The extreme shortage of workforce housing is the most researched and discussed topic within our local branches of government, therefore more than likely the central reason STR’s have become the target of more strict rules and regulations throughout all areas of our county.
No one can argue that businesses and corporations need workers to huck the lifts, groom the snow, plow the roads, clean between guests, stock shelves at the grocery store, take your restaurant order and prepare your food and drink, staff our hospital and clinics, and the list goes on, but frankly there has been a shortage of economically attainable long term rental stock for working locals for over 30 years. Unfortunately the nationwide housing shortage combined with the influx of remote workers exacerbated the issue at a rate that was deemed no longer sustainable for local businesses nor the continued success and sustainability of our community as a whole.
Summit County, Colorado is unique in several ways, adding to the exasperation of the issue of our extreme shortage of attainable workforce housing.
1. The shortage of workforce housing throughout our area did not spring up overnight, but the reality of the matter is it was not on the forefront of each of our government's agendas until it got as bad as it is to date.
2. Our relative close proximity to the Front Range of Colorado beings many more day or 1 night stay visitors to our area than most of the other resort areas in the mountain west
3. Summit County is comprised of 80% public lands. Only 20% of our total land mass is privately owned and of this land over 95% is already built out
4. Building whoas. The cost of building in our high alpine climate is expensive, but to make matters worse we also lack the required number of skilled trades persons to do the work in a timely manner
5. Authorities within the boundaries of Summit County have strict laws and policies surrounding building set backs, parking allotment, and minimum building sizes adding yet another layer of difficulty for planning of cost conscious developments
In an effort to better share ideas to combat Colorado ski communities affected by workforce housing shortages with shared tools and strategies, The Northwest Colorado Council of Governments partnered with Colorado Association of Ski Towns to study and report on the issue and what is being done in. *The entire report can be found linked at the bottom of this blog.
What is Being Done to Battle the Workforce Housing Crisis in Summit County?
SC = Summit County
B = Town of Breckenridge
D = Town of Dillon
F = Town of Frisco
S = Town of Silverthorne
USFS = US Forest Service
Habitat = Habitat for Humanity
CDOT = Colorado Department of Transportation
Utilization of Existing Housing Stock
(F) Frisco’s Housing Locals Program - Incentivises to convert their short term rental into a long term rental
(SC) Lease to Locals Program - Incentivises to convert their short term rental into a long term rental
(SC, B, F, S) Housing Helps Program - Places deed restrictions on existing properties in exchange for 10-15% of the home’s market value paid to owners in cash
(SC, B) Buy Downs - County or Town purchases residential properties, applies a local workforce deed restriction, then lists property for sale
Town of Breckenridge has a goal of converting 277 units to deed restricted workforce homes within 5 years
(S) Helped to purchase extension for Blue River Apartment affordability
Adaptive Re-Use - Leasing or purchasing of hotels or hotel like properties to convert into workforce housing
(SC, S) Days in Hotel - Converted into 52, one, two, and three bedroom units
(SC) Alpine Inn Hotel - Converted into 38 units
(SC) LOGE Camps Hotel - Purchase, Conversion, and Redevelopment of 38 rooms
Out of County Housing of Workers
The Town of Fairplay (Park County) has approved the building of 149 rental units to accommodate Summit County workers and their families in what is called “The Bluffs of Fairplay''. 11 single family homes, 48 duplex units, 28 fourplex units and two 30 unit apartment buildings, two management units, 55 covered parking spaces, and 30 storage units are planned at an estimated cost of $38 million with Nebraska based Bonna Villa Homes, a modular home construction company.
Policy, Code, & Tax Modifications
(D) Tax modification of additional 5% excise on all STRs with proceeds going towards workforce housing
(D) Voters approved town to increase debt up to $20 million for workforce housing development
(F) Town Code amendments to incentivize workforce housing developments
(F) Bonus Density allowing unlimited development of bonus units so long as at least 50% are deed restricted
(SC) New Resort Employee Housing Requirements
(SC) Housing Needs Assessments
(SC) Transferable Development Rights Exemption for Workforce Housing
(SC) Short Term Rental Caps and Overlay Zones
(SC) Accessory Dwelling Unit (ADU) Grant Program - grant program for new builds and non-compliant ADUs that come tied to deed restrictions
(SC) Accessory Dwelling Unit Stock Plan Program - Creation of “library” of plans & modular plans that are permit ready and provided at no charge
(S) Waiving of fees for system development and building permits for building of deed restricted apartments offered at or below 100% AMI
New Development
(B) Committed $50 million in 2022 to be spent over 5 years to construct 647 new units for workers living within town limits
Currently constructing
(B) The Stables Village
(B) Alta Verde I
(B) Highlands Riverfront
Details on Town of Breckenridge new construction plans can be found here
(SC/B) Justice Center - 52 unit modular rental apartments
(F, CDOT) Granite Park - 22 Studios, 1, and 2 bedroom units
(SC) Lake Hill - Up to 900 units constructed in phases including on-site childcare facility and senior living
(USFS/SC,D) USFS Compound - 163 rental units located on forest service land
(SC) Wintergreen Ridge - 47 low income units
(SC/Habitat) Habitat for Humanity/Soda Creek - 5 units
(SC) Cabins at Bill’s Ranch - 15-17 one bedroom units used as ADU demonstration site
(S) Final phase of Smith Ranch underway - 36 units
(S) 4th Street North Apartments - 39 units with 139 total bedrooms
(S) Annie Road - Town Employee housing, 21 units
Land Acquisition
(F, SC) 602 Main Street (54 proposed future units)
(F) 101 West Main Street - .83 acres (49 proposed future units)
(SC) Lake Hill - 45 acres
(SC) Bill’s Ranch - 2.3 acres
(SC) Soda Creek Parcel - .75 acres
(SC) Justice Center - 2.3 acres
(SC) DNR Kennels - 5 acres
(SC) County Commons - 10 acres
(SC) Snake River Wastewater Treatment Plant - 2 acres
The shortage of workforce housing affects everyone that lives, works, owns business in, or travels to or through our area. Ultimately the goal is to provide an experience to our guests that is memorable in a positive way and keeps them wanting to come back time and time again. We also need to balance tourism satisfaction with the quality of life of our locals whether they are children, parents, business owners, or spending time here in retirement.
Above is a long list of efforts that are being taken throughout all areas of our county to tackle this problem that has frankly gotten out of control. If there was an easy solution we would not be in this position. Do I agree with everything being done? Certainly not, however the above list is a collaborative testament to our community's level of commitment to correcting our attainable workforce housing issue with the ultimate goal of finding balance for locals and visitors.
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