A few years ago, a gentleman bought a downtown property at the corner of Apache and South 5th. The half-acre parcel had been previously owned by Benerito Martinez, and then later by Alfred and Loretta Campuzano; the lot was occupied by a handful of older, rundown mobile homes similar to other working class homes in that neighborhood. After it sold in 2014 to “BWENT PINE PAGOSA LLC” for $275,000, the mobile homes were removed and work was begun what were to be high-end condos. If the project had gone forward, the condos probably would have fit in nicely with the massive two-story townhomes that had sprouted up next door.
But once the foundation was poured, work stopped, and the parcel has been slowly growing a healthy crop of weeds.
I’ve never seen the plans for this project (I believe they must have been submitted to the Town Planning Department at some point, so they would presumably be public documents, in case you’re interested) but considering that the foundation takes up almost all of the half-acre parcel, I assume the condominium parking was going to be enclosed, occupying the first floor.
According to the recent staff reports, the Town of Pagosa Springs might want to address this neighborhood eye sore by buying the property.
From the August 20 Town Council packet:
The property at 574 S. 5th St (at the NE corner of Apache St. and S. 5th St.) is currently listed and could be a possible property for workforce housing units (80%-120% AMI). In the past, Town Council has discussed the option of procuring property to offer for a public-private partnership to build workforce housing. Property details are attached.
The positive aspects of the parcel are that it is walkable to many parts of Town, including services. Roads and utilities are already to the site, which reduces costs.
This property totals approximately 0.51 acres and already has taps paid and utilities installed. It was initially permitted for eight condos and partial development took place. There is a foundation, although without further analysis by an engineer/architect, it is undetermined at this time to what degree the foundation is usable. Originally planned for higher-end condos, the plan set could be redesigned to develop into work force housing.
The zoning allows for 11 dwelling units. According to Planning Director Dickhoff, another dwelling unit could be added for a total of 12 units if the Town vacated the platted alley and split the vacation between this lot and the lot to the east. Parking can be accommodated on site as well as five on street parking spaces along S. 5th St. It will be important to meet the Town’s design criteria when considering a new project…
So, let’s discuss ‘criteria.’
Government leadership in Pagosa Springs and Archuleta County been worrying aloud about our growing housing crisis for at least the past two decades. At the same time, they have embraced the very ideas that are causing the housing crisis.
The Archuleta Board of County Commissioners initiated the process of creating a ‘Community Plan’ back in 2001, and the introduction outlines a common belief system among planning professionals here in America.
The plan recognizes that protection of individual property rights is a fundamental legal and philosophical principle of the nation, the State of Colorado, and Archuleta County. However, the plan also recognizes a common vision, expressed by county residents at 22 public workshops, to preserve community character and environmental and scenic qualities, while enhancing economic opportunities and creating a more diverse economy. The plan attempts to strike an appropriate balance between the unrestrained exercise of individual property rights and achieving the common vision.
The belief that property rights means, “I can do whatever I please with my private property” must be qualified, by considering the impact of one owner’s exercise of his property rights on the rights of other property owners. In short, one person’s unrestrained exercise of property rights can have the effect of “taking” property values from other owners.
Here is the basic idea that has been guiding Pagosa Springs and Archuleta County for at least the past 20 years. A property owner cannot be allowed to exercise his ‘property rights’ in an unrestrained manner, lest he (or she) damage the property values of his neighbor. The Archuleta County Community Plan continues:
“Where my property rights end, and where yours begin” should be a key consideration in the formulation of any new regulations. Property values are enhanced by a level of regulation and public investment that protects the attractiveness, and supports the development potential, of private property. There is also a point at which over-regulation and excessive public costs can diminish property values. There is an optimal level of regulation and public investment that maximizes property values. This should be the goal of the citizens of Archuleta County.
I’d like to consider those last two sentences in more detail, considering that the Community Plan (which 11archuleta_co_community_plan_amendyou can download here) is the official policy of the Archuleta County government.
There is an optimal level of regulation and public investment that maximizes property values. This should be the goal of the citizens of Archuleta County.
First of all, I have a problem with elected leaders telling the citizens what our goal ought to be. Especially, I have a problem, when a Board of County Commissioners, consisting of only three people, was essentially hand-picked by the Archuleta County Republican Party Executive Committee. I have this weird idea that the citizens should actually be the ones telling the commissioners what the goals should be.
Secondly, I have a problem with government leaders who believe that the ultimate goal of land use policies is to “maximize property values.”
How about a land use code that maximizes the number of residents who can actually afford their house payments, while also feeding their children, without having to work three jobs? Would that be a more sensible goal?
Who, exactly, believes that “maximizing property values” was written on the stone tablet alongside “Thou shalt have no no other gods before Me”?