Steamboat Today: Steamboat 700

Introduction

Steamboat 700 is a proposed master-planned community on 487 acres adjacent to the western city limits of Steamboat Springs. The project proposes about 2,000 homes — from apartments to single-family home lots — and 380,000 square feet of commercial development that would be built to the standards of new urbanism (dense, walkable and transit-friendly). City planning documents cite a 20- to 30-year timeframe for development. Steamboat 700 could one day house about 4,700 residents on the west edge of the city, which has about 12,000 residents.

Steamboat 700 would be the city's most substantial annexation since the Mount Werner ski resort area was folded into city limits decades ago.

Principal and Project Manager Danny Mulcahy and his Las Vegas partners purchased 700 acres west of the city in 2007 for $25 million. The project is within the boundaries of the West of Steamboat Springs Area Plan, or WSSAP, which contemplates growth and annexation to help accomplish a number of community goals, principally affordable housing.

The Steamboat Springs City Council approved the annexation in a 4-3 vote Oct. 13, 2009, with members Loui Antonucci, Jon Quinn, Scott Myller and Walter Magill in support. Council members Cari Hermacinski, Steve Ivancie and Meg Bentley opposed.

In weeks following that approval, the Let's Vote committee led a successful petition effort that suspended the annexation and resulted in a City Council decision Dec. 15 to put Steamboat 700 to a public vote. Ballots will be sent to registered city voters between Feb. 15 and Feb. 19. The mail-only vote concludes March 9.

The Let's Vote committee has formalized in opposition to the annexation. The Good For Steamboat committee supports the annexation. Supporters say the project helps fulfill the goals of the WSSAP and pay for several sorely needed city improvements. Critics say the development's impacts on traffic and city services are too great. The Steamboat Pilot & Today has created this comprehensive, Web-based guide to the project to help you decide for yourself.

Video

Click here to watch a video made at the Sept. 9 Steamboat 700 open house.

Downloads

Click here to download a number of documents associated with the proposed Steamboat 700 annexation, including the draft annexation agreement, traffic studies and the latest materials being reviewed by the Steamboat Springs City Council.

By the numbers

1.2 percent: A real estate transfer tax at this rate will be instituted within the project to help pay for items including affordable housing, a new elementary school and city capital projects.
15: The number of acres Steamboat 700 will donate to the city for the development of affordable housing
13: Miles of trails
20: The number of years property rights will be vested if certain requirements are met
80 to 95: The estimated property tax mill levy within the development
126: Acres of open space
487: The total size of the development in acres
2,000: The number of homes - from apartments to large-lot single-family houses - proposed
17,600 to 21,900: The number of daily vehicle trips the development will generate on surrounding roads
380,000: The square footage of commercial development proposed
$280,000 to $600,000: The average price of housing within the development, in present day dollars
$960,000: The amount being paid to firm up some of the city's existing water rights

Links to more information

Options remain for Steamboat 700 property that residents voted against annexing

Routt County Planning Director Chad Phillips said Monday that one of the Steamboat 700 property owners contacted him about a month ago to ask about his options for the parcel that could have included about 2,000 homes and 380,000 square feet of commercial space to accommodate an additional 4,700 Steamboat residents.

Guest ranch proposal returns to Routt County Planning Commission

New plan from Sweetwood owner includes fewer large events

Ryan Wood, of Sweetwood Ranch, is scheduled to return to the Routt County Planning Commission tonight for a second attempt at gaining a favorable recommendation for a permit that would allow him to operate a small guest ranch and to host special events on his lower Elk River Ranch.

Planners take 1st look at Steamboat Springs Area Community Plan update process

As the community prepares to embark on an extensive, countywide public process this spring that could lead to an update of the Steamboat Springs Area Community Plan, many of the projections that shaped the plan’s last update have changed significantly. In other words, we’re not what we thought we would be.

Community Alliance of the Yampa Valley refocuses mission

Group adds board members, plans marketing efforts

The Community Alliance of the Yampa Valley has added new board members and plans to increase its marketing in coming weeks in an effort to boost membership.

Routt County leaders to discuss transfer of development rights

The original intent of the West of Steamboat Springs Area Plan likely is to be up for debate tonight when the Routt County Board of Commissioners hosts the last in a series of community meetings on its draft transfer of development rights regulations.

Steamboat defends position on West Acres greenbelt compensation

Lettunich: At no time has city treated West Acres residents like ‘2nd-class citizens’

Steamboat Springs City Attorney Tony Lettunich said Friday that it remains the city’s position that the homeowners in West Acres Mobile Home Park are not eligible for compensation in the condemnation of a greenbelt under construction for a new road on the city’s west side.

Steamboat 700 campaign totals about $140,000

Developers outspent Let’s Vote by more than $120,000

Steamboat 700 developers spent a total of nearly $140,000 on their campaign for the proposed Steamboat 700 annexation that city voters strongly denied in last month’s election. The Good For Steamboat and Let’s Vote committees submitted their final campaign finance reports late last week to Steamboat Springs City Clerk Julie Franklin.

Broad reactions in wake of Steamboat 700 election

Voters’ denial of annexation spurs celebration, regret across city

Steamboat 700 supporters and opponents agreed on one thing Tuesday night: Voters’ rejection of the annexation means it’s time for the city to update its community plan and rethink how to handle growth in coming years.

Steamboat says ‘no’ to 700

City voters reject annexation 61 to 39 percent

The vote rejects what would have been the city's most substantial annexation since the Mount Werner ski resort area was folded into city limits decades ago. Danny Mulcahy, Steamboat 700 principal and project manager, said earlier today that his development team was not yet sure what its next step would be if voters denied Steamboat 700.

Steamboat 700 vote wraps up at 7

Clock winding down on city's annexation vote

Supporters and opponents of the annexation have spent time on Lincoln Avenue downtown today, waving signs and attempting to sway every last vote in the election.

Decision day for Steamboat 700 arrives

Ballots on proposed annexation due by 7 p.m. at City Hall

Steamboat Springs stands at a fork in the road today. Until 7 p.m. At that point, election officials will stop accepting ballots at City Hall, and city voters’ decision will be made. When the result of the Steamboat 700 annexation vote is announced, the city will set its course down a path that guides where, when and how Steamboat will grow for years to come.

Steamboat 700 campaign tops $100K

Developers continue heavy spending for annexation votes; Let’s Vote reports $4K

Supporters and opponents of the proposed Steamboat 700 annexation continued their heavy campaign spending in February, pouring thousands of dollars into local media outlets and businesses in an effort to spread their messages leading into the final days of the election on Referendum A.

Older voters leading Steamboat 700 turnout

Those 34 years and younger have cast about 14 percent of annexation ballots

Voters younger than 35 have cast only about 14 percent of the ballots on the Steamboat 700 annexation, despite accounting for about 32 percent of total city voters and creating the demographic arguably most affected by long-term growth. 3,228 Steamboat residents had voted through Friday.

Let’s Vote committee: Why you should vote ‘no’

In last Wednesday’s editorial, this newspaper urged voters to “understand that approving an annexation agreement is not the same as approving development.” We wholeheartedly agree, which is why we object to this annexation agreement.

Good For Steamboat committee: Our future is now

The choice is clear: a yes vote on Referendum A will fulfill 15 years of community planning, give us the tools to control growth, and protect open space in the Yampa Valley. But in a campaign environment, the choice can be obscured by misinformation. Often, if a campaign can’t fight fair with the facts, then they fight the facts with fear.

Steamboat 700 votes won't be counted until Tuesday night

Election judges processing ballots, not counting votes yet

Local election judges are processing and scanning ballots in the city election on Steamboat 700, but no results will be known until after 7 p.m. Tuesday. Election judges are opening envelopes, double-checking ballot counts and scanning ballots, but they have no access to vote results.

Steamboat 700 vote turnout continues to climb

Election judges processing ballots for annexation decision

Election judges began processing ballots Wednesday for a Steamboat 700 election that could surpass 5,000 votes by city residents. Steamboat Springs City Clerk Julie Franklin said Wednesday afternoon that 2,682 Steamboat residents had voted on the proposed annexation.

Let's Vote committee: Growth myths

The biggest myth: Annexing Steamboat 700 is a smart approach to manage growth, one that fits a 15-year plan for growing Steamboat. Anything less or anything else makes no sense. No, City Council negotiated a deal that ignores the very principles of smart growth. This deal is not the smartest.

Good FOr Steamboat committee: Planned, paced and placed growth

The fact is Steamboat Springs has a history of annexations that have allowed us to remain a real town instead of a resort town. The annexed land created opportunity for local workers and the middle class to live in Steamboat Springs in the Fish Creek, Willet Heights and Whistler neighborhoods where half of Steamboat’s population lives today.

CMC students weigh in on proposed Steamboat 700

Several Colorado Mountain College students said last week that they want affordable housing Steamboat 700 could provide but raised concerns about the large-scale growth that also would come with the proposed annexation. Eleven members of at CMC’s Alpine Campus in Steamboat Springs discussed the proposed annexation last week.

Hermacinski split on Steamboat 700 vote

Council president says annexation vote is ‘no’ as city official and ‘yes’ as citizen

Steamboat’s City Council president said this week that despite voting “no” on the Steamboat 700 annexation agreement this fall, she’ll vote “yes” on her mail-in ballot. Cari Hermacinski was one of three council members who voted against Steamboat 700 on Oct. 13, 2009, when the council approved the annexation in a 4-3 decision.

Affordable homes could be outside 700

Housing plan built on free land, revenue from home sales and fees, flexibility

A former city planner who played a key role in developing Steamboat 700’s affordable housing plan said Wednesday that the plan’s focus is not on squeezing 400 homes onto 15 acres. Rather, former planning services manager John Eastman said, the plan’s feasibility is based on generating revenue from the sales of affordable homes that the city could build with no land costs.

Steamboat’s infill options debated

Director: Available city lots face zoning, location challenges

The city’s most recent build-out analysis cites 3,111 buildable lots within current city limits. Whether those lots can meet affordable housing needs depends on whom you ask.

600 have voted in Steamboat 700 election

City nears 10 percent turnout for annexation election

About 600 people had voted on the proposed Steamboat 700 annexation as of Monday afternoon, Steamboat Springs City Clerk Julie Franklin said. That’s approaching a 10 percent turnout so far for the city’s mail-only vote on Steamboat 700.

Student releases Steamboat growth report

Gooding working on thesis in midst of Steamboat 700 debate

A sampling of area residents ranked “increasing affordable housing” 11th on a list of concerns and values last month, contradicting widespread local debate about that issue and how it relates to the proposed Steamboat 700 annexation.

Let's Vote committee: Housing for locals is wishful thinking

We are voting on the city’s contract with Steamboat 700. This annexation is forever. To think that Steamboat Springs can, in the future, negotiate to guarantee affordable or attainable housing if this annexation agreement is approved March 9 is wishful thinking.

Good For Steamboat committee: Housing for the future

Managing growth requires dealing with our imbalance between the supply of and demand for affordable housing. So our community has identified west Steamboat Springs as the best area available to plan for new affordable housing for today’s workers and to manage future growth.

Steamboat 700 forum focuses on housing, growth impacts, traffic, water

The battle lines about Steamboat 700 sharpened at a Thursday night forum, as opponents said the proposed annexation inadequately addresses affordable housing needs and infrastructure costs and has inherent financial risks, while supporters said city staff and elected officials have negotiated a phased, long-term plan that provides solutions, funding and land for growth.

Steamboat 700 ballots arriving; public forum tonight

Most ballots are in mailboxes or on the way for the city’s vote on the proposed Steamboat 700 annexation, which a panel will debate at a public forum tonight. The city’s mail-only vote on the annexation ends March 9.

Steamboat 700 voter guide: Deciding a region’s future

Steamboat Springs registered voters have a decision to make about the proposed Steamboat 700 annexation. Read about the issues here.

Panel discusses Steamboat 700 issues

A Tuesday forum about the proposed Steamboat 700 annexation illustrated two very different points of view from people equally passionate about the region’s future. The Rotary Club of Steamboat Springs’ weekly luncheon featured a panel discussion about the proposed annexation, of which city voters will decide the fate in a mail-only election that concludes March 9.

Steamboat 700 gives campaign $75K

Let’s Vote committee opposing annexation raises $11K

There’s a spending gap of nearly $62,000 between the campaigns for and against the proposed Steamboat 700 annexation.

Some Steamboat 700 water claims don’t float

Let’s Vote op-ed cites 2 markets; pro-700 plan inherently risky

The Let’s Vote committee’s claim Sunday that “the city gave Steamboat 700 a $32,191,275 discount” on water costs was disingenuous on several fronts. But so was some of the Good For Steamboat committee’s water supply message, which failed to acknowledge the inherent risks of water projects that would present significant financial and logistical hurdles.

Let's Vote Committee: Water equals vote no

Last spring, the city of Steamboat Springs adopted water adequacy and water rights dedication policies that apply to new developments. Under the Water Rights Dedication Policy, every applicant shall dedicate to the city a dependable water supply equal to 120 percent of the water rights necessary to meet the requirements identified in the water demand report.

Good For Steamboat commitee: The truth about water

Mark Twain once said, “Whiskey is for drinking, and water is for fighting over.” It is no surprise that the Let’s Vote committee is trying to use the emotional and complex issue of water to scare voters into reversing the annexation of Steamboat 700 by the City Council.

Risk concerns linger for Steamboat 700

Attorneys, city staff maintain that taxpayers aren’t liable for annexation’s costs

The Web site for Let’s Vote committee, opposing Steamboat 700, includes questions such as “What if Steamboat 700 runs into financial trouble at a point in time when the expansion of the water system becomes necessary? Who pays for a needed system if the developer can’t?” “It begs the question, who’s going to come out of pocket for that?” Let’s Vote member Bill Moser, a local Realtor, said last week.

700 aside, officials say city needs sewer system upgrades

Steamboat Springs water users likely will see a rate increase within the year to fund massive sewer system upgrades.

Fact check: Steamboat 700 traffic op-eds contained errors

Let’s Vote, Good For Steamboat groups each wrote misleading statements

Two op-ed pieces published in Sunday’s Steamboat Pilot & Today included errors and misleading statements while also presenting valid opposing views about transportation issues related to the proposed Steamboat 700 annexation.

Last day to register for Steamboat 700 vote

Deadline to sign up to vote on Steamboat 700 annexation is today

Today is the last day for city residents to register to vote on the fate of Steamboat 700, the proposed annexation on 487 acres just west of current city limits. On Feb. 15, the city and contractor Integrated Voting Solutions will begin sending ballots to registered voters for the all-mail election.

DOW officials: Steamboat 700 site not crucial for deer, elk

City supports parks, open space proposal for annexation

The Steamboat 700 site does not provide critical wildlife habitat and would not significantly affect wetlands, state officials and a private consultant, respectively, said last week. A study of wetlands conducted by local natural resource consultants Western Bionomics in November 2006 found minimal environmental impacts from potential development at the site.

Monday is registration deadline for 700 vote

Voter information can be updated until cutoff

Monday is the last day for city residents to register to vote on the proposed Steamboat 700 annexation.

Steamboat 700 traffic debate a 2-way street

Supporters, critics of Steamboat 700 take opposing views about roadway impacts

Steamboat 700’s share of U.S. 40 improvement costs, required by the development’s annexation agreement with the city and estimated by the Fox Higgins Transportation Group, falls between $30.1 million and $43.2 million, depending on future construction costs, final designs and other factors.

Developers of Steamboat 700 could spend $72 million on phased projects

A city financial official said last week that nearly all of the monetary risk associated with Steamboat 700’s capital projects lies with the developers rather than the city. The financial plan for the proposed Steamboat 700 annexation estimates $72 million in potential capital project funding from developers, staggered throughout years if not decades. The money would fund projects including improvements to U.S. Highway 40, new mass transit and public works facilities, a fire station, a public safety building, a community center and more.

City Council discusses Steamboat 700 housing plan

City officials expressed differing opinions Tuesday night about the housing attainability plan for the proposed Steamboat 700 annexation. The Steamboat Springs City Council reviewed the attainability program during a meeting that was dominated by philosophical housing discussions but included little concrete action.

700 housing plan on agenda

Attainability program would market 480 homes to set income levels

The attainability program for the proposed Steamboat 700 annexation would require 480 homes to be initially marketed to buyers earning no more than 200 percent of the area median income. A discussion of the attainability program is on the City Council’s agenda for Tuesday night.

Steamboat 700 property tax rates would be highest in county

Property tax rates in the proposed Steamboat 700 annexation would be more than double those in Steamboat Springs and would top rates across Routt County, according to 2009 figures. The difference boils down to about $100 per month between property tax payments for owners of a $350,000 home in an annexed Steamboat 700.

Steamboat 700 advocates, opponents discuss impacts on market

Advocates on both sides of the Steamboat 700 ballot question debated Friday whether the controversial project would deal a setback to the Routt County housing market. Let’s Vote is challenging last year’s City Council decision approving an annexation agreement for land west of city limits, which would allow the developers to enter the planning process.

Student hosts Steamboat 700 meeting

Gates Gooding creates thesis about Steamboat’s growth at MIT

Gates Gooding is hosting a public meeting Thursday night to talk with city residents about Steamboat 700, as the first step in a study to quantify the proposed annexation’s potential impacts. For his graduate thesis at MIT, he hopes to create a scientific, quantifiable study of potential impacts from future local development, or lack thereof.

Eagle debate strikes chord

Development battle similar to Steamboat 700 conversation

Last week’s vote by Eagle residents to deny a proposed development came after a debate about growth similar to local talk about Steamboat 700. On Jan. 5, Eagle residents turned out in record numbers to vote on Eagle River Station, an 88-acre development that proposed 581 homes, a 150-room hotel and 552,000 square feet of commercial space.

Steamboat 700 vote taking shape

Council, commissioners to address plans for city-run, mail-only election today

City and county officials are finalizing details about the upcoming vote on the proposed Steamboat 700 annexation. Running the election is the city’s task, but an intergovernmental agreement will allow the Routt County Clerk and Recorder’s Office, which has election experience and equipment, to tally votes in the mail-only election that concludes March 9.

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