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.
Saturday, June 27, 2009
Wednesday, June 17, 2009
Resort News
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.
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.
Saturday, June 6, 2009
Affordable Ouray Real Estate
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
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
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