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Pagosa Springs' Affordable Housing Challenge: Can Local Efforts Succeed?

Update The Vision of Affordable Housing in Pagosa Springs In the heart of Pagosa Springs, Colorado, two friends, Lyndon Hansen and Andrew McFarland, envisioned a solution to the pressing affordable housing crisis that affects many rural communities. Their ambitious project, known as Pagosa Views, aims to transform an 80-acre parcel of land into a living space that accommodates various types of housing, specifically including workforce housing—an initiative to support locals within the income range of 40% to 120% of the area median income. Progress, however, has hit significant roadblocks. Hansen and McFarland have faced daunting infrastructure costs and community pushback, echoing the sentiments of other local developments struggling for approval against the backdrop of rising costs in construction and regulatory challenges. According to James Dickhoff, the town's development director, Pagosa Springs currently needs approximately 350 new workforce housing units immediately and anticipates needing an additional 1,300 over the next decade. This need has been compounded by the fact that second homeowners occupy over 60% of properties in the area, further exacerbating the housing crunch. Understanding the Impediments The challenges presented to Hansen and McFarland aren’t unique; they reflect broader trends affecting rural housing development in Colorado. Development in winter climates like Pagosa Springs comes with increased standards for construction, including deeper foundations and frost protection, which elevate costs significantly, surpassing what investors might expect based on experiences in warmer regions. As Hansen noted, many outside investors entering the Colorado market may not be fully prepared for these realities. Furthermore, adherence to state regulations, such as those related to infrastructure fees—averaging around $30,000 per unit—adds layer upon layer of financial strain. The community's backlash against new developments, often termed 'NIMBYism' (Not In My BackYard), compounds these issues, with many residents resisting changes to the neighborhood landscape. Possible Pathways Forward Despite the challenges, there are examples of progress in Pagosa Springs's quest for affordable housing. Developments like Timberline Apartments underscore potential pathways to success, providing units that are attainable for families earning between 30% and 60% of AMI. Such projects demonstrate that supportive community initiatives, combined with government incentives, can yield results if stakeholders are willing to align their objectives. For those like Hansen and McFarland, collaboration with local agencies could forge a path through the bureaucratic maze. They are currently seeking potential partners to help alleviate the financial burden and push the Pagosa Views project over the finish line, striving not just to build homes but also to create a sustainable community that meets the needs of its workforce. Conclusion: Call for Community Engagement As the need for accessible housing intensifies, the roles of local governments, community members, and private developers become even more crucial. Engaging in conversations, supporting initiatives, and understanding the hurdles faced by those trying to propose viable solutions are vital steps every interested party can take. This collective effort may ultimately pave the way for creating a more balanced and inclusive housing landscape in Pagosa Springs.