PHOTO: A page from the Pagosa Springs Town Council July 21 packet, showing sample “Euro Cabin” styles being suggested by the ‘Pagosa Views’ subdivision developers.
While the Archuleta County government kicks around policy ideas for controlling the ‘out-of-control’ STR industry, the Town of Pagosa Springs has been making substantial movement, not only in controlling STRs, but also promoting workforce housing.
At the Town Council meeting last week, on July 21, a packed audience listened to the town’s elected leader make two decisions.
- Preliminary approval of an 80-acre, housing-and-lodging development spread across the rolling, forested landscape immediately west of the Pagosa Springs Elementary School.
- Final approval of a contract to purchase 3.5 acres of partially-developed residential property immediately south of the Walmart store in Aspen Village, to become the site of future workforce housing… at a purchase price not to exceed $550,000.
Most of the audience seems to have attended to learn about, and testify for, or against, the proposed Pagosa Views subdivision — a project which has been stirring up controversy ever since the public first learned about it, a couple of months ago.
The project has been undergoing continuous design changes as it appears before various government agencies.
(Worthy of note: Pagosa Springs Area Water and Sanitation District [PAWSD] will hold a special meeting tomorrow, July 28, at their office at 100 Lyn Ave. at 5pm, and will consider a ‘Will Serve’ letter requested by the Pagosa Views developers. The Zoom link is https://us02web.zoom.us/j/85972804524?pwd=aThBaHRiNzJZeWZuai9FdUQyVXovQT09 )
Here’s the version of Pagosa Views we were shown on July 21… showing three potential phases, to be built out over maybe 10 years. You can click the map for a larger view.
Pagosa Springs Elementary School is visible at the top right… the yellow line across the top is Highway 160.
…and here’s part of the written description provided to the Town Council:
This 80-acre vacant property is located along Highway 160 west of the Pagosa Springs Elementary School and their adjacent athletic fields; the northeast corner of the property is an existing residence owned by the current property owner, who is not party to this proposal, however, has provide permission for the applicant to submit development applications for their proposed development. The applicant proposes:
675 rental and ownership residential units at all price points and sizes from 340 SF to 1,900 SF. 675 units on an approximate net 42 acres [= 16 units per acre] that includes 3-4 story attached dwelling units:
- 252 Apartment units which will be owned, operated, leased, managed, and
maintained by the developer. - 133 Condominium units will be managed by an HOA established for the condo units.
Condominiums will not be allowed as short-term rentals (STRs) with the prohibition
being formalized in the Codes Covenants and Restrictions (CC&Rs), and also
incorporated in the PUD Agreement. - Single-family homes (large), 60 for ownership.
- Cabin homes (single-family): 98 for ownership/rental.
- Euro-mini cabins (single family): 132 for ownership/rental.
10% of the proposed residential units will be allocated for workforce housing (through deed-restrictions) for income levels between 40%-120 of Area Median Income (AMI) as annually defined and by the Colorado Housing Finance Authority (CHFA) and accepted by the Town. 27 units are proposed to be incorporated into phase 1, 25 units in phase 2, and 26 units in phase 3. Workforce units will be equally allocated for 40%-60% of AMI, 60%-80%, 80%-100% and 100%-120% of AMI categories.
The project is also proposing various amenities that will be open to the public: a paved trail, a bistro and bar, pickleball courts, lap pool, hot tubs, splash pad for children, outdoor theatre.
Also in the plan:
Cabin lodging business (144 units) for nightly and weekly rental which will be owned, managed and operated by the developer, plus specialty retail, restaurants, and office spaces.
Here is one of the developers, Carl Bommarito, responding to a question from Town Council member Brooks Lindner, asking about similar mixed-use projects, of a similar scale (80 acres), that Mr. Bommarito’s partnership has developed in other towns.
Mr. Bommarito was seated next to his business partner Peter Lesio.
“Most of the other developments that we’ve both been involved in, over the past 39 or 40 years, are much, much, much larger.
“2,000…4,000… 6,000 acres. Much, much larger developments. And all aspects coming in; the utilities…”
Mr. Lesio leaned into the microphone to share some of his development experience.
“I can speak to that. 17 years, Vice President of Sales and Marketing for Robson Communities, headquartered out of Phoenix. Seven large master-planned communities, 2,000 to 4,000 acres. Robson is probably the largest [developer of retirement communities] in the Southwest…”
I had not previously heard of ‘Robson’. A few photos from their Tucson community website.
Mr. Bonnarito continued:
“And you’ve heard of some of the large projects we’ve been involved in. You may have heard of Fountain Hills… or Lake Havasu… Most of them are all much, much, much larger. This is actually the smallest mixed-use [project], but it’s appropriate for a smaller town.
“This isn’t Dallas or LA.”
(Thankfully, not.)
“And we were attracted to it, because it seemed to match the Town’s goals that were put in place in 2018. ‘This is our desire; we want to see density over here; we want this; we want this.’ And we tried to work with [the Town planning staff] and follow what the guidance was from Council. I guess they passed this four years ago? And we tried to stick within this plan…”
We assume Mr. Bonnarito is referring to the Town’s 2018 Comprehensive Plan, titled “Pagosa Springs Forward”. You can view that plan here.
Mr. Lesio and Mr. Bonnarito indicated that at least of couple of the Village Care Partners plan to live in the new subdivision.
For some reason, I am reminded of the crush of planned subdivisions that were coming before the Pagosa Springs Town Council in 2007 and 2008. Blue Sky Village. Pradera Point. Reservoir River Ranch. Mountain Crossing. Sawmill Place.
Plans similar to what Village Care Partners LLC is now proposing near the elementary school, but with less focus on workforce housing.
Then the Great Recession arrived, and none of those planned subdivisions were built.
Maybe I’m reminded, because the American economy seems to be teetering on the edge of another recession.
Bill Hudson began sharing his opinions in the Pagosa Daily Post in 2004 and can’t seem to break the habit. He claims that, in Pagosa Springs, opinions are like pickup trucks: everybody has one.