Housing Issues
Issue 1: Local average wages do not equal the cost of housing
The cost of housing in Routt County has doubled during the last decade; however, the average wage has only increased slightly. This has created a significant gap between the average livable wage and the average cost of housing. While providing affordable housing will offset some of the gap between wages and housing costs, there should be an equal focus on increasing the average wage. While some feel that affordable housing only subsidizes employers that do not pay a livable wage, there are others that feel the approach needs to be balanced between providing affordable housing and diversifying the economy to increase wages.
Issue 2: Housing/land costs preclude the community from maintaining affordability
As the price of land continues to rise, affordable housing becomes much more difficult to attain without significant subsides. The supply and demand theory of economics dictates that as the available developable land within Steamboat becomes scarce, the price will increase. The natural reaction is to increase the supply (annexation) of developable property (West of Steamboat); however, there are some that feel that just growing to the west will promote sprawl and could just increase the demand for affordable housing by people moving to Steamboat from other, less affordable communities. As a result of the land costs, opportunities for affordable housing without the need for additional land need to be explored (such as purchasing older condo units and placing them under deed restrictions, increasing densities).
Issue 3: Zoning limits affordable housing opportunities
The current zoning regulations do not allow very small lot zoning that would provide any type of fee simple (owner occupied) residential unit construction. The existing regulations should encourage in-fill small lot residential development and should allow integration of all housing types. Small lot residential zoning should be encouraged within the existing city limits and the most easterly section of the West of Steamboat Springs Area Plan within the near-term. A long-term affordable housing program needs to include an analysis of the viability of the West of Steamboat Springs Area Plan as the infill affordable housing opportunities become limited to nonexistent.
Issue 4: Lack of effective incentives to create affordable housing
While the efforts to subsidize affordable housing are important, incentives to the private sector must be provided. There needs to be strong and effective incentives for affordable housing so that it is appealing (from and economic sense) to private developers.
Issue 5: Maintain quality neighborhoods, while increasing densities
While it is important to integrate affordable housing into existing and new neighborhoods (secondary units, small lot infill opportunities, etc.) it is equally important to do so in a manner that maintains or enhances the character of the neighborhood. It is also important to review certain zoning allowances, such as nightly rentals, and determine if they are appropriate in small lot, affordable neighborhoods.
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