PHOTO: Architect’s rendering of proposed mixed use project at 232 Pagosa Street (Highway 160).
As the Pagosa Springs housing market gradually spirals out of reach for working individuals and households, the town seems to be gradually more attractive to developers, to judge by the projects that have recent come before the seven-member Town Planning Commission. (Only five of the members are allowed to vote, however.)
Another project — a 43,000 square foot, three-story, mixed use development at 232 Pagosa Street — will be considered tonight, at the 5:30pm Planning Commission meeting at Town Hall.
Presumably, public comment will be welcome.
Meanwhile, a somewhat larger downtown development proposal was considered late last month (June 28). Pagosa Views is a potential 89-acre lodging and residential project immediately west of the Pagosa Springs Elementary School.
At one point, in the recent past, the proposal included 1,100 dwelling units or RV spots, plus a ‘pitch & putt’ golf course and other amenities. Access was to be from Highway 160 adjacent to N. 14th Street.
On June 28, the project had shifted gears somewhat. The new map of the project (above) shows vast areas labeled as “Lodging” and “Euro Mini Cabins”.
I was unfamiliar with the term “Euro Cabins” — it sounded like a cool type of dwelling! Anything “Euro” has got to be stylish, right?
So I looked up some images online.
Here, below, is one example of a “Euro Cabin” — which some of us might choose to label as a “Shipping Container Home.”
From the Planning Commission agenda packet (which you can download here):
MIXED-USE, Rental and For-Sale Dwellings: This project is projected to consist of approximately 55% rental units and 45% for-sale units. The “for sale” housing product will range in prices from $240,000 to $630,000. That said, the majority of the for-sale dwellings will be in the $300,000 to $490,000 price range.
Our goal is to build, rent and/or sell 80 to 110 dwelling/units per year. We have a track record of selling 800-1200 dwellings per year in a very large market. Our attached and detached dwelling unit sizes contemplated for the Pagosa Views marketplace will range in sizes from 300 sq feet up to 2000 sq feet.
PAGOSA VIEWS AMENITIES (indoor & outdoor): This project is planned to be rich in Amenities, such as:
- A 10-ft wide paved walking & bicycle trail system (available to everybody)
- A 7,000 sq foot Clubhouse (with fitness rm, game rm, meeting rm, and a Bistro that will offer beer and wine beverages
- An indoor pickle ball facility (open to the public)
- Outdoor pickle ball courts (open to the public)
- An indoor ‘lap pool’ and 5-6 outdoor hot tubs
- Kids ‘splash pad’ and a playground
- Several BBQ Gazebos, Horseshoe pits, etc.
- An outdoor theater for movies & events (open to the public)
WHERE WILL OUR BUYERS COME FROM: Often times where home buyers come from can depend on where the marketing dollars are focused. Historically, new home buyers that have purchased in the Pagosa Springs area have come in from adjacent States. Based on our marketing plan and marketing expenditures, we believe the buyers for this project will come from:
- Local area and Colorado…..16%
- Arizona & New Mexico…..10%
- Texas & Oklahoma…..50%
- California…..17%
- Balance of Country…..7%
In closing, we believe the beauty and lifestyle of Pagosa Springs is why people are attracted to this Colorado town…
In closing, I would have to suggest that this development will not help to solve the housing crisis in Pagosa Springs, if more than 84% of the purchasers will come from Texas, Arizona, Oklahoma, California and other parts of Colorado.
We might have to assume, in fact, that our local housing crisis will be made worse.
Nevertheless, this project ‘sketch plan’ was approved by the Town Planning Commission by a 3-2 vote.
Tonight, the Planning Commission will consider another ‘sketch plan’ — this time for the “Pagosa Street Development”, a three-story mixed use project to be located on three currently-vacant lots between the Pagosa Baking Company and the Alley House restaurant, facing on Pagosa Street (Highway 160) in the East Village. I believe this would be the second three-story building in downtown Pagosa. (The architect’s rendering appears to show a new driveway access located between the development and Pagosa Baking Company, but based on earlier downtown property applications along Highway 160, I assume CDOT will not allow that driveway access.)
The Community Development department staff has concerns about the proposed project, including an apparent height of more than 40 feet — the maximum height allowed in this section of downtown Pagosa.
From tonight’s agenda packet:
General Development Information:
Owner is requesting approval of our Major Design Review Sketch Application for the construction of a mixed use development located at 232 Pagosa Street.
The Project will consist of a three story building with a below ground parking garage. The main level will be office space (1,956 square feet), restaurant (3,300 square feet) and an additional parking garage. The second and third floors will be condominiums (4 units per floor). There will be a roof top deck (749 square feet).
The current zoning is mixed use town center (MU‐TC) and the current use is vacant. The new proposed use would be residential and commercial. This is a permitted use per Table 4.1.4 of the LUDC. No change in zoning is required.
43 spaces are being proposed with a total of 26 parking stalls in the below ground parking garage and 17 parking stalls in the main level parking garage. Parking stalls will be assigned.
Storage units will be provided for condominium owners in the below ground parking garage.
You can download the entire July 12 Planning Commission packet here.
As mentioned, the public might be allowed to comment on the project at tonight’s meeting.