essay in the Denver Post and the Prairie Writers Circle.

Local government as housing developer

The lack of affordable housing in mountain communities has some local governments taking a more active role in the development process - add another to the list:

The Town of Mountain Village, near Telluride, is in the process of purchasing four lots in Mountain Village's Timberview subdivision and just added property in Ilium Valley. The property in Ilium Valley is already zoned for development and can shoulder 13 affordable housing units.












 



“We're not land-banking it waiting for some sort of strategy to emerge,” Mayor Davis Fansler said, alluding to the Village's failed attempt to purchase some 100-plus acres in the San Miguel River Canyon earlier this winter. “we're trying to chip away at the issue."

The village will pay $65,000 per unit, or $845,000 in total for the land, which is expected to close in late July.







 



The funds for both purchases will come from the Mountain Village Housing Authority, though the Mountain Village Homeowner's Association $500,000 as a donation toward affordable housing.

The Timberview property in the Village will cost the town $510,000.







 



Read the full article in the Telluride Daily Planet . . .

Monday, June 19, 2006

Basalt becoming millionaires' club






  

The red-hot real estate market has sent the median price of single family homes for sale in and around Basalt above the $1 million barrier.

The median price of the 27 single-family homes that sold in and around Basalt through mid-May was $695,000. The median price of 19 homes currently under contract in that same area is $899,000. The median asking price for the 19 homes currently listed for sale is $1,195,000.

While the appreciation is welcome news for sellers and most people who already own property, it also pushes the Basalt area out of the realm of affordability for workers.

At a recent public meeting, Garfield County Commissioner Tresi Houpt had this observation: "Aspen has the billionaires, Basalt has the millionaires, and we've got the working stiffs" in Garfield County.

Read the full article in the Vail Daily . . .

Thursday, June 8, 2006

Oh, Canada! You're healthier too!

US vs CanadaFirst is was the Brits, now its those people with the funny accents up in the Great White North that are healthier than we Americans.

The way things are going, I've put money on the table that Cuba will be the next comparison and they will also be healthier that we are (would that be three strikes against the U.S. health care system?)

Cambridge Health Alliance (CHA) physicians, who teach at Harvard Medical School (HMS), authored a study in the July, 2006 issue of the American Journal of Public Health. Their news release states, "The study finds that U.S. residents are less healthy than Canadians, and despite spending nearly twice as much per capita for health care, U.S. residents have more problems getting care and experience more unmet health needs."

The authors found that U.S. residents were less healthy than Canadians.Canadians had better access to most types of medical care (with the single exception of pap smears). Race and income disparities, although present in both countries, were larger in the U.S. Non-whites were more likely than whites to have an unmet health need in the U.S.

In the U.S., cost was the largest barrier to care. More than seven times as many U.S. residents reported going without needed care due to cost as Canadians (7.0% of U.S. respondents vs. 0.8% of Canadians). Uninsured U.S. residents were particularly vulnerable; 30.4% reported having an unmet health need due to cost.

A copy of the study is available at: http://www.pnhp.org/canadastudy/

Money can't but U.S. health

flagsHot off the presses is a study in the Journal of the American Medical Association, which compares the health of residents of the United States and the United Kingdom.

One of the key findings in the comparison is the differences between the two countries. The United States spends $5274 per person, per year, on health care and the United Kingdom spends $2164

The study made sure to have 'apple to apple' comparisons given the different demographics in the two counties, so the comparison is between 45-55 year old non-Hispanic white men and women.

The findings are brutal. By basically every standard, Americans are sicker than the Brits. Diabetes, for instance is roughly double in the US than it is in the UK. The rates of other common ailments - hypertension, heart disease, heart attacks, stroke, lung disease and cancer - are also all higher in the United States. And oftern a lot higher, despite the fact that the Brits smoke about the same amount and drink twice as much as Americans. So much for the best health system money can buy.

See the full article in the JAMA . . .

Aspen bus lane to get crunch time test

rfta bus laneAspen began its effort to get buses out of town faster by testing the new bus lane on Main Street heading out of town. The city will restricting parking along Main Street from 3-6 p.m., Monday through Friday, to create the new bus lane.

The new lane is working as expected, but the real test comes in another week or two, when high season really kicks into gear. During the offseason, roughly 21,000 cars drive in and out of Aspen on a given day. In July and August, that number jumps to 29,000, which can translate into cars backed up for six or seven blocks.

Although city officials are grateful for the chance to move buses through town faster, they know the new bus lane isn't a solution to the city's traffic problem. The hope is that anything that improves the bus-riding experience will encourage more people to get out of their cars and onto the bus.

"[The new lane] wasn't intended to solve traffic congestion at all," City Transportation Director John Krueger said. "It's to help buses that have 40, 50, 60 people on them get out of town quicker."

Read the full article in the Aspen Times . . .

Optimism about Cdale's Marketplace after design charrette

Citizens reviewing new conceptual plans for the controversial 22 acre Crystal River Marketplace development site were a lot more positive than they have been in a long time.

The "draft conceptual program" has yet to receive the blessing of the town's board of trustees, but even opponents of the development proposals were upbeat about the current planning effort.

The new plan calls for a total of between 160,000 and 175,000 square feet of retail space, including a 60,000-square-foot space for the "anchor" store; between 150 and 175 housing units (15 percent of which must be "affordable" under town codes); three "junior anchors" at about 20,000 square feet apiece, and a mix of commercial and office space scattered around the site.

An earlier proposal, defeated in a referendum in 2003, called for 252,000 square feet of commercial space, anchored by a 125,000-square-foot site for a big-box retailer.

The next public meetings about the Marketplace plans will be a Community Open House, with "completed drawings and economic information," from 6-9 p.m. on July 5. Town trustees and the planning and zoning commission have scheduled a joint meeting to take a first formal look at the plans at 6:30 p.m. on July 19.

The design charrette idea grew out of Carbondale's Economic Road Map process, which has focused on better understanding and directing the town's future toward a more "diverse and sustainable economy."

Read the full article in the Post Independent . . .

Garco study finds housing values only temporarily reduced from gas drilling






  

Ford Frick of BBC Research in Denver recently presented the results of a land values study commissioned by Garfield County. The study looked at the factors that drive land values and the the impacts of “rural industrialization” including gas well drilling and gravel pit operations in the county.

Frick and his team analyzed 7,600 property transactions from 1987 to 2004 as well as drilling data. There are 5,010 well drilling permits currently held in the county and 2,675 operating gas wells.

The gas industry ultimatley contributes to housing appreciation. The value lost during initial drilling activity is more than recaptured a few years later by the increasing demand for housing so don't sell your property at the first site of a drilling rig!

Read the full article in the Post Independent . . .

Tuesday, May 9, 2006

Yampa Valley Housing Authority looks at funding options to meet needs

The Yampa Valley Housing Authority is looking for ways to meet the growing need for affordable housing in Routt County. YVHA currently relies on funding from Steamboat Springs and Routt County to fund projects. The Housing Authority was formed in early 2004 and is composed of a variety of community members.

According to state statute, there are three options for dedicated funding sources: a sales tax of 1 percent or less; a property tax of 5 mills or less; or an impact fee of $2 or less per square foot. An impact fee charges a dollar amount for every square foot of a new building. If the Housing Authority chooses an impact fee, it must also have a tax. All three of the options require a vote by the residents who live within the Housing Authority's boundaries.

YVHA staff and board members said it is too early to say what type of funding the board may go for. Funds that are gained from a dedicated funding source would be used for more affordable housing projects.

The median sale price of a home in Routt County -- the price that falls in the middle of prices for all home solds -- rose from about $270,000 in 2000 to $370,000 in 2004. In April, only one single-family home in Steamboat Springs area listed at less than $300K.

Read the full article in the Steamboat Pilot . . .

Voters reject creating health district in La Plata County

Voters said "no" twice to a proposal to create and fund a health district in La Plata County.

The district was defeated by 6,040 votes (53 percent) to 5,290 votes (47 percent), while the tax levy was defeated by 6,869 votes (60 percent) to 4,538 votes (40 percent). The district would have been funded by a 1.7 mill tax levy, which would have raised about $4.2 million in its first year. A seven-member board, including two members from each of three districts and one at-large member, would have overseen the use of the district's funds.

The proponents' service plan would have focused money on primary and mental-health care. Funds would have gone to Valley-Wide Health Systems, the San Juan Basin Health Department, the Southwest Colorado Mental Health Center and others.

The 11,539 votes represent about 43 percent of the ballots mailed.

Read the full article in the Durango Herald . . .

The West's big landscape demands big vision

Western author Wallace Stegner wrote about the goal of creating a society to match the scenery of the region. To get there, the West will have to formulate a vision to match its views, an expert in regional planning and conservation told a Glenwood Springs audience Friday. "We need to articulate a broad vision, a bold vision for a more sustainable, more benign society," Luther Propst of the Sonoran Institute said at the State of the Valley Symposium, presented by Healthy Mountain Communities at the Hotel Colorado. Propst is executive director of the nonprofit institute, which he said promotes decisions that respect the land and its people. It's based in Arizona, but recently opened a satellite office in Grand Junction.

The West has a unique competitive advantage in the global economy, Propst said. Besides its economic opportunities, it offers its residents easy access to vast amounts of public lands where they can find recreation and solitude. The result has been a population boom that is expected to continue. Under one estimate, 40 million more people will live in the intermountain West by 2040, and Colorado's population will grow to 7.1 million then, from 4.7 million now.

"The question is how do we accommodate those people while still protecting what we all value about the West," Propst said.

That growth is threatening the quality of life on which the Western economy now depends, he said.

"The changes are occurring faster than the structures for dealing with them," he said.

Propst said that to achieve Stegner's goal, "we have to tap into the proclivity of the West for thinking big, the proclivity of America for thinking big."

Negative thinking won't cut it, he said.

Among other attributes, such a society would be less reliant on cars, would protect landscapes and watersheds, and would have well-planned communities with attainably priced housing, he said.

Examples of that big vision already can be found around the West, Propst said. Among them:

  • Pima County, Ariz., undertook the Sonoran Desert Conservation Plan, originally to address conflicts over endangered species. Voters approved a $275 million bond issue to purchase open space, and other bonds for public transportation and other needs.

  • Cities such as Denver and Phoenix are turning extensively to passenger rail transportation.

  • Wyoming created a wildlife trust fund from energy development revenues.

  • Residents of Custer County, Colo., realized they didn't have the tax base to conserve ranch lands themselves, so they talked to ranchers and state and federal agencies and came up with a plan to protect 20,000 acres from the kind of fate that has met a lot of agricultural lands in the nearby Front Range.


Another speaker Friday, Tim Watkins of the nonprofit organization Envision Utah, described how the Salt Lake City area and surrounding counties jointly agreed on their vision for the future of the region, where 1 million more people are expected to live by 2020. Some of their goals are protecting air quality, boosting passenger rail, making communities more walkable, promoting infill development, and deciding how much land is needed for development and what land should be protected.Propst believes Healthy Mountain Communities provides an example of forward thinking in western Colorado. Based in Carbondale, it promotes regional collaboration and innovation on issues such as affordable housing, transportation, economic development and human services.

"The work you have done in this region is an inspiration for people all over the West," Propst said.

Article by Dennis Webb, Post Independent Staff
May 7, 2006

Wednesday, April 5, 2006

Mass. lawmakers health insurance mandatory

Nearly 46 million Americans live without health coverage in the U.S. Yesterday, Massachusetts joined a growing number of states to tackle heatlh insurance issues in the absence of national leadership on the issue.  Massachusetts lawmakers overwhelmingly approved an ambitious health-care bill on that would make it the first U.S. state to require nearly all residents to be insured or face penalties.Under the legislation, which is expected to be approved by Massachusetts Governor Mitt Romney, insurance agencies would expand health care coverage by offering state-subsidized, low-cost insurance plans with scaled-back benefits.

The 145-page Massachusetts legislation was passed by the Democrat-controlled House in a 155-2 vote and unanimously approved by the state Senate.The Massachusetts policy provides insurance to the lowest-earning residents by offering low- or no-cost plans, with premiums and co-payments paid entirely by the state.

This approach to a program of universal health coverage builds on ideas advocated by Ted Halstead of the New America Foundation in a 2003 New York Times Editorial

Read the full article . . .

Monday, April 3, 2006

The reality of global warming and some innovative local responses

TIME Magazine made the reality of global warming the cover story of their April 3rd issue and The Aspen Skiing Company and Environmental Foundation Director Auden Schendler received kudos for their efforts in the "Climate Crusaders" section.

The whole Roaring Fork Valley probably deserved some ink given the work of the Community Office for Resource Efficiency, Solar Energy International, Rocky Mountain Institute, Rising Sun, Aspen Global Change Institute, as well as all the local governments in the region that have purchased wind power. Add Pitkin County's Renewable Energy Impact Program, Aspen's Canary Initiative, and Carbondale's Green Rec Center and TIME could put the whole valley on their next cover with the caption "Locals get serious about energy in a warming world."

Monday, March 27, 2006

Costco in Gypsum?

Costco recently filed a building permit application with the Town of Gypsum for a 159,000-square-foot retail center in the Airport Gateway Commercial Park.

The big-box retailer has been able to slip relatively quietly into Gypsum is because the zoning is already in place at the Airport Gateway Commercial Park. The location is also not right in someone's neighborhood or in an open space entrance to town.

The economic development agreement calls for the town to rebate 38 percent of the sales tax that Costco generates for three years; or until a $4.2 million cap is reached - whichever comes first. If the revenue cap isn't met in three years, the town will rebate 15 percent of the sales tax for an additional two years.

The Town estimated that in Costco's first years of operation, Eagle would get about $230,000 annually in sales tax, and Gypsum would get $350,000 in addition to the sales tax revenues that are committed or rebated.

Costco will pay for traffic lights at Highway 6 and Cooley Mesa Road - estimated cost is $500,000 - and for several hundred linear feet of improvements to Highway 6. Costco will hire 200-300 employees, which will make it the second largest employer in Gypsum. The school district is the biggest employer in the town.

This is the first time Costco has come to a community with less than 150,000 residents. Currently, the closest Costco is in Denver.

Read the full article in the Post Independent . . .

Photo from NY Times article on Costco

Garfield housing becoming less and less affordable

The days of Garfield County being the "affordable housing stock" for Pitkin County could be coming to a close. A recently released study by the Garfield County Building & Planning Department shows that the median income household cannot afford the median priced home in the county.

While wages have risen 18 percent between 1999 and 2005, prices for single-family homes have jumped 48 percent, putting them out of reach for many.

Out of the 809 units listed for sale in Garfield County in October 2005, 43 percent are priced at or above $500,000. Most of those homes are in Glenwood Springs and Carbondale, but every community in the county has homes for sale at that price.

Today, a family earning 120 percent of the AMI, or $68,280 annually, cannot afford the average price of a single-family home in Glenwood Springs, which in 2005 was $325,000, or Carbondale, where a single-family home averaged $395,000.

Currently, a family earning less than the area median income cannot not afford a home in New Castle or Silt.

Read the full article in the Post Independent . . .

Thursday, March 23, 2006

Owning a home becoming more elusive

Working families with children are finding it harder than ever to own their homes, according to a study released Wednesday by the Center for Housing Policy.

The national trend is driven by a combination of factors: higher health-care bills, a rise in the number of single parents and soaring housing costs that have outpaced wage increases.

The effects are being felt in communities where teachers, police and firefighters can't afford to buy homes where they work.

The median home price in Denver - half cost more, half less - is $232,000. To qualify for a loan to buy that home, a potential buyer would need to earn at least $73,574 a year, according to the Center for Housing Policy.

A Weld County police officer earning $38,979 a year can afford a $135,000 house - based on mortgage guidelines that limit housing payments to 30 percent of income. The median cost of a home in the area is $185,168, however.

A Mesa County cop can afford $137,000, yet the median home price there is $151,344.

Read the full article in the Denver Post . . .

Thursday, March 9, 2006

Gas Industry Fuels County Coffers

For likely the first time ever, tax revenues from Garfield County's booming natural gas industry made up the bulk of the county's assessed value -- more than monster second-homes, hotels, resorts, and shopping areas combined.Natural gas values made up 55 percent of the county's assessed value in 2005, up from 45 percent the previous year. The increase has brought $16 million more in revenues to county coffers and taxing districts, from $70.7 million in 2004 to $86.7 million last year, a 23 percent increase. Garfield County own revenues increased $7.1 million to $24.2 million.

Residential properties made up just 19 percent of the county's assessed value last year, down from 25 percent in 2004. Commercial properties contributed less, too, from 16 percent in 2004 to 14 percent in 2005.

Read the full article in the Mtn. Business Journal

Wednesday, March 1, 2006

The decline of political literacy

A recent poll found that 22 percent of Americans could name all five members of the cartoon Simpson family. Only one in 1,000 could name the First Amendment freedoms (freedom of speech, religion, press, assembly, and petition for redress of grievances). (AP Photo/Fox Broacasting Co.)

Given that the average American watches 28 hours of TV a week (or 2 months of non-stop TV a year), are these survey results really a surprise? Maybe its time to bring back School House Rock.

Read the full article. . .
Learn more at the First Amendment Center

Tuesday, February 28, 2006

Illinois considers health insurance for all residents

Illinois, home to 1.8 million unisured people, may try to extend medical coverage to all residents.

The current debate began with the passage of the Health Care Justice Act in 2004, which stated that "it is a policy goal of the state of Illinois to insure that all residents have access to quality health care at costs that are affordable."

The Act also started a process to include public comment on health care issues throughout the state and now, a new 29-member task force plans to deliver a report on various reform proposals to the legislature as early as August. The report will comment on a wide range of options, including expanding Medicaid to cover more low-income adults, providing health insurance subsidies or tax incentives to small businesses, and letting the uninsured buy coverage through new insurance pools, several task force members said.

The question now is, can the 'Fighting Illini' avoid the mud-wrestling of competing special interests that have halted health reform efforts in other states and at the federal level?

Read the article in the Chicago Tribune

Monday, February 27, 2006

Wal-Mart unveils plans to expand health benefits

Wal-Mart plans to expand its $11-a-month health care plan to at least half its employees by next year. That plan costs less than half the price of Wal-Mart's other coverage plans, is available only in certain stores and is the result of special deals with medical providers.Additionally, the company said it will shorten the time it takes for part-time workers to qualify for coverage, and will expand those benefits to include their children for 30 cents more per day.

Currently, part-time workers must work two years before qualifying for benefits, and their children are not eligible.

Maryland recently became the first state to require Wal-Mart to
increase its health care spending or pay the difference to the state's
Medicaid fund. The law is being challenged by the Retail Industry
Leaders Association. At least 22 states, including Colorado, are considering similar bills.

Wal-Mart is Colorado and the nation's largest private employer (over 1 million employees).

Read the full article in the Denver Post

Quote of note - Health care

"The soaring cost of health care in America cannot be sustained over the long term by any business that offers health benefits to its employees."



Wal-Mart chief executive Lee Scott
Annual meeting of the National Governors Association

Read full article in Denver Post
Read text of speech

Wednesday, February 22, 2006

Cost of living in Aspen 300 percent higher than the national average

A new study, based on a data collected by the American Chamber of Commerce Researchers Association and the city of Aspen, shows that the cost of living in Aspen is more than 300 percent higher than the national average. The study takes into account prices for groceries, housing, utilities, health care, transportation and miscellaneous goods and services.

Housing was by far the greatest expense in Aspen, with costs soaring 951 percent above the national average.That figure was decreased significantly for residents of Aspen's subsidized employee housing, although their housing cost was still 23 percent above the national average and their overall cost of living 32.75 percent higher than the rest of the country.

Aspen's cost of living was about 42 percent higher than Vail's, 156 percent higher than Breckenridge's and 206 percent greater than Steamboat Springs.

As the cost of living in Aspen continues to rise, a community where a permanent, year-round workforce can afford to live becomes increasinly difficult to maintain.

"The critical element to solving the [housing] problem is recognizing the cost," said Pitkin County Commissioner Mick Ireland. "It really has to do with the outside demand for real estate, which you can't control. A larger number of baby boomers have more money and are more inclined to buy second homes, and all that demand pushes up real estate costs. So you don't fix the problem by saying, 'Let's build more housing, then the price will go down.' There are more baby boomers out there than we can feed."

Instead, Ireland points to Aspen's affordable housing program as a successful system that gives the local non-millionaires a way to buy a home.

"That has put a damper on price increase and made some opportunities for people to stay here who we would have otherwise lost," explained Ireland.

Read the full article in the Aspen Daily News

The Steamboat Springs adopts inclusionary zoning

The Steamboat Springs City Council approved an inclusionary zoning ordinance requiring developers in most areas of the city to make 15 percent of residential units affordable.The affordability of the units will come from a deed restriction based on Routt County's annual median income, which was last calculated at $72,700 for a family of four. Affordable units would go to families making 60 percent to 120 percent of the AMI, with an income average of 90 percent.

There is also the option of developers paying a fee in lieu of providing the units at the discretion of the City Council.

The Council will discuss a "no net loss" provision that would require that redevelopments replace demolished affordable units in the coming months.

Read the full article in the Steamboar Pilot

Friday, February 17, 2006

Garfield County a seller's market

Many locals know the challenges of finding an affordable home in the Roaring Fork Valley. Now it looks like the traditional stock of affordable housing in the Colorado Valley is in short supply as well. Houses less than $200,000 are sparse at best in Rifle, Parachute and Battlement Mesa, and it's rare for those homes to be on the market more than a week.

Garfield County is close to completing a housing needs assessment that will offer more details on the housing market in the county and examine options for fostering affordable housing.

Read the full article by Bobby Magill
in the Post Independent [January 19, 2006]

Legislating health benefits from large corporations

State Rep. Judy Solano, D-Brighton has introduced a bill that would force large Colorado employers to pay 11 percent of wages toward health care costs hand over the difference to Medicaid.The bill is an adaptation of Maryland's recently adopted law requiring employers with over 10,000 employees to spend at least 8% of payroll costs on employee health benefits

House Bill 1316 maybe targeting target Wal-Mart, the world's largest retailer, which employs 25,380 in Colorado, but all businesses firms with 3,500 or more workers would also have to comply -- including King Soopers, Centura Health, Safeway, HCA- HealthOne, Exempla Health, IBM and the University of Denver. All government agencies would be exempt.

Similar bills are being considered in 30 states.

Read Rachel Brand's article in the Rocky Mountain News
[February 9, 2006]

Thursday, February 16, 2006

Denver goes solar

The city of Denver is seeking out companies to build a new municipally-owned solar power plant that would generate enough electricity to provide power to more than 1,000 homes.

The plant would be built at an industrial portion of the new urbanist Stapleton development. The plant will be one of the first municipally-owned power plants in an urban area in the nation. Revenue from selling energy to Xcel Energy will provide more than enough money to pay for construction and maintenance of the plant.Read the full article

Be a ski mogul for only $50 million

Sunlight Mountain Resort, just southwest of Glenwood Springs, is for sale and the potential for change to the small ski area and the surrounding area is enormous. Sunlight sits up a windy, close to capacity, two-lane road outside of town . It is one of Colorado's most affordable ski areas, with daily lift tickets that cost $39 this winter, compared with $78 at nearby resorts like Aspen. Although a narrow, rural valley, the land at Sunlight's base is zoned for up to 780 residential units and a retail village (small Snowmass Village anyone?). An adjacent 1,317-acre parcel is also for sale, along with water rights for substantial development.

Sunlight also holds U.S. Forest Service permits that would allow it to add 2,000-plus acres of skiable terrain.The ski area has been owned by a group of 32 investors since 1992. They decided last fall to sell the property instead of investing the more than $10 million needed to update its infrastructure. The listing price is $50 million.

Read the full article

There goes the neighborhood

A moose is on the loose in Garfield County - again.

Given the number of sightings in the area recently, either moose like what they see in the county or someone is giving them muffins. The most recent moose sighting is of an animal that is part of the population reintroduced to the Grand Mesa (hence yellow tag with number 12 on its ear). The reintroduction program began early last year. Read the full article

Wednesday, February 15, 2006

To annex or not to annex? That is the question

More than 1,000 Telluridians(?) took their flowers and chocolate to the polls on Valentine's Day and voted 603-439 not annex but to move toward condemnation and purchase of the Valley Floor at the entrance to town.

The annexation option was to continue into further annexation proceedings with the San Miguel Valley Corporation, the current owner of the 793 acre property. The Telluride Town Council, had unanimously supported a "Yes" vote to continuing negotiations since the preliminary annexation agreement would have preserved 91% of the property in a conservation easement ensuring public access.But the proposal also included development of a parcel along the highway into town and the large meadow would be split in two by 22 multi-million dollars homes - a sore spot with many voters. The community now faces a fundraising effort to purchase the property (recently valued at $48 million) after a valuation trial . Telluride has already raised about half that amount.

Read the full article . . .

Monday, February 13, 2006

La Plata health district takes final step toward ballot

La Plata County Commissioners approved placing a question to form and fund a county-wide health district. The district would serve as a funding agency to increase access to primary care, enhance mental-health services,and improve preventive-care services. The ballot question would include a 1.7 mill levy to fund the district and the election of a seven-member board of directors. A district judge will set the election date in the coming weeks.

Read the full article in the Durango Herald

Thursday, February 9, 2006

Land rush for affordable lots in Aspen

The last official land rush in the U.S. took place in Oklahoma in 1893, but the tradition lives, albeit in a more organized fashion, in some western communities.

175 people recently submitted applications to be one of seven lot owners in Aspen-Pitkin County Housing Authority's upcoming lottery. Five resident-occupied lots are priced at $150,000 and two are are priced at $119,400. Lot buyers can begin construction in July. Houses may be up to 2,200 square feet, plus a 500-square-foot garage. Construction costs for each of the five resident-occupied lots cannot exceed $640,000, and costs for the Category 6 lots are capped at $428,100.

The 2003 median sales price for home in aspen in 2003 was $3.18 million.

Read the full article in the Aspen Times

Next developer please?

The Bair Chase golf development south of Glenwood Springs has gone belly up again and this time it took a historic barn and elk winter haunt with it. PlainsCapital Bank of Austin, Texas, which holds the deed of trust to the land, has filed for foreclosure and sale of the property.The 280-acre property has been mired incontroversy since it come before the Garfield County Planning Commission as a 500 houses / 18-hole golf course / 700,000 square feet of commercial development PUD. That plan was eventualy denied by the County Commissioners at a late meeting after dozens of citizens had spoken against the project. The property then changed hands to a company the eventually filed for Chapter 11 bankruptcy protection.

The most recent approval for the property included 62 single-family lots and 168 multifamily units surrounding an 18-hole golf course. Earthwork began on the ranch last summer, leveling the historic barn and tearing up the hay field that a couple hundred elk used during the winter, apparently before the permanent financing became permanent. Recently a Bull elk was a seen standing on top of a man-made hill on the property, apperently wondering what is going on.

Read the full article in the Post Independent

Wednesday, February 8, 2006

Just exactly are we going?

With the economy returning to flex its muscle like it did during the mid-1990s, many of Colorado' mountain communities are concerned about where grwoth is taking them and want more clarity of vision. To wit, Our Future Summit is hosting a forum on "Creating a Common Vision: What Is Your Preferred Future for Summit County?" from 7-9 p.m. Thursday, February 9th at the Summit County Community and Senior Center near Frisco.In preparation for the forum, the group seeks viewpoints from a broad spectrum of the community and would appreciate the benefit of your perspective. You can submit your vision for the future of Summit County by logging on to http://www.ourfuturesummit.org/Misson%20Survey.html

Read the full article in the Summit Daily News

Pitkin County caps size of McMansions

Pitkin County officials clamped down on monster homes Tuesday, agreeing to limit mansions to 15,000 square feet.The decision came at the land-use code revision meeting between the Board of County Commissioners and the Planning and Zoning Commission, and means that the construction of compounds the size of Saudi Arabian Prince Bandar's 55,000-square-foot palace will be forbidden once the new law takes effect later this year.

According to Cindy Houben, the community development director, one to two submittals are made annually for homes exceeding 15,000 square feet, which is roughly the size of the Pitkin County Courthouse.

The maximum square footage permitted for a home in Pitkin County, precluding the purchase of transferable development rights (TDRs) or meeting growth management requirements, is 5,750 square feet. Before the revision adoption, there was no cap on the size of a house.

The land-use code revision is an ongoing process between the BOCC and P in an effort to update current code.

Revision meetings will continue into March, and dates and times can be found on the county Web site at aspenpitkin.com.

Read the full article in the Aspen Daily News

Real estate records fall in 2005

A record $725 million in real estate changed hands in Tellluride last year -- $100 million more than in 2004 (a 17 percent jump despite the number of transactions in the county only increasing from 855 to 884, an increase of 4 percent).The average price for a single-family home in Telluride was $1.49 million; in Mountain Village, the average price was $3.2 million,

Read the article in the Telluride Daily Planet

Friday, February 3, 2006

Melbourne plans to "drive" cars from city centre



Under Melbourne City Council's draft strategy, cars will be "driven" out of the city in favour of public transport and bicycles under a radical new council strategy that abandons plans for a multibillion-dollar cross-city tunnel and suggests slashing speed limits in the central business district.The strategy calls on the State Government to invest heavily in improved train, tram and bus routes, as well as lobbying for off-peak tolls on major roads to spread peak-hour demand.

An average of 640,000 people visit the city each weekday, with that number forecast to rise to 1 million by 2014. Almost half of those commuters travel into the city by car.

Read the full article . . .

Monday, January 23, 2006

Steamboat close to adopting inclusionary zoning

At their Jan. 24 meeting, the Steamboat Springs City Council unanimously approved the first reading of an inclusionary zoning ordinance.

If it receives final approval on second reading, the ordinance would require that most types of new residential developments include 15 percent affordable housing. Half of that housing would be for those who make 80 percent or less of the county's annual median income, or AMI, and the other half would be for households that make 120 percent or less. The annual median income for a family of four is about $72,700.

If adopted Steamboat, will join several other Colorado jurisdictions (Aspen, Boulder, Basalt, Carbondale, Crested Butte, Glenwood Springs, Longmont, Snowmass Village, and Pitkin County) and a growing number of cities across the U.S. using inclusionary zoning to require a new developments to include a certain percentage of affordable housing.

Further south and over a few mountain passes, Gunnison County is having a heated discussion on a inclusionary zoing ordinance that would require 30% of the home in a new development to be affordable and deed-restricted to residents meeting area median income levels.

Friday, January 20, 2006

Denver schools resegregate

Denver schools have resegregated sharply since the end in 1995 of court-ordered busing to integrate students, according to study by The Civil Rights Project at Harvard University.

Denver Public Schools' student population is 57 percent Latino, 20 percent white and 19 percent black, says the study, commissioned by the Piton Foundation in Denver. But individual schools don't hold to those demographics.

The average Latino student attends a school that is 71 percent Latino. And in a district that is one-fifth white, more than one-third of white students attend schools where they are in the majority.

In 1995, 14 percent of white students attended schools where they were in the majority. Within two years, the number doubled - 31 percent of white students were attending schools where white students were the majority.

In 1973, Denver became the first northern city ordered by the U.S. Supreme Court to desegregate after a lawsuit alleged that schools in the Park Hill neighborhood were intentionally segregated to separate white students from minorities.

The challenge is to draw middle-class families into the public school system," said Alan Gottlieb, education program officer for the Piton Foundation, a private foundation dedicated to improving education in Denver. Several schools in the district have high percentages of students on free and reduced-price lunch programs and are heavily minority, yet the surrounding neighborhoods are "getting more gentrified all the time," he said.

Read the full article . . .