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Commissioners hear results of business forum

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Pagosa Springs Community Development Corporation (PSCDC) Executive Director Emily Lashbrooke spoke at a work session held by the Archuleta County Board of County Commissioners (BoCC) on Jan. 7, sharing the results of a community business forum and briefing the board on the possibility of creating a new county development authority.

Lashbrooke explained that the PSCDC held a community business forum in October 2024, “and nothing was so pressing that it couldn’t wait until today,” mentioning the county was busy during the end of the year working out its budget.

“We have heard from all electeds that they’d like to hear more from our business community,” Lashbrooke said.

She explained that she met with every elected official in the county and Town of Pagosa Springs, asking for their input in order to draft questions to ask the business owner community.

Lashbrooke indicated that every response was recorded in a spreadsheet, but that she would only be sharing the top three responses with the BoCC due to time constraints.

“There are some really good ideas and good thought processes,” she said.

Commissioner Veronica Medina asked for clarification about where the questions asked came from.

“Every single one of these questions came from an elected official,” Lashbrooke said.

One question put forward to the business owner community was, what does diversifying the local economy look like? 

Lashbrooke explained that the job of the PSCDC is to support existing businesses, and that other possible industries for the local economy could include the timber industry.

“That is a big industry right now,” she said, adding that other responses included adding outdoor recreation opportunities, specifically for the “shoulder seasons.”

Another question put forward asked the business community how outdoor recreation could factor into the shoulder seasons.

Lashbrooke explained the main responses to that were expanding hiking and biking trails, promote fishing and market to hunters, stock rivers and hold recreation tournaments.

Medina addressed that part of the conversation that took place in the community business owner forum included diversifying the economy, but that the PSCDC is also responsible for supporting existing businesses.

“What is the [PSCDC] currently doing to support existing businesses? What is supporting the timber industry growth? And what are you doing for the recreation industry? Yes, you’ve talked about it, but what are you currently doing, or what has been done?” she asked.

Lashbrooke responded, “We do several things,” explaining that the PSCDC will “jump in” and help struggling businesses when asked, giving the example of assisting a local shipping store last year in order for it to stay open.

She also mentioned that the PSCDC has assisted and supported grant applications for timber-related companies.

Medina questioned if the grants for timber-related business were for a local business.

“We absolutely have,” Lashbrooke responded.

She went on to note that the PSCDC holds community forums, brings in training and staff for business, and makes local connections.

“And a lot of the support we have done is through the workforce development program because our businesses are screaming that they do not have enough staff, and that program alone has brought such a huge benefit to every single business that wanted to participate,” Lashbrooke added.

She indicated again that, “these questions were asked by electeds for electeds to be informed.” 

Medina offered more comments about the PSCDC.

“I get this is from that meeting you had with the community, but I think it’s important also to, one, recognize what the [PSCDC] is doing for the community and acknowledging that, but, two, where else? How else … can the [PSCDC] really take charge?” Medina asked.

She then noted she felt the county missed an opportunity with the state’s Proposition 123, which helps provide communities with funds dedicated toward affordable housing projects.

“I saw a really big missed opportunity and I was surprised because we talked about Proposition 123 so much last year,” Medina said, noting the community has done “lots of good work” with housing projects.

She explained that under Proposition 123 there is a program to provide a current home manufacturer in the county to build its infrastructure “so that they can build homes.”

In a later interview, Medina explained that it is a program under the Colorado Housing and Financing Authority (CHFA), known as Innovative Housing and Modular Manufacturing Financing. 

She mentioned that the program could provide funds for existing businesses in Archuleta County to expand its infrastructure into manufacturing to provide affordable housing, similar to modular-style homes.

During the meeting, Medina indicated she was unaware of this program and that a local business might have been able to benefit from it. 

She noted that Region 9 assisted a company in Durango in getting that grant.

“I feel like, we, Archuleta County, we get left out in lots of different ways,” Medina said, stating she has had similar conversations with representatives of Region 9.

“Its disappointing, but I think it’s our responsibility to really ask those hard questions,” Medina added, mentioning the BoCC relies on experts in the community, “and you’re that expert, so I’m going to rely on you to make sure and to give us the information we need.”

Lashbrooke explained it was a “competitive process,” and that there was a potential builder looking to set up in the Cloman industrial park, but the builder chose to go to Mancos instead.

Medina asked Lashbrooke why there wasn’t an effort to support an existing local business, instead of bringing in a business.

“If we have a business here that would like to manufacture homes, they have to be the applicant,” Lashbrooke said, noting the PSCDC would be happy to support that.

Lashbrooke also mentioned that she is “at capacity,” noting the housing project has taken the majority of her time.

Medina commented in the interview, “I appreciate all the work they [PSCDC] have done, but I think this would’ve been a real opportunity,” adding that a local business could’ve benefited from the program if it was promoted to the community. 

She noted that the program could have resulted in having a local manufacturer providing housing at a lower cost.

“Those opportunities seemed to have been passed by,” Medina said.

During the work session, Lashbrooke commented, “I’m just trying to get this housing project over the finish line,” adding that she was not prepared to give a full PSCDC update and that she is planning to return to the BoCC to provide a full review of the PSCDC work over the past year.

“I think the part that I struggle with is you knew about it but you didn’t share it with us,” Medina said, mentioning that the PSCDC’s most recent meeting minutes are from January 2024.

“I just wonder, because we rely on you as the [PSCDC] …. What do we need to do?” Medina asked.

In a follow up email to The SUN, Medina explains that a local company, Redstone Timber Frames, is a local federally recognized Native woman-owned business.

“The timber industry in my opinion is one mechanism to diversify our economy. This is a historic trade for our county,” Medina writes.

In 2024, the U.S. Forest Service announced Redstone Timber Frames was awarded a $280,500 grant from the U.S. Forest Service Wood Innovations Program Grants. 

During the work session, Lashbrooke presented another question that was put forward to the business owner community that asked what the most important infrastructure needs are for the town and the county.

“They really are the same thing,” she said, explaining that most responses were centered around improving roads, water access and schools. 

Then-commissioner Ronnie Maez mentioned that converting the school’s old buildings into workforce housing could be a viable opinion.

Medina noted that Archuleta School District has not decided what it is going to do yet in regard to refurbishing or building a new school building.

Lashbrooke went on to mention responses to the question of what the needs are in the Cloman industrial park, noting responses included tax break housing, repurposing buildings for housing and a data center.

Lashbrooke noted that gigabit fiber is available in the Cloman area, which could support a “small” data center operation.

Commissioner Warren Brown mentioned that the lack of three-phase power in the Cloman area is “holding back” the community in developing more in the area. 

He also mentioned that La Plata Electric Association (LPEA) may also be at capacity.

Medina explained she has been in contact with LPEA and “If we need three-phase down there, which we need that, the county will have to put in the infrastructure, or the business that wants it.”

Lashbrooke mentioned that House Bill 24-1172 may offer a way to acquire funds needed to put in the necessary infrastructure at Cloman.

Maez mentioned that the county could look into using Conservation Trust Fund monies to have the necessary infrastructure installed.

County Attorney Todd Weaver indicated that could be an option if the county can find a way to show the developments are tied to public park space.

Other questions put forward to the business owner community asked what the county could do to support existing businesses and what is the main concern over the next year is.

Responses for how the county can support local business included, “support, collaborate and listen,” Lashbrooke indicated. 

She noted that improving road access and parking needs were top responses, as well.

Maez noted that “most” of the businesses are located within town limits and that the county does not have control over those roads and access points.

Lashbrooke added that 30 responses for the top concern over the next year were in regard to the upcoming reconstruction project through downtown Pagosa Springs along U.S. 160, scheduled to begin this spring.

Business owners also indicated that their staff are asking for assistance with housing, “overwhelmingly,” Lashbrooke said, mentioning that assistance with child care, health care and higher wages were also being requested from employees.

The last question Lashbrooke shared was, how should town funding be used for child care? 

She indicated that business owner responses ranged from supporting currently operating centers to supplementing tuition based on income.

“This was really just information for you to have,” Lashbrooke said.

County revitalization authority 

During the same work session, Lashbrooke briefed the BoCC on the option of establishing a county revitalization authority (CRA) under House Bill 24-1172, which was signed into law last June.

Lashbrooke explained that Adams County was the first county in the state to establish a CRA, which she described as “a new tool box for counties to improve unincorporated areas of the county,” mentioning that it could help bring in “all kinds of assets,” such as water lines, particularly in the Cloman Park area.

She went on to explain that CRAs are able to tackle these types of projects by using tax-increment financing options, adding that the purpose of establishing CRAs stems from the need for more housing.

She mentioned there are unincorporated areas in counties where developers would like to put workforce or affordable housing, but the infrastructure is not readily available in those areas.

She added a CRA could also assist in developing the Cloman industrial park.

Lashbrooke noted the bill started with bipartisan support in Adams County, which is now “in place and ready for any county to adopt.”

Lashbrooke went on to explain that the CRA would be overseen by the BoCC.

“The BoCC really oversees this authority,” she said, explaining the CRA would do the “legwork” and then present final plans to the BoCC for official approval.

She mentioned that the CRA board would be appointed by the BoCC, with special districts having the ability to opt in and would have a seat on the board. She also noted that school districts are not able to opt in.

Lashbrooke further explained that a CRA has the power to do contracts, apply to borrow money, acquire property and develop it, noting that a CRA does not have the ability to levy or assess any taxes.

clayton@pagosasun.com