The Yampa Valley Bugle asked Routt County Commissioner Candidates to answer eight questions about a variety of issues. Here's what they said.
Editor's Note: This article was updated on Oct. 24 to include responses from candidate Tracy Lawton.
In an effort to inform voters ahead of this year's Routt County Commissioner election, The Yampa Valley Bugle asked candidates to respond to eight issue focused questions in writing. The questions were devised through conversations with local leaders and observations about issues facing the county. Candidates in the race include Commissioner Tim Redmond, a Democrat, and challenger Tracy Lawton, a Republican.
1. What is the single biggest issue facing Routt County in your view and how would you work to impact that issue as a Routt County Commissioner?
Redmond: The issue that concerns me is the influx of wealth into our County. I believe we all have seen the change in our community since covid and the pressure to the quality of life. Housing shortage and the great increase in property values have made it impossible for first time home buyers to enter the market. This means teachers, nurses and other young professionals are not able to buy in our County. These people provide services and become key figures in our communities. Routt County is much more than a resort community.
Frankly, that is why we have so many returning visitors. During my term as County Commissioner, I have worked to secure funding for housing projects. I was appointed by the Governor to a second term to the energy Impact Board and push to fund housing projects. I have and will continue to work with the Colorado Housing and Finance Authority, The Yampa Valley Housing Authority along with the Hayden Housing Authority. South Routt Housing is doing a needs assessment and I am ready to help them with their plans. I want to help maintain a family friendly and welcoming County.
Lawton: I typically start answering a question this serious with data. In reviewing the US Census data for Routt County I see that Routt County population as of July 2023 is 25,064, persons per household is 2.38, housing units are 17,638, total employer establishments are 1,884, and total employment is 14,482. So I would say the biggest issue is creating a private/public collaboration for housing that recognizes the cost of living in Routt County with businesses that need employees for their success. Routt County Commissioners must look closely at how we ensure those living in our community and want to live here can afford rent or buying a home to become part of our community. I also believe the regulations Routt County Commissioners have thrusted upon the building community creates issues towards meeting the demand and costs for rentals and homes. Routt County can create many types of needed homes and rentals that work but it must look at the data and work with private businesses on the need more succinctly.
2. How do you see the key challenges and opportunities in Routt County differing between more rural areas and in Steamboat Springs, and how do these differences influence the decisions you would make as a Routt County Commissioner?
Lawton: Routt County Commissioners must work hand-in-hand with the City of Steamboat Springs, Steamboat Mountain Resort, and our rural agriculture community, it is just that simple when the commissioners are managing about 2,362 square miles or 1,511,680 acres. We are a destination community because of the Steamboat Ski Resort, the City of Steamboat Springs is a top tourist attraction, and our rural community is world class for hunting, fishing, biking, camping, snow-mobiling, agriculture; I could go on and on. Routt County Commissioners have a tremendous opportunity, but also have a tremendous responsibility to co-create our community that makes it all work. It takes partnerships, hard-work, and community engagement. Therefore, when making decisions as a Routt County Commissioner I will engage exhaustively with all corners of Routt County to ensure I hear from everyone impacted or benefitted. I look at it this way, many smart people back in the 1970’s made Routt County what it is today and I want to be remembered for being just as thoughtful and diligent.
Redmond: There is a division between Rural Routt County and the Resort community. The problem would lessen if we take time and think about how our actions impact others. The conflict areas are becoming apparent and there needs to be open honest and respectful dialog with the intent to recognize the concerns of each side and work to find a mitigated solution to the issues. This will be difficult if each side is unable to compromise and determined to prevail. Respect and understanding can go a long way to solving this issue. I see the role of the County
Commissioners to encourage people to engage in the discussion before issues come to the conflict stage. Speaking just for myself I would be willing to be part of the discussion and if needed moderate the conversation. If there is not work done to improve relations and establish trust and understanding, then expect the situation to get worse.
3. With the prospects of significant development in the Stagecoach area on the horizon, what is your vision for growth in that area and how will you work to realize that vision?
Redmond: The growth in the Stagecoach is coming and there must be careful planning and oversight of projects to ensure that infrastructure is upgraded and that health and safety are addressed. There will have to be worker housing if a resort development is built along with public benefits for the community. The Stagecoach area may also see more multi-family and single-family development as well. Routt County must look at the impact that all the proposed developments will have and look to mitigate the impacts to the entire area.
Lawton: Routt County Commissioners must be focused on data driven decisions that support the values, landscape and character of our community. My understanding, from an online publication is, “…the Stagecoach Mountain Ranch private resort was close to filing its formal development application either this month or in November. It originally planned to submit the application in the Spring of 2024, but Routt County needed more time to complete updates to its master plan and development guidelines. Updates to the plan include maximum home sizes, how far the homes have to be away from the golf course greens and tees, as well as a gondola instead of the originally planned chairlift.”
Stagecoach is a development that will go through a planning process with public input, as the residents of the area have much value to add and it is in their backyard. In my opinion, the community guides Routt County Commissioners through the planning process. I typically work with the developers in my line of business and see first-hand what thorough planning can create for a community when the developers and government are working together supporting the residents and businesses. I do not see development as a bad thing but rather a process that results in community’s success. As with any development key deliverables are, roads, traffic, environmental (migratory patterns), building designs, parks, widening of county road 131, etc.
4. What do you think of the state of housing in Routt County? How active of a role should Routt County have in addressing housing issues?
Lawton: Going back to the basics I will start with a Routt County Commissioners role, which is, “County commissioners are the county’s top policymakers, supervising the county’s management and administration. Commissioners oversee the management and administration of the county, representing county interests at the state and federal levels, participating in long-range planning, and managing the county budget and finances.” With that said, Routt County Commissioners are in control of the assessor, the planning, the building, and the public works. As such, the commissioners need to create, if they have not yet, a housing roadmap that articulates clear housing objectives and pathways for engaging local agencies, businesses, and economic development agencies. Most importantly, commissioners must work closely with developers. Having worked with developers I know I can work effectively to make that happen. As commissioner I will work with all agencies involved to create the best solutions and the funding, cut over burdening regulations, while at the same time being mindful of the integrity and conservation of our land and water resources.
Redmond: The housing situation in Routt County is a major threat to the future of the County. The people who make our county run need housing in the community. I am talking about Law Enforcement, teachers, Nurses, people who work building trades. I had a conversation with a Medical Doctor that was thinking of joining one of our medical groups and he said to me that he could not afford to live in Routt County. the fact is many people are spending more of their income than is recommended to live here. The American dream is to buy a starter home and grow equity in your first home. I believe in the dream and will work to ensure future generations can have the same dream. The kids who grew up in Routt County should be able to live in the community that they were raised in. I will work with those in housing (public or private) to help find funding and help remove roadblocks.
5. How do you view the increased demands of recreation on Routt County and how would you work to mitigate those impacts if elected? How would you determine when enough is enough?
Redmond: Recreation in Routt County has grown dramatically in recent years and is impacting the quality of life in many ways. This is a big attraction to residents of and visitors alike. Now we are finding that some recreational activities have unintended consequences and can place a burden on others. Recreation is bringing in money and at the same time in some cases is diminishing the quality of life by those who are impacted. The question is how much is too much and when do you stop or cap the activity in question. The answer is when it is creating problems that cannot be controlled or mitigated. Yes, there is a balancing point and after that it is no more of that activity.
Lawton: As I stated, Routt County is a destination area. People of all walks of life love this place. It is up to commissioners to ensure it works for those that live here and those that play here. I am a conservationist at heart, and realize “zoning” plays the most significant role in a county’s master plan. Why is anyone blaming the people that want to live or play here for that when it is the commissioners responsibility? I will work to find the balance with the Routt County master plan and recognize recreation, residents and businesses.
6. Routt County is subject to Colorado’s Taxpayers Bill of Rights, known as TABOR. As the county faces increasing costs, how will you approach balancing the budget under the restrictions of TABOR? Would you advocate that Routt County ask voters to consider de-Brucing?
Lawton: I have read many stories on how cities, counties, or states have mismanaged their budget for causes, and not core services. My role as a county commissioner is to manage a budget for Routt County that achieves a balanced budget. In any business you manage you budget for three scenarios. Scenario 1 is “normal” revenue, therefore we provide the county’s core services and identified projects or enhanced services. Scenario 2 is a revenue shortfall, in that case the commissioners identify ahead of time what is cut from the budget that minimizes any impact to core services or layoffs. Scenario 3 is a revenue windfall and in those cases the commissioners already have identified, in order, the projects and/or services that have been identified for funding should the funds become available. This seems very straight forward to me. I do not support any change to TABOR unless a survey is done of the residents on their opinion and there is public engagement to make a decision.
Redmond: Routt County has been able to maintain the level of service and grow under Tabor, but I am watching with concern. There are new pressures coming in the form of more population. New residents have expectations of service that match the level of service from large communities that they moved from. The cost of providing services at a higher level would come from a higher mill levy or the repeal of Tabor. The repeal of Tabor would leave the County open to the fluctuations of the economy. This is a conversation that should and needs to happen and examine the pros and cons. The next step would be with the community, because in the end it will be the voters decision.
7. Colorado lawmakers have considered changing how short-term rentals are assessed property taxes in recent years and it is “highly likely” the issue will come up again in 2025. How would you advocate that Colorado approach property taxes for properties that are short-term rentals or second homes?
Redmond: The answer that I would support would be to tax nightly rental properties at the commercial property rate. I feel that they are getting a break by paying residential property tax rates. These properties use more government services than people who live in their homes. I also feel that they are in competition with brick-and-mortar lodging businesses and have an advantage. This is a situation that has to be thoughtfully investigated and the solutions may have unintended consequences. The problem may take several adjustments to find a solution that is fair for everyone.
Lawton: I have never been a fan of government doing anything without voter approval, especially taxes. I, like many others, saw my property taxes increase because of assessments we had no say in. Having read the articles that Colorado lawmakers got an earful from short-term rental owners on a proposal to classify many of their homes as commercial properties and impose a much higher tax rate, does not seem right to me. Short-term rentals do not seem like hotels, and started with the simple effort to ensure income and giving people wanting to visit the area options on where they want to stay. If people invested in second homes, or remodeled their homes to support the influx of people coming to our area why are we penalizing them? I find this a bit funny when we know there is a housing shortage, then the very group we could work with on this we want to punish.
8. Routt County is exploring investments in capital projects with other partners like a solar farm and childcare center. How do you view these projects and would you support investments like these as a Routt County Commissioner?
Lawton: If there is a survey or vote of the people that live here on investments Routt County commissioners want to pursue, I am supportive. There is a place for solar in our community, although I know we would need to work with Yampa Valley Election Association, as they are the provider of energy in this area. I am a big supporter of childcare centers as those places are taking care of our precious resources…our children. I once again stress with any project, not cause, it is a data driven decision with public engagement.
Redmond: I support the projects mentioned and have worked to move them forward. County Commissioners should lead and find proactive solutions to the problems and threats that face our communities. The short answer is yes, I support partnering with organizations that have similar goals and share the burden of cost. This also eliminates duplication and allows focus on one project that serves the needs of multiple organizations.
Top Photo Caption: Routt County Commissioner candidates Democrat Tim Redmond, top, and Republican Tracy Lawton, participate in a Steamboat Pilot & Today candidate forum on Oct. 10. (Dylan Anderson/The Yampa Valley Bugle)