Ridgway Colorado Real Estate

New wildlife ramps near Ridgway Colorado

2010-04-25T18:35:00.000-07:00

Funding Available for Two More Wildlife Ramps

After the completion of ten new wildlife ramps on U.S. Hwy. 550 north of Ridgway, close to $18,000 of American Recovery and Reinvestment Act funds are left over. The Ouray Board of County Commissioners on April 12 approved a change-order with the contractor to use the rest of the money to build two more ramps and conduct additional fence repair work.

The Colorado Department of Transportation “really wants us to use all the money up,” County Administrator Connie Hunt told the commissioners. Approximately $160,000 of federal money was awarded for the wildlife mitigation project. “This is just a change order and will require no extra money from the county. To use all the money, two more [ramps] will be built and extra fence repaired.”

Several of the commissioners have received questions about the design of the completed ramps, which appear to contain handrails.

“If you look at old ramps, they are all done at [fence] corners,” Commissioner Keith Meinert said, adding that he attended a presentation about deer psychology and wildlife ramps where he learned that deer will follow a fence looking for a break or something to keep it from moving in that direction. What appear to be “handrails” on the new wildlife ramps are essentially corners that urge the deer to cross the fence at that point.

“What the handrails do,” he joked, “is steer them over that ramp.”

Ridgway Colorado Real Estate and Mining Claims

2010-02-09T12:29:00.000-08:00

Commissioners to Discuss Possible Changes to Mining Claim Assessments
by Gus JarvisFeb 04, 2010 | 237 views | 0 | 8 | | OURAY – In keeping with their agenda to regulate residential development on patented mining claims, the Ouray County Commissioners plan to begin discussions in March on the practicality of assessing mining claims differently for tax revenue purposes.

Mining claims in Ouray County are generally assessed at $1,000 per acre as opposed to their true market value. They are still assessed as vacant land at 29 percent, which is the same as privately owned land across the county.

The county has close to 1,360 patented mining claims in private ownership that comprise an approximate 11,000 acres. The average size of the mining claims is approximately seven-and-a-half acres.

During last year’s numerous public hearings on mining claim regulations, several residents expressed concern that owners of mining claims, who may ultimately decide to build residential structures on their land, pay far less in property taxes than owners of private land. When last August the commissioners decided to regulate residential mining claim development by tweaking or expanding the county’s current codes, rather than drafting a whole set of codes dedicated to mining claims, they decided to focus strictly on mining claim assessment as a priority for changes.

At Monday’s regular meeting in Ouray, the commissioners told County Assessor Susie Mayfield that they would like to schedule a work session in March to begin looking at mining claim valuations and the practicality of assessing them differently.

After the board decides whether or not to tweak the county’s visual impacts code and sends a recommendation to the Ouray County Planning Commission, Commissioner Keith Meinert said he would like to dive into mining claim assessments.

Meinert asked his fellow commissioners, “Can I suggest that immediately after we conclude our visual impact work sessions that we schedule that meeting with the assessor as a work session?” He added that he would like Mayfield to educate the board on what all the issues are surrounding possible valuation changes.

Commissioner Heidi Albritton agreed that the board needs all the information it can get before any valuation changes are made. “We are going to want to know about the cost of undertaking an effort like this,” she said, outlying some of the questions she has going into these discussions. “How would something like this impact property owners? How dramatic will it be? How have other counties taken this up?” She continued, “The community is going to be split on this. A good portion wants us to do this in fairness. What does it do for families that have had these properties [for a long time]? Any information you can gather from other assessors will be helpful.”

Once visual impacts recommendation is made, the commissioners agreed they will schedule a work session with Mayfield sometime in March.

The commissioners also discussed their Land Use Code priorities for this year and plan to consider a resolution on those priorities at their next meeting scheduled for Feb. 8 in Ouray.

Ouray Ice Park Opens

2009-12-16T12:18:00.001-08:00

CLIMBER READY – Cold and dry weather has made for ideal ice making conditions at the Ouray Ice Park, which plans to open on Saturday, Dec. 12 at 7 a.m. Sharpen those axes and crampons. It’s finally time to climb. (Photo courtesy of Mike Bryson)
slideshow OURAY – With prevailing frigid temperatures and the hard work of ice-making crews, the Ouray Ice Park already has terrific ice for climbing. They are opening for the season this Saturday, Dec. 12 at 7 a.m. – a week earlier than its scheduled opening date.

“So far it has been a banner year as far as making ice goes,” said head ice maker Mike Bryson this week. A cold start to the season and a lack of snowfall are the perfect conditions for creating a good base of ice. “Relatively speaking, it is going to be a year of much more ice than usual.”

Ice Park crews are currently working on upgrading the water delivery system from a four-inch to a six-inch pipe and they are utilizing the former BIOTA water line. This will allow the park to be run on two separate water systems rather than one. Moreover, this year crews will be making ice seven instead of five days a week, as in the past. Bryson said that once the upgraded water delivery system is finished, the ice park may prove to have the best ice climbing conditions yet.

“The new system will enable us to run water with more pressure, which basically means more ice,” Bryson said. “The park will be in the best shape it has ever been in due to the fact we will be able to create more ice.”

Bryson said the park will be opening this weekend but warned that early-season conditions will exist with some thin ice in some areas. He added that some areas of the park may not open this weekend depending on conditions. Crews will make that determination on Friday.

Looking ahead, the 15th annual Ouray Ice Festival and Climbing Competition will be held Jan. 7-10. Great slideshows by Andres Marin, Caroline George, Steve House, Majka Burhardt, Timmy Oneill, and Dave Nettle are planned. There will also be a premier screening of the movie The North Face – a film that re-creates the first ascent attempt on the Eiger.

This year’s Ice Festival will host over 70-plus interactive climbing clinics, including 12 extended-length climbing seminars of six hours each. Nightly slideshows will feature outstanding world-class mountaineers and climbers. Make sure to attend the Petzl/Arcteryx Superhero Party on Saturday, Jan. 9, following a live auction at the Ouray Community Center. The party is always full of surprises and interesting costume, to say the least. All the great evening auctions, parties, fundraisers and meals make the Ouray Ice Festival the premier climber gathering in the world.

Season memberships to the Ouray Ice Park cost $40. Membership fees help keep the Ice Park a free climbing facility and pay for park improvements; those with membership cards receive a 20 percent discount at most member lodges in Ouray as well as a 10-20 percent discount at Ouray’s restaurants and participating retail stores.

For more information about the Ouray Ice Park call 970/325-4288 or visit www.ourayicepark.com.

Posted by Erin Eddy
Written by The Ouray County Watch

Ridgway Colorado Golf Course Acquired by Investor

2009-11-15T04:48:00.001-08:00

Equilibrium Resorts has bought the Divide Ranch & Club golf course facility on Log Hill Mesa.

The lifestyle resort communities company, based in Dillon, announced in a press release last week that it has moved from management to an ownership position by acquiring all the assets to the golf course.
Seller Gary Tharaldson retains ownership in the real estate inventory of the subdivision, which originated in 1994 as Fairway Pines, as Ouray County’s first recreational planned unit development. The PUD allowed developers to create and sell more than 400 lots smaller than six acres around a golf course on Log Hill Mesa.
H.T. Heritage Inn of Erie LLC, a Philadelphia-based corporation led by Tharaldson, bought the Fairway Pines project in June 2006 for a reported $15 million from Fairway Pines Golf Partners Ltd., Pines Development Group LLC, James A. Willey, and the James A. Willey Living Trust.
The project was re-named Divide Ranch & Club in 2007 and a new clubhouse overlooking the golf course, primarily for use by residents of the development, opened in 2008.
Paul Stashick, founder and CEO of Equilibrium Resorts, said the solid membership base, minimal debt on the property and the opportunity to leverage Equilibrium Resorts’ years of experience in the resort business made the purchase a good fit for the company.
“We look forward to continuing to enhance programming at the Divide Ranch & Club and making it the premier club in the southwestern Colorado,” said Stashick. “The focus of these programs are the cornerstones of our company’s vision: lifelong learning, self-actualization, wellness and relationships.”
Equilibrium also announced that the Divide Ranch & Club will be offering an Invitational Gold Membership for a limited time, which includes unlimited golf privileges, fly fishing, Nordic skiing and snowshoeing, 4x4 excursions, guided hikes and cooking classes with clubhouse chef Steve Poland. The membership includes all fees associated with golf cart rental, range balls and discounts at the pro shop.
The 18-hole golf course, which opened to the public in 1993, has a championship rating and received the “Best Places to Play” award numerous times from Golf Digest magazine.
— Special to The Ridgway Sun

Tracking Ridgway Schools Growth

2009-10-25T05:58:00.001-07:00

RIDGWAY – Ridgway schools are ahead of the curve in individual student assessments, with a new state growth model bolstering what schools here are already doing.

The Ridgway School Board discussed the new state program briefly at this week’s monthly meeting.

School superintendent Cheryl Gomez said after the meeting that the new model, used for the first time this year in Ridgway schools, will do a lot to help the school track individual students.

Although Gomez called the Colorado Growth Model “just another tool,” she said it ties in with what is already happening at Ridgway’s public schools.

Other growth models are measured by cohort, she said, meaning that the model looks at an entire grade over time, for example, tracking the class of 2018 all the way through school.

But when it comes to helping a student get to the next level successfully, individual tracking works. What’s great about the new state model is that it ties into the student-oriented model that Ridgway Schools have used for a long time, Gomez said.

“For us, it (the state model) greatly applies to our student learning plan we’ve had in place for years, custom-designing and looking at individual results,” she said. “The cohort model is important in big picture stuff and looking at the curriculum.”

Parents will learn about the new growth model at parent-teacher conferences Wednesday and Thursday of this week, Gomez said.

Gomez picked up one student’s report in math to give an example of how information from testing can be useful from an individual standpoint.

“This particular student has moved from partly proficient in the sixth grade, and last year as a tenth grader he was proficient, and how awesome is that?” she said.

But it’s not all good news. The student is barely proficient in math and reading and borderline in writing, which means he needs to do better to reach a higher level.

“If I was his teacher, I would be saying he could slip because he is just barely proficient,” Gomez said.

According to Gomez, such information is useful to parents because it might prompt them to get a tutor for their child or discover an underlying cause of why the boy was struggling.

“Maybe that’s the year Dad and Mom separated,” she said. “Parents will know.”

Parents can learn more about the Colorado Growth Model by logging onto HYPERLINK "http://www.schoolview.org" www.schoolview.org, Gomez said.

“They can get a ton of stuff including things about your district, the Colorado Growth Model, school performance and community connections,” she said. “We have a bunch of information for parents to pull up, and it’s a nice tool in terms of looking at individual student data.”

Ouray County Watch Staff

Ridgway area Trail Run

2009-10-04T06:07:00.001-07:00

OURAY – Challenge yourself to a 13.9-mile loop run and contribute to regional youth outdoor education programs this weekend. The second annual Ouray Trail Run takes place Saturday, Oct. 3 on the trails above Ouray, but it’s not your average jog in the park.

Comparable in difficulty to the Imogene Pass Run between Ouray and Telluride, the Ouray Trail Run circumnavigates the City of Ouray using the Silvershield, Ice Park and Portland trails. With the unsurpassed views of Ouray and the surrounding fall foliage, this year’s run will no doubt prove to be one of Colorado’s most beautiful fall events.

“The course is unbelievably beautiful,” race Director Erin Eddy said in an interview on Tuesday. “This has to be one of the most scenic runs in the state because of its timing. The course is just awesome and it is a great race.”

Participants are reminded that the course follows steep and rugged, single-track trails in the high altitude terrain, with a base elevation of 7,700 feet. The course gains over 3,600 vertical feet and includes many steep and loose sections. Another factor participants should keep in mind is the unpredictable fall weather of the San Juan Mountains, which can range from mild and sunny to cold and snowy in a matter of minutes. Ultimately, runners are responsible for their own safety and are expected to use good judgment with regards to their ability to complete the race.

The course will be marked with flagging, cones and signs, and a number of volunteer course marshals will be strategically located to keep runners headed in the right direction.

Eddy said that last year’s inaugural event raised approximately $2,000 for local outdoor education programs, including the San Juan Riding Program, the Ouray Cross County Team, and the Ridgway and Ouray schools’ outdoor education programs. He hopes to raise even more for those programs this year.

“This race is all about getting kids outdoors,” Eddy said.

The $50 race entry fee includes an official race T-shirt, aid-station refreshments, and a post-race barbecue. Prizes, custom made by Ouray glassblower Sam Rushing, will be awarded for overall male and female winners as well as male and female age group winners. Door prizes at the post-race awards ceremony will include Osprey packs, arm warmers, socks and shirts from Sugoi, a sport band for an iPod, and gaiters by JoeTrailMan. Race participants will automatically be entered to win prizes, but they must be present at the ceremony to win.

Race registration will occur on Friday at the Ouray Hot Springs Pool between 5 and 7 p.m., or on race day, between 8 and 9:30 a.m. The race starts and ends at the pool, and has a 10 a.m. start time.

Stick around town after the race for some much-deserved relaxation and revelry at the Ouray Oktoberfest and 45th Annual Jeep Raffle. Popular Bavarian band, The Austrian Connection, will perform, and there will be kids’ activities and costume contests with cash prizes. Traditional German food such as brats, potato cakes, apple sauce and German chocolate cake are on the menu, as well as Colorado Boy brews and wine. Call the Ouray Chamber for additional information at 800/228-1876.

The Ouray Trail Run is a 501(c)4 corporation and all race proceeds go directly to local outdoor youth recreational programs and local youth recreational clubs. For more information, go to www.ouraytrailrun.com.

Ridgway Colorado bids farewell to Hydro Operator

2009-09-28T15:12:00.001-07:00

By Samantha Tisdel Wright

Richard Ezra Fowler, aka “Mr. Dick,” was an iconic Ouray character, spanning the old and the new as effortlessly as he spun tales from his stool of honor at the Buen Tiempo. The former operator of Ouray’s historic hydro plant passed away last week. He was 67.
As this paper reaches readers’ hands, Fowler’s memorial service at the Ouray Ice Park will have taken place – it was set for Thursday evening. And surely many a margarita will have been lifted afterward in his honor at the Buen, where his barstool has been temporarily retired. And just as surely, many a “Mr. Dick” story will have been told.
How Fowler ended up in Ouray in the early 1990s is a story worth telling in itself, and is best done so by Fowler’s former employer and good friend Eric Jacobsen, owner of the Ouray Hydro Plant.
“Dick and I go back to the late ’80s when he had a Jeep repair garage in Grand Junction,” recalled Jacobsen, who also owns the famous Bridal Veil hydroelectric plant near Telluride, accessed via Imogene Pass. “We used old Jeeps for doing all the work (at the Bridal Veil plant),” Jacobsen said. “Dick had a little shop with a wood stove. We’d drag our Jeeps in, in the fall, and he’d spend the winter fixing them for us.”
At that time, Jacobsen was in the process of getting his bid together to buy the Ouray Hydro Plant from Colorado Ute, a regional utility which eventually went bankrupt. He got the plant for $10 because he was the only pre-qualified bidder. But that’s another story.
Over that winter, Fowler got word of Jacobsen’s new acquisition. “He showed up with his toolbox in hand and said he’d decided he wanted to be a hydro plant operator,” Jacobsen laughed. “He said he’d sure be glad if I hired him, but if I didn’t, he’d work for free.”
Fowler was hired, and moved right in. “He’s basically lived there ever since and has been very intimately involved in every aspect of the operation,” Jacobsen said.
Fowler came by his technical know-how by way of two hitches served in the U.S. Army, starting when he was only 18. He was stationed on the border of East and West Germany, where during formative years, he was in charge of a big truck maintenance garage.
The experience shaped the way he saw the world and lived his life. “He always had a very military viewpoint toward his work at the hydro plant,” Jacobsen said. “His idea was to keep the lieutenant happy but kick him out the door as soon as you can. I was always the lieutenant … Dick was the master surgeon.”
Fowler applied his military mentality to his hydro plant employees, too, including his right hand man, and in Jacobsen’s words “heavy lifter” of many years, Jimmy Pew. “Jimmy, unfortunately, was the private,” Jacobsen joked. “Either they loved Dick or they hated Dick, but he used his military structure on those guys; that’s how Dick ran the power plant.”
Jacobsen was happy to leave the running of the plant largely in Fowler’s hands, and like a good lieutenant, gave him plenty of space to do just that. ”I literally had not been in his apartment since he moved up there in 1992,” he said. “That was Dick’s world.”
Fowler retired from his position at the hydro plant about 18 months ago. New operator Chris Babbins now keeps things the old thing spinning. But it wasn’t long after Fowler stepped down from his operator position that he found his way back, this time as caretaker, doing maintenance work on an hourly basis.
“I think Dick frankly got tired of being retired,” Jacobsen chuckled.
Fowler’s boots at the plant will be hard to fill. “He was totally into old equipment,“ Jacobsen said. “He had the perfect personality to keep the hydro plant running. Dick would complain loudly when we had occasion to upgrade old equipment. He liked mechanical things and was very suspicious of anything electronic.”
Now, as for Fowler’s famous story-telling ability… “He had all sorts of funny stories,” Jacobsen said. “He had a way of making anything sound funny. It’s hard to do that.”
But interestingly, Fowler talked very rarely about his family.
“Funny stories and mishaps with machinery were more Dick’s thing,” Jacobsen said. “He was a good storyteller, so you didn’t mind if he’d recycle a story every few months. There’s all sorts of funny stories Dick had about daily life, and he never was the hero in any of them. His stories were always very complimentary of some other person for having patience and humility; listening to him was kind of like having zen lessons. He was very self-effacing. He just loved Ouray and the people here.”
And not surprisingly, Fowler had a knack for tapping into what makes the town tick. In addition to his work at the hydro plant and his estimable position at the Buen Tiempo, he was also a “de facto” member of the Ouray Mountain Rescue Team. To this group, Fowler’s snow-cat maintaining skills proved invaluable.
“He hung out with the young rock climber group and took the Ice Park very seriously,” Jacobsen said, adding that Fowler helped build the very first catwalk at the Ice Park in the early 1990s. “He had really, really good friends in Ouray – young, old and everywhere in between. He was a very happy, warm Ouray character.”
Fowler was born on a farm in Salida, the town where his mother and sister still live. He is also survived by a brother in Loveland, and his companion of many years, Mary White, who resides in Fruita. (White has bequeathed Fowler’s beloved old Jeep to Jacobsen.)
Prior to his stint as a mechanic in Grand Junction and his long-term gig in Ouray, Jacobsen said that Fowler worked in construction and as a truck driver.
“I think he always wandered a little bit until he found his way to Ouray,” Jacobson speculated. “Once he found the hydro plant, I think that that’s what he considered he wanted to do for the rest of his life.”

Ridgway Colorado Bypass Possible

2009-09-18T09:37:00.001-07:00

OURAY — Ouray County is seeking nearly $16 million in federal stimulus funds to reconstruct and pave County Road 1 over Log Hill Mesa and connecting roads to Highway 62 west of Ridgway.

The Board of County Commis-sioners on Monday approved the final version of a Tiger Grant application, made available through the American Recovery and Reinvestment Act, following its review during a special meeting on Sept. 8. The grant application was due Sept. 15.
The proposed 15-mile project would upgrade County Roads 1 from Colona over Log Hill Mesa and CR24 and CR 24-D through the east end of Pleasant Valley. County commissioners conceded after last week’s review that the project could make the route a bypass of Ridgway by funneling traffic off Highways 550 and 62.
“This will be a more efficient bypass road," said Commissioner Keith Meinert last week. But, Meinert noted, issues of speed limits, signage, weight limits and traffic enforcement need to be addressed. “I may lean toward favoring it when these questions are answered. People will need to know what the implications are.”
BOCC Chairman Heidi Albritton said last week that the BOCC will fully field public comment to see if county residents “have the political will” for the project, should funding be obtained.
On Monday, Albritton complimented county staff, in particular Administrator Connie Hunt, for putting the grant application together so quickly and so professionally. Albritton said she knows the project may stir controversy.
“But I feel as elected officials it’s important for us to examine all options that will help the community,” said Albritton.
Meinert echoed Albritton’s comments. “I want to assure the public that it can air any concerns,” said Meinert. “We will hold a public forum … if we get this grant. We are not making a commitment today.”
The grant application cites a potential benefit of creating a more convenient and shorter route (by nearly four miles) than the 19-plus miles on the Highway 550 and Highway 62 corridor through Ouray County.
Other benefits include improving safety for school buses and emergency response vehicles, winter travel and by reducing the number of vehicles that use Highway 62 through Ridgway for commuter or delivery travel between Montrose and Telluride; reducing dependence on oil and gas by providing an alternate route that is about 20% shorter; and enhancing air quality by reducing vehicle emissions and particulate matter from (gravel road) dust and the road-surface placement of sand during winter.
“It was a huge project pulling this together,” said Albritton. “It (the application packet) is really well thought out and pulls the picture together. We have a lot of good information to share at a public forum.”
A complete digital copy of the grant application is available at the Ouray County website: www.ouraycountyco.gov/

— By Patrick Davarn, news editor

Ridgway Water Grab

2009-09-12T07:00:00.001-07:00

Written by: Allan Best - Ouray County Watch
Posted by: Erin Eddy

www.ridgwayland.com
www.ourayland.com

With demographers forecasting 35 percent more people in Colorado by 2035 and climate scientists predicting 15 percent less water available in the Colorado River Basin by mid-century, something has to give.

More and more, public officials, business groups and environmental organizations have been talking about additional dams and reservoirs to augment those built in the mid-20th century.

“The water inheritance is running out,” said Josh Penry, the minority leader in the Colorado Senate, in a speech at the summer meeting of the Colorado Water Congress, a consortium of water providers. “Colorado needs to embark on a new round” of storage construction.

“We study too much. We analyze too much,” added Penry, who is from Grand Junction and a candidate for the Republican nomination for governor.

Representatives of environmental groups concede the need for additional storage but also call for restraint.

“There are projects that have significant adverse environmental impact that we could not support,” said Melinda Kassen, managing director of the Western Water Project for Trout Unlimited. “And there are projects that have substantially fewer environmental impacts that we can support,” she said, if mitigation measures are included.

Hovering over these conversations is the ghost of Wayne Aspinall. A onetime schoolteacher and lawyer from the fruit orchards of Palisade, Aspinall possessed neither good looks nor a good speaking voice. He did have a solid command of legislative techniques, however, and an ardent belief in the need to harness and regulate the rivers of the Rockies.

Serving in the U.S. House of Representatives from 1949 to 1973, Aspinall helped obtain authorization and federal funding for a series of major dams in the upper Colorado River Basin. Utah’s Lake Powell was the most massive, but a trio of reservoirs on the Gunnison River also resulted from his legislative perseverance. Today, they are collectively designed as the Aspinall Unit.

Growing populations

But if Westerners saw the yoking of rivers into submission as the major task of the mid-20th century, today a more nuanced challenge exists. The limits of abundance have become more apparent.

Most, if not all, of the best dam sites have been taken. Few reliable water supplies remain unclaimed, and those that are unclaimed, such as on the Yampa River of northwestern Colorado, are far from population centers.

Coloradans in the future, as is already the case, can be expected to congregate along the urbanized Front Range corridor. More than three-quarters of the state’s residents currently live in a narrow swath less than 200 miles long. The State Demography Office projects that the population, now at 5 million, by 2035 will nudge 7.8 million – an increase roughly the existing size of metropolitan Denver-Boulder.

Even more staggering population growth has been projected by 2035 for what is called the Colorado River system, an area that includes Denver, Salt Lake City and Los Angeles. The existing population of 24 to 30 million people will have grown by another 12 to 15 million. Imagine Las Vegas 11 times over.

In contrast to this uphill population climb, climate scientists see a downward slope for water. Temperature is the major driver.

Computerized simulations differ substantially as to whether precipitation will increase or decrease. Further, existing precipitation patterns could change, as increased planetary heat alters flow of the jet stream. In other words, changes in Vail and Telluride might not be uniform.

There’s more certainty about increased heat. Rising temperatures will produce shorter winters, more evaporation and transpiration, and a substantial reduction of total flows in the Colorado River. Scientists in the last two years have settled on a 15 percent reduction as a central figure.

“We are expecting a 39 percent increase in population and, if you want an average, a 15 percent reduction in supplies,” said Taylor Hawes, of The Nature Conservancy, describing the seven-state Colorado River Basin.

“By most standards, that’s a crisis.”

Managing uncertainty

Further confusing water planning is the prospect of drought. Colorado had several significant droughts in the 20th century, but all are overshadowed the mega-droughts of the distant past. Study of tree rings across the Southwest conducted by Connie Woodhouse of Arizona State University and other dendrochronologists shows clear evidence of extended drought periods, from roughly 1,000 years ago, that lasted up to three decades.

The parched summer of 2002, a time of roaring wildfires near Denver, Durango and Glenwood Springs, caught water managers by surprise. Levels in Lake Powell dropped precipitously in 2003, and by late 2004 had left bathtub rings two-thirds below the high-water mark. Many wondered if the reservoir might actually drop to a dead pool, unable to generate any electricity.

Along Colorado’s Front Range, the situation looked equally bleak. Had it not been for a miraculously wet and heavy snowstorm in March 2003, cities and farmers might have faced another withering summer, hot and dry.

Water managers broadly embrace the theory of human-caused global warming. Their meetings for the last several years have focused on the sharp warnings coming from climate scientists.

“The science is all basically painting in the same direction,” says Eric Kuhn, general manager of the Colorado River Water Conservation District.

But if the all signs point toward hotter and drier, great uncertainty remains. Faced with that uncertain hydrological future, Marc Waage, manager of water resources planning for Denver Water, says he has been “scratching my head for the last two years” about how to create a long-range water plan.

Before, water planning was a lot easier. There was always population growth, of course, but planners assumed a worst-case scenario that resembled a previous drought. Colorado’s documented worst drought came in the mid-1950s – about the time that Wayne Aspinall was proposing to dam the Gunnison, San Juan, and Green rivers.

Now, water planners realize much more serious droughts are possible and that even the average amounts of water will be less. Runoff will occur weeks and perhaps months earlier, leading to much longer, hotter and drier summers. Combined with population growth, all this suggests that the existing water infrastructure may be inadequate.

The elephant of Colorado

Colorado’s big question mark remains the urban Front Range corridor, especially Denver’s southern suburbs that overwhelmingly rely upon underground water that has become steadily more difficult to extract.

Prairie Waters Project, a major new diversion project to be completed in 2011, will draw water from the South Platte near Brighton several dozen miles south for use in Aurora, located on the eastern flanks of Denver. Short as the pipeline is, this project is expected to cost nearly $700 million.

Far more ambitious projects have been conceived. The most spectacular, proposed by former Montrose farmer Aaron Million, would draw water from the Green River near Rock Springs, Wyo., piping it along Interstate 80 and then down to the Front Range.

More recently, a rival plan employing the same idea has begun to emerge from a consortium of water providers in Denver’s southern suburbs.

Another so-called big straw would draw water from the Yampa River west of Craig. That idea comes from the Northern Colorado Water Conservancy District, the agency responsible for the Colorado Big Thompson project. The project, which takes water from Grand Lake to Estes Park, was described by Telluride native and historian David Lavender as a “massive violation of geography.”

These big straws have mostly been painted as saviors of agriculture. The thinking is that without further Western Slope diversions, the cities will end up buying farms for water.

But does the water exist?

Whether Colorado actually has sufficient water under the treaty apportioning the Colorado River Compact is open for debate. Kuhn, for example, has long suggested that Colorado has no more than a few hundred-thousand acre-feet of unallocated water. A study to be completed later this year by the Colorado River Water Board will, it is hoped, answer with greater certainty just how close Colorado is to the last drop.

Another set of studies will attempt to push the science of climate change even more rigorously. Tapping the expertise of scientists assembled in the federal laboratories at Boulder, these studies, it is hoped, will provide a better idea of how much water may exist in a hotter and drier future.

The focus naturally is on the Western Slope, where three-quarters of Colorado’s water originates, mostly in the form of snow. The studies will also attempt to predict how much precipitation regimes will change between basins – the San Juan, for example, as distinct from the Eagle.

While this gets sorted out, parallel roundtable discussions have been occurring regarding the state’s major river basins. The intent of these roundtables is to reach some larger consensus about water allocations, perhaps similar to the compacts that govern the Colorado River now.

Friction

If the roundtables have improved dialogue, tempers have occasionally flared. Disagreement was evident in one exchange at last month’s meeting of the Colorado Water Congress. Pitkin County Commissioner Rachael Richards complained that Western Slope water had not been given its due in generating revenue in Colorado’s second largest economic, tourism and recreation.

She got pushback from Rodney Kuharich, director South Metro Water Supply Authority. Aspen, he observed, seemed to have done quite well despite the diversion of waters from the Roaring Fork River and its tributaries that began decades ago. Resorts on the Western Slope, he said, have benefited handsomely from customers drawn from along the Front Range.

As for additional storage, future reservoirs will likely be smaller but perhaps at higher-elevation locations, to minimize evaporation. But whereas the reservoirs of Aspinall’s day were all about commerce, today they will be judged against a greater matrix of considerations.

The Nature Conservancy’s Hawes said her group believes that decisions about storage should be guided by multiple uses, “so that the environmental is part of the planning and not an afterthought.”

Ridgway Colorado Historic Real Estate

2009-09-05T13:40:00.001-07:00

Written by the Ouray County Watch

Sep 03, 2009 | 90 views | 0 | 1 | |

The Tanner/Viets house, built in 1901 in the Dutch Colonial Revival style, was owned by Frank and Ida Tanner. Frank was Mayor of Ouray from 1905-1907 and was director of the Bank of Ouray. This and other historic buildings are featured in the Ouray County Historical Museum’s newest exhibit: “Ouray’s Historic Homes,” on display now through Nov. 21 during regular museum hours. (Photo by Doris Gregory)
slideshow OURAY – The Ouray County Historical Museum’s newest exhibit originated as one of the OCHS Evening of History programs put together by Ouray resident Carolyne Kelly earlier this summer. Kelly’s program, “Ouray’s Historic Homes” received such an enthusiastic response that museum curator, Don Paulson, decided to wrap up the summer season with a special exhibit based on her presentation.

The exhibit features 12 homes built between 1877 and 1902 that represent several architectural styles: Pioneer Log, Folk Victorian, Late Victorian, Victorian/Italianate, Victorian/Queen Anne, Edwardian or Dutch Colonial.

“No one architectural style exists in Ouray,” explained Kelly. “Most of the homes in the Ouray National Historic District were built between 1876 and 1915, during the heyday of mining. These buildings are heavily influenced by architecture of the Victorian era which generally overlapped with Queen Victoria’s reign from 1837–1901.”

According to Kelly, the 12 homes selected for the focus of the exhibit were chosen for specific reasons: Kelly wanted to display a representative sampling of architectural styles, and some of the houses’ owners had interesting backgrounds and interconnected family histories.

The quality of available old photographs and the consideration of available exhibit space also dictated her selection.

The “Ouray’s Historic Homes” exhibit is located on the second floor of the Ouray County Historical Museum, which is housed in a beautiful 122-year-old stone building at the top of 6th Avenue in Ouray. The exhibit will run through Nov. 21. Museum hours are Monday through Saturday, 10 a.m.- 4:30 p.m. and Sunday, noon-4:30 p.m. Call the museum at 325-4576 for more information, or go online to ouraycountyhistoricalsociety.org.

New Ridgway Colorado Real Estate Development

2009-08-22T14:28:00.001-07:00

RiverSage the ‘Proper’ Way to Develop Land

by Gus JarvisAug 20, 2009

Posted by: Erin Eddy

www.ridgwayland.com

LAY OF THE LAND – Lot 3 in the first phase of the RiverSage sits next to cottonwoods that line the Uncompahgre River. It also has magnificent views of the Sneffels and Cimarron mountain ranges. (Photos by Gus Jarvis)
slideshow

slideshow Phase One Lots Now Available

RIDGWAY – Six years since the inception of the RiverSage subdivision, two miles north of Ridgway near the banks of the Uncompahgre River, seven two-acre home sites are now available for purchase. The sites represent the first phase of the development and provide future residents clear views of the Sneffels and Cimarron mountain ranges as well as access to over 100 acres of surrounding open space and the adjacent 60-acre Dennis Weaver Memorial Park.

The project’s developer Rick Weaver, who has been busy overseeing road paving at the subdivision, said that the process to create and annex the subdivision with the Town of Ridgway was a lengthy, but ultimately is a “win-win” development for potential lot owners as well as the those who will enjoy the 60-acre park. The development also encompasses the philosophy of Weaver’s late father, actor and environmentalist Dennis Weaver.

“We really wanted to preserve the river corridor, wetlands and wildlife habitat,” Weaver said in an interview last week. “We tried to keep his vision in approaching this project. The only way we could do this is donate land and develop just enough lots to make it financially feasible. The town got a 60-acre park and we got the lots we needed. Everybody wins with this project.”

Lots in the first phase of the subdivision are priced to sell from $289,000. With its location on the outskirts of Ridgway and within one hour’s drive of Telluride, the subdivision is perfect for those who want to be surrounded by San Juan Mountain beauty but not too far from the conveniences of town.

“What is really great about it is you get a rural country, private feel but you are only four minutes from town,” Weaver said. “You are also only four minutes from town if you want to ride your bike on the path. People can even go down to the [Ridgway] State Park without even getting into a car.”

The entire RiverSage subdivision is broken up into three phases and will, when it is complete, have just 20 lots on 115 acres of land.

“There is a lot of open space out there and a lot of great mountain views with no homes in front of another,” Weaver said.

In keeping with his father’s vision, Weaver said the subdivision will be environmentally sensitive and wildlife friendly. Guidelines in place ensure that each home is not only elegantly designed but energy efficient and economical.

“One of the things that we are excited to do is have a green development,” he said. “We have instituted voluntary green building codes that are based loosely on codes that are in effect in Telluride and in Gunnison. Most of it involves good building practices. We felt it is a worthwhile thing to do and we are proud of the fact we have taken those voluntary steps. I think it is absolutely necessary to worry about conservation.”

RiverSage is ideal for those who regularly get outside for recreation and exercise. For mountain bikers, the Eagle Hill loop is adjacent to the development, and for the angler, the fly-fishing on the nearby Uncompahgre River is “great,” according to Weaver.

“We have had a lot of compliments on the [Dennis Weaver Memorial] Park and its trail system,” he said. “This project is all about preserving the river corridor and open space while having a limited density and limited visual impact project that includes green building. It is something that is conscious of our environmental needs as well as conservation needs and we think it is the proper way to develop a piece of land.”

Ridgway Colorado Real Estate and Land Use

2009-08-13T16:05:00.001-07:00

Commissioners to Address Mining Claim Issues With Current Regulations

by Gus Jarvis Aug 13, 2009

Posted by Erin Eddy - www.ourayland.com and www.ridgwayland.com

OURAY – Instead of drafting an entire new section to the county’s Land Use Code to regulate residential development on patented mining claims, the Ouray Board of County Commissioners on Monday generally agreed that they would schedule series of work sessions that would be dedicated to specific concerns surrounding residential development on mining claims in hopes of better enforcing or tweaking existing codes.

Monday’s discussion was the first opportunity for the commissioners to formally discuss what they had heard at a July 27 forum held to discuss possible new regulations on the development of mining claims, attended by close to 200 county residents. It was apparent at the meeting that the community is sharply divided over the need for regulating residential development on mining claims.

While County Commissioner Keith Meinert said he thought that he and his fellow commissioners had clearly defined their concerns and objectives when they first started the process of drafting new regulations, he agreed that the commissioners should specifically outline why they are concerned about residential development on mining claims.

“I think the objectives and concerns still exist,” Meinert said. “I want to continue to pursue this to achieve clear cut objectives and address clear cut concerns and maybe we need to spend some time enumerating exactly what those concerns and objectives are.”

Meinert continued by saying that there is a possibility of addressing those concerns with existing site development permit regulations and visual impact regulations.

“The possibility of achieving those objectives and concerns by better enforcement and better tweaking of existing regulations is something we need to explore rather than the new section of code, which we had thrown out as a discussion vehicle for the planning commission.”

The commissioners set up a list of “bite sized” concerns that need to be addressed in future work sessions. First, they agreed to work with County Assessor Susie Mayfield to address the value that mining claims are assessed. Currently mining claims are generally valued by the assessor at $1,000 per acre, rather than the value assigned to other categories of vacant land in the county. “One issue that, to me, stood out is this taxation issue,” Commissioner Heidi Albritton said. “The valuation of mining clams is a touchy topic and a bit of a Pandora’s box. We need to have a discussion on how to deal with that.” Albritton added that she understood that it would be an expensive and lengthy process to reassess each mining claim.

Commissioner Lynn Padgett suggested that the first step the county could take is a mass appraisal system of mining clams and that the county look to the U.S. Forest Service as a partner in coming up with a means to survey the mining claims so the county can have “an accurate picture of where the parcels are.”

Albritton cautioned her fellow commissioners that if the valuations of those properties were to be changed, the board would first need to be completely educated on how the change would affect property owners.

“We also need to be cognizant of the impact to those people who have owned those properties and don’t plan to build on them,” Albritton said. “I don’t think we have a choice in the matter but there are going to be ramifications and it will affect people in a significant way. It could be the difference of people hanging on to [a mining claim] or putting it on the market.”

The commissioners also said they still had not heard concerns from residents about the visual impacts of unregulated residential development on mining claims and agreed that the current visual impact regulations need to be addresses so they can be better enforced and possibly broadened to more areas. Meinert said their were “obvious shortcomings” with the visual impact code and that it is currently “unworkable and is unenforceable.

“It allows a kind of discretion by staff that puts staff in a difficult position,” Meinert said. “I think we need to put a lot more thought into the visual impact code.”

Albritton agreed by suggesting that the commissioners schedule “a decent amount of time to workshop our visual impact regulations. We all know there are issues with that section of code and then also have simultaneous discussions about expanding the visual impact corridors.”

Continuing on, the commissioners agreed that road grade issue needs to be addressed as well. Meinert suggested that there be, in the LUC, a variance process to allow for road grades above 12 percent.

“I think there needs to be a variance process and it needs to recognize that some need to be more than 12 percent,” Meinert said. “The other issue is the need for a permitting process before any blade is put to the earth. That would potentially address some of the issues in getting the right kind of engineering.”

He added that the “biggest stumbling block” to development in mining claims areas is they are up private roads.

“Our regulations were intended in keeping those primitive,” he said. “I am not trying to resolve the issue here but it is another area to be addressed.”

Along with that, Meinert said the commissioners need to look into whether or not the county will require owners who develop off primitive roads to sign a waiver that would take away the county’s liability in providing emergency services.

“Something that clearly forces them to recognize that what they are doing in that location may have consequences to them,” Meinert said. Padgett added that she is concerned with what responsibility the county has in taking care of wildfires around those mining claims.

The commissioners directed County Attorney Mary Deganhart to draft a resolution that would specifically outline what the commissioners intend to work on in upcoming work sessions. It was unclear at Monday’s meeting what role the Ouray County Planning Commission would play in each of the work sessions, but the commission would be invited to all of them.

Ridgway Colorado Land Use Issue

2009-08-08T14:50:00.000-07:00

Split continues on mine claims regs

Written by: Patrick Davarn 07.AUG.09

Posted by: Erin Eddy - www.ourayland.com

Unscheduled discussion on the current hot-button topic of residential development on mining claims dominated an otherwise light agenda for the Board of County Commissioners.

Yet more discussion, albeit this time scheduled, takes place during a work session on Aug. 10 between the BOCC and the Ouray County Planning Commission (OCPC).

Last Monday, OCPC member Ken Lipton came before the BOCC during its informal Call to the Public to read a statement of timelines that included summaries of directives by the BOCC and meetings and work sessions since the process began in May 2008.

“The question as to whether or not a new section to the code should be written was already decided by the BOCC and earlier agreed to by the PC and this should not be negated by self-interested parties or ideology or fear of angering a portion of the community that holds unrealistic views on property rights or the county’s right to regulate land use,” said Lipton from a portion of his document.

According to a news report in the July 31 Plaindealer, nearly 200 citizens packed the county courthouse two days earlier to register their views on the issue of restrictions and regulations for residential development on mining claims. Opinions were as diverse as the backgrounds of those in attendance; some owned property in the area currently defined as the South Alpine Zone, some did not.

Commissioner Keith Meinert said at Monday’s meeting that a news report in last week’s Plaindealer needed clarification. County Attorney Mary Deganhart did not write or propose regulations for that zone. “We need to be careful in the way this is portrayed to the public,” said Meinert. “I want to dispel completely (any belief) that such work is driven by any individual on the staff. The county attorney is working at the instruction of the board.”

Meinert said he agreed with Lipton that there needs to be a better understanding between the BOCC and the Planning Commission.

BOCC Chairman Heidi Albritton said the county’s six-month moratorium on mining claims development was intended to allow time for discussion and consideration of specific regulations; but the timetable was not realistic. “We have a large demographic interested in the issue,” said Albritton. “If there are ways to work with them, we need to do that and get a consensus, understanding that we are not going to please everyone.”

Ridgway area resident Craig Fetterolf, who served on the county’s Study Group that earlier this year completed its report on two separate analysis on the affects of growth, asked why mining claims are not taxed the same as other buildable residential properties. “It’s unfair to the rest of us who are paying our taxes,” he said.

Meinert said mining claims are being assessed at the proper rate of 29%; there is no special treatment by the Assessor’s Office. Commissioner Lynn Padgett explained that the difference is the land’s valuation. Padgett said the state requires the county to assess all property at market value, but there is simply not enough data on local sales.

Padgett added that while a higher assessment of market value may add to property tax revenues, it may also harm opportunities for the public, such as the Red Mountain Project or the Trust for Public Land, to obtain mining claims. A higher valuation will mean a higher price.

Ridgway Colorado Land Use

2009-08-01T09:53:00.000-07:00

Four groups have stake in high-country issues

Posted by Erin Eddy: www.ourayland.com

Having attended the BOCC meeting regarding the Alpine Zone Regulations a number of thoughts come to mind. First and most obviously, the Ouray BOCC is conscientiously performing its duty to the citizens of Ouray County by gathering public thoughts on a difficult and sensitive issue. The issue being one of private property rights versus maintenance of the status quo in regards to potential Alpine Zone development via the mechanics of the “1872 Mining Law.”

First, it must be said that an increase in the potentiality of the regulatory process is a direct result to an increase in population pressure. No matter what the inherent political persuasion of the individuals involved, these conflicts will occur as finite resources, whatever their stripe or color, become contested. The finite resource here is the wildness and beauty of nature.

If this issue were the relatively simple issue of mining and environmental concerns it would be easy for me to come to a conclusion. I agree whole heartedly with underground, hard-rock mining in Ouray County. The environmental concerns due to mining would be dealt with in a responsible 21st-century manner to protect the quality of our exceptional environment and we would start drilling and shooting, period. End of story. As I said at the meeting, I hard-rocked from ’71 to ’79. I’m pro-mining. In my world, mineral and metals are as necessary as sunshine and clean air.

If one’s head is out of the sand today, all it should take is a cursory look at the nation and the world at large to realize that Ouray County would do well to get back into the business of hard-rock mining. That being said, do not misconstrue my words as license to trash our environment. (Also, period. End of story.)

However, the meeting on Monday evening was not of a topic so easily dealt with, so easily worked through. While the topic at hand is a direct corollary of the “1872 Mining Law” it is more complex with several permutations. Listening to the 50 or so speakers, I identified four separate groups utilizing four distinct platforms for projecting their points of view. They are:

1. Environmentalists: Their desire is to maintain the status quo without disruption of the back-country reality such as it exists today.

2. “Old-Time” Ouray County patented mine owners: They are staunch on their use by right of private property as stipulated by the “1872 Mining Law.”

3. Patented claim owners from out of the area: Their interest lies in building their “dream second home” in the mountains. This could be a small, secluded low-impact cabin or a neon-pink trophy home perched out on a cliff for the whole world to see.

4. Land Speculators: The claims are strictly and specifically to be used as ‘spec’ real estate investments to the highest bidders regardless of the impact on the local community or environment. Do not be surprised to see leveraged land trades in this group. Threats to build mega-mansions “or else” will show up in this group. This is the trophy home contingent.

So what do we do? Protection of private property rights is essential to the American way of life. Protecting the magic of the environmental aesthetics for the alpine terrain of Ouray County is also essential to the citizens of Ouray County. It is also essential to those that come to Ouray County to visit here, to look at, and to travel in our mountains.

• Private property rights

“Life, liberty and the pursuit of happiness.” These are the words of Thomas Jefferson from our Declaration of Independence. It could be said that Jefferson “borrowed” or was inspired by similar words from John Locke: “Life, liberty or possessions.” (Chapter 11, “The Second Treatise Concerning Civil Government” from “The Extent of the Legislative Power,” 1690.)

It is thought that Jefferson originally penned “Life, liberty and property.” The right and concept of property as a “natural right” of “natural law” was so strong, so fundamental with the founders. However, “property” was changed to “pursuit of happiness” because the founders believed that slaves would be considered as “property” and so the founders purposefully changed “property” to “pursuit of happiness.” The cessation of the abomination of slavery by the founders was an ultimate goal and this explains the substitution of word usage found in the Declaration of Independence.

“First a right to life; secondly, to liberty; thirdly to property.” (“Natural Rights of the Colonists as Men” in “The Report of the Committees of Correspondence to the Boston Town Meeting,“ November 22, 1772, Sam Adams and Ben Franklin.)

The 5th Amendment to the U.S. Constitution reads: “...nor be deprived of life, liberty or property without due process of law.”

As we see from all of this, “private property” is a very big and serious issue in America. It goes deep into English and Celtic origins. Patented mining claims are private property not to be trifled with lightly.

• The Environmental Aesthetic

To conserve, to preserve, the natural beauty and wildness of Ouray County is a worthy goal. This is a respectful endeavor. The protection of the environment is a sacred duty, as is the protection of private property. I believe those duties are divinely inspired. The perpetuity of the appreciated environment is a belief already well established in Ouray County. It is decades and decades old. When the Europeans first arrived in what is now Ouray County, they “took” it away from those who were before. The land was “taken” at this time in an excellent condition. There has always been someone before; there will always be someone after. We haven’t had a monopoly on ownership of these mountains nor stewardship of them. I would venture that we hold these mountains in a trust for the future.

Once again, the questions come back to us, “What do we do? How do we continue to protect as well as to use the “Alpine Zone?” I have friends that own mining claims. I know that their intent is to respect that land, those mountains. They will build small, low-impact cabins on their patented claims. Some already have. Zoning regulations – legal, also – are an attempt to insure the expression of the will of the people in the use and protection of the land.

Regulations? More regulations? I agree with many at the meeting: we do have way too many! Those that know me know what I think about the barrage of regulations today. Large and potential future growth was alluded to by several people at the BOCC meeting. This is an absolute reality in Ouray County’s future. I do believe that it is with the utmost concern, wisdom and sincerity that all three of the County Commissioners are approaching this situation in the Alpine Zone.

As I said to the commissioners at the end of my two-minute comment period on Monday evening, “Do your job.” This was not said as a command. It was said as a re-enforcement to pursue the sacred duties, the sacred honor that the oath of your office requires and demands of you.

Joe Ryan owns and operates the San Juan Hut Systems out of Ridgway.

Ridgway Foreclosures

2009-07-25T08:35:00.001-07:00

Foreclosures up to 40

Written by: Christopher Pike 17.JUL.09
Posted by: Erin Eddy - www.ourayland.com

There are 40 properties in some stage of foreclosure so far in 2009, according to Jeannine Casolari, Ouray County public trustee.

In a report to the Board of County Commissioners, Casolari said on Monday that her office has been receiving from three to five new foreclosure notices each week.

"And there are several sales and several now continuing. There are four scheduled this week on Wednesday, but three may be continued. One will go through."

Casolari said that in a previous year there might be six foreclosure notices; in May alone there were seven foreclosures and six in June. She added that ten foreclosures have been carried over from 2008.

Despite this, actual sales are not commensurate with the number of filings.

"There have been no bids because everyone's bottom fishing and no bank will accept below the mortgage value," Casolari stressed to the commissioners. She said that a foreclosure is "not a fire sale."

"Once they get it on their books then that is when a fire sale takes place. I'm concerned because we've only seen the tip of the iceberg. I think people need to be look at at what might be poised to happen to property values."

Casolari added that nothing has sold yet because the owners haven't taken the lower value or the value of outstanding mortgage valance. This is telling us to be very aware of what is happening. Perception is not accurate. Foreclosures are not reflecting the true value of properties. "I'm very worried," Casolari said.

Citizens seek to acquire local real estate

2009-07-11T10:55:00.001-07:00

Summer folk step to plate in Wright project...Part-timers pitch in

Posted by Erin Eddy - www.ourayland.com and www.ridgwayland.com

Special to the Plaindealer - written by Ouray Plaindealer Staff

Second home owners and year round residents in Ouray County have a special opportunity this summer to join together on a major project now shifting into high gear - the Campaign to Save the Wright Opera House.

This ambitious fundraising effort is well-suited to involve summer and year-round residents alike, working together on a project that impacts the future economic infrastructure and lifestyle of the community, while preserving the history of the area.

The campaign's goal is to purchase and rehabilitate the Wright, create a county-wide arts center to serve the growing activity of the several arts organizations and eventually provide the premier small performance space in the region.

The Friends have completed the initial preparatory steps needed to assure that going forward to purchase the building is feasible, including an appraisal and an historic preservation structural engineering assessment with projections on needed repairs and equipment following the purchase of the building.

Grant applications are currently being written to several foundations which participate in capital purchases, including the Colorado Historic Society. Huesing estimated that in order to indicate solid community commitment to the foundations in question, about $200,000 will need to be raised or pledged locally by Sept. 1, for intended purchase in 2010. Currently over $80,000 has been raised in cash, pledges, and grants, some of which has been used to pay for the preparatory analyses. Phases of potential development, along with historic details, can be viewed at www.SaveTheWright.org.

Summer residents Kelvin and Becky Kent recently made a pledge to the project.

"Ouray's Wright Opera House is more than just a cultural icon and Victorian masterpiece," They said. "It's an important piece of our history, heritage and connection with the past. It needs to be saved for future generations and put to use as a venue for activities, entertainment and a vibrant Main Street storefront. We think it is right to support the ongoing efforts of the hard working Friends of the Wright Opera House to achieve their goal of securing this wonderful building for posterity."

From the business perspective, a pledge from Box Canyon Lodge owners Rich and Karen Avery noted, "We see the arts as the other bookend, with our fantastic recreation assets, to solidify the economy in Ouray County. An upgraded, fully functioning Opera House will provide the missing link in the spectrum of experiences we offer full-time residents, summer residents, and visitors. In our opinion, our investment in the effort of the Friends of the Wright Opera House is an investment in the future of our own business."

Summer resident Ralph Huesing chairs the Friends of the Wright Opera House, sharing his considerable experience with historic commercial buildings.

Another long-time summer resident, Duane Compton, is helping coordinate participation by other second home residents. Several other seasonal residents are participants in the volunteer corps forming to help with managing events and fund-raising activities. Huesing invites other second home owners to become involved in the project.

"Our current focus is to create awareness by all residents of the project and its potential," Huesing said. "We will provide personal tours of the facility for everyone, whether summer or year-round residents, to show the current status of the building and to further develop the vision and dynamics for best use into future years. We want everyone to enjoy the events currently planned. We need volunteers to help with planning the future implementation of the building to serve the broadest range of the population. And, we want those willing to help with the financial challenge to be well-informed about how their support in purchasing the building will affect the economic and cultural health of their community, as well as the major tax benefits associated with that support."

Several events and activities are planned to specifically bring the summer residents into the long term process to "Save the Wright.

Joyce Linn, chair of the Community Development Committee, has often addressed the need to involve summer residents in the community and its progress. She sees the Opera House project as a perfect vehicle for second home owners and year round residents to work together.

"Our summer home population is as big as our year-round population. That presence significantly adds to the vitality and the economy which we all value, but as a community we don't create adequate opportunities to actively encourage summer residents to feel involved and more fully participate, along with the year-round residents, in the overall progress of the community," she said. "We know that our summer residents bring with them great ideas and knowledge from their experiences elsewhere. The conceptualization and implementation of a project like this can benefit from the combined perspectives of the two components of our population. We hope that anyone who wants to be involved in any part of this project will contact us."

Huesing added his part-time residency perspective.

"The Friends of the Wright Opera House was formed to manage this initiative, and we welcome all residents to join us in accomplishing this major challenge. For second home owners, it is especially workable because we can have involvement year-round as we monitor progress and offer advice even when not in residence. And, of course, our financial support can substantially speed up the process, adding to the contributions of the year round population. It might even provide some bragging rights when returning to our winter residences as we share a bit about what we are helping to accomplish for our summer town. Our help and involvement to create a top-notch venue for a full menu of quality entertainment and arts education will be an added benefit to the community. We will share the pride in 'our Opera House'... restored and fully functioning."

Any category of residents wishing to sign up for a tour, attend events, participate in planning activities or the volunteer group, or obtain information regarding a donation or a pledge should call Huesing or Linn, or other board members Nancy Nixon, Dee Williams, or Jim Opdahl.

Ouray County Mining Claim Development

2009-07-03T17:11:00.000-07:00

Posted by: Erin Eddy

www.ourayland.com
www.ridgwayland.com

Panel hears strong pros, cons on proposed Alpine Zone regs

New rules for building home on mining claim parcels in the Alpine Zone need more refinement, according to the county's Planning Commission (OCPC).

A draft of proposed changes to the Land Use Code (LUC) regarding residential development on mining claims and other parcels in the southern end of the county, including creation of a new South Alpine Zone, was tabled by the OCPC following a contentious public hearing on June 18.

Under consideration were modifications and additions to existing zoning regulations and boundaries.

But more than 50 people appeared at the public hearing and at least 22, many of whom own mining claims in the county, spoke in opposition to amending the LUC. Several claimed that language of the proposed regulations was overly broad, constitute an infringement on private property rights and is lacking in protection for miners. Several miners said that the entire document should be scrapped, arguing that their property values will decrease.

"Patented claims are private property. Every person has a right to do what he wants with this property. I don't agree with any of it; we have enough government already. The higher you go the worse it gets," said Ron Williams, who has worked with his son, Ron Jr., in the mining industry for several decades.

Several provisions in the draft document generated criticism from patented mining claim owners - who spoke in solidarity. The 12% maximum limit for the grade of the access road (even though the owner may seek a variance) is too restrictive and arbitrary; the limit of one-half acre for a building footprint should be expanded; the prohibition of construction of a new road or improvements to existing roads on the subject parcel (except where there is no existing access to that property) could impact those who wish to install roads for exploratory drilling; and the maximum, or base allowance, for a house being limited to 2,500 square feet of footprint for the total acreage.

The three principal partners of the Tisdel Law Firm in Ouray - Mike Hockersmith, Mark Howe and Andy Mueller - also were present at the hearing.

Hockersmith said the maximum limit of 7,500 square feet for a home where two or more parcels can be included in the calculation is "a huge issue that ought to be addressed."

Howe, who participated in the workshop discussions as an OCPC member, recused himself at the beginning of the June 18 public hearing due to any apparent conflict of interest. The firm represents some mining parcel owners.

Mueller argued that the regulations are) too cost prohibitive for an applicant. "The cost of studies, site plans and geotechnical prevents someone from being able to afford a house in that zone," he said.

Mueller also said that the standards in the document for items such as site plans, lack specificity and that staff in the county's Land Use Department office would be vested with "too much sole discretion" in their decision-making. He also expressed dismay that fencing restrictions were inappropriate for mining claim properties that have a home situated on it: "Now you're telling owners you can't fence your property. That's not okay."

Eight individuals, including Tammy Randall-Parker, Ouray District Ranger for the U.S. Forest Service, spoke in favor of the proposed mine land regulations. But some recommended that the regulations be made more clear and include other considerations. Randall-Parker suggested that the county add language to clarify snow maintenance; the USFS is in the process of developing regulations to require permits.

Howard Greene, a former OCPC member, said the current draft "neither prevents mining or home construction. In fact, (it is) more permissive than in other counties, allowing larger homes and easier variances. They are not a denial of rights and are not a taking."

A six-month moratorium set by the Board of County Commissioners on the construction of residences on mining claims in Ouray County expires July 26.
The BOCC did not take any action during its June 22 meeting to extend that deadline.

Following last week's hearing the OCPC scheduled another workshop on July 9 to discuss whether or not to rewrite portions of the document.
The OCPC wrote the draft proposals pursuant to a request from the BOCC. A total of six workshops were conducted, beginning 18 months ago.
The BOCC asked that the Planning Commission hold another public hearing regarding the proposals on July 21.

- Story by Christopher Pike, correspondent

Ridgway Colorado Real Estate News

2009-06-27T09:11:00.000-07:00

See Forever Village Takes New Tack in Marketing Resort Real Estate

by Greta Stetson Jun 25, 2009

Posted by Erin Eddy

www.ourayland.com

Real estate buyers have until August 14 to name their own price on seven pre-furnished luxury residences in Mountain Village. That is, as long as the price they name is $2 million, or more.

The last seven vacant condominiums at See Forever Village at The Peaks are on the market this summer by way of an online bidding system.

See Forever developer John Abrams hopes his “Developer Celebration Sale” will inject some new enthusiasm into the Telluride real estate market and establish a new mechanism for the purchase of resort property.

Just north of The Peaks, See Forever Village is a set of 24 condominiums and four freestanding residences that overlook the Telluride Valley Floor. The units, fully furnished by The Decorator's Unlimited, are also managed by The Peaks, a contract that gives See Forever Village owners access to housekeeping services, maintenance, membership to the Golden Door Spa, and other amenities.

Construction, which was divided into three phases, started on the project in 2002, and units started selling in 2004. Now, to sell the last seven, Abrams is responding to a changed market.

“It's no longer a seller's market,” he says. “It's a buyers market.”

Abrams believes that there are still buyers who would like to own Telluride real estate, but they haven't gotten the push they need: a good deal. Marketing consultant Lynette Hegeman says that, rather than just lowering the price, See Forever's new bidding system allows interested parties to name a price they think is reasonable.

Under the system devised by Abrams and Hegeman, buyers can start making bids online after they submit a $25,000 deposit, which is fully refundable if they don't submit a bid that is accepted. Four of the units' starting bids are $2 million, two of the others start at $2.7 million, and the final one is $2.8 million. The condos range from 2,580 to 3,441 square feet.

Abrams also has also established a maximum price for each of the residences; if a buyer reaches the reserve price, the bidding will stop and they will get the condo immediately. Otherwise, the residences will go to the highest bidder, but even that doesn't guarantee a unit. Just because bidding for a unit starts at $2 million doesn't necessarily mean that Abrams will accept that price.

“John Abrams isn't here to give away units,” he says. “I didn't work this hard to sell these units at a ridiculously low price.”

Abrams adds that he isn't desperate to sell the rest of See Forever; since the units are fully built and his construction loans are paid off, he is not losing money while the condos are vacant. Rather, Abrams wants to sell because that's what developers do.

“My incentive is to turn over units and invest the money in other projects. I'm not in the business of sitting on real estate,” he says. “This is not a distress sale. This is a marketing model.”

Hegeman adds that anyone considering buying luxury real estate could probably afford one of the condos without the sale.

“A lot of [potential buyers] don't have to worry about financing,” Hegeman says.

The difference, now, is that these “smart, savvy” buyers are getting a good deal by being able to choose their price, Hegeman says, and if wealthy potential buyers see a good deal, they'll take it.

And in a low-price market, Abrams knows that buyers won't bite without “all the bells and whistles,” including spacious rooms, furnishings and views.

Abrams entered the real estate market in Mountain Village 15 years ago, when he bought and later sold a penthouse at The Peaks. He went on to build ten homes in Mountain Village and The Lodge at Mountain Village. He started building See Forever Village seven years ago, with the pitch that owners there would be liberated from the chores that go along with owing a single-family home.

“There are a lot of second-home buyers that want the convenience of not having to worry about things like summer yard work and mechanical engineering,” Abrams says. “They simply buy a unit and move in.”

Hegeman suggests that the online bidding model for marketing resort property could help stimulate the slow economy. While many developers have cut back on marketing, Hegeman hopes the Developer's Celebration Sale will make waves beyond See Forever Village.

“Other developments might see some response,” she says. “If we sat around and did nothing, nothing would happen.”

Along with advertising in local media, See Forever Village is offering lodging discounts to any buyers who want to visit Telluride to physically tour one of the units. It's also including local brokers, offering them a four percent commission for any of the seven units they sell.

Early in the sale, two of the seven available units have received bids. Hegeman explains that one reason the sale is summer-long is so potential buyers have time to do their “due diligence,” and research other real-estate opportunities. She adds that the sale, which began Monday, June 15, has received positive feedback from current See Forever residents and past prospective buyers.

Telluride Properties agent Brian O'Neill, who lists condominium units at the Capella Telluride, says that while the online bidding system is not necessarily a new idea, it is a creative one that might turn the market “a little bit.” At the Capella, units range from $850,000 to $7 million and 850 to 4,500 square feet.

“Two-million is a great value for one of those units,” O'Neill says.

To entice buyers, Capella is offering a 20 percent discount on the price of the condominium, a year's worth of free homeowners association dues and other benefits. O'Neill says that numerous guests have expressed interest in buying Capella condos, but that interest doesn't necessarily lead to a sale, especially when buyers think that prices could drop even further.

“I'm worried about people actually buying,” he says. “It takes quite a while for people to believe that we're actually at the bottom.”

Abrams agrees that now is a good time to buy Telluride real estate. Because of the slow economy, new properties are not being developed, so once all the available properties are sold, prices will increase dramatically in the three to five years it takes for developers to bring new inventory on the market. He adds that, in his 15 years of real estate experience, he has seen the market cycle from high to low at least three times.

“Once you see the low-lying fruit taken off the market you'll see prices go up.” Abrams says. “I've seen that the market goes down, corrects, and then goes up even higher.”

For more information on the See Forever Village Developer's Celebration Sale, go to www.seeforevervillage.com.

Resort News

2009-06-17T08:28:00.001-07:00

In Ski Country

Written by Allen Best - Jun 11, 2009

Ouray County Watch

Posted by Erin Eddy - www.ourayland.com

Steamboat debates merits of ban on real estate signs

STEAMBOAT SPRINGS, Colo. – Real estate agent Michelle Avery says all real-estate signs should be prohibited by the city’s sign code. “Other resort towns have adopted this ordinance, and I feel strongly that Steamboat should do the same,” she writes in The Steamboat Pilot & Today. “Simply stated, the signs are an eyesore.”

A slew of website bloggers beg to different. One blogger, Ralph Cantafio, contends that outright elimination for aesthetic reasons is simply inappropriate. “Government should be very careful to use only reasonable restrictions,” he writes. Part of his reasoning is that eliminating signs eliminates communication, free communication being a hallmark of a democratic society.

Aspen and T’ride tumble, but not so Jackson Hole

ASPEN, Colo. – Nothing in the numbers being reported in the Aspen area suggest that the economy there has started a comeback. Very much the opposite.

Sales tax collections through the first four months of the year in Aspen were down 20 percent. At nearby Snowmass Village, the drop was more precipitous yet, 30 percent, while real estate transfer tax collections were down 80 percent.

Citing Land Title Guarantee reporting, The Aspen Times says that dollar volume for real estate sales across Pitkin County was off 30 percent compared to 2008 – which ended up being the lowest-volume year since 2004. Down-valley in Garfield County, where the resort economy intersects with the now faltering boom in natural gas drilling, the real estate sales volume was down 80 percent.

In Telluride, the story is the same: sales tax revenues this year have been down 12 to 15 percent, and the real-estate transfer tax at year’s end may total only $750,000, compared to $5 million just two years ago.

Inexplicably, the story in Jackson, Wyo., seems to be different, at least in regard to retail sales, which have been down only 3 percent. Moreover, the Jackson Hole News & Guide reports hope among locals that the economy in Teton County will actually start growing again. Visitation to Yellowstone, after being down for several years, has actually been up 11 percent this year, and at Grand Teton National Park it was even.

What mountain rivers will help Denver grow?

GUNNISON, Colo. – Mountain towns in the Rockies have a symbiotic relationship with Denver and other cities along Colorado’s urbanized, Front Range corridor. It is typically also one of ambivalence

That Front Range corridor already consists of four million people, the single largest source of skiing customers in North America, perhaps anywhere on the planet. That base allows Colorado ski areas with relative proximity to survive even when the more distant - but more lucrative – destination skiers stay at home.

That was evident in last week’s report from Vail Resorts, which has four major ski areas within a two-hour drive of that Front Range population, plus another at Lake Tahoe. While destination skiers dropped to 57 percent of the total visitation this past winter, compared to 63 percent the year before, Vail Resorts had a total decline of skier visits of only 5.3 percent.

But the need of Front Range cities for water causes continuing tension, with reverberations as far away as Jackson, Wyo.

Native supplies were proving inadequate even 125 years ago, when farmers discovered they had insufficient water during late summer to finish their crops. To accommodate their needs, creeks from the western side off the Continental Divide, in the area of Rocky Mountain National Park, were diverted eastward.

Since then, the headwaters areas from Granby southward to Winter Park, Breckenridge, Vail and Aspen, have become configured with an intricate labyrinth of ditches, reservoirs, canals and tunnels, all with the intent of achieving what historian (and Telluride native) David Lavender described as a “massive violation of geography.”

With the easy diversions completed decades ago, Front Range interests began to look for the small increments close in, what has been described as the “last drop,” or with big straws in mind to draw from more distant sources.

The drought of 2002 provoked an even greater intensity of focus. So do population projections that envision the state’s population doubling by the year 2050, with four-fifths of that population growth occurring along the Front Range.

One idea still being studied calls for pumping of water from Green Mountain Reservoir, located on the Blue River, about 20 miles to Dillon Reservoir, for diversion to Denver. A compensatory dam on the Eagle River west of Vail might be the quid pro quo to the Western Slope.

Other ideas look at more distant sources. Aaron Million proposes to withdraw water from the Green River, which starts in Wyoming’s Wind River Range, an hour or two south of the town of Jackson. The river briefly enters Colorado before continuing down to a confluence with the Colorado River near Moab. As such, Million says, Colorado is entitled to the water from the Green as per river compacts reached in 1922 and 1948. But Wyoming isn’t so sure. Even people in Jackson, Wyo., who would be unaffected, have been testy about the idea.

Another idea calls for a diversion from the Yampa River, about 65 miles west of Steamboat Springs. The Yampa is tributary to the Green.

Still another thought sees a potential water source in Blue Mesa Reservoir, west of Gunnison. The water, some 200,000 acre-feet annually, might not actually be withdrawn from the reservoir; but the water stored within the reservoir might be appropriated for diversion to the Front Range.

Recently, reports the Crested Butte News, state representatives visited water district officials in the Gunnison area to talk about the long-term big picture. Harris Sherman, the executive director of the state’s Department of Natural Resources, said the state needed to be “looking 20, 30, 40 years out.”

Complicating the envisioning is the likelihood of reduced water supplies because of warming temperatures and changed precipitation patterns. While scientists remain uncertain, one study at Colorado State University sees a 2 to 20 percent reduction in flows of the upper Colorado River, Sherman noted.

None of the world’s problems were solved at the meeting. But, from the report in the News, it was an uncommonly good one for quotes.

Consider the remarks of Steve Glazer, a long-time water activist from Crested Butte. “There are a plethora of poison pills here,” he said. One such “pill” is that Colorado really is not entitled to as much water as this plan envisions. A study is underway to help sort that out.

Ken Spann, who ranches between Crested Butte and Gunnison, also added some folksiness to the proceedings. He said not enough details about the plan have been provided about the Blue Mesa idea for him to have an informed opinion.

“Without meat on the horse, I can’t tell whether to feed it hay or grain,” said Spann.

Canmore and Banff try to help tourism evolve

CANMORE, Alberta – With real estate development in the tank, Canmore has begun studying how it can foster its tourism economy. The city government has appropriated $80,000 for the study, which will include hiring consultants.

The tourism industry is not broken, said John Samms, who directs an organization called Tourism Canmore. But it is evolving.

Up the road at Banff, municipal representatives were plotting how to sell the Canadian Rockies as an affordable alternative to Whistler for ski vacations when Whistler hosts the Olympics next February.

A bit of grime not all bad in mountain towns

DURANGO, Colo. – Durango has never been a high-end destination resort. True, the town fills with tourists each summer, most drawn to take the narrow-gauge train to Silverton. And in winter there’s a ski area up the road.

But Durango exudes a more earthy, blue-collar feel than even those ski towns that once were mining towns. Durango Telegraph co-editor Will Sands, formerly of Crested Butte and Telluride, says Durango has some hard edges, what he calls “a bit of grease in the town’s silver spoon.”

Yet with plenty of biking trails, whitewater through the middle of town, and sharply defined mountains in the distance, it’s at no loss for outdoor amenities.

“Yep, I’ve seen the royal Hollywood treatment inflicted on two birds of paradise and can tell you first-hand that there are worse creatures lurking in the night than Desert Rock,” says Sand, alluding to a proposed power plant about 50 miles away.

“We’re a pint of excellent microbrew with a thumb-print on the glass,” he concludes.

Summit County prepares to help Senegalese villages

SILVERTHORNE, Colo. – Labor-strapped employers in Summit County a decade ago began recruiting employees from Africa. Among the countries sending residents to work the fast-food joints, clean the hotel rooms and so forth was Senegal, a country considered stable but with a high unemployment rate.

From this intersection of needs now comes an intercultural exchange. The Summit Daily News reports a recent spaghetti dinner at the local Elks Lodge at which Senegalese culture was to be exhibited and funds collected. Plans were to purchase medical supplies, buy mosquito nets, and donate computers to Senegal.

Sun Valley continues debate about airport

KETCHUM, Idaho – The Sun Valley Co., operator of the ski area, continues to argue against a new airport at a location more distant from Ketchum and Sun Valley. Most community groups seem to support a new airport, which would accommodate larger airplanes. But that tentative site will be about twice as far from Sun Valley as the current location at Hailey, about 20 miles from the resort center. Wally Huffman, the company’s director of resort development, fears travelers will be unwilling to pay a premium to fly to the Sun Valley area, rather than to Twin Falls or Boise – Idaho towns that are more distant, but within a couple of hours drive.

Runway extension will increase airport traffic

GYPSUM, Colo. – Eagle County Regional Airport has been closed for the summer while the runway gets extended 1,000 feet. The airport accommodates traffic primarily to the Vail and Beaver Creek area, but also has become a significant portal for Aspen-Snowmass visitors.

When completed, the 9,000-foot-long runway will be better able to accommodate jets flying from distant cities, including New York City. Because of the relatively high elevation, about 6,500 feet, and mountain topography, larger planes taking off from the airport during warmer, summer months cannot carry full passenger loads. This decreases the revenue. A longer runway will also accommodate longer flights during winter, theoretically even from Europe.

As it has for much of the work at the airport during the last quarter-century, the Federal Aviation Administration will pick up 95 percent of the $22 million cost. Compared with the airport at Aspen, where the largest jet holds no more than 74 passengers, many jets at Eagle County Regional have room for up to 194 passengers.

High-tech goodies in hospital at Park City

PARK CITY, Utah – While politicians in Washington D.C. debate how to contain spiraling health-care costs, an $88 million hospital prepares to open near Park City. The Park Record says that a crane was required recently to install a $1.6 million magnetic-resonance imaging machine. “It is rare for a hospital this size to have an MRI like this,” said Jeff Kirk, the medical center’s imaging coordinator. “We will have some really great equipment.” The hospital, located approximately 30 miles from Salt Lake City, also has massive heat lamps, still wrapped in plastic, waiting for their first hypothermia patient. The hospital also has a state-of-the-art decontamination room.

Solar panel installations likely to slow down, too

CARBONDALE, Colo. – While other construction hands have been looking for work, installers of solar panels were working overtime through much of 2009 in the Roaring Fork and Eagle valleys. But now that work will likely slow down, too.

The problem, explains The Aspen Times, is that several organizations that were providing rebates to consumers installing photovoltaic panels have already exhausted their budgets.

For example, when Holy Cross Energy debuted its incentive program in 2004, nobody took advantage of the credits. But last year, 55 projects got rebates. This year, 92 projects had been allocated credits by the end of May.

Causing the surge this year was an additional stimulus, a change in the federal tax code, which added another inducement: a tax credit equal to 30 percent of a solar PV installation cost, minus any rebates.

Mammoth talks about seeming to be on move

MAMMOTH LAKES, Calif. – The Sheet, with a touch of sarcasm, reports on a recent economic development meeting in Mammoth Lakes, at which one speaker suggested a slogan for the community: “Mammoth on the Move.”

For a logo, however, she stops short of suggesting a U-Haul truck, says the newspaper.

The town seems to have its fair share of vacant lots and boarded-up buildings. One of the proposals is to erect signs on vacant lots saying, “Future Site of Mixed Use Development.”

Good enough, said one council member, as long as the signs give no completion dates.

Banff wardens allowed to carry guns in park

BANFF, Alberta – Seven wardens in Banff National Park can now pack Heckler and Koch 9mm handguns while patrolling trails, campgrounds and roads. While it is not their main job, the wardens have the power to deal with dangerous, drunken, or speeding drivers on the park’s roads and highways. Parks Canada has authorized 100 wardens across the country to carry guns. A 2001 ruling found that wardens were at risk of grievous bodily harm, possibly death, unless they carried self-defense equipment.

Teachers’ starting pay going up to $54,500

JACKSON, Wyo. – Teachers in Jackson and Teton County may get raises next year, with the starting salary for a teacher with a bachelor’s degree moving up to $54,500, while one with a master’s degree getting not quite $60,000.

In Colorado’s Summit County, base pay for teachers will be at $37,000 during the next academic year. In Aspen, the beginning pay is $40,200. In the Carbondale-Glenwood Springs area, it will be $35,000.

Affordable Ridgway Colorado Real Estate

2009-06-06T10:47:00.001-07:00

Posted by: Erin Eddy

www.ourayland.com

Multijurisdictional board ready to act on affordable housing

OURAY Now that a county-wide affordable housing plan has been discussed, studied and drafted over the past five months, its time to put some of its strategies into action.

The Affordable Housing Action Plan, presented to a sparse audience May 27 at the Ouray Community Center, was developed to guide the work of the fledgling Ouray County Housing Authority (OCHA) and to coordinate efforts of the City of Ouray, Town of Ridgway and Ouray County.
The plan consists of five sections: Update of Housing Needs; Policies and Guiding Principles; Goals and Objectives; Action Plan; and Administration.
Our focus was on shared responsibility, said Jen Coates, OCHA board member and Town of Ridgway planner. This is not going to be an out-of-the-gate action plan.
Other OCHS board members are Land Use Coordinator Mike Fedel and Councilwoman Betty Wolfe from Ouray; Ridgway Town Councilman Paul Hebert and from Ouray County former commissioner Don Batchelder. They were assisted in drafting the action plan by Melanie Rees of Rees Consulting in Crested Butte.
Rees said the groupÕs first step was to review a Housing Needs Assessment completed in 2008. Based on surveys conducted the previous year, the report concluded that 149 additional units were needed to address existing or catch-up demand for affordable housing. Since then, however, economic conditions have changed in terms of local construction, employment and demand for housing.
Rees said there is no easy number to define affordable housing and those used are Òare not set in concrete.Ó As an example, she used $61,400 as the annual area median income for a four-person household, which puts an affordable home purchase price at $194,000. She also said, Òwhether you rent or buy, a household should limit its monthly payment to 30% of its gross income.
County Commissioner Lynn Padgett said the housing review showed there has been an increase in second or vacation homes throughout the county, which has caused an increase in residential prices. As noted in the draft plan, despite intergovernmental agreements that residential growth should take place within Ouray and Ridgway, more than half of new home construction from 2000-07 was in the unincorporated area of Ouray County.
The proposed action plan, said Padgett, strives to direct future growth within the urban growth boundaries of the two municipalities. To address existing needs (catch-up) and future needs (keep-up) approximately 55% of affordable housing should be developed in Ridgway, 28% in Ouray and 17% in Ouray County. Up to 50 affordable housing units, evenly split between low and moderate income levels, should be developed by 2012.
Coates said the OCHA board is aware of budget constraints of its three participating jurisdictions and that some of its 12 strategies require further study and analysis. For that reason the plan, according to its most recent draft, Òoutlines a pragmatic approach that focuses immediately on improvements to the existing housing inventory and postpones plans for unit development until market indicators suggest that new construction would be prudent and feasible.
Should the county, city and town agree, two of those strategies could get underway this year. Rehabilitation & Weatherization would provide assistance to existing residential units to address high utility costs, unsafe surroundings and the potential for overcrowding and dissatisfaction due to disrepair or less than desirable living conditions. Assistance could include energy audits, grants and low-interest loans.
Second is a common, or similar, Annexation Policy followed by the City of Ouray and the Town of Ridgway. New development would be required to address not only the impacts to housing that it directly generates, but to improve conditions that currently exist in the communities, including a shortage in the availability of affordably priced housing, be it for sale or for rent.
Coates said itÕs still a work in progress to determine the tasks for each strategy, how it might happen and how much it will cost. The next step, she said, is to gain as much input as possible by June 5 from a questionnaire on the draft plan. (A copy of the draft plan, and the questionnaire, is available on the Town of Ridgway website).
OCHA members and its task force will hold a follow-up meeting and prepare a final draft by June 24.

By Patrick Davarn, news editor

Ridgway business news

2009-05-23T09:16:00.000-07:00

Council Ponders Permits for Use of Sidewalks

Written by Gus Jarvis

Posted by Erin Eddy

www.ourayland.com
www.ridgwayland.com

SIDEWALK USE – Town staff has been directed by the Ridgway Town Council to come up with permitting standards for the use of public sidewalks for patio seating. (Photo by Cecily Bryson)
slideshow Affects Businesses With Patio Seating for Patrons

RIDGWAY – A simple request to transfer a liquor license sparked a lengthy discussion of outdoor seating in public rights-of-way at the Ridgway Town Council Wednesday.

A number of businesses in town already have small patio tables on adjacent sidewalks, but the process for allowing such seating has largely gone unnoticed, until now. Council was asked to approve the transfer of a liquor license to Randy Gregory, who runs Randy’s Independence Café, and included in that request was the use of the sidewalk that runs parallel to Clinton Street.

Council granted the transfer request, but without the sidewalk provision – a situation they deemed needed further review, as the scenario will likely come before them again. Town Clerk Pam Kraft told council the owners of the Colorado Boy brewery, located on Clinton and Cora streets, will also soon be requesting the use of its adjacent sidewalks for patio seating.

At the center of Wednesday’s discussion was whether or not patio seating on the public right-of-way for restaurants and bars should be included in the actual licensing process or if it should be a part of a separate permitting process.

“I would be OK with it essentially being a permit,” Mayor Pat Willits said, adding that if the use includes the consumption of alcohol “it does deserve the opportunity for the public to comment.”

Most councilmembers and town staff agreed that a permitting process would be the best way to control individual situations, but left undecided how far the permitting process should reach. Should every business in town that has a table in the right-of-way be required to hold a permit? How does the consumption of alcohol change a particular permit? And is a measured encroachment onto a sidewalk allowable at a certain distance for all establishments?

According to the Ridgway Municipal Code, the use of sidewalks can be approved by town council as long as it does not obstruct or construct any other improvement or impede or obstruct normal pedestrian traffic. Furthermore, the code states: “Public and private uses of the public rights-of-way for location of equipment employed in the provision of public services should, in the interests of the general welfare, be accommodated; however, the Town must insure that the primary purpose of the right-of-way, passage of pedestrian and vehicular traffic, is maintained to the greatest extent possible.” It goes on to state that a permit is not required for minor encroaching structures, such as tables and chairs, authorized by council approval.

Still, Town Attorney John Kappa said on Wednesday that a permit would help the town keep control of any encroachments.

“The business of encroaching upon and using rights-of-way is very difficult to treat consistently,” Kappa said.

Council agreed, at least informally, that businesses would need to apply for a special use permit to use sidewalks for business purposes. The details of those permits are to be worked out by town staff in the coming weeks.

“What we are asking is for a special use permit and for you guys to come back with the standards,” Willits told staff to close the discussion.

Ouray Homerule

2009-05-14T13:05:00.001-07:00

Home Rule gains election victory

Posted by Erin Eddy

www.ourayland.com
www.ridgwayland.com

Voters endorse Charter

Plaindealer staff report

Voters in Ouray approved converting municipal government structure to Home Rule on Tuesday by an overwhelming margin of 165-58.
"I regret not being in town for the election but am delighted with the results. The solid support is an indicator of the trust and confidence the community has in the team that put the Charter together. Thank you and congratulations to all of you," said Mayor Bob Risch.
City Administrator Patrick Rondinelli expressed thanks to everyone for their hard work, dedication, and support. Rondinelli noted that Ouray becomes the state’s 99th Home Rule municipality.
Tuesday’s voting tally was 91 in favor to 33 against in Ward 1, east of Main Street, and 74 to 25 in Ward 2, west of Main. Under the approved Home Rule Charter, council members will no longer be elected to represent a ward.
The May 5 election follows the process of establishing home rule in Ouray, which began last November when city voters approved a home rule ballot question by a margin of 392 ballots in favor to 235 against.
That referendum also determined the election of nine candidates to the Charter Commission: Pam Larson, who served as chairman, Matt Genuit, Mike Fedel, Rick Spaulding, Dee Williams, Betty Wolfe, Joe Kersen, Lora Slawitschka and Gary Hansen.
“This is truly a celebratory and historic day for the City of Ouray, its citizens, and the community as a whole,” said Genuit. “The most sincere gratitude and accolades to everyone who was a part of this process. I am proud to have contributed to it. Congratulations to the home rule municipality of Ouray.”
Home rule, in its simplest terms, allows the City of Ouray and its citizenship to self-govern and be free of state-enabled legislation.
The Charter sets forth the form of government under the direction of City Council and City Administrator. The administrator is accountable to the council and responsible for the effect and enforcement of any and all regular city business.
As it is now, the City Council will consist of five members, including the mayor, and will be elected at-large without term limits. All current ordinances, referendums, contracts and initiatives remain in effect.
Also as before, any changes in city tax rates must go to the vote of the citizens of Ouray and a vote will still be required even if TABOR is changed or overturned.
The Charter is made up of 12 articles: General Provisions; City Council; Council Procedures; Elections; Administration; Initiatives and Referendums; Municipal Court; Utilities, Franchises and City Property; Finance; Borrowing; Improvement Districts, Authorities, and Assessments; and Effective Date and Transitions Provisions. A copy is available at the city website (www.ci.ouray.co.us).
Ten years ago, Ouray voters declined a home rule measure, 191-154, on the 1998 ballot. In 2001, voters rejected home rule for Ouray County, 780-731. Ridgway converted to home rule in 1993. Other neighboring municipalities operating under Home Rule Charters include Montrose, Delta and Telluride.

Ridgway Colorado Real Estate Values

2009-05-02T11:37:00.001-07:00

Written by: Beverly Corbell - Ouray County Watch

Posted by: Erin Eddy

County assessor offices make valuations of property every two years, Griffith said, and many property owners expected to see their property values going lower than they were in 2007.

But that’s not the reality, she said.

“The perception of property owners, especially those who have had their property on the market for a length of time, is that values are dropping,” Griffith said in a news release. “However, in general, that is not the case. The assessors’ values are not based on the number of sales but on the prices of the properties that have sold.”

Actual values of properties are determined “after careful analysis” of sales prior to June 30, 2008, and the value becomes the basis for property taxes, Griffith said.

“To derive the property tax, the actual value of the property is multiplied by the assessment rate,” she said. “This result is then multiplied by the total mil levy specific to each property.”

The data that revealed the Western Slope is “bucking the trend” nationally was the result of several weeks of collaboration to identify trends in valuations for the region, with a lot of help from Montrose County Assessor Brad Hughes and Ouray County Assessor Susie Mayfield, Griffith said. Also helping compile data were the county assessors from the counties of Moffatt, Routt, Rio Blanco, Garfield, Eagle, Mesa, Pitkin, Delta, Gunnison, San Miguel, San Juan, Montezuma, and La Plata.

The collaboration was a first for the 16 counties, Griffith said.

“We actually started working on the project in January, and this is the first time we all came together with a press release, but we all wanted to get this information out,” she said.

Just what the future holds as far as valuations are concerned is anybody’s guess, Mayfield said.

The next valuation period, in 2011, will depend on sales from January of this year through June of 2010, she said.

“It’s hard to say what 2011 will bring,” she said. “We haven’t gotten to the normal real estate market time – summertime – and it’s hard to say what the economy will do and what people will be able to pay for a home or land.”

Ouray Real Estate up for bid

2009-04-25T14:00:00.001-07:00

County puts surplus land up for bidding

Written By Patrick Davarn

Posted by: Erin Eddy

www.ourayland.com
www.ridgwayland.com

County commissioners are in the process of offering for sale, to the highest bidder, several parcels of land in Ouray.
The Board of County Commissioners adopted a resolution Monday that declares Lots 3-5, and Lots 20-22, both within Block 1 near and above the intersection of Highway 550 and County Road 361 as surplus. The property will be offered for sale in accordance with the county policy.
County Administrator Connie Hunt described access to the parcels as Òvery verticalÓ and at present of no practical use to the county. Consideration of selling it began when adjacent property owner Bob Smith approached the BOCC last month and asked about a right-of-way easement or if he could buy the property.
HuntÕs follow-up report to the BOCC included a suggestion of declaring the property as surplus as it has Òno efficient or appropriate useÓ and that it not be sold for less than fair market value. An appraiser will be hired and Hunt said the buyer, if any bid is accepted, will reimburse the county for that cost.
During last monthÕs discussion, Commissioner Keith Meinert suggested that the land be put up for bid. On Monday he repeated his assertion that it is not being done specifically for one interested party.
ÒWe are not catering to one individual,Ó said Meinert. ÒAll we are saying is this property is surplus, it doesnÕt fit any county purposes and we are willing to dispose of it.Ó
Meinert said if the county agrees to accept a bid on the property, any development of the parcels must conform with City of Ouray regulations.
Hunt said at the BOCCÕs April 13 meeting that any proceeds from the sale, should the county accept a bid, will be deposited and held in a separate account. She suggested that any such funds be used in the future for capital projects or to have matching funds required for most grants.
BOCC Chairman Heidi Albritton said she liked the idea of a separate account, not placing any such revenues in the General Fund. ÒI suggest we have a discussion on how to earmark these kinds of funds, especially for use in improving our (county) facilities,Ó she said.
Commissioner Lynn Padgett agreed. ÒDay-to-day operations should not be funded by the sale of our assets.Ó
Smith informed county officials that he owns six lots next to those owned by the county and two lots owned by Tom and Cynthia Vallejos, with whom he is seeking access. In a letter to the BOCC he said their intention is to gain access to their land from a site near the Colorado Department of Transportation facility along CR 361.

Ridgway Colorado Real Estate Housing

2009-04-17T14:14:00.000-07:00

Regional Housing Authority Moves Ahead With Plan
by Gus JarvisApr 15, 2009 | 40 views | 0 | 0 | | Short-Term Solutions Include Home Rehabilitation and Weatherization

OURAY – While there is little question of the need for affordable housing in Ouray County, the actual number of units required to catch up with the region’s current growth, and projected growth, is a moving target. Combine that with the recession and streamlined budgets of local governments and the process of solving the region’s housing problems has been no easy task for the 10-member Regional Housing Authority.

Still, the group of elected and appointed officials from the City of Ouray, Town of Ridgway and Ouray County is three-quarters of the way finished with a housing plan.

Ridgway Town Planner Jen Coates, who sits on the housing authority board, told the Ouray Board of County Commissioners on Monday that even if affordable housing units cannot be funded immediately because of tightened budgets, the housing authority still intends to create an effective and realistic housing plan for the region.

The authority, with the help of consultant Melanie Rees, has been formulating its plan with data from the 2008-completed housing needs assessment. According to that assessment, there is currently a need for 149 units of affordable housing to catch up with current demands. By 2015, the region will need close to 200. The assessment also states that 75 percent of employees who work within Ridgway live outside Ouray County and that housing costs have increased 10 percent a year with real employee wages increasing at a rate of 2.1 percent a year.

With the understanding that those numbers may have changed from the time the assessment was completed in 2008, the housing authority decided to reassess them in formulating the plan.

“In light of the current economy and changes, we thought it would be a good idea to check in to make sure we end up with a realistic and effective plan that we can feel comfortable putting into action,” Coates told the commissioners. She did not go into details on how those housing needs may have changed, but said the housing action plan and final report will be completed by the end of May.

“We know what the need is,” she said, adding that the question the group now faces is “how do we put a plan into place.”

Coates said that the final report will be made up of six components. It will address the 2008 needs assessment as well as the reevaluation and modification of those numbers to coincide with current conditions. The group also looked at housing trends in Ouray County, like second home ownership and the mix of housing types and income targets.

Other components of the plan call for the authority to create housing goals and objectives that outline the actual housing numbers targeted and to decide on priority strategies to solve the housing problem.

“This is, in part, where we are at right now,” Coates said. “What are our catch-up strategies and what are our keep-up strategies? Frankly, the keep-up strategies are easy. The catch-up strategies require funding. We are excited about keep-up but catch-up is going to be tricky.”

For example, Coates said municipalities can enact certain regulations for future developments that would include a certain percentage of affordable housing. These regulations, like inclusionary zoning, once in place, will be the “keep-up” as the region grows.

To play “catch-up” with the region’s housing needs, money is the main factor.

In the short-term, Coates said, one strategy is to look at the existing housing stock and then lower housing costs through house rehabilitation and weatherization programs.

“There is funding out there for those that don’t require a significant amount of cash,” she said. For example, the Youth Corps recently performed energy audits on 25 homes in Ouray County, and in so doing provided energy efficient light bulbs, handed out exterior and interior laundry lines, and installed energy efficient thermostats. The audits were funded through the Governor’s Energy Office and created by Grand Junction-based Housing Resources. Such programs can be used in this belt-tightening economy to lower housing costs and will be a part of the housing authority’s final plan.

Coates said another portion of the plan will outline the methods of implementation, while the final piece of the plan deals with its administration, or the “who is going to do it and what is it going to look like.”

After hearing from Coates, the commissioners generally agreed that the group is moving in the right direction and that collaboration between the City of Ouray, the Town of Ridgway and Ouray County to addrress housing needs remains a priority.

The final housing action plan is scheduled for presentation on May 27 at the Ouray Community Center.

Ouray Geothermal

2009-04-11T09:18:00.001-07:00

Written by: Beverly Corbell

Posted by: Erin Eddy

www.ourayland.com
www.ridgwayland.com

OURAY — The Ouray City Council took measures at its Monday meeting that will have direct effects on the Ouray Hot Springs Pool: bring more hot water in and keep cold water out.

The council awarded an engineering contract at the meeting to study replacing the Skyrocket Creek diversion, which washed away in 2006, and “in a major flood event” could potentially flood out the pool, said city manager Patrick Rondinelli. The contract was awarded to McMillan Engineering of Ridgway.

A second engineering contract was given to Monadock Mineral Services of Ouray to determine work needed to replace the hot water line from Box Canyon that feeds the Ouray pool.

The current line leaks, Rondinelli said, losing water and heat along the way. The section of line to be replaced runs from Box Canyon to Third Avenue and Oak streets, he said.

“Where the source is, are significant holes in the line from scree debris, and with the river channel, it undercuts the line and (the line) is actually hanging in the air,” he said. “We’re in jeopardy of closing that line, which would have significant impact on the pool.”

Not only will the hot water line be replaced, but other sources of hot water from the many geothermal springs around Ouray will be located, not only for the pool but to increase the likelihood of producing geothermal energy.

Monadock will partner with West Water Engineering to complete the study, Rondinelli said.

“We are really excited to move forward, and in the best-case scenario we hope to have the engineering done by mid-summer and start construction this fall during low river season,” he said. “We still have to go out and get funding for construction and it will probably be next year before the real work is done.”

The Skyrocket diversion project will protect both the pool and U.S. Highway 550 from potential flood damage in case of a major flood event like the flood of 1929. That event “flooded the power plant, took the railroad section house and almost got the depot. Bridges and roads vanished and the Hot Springs Pool filled with mud, rock and debris…,” according to A Brief History of Ouray by historian Doris Gregory.

The Skyrocket diversion has not been replaced since it washed away in 2006, Rondinelli said, and the channel of the creek still wants to run north – to the pool.

“If we do have a significant event, there is nothing to stop it from coming back to its historical drainage, especially if it became plugged,” he said. “Everything would go toward the pool, and we’re just lucky that it hasn’t happened.”

Funding for both engineering studies comes from a $60,000 grant from the state Department of Local Affairs and $40,000 in matching funds from the city, Rondinelli said.

Both projects are vital to Ouray, Rondinelli said. Flooding from Skyrocket Creek could damage the pool in a major flood, he said, and could wash away sections of U.S. Highway 550, the major evacuation route from Ouray to the north.

Keeping the city-owned hot springs pool hot is important because the pool attracts visitors and contributes about $1 million annually to the city’s parks system, Rondinelli said.

“It’s a major tourist attraction, one of the many assets we have along with the beauty of the terrain, the Jeep trails and hiking trails, restaurants and shops, and obviously is a major draw that helps bring people here,” he said.

Ridgway Colorado Real Estate Land Use Code

2009-03-21T14:20:00.000-07:00

March 20, 2009
Posted by: Erin Eddy
Written by: Christopher Pike

www.ourayland.com
www.ridgwayland.com

RIDGWAY – A proposed code that determines how and where a home can be built on mining claims is now in the hands of the Ouray County Planning Commission.

The document, "Historic Mining Claims District Overlay," was written by County Attorney Mark Deganhart and delivered Tuesday to planning commissioners and County Planner Mark Castrodale.

If passed, the final version will be incorporated into the Land Use Code.

The Board of County Commissioners opened its March 17 work session by explaining the vision, goals and objectives of the proposed code. Included in the draft's "purpose and intent" is a commitment to preserve the right of underground mining while accommodating residential home construction on mine land parcels. Moreover, the county seeks to "conserve and protect the natural environment and its resources while also recognizing private property rights associated with parcels in the Mining District."

The BOCC stressed there will be limited public services and facilities available to such properties due to extreme alpine terrain, geohazards and harsh climate. In some cases access by emergency vehicle may not be possible.

Provisions in the draft code include limiting road and driveway improvements and maintenance; preserving historic structures and public access to trails; restricting a home and accessory structure as well as septic and other utility systems to the site's activity envelope; and setting guidelines as to design, visual impact, lighting, fire mitigation and small-scale renewable energy systems.

"This addresses upgrading (mine land development) to something beyond what it was historically allowed," said County Commissioner Lynn Padgett.

A committee comprised of representatives from the county, U.S. Forest Service and area recreational groups is developing a map of historic trails and roads. Establishing where these routes cross existing mining claims may affect where homes can be built. "It's a huge can of worms and we're not trying to have the planning commission address that," said BOCC Chairman Heidi Albritton.

P&Z Chairman Ted Collin said, "We have a lot of questions, not many answers. But private property rights are paramount to our western civilization."

The OCPC will hold four work sessions on proposed mine land regulations with a public hearing May 19. The addition to the LUC should be adopted before July 26, the end of a six-month building moratorium on mining claims.

Ridgway Colorado News

2009-03-14T13:45:00.001-07:00

Posted by: Erin Eddy

www.ourayland.com
www.ridgwayland.com

Written by:

Gus Jarvis
Ouray County Watch

OURAY – With just over five weeks until President-Elect Barack Obama is inaugurated and with the national economy in a recession, it is the general consensus of the Ouray County Commissioners that the county should make a concerted effort to benefit from the economic stimulus package the incoming president may initiate.

While no formal action was taken at Monday’s regular meeting in Ouray, the conversation was sparked by the county’s Emergency Planning Coordinator Alan Staehle, who asked the commissioners if there are any steps to be taken to make sure the county would be in line if the new Congress funds infrastructure upgrades. Staehle further suggested that Colorado Counties Inc. could be a voice for the county.

“I am wondering if CCI shouldn’t be making sure that counties are in line for some that?” Staehle said. “We might have some opportunity if the president’s new infrastructure initiatives put some money into it at the county level.”

Commissioner Keith Meinert agreed, adding that before the National Governors Association meeting with Obama earlier this month, the Colorado Department of Transportation compiled a list of infrastructure projects that are engineered and ready to go if the new president initiates an infrastructure initiative. Locally, Meinert said the passing lane on Highway 550 near the Colona Gap and the Bear Creek Falls bridge are two projects that could be funded.

Commissioner Don Batchelder said chip-sealing roads to would be another immediate option but later cautioned that the county “is going to have to be conscious” about the cost of sustaining chip-sealed roads.

Commissioner Heidi Albritton added that one of the projects Obama has set his sights on is retrofitting public buildings to make them greener and more energy efficient. At some point the Ouray County Courthouse will be overhauled, she added.

“It sounds like Obama’s transition team is inclined to have stimulus that isn’t just roads, this might be something they would want to fast track,” Meinert said. “We are a long way from going forward with the courthouse but if there is money and they are looking for infrastructure projects quickly, that is the kind of thing to [inform] the governor of.”

The overarching question for the county is how to participate, if federal funding for local projects becomes available.

“I wonder what the best way to pursue this is,” Meinert asked, noting that Rep. John Salazar and Sen. Ken Salazar are sensitive to county issues and that it wouldn’t hurt to notify them that at the county-level “we have projects ready to go.”

The commissioners agreed to take steps to ensure the county is ready to act if a stimulus package is passed and Meinert agreed to draft a letter to CCI notifying them of Ouray County’s interest in the matter.

“If counties don’t get their foot in the door, the state could absorb any money without it going any further,” Staehle cautioned.

Ridgway Colorado Real Estate Foreclosures

2009-03-07T13:12:00.001-08:00

Written by the Ouray Plaindealer

Posted by: Erin Eddy

www.ourayland.com
www.ridgwayland.com

Lately, a good chunk of Ouray County Treasurer Jeannine Casolari's time is taken up with the business of foreclosures ... more time than she would like.

"There's other things that go on in this office, like tax collection," she said, in forthright frustration. "February is a busy time with first half property tax payments coming in. Yesterday we collected half a million dollars of property taxes and processed them in a day."

Add to that the flood of foreclosures Casolari and her staff are currently processing, and it makes for a very full plate.

Casolari, whose steady, thoughtful demeanor is belied by a frenzy of curly gray hair and colorful glasses, says that for the size of the county, said the volume of foreclosures she's seeing is nothing short of remarkable, tripling from its rate of a year ago, with no end in sight.

In the past, Casolari said, three to six foreclosures in a year was a lot. In fact, she conducted just two foreclosure sales in 2008. But come October, the national sickness hit home. "What started as a slow year all of a sudden magnified," she said. "All of a sudden, I was getting three foreclosures in a week." By the year's end, eight more foreclosures had been filed in the county.

This year, the numbers are off the charts, in unprecedented territory, with 10 filed already, not two months into 2009. "To see us in the stages of tripling, that's what's scary," Casolari said. "It hasn't let up yet. I expect more next week. We get phone calls from people all the time asking about the fees to get the process started."

Simply keeping up with the statutorily mandated schedule for processing a foreclosure is a daunting task, upon which she and her two staff keep a hawkish eye. "All three of us are looking at these deadlines together," Casolari said.

The process goes like this: the treasurer's office receives the foreclosure packet from the attorney representing the bank which holds the defaulted mortgage. Within that hefty packet are the deed of trust on the property, the original promissory note, combined Notice of Sale, Right to Cure, and Right to Redeam, along with copies of Colorado Revised Statutes 38-38-100 through 705, an Initial Mailing list which has all known addresses for the property owner and other interested parties, a Notice of Election and Demand (NED), and a check for Casolari's expenses, which include two certified mailings, and a mandatory publication for five consecutive weeks of the Combined Notice in the county's newspaper of record.

Casolari notifies the attorney that the foreclosure packet has been received, and takes the NED across the hall to the office of the County Clerk to officially record it, and the clock starts ticking.

Exactly 125 days later (or up to 230 days for agricultural property), after an intricately timed process of mailings and legal notices, another Ouray County property owner will most likely be foreclosed upon.

Once in a while, someone is able to cure the default, and when that happens, it is a moment of quiet celebration for Casolari and her staff in the midst of the maelstrom.

Casolari's seen just one cure recently. Most often, the treasurer has to move forward with the statutorily mandated foreclosure proceedings, because that is her job.

She will conduct an initial and supplemental mailing of the foreclosure documents to every addressee specified by the attorney. The property owners alone may have up to eight different addresses listed by the attorney, ranging from their P.O. box to any known physical addresses, and in some cases, even to "occupant" at the last known street address, in the hopes that whoever is living there now will be able to forward it to the defaulted property owner in question. "They're trying everything to contact that person," Casolari explained.

Out of the 30 or so mailings that Casolari may send out for any one foreclosure, up to 20 may come back. But in the best case scenario, the property owner is successfully notified and able to cure their default – in other words, pay off the debt owed. They must provide written notice of intent to cure, within 15 days prior to the sale. And after the debt has been settled, the attorney withdraws the foreclosure.

The cure must cover the cost of the prosecuting attorney's fees, and depending on the way the mortgage is structured, the considerable interest which may have accrued since the time of the default. More often than not, this is simply beyond reach of the property owner. Then Casolari must conclude the foreclosure with a sale at the front entrance of the Courthouse.

"It's a difficult thing," Casolari said. "It's hard to say I'm doing a foreclosure sale, but it's part of my job." This month, she's held two foreclosure sales already, one on Feb. 11, another just last Wednesday on Feb. 18.

"Most of the time, no one shows up," Casolari said. It's just herself standing there, with her staff as witnesses. The property goes back to the holder of the note. A certificate of purchase is issued, and after the redemption period has expired, she issues a confirmation deed to the holder of the note.

While other parts of the nation have seen banks offloading foreclosed properties at rock-bottom prices to speculators who flock like vultures with cash in hand, Casolari said "...that hasn't been our experience here." Banks, she observed, are selling properties at the face value of the mortgage, plus interest and fees, often for more than the original amount owed by the defaulted property owner.

What she has seen plenty of, however, are the predatory lending practices that triggered the national collapse of the housing market. "With some of these loans, it's just amazing anyone would have signed on the dotted line, with the kind of interest that's accumulating," she said.

Another national trend reflected locally: homes recently gotten into with minimal down payments, such that the amount of debt on the house is equal to or in some cases more than the amount for which the house was purchased in the first place.

"Another sad thing – certain individuals went into foreclosure on more than one property," Casolari noted.

Most of the records on foreclosed properties show that the mortgage has been "bundled," sold by the initial bank that issued it (often a local or regional bank) to a larger institution specializing in mortgage investments.

Conversely, it used to be that the only attorneys she saw involved in foreclosures were specialists from the Front Range. Now, she's seeing more local and regional attorneys getting in on the act. If it is their first time to conduct a foreclosure, often the packet they send is not in order, and Casolari has to ship it back to them for revision.

It is a lot to keep track of. "Some public trustees have hired a full-time assistant to deal with the foreclosures," Casolari said of her regional colleagues. "Everyone is affected." So far, Ouray County's numbers haven't escalated to an emergency level. But it might just be a matter of time.

"I didn't know this would happen to this magnitude," Casolari said. "It hasn't let up yet. Having three foreclosures a week, you almost need one person, simply to manage the timetable."

While Casolari and her staff struggle to keep up with their workload, the families and individuals in foreclosure throughout the Ouray County are trying to come to grips with what is happening to them. Here is portrait of one such family. (Their identity has been withheld to protect their privacy.)

This two-income middle class family, with two children, built their 2000-plus square foot home in 2005, before the economic crisis had started rumbling. They got into a large mortgage at a time when construction costs were going up; half of the land they purchased was covered by the proceeds of the sale of their former home, and the rest of the expenses for land acquisition and home construction came from a loan.

Between two salaries, they were easily able to afford their mortgage, and had no other large expenses in life except the norm--two car loans, one student loan, low credit card balances, etc.

A job loss, and health issues within the family, changed all that. The couple are now in the process of refinancing to save their home from foreclosure, and cut their monthly mortgage payment to make it affordable. They are not working with a local bank, and said their mortgage company was not helpful until they hired a loan modification financial assistant to get them in direct contact with their lenders.

Even if they are able to refinance, the fact remains that the husband still cannot find work locally. The family plans to leave the area if they lose their house, and move in with relatives until they get back on their feet.

While the numbers coming out of Casolari's office show that many families and individuals across the county are in the same difficult position, this couple said they don't know anyone personally who is also to the point of losing their home. "It seems like everyone keeps talking about how tough times are, but I don't personally see many families that are cutting back on expenses (vacations, impulse buying, dining out, etc.)," the wife said.

In the meantime, as they await news from their lender, they are also casting a hopeful eye toward the nation's capitol and its leaders.

"I am hopeful Obama's plans will help not only us and people in our same situation before it is too late, but the country as a whole to get out of this economical crisis that we are all in, regardless of how each is doing as an individual family," said the wife. "I keep hearing about the available money that is out there, but it is not easy to get the assistance needed. It would be nice to have a support group of people who are in our same situation, to get together with to find out what is and is not working to save our homes."

Casolari often refers property owners in foreclosure to Colorado Revised Statutes 38-38-100 through 705, as well as to the Colorado Foreclosure Hotline, 1-877-601-HOPE, http://www.coloradoforeclosurehotline.org/

Ridgway Colorado Real Estate Land Use

2009-03-07T12:58:00.001-08:00

Posted by: Erin Eddy

March 06, 2009
Written By Christopher Pike

County commissioners rejected a landowner's bid to amend Land Use Code zoning standards.

The code amendment, had it passed, would have enabled the property owner next to Eagle Hill Ranch subdivision north of Ridgway to split his land into three lots, matching the density in Eagle Hill.

Commissioners said Monday they accepted the Ouray County Planning Commission's reasoning in its recommendation of denial last Nov. 18. The commission's report noted that the new language, as presented by the applicant, could result in the rezoning of property "even if the adjacent parcel's current zoning does not match."

The P&Z also declared that should the code amendment become law, a parcel anywhere in the county "could be rezoned to historical zoning densities that no longer exist, or ... granted density that has been done away with."

Applicant Steve Jordon owns a 21.83-acre parcel next to Eagle Hill Ranch. Jordon invoked several sections within the LUC, beginning last May, to subdividie his parcel into three lots. He had argued that his parcel could be subdivided since it is surrounded "on all sides by developments of greater density that which is being proposed."

Jordon's representative, Robert Savath, said the only reason his client was pursuing this process was because there is "no other way under the current code to address this application." Savath was reminded by BOCC Chairman Heidi Albritton, however, that future recourse was available for Jordon to split the parcel into two lots as allowed by Section 17 of the code.

Commissioner Keith Meinert said the request was significant in that it would have broadened the ability of future county commissioners to make code changes. Those may have expanded the use of zoning changes to increase density and decrease the lot size.

Doctors office in Ouray

2009-02-20T14:20:00.000-08:00

February 20, 2009

Written By: Samantha Tisdel Wright

Posted By: Erin Eddy

www.ourayland.com
www.ridgwayland.com

After doing without for several years, Ouray is poised to get its own medical center once again. Ouray Family Medicine will open its doors at 824 Main Street in mid-March.

"We've been scratching our heads thinking about it for years," said Dr. David Olson, a family practice physician who with his wife and nurse practitioner Shirley Olson, will be running the clinic. "The time just seemed right."

Once the decision to open a practice had been made, it took the Olsons a little longer to find the right place. Buying their own building was not an option, so when the current location, which used to house the hair salon Shea Studio, became available, "...We were like, 'Yeah, baby... it's perfect,' David laughed.

The location wasn't dialed in until December. Since then, there's been some serious remodeling going on, to transform the once chic salon into a medical clinic with a reception desk and waiting area, three exam rooms, a trauma/x-ray room, office space and more.

An open area up front will double as a waiting room for patients and their families, and an after-hours theater and lecture area, where guest lecturers will be invited to give talks from time to time, the Olsons said.

Shirley, who has been an RN for 15 years, has spent the past few years completing her master's degree to become a family nurse practitioner, training which she anticipates completing in May. She has recently been working at a women's health clinic in Montrose.

"I like primary care more than accute care, because you're working toward enhancing a person's overall health," she said.

David, who received his medical education at Northwestern University in Evanston and Chicago, Illinois, and completed his family practice residency at Saint Joseph Hospital in Denver, has been practicing family medicine since 1980 at the age of 25.

He formerly had small private family practices in Denver and Michigan. This past year, he's worked at a family practice in Montrose.

It's work that he's well-suited to. "Family physicians are in short supply," he noted. "They have the hardest job, they make the least money, they have to know the most."

The Olsons, who moved to Ouray in 2004, intend to flesh out their offerings by bringing in specialists on a rotating basis.

Shirley herself is currently obtaining certification training as a foot care specialist. "And we recently obtained our aesthetic medicine credentials and will likely offer Botox injections and chemical peels initially, and perhaps other aesthetic procedures later," Olson said.

In addition to his time in family practice, David spent a considerable period of time in high-level medical management. "I wanted to have a bigger effect; I wasn't happy with the way medicine was administered," he explained. "I was ready for something new." Now, he has come full circle, back to family medicine.

"We are committed to living in Ouray for the rest of our lives," he said. "And you can't be a medical director in Ouray." But there's certainly a need here for a medical clinic, a need which he and Shirley are now poised to fill. Together, they envision creating a family practice in Ouray that can care for all of the town's citizens, from birth on up.

The Olsons also look forward to creating an ultra-modern "micro" practice, incorporating the latest developments in medical practices that have been made possible by the Internet.

"We will have an interactive web page where patients can log in or fill in their demographics, and make or change an appointment," David explained. Patients, once they are logged in, can also securely e-mail David and Shirley questions and information about their medical backgrounds. All records will be kept electronically.

"The 'micro' model is very hands-on, and can dramatically decrease administrative fees," Shirley explained. "You might often have one of us answering the phone." And yes, the Olsons will do house calls.

"A micro-practice is the perfect model for us," Shirley added. "Our style is to spend more time with each patient. That's the way medicine should be practiced."

La Capella opens in Telluride

2009-02-13T14:39:00.001-08:00

Posted by Erin Eddy

www.ourayland.com
www.ridgwayland.com

Written by: Seth Cagin

Nine years and a reported $200 million later, there is a major new hotel in the Telluride region.

The Capella Telluride was scheduled to open its doors today to fanfare, high hopes, and, it is safe to say, some measure of relief as well. The opening of the Capella could be deemed to be the region’s very own economic stimulus. But as is true of President Obama’s national stimulus plan, there is no way to know in advance how well it will work.

The road from conception to completion of the largest construction project ever undertaken in the Telluride region was not only long and expensive, but fraught with peril, including an arduous approvals process that saw numerous compromises with respect to the structure’s mass, scale and design and more than a few occasions when it looked like it would never break ground.

Today’s grand opening could be taken as evidence that long-range community planning can sometimes yield a result. But it remains to be seen whether the economic impact will be all that has been hoped. That is true particularly since the Capella opens its doors in the midst of a deep and possibly deepening local, national and global economic slump.

The most recent data provided by the Telluride Visitors Bureau are not encouraging. Hotel occupancy in the Telluride region was down 17.5 percent in January compared to last January, with revenue per available room down by an even more impressive 30 percent, due to falling room rates. Advance bookings for the next six months are down by a whopping 32 percent compared to last year at this time, with only one bit of hopeful datum: in January, 18.6 percent more visitors booked their accommodations in the same month they planned to arrive compared to last January.

That last statistic suggests an opportunity for recovery ahead, and one that a sparkling, new, full-service hotel like the Capella might help to realize. Bookings at the Capella for the rest of this ski season are encouraging, the hotel’s general manager John Volponi said this week, and the summer looks strong, particularly around major festivals. As an example, this year’s bigger Gay Ski Week, which starts Feb. 21, has booked rooms and has scheduled a number of events at the Capella.

Among the opportunities the Capella should afford the region is the possibility of booking more groups utilizing the adjacent Telluride Conference Center. With the addition of the Capella, Mountain Village now offers a far larger assortment of rooms suitable for hosting groups, and, of possibly even greater importance, there are now break-out meeting rooms at the Capella for groups that use the conference center as their primary venue.

“The group market is extremely challenging right now for not only destination markets but all conference markets,” Scott McQuade, CEO of the Telluride Visitors Bureau said this week, explaining that corporate travel has been severely cut back due to the economy. “But there is hope on the horizon,” McQuade added. “We are already seeing both large and small groups book for 2010 and the Capella has certainly been of primary interest for many of these group leaders. The Capella has also helped the group effort in giving customers more options, and the destination the ability to accommodate larger groups.”

Once a Muddy Parking Lot

The Telluride Mountain Village Owners Association, then called Mountain Village Metro Services, quietly acquired the bulk of the property now occupied by the Capella in the fall of 2000, precisely with the objective of ensuring it would be developed as a hotel, and that it would incorporate other needed community amenities, and would not be developed as condominiums. Then, as today, there was a concern, expressed at that time by Telluride Ski and Golf Co. CEO Ron Allred and expressed today by current Telski CEO Dave Riley, that creating bedbase is essential to the region’s economic sustainability. But the last remaining sites in Mountain Village and Telluride that were suitable for hotel development were being developed instead as condominiums, which generally have a far lower occupancy rate than hotel rooms do.

Metro Services subsequently entered into an agreement with Robert Levine, who developed the adjacent Inn at Lost Creek, to take on the project. There were then hundreds of hours of public meetings to hammer out details of the project, specifically how big it would be and what it would include.

Twice in 2004, as the project neared final approval, Mountain Village voters rejected arguments that the project was too big, first defeating a measure (with 73 percent opposed) that would have restricted the town council’s ability to award height variances and the second defeating a measure (80 percent opposed) that would have overturned the town council’s final approval of the project. The project also survived a legal challenge from the developer of the neighboring Franz Klammer Lodge.

After all of that, what was long a muddy parking lot at the center of the Mountain Village Center, and was once the location for trailers where lift tickets were sold and skis and boots were rented, is today a complex of two large structures containing 100 hotel rooms, 48 condominiums, two restaurants, a ballroom, a spa, new retail space, an underground parking garage, and an ice rink in a new public plaza.

The Capella Telluride is the first Capella hotel to open in the United States, the American flagship of a new international luxury brand founded by Horst Schulze, the legendary founder of the Ritz-Carlton Hotel chain. Capella hotels will be less formal than Ritz-Carltons, somewhat smaller in size, and will deliver an even more highly personalized level of service, Schulze has decreed.

For example, each Capella guest will have the use of a “personal assistant,” who will first contact them even before they arrive to determine the guests’ interests and to begin making arrangements for their stay. Rather than a grand public lobby, the hotel has a “living room,” whose access is restricted to hotel guests, where the personal assistants maintain their desks. The two restaurants, Onyx, featuring fine dining, and the Suede Bar, with a more casual menu, are open to the public.

New staff was busily training this week, as an army of construction workers scurried about to meet the deadline for today’s opening, with Schulze, who began his career as a waiter in his native Germany, on hand to personally lend a hand. The hotel has a staff of about 100 people, about half of them recruited locally, Volponi said.

“It’s all about service,” Volponi said, and indeed this reporter and a photographer were greeted warmly as we toured the facilities. “‘We, the service professionals of Capella place our guests at the center of everything we do,’” Volponi added, quoting an excerpt from the company’s “service training” that is reviewed with all employees.

“I think that sums up our philosophy. The significant idea that is emphasized over and over again in our training is that we provide ‘warm and caring service.’”

The Capella Telluride is offering an introductory rate of $295 this winter and for much of next summer. In an interview a year ago, admittedly before the scale of the current economic downturn was clear, Schulze expressed confidence that the Capella would be successful within three years, building that success on his philosophy emphasizing guest, employee and owner satisfaction, and commitment to community.

The hope expressed by Schulze then and by Volponi this week is that the Capella will someday be as strongly identified with Telluride as the Little Nell is with Aspen, the Sonnenalp is with Vail, and the Hyatt Regency is with Beaver Creek.

Ridgway Colorado Home Values

2009-02-06T06:51:00.001-08:00

Written by: David Mullings

Posted by: Erin Eddy

www.ourayland.com
www.ridgwayland.com

We're in a super bad recession, and if the local real estate market isn't in the tank, it's at least within spitting distance. According to recent sales trends, that house on the corner, and yours, isn't worth what it was a couple of years ago. And yet we're told to expect our property tax bills to be much the same for 2009, with some possibly even higher. Yep. Nobody ever said life was fair. There's an explanation for this, of course.

County Assessor Susie Mayfield reported on the property taxing situation in January to the Board of County Commissioners. Her office conducts biennial (in odd-numbered years) re-valuations of real property, which together with mil levies, determine the amount of property tax due. The 2009 valuations, Mayfield said, are based on valuations from all of 2007 and the first half of 2008. Remember those good ol' days, when the fundamentals of the economy were strong? And the "get-anybody-in-a-home, regardless" theme permeated the banking and real estate industries.

Here in Ouray County, property values haven't fallen as much as in many parts of the country. Some sellers, in fact, are holding firm on their asking prices, willing and able to wait out the downturn, which inevitably will reverse. But in the meantime, we're stuck with a taxation situation where the level of taxes lags the reality of market conditions. The silver lining on the horizon comes in two years, when whatever decline we're witnessing locally will be reflected after the Assessor's Office finishes its next re-valuation process in the middle of 2010, taking into account market activity for this year.

Prudently, county commissioners advised Mayfield to explain as best her office can to property owners how the valuation process works. This is especially vital coming on the heels of the confusion and "do-over" that occurred the last time, in 2007. Then, drastically higher commercial valuations raised the ire of many merchants and resulted in a second valuation. Meanwhile, property owners and others roll with the punches of the shattered economy as best they can, hoping to scratch by until we come out of it. Despite the tough times, a "glass half-full" approach to the conditions reveals some bright points.

First, the correction in housing prices could enable some families to afford to get in the market. Second, with corporate layoffs in the big cities and the general state of crisis, lifestyle changes and a retreat to a beautiful little mountain area might be attractive to a whole lot of people across the country. The desirability of Ouray County as a place to visit and live will withstand even these times.

Ridgway Colorado Real Estate Values

2009-01-29T20:14:00.001-08:00

Written by: Christopher Pike - Ouray County News

Posted by: Erin Eddy - Ouray Realty and Investments

www.ourayland.com
www.ridgwayland.com

January 28, 2009

OURAY — Despite plummeting real estate prices in many parts of the nation, property taxes in Ouray County will likely remain the same, some may see an increase.

So said Ouray County Assessor Susie Mayfield in a recent report to the Board of County Commissioners. "Tax bills will show a slight increase because the values did not change," said Mayfield.

Mayfield told commissioners that property notices will be mailed the first week of May and assessed valuations will reflect values through June 30, 2008.

Mayfield said reasons for no anticipated declines are due to a combination of a more stable mortgage economy in this area, and the time frame when the valuations are conducted. She said Ouray County joins most counties throughout the Western Slope who report that property values are not expected to decrease, partly due to the fact that the Western Slope does not have the same level of foreclosures like the Front Range counties, which has been large in scope and well publicized.

"Mesa County is not seeing a drop in sales prices, and until that is shown, there won't be a reduction in assessed valuation there either," Mayfield said. "All of the Western Slope counties want to put together press releases in the form of an informational campaign notifying those land owners that their real property values will not decrease. We're all seeing the same trends."

Revaluations are made every odd year, and Mayfield, and some declines in value may be reflected through June 30, 2010, when her department finishes its next review process. At that time there could be data as evidence of declining values beginning with the tumultuous period beginning in last year's third quarter, when the nationwide banking credit crash occurred.

Another reason that some valuations will be less in certain communities is because some mil levies have changed. Mayfield explained that the mil levy varies when some communities or government districts are subject to the Taxpayers Bill of Rights (TABOR). Mayfield said under TABOR, a mil levy cannot increase without a vote.

Mayfield said last week that the Assessor's office does not make valuations based upon an individual property, but rather a "mass appraisal as part of our data analysis."

She explained that Log Hill Mesa property values may vary, for example, depending upon whether the lot or the residence is located on the edge of the escarpment or in the interior of the mesa.

Commissioner Keith Meinert jokingly encouraged Mayfield to make a mass mailing, (and) "do anything we can do to explain the voodoo calculations that you all go through and that people should not anticipate seeing a reduction in property values and may even see an increase."

For information go to the Assessor's Office link on the county website (www.ouraycountyco.gov).

Ouray Ice Festival

2009-01-16T09:04:00.001-08:00

ICE FESTIVAL – Spectators crowded the viewing decks during Saturday’s ice climbing competition in Ouray.

Mouse’s Chocolates was packed Saturday afternoon during the Ouray Ice Festival. The Variety Store was deserted.

Just how much the annual Ouray Ice Festival helps the town’s winter economy depends on who you talk to, but it’s good overall, said Jennifer Loshaw, director of the Ouray County Resort Association.

“It seemed like the climbers spent a lot more time in town and being part of the community,” she said. “I think it was great. A lot of people came out here with the intention of it being their vacation.”

Loshaw volunteered at the Ouray Ice Park Saturday and said the festival seems to be attracting a wider range of people, from senior citizens to young couples with babies.

The Ice Festival has been a big boost to Ouray’s winter economy, which Loshaw said extends past the festival.

“A lot of people had a lot of questions for me and it seem like a lot of the Chicks with Picks folks are staying all month,” she said.

Even though the festival doesn’t bring the throngs of tourists who come during the summer months, Bob Wilson of Ouray V&S Variety Store said having extra people in town always helps.

“We get some of it, but if you knew the sport, their equipment is so expensive,” he said. “An ice pick can cost from $200 to $600 or $700 so they don’t have a lot to just go out and blow.”

Most sales go to hotels, restaurants and service stations, he said, “but they help us, too.”

Ouray Liquors had a very good weekend during the festival, said Matt Genuit, which was “as good if not better than last year.”

Mayor Bob Risch said he was pleasantly surprised by the turnout.

“We thought it might be down this year, but it turned out to be better than expected, from readings from some of the meals at the Community Center,” he said.

Motels in town were packed, said Maria Ziemba of Best Western Twin Peaks motel.

“We had a couple of cancellations, but somebody else would scoop them up,” she said. “The town was packed and it seems like everybody had a nice time and that’s what it’s all about.”

At the Ouray Victorian Inn, new owner Brian Lisk said he couldn’t draw comparisons to last year, but his hotel was full during the festival.

Business was brisk all weekend at Ouray Mountain Sports, which sells ice climbing equipment, outdoor clothing and supplies, but as an employee said, “We’re in the ice climbing business.”

The Ice Festival also figures in planning for the future, said Joyce Linn, chair of the Community Development Committee, the economic arm of the city council.

Linn said she would like to see the festival last longer, or see a winter carnival begun that would add even more appeal during the winter months.

The true measure of the festival is its long-term impacts, said festival director Erin Eddy.

“I think the biggest thing is the indirect impact of all the media has written about Ouray,” Eddy said. “It brings attention to a little town with an advertising budget of only about $85,000 a year. The more people talk about us, the better the little businesses will do, and that allows a lot of us to continue to live in Ouray.”

Attendance was down slightly from last year, he said, but fundraising during the festival was consistent with past years.

“The money we raised is where it’s always been and that’s really positive,” he said.

Written by: Gus Jarvis - Ouray County Watch

Posted by: Erin Eddy - www.ourayland.com and www.ridgwayland.com

Ridgway Colorado Real Estate Values

2009-01-16T08:46:00.001-08:00

Despite Economy, Property Values Not Expected to Decline

OURAY – With the housing market in shambles, property owners in Ouray County might have hopes that their property value will drop after this year’s state mandated valuation and thus lowering their 2010 property taxes. Ouray County Assessor Susie Mayfield said on Monday that probably won’t be the case.

“A majority of Western Slope counties are expecting them [property values] to stay the same or go up” Mayfield told the Ouray County Commissioners at their meeting on Monday. “The Western Slope has not had major foreclosures like the Eastern Slope counties have had. Because of oil and gas, Mesa County is not seeing a drop is sales prices and neither are any resort communities.”

Mayfield told the commissioners in her report that officials from Western Slope counties are getting together and planning an informational campaign to notify property owners that they shouldn’t expect property values to decrease. Every odd year, county assessors across the state must perform a state mandated revaluation of every property within the county. The revaluation is based on an analysis of market sales during the timeframe of Jan. 1, 2007 through June 30, 2008.

Once the revaluations are complete, a Notice of Valuation indicating the change in actual value of a property will be mailed to its owner the first week of May 2009. This new value will be used in the calculation of property taxes owed in January 2010.

“Just because they are just sitting out there on the market, it doesn’t mean their values are going to drop,” she said. “We expect to get some phone calls.”

Mayfield said she is exploring various possibilities for informing taxpayers about this year’s revaluation and what to expect. Commissioner Keith Meinert said it might be worth mailing information to owners in Ouray County to make sure the process is clear.

“If you thought it would be helpful to do a mass mailing, I think it would be worth the expense to get the message out there properly,” Meinert said. “Anything we can do to explain the voodoo calculations that you all go through and that people should not anticipate seeing a reduction in property values and may even see an increase.”

Tax payers in Ouray County can expect the 2008 abstract of assessment and levies in their mailbox in the next few weeks.

Written by: Gus Jarvis of the Ouray County Watch

Posted by: Erin Eddy

www.ourayland.com
www.ridgwayland.com

Cornerstone Colorado

2008-12-27T12:00:00.001-08:00

Posted by:

Erin Eddy

www.ourayland.com
www.ridgwayland.com

Cornerstone Named Best Private Course by Golf Magazine

Greg Norman Course to Host Senior Tournament

MONTROSE – The unparalleled beauty of Cornerstone’s setting atop the Uncompahgre Plateau is enough to set it apart from other mountain developments. But add to that a Greg Norman-designed golf course and be prepared for national recognition.

The January 2009 issue of Golf Magazine, currently on newsstands, has named Cornerstone the #1 Best New Private Golf Course in the country.

The 7,945-yard, par 72 course was touted by the editors at Golf Magazine as “easily the best high-altitude course in the nation, and quite possibly the world.” They called it Norman’s “finest North American project to date.” This prestigious recognition, which bested Donald Trump’s National Bedminster in New Jersey (#2), comes six months after all 18 holes were opened in July.

“This is something we are certainly proud of,” Head Golf Pro and Golf Manager Sean Tannehill said in an interview last week. “This is a golf course that is designed for everybody. My favorite thing about the course is the possibility of playing a multitude of different approaches, which enables a lot of bump and runs and a lot of great shots.”

The editors at Golf Magazine also made note of the way the course uses the natural landscape: “Purists will appreciate the tough forced carries and greens that often demand run-up approach shots, and the fast greens and shaved surrounds even things up for players of all abilities.”

The course was designed according to Norman’s well-known “least disturbance” philosophy, which curtails massive earth movement, reduces large-scale clearing and takes full advantage of the natural features on the landscape. The course covers more than 300 acres and is designed to provide golfers at all skill levels an enjoyable game.

“When Greg Norman first toured the land on snowmobile, he immediately saw the potential for the golf course and we partnered with him knowing that we had selected the best designer in the business,” said Larry Corsen, senior vice president of Hunt Realty Inc., a privately held real estate investment company, and owner and operator of Cornerstone. “We are thrilled to see our dream of Greg’s talent come to fruition and be recognized as the number one private golf course by Golf Magazine. We are truly honored to be at the top of this revered category of golf course in the United States.”

As if the #1 ranking wasn’t enough, Tannehill said that Cornerstone will be hosting the Colorado Senior Amateur Championship the first week in September.

“For us, it is a great way to get senior competitive players to play our course and to this part of Colorado,” said Tannehill. “All of these championships have always been held out on the Front Range [of Colorado] and it is a great opporunity for us.”

Members of Cornerstone have access to a 20-plus acre practice facility and some of the finest golf professionals and staff in the nation. Mark Wood has consistently been ranked one of the top 50 instructors in the country for the past 10 years, and Kathy Hart-Wood, former LPGA touring pro and also a celebrated top 50 instructor as named by Golf for Women, is director of women’s golf. Cornerstone also recently celebrated the opening of its clubhouse, which includes a casual bar and grill, outdoor dining and the Village Mercantile, featuring a golf pro shop and outfitters’ headquarters.

Written by Gus Jarvis

35 Acres is Best?

2008-12-27T11:34:00.001-08:00

Posted by:

Erin Eddy

www.ourayland.com
www.ridgwayland.com

December 26, 2008

Oh, the curse of the 35-acre parcel. The old ranchers' saying goes, "to small to farm, too big to mow."

Yet 35 is the magic number in Ouray County's unique and innovative Land Use Code (LUC). In both Valley and Alpine zones, where the LUC discourages development, that is the number of acres where private property owners have the right to construct a home.

The LUC is the companion document to the county's Master Plan. There, in Section A, the county's collective goal is "to encourage the continued use of lands for agricultural productivity." To date, much of that goal has been met; Ouray County's valued valleys have mostly remained with haying and cattle activities, though a few homes have sprung up at the 35 acre density.

Outgoing County Commissioner Don Batchelder warns that just because the Master Plan aspiration is being met today, that doesn't mean it won't be tomorrow.

"… there are a number of factors, economic and personal, facing a number of the smaller ranches in the county's valleys that indicate agricultural lands are at risk," writes Batchelder, in a two-page proposal titled "Incentivizing Cluster Development in the Valley Zone Through the Developer Agreement Process."

At first blush, the proposal seems to have great potential to be a win-win proposition — preventing the break-up of parcels into the undesirable 35s, and giving landowners a means to preserve the considerable value of their land. The proposal deserves a thorough hearing, and if favored by those it affects, implementation.

As Batchelder points out, ranchers are typically a tough sell when it comes to government regulation. As such, to gain buy-in, the new code would have to be fairly straight forward. He proposes:

n The density per housing unit in the Valley Zone be doubled, to 70 acres.

n Ranch owners could cluster houses under a development agreement, as long as 80% of the land remains dedicated to agriculture, and that water rights remain tied to the property.

In all, five amendments to the LUC are proposed, but Batchelder's solution to the 35-acre dilemma remains simple, and seemingly viable.

Written by: David Mullings

Protecting Ridgway Colorado in Ouray County

2008-12-20T13:26:00.000-08:00

Posted by Erin Eddy

www.ourayland.com
www.ridgwayland.com

Written by:

Christopher Pike

December 19, 2008

OURAY — Before he leaves office next month, Don Batchelder wants to address an issue he believes is important for the future of ranching in Ouray County.

The issue: Incentives for the preservation of ranch lands and, in tandem, keeping water rights with those lands in the county.

"The county hasn't done anything in preserving those facets of the Master Plan," said Batchelder at Monday's Board of County Commissioners meeting. "There is potential for losing some of the ranch lands in the valleys, with only the potential for breaking those tracts into 35s."

Batchelder believes that the Ouray County Master Plan's goal of "encouraging the continued use of lands for agricultural productivity" will not be met without larger tracts being protected from non-ag uses, including housing development.

"The tendency in land use issues is to assume that what exists is how things will remain. However, there are a number of factors, economic and personal, facing a number of smaller ranches in the county's valleys that indicate agricultural lands are at risk," said Batchelder in a two-page white paper titled, "Incentivizing Cluster Development in the Valley Zone through the Development Agreement Process."

The current code, Batchelder points out, "does nothing" to prevent the subdivision of agricultural land into 35-acre parcels and by state law there is no governmental review of these property divisions. And, he adds, the county's Land Use Code does nothing to keep water rights in the county.

With land prices being as high as they are, 35-acre parcels have become the target for non-agricultural development, be it straight-ahead commercial, recreational or industrial, Batchelder said. "Ranchers have a saying about 35-acre lots: 'too small to farm and too big for a lawn'."

The catch is finding an incentive for property owners to preserve productive ag land without diminishing the land's value and to keeping land from being separated from water rights, which ultimately results in land being more conducive for subdivision development — not agriculture.

Regulation alone will not suffice, noted Batchelder.

"Ranchers are typically no-nonsense, self-employed business people with distaste for government regulation. The proposal needs to be understandable, simple, straightforward, and not burdened by unnecessary bureaucratic process."

Batchelder's proposal will be discussed informally at the BOCC's Dec. 22 meeting. One key component is to set maximum densities "except for property divided in accordance with a development agreement." The landowner would have to reciprocate, however, by restricting use of the parcel to agriculture uses, keeping the water rights on the land, and locating any home or homes in a clustered fashion.

Ridgway Colorado Real Estate Foreclosures

2008-12-14T05:44:00.001-08:00

Posted by: Erin Eddy

www.ourayland.com
www.ridgwayland.com

December 05, 2008
Written By - Christopher Pike

Real estate foreclosures are up and tax lien sales have increased substantially this year in Ouray County and surrounding counties.

Reports from three county treasurers indicate a slump in the region's real estate economy.

"We have eight current foreclosures right now, getting two or three over the past few weeks," Ouray County Treasurer Jeanne Casolari reported two weeks ago to the Board of County Commissioners.

Casolari said Monday Ouray County has received nine foreclosures as of Dec. 1; there were seven total foreclosures for all of 2007.

Casolari said there were 88 parcels subject to the 2008 tax lien sale conducted by the treasurer's office in early November, which recovered $185,084 in unpaid tax revenues. Premiums over the amount of taxes owed amounted to $3,890.

Those figures are up by more than $100,000 from 2007 when lien sales totaled $84,079 involving 60 parcels; that amount included $5,410 in premium bids.

Montrose County Treasurer Rosemary Murphy also said as of Dec. 1 there have been 146 foreclosures, 60 more compared to this time in 2007.

Murphy said most of the foreclosures in Montrose County involved improved properties and were situated within the city limits.

At the county's tax lien sales, Murphy said buyers bought liens of 340 properties, about 100 more than last year. Vacant lots and various subdivisions constituted the bulk of those properties, she said.

In San Miguel County there have been 34 foreclosures "so far through 2008," according to Maureen Dorka, chief deputy treasurer, which is 19 more than this time last year. That county's tax lien sale on Nov. 24 yielded $462,677.59 involving 103 properties.

That sales figure includes interest of $28,286.32, recovered advertising fees and premium bids over the amount in arrears. "That compares with 98 properties that were sold last year," said Dorka.

Ridgway Colorado Schools

2008-11-28T11:43:00.001-08:00

Posted by:

Erin Eddy

www.ridgwayland.com

November 19, 2008

We're just more than halfway through November, hurtling headlong into the hectic holiday season, and it's been quite a newsmaking month for the Ridgway School District.

First, the ballot box results came late on the night of Nov. 4, and for the mil levy override question that would provide funding for the new gymnasium and music room. Hurrah, it was good news: Approval by a margin of 968-639.

So after years of planning, looking for a site, getting an original property tax measure passed and having the gym facilities fall casualty to unforeseen cost hikes, we will now get to see the needed school expansion progress through to completion.

To all who have dedicated the countless (and mostly, unpaid) hours toward building facilities that match the district's aspiration for excellence, three words — congratulations, and thank you.

The other school news in recent weeks involves top-level leadership for the district.

First, Superintendent Douglas Bissonette announced (actually on Halloween) he would be stepping down at the end of the school year.

On the heels of that announcement, the School Board unanimously voted to appoint a familiar face, that of Don Batchelder, to the vacant fifth board seat. Bissonette accurately states that he will leave Ridgway Schools in very good shape.

"Students receive an outstanding education from caring and talented teachers, the schools are led by strong principals with a clear, student-oriented vision, the district is in strong financial condition, and Ridgway's reputation locally and around the state is exceptional," Bissonette wrote in his resignation letter.

As any current observer knows, Bissonette's leadership of the district has been not been without its critics or controversy. With the support of his board, he was not timid in making changes in the faculty where he thought they were warranted. And several of those ignited emotional protests and discord in the community.

Bissonette noted that his tenure was of six years, twice the state average for school superintendents. Those short job spans indicate that the top administrative post of any school system is among the most challenging anywhere. Superintendents must answer to a politically-elected board, manage other administrators and teachers, crunch numbers into a working budget, and oh, know a thing or two about education. Just may be the toughest job in town.

Our hat's off to Bisonette for taking on those challenges with a can-do attitude.

His pending departure was a direct factor in the selection of Batchelder back to the School Board.

That Batchelder, the former mayor, town manager and current county commissioner, is a good choice should go without saying. Indeed, the employment of the best qualified superintendent is likely the board's biggest responsibility. Batchelder's long background in working both as an elected official and as a paid administrator will contribute greatly to finding Bissonette's successor, and that he or she be best suited for the job.

The appointment keeps Batchelder, whose eight years on the Board of County Commissioners ends in January, in an official public capacity. Which begs the question: What's next for him next November, when the School Board appointment ends?

— David Mullings

Water call in Ridgway

2008-11-21T05:50:00.001-08:00

Posted by Erin Eddy

www.ourayland.com
www.ridgwayland.com

November 21, 2008

Written by:

Samantha Tisdel Wright

Thirsty desert cities like Phoenix, Las Vegas, and Los Angeles could conceivably leave Ouray County high and dry, if proper action is not taken to protect water rights, attorney Andy Mueller warned the Ouray City Council this week.

"All kinds of rights are subject to being cut off," Mueller said, "even municipal rights."

Mueller is Ouray County's representative on the Colorado River Water Conservation District (CRWCD) Board, which since 1937 has been protecting Western Colorado water on behalf of the more than 500,000 Coloradoans who live on the western side of the Continental Divide.

The Colorado River, the vena cava of the American West into which much of the snowpack and springwater of the San Juan Mountains eventually drains, meanders its way through seven states before (just barely) making it across the border into Mexico and the Gulf of California.

It's water is divvied up according to two "Colorado River Compacts" dating back to 1922 and 1948.

In 2007, the Colorado State Legislature commissioned a study to determine just how much of our namesake river's water is left to develop.

"The study goes to the heart of a Colorado River District concern that the Colorado River basin not fall under a compact call," wrote board president Peter Kasper in the district's annual report, "whereby Colorado might have to cut back on its water use in order to meet water delivery obligations to other states downstream."

Thus far, the Colorado River Basin, to which the Uncompaghre River is a tributary, has remained free from a dread compact call.

"And we want to keep it that way through good planning that acknowledges that there is a finite water supply," Kasper emphasized.

Downstream Colorado River states would like nothing better than to open up the compacts for renegotiation, but Utah, Wyoming, Colorado and New Mexico, with their much smaller populations and political clout, are "afraid we would get run over," if that ever happened, Mueller said.

Even with good planning, climate change and urban sprawl are growing threats to upstream water users in the Colorado River Basin.

The affects of climate change are already beginning to manifest in a shorter run-off season, which impacts the flow of the river and the people who depend upon it downstream. The Colorado River Water Conservation District Board has been actively generating innovative ideas, such as water banking and planned fallowing to help up-stream water users get through dry years without triggering a compact curtailment.

"We can't turn fire hydrants off," Mueller said. "Cities will be looking at alternative ways to augment their water rights. They could, for example, buy up ranch land with pre-1922 rights and then let that water flow to Lake Powell, to make up for the water they take at the headwaters."

It's not just the cities downstream in the Colorado River watershed that have cast a larcenous eye upon the pristine water of the San Juans. Sprawling Front Range Colorado communities are equally thirsty and greedy, often exhibiting what Mueller called a "buy it and dry it" mentality when it come to water rights.

This spectre could loom for Western Slope communities like Ouray and Ridgway if protective action is not taken, Mueller warned. "It's a huge issue that will take years for a solution. And it has the potential to impact the county."

Only once in the recent past has Ouray's water been subject to call. That was during the drought of 2002. If the letter of the law had been explicitely followed at that time, Mueller said, the city should have stopped the diversion of Weehawken Spring, its sole municipal water source.

City Council and staff have been actively addressing the issue of water rights in recent months and have hired Wright Water Engineering to conduct an inventory of the city's water rights and options for augmentation.

Land use fee increase in Ridgway Colorado

2008-11-15T10:47:00.000-08:00

Posted by:

Erin Eddy

www.ourayland.com
www.ridgwayland.com

Written by: Patrick Davarn

November 14, 2008

RIDGWAY — Agreeing with the county staff that it is "long overdue," county commissioners will raise some of the fees charged by the Land Use Department in time for the new year.

Mark Castrodale, interim county planner, said after consensus by the Board of County Commissioners that he will have a comprehensive fee schedule prepared by early December for consideration of adoption by resolution.

Castrodale presented an analysis of fees charged by the Land Use Department for various processes; not including building permit fees. "My records show … fees have not been reviewed or modified since 2004 … we appear to be grossly undercharging for some of our services," Castrodale wrote.

Castrodale explained to the BOCC on Monday that he used his salary's hourly rate and calculated the amount of time necessary for him to process various services – ranging from sketch plans to final plats – then reduced the total by one-third to propose a fee's rate. "The issue, in general, is that it's been long overdue," he said."I tried to be hugely conservative."

For example, Castrodale said current fees for a limited planned unit development (PUD) of three lots or less are $750 for a sketch plan, $750 for a preliminary development plan, and $250 for a final development plan. He proposes raising the preliminary development plan fee to $1,500 and the final development plan to $500 in addition to establishing a $250 fee for the final plat. During the process of estimating new fees for Ouray County, Castrodale said he called Montrose County for a comparison. For these same four services, Montrose County will charge a total of $6,445. "We are subsidizing development," said Castrodale.

BOCC Chairman Keith Meinert said an increase is needed, especially in comparison to Montrose County, but asked if higher fees could be charged at the end of a project when a developer is more certain of a successful outcome. "I agree that it's time consuming," Meinert said, "but I wonder if front-end costs would be so high it might discourage people from trying."

Castrodale said the bulk of work by Land Use staff is "front-end loaded" and requires the same amount of time whether the project is successful or not. He would prefer to deal with those "isolated situations" of projects that are unsuccessful, or withdrawn, on a case-by-case basis.

Commissioner Heidi Albritton backed Castrodale's reasoning. "If they (developers) are working with staff, there is no reason it shouldn't go through," she said. "The hand-holding and direction takes place at the beginning. No outcome is guaranteed. If they choose to go through with a plan despite advice of staff, it's not Mark's problem. We need to get on a proactive track and keep up with the times."

Commissioner Don Batchelder likewise agreed the fee review is long overdue, saying he first asked about it six years ago. "Let's say Mark's ideas are good and take them at face value," said Batchelder. "I think your (proposed) fees are low. You took off one-third, you should have added 50% more and it probably still would not have covered the costs."

Ridgway and Ouray development fees

2008-11-12T08:34:00.001-08:00

Posted by Erin Eddy

www.ourayland.com
www.ridgwayland.com

November 12, 2008
Agreeing with the county staff that it is "long overdue," county commissioners will raise some of the fees charged by the Land Use Department in time for the new year.

Mark Castrodale, interim county planner, said after consensus by the Board of County Commissioners that he will have a comprehensive fee schedule prepared by early December for consideration of adoption by resolution.

Castrodale presented to the BOCC an analysis of current fees charged by the Land Use Department for various processes; not including building permit fees. "My records show … fees have not been reviewed or modified since 2004 … we appear to be grossly undercharging for some of our services," Castrodale wrote in a memo.

Castrodale explained to the BOCC on Monday that he used his salary's hourly rate and calculated the amount of time necessary for him to process various services – ranging from sketch plans to final plats – then reduced the total by one-third to propose a fee's rate.

"The issue, in general, is that it's been long overdue," he said."I tried to be hugely conservative."

For example, Castrodale said current fees for a limited planned unit development (PUD) of three lots or less are $750 for a sketch plan, $750 for a preliminary development plan, and $250 for a final development plan. He proposes raising the preliminary development plan fee to $1,500 and the final development plan to $500 in addition to establishing a $250 fee for the final plat. During the process of estimating new fees for Ouray County, Castrodale said he called Montrose County for a comparison. For these same four services, Montrose County will charge a total of $6,445.

"We are subsidizing development," said Castrodale. "Our current rates do not even cover my time."

BOCC Chairman Keith Meinert agreed that an increase in fees are needed, especially in comparison to Montrose County. but asked if higher fees could be charged at the end of a project when a developer is more certain of a successful outcome. "I agree that it's time consuming," Meinert said, "but I wonder if front-end costs would be so high it might discourage people from trying."

Castrodale said the bulk of work by Land Use staff is "front-end loaded" and requires the same amount of time whether the project is successful or not. He would prefer to deal with those "isolated situations" of projects that are unsuccessful, or withdrawn, on a case-by-case basis.

Commissioner Heidi Albritton backed Castrodale's reasoning. "If they (developers) are working with staff, there is no reason it shouldn't go through," Albritton said. "The hand-holding and direction takes place at the beginning of the process. No outcome is guaranteed. If they choose to go through with a plan despite the advice of staff, it's not Mark's problem. We need to get on a proactive track and keep up with the times."

Commissioner Don Batchelder likewise agreed the fee review is long overdue, saying he first asked about it six years ago. "Let's say Mark's ideas are good and take them at face value," said Batchelder. "I think your (proposed) fees are low. You took off one-third, you should have added 50% more and it probably still would not have covered the costs."

Meinert said the revised fees are a "step in the right direction." Fellow commissioners, and Castrodale, agreed with his suggestion that Castrodale define his simple review and complex review fees for a development site inspection in line with zones established in 2002 for assigning or verifying addresses and inspecting driveways. Zone 1 is six miles from the Land Use Office in Ridgway while zone 2 is 12 miles and zone 3 is more than 12 miles travel.

Recommended changes in fees are in the categories of limited PUD (three lots or less); regular PUD (more than three lots); a recreation/resort PUD; boundary line adjustment; appeals to the Board of Zoning Adjustment (variance); minor amendments to the Land Use Code; a site development permit; a plat correction; and site inspections for a weed management plan, PUD, special use permit, address verification or driveway inspection. Castrodale did not recommend any increases for a final plat amendment , a special use permit, or exemptions and exceptions allowed within the code.

— By Patrick Davarn, news editor

Assisted Living in Ridgway Colorado

2008-11-07T15:57:00.001-08:00

Assisted Living Facility Proposed for Valley Zone

Written by Christopher Pike

Posted By:

Erin Eddy

www.ourayland.com
www.ridgwayland.com

Burn Rehab Center

RIDGWAY – The addition of an assisted living residence to the allowed uses in the county’s Valley Zone was considered at a public hearing on Monday, Oct. 27, with discussion centered on the exact definition of what that would be.

The request for the amendment to the Ouray County Land Use Code came from David Tabor, president of the Montrose-based Solid Rock Foundation Ministries. The ministry is considering the purchase of 102/104 Cutler Creek Drive in Ridgway, located directly adjacent to the Ponderosa Village Subdivision, for use as the Hope's Journey assisted living residence for severely burned and physically traumatized youth.

Tabor called the Valley Zone the “most logical” location for the proposed facility. “Higher elevations could be more difficult,” he said. Tabor also pointed out that there would be size limits on the facility due to existing state regulations. “This type of residence would not overtake the county,” Tabor said.

The board of county commissioners’ public hearing was prompted by the Ouray County Planning Commission’s recommendation to add the definition for “Assisted Living Residence” to section 22 and 3.4 H of the land use code. The planners also recommended that a state licensing requirement for a residential facility be added to the code.

Public input last Monday concerning the amendment was generally favorable, though a letter from the Lane family, residents of the Ponderosa Village Subdivision, stated that vehicle traffic and the general bustle of activity emanating from the proposed facility would be disruptive and would negatively impact property values.

The discussion also turned to the possibility of expanding the amendment definition to include senior citizen facilities. Citing the approval of an assisted living and nursing facility in Ouray County by a previous board of commissioners several decades ago, Ouray resident Roger Henn asked the commissioners to address the future needs of seniors, including him and his wife Angie. “We need assisted living (in Ouray County). Who would want to live in Montrose? You need that and we need it badly!” Henn’s impassioned plea received a round of applause from the 35 members of the audience.

The parameters of the definition were also on the minds of county staff and officials. County Attorney Mark Deganhart said the proposed language could potentially include a halfway house or group home, which “could open up a whole panoply of uses that might exist as ‘assisted living.’”

“What I hear is a definition and unintended consequences and not necessarily this specific application,” said Commissioner Chair Keith Meinert. “With the right definitions I don't think there is anybody that is going to object to it.”

The hearing was continued to the commissioners’ meeting held Nov. 3 to allow Commissioner Heidi Albritton, who was away on vacation last week, to participate and vote on the proposed amendment. The results of that meeting were not available at press time.

Locals get er done!

2008-11-01T15:54:00.001-07:00

Locals just get projects done

Written by David Mullings - Ouray Plaindealer

Posted by Erin Eddy

www.ourayland.com
www.ridgwayland.com

October 31, 2008

Can do.

That's probably what I like best about living in Ouray County.

Sixteen years ago, a bunch of good people got together and formed the Mount Sneffels Education Foundation. The organization, which provides innovative programs that give students here fantastic learning opportunities, thrives today. MSEF is on its way to building a self-sustaining trust.

Seven years ago, a group of folks here saw an amazing piece of publicly owned land that was going unused. They jumped through a bunch of hoops, today, we have the Top of the Pines, an outdoor camp on Miller Mesa that serves as a dynamite outdoor education facility.

Five years ago, an emergency services shuffle squeezed the Ouray Mountain Rescue Team into a single garage bay. How did the all-volunteer group respond? With the help of a legion of supporters and some county-donated land, OMRT went out and built a wonderful two-story rescue center at the Ice Park. The team gained a certificate of occupancy last week, and plans an open house to show off the facility in mid November.

Can do.

2008 3rd Quarter End Ouray County Sold Stats

2008-10-26T11:37:00.000-07:00

Posted by Erin Eddy

provided by
Montrose Association of REALTORS

Statistics for Ouray County Jan 1 - Sept. 30, 2008

TOTAL HOMES (includes new home sales)

Homes Sold 54
Total Price $19,456,400
Average Price $360,303
Median Price $300,000
Range in Price $25,000 - 1,200,000

COMMERCIAL PROPERTY

Units Sold 7
Total Price $1,512,800
Average Price $216,114
Median Price $185,300
Range in Price $52,500 - 623,000

VACANT LAND

Units Sold 19
Total Price $5,182,125
Average Price $272,743
Median Price $175,000
Range in Price $110,000 - 1,600,000

FARM & RANCH

Units Sold 1
Total Price $ 525,000
Average Price $ 525,000
Median Price $ 525,000
Range in Price $ 525,000

ALL PROPERTIES

Units Sold 81
Total Price $26,676,325
Average Price $329,337
Median Price $280,000
Range in Price $25,000 - 1,600,000
*This information is deemed reliable but not guaranteed.

Ridgway Soccer

2008-10-25T11:51:00.001-07:00

Undefeated Ridgway High School soccer team to host regional playoff

Posted by Erin Eddy

www.ridgwayland.com

October 22, 2008

It will be a busy week and weekend for participants and fans for Ridgway High School sports.

Both the boys' soccer team and girls' volleyball team will enter their respective regional playoffs and tournaments this week

For the first time in recent memory, the Ridgway High School boys soccer team will host the first round of a region 3A contest against Aspen High School at the Solar Ranch soccer field. The game begins at 3 p.m. Wednesday, Oct. 22.

The Demons ended the season with a record of 9-1-3, undefeated in league play as they were led by coach Chuck Siefken.

The Ridgway team is now among 32 teams going into the state tournament, with Ridgway ranked 16th by the Colorado High School Activities Association. Should it defeat 17th-ranked Aspen on Wednesday afternoon, the Demons will most likely play top-ranked Colorado Springs Christian in that city on Oct. 25.

"We are definitely one of the smallest schools going into the tournament," said Ridgway Athletic Director Keith McCurdy.

The girls volleyball team, with a 7-10 record in league play, will compete in a regional shootout on Friday and Saturday, beginning at 3 p.m. (with the Ridgway game beginning most likely at 4 p.m.) at the Olathe High School gym.

The Ridgway volleyball squad is fourth-ranked in the six-team field in the Division 1A tourney.

— Douglas McDaniel, staff writer

Telluride Foreclosures

2008-10-25T11:19:00.000-07:00

Posted by: Erin Eddy

www.ourayland.com
www.ridgwayland.com

Foreclosure Filings Up Throughout County
by Karen JamesOct 23, 2008

All Market Segments Affected

TELLURIDE – With two months remaining in the fiscal year, foreclosure filings in San Miguel County are up 47 percent compared to the 2007 year-end total, county records show.

The county has opened 28 foreclosure files since January, of which seven – or 25 percent – have occurred during the last three weeks.

The county opened a total of 19 files during fiscal year 2007.

“We’re already past last year and we’re just in the first month of the fourth quarter,” said County Treasurer, Public Trustee and Public Registrar Janice Stout. “I’m just amazed with the number we’ve had.”

Among the 19 filings in 2007, a total of six – about 32 percent – eventually sold in foreclosure auctions.

This year, two of the 28 properties have been sold at auction. Another three are scheduled to go to auction before the end of the year if they are not first withdrawn, cured or continued.

Despite the overall increase in filings, with so few sales scheduled in the next two months, 2008 foreclosure sales cannot outnumber those in 2007.

But considering that 12 foreclosure sales could take place by the end of next February if they are not somehow remedied, 2009 could run the risk of producing a bumper crop of foreclosures.

“Maybe 09 will be record sales,” Stout said.

Among this year’s 28 filings, 10 – or about 36 percent – have been withdrawn or cured. One more, a filing for the Rosewood Telluride Resort and Hotel, is on hold until further notice.

In June, Lot 129, LLC and West Galena Holdings, owned by New York City-based developer Aaron Honigman, filed for Chapter 11 Bankruptcy protection one day before the property was to appear on the auction block. As a result, a week-to-week stay of the foreclosure has been in place since then, which Stout will continue to impose until otherwise directed by the court.

Outstanding principal on the Rosewood deal, a pre-construction bridge loan, is $50 million.

“There does seem to be a rush of filings,” said Stout, adding that she believed the accelerated filing pace will continue if the economy remains in its current state.

That said, a relative few of those are likely to result in foreclosure sales if history serves as an accurate predictor.

The filings span across virtually all segments of the real estate market. They range from a fractional interest in Mountain Village with $40,000 in outstanding debt, to a Mountain Village Home against which two foreclosure filings worth a total of about $10.1 million have been made.

According to Stout, the first foreclosure was filed on a deed of trust where the home was put up as collateral to guarantee a loan to a business. The second foreclosure was filed on a mortgage on the home itself.

In between those extremes are filings for Hastings Mesa and Norwood homes, an Ice House condominium and two vacant lots in Mountain Village among others.

“It’s pretty much across the board,” Stout said.

She speculated that one reason for the steady rate of foreclosure filings over the past few weeks could be the passage of Colorado House Bill 08-1402. The bill, which took effect on Aug. 1, requires that mortgage lenders provide the direct telephone number of their loss mitigation departments, and that of the Colorado Foreclosure Hotline, to buyers in danger of being foreclosed upon at least 30 days before the relevant paperwork is filed.

Stout said she received no filings during the month of August as the law took effect, which probably created a backlog that is working itself out now.

“People that were living with a high amount of debt are going to be the first ones to go,” said Matthew Hintermeister, a real estate agent, who noted the presence of several multi-million dollar properties on the foreclosure list.

Hintermeister, past president of the Telluride Association of Realtors, speculated that when the Dow Jones Industrial Average plummeted nearly 3,000 points over three weeks toward the end of September, cash flow may have been disrupted for investors who, through margin accounts established with brokerage firms, had taken out loans using securities as collateral.

Although investors can borrow against the value of his or her securities through margin accounts, a minimum of equity must be maintained in them. If the value of the pledged securities were to fall far enough – as would likely have been the case during those tumultuous weeks – a “margin call” would require the borrower to sell off securities or deposit cash (cash that may have otherwise been paying the mortgage on a second home) or perhaps do both – in order to replenish the account equity.

The brokerage retains the right to sell the pledged securities and may not be required to consult the margin account holder before doing so, according to Investopedia.com, an investor education website owned by Forbes Media. In fact, the website goes on to state that the firm may also have the right to sell the securities before the investor has been given a chance to meet the margin call.

“It can happen incredibly fast,” Hintermeister said.

Hintermeister added that some Aspen area real estate brokers with whom he recently spoke told him that they are seeing people abandon large deposits – some worth hundreds of thousands of dollars – on projects that are still being completed.

“They’ve already told brokers that they are prepared to walk away because they don’t have the money to close,” he said.

“That’s big money to be walking away from.”

Planning commission adopts northwest area plan

2008-10-12T12:23:00.000-07:00

Posted by Erin Eddy

by Margaret Henderson
Oct 07, 2008

RIDGWAY – After months of meetings and discussion between the town, developers, members of the community, and planning consultants, the Ridgway Planning Commission unanimously adopted the Northwest Area Master Plan on Sept. 30. The plan is intended to complement the current 1999 Land Use Plan and the 2000 Comprehensive Plan and, according to the document itself, “serve as a guidance document for future development of the Northwest Areas and future master planning of the Town.”

The plan will be presented to town council for further discussion.

The 13-page plan was intentionally kept basic, with the understanding that the zoning and subdivision processes will define the final parameters, explained Jack Petruccelli, chairman of the planning commission.

Under the basic parameters of the plan, the 138 acres of what is currently open pasture-type land stretching from Charles Street north to Eagle Hill could potentially be developed into 800 to 1,500 dwelling units over time for an estimated potential population of 2,850, with a growth goal of 5 percent per year. The area would contain a mixture of residential neighborhoods and open space with mixed-use neighborhoods that could include higher-density residential development alongside commercial units such as a neighborhood store or sandwich shop.

Transportation networks would be built on a grid-like system similar to the historic layout of Ridgway, except where geographic issues may need to be considered.

Trails, parks and open space would include pedestrian and bicycle routes connecting town to the new development and providing transportation throughout. More direction on open space provisions in the Northwest Area Plan will come from the Parks, Trails and Open Space Task Force that is currently working on an open space plan to be appended to the Ridgway Master Plan.

Additionally, the plan addresses issues of affordable housing and water and wastewater infrastructure demands.

The final draft of the Northwest Area Plan is available on the town’s website at www.town.ridgway.co.us/.

Increased Building Footprint Considered

The planning commission engaged in an informal discussion with Jack Young, owner of the Chipeta Sun Lodge, about future plans for a vacant lot at the east end of the Chipeta property. The 1998 platting process provided for a building footprint, which Young would like to increase by 2,500 square feet. The area is currently used for parking and equipment storage.

Town Manager Greg Clifton noted that the increased size of the proposed building was not of particular concern because it is in harmony with the architecture of the neighborhood. However, the increased building size also increases parking requirements. Town Engineer Joanne Fagan suggested that a currently unused utility easement be made accessible for additional parking. The commissioners also discussed visual impacts, impacts to County Road 23 and drainage. The commission agreed to work on further details with Young while considering how to proceed.

Young stated that he has no immediate plans to build on the lot but may proceed with the project when the economy improves.

Expert explains links between mining and energy

2008-10-03T15:49:00.001-07:00

Expert explains links between mining and energy

Posted by Erin Eddy

October 03, 2008
Plaindealer staff report

"Mining for energy independence," with a focus on renewable resources, is the topic of a public presentation at 7 p.m. Thursday, Oct. 9, at the Ouray Community Center.

Jim Burnell of the Colorado Geological Survey will talk about the importance of finding and developing domestic sources of minerals required for the development of generating energy from renewable sources.

Ouray County Surveyor Bob Larson said he expects attendance to represent the interests of mining, the environment and the general public.

According to Burnell, public support is growing for the development of energy generation from renewable sources. However, an aspect of renewable energy possibly unknown by many is the hardware needed for these technologies.

"The infrastructure requires mined materials, including imported strategic and critical minerals," said Burnell.

Burnell said silica, copper, gallium, indium, selenium, cadmium and tellurium are required for the dominant photovoltaic technologies. Silver and aluminum are necessary for "concentrating" solar power technology. Zinc, vanadium, platinum group metals and rare earth elements are key components of power storage, hybrid vehicle, and fuel cell applications.

"All these materials must be mined," said Burnell. "At present, the U.S. is woefully dependent upon import sources for most of these materials and demand is already squeezing the prices.

Domestic sources must be found and developed if energy independence is to be achieved using alternative sources." For information about the program, call Larson at 325-4600.

Forest Service Ice Park deal looming

2008-10-03T15:41:00.000-07:00

Forest Service Ice Park deal looming

Posted by Erin Eddy

October 03, 2008
By Samantha Tisdel Wright

City and Forest Service officials appear to finally be on the same page, regarding the city's proposed acquisition of U.S. Forest Service inholdings at the Ouray Ice Park.

Mayor Bob Risch met with USFS officials on Monday to discuss a recent proposal for the city to purchase slightly more than 20 acres of Forest Service land encompassing the Ice Park and the city's adjacent shooting range.

"Both sides want it done," Risch said. The city will conduct a survey of the area in the coming weeks, after which the Forest Service will need to conduct an appraisal before acquisition can move forward.

Two portions of the Ouray Ice Park are owned by the USFS, said OIPI Executive Director Erin Eddy: an area below the lower bridge, known as "Five Fingers," and the "New Frontier" further up the gorge to the south, toward the reservoir.

Risch estimated that the acquisition process would "slip into 2009," but was encouraged that the city's formerly stymied efforts to consolidate ownership of the park are finally inching forward.

"We missed it so badly last time," he said, referring to a former proposal by the city to purchase 40 acres of land in the area. This proposal included ice park and shooting range parcels as well as Forest Service land encompassing the city's water tank.

That proposal was jettisoned earlier this year when a USFS appraisal for the parcels came in at $870,000, a figure which City Administrator Patrick Rondinelli called "completely ridiculous and ludicrous" in that it disregarded the city's and county's own zoning regulations which prohibit development in the area, much of which is literally vertical.

The new proposal, agreed upon Monday, includes only that USFS land which is within the Ice Park's boundary, as well as the shooting range, which the Forest Service wants to get away from the business of permitting. Risch said that in this go-around, he is hoping the Forest Service will agree to use a local appraiser, more familiar with the area's particular real estate climate.

Four entities own land within the ice park: the City of Ouray, Ouray County, the Forest Service, and Eric Jacobsen who owns Ouray's Hydroelectric Plant and much of the land and infrastructure along the south rim of the gorge. The county currently retains administrative oversight of the Ice Park, a duty which County Administrator Connie Hunt is eager to pass off as soon as possible, she told USFS officials at a multi-jurisdictional meeting on Thursday.

Ice Park land acquisition is one of eight priority goals listed by city officials for the upcoming 2009 budget. Other items include the engineering and installation of a new water line from the Box Canon Spring toward the Hot Springs Pool, the replacement of 300 feet of damaged water main near Mineral Farms on Camp Bird Road, the construction of a second water tank, conversion to a Home Rule municipal structure, engineering and installation of of a new diversion in the Skyrocket channel, continued efforts to forward the cause of affordable housing, and adoption of a parks master plan.

Ridgway care home? Posted by Erin Eddy

2008-09-25T05:12:00.001-07:00

Hope’s Journey Rehabilitation Center Takes a Step Forward
by Christopher PikeSep 23, 2008 | 45 views | 0 | 0 | | Planning Commission Recommends Approval of LUC Amendment

RIDGWAY – A movement to create a rehabilitation center for burn victims in Ouray County took a step forward last week. On Sept. 16 the Ouray County Planning Commission recommended approval of an amendment to the county land use code that would make “assisted living residence” a conditional use for lands in the Valley Zone. The application for the amendment, made by Solid Rock Foundation Ministries, prevailed with a 3-2 vote, with commissioners Ken Lipton and Bob Luttrell in opposition.

Solid Rock, operated by David and Kathleen Tabor, disclosed that the amendment would enable them to open a rehabilitation center for children or adults with severe burns. The foundation intends to purchase a parcel on Cutler Creek Drive in Ridgway, formerly the Ponderosa Care Home. The Ponderosa facility was approved as an assisted living center decades ago under a less stringent permit process that expired when the facility was closed, according to Interim County Planner Marc Castrodale.

The Tabors said their rehabilitation facility would have an emphasis on providing transitional service for patients, including psychological attention. “We’re not a hospital but an opportunity to help kids regain their identity,” said Kathleen Tabor.

Charity Freeland, Montrose resident, spoke in favor of the proposal. In 1993, at the age of 17, Freeland was in a horrific car accident that left second and third degree burns over 75 percent of her body. A visit to Colorado during the healing process sparked her dream of opening a home where burn victims could transition back into life outside the hospital. Freeland’s dream, now known as Hope’s Journey International, was the spark for the effort to create such a home in Ouray County.

The proposed amendment would also enable other facilities, such as a senior assisted living residence, to be considered by the county on a case-by-case basis. Supporters of that point included Ouray residents Roger and Angie Henn, who said they might need such a facility in the future.

Neighbors of the proposed facility, including the Lane and Wenande families, lodged their objections to the amendment. They maintained that the proposed center would bring noise, from traffic and recreational activities close to their homes. The Lanes also claimed their property values would be negatively impacted.

Commissioner Lipton expressed reservations due to the potential size and scope of future facilities. “You’re asking to change the entire land use code, not just one property,” he said. “I’m concerned about a mega-facility that might come in.” He suggested that these facilities only be permitted in new planned unit developments or subdivisions, not in or near existing developments that might have their values impacted.

A provision to require appropriate licensing by applicants was attached to the motion by Commissioner Linda Ingo, who voted in favor.

The next stage for the proposal will be consideration by the Ouray County Board of Commissioners.

Posted by Erin Eddy - Ridgway Land

New Housing Authority in Ridgway Colorado

2008-09-11T09:28:00.000-07:00

RIDGWAY – Ouray County and the towns of Ridgway and Ouray are gearing up for discussions about what tasks to assign to the newly created Multi-jurisdictional Housing Authority. The authority’s first meeting will take place Thursday, Sept. 11 at 5:30 p.m. at Ridgway Town Hall.

“Every one [of the three governments] has different rules and regulations and different needs, so let's select the ones we think we can get done,” said Ouray County Commissioner Don Batchelder. Batchelder chaired an unofficial meeting at the Ridgway Town Hall on Aug. 21 to set the agenda and framework for the first meeting in the lengthy process of making housing affordable in Ouray County.

The effort is expected to begin with an authority-issued Request for Performance to the three participating entities based on a list of their expectations and the estimated funding that might be needed. “We formed this entity to look for funding; this is our task only,” commented Mike Fedel, City of Ouray Land Use Coordinator. Fedel, along with Jen Coates, assistant town planner for the Town of Ridgway, are expected to assume the role of staff to the authority.

The City of Ouray will be asking that the interagency agreement, or memorandum of understanding, be better defined. “We don't know where it'll evolve into the future. The language is pretty broad,” said Ouray City Administrator Patrick Rondinelli at the Sept. 2 city council meeting.

The authority will take on tasks as requested by the town, city and county, according to City Councilmember Sandra Stuller, who helped draft the memorandum of understanding. “The authority will serve the three governments that formed it. The costs are to be assumed by the requesting government and the budgeting to reflect the proper allocation of costs as services are provided,” Stuller told the council on Sept. 2.

The board will be made up of five members. It is expected that Ouray City Councilmember Betty Wolfe, Ridgway Town Councilmember Paul Hebert and Ouray County Commissioner Don Batchelder will serve on the board from one to two years.

Start-up funding will come from a $12,000 grant from the Colorado Department of Local Affairs and $3,000 in matching funds from each of the three governments.

Written by Christopher Pike and posted by Erin Eddy

BOCC to mull over mesa comm tower

2008-09-01T05:03:00.000-07:00

By Douglas McDaniel

The Ouray County Commissioners have just a few days to meditate on what to do about a proposal for an 80-foot communications tower on Log Hill Mesa.

When they reconvene for deliberations at 9:30 a.m. Tuesday, Sept. 2, again in Ridgway at the 4-H Event Center, they will have to decide on whether to approve, deny or find some other solution for communications "dead zones" within the region, or, abide by residential concerns over "visual impacts" a structure the approximate height of a gas drilling rig might create.

This week every branch of the region's law enforcement and emergency personnel appeared before the commissioners Monday, during a lively hearing on a controversial communications tower on Log Hill Mesa near Ridgway to sound off like coyotes to the mutual chorus: Can you hear me now?

"When radios don't work it's hard for deputies to do their jobs," said Ouray County Sheriff Dominic Mattivi. "We've had calls where our deputies are out their and nobody can hear their cells."

Added Norm Rooker, chief of emergency services for Ouray County: "This is (about saving) lives. These are your lives. This system is costing you, the citizens, nothing."

By teaming up for a governmental/corporate partnership to pay for the 80-foot tower, to be built by Black & Veatch for the communications giant, Verizon, on land occupied by the Dallas Creek Water Company within Unit 1 of the Log Hill Village subdivision, a partnership has been created to build a $720,000 that the county could never, otherwise, afford.

"We have somebody willing to pony up at zero cost to the taxpayers," Rooker said.

On the other side of the more than two-hour debate Monday was the not-in-my-backyard crowd, mostly residents of the pricey community living on the mesa that is afforded breathtaking vistas of the San Juans, Mount Sneffels, and therefore, the rigid cascades serving as a backdrop for the Ralph Lauren Ranch.

Their broadcast before the commissioners: Most people are in favor of improving communications for the region, but why does it have to be in this neighborhood, especially one with such a picturesque setting?

"We are concerned about the current proposed tower's visual impacts," said Jane Nash of the Ridgway/Ouray Community Council. "We are in support of the tower, but not in a residential area."

Indeed, the specter of the possibility of an 80-foot communications tower on the mesa has now become a lightning rod for a baffling question over the wireless, highly microwaveable settlement of this high-profile corner of the New West.

While an attorney for the Log Hill Village Home & Property Owners' Association, Bob Thomas, argued that if it had been a simple development proposal before the commissioners, it ever would have been been considered for approval, the president of the HOA, Reggie Kajer, plead for the entire process to be slowed down so all viewpoints can be considered.

"The proposal for this 80-foot tower ... that we have to approve it now or everybody is going to die is wrong," he said. "I think we all should have been talking about this a year ago, and I think that's the problem."

It generated so much commentary during Monday's meeting in Ridgway, the commissioners didn't even have time to deliberate on what they heard. Instead, it moved to continue the decision on what had originally appeared to have been a slam dunk for a special meeting on Tuesday, Sept. 2, again in Ridgway at the 4-H Event Center.

"I don't want to open up Pandora's box, but Pandora may be already out and about," Commissioner Heidi Albritton predicted before the public hearing portion of the meeting attended by approximately 60 people. The delay was necessary considering the fact that, at the center of the debate, a mushy center had arisen in the form of a bit of a somewhat baffling administrative oversight. Included in the debate now is the question about what exactly the commissioners should base their ruling on regarding the nature of the "structure" versus "edifice" in terms of how it was to be interpreted in county's land use code.

At the end of the public hearing, Commissioner Keith Meinert told those in attendance that the semantics over the official "definition of structure" would be reviewed.

Prior to the meeting, the commissioners simply had to rubber stamp a recommendation for approval, by a 5-2 vote, of the Ridgway Area Joint Planning Board. But now the commissioners find themselves looking at a complex question of values in which public safety and issues of visual impact would have to be weighed, and, quite possibly vivisected.

"I assure you, you have given us something to think about," Meinert said.

Land Use Changes May Affect Ridgway Real Estate

2008-07-26T12:26:00.000-07:00

July 26, 2008

Code Amendment Would Alter Rights of Private Property Owners

RIDGWAY – A proposed amendment to the Ouray County Land Use Code that would greatly alter private property rights in the county is set for public hearing before the Ouray County Commissioners tonight at 8 p.m. at the Ouray County 4-H Event Center in Ridgway. The amendment would, if enacted, shift decision-making authority involving changes to existing subdivisions from the homeowners’ association to the Ouray County Board of Commissioners.

The application for the amendment was paid for by Craig and Renee Cambria, owners of the 60-acre Night Hawk Ranch in Log Hill Unit II, under a law that allows the county, private citizens or private or public entities to request legislative changes.

The Cambrias wish to sell two six-acre lots but are restricted from doing so by current code regulations and the planned unit development's covenants. The properties surrounding the ranch currently have zoning densities ranging from approximately one to six acres.

Arguing for the Cambrias will be former county attorney Mike Hockersmith, who says that the existing rules have given neighboring property owners too much power over legitimate applications for amendment or modification of a subdivision's covenants, resulting in hardship for a particular lot owner.

Some homeowners’ associations and the Ridgway-Ouray Community Council have opposed the proposal, arguing that planned unit developments are contractual in nature as far as the lot owners are concerned and that if elected officials are allowed to have the final say on plat amendments or modifications, this would divest all lot owners in PUDs throughout the county of their decision-making power to prevent further divisions of lots prohibited by the covenants of their PUDs.

This hearing will follow an earlier hearing beginning at 6:35 p.m. to review non-substantive housekeeping changes to Section 6 of the Land Use Code that have been proposed by the county.

New Streetscape plan unveiled in Ridgway

2008-06-08T10:49:00.001-07:00

RIDGWAY – Town planning officials and members of the public viewed a proposed streetscape plan for the Downtown Historic Business District on May 27 that, if approved, would serve to position the Town of Ridgway for economic revitalization. The design features a one-way, concrete-cobbled Clinton Street in a pedestrian-friendly, plaza format. The overall plan is replete with ornate iron benches, rustic mining period street lamps, perennial flower palettes, and tree-lined, paved streets.

Representatives from Durango-based Russell Engineering, Inc., a civil engineering and land planning firm commissioned by the town to design a new storm water system and streetscape, gave a PowerPoint presentation and answered questions from members of the Town Planning Commission during its regular meeting at the Community Center. The airing included a street-by-street cost breakdown, recommended construction phasing schedule, as well as the streescape layout. The scope of the project, however, was reduced due to “anticipated funding limitations,” limiting the streetscape plan to just the north side of Colorado Highway 62 between Laura and Railroad streets, according to Assistant Planner Jennifer Coates.

The cost of the project would be $2.7 million and could take 20-30 years to finance, according to Town Manager Greg Clifton, who noted that any recommendation by the Ridgway Town Council would have to be approved by voters at the polls.

The principal streets included in the renovation would be Railroad, Clinton, Laura, Cora, and Lena. The plan depicts the street layout while accommodating underground utilities; the named streets would be asphalted except Clinton, which would be paved in concrete. Clinton would once again serve as the hub of the Historic District, and could be closed to motor vehicle traffic for special events.

The intersections of the streets would also be paved in an earth-toned concrete color to “keep pedestrian flow,” according to William “Frowny” Frownfelter, who, along with Walker Christensen, Katie Nelson and Drew Chandler of Russell Engineering and THM Design, produced the plan.

The plan includes a lighted intersection at Railroad Street and Hwy. 62, with the last several yards of Railroad being moved westward onto what is now the southern portion of the tennis courts, as mandated by the Colorado Department of Transportation; buried power lines; the removal of the microwave repeater dish now in place at the Qwest Communications station on Clinton; the addition of trees on the named streets; and the utilization of more color and flower “palettes” to make Lena Street a “gateway to the town.”

“The additional trees would keep the character of the architecture,” said Chandler.

Parking would be increased from the current 180 places to 200, according to the design team.

The impact of additional street lighting was a topic of concern for some members in the audience. “I would like to see it a little darker,” commented Ridgway resident Brian Peters.

“If this goes forward, we're still two years off from actual construction,” said Clifton.

Hunter to Replace Rogers on Town Council

The ripple effect of the non-renewal of several Ridgway Secondary School teachers by the board of education on April 17 continues to be felt – most recently with some changes in the composition of Ridgway's planning commission and town council.

Planning commission chair Ellen Hunter informed the Town of Ridgway that she will be accepting an appointment to the Ridgway Town Council, filling the vacancy created by the May 15 resignation of Jonathan Rogers, who taught for four years at Ridgway Secondary School.

Town regulations provide that the runner up candidate be given an opportunity to be appointed by the town. Hunter lost to Rogers by seven votes in the April 1 election.

Rogers will be teaching language arts and journalism at Iowa City High. In his May 15 resignation letter, Rogers thanked citizens for the opportunity to serve: “It has been a pleasure to be part of this community and I look forward to hearing about new roads, festivals, green spaces, affordable housing, future issues of the Demon Press, and a renovated downtown that is sure to make Ridgway even better.”

At their May 27 meeting, planning commission members appointed member Jack Petruccelli chairperson and expressed their intent for the town to aggressively find a replacement for Hunter.

Ridgway Schools Focused on the Future

2008-06-08T10:47:00.001-07:00

RIDGWAY – Preparing students for the complexities of the 21st century’s increasingly competitive marketplace was the theme at the Ridgway School Board’s Tuesday, May 27 meeting. As Board President Kara Mueller explained it, the board’s main goal is to discern “what is the mission of our school district as we prepare our students for the 21st century” – a world, she observed, that’s obviously “different from 20, 30 or 50 years ago.”

In an effort to come up with a mission statement that will inspire students, faculty and the community at large to focus on the future, the board spent more than half-an-hour telephone conferencing with Colorado Association of School Boards advisor Vera Dawson about how to involve the public in the process.

“You don’t want to confuse them,” Dawson cautioned the board, regarding public involvement in coming up with a compelling statement, “or cause them to burn out.” Describing the current mission statement as more “slogan” than mission statement, Dawson emphasized the need to come up with a public process that “won’t bore people to death.”

“It’s always a challenge to get people there,” Mueller told Dawson, “and then, once they are there, to get them to feel they are part of the necessary process,” feeling “useful and heard in the process” and “making it worthwhile for them.”

“We are a small mountain community,” emphasized former Board President Howard Butcher, a lifelong Ridgway area resident, who is moving his family to California later this summer, “and it’s kind of isolated.

“Sometimes I feel a certain amount of complacency” on the part of students and parents, Butcher continued, as well as a lack of awareness that students will eventually compete in the workplace with, say, “Korean students who are studying 15 hours a day” right now to increase their eligibility in the job market.

Butcher, who had begun the meeting by declaring that his recent tour of schools in California – of a range of public, charter and private schools – left him impressed by “the talent and capable teaching here and how there is so much going right, going well here, at our schools,” he went on to emphasize that the district’s mission statement – which it is hoped will be completed by the start of the next school year, will “reflect the reality that we’re very serious about this world” today’s students must prepare themselves for.

The board hopes to have a perfect-pitch mission statement in place for the 2008-09 school year.

Budget ‘Looks in Line’

Comparing the end-of-the-school-year wait to balance the books to “a tidal wave,” with “three-quarters of the revenue coming crashing in” now that the school year has ended, Superintendent Douglas Bissonette voiced confidence that, with $500,000 outstanding, “everything still looks in line; now, it’s a matter of waiting” for revenues mostly from property taxes.

Bingo!

“We want to do more than just a turkey dinner and a carnival” on the fund-raising front, Mueller told the board, and to that end, the board is considering bingo gatherings – as a fundraiser as well as “a vehicle for creating community.”

Greenhouse Studies

District resident Heidi Comstock, who has a greenhouse in her home at Log Hill, and has developed greenhouse-curriculum in the past, has offered to work with the district on a greenhouse program for the schools.

A Cool Mission

The Ridgway High School graduating class earned $1,360,700 in committed scholarship money this academic year; the total committed moneys from colleges accepted by students, to date, is $598,120; and 19 students with college offers have accepted.

Staff Comings and Goings

The board voted unanimously to approve recommendations to hire Emma Brockman as secondary principal; Maggie Guscott (high school math teacher); Anne Hilleman (secondary special ed; Mary Ownes (11/12 English teacher); Mary Haskins (6-8 English teacher); Tim Lyons (technology teacher); Nancy Randall (middle school Spanish teacher); Ryan Wilson (high school social studies teacher) and Jessica Kimball (secondary school PE teacher); Robyn Cascade (third grade teacher); Kelly Charrier (elementary Spanish teacher) and Rebecca Hazen (pre-school teacher.” The board accepted resignations from Kelly Hagemeyer (paraprofessional); Beth Costa (librarian); Charlie Jones (athletic director); and Gina Rogers (English teacher).

Affordable Housing in Ridgway?

2008-04-23T15:42:00.000-07:00

Affordable Housing on the Wane in Ouray County
by Kate Kellogg1 day 11 hrs ago | 83 views | 0 | 0 | | RIDGWAY – A new analysis of Ouray County’s housing needs, packed with facts and figures, provides the hard evidence of a growing dearth of affordable housing in Ouray County.

Consultants from Denver and San Miguel County presented their Ouray County Housing Needs Assessment to the public on Wednesday, April 16 at the Ridgway Community Center. In view of trends in wages and home prices, the assessment predicts that by 2015, 30 percent of new employee households in the county will need some form of affordable housing.

Nearly half of the 650 Ouray County households who responded to a survey on housing needs ranked affordable housing as one of the most serious problems facing the county.

The assessment was commissioned by the newly formed county-wide Affordable Housing Authority, an independent entity created to help locate, finance, build, and administer affordable housing in Ouray County. The authority is comprised of representatives from the county, City of Ouray and Town of Ridgway. Funded by a grant from the Colorado Department of Local Affairs, the housing needs assessment is the work of two consulting firms: the San Miguel County-based Affordable Housing Solutions and the Denver office of Economic & Planning Systems, Inc.

“One purpose of the assessment was to find out what residents want and need and to target appropriate housing prices,” said Affordable Housing Solutions’ Dawn Ibis.

The report highlights the growing disparity between income and housing prices. While real wages earned in the county have increased by 2.1 percent annually since 2000 (exceeding the rate of increase for the state), the increase in median value of Ouray County homes has risen 11.6 annually since 2003. The median price of a single-family home in Ouray County in 2006 was $395,000 and in 2007, $431,500. The average sale price for a condo or townhouse was $310,000 in 2007.

In 2006, the county’s area median income was $51,250 for a 2.5-person household. Not surprisingly, 26 percent of all renters and 33 percent of homeowners in the county are what the report calls “cost burdened,” meaning they spend over 30 percent of their incomes on housing. Moreover, 40 percent of all county households meet the Department of Housing and Urban Development’s definition of low income, as they earn 80 percent or less of the county’s median income.

Andy Knudtsen, of Economic & Planning Systems, attempted to “put a human face” on such affordability measures. He cited the report’s example of a household comprised of a teacher earning the average 2006 wage of $25,832 and a retail trade worker earning the 2006 average wage of $20,088. Combining their incomes, an affordable house would be priced at $157,400, far below the average available market unit from 2006.

That hypothetical household is earning about 90 percent of the area median income. Those 40 percent of the county’s population who earn 80 percent of the median could only afford a $140,000 home or a $1,000 per month rental unit.

One group that is apparently finding adequate housing is second home owners. While total housing units in Ouray County increased by an average of 112 per year from 2000-2006, the number of resident households increased by about 42 per year. Thus, 70 new housing units per year were either vacant or occupied by part-time residents.

A survey of employers in the county found that about 33 percent of Ouray workers and 75 percent of employees who work in Ridgway commute from other locations, both within and outside Ouray County. The 21 employers who responded attributed a number of employee losses to housing problems. About 25 percent of the employer respondents offer some form of housing assistance to their employees.

To prevent further shrinkage of the employee pool, essential workers should receive priority ranking as candidates for affordable housing, the study recommends. “Teachers, tellers and cops” broadly describes the cross-section of key service providers who may not be able to find affordable housing in the county, noted Knudtsen.

According to the study, the county’s current housing deficit is 165 units, a figure derived by adding the number of unfilled jobs countywide to half of the county’s in-commuters (assuming some employees commute for reasons other than housing costs). Based on employment projections, that deficit could grow to 881 by 2015.

A review of master-planned development projects highlighted the six affordable units planned for the Silvershield development in Ouray and 10 affordably priced units in Ridgway’s Parkside and Preserve developments. According to the assessment, none of the prices for any of these units will be below $220,000, or affordable for households earning less than 100 percent of the median income.

“All of these projects were initiated by developers,” said Ibis. “To achieve lower costs, such projects must be subsidized with state or federal grants.” She said the new affordable housing authority may eventually identify funding sources that will help fill the gaps.

The housing study recommends that Ridgway create a standard zoning requirement that developers set aside a portion of new units as affordable housing. Accordingly, the town should provide incentives to developers such as permit fee waivers, tap fee deferrals and density increases. It suggests that the city of Ouray could capitalize on its tourism economy by designating a fraction of sales or accommodations tax for affordable housing. Ibis noted that Telluride reserves .5 percent of its sales tax for that purpose. Since developable land in Ouray is limited, the city might provide incentives to include affordable housing in redevelopment sites.

Recognizing that the county and municipalities are protective of environmentally sensitive areas, the assessment recommends targeting areas of lesser growth, such as the Colona area, for affordable housing. The county might also use this approach for lands that immediately abut Ridgway and Ouray.

David Schwartz of Economic Planning & Systems commended the countywide attempts to address the area’s critical housing needs. “It’s great to see this collective community effort,” he said. “The challenge is to develop clear and consistent standards and generate public support for administration of future programs.”

County Considers Donation of Historic Mining Claims

2008-04-08T13:53:00.000-07:00

County Considers Donation of Historic Mining Claims

Courtesy of the Ouray County Watch

JONATHAN MINE – The Ouray County Board of Commissioners has been asked by the Red Mountain Project group to acquire two mining claims: the seven-acre American Girl near the top of Red Mountain Pass just off U.S. Highway 550 and the 10-acre Jonathan Mine (above) on Gold Hill overlooking Ouray, which according to Ouray Mayor and a RMP group member Bob Risch included a blacksmith shop, boarding house with kitchen, and tram station. (Courtesy photo)
slideshow OURAY – Ouray County could be the recipient of approximately 17 acres of historic mining sites in the near future, including the seven-acre American Girl Mine just south of Ironton and the 10-acre Jonathan Mine north of Ouray.

Ouray Mayor Bob Risch, speaking on behalf of the Red Mountain Project at the March 31 meeting of the Ouray Board of County Commissioners, invited the commissioners to consider taking title to the land so that preservation of these prominent mining sites and the buildings on them may continue.

The commissioners agreed to consider the offer and asked County Attorney Mary Deganhart to explore any legal issues that the county may encounter by accepting ownership. They also asked County Administrator Connie Hunt to schedule a workshop soon with the Red Mountain Task Force and the Ouray County Historical Society. Risch said he is already planning to have a meeting in early May with the historical society, which usually participates in the process of transferring historic mining sites to public ownership.

The donation would add to the120 acres that the county previously acquired from RMP for its mining claim inventory, including the Ironton Townsite, the Larson Brothers claims and the Beaver/Belfast mines, as well as to nearly 200 acres of mining claims already in county ownership.

The American Girl Mine, according to Risch, is a favorite subject for area artists and photographers and is “one of the most prominent historic mining structures along the length of the San Juan Skyway,” he said. The mine was supposed to be deeded to the U.S. Forest Service along with two other claims collectively named White Cloud, but the overlapping juxtaposition of those claims triggered some confusion, and the American Girl was missed during the transfer. The result, said Risch, is that the Trust for Public Land still holds title and is making it available to the county.

Acquisition of the Jonathan Mine, located on Gold Hill overlooking Ouray, is crucial for its future preservation, according to the task force. This site contains a tram terminal, blacksmith shop and boardinghouse. Access to the site is by historic roads and trails, which cross privately owned claims, making access to the mine problematic. Risch said that the county should be able to negotiate road access with neighboring landowners at that location in the future. “Our hope and expectation is that county acceptance of the Jonathan would be a positive step toward the protection of the public interests in this remarkable property,” Risch said.

Risch said that most of the county’s approximately 320 acres of mining holdings might eventually be worthy of protection as a National Historic area. “Under those circumstances the county’s inventory of historic properties might best be sold, exchanged or otherwise conveyed to the federal government. In the meantime, acceptance of the above-listed properties is one more invaluable step the BOCC can take in the continuing role as stewards of irreplaceable resources,” said Risch in a memo to the county commissioners.

The Red Mountain Project was founded in 1998 with a goal to preserve 10,500 acres of historic landscapes and structures within and around the historic Red Mountain Mining District. The Trust for Public Land, a national nonprofit land conservation organization, has acquired and conveyed approximately 7,800 of those acres to the Forest Service. TPL is a key member of the Red Mountain Project Task Force, along with county commissioners from Ouray and San Juan counties, representatives of Fort Lewis College and the U.S. Forest Service.

2008-04-08T13:38:00.000-07:00

Ouray Ice Park Price Tag: $870,000
by Christopher Pike7

OURAY – An unexpectedly high price of $870,000 is what an appraiser has attached to 40 acres of U.S. Forest Service land situated on the south edge of Ouray. The acreage, however, is choice: It is the site of the world-acclaimed Ouray Ice Park, the purchase of which has been a topic of negotiation between the forest service and Ouray officials for at least 18 months.

“The appraisal is a little higher than the city would like. We just got it back. We all have a real vested interest for this. We want to help the city,” Tammy Randall-Parker, forest service district ranger, told representatives of Ouray, Montrose and San Miguel counties at their quarterly Tri-County meeting on March 18 in Ridgway.

Both Ouray officials and the forest service would like the deal to be consummated, now that the details have been worked out. But is the late-arriving price out of reach?

City officials see the park as an essential component of Ouray’s reviving winter economy. However, with an already tight budget, and the 6th Street renovation about to break ground at a price tag of $478,000 (of which the city will pay approximately $150,000 out of pocket), acquisition of the ice park is likely to become more complicated.

“I thought there was going to be a land swap or buy/re-sell/trade. I thought it was for land, like an inholding,” said Ouray County Commissioner Keith Meinert.

“Yes, but for essential, critical needs,” replied Randall-Parker. “We can do land exchanges or an outright sale.”

Ouray Mayor Bob Risch told The Watchthat the city is still negotiating, but for less land. “There was not enough of an exchange value. We will have to reduce the size of the parcel. The appraiser is looking for the highest and best value to protect the public’s interest, even though we wouldn’t allow any real estate development… [Ouray’s acquisition of the ice park] is something everybody wants. The forest service doesn’t want the permitting challenges [associated with the ice park] either, including liability concerns.”

In other forest service news, some of the 22 existing range allotments for cattle and sheep in Ouray County could be permanently closed. “It’s down to 13 cattle and nine sheep allotments,” said Randall-Parker. Invoking the Range Rescission Act, the forest service and the Colorado Division of Wildlife have visited with all of the livestock permit holders and are instituting measures to reduce the risk of contact between bighorn sheep and domestic cattle and sheep, which can spread pneumonia to local populations of bighorn.

Randall-Parker also announced that the U.S. Forest Service plans to host field trips on Red Mountain National Historic District’s trails and roads to talk with user groups about management of the areas.

This summer Volunteer Outdoor Colorado will create a new campsite in Yankee Boy Basin for climbers approaching Mount Sneffels, and will eliminate others due to resource damage along the streams.

The forest service has also joined forces with Northern Arizona University’s Ecological Restoration Institute in a forest restoration project covering about 80,000 acres on the Uncompahgre Plateau, according to Randall-Parker.

Ouray County Real Estate News

2008-03-26T10:21:00.000-07:00

Kuijvenhoven Drops Lawsuit Against County
by Christopher Pike1 day 3 hrs ago | 30 views | 0 | 0 | OURAY – On Friday, March 7 JV Real Estate, owned by local real-estate developer John Kuijvenhoven, put an end to a lawsuit against the Ouray County Board of Commissioners by filing a “stipulation of dismissal with prejudice.”

The lawsuit sought revisions to an amended plat for the Cornerstone Subdivision that was approved by the county commissioners in October 2007.

Kuijvenhoven said the commissioners ignored a provision in a 2004 development agreement inked by the county and JV Real Estate that required all streets, roads and driveways within the development to be privately owned and maintained. He contended that an October 2007 amendment to the Cornerstone final plat would increase traffic on Dave Wood Road and, subsequently, through his property that borders the road.

In rebuttal, County Attorney Mary Deganhart maintained that the development agreement contained adequate traffic restrictions.

Deganhart said at the March 10 meeting of the county commissioners that there were no settlement negotiations, and that the dismissal followed an answer filed by the county in late January.

County Clerk Encourages Mail Voting

With the primary and general elections approaching, Ouray County Clerk and Recorder Michelle Nauer recommended that voters consider their options – including voting by mail.

“This office is committed to making your voting experience trouble free,” she said at the commissioners’ March 10 meeting. “All voters will receive a letter from this office notifying everyone of their opportunity to receive their ballot by mail. This is optional. You may still go to the polls on Election Day, same as always, unless the legislature allows further changes.”

New to Colorado residents is the permanent vote-by-mail option.

“[Vote by mail] is the easiest way to receive your ballot,” said Nauer. “Your only responsibility is to keep this office apprised of any changes, whether it be your name, street or mailing address.”

Nauer also advised citizens to check their voter registration for accuracy by verifying that their name, address and party affiliation are correct. That can be done online at www.sos.state.co.us by providing name, birth date and the zip code of one’s current physical address.

Denison Appointed to Gunnison Basin Roundtable

The county commissioners appointed Ridgway resident Cary Denison to the Gunnison Basin Roundtable at their March 10 meeting. Nine basin roundtables represent each of the state’s major river basins and facilitate discussion on and develop solutions to water management issues locally and throughout the state.

Denison’s term will expire in May 2012.

Denison is owner and president of Colorado Land and Water Specialists, a consulting firm focusing on water rights management, augmentation plans, water court filings, mapping, hydrologic measurements, wetlands delineations, and water diversion project management.

The next meeting of the Gunnison Basin Roundtable is Monday, April 7, from 4-7 p.m. at the Hampton Inn, 1980 N. Townsend in Montrose.

Super Day in Ridgway

2008-03-22T08:54:00.000-07:00

The sun is shining brightly in Ouray County today. The mountain snowpack is deep and the locals are out in force traveling to the backcountry to get some spring skiing in. There is a steady stream of cars snaking through Ridgway on the way to Telluride. Main street Ouray is busy with tourists walking about shopping and looking for real estate.

With investors quite nervous in the stock market, we recently have seen increased interest in Ouray, Ridgway and Ouray County property.

In 2007, the overall number of real estate transactions was down in Ouray County. Dollar values however increased. Single family sales numbers were down as well with the dollar values up. Vacant land numbers were down with the dollar values starting to increase over a drop off in 2007. The growth rate in Ouray County incresed by 10.7% over 2006 percentages. Single family median sales prices increased in Ouray County in 2007. This increase was attributable to several large dollar value sales in Ouray County last year. It seems that smart investors with cash reserves are taking advantage of the cooling real estate market nationally. Total numbers of vacant land sales declined in Ouray County in 2007. Vacant land total dollar sales increased from 2006 to 2007.

The total number of real estate sales in the City of Ouray increased 40% over 2006. Dollar sales volume in Ouray increased as well. Ouray saw a 8.75% decrease in the median sales price for the year.

The Town of Ridgway has seen a steady decline in the single-family dollar sales growth rate since 2004. Median sales prices however increased in the town of Ridgway.

Ridgway Real Estate trends 2007

2008-03-19T15:27:00.000-07:00

Spring has almost sprung here in the Uncompahgre River Valley. The sun was shining brightly today and the snow covered San Juan Mountains looked spectacularly white. Temps hovered in the upper 50's on main street and locals were out in shorts wandering about. It was good to open up the door here in the Real Estate Office. Hopefully the sun will melt off more of the winters snow so that we can start showing property again soon!!

The Town of Ridgway Colorado saw declining real estate dollar sales in 2007 as well as declining single family home sales. The median sales price of a home however increased from $354,000 to $395,000. This was a trend that was experienced in the City of Ouray in 2006. The trend in the City of Ouray was completely different. In Ouray the average single family home price dropped 20% while the number of single family home sales almost tripled.

In either case, both Ridgway and Ouray provide outstanding real estate values for the investor looking for refuge from the Stock Market. With average single family home prices hovering in the $1000 to $1500 per square foot in Telluride, the $250 per square foot price in Ridgway/Ouray seems like a bargain.

EERE