Denver Herald 012623

Our in-depth look at the housing crisis

Trickling

BY TAYLER SHAW AND LUKE ZARZECKI COLORADO COMMUNITY MEDIA

A home means everything to Shelley Gilson, a 50-year-old single mother of three girls who works as a guest service agent at an airline.  “It’s one word: priceless,” she

said.

e rising cost of housing in the Denver area has made it di cult for her to a ord a home. She spent years bounding around working for low pay, including to several a ordable housing communities across the state.

Eventually, more than a decade ago, she found a home at Orchard Crossing Apartments in Westminster. It is an a ordable housing community that includes Section 8 housing, the federal government program that provides vouchers to low-income families, the disabled and elderly.

School closures coming as enrollment dips again

BY ERICA BREUNLIN COLORADO SUN

Enrollment in Colorado public schools took another dip this school year, setting up reduced funding for districts across the state and raising the threat of further school closures. e problems — which many districts have seen coming — stem from years of declining birth rates that have driven down the per-pupil funding districts rely on as fewer students enrolled in schools.

e state saw a 0.37% decrease in enrollment last fall compared with 2021 as total enrollment decreased by 3,253 to 883,264 students, according to data released Wednesday by the Colorado Department of Education. e drop adds to waning enrollment since 2020, when the state recorded a decline of nearly 30,000 students — the rst enrollment downturn in more than 30 years. Last year, Colorado counted about 1,200 fewer K-12 students, but the state also saw an uptick in preschool and kindergarten enrollments.

Declines this year, captured in the state’s annual October count, a ected more than half of the state’s 178 school districts. Ninety-four districts along with seven Boards of Cooperative

Colorado’s declining birth rates lead to lower funding from state

Educational Services, which provide resources and support to multiple districts that cannot afford them on their own, are facing enrollment drops this school year. ey include six of Colorado’s 10 largest districts: Denver Public Schools, Je co Public Schools, Douglas County School District, Cherry Creek School District, Adams 12 Five Star Schools and Boulder Valley School District. Meanwhile, 85 districts and BOCES have seen their enrollment increase, according to CDE’s data, including Aurora Public Schools, St. Vrain Valley School District, Poudre School District and Academy School District 20.

“We have such a diversity in school districts that there’s not a one-size sort of environment or experience among school districts,” said Jennifer Okes, chief operating o cer of the state education department.

e sharpest enrollment declines hit kindergarten and middle schools. Colorado tallied 4,506 fewer middle schoolers this year than last year, a decrease of more than 2%, according to state data.

e number of kindergarteners in the state dropped by 2,373 kids, nearly 4% — evidence pointing to the toll that fewer births are taking on schools, said Brian Eschbacher, a Denver-based independent education consultant who previously served as executive director of plan-

ning and enrollment for Denver Public Schools.

e school system is the rst institution to feel the ripple e ects of fewer children being born, Eschbacher said.

Considering lower birth rates stretching back to 2017, he said, “it is likely that kindergarten enrollment will continue to decline, which will then put additional pressure on the overall K-12 system in future years as fewer students are entering and matriculating through schools.”

Colorado’s declining birth rate — which attened in 2022 — is “hands down” shaping enrollment drops, said state demographer Elizabeth Garner.

About 62,400 Colorado kids were born in 2022, slightly up from 61,976 births in 2021. e birth rate, however, has remained at, Garner said, even as the state has continued to see an increase in women of childbearing age.

e state hit its peak with births in 2007, when 70,777 children were born, and Garner predicts the state’s birth rate could rebound but not until 2034 at the earliest.

“I think this decade we will see a slowdown in enrollment in almost every area,” she said. “After this decade, we may start to see an increase.”

Eschbacher anticipates that the declines in student enrollment across the state could lead to more school closures — similar to recenxt decisions in Je co Public Schools to close 16 elementary schools at the end of the school year.

according to state gures. About 30,800 students enrolled in online educational programs this school year, close to 600 students less than the prior year.

“We knew this was coming” Denver Public Schools — Colorado’s largest school district — shrunk by just over 1,000 students this school year, dropping to an enrollment of 87,864 students in preschool through 12th grade, state data shows.

e district’s projections anticipated the decline, so it wasn’t a surprise to DPS, said Liz Mendez, executive director of enrollment and campus planning for the district.

“We knew this was coming, and it has been for the last six years,” Mendez said.

Kindergarten enrollment has consistently dwindled in DPS, she added, with the district hitting its peak enrollment in preschool through 12th grade in 2019. Since then, enrollment has continued to decline.

“It is not due to the pandemic,” Mendez said. “ e pandemic accelerated our declines for a year, but we have been seeing elementary school totals decline since 2014.” at was the district’s peak year for elementary school enrollment, which has dropped steadily in the years since, she said. As smaller kindergarten classes moved through the school system, they began to hit middle school in 2020. DPS recorded its largest enrollment for middle school students in 2019, and enrollment began to wane afterward.

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“Districts are going to have to analyze how changing enrollment patterns combined with changing funding structures from the federal and state level may impact the number of schools and programs that they are able to o er in the future,” he said.

e rst step districts must take as they grapple with lower student counts: “understanding the new normal for what enrollment might look like in their area,” Eschbacher said.

Districts also must collaborate with their communities to grasp what fewer students will mean for their schools and the kinds of adjustments they need to make.

“We need to acknowledge that these dynamics are bigger than COVID,” he said, “and we need to start having tough conversations with our communities about it.”

Mendez anticipates that the enrollment dips will continue in the foreseeable future, with a variety of factors in uencing student counts besides lower birth rates. She pointed to changing demographics, with more young couples and young, single people moving into Denver, pricing families out. Meanwhile, the housing market is also in uencing enrollment gures as more people, including retirees, are remaining in their homes and “aging in place.”

Whereas older residents might traditionally consider downsizing, the mortgage rate and availability of homes deters them from moving, so they stay put.

e changes to DPS enrollment will likely trigger some adjustments to sta ng — both at individual schools and the district’s central ofce, which already eliminated dozens of positions last year, Chalkbeat Colorado reported.

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Enrollment also fell among white students and students of color, families opting to home-school their children and students pursuing online learning. e state reported the biggest change among white students, with schools educating 7,673 fewer white students this school year than in 2021. American Indian or Alaska native students experienced the largest percentage drop in public school enrollment, with the state recording close to 5% fewer students this past fall than the year before.

Meanwhile, the number of students engaged in homeschooling decreased by more than 1,800 from last year — down to 8,674 kids total,

e district’s budget and school budgets will also be a ected by the decrease in students, she noted, while schools may have to re-evaluate the number and kinds of extracurriculars and programs they can o er for students.

“It is probably mostly at the individual school level where schools are having to make adjustments as their enrollment declines because as we know, there are many schools in DPS that have struggled with signi cantly declining enrollment,” Mendez said.

ey include not just districtmanaged schools but also charter schools and innovation schools, which are district-operated schools that can skirt certain components of the tenure law and teachers union contract.

Students in the Cherry Creek School District show o their sensory hallway. Colorado’s birth rates have declined, and school closures around the state could be on the horizon. COURTESY PHOTO

Denver bought one-way bus tickets for 1,900 migrants

Where they went

BY JENNIFER BROWN AND JOHN INGOLD THE COLORADO SUN

Denver spent nearly a half-million dollars last month buying one-way Greyhound bus tickets to other cities for 1,900 migrants who arrived here after crossing the U.S. southern border, according to data released Friday to e Sun by city o cials.

e most popular destinations were New York and Illinois, but also Florida, Georgia and Texas.

e spending does not include tickets purchased by the city so far in January, or spending by the state, which paid for chartered buses for four or ve days this month to send groups of migrants to other destinations, mainly New York City and Chicago.

Denver sent 399 migrants to Chicago and 345 to New York City in December. e city also sent 122 to Atlanta, 95 each to Miami and Orlando, and 68 to Dallas. In all for the month, the city spent $492,000 on bus tickets.

State o cials have not yet responded to requests from e Sun for an accounting of the number of people taken to other cities on chartered buses.

Sending migrants to other destinations has been controversial.

e mayors of New York City and Chicago last week sent a letter to Colorado Gov. Jared Polis saying

they “respectfully demand that you cease and desist sending migrants” to their cities. Chicago Mayor Lori Lightfoot and New York City Mayor Eric Adams said they had received hundreds of migrants from Colorado since December.

Polis said Colorado was stepping in to help people, mainly from politically unstable Venezuela, reach their nal destinations, where he said they had family or friends. He estimated 70% of migrants who arrived in Colorado during the past month

were trying to get somewhere else. But he called o the chartered bus operations after talking to Lightfoot and Adams last week.

Denver o cials, meanwhile, reiterated Friday that none of the migrants was asked to leave the city, which has been housing hundreds of people each night in three emergency shelters set up to handle the in ux of newcomers, many of whom have arrived without warm clothing and wearing sandals. Since Dec. 9, more than 4,100 migrants from Central and South America have arrived in Denver.

“I want to ensure that it’s doubly clear that each of these passengers have asked for assistance to get transportation to these destinations and we facilitated their trips by purchasing tickets,” said Mikayla Ortega, a spokeswoman for Denver’s O ce of Emergency Management, which is operating the emergency shelters.

Denver’s one-way ticket purchases and the Democratic governor’s short-lived chartered busing operation thrust the state into a national

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Other DPS schools aren’t feeling the blow of fewer students, Mendez added.

“ e declines are not hitting every school equally nor every region equally, so there are some schools that are not experiencing declining enrollment, particularly in areas where we’ve seen more housing development,” she said, citing Central Park and Green Valley Ranch.

State lawmakers will also have their own considerations to make in light of decreasing enrollment, said Tracie Rainey, executive director of the Colorado School Finance Project.

“ ey’re going to have to determine how they’re going to address the overall shortfall in funding for K-12 and determine. Do they want to increase investment in funding even during a time of declining enrollment?” Rainey said.

Much of the funding shortfall

controversy that began last spring, when other governors began sending migrants around the country.

Texas Gov. Greg Abbott, a Republican, sent thousands of migrants to Chicago, Washington, D.C., and New York during the spring and summer. And on Christmas Eve, two buses dropped o about 100 people outside the home of Vice President Kamala Harris in Washington. e White House blamed the Texas governor, who said he was fed up with federal immigration policy. In September, Florida Gov. Ron DeSantis, also a Republican, spent state funds to round up about 50 migrants in Texas and y them to the island of Martha’s Vineyard in Massachusetts, calling it a relocation program.

Colorado o cials have said they do not believe the migrants were sent here by any other state, but that they organized their trips based on information from nonpro ts and fellow travelers. Word spread quickly that Denver, a so-called sanctuary city because local law enforcement does not cooperate with immigration o cials seeking to deport people for not having required documentation, had warm shelter beds and food.

e migrant arrivals dropped o this week, down to about 50 people per day rather than more than 100 per day a couple of weeks ago. Denver planned to begin dismantling the shelters, consisting of cots and mats in the city’s recreation centers, and asked more community groups to step up to house migrants.

About 500 people were sleeping in the city’s three shelters each night this week, and about 550 at other shelters in the community.

is story is from e Colorado Sun, a journalist-owned news outlet based in Denver and covering the state. For more, and to support e Colorado Sun, visit coloradosun. com. e Colorado Sun is a partner in the Colorado News Conservancy, owner of Colorado Community Media.

stems from the budget stabilization factor — a growing debt the state has owed to schools since the Great Recession hit in 2009. e total of that debt is more than $10 billion, Rainey said, and this school year alone, school funding was cut short by $321 million.

Paying down the budget stabilization factor won’t solve school funding de cits, she noted. To remain competitive with other states, pay teachers more and curb districts’ struggles to attract and retain teachers, lawmakers must pump more money into education so perpupil funding in Colorado is closer to the national average, Rainey said.

“ ose issues don’t go away unless there’s sustainable new revenue that can go into the system,” she said.

Legislators could decide to keep all the money they’ve allocated into K-12 schools from last year’s budget and divert it to paying down the budget stabilization factor, Rainey said. In that case, districts

People who’ve arrived from the U.S. southern border hang out on bedrolls on the floor of a Denver rec center, the city’s second emergency shelter. People were originally given cots, but a city spokesperson said they switched to mats to squeeze more people in when they neared capacity in late December. Jan. 6, 2023.

KEVIN J. BEATY/DENVERITE

3 lawmakers seek ban on ‘assault weapons’

BY JESSE PAUL THE COLORADO SUN

ree Democratic state lawmakers are preparing to introduce legislation banning so-called assault weapons in Colorado in response to the mass shootings that have plagued the state.

But to get the bill into law they’ll need the signature of Gov. Jared Polis, who is already signaling that he’s not keen on the idea.

Polis refused on Jan. 17 to directly answer questions from e Colorado Sun about his views on the proposal. e Democrat said he is focused on strengthening the state’s red ag law, which lets judges order the temporary seizure of guns from people deemed a signi cant risk to themselves and others, and creating policy around “ghost guns,” which are home-manufactured rearms without serial numbers.

“We’re happy to discuss other ideas from Republicans and Democrats about how we can improve gun safety in Colorado and honor our Second Amendment rights as citizens of the United States of America,” he said.

Democrats in the legislature, who have historic majorities in the Senate and House, are planning to debate a number of gun control

measures this year, including bills increasing the age at which someone can purchase a shotgun or ri e to 21 and enacting a waiting period between when someone purchases a rearm and can access the weapon.

the most consequential in Colorado history when it comes to tightening the state’s gun regulations. And the changes could come despite the promise of a backlash from gun advocates. In 2013, Democratic lawmakers were punished after passing a slate of gun laws in the wake of the Aurora shooting. Voters successfully recalled two Democratic state senators, and a Democratic senator

It wasn’t until 2019 that Democrats

still looming, albeit not as large, over among Democratic state lawmakers for a ban on what they call assault weapons. e idea has been swirling around the legislature for years but a bill has never been introduced because there hasn’t been the political will to pass such a measure Senate President Steve Fenberg,

D-Boulder, said during e Sun’s legislative preview event in the week of Jan. 8 that he would vote “yes” on a bill banning so-called assault weapons if given the chance. But he also said it isn’t the top gun control priority and that he worries it may “(make) us lose the message and maybe lose the argument around what e ective gun violence prevention can be in Colorado.”

“Our job is to pass policy, not just support an idea or not,” he said. “I think there are some complications with exactly how to make that policy e ective. Whatever we do in one state is not going to change what somebody does right across the border. Is it at the very top of the list of what I think is the most e ective policy we can pass to save lives? Probably not. But with that said, again, I support it.”

ere are three Democrats working on the bill: Reps. Andrew Boesenecker of Fort Collins and Elisabeth Epps of Denver and Sen. Rhonda Fields of Aurora. e measure will be introduced in the coming days or weeks.

Boesenecker told e Sun the week of Jan. 8 that he wasn’t ready to talk about the bill because the sponsors are still working on the policy. He said that a draft version of the legislation posted on Twitter by Rocky Mountain Gun Owners, a hard-line gun rights group, did not re ect changes that have been made

Governor Jared Polis speaks about housing and transportation at the 2023 Legislative Breakfast.

PHOTO BY LUKE ZARZECKI

Polis does not seem to be on board with plan

SEE WEAPONS, P9

The Long Way Home Examining the impacts of the housing crisis

People across the metro area are struggling to a ord a place to live. Minimum wage earners might spend upwards of 60% of their paychecks on rent. Many millennials, now entering their 40s, have accumulated less wealth than prior generations and are struggling to nd a rst home they can a ord. At the same time, those who might sell, baby boomers, are prone to hold onto their homes, unable to downsize in the supercharged market. ese and other factors, including homelessness, a history of racial disparities where 71% of white Coloradans own homes but only 42% of Black Coloradans do, and a slow down in building that began more than a decade ago during the Great Recession, add up to constitute what some experts call a crisis in housing a ordability and availability.

Over the last six months, two dozen journalists, editors and sta at Colorado Community Media worked to answer questions on why this is happening, how

we got here and what the solutions are. e work to nd the answers carried our journalists along the Front Range to talk to mayors, housing authorities, experts and, most importantly, lower- and middle-class families experiencing the crisis rst hand.

Our reporters and editors also held focus groups, talking directly to prospective homebuyers, like the single mom worried that another rent increase could land her in her car and the real estate agent who understood the problems but worried about a lack of solutions.

Over the next four weeks, Colorado Community Media provides an in-depth look at how the current crisis impacts our communities. In Week 1, e Long Way Home breaks down how we got here. On Week 4, we look at how local, state and federal governments are investing millions of dollars into a range of possible solutions — from helping the homeless to a ordable housing programs.

at’s why she moved to Westminster, where she has lived for 12 years.

“I wanted my kids to have a stable education and stable housing,” she said.

Contributors to the project include:

renting or buying a home eating up signi cant portions of their budgets.

From work to school to neighborhood events, the program has created a way for Gilson’s family to be a part of a community. With housing and communities come resources, though not all are created equal. Gilson explained that in her prior communities — predominantly lower socioeconomic status and people of color — it resulted in a lack of resources, such as academic and mental health.

It’s not just low-income residents who struggle to a ord housing. Across the metro area and along the Front Range, rising in ation and mortgage rates, a long-term building slowdown and increasingly crowded cities and towns have combined to create what some observers and experts say is a housing crisis.

More and more people throughout the metro area are nding the cost of

“ at’s the No. 1 reason that people move, is they can’t keep up with their rent (and) utilities payments,” said Heidi Aggeler, managing director and co-founder of Root Policy Research, a Denver-based community planning and housing research rm.   ere’s a term for it: “cost-burdened,” which describes households paying more than 30% of their income on housing. A little more than 700,000 households in Colorado are costburdened, most of which are renters, according to a November 2021 report from Root Policy Research.

“We’ve never done a very good job of housing extremely low-income people and families and helping to move them out of poverty,” Aggeler said. “We’ve never had enough resources to adequately address that.”

People who make $25,000 or less a year have long faced a housing crisis on some level, Aggeler said. But now, the number of people who make more money and are feeling the pinch of high housing costs is growing.

It has become increasingly common for middle-income households with incomes of roughly $35,000-$75,000 to experience cost burden, according to Root Policy Research.

As long as Colorado continues to be an attractive place for people to move to, invest in and retire, Aggeler thinks housing challenges will continue.  ere are also too few options for would-be buyers. Many nd the cost of single-family homes beyond their reach but have few options a step below that, such as condos.

“If you believe that Colorado will be

a place that employers will continue to want to move to, then I think … the outlook may not be good unless we accelerate production and density and fund housing at the level that is needed,” Aggeler said.

The cost of housing

Practically every community in the metro area is facing its own housing a ordability and availability issues. South of Denver, in Lone Tree, Mayor Jackie Millet said there is a “housing crisis.”

“I think it varies in severity throughout our state, but I do think it is a problem that is a ecting all of Colorado,” she said. “ ere’s so much supply pressure on our market right now that we have, then, created this crisis.”

Not everyone is describing it as a crisis, but those who use that word point to the numbers across the metro area, as the costs of single-family homes and townhomes have skyrocketed.

Northwest of Denver, in Arvada, the median sale price of a single-family home was $667,000 as of late 2022, according to the Colorado Association of Realtors. at’s up by 71% from 2017, when the price was around $390,000. e story is similar in Brighton, northeast of Denver, where the median sale price increased by approximately $225,000 over that period.

Littleton, south of Denver, saw an increase of approximately $300,000 in the price of single-family homes from 2017 to 2022.

Lone Tree saw an increase of $473,750.

“What we have seen is our housing

A history lesson in a film

Five States of Colorado’ to premiere this spring

BY BRUCE GOLDBERG SPECIAL TO COLORADO COMMUNITY MEDIA

The creators of a new film that will premiere this spring hope it will help the state’s residents and leaders better understand what the state needs to thrive in the future.

Set to premiere on April 6, “The Five States of Colorado” is a production of Denver-based HaveyPro Cinema and Colorado Humanities, a nonprofit dedicated to promoting humanities education through community-based programs.

It’s a follow-up to Jim Havey’s 1989 film that was the original “Five States,” which was Havey Productions’ first historical documentary production. The new version will be his last, as Havey plans to retire.

The film focuses on Colorado’s history, how it came to be and where it’s going.

“We could probably make a film just about what happened between 1990 and today,” said Nathan Church, partner in HaveyPro Cinema who also serves as its art director and editor. “But we’re trying to look at the whole history of Colorado. There’s a lot to cram in there. We can’t cover everything, but we hope to get a good overview.”

The U.S. Congress set Colorado’s boundaries in 1861, from four different territories.

“These straight lines represent no river, no mountain range, no tribe or language group - yet within the state are many divides both geographic and human,” Colorado Humanities said in a news release.

The organization points out that the “five states” model reveals Colorado’s regions and each has its own history, geography and economy. According to Colorado Humanities, “each region engenders a certain loyalty from its citizens and has some common ideas how things should be done.”

“The five-state model is based on the idea that Colorado’s borders are a square. It was drawn arbitrarily,” Church added. “It was closed within one square that way to protect the gold-bearing regions for the Union, as this was right around the Civil War.”

A partial look at the regions entails: Southern Colorado includes Pueblo and the San Luis

Valley; Western Colorado covers mountain ranges, including North, Middle and South Park; the Eastern Plains include the Front Range north of the Arkansas River; the Front Range includes a dense population from Fort

Collins to Colorado Springs; and Metropolitan Denver has its own region because of its influence in politics and the economy.

“Some of the issues we face today are things we’ve been dealing with in Colorado in time immemorial, all the way back to the ancestral Puebloans,” Church said. “There was a major drought in the 1200s, and evidence shows the Puebloans moved out likely because of that. The entire Southwest is now in a mega-drought that has been going on for the better part of a decade.”

The state’s recent rapid growth in population is another topic of concern.

“That connects with climate

change, which is changing the water picture throughout the state,” Church said. “ ese topics touch all the regions.”

Colorado Humanities recruited 26 scholars and community leaders to ensure that the new version of “Five States” ensures accuracy, inclusiveness and relevance in the lm.

“One thing that gives us comfort is (they’re) advising us about topics to cover,” Church said. “ ey’ll review the script and the lm. We’re counting on those scholars to guide the development of this lm. “We really hope it will both educate people about the history of the state and inform them about current issues with that historical perspective.”

“The Five States of Colorado” premieres on April 6 at the Denver Botanic Gardens’ Sturm Family Auditorium, 1085 York St. Start date for ticket sales has not been announced yet.

Colorado Humanities will distribute the new documentary to schools and libraries throughout the state after the premiere. The organization will also take it on tour, o ering screenings and conducting panel discussions about critical issues with regional figures as well as community conversations available for the general public.

To learn more, visit fivestatesfilm.com.

For its influence on politics and the economy, Metropolitan Denver is considered its own region as one of the five states of Colorado.

PHOTOS BY HAVEY PRODUCTIONS

A still from “The Five States of Colorado,” a documentary that will premiere this spring.

‘The

A still from “The Five States of Colorado,” a documentary that will premiere this spring.

Nathan Church

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to the measure.

Boesnecker explained that one key challenge in drafting Colorado’s policy compared with what has been done in other states is that the Colorado legislation can’t list speci c makes and models of rearms that would be outlawed. e legislature has a policy against naming companies in legislation. Instead, he explained, the Colorado bill must describe rearm features to de ne the types of weapons that are and are not allowed.

Fields con rmed she will be a lead sponsor on the bill and said “we are still making adjustments.”

Epps walked away from a Sun reporter who tried to talk with her last week, saying she didn’t have time for a conversation then or in the near future. She also didn’t respond to two text messages Jan. 18 seeking an interview. Epps, however, recently tweeted a video of lawmakers in the Illinois legislature celebrating the passage of an assault weapons ban. “You love to see it,” was her caption.

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facing declining enrollments would receive less per-pupil funding since much of their funding total is determined by the number of kids they

According to Gi ords, a group that advocates for tighter gun regulations, there are fewer than a dozen states with so-called assault weapons bans. ey include California, Connecticut, Delaware, Hawaii, Maryland, Massachusetts, New Jersey and New York.

Gun rights groups and Republicans are already lining up against the Colorado measure.

“Contact your Colorado lawmakers and urge them to VOTE NO!” Rocky Mountain Gun Owners said in their tweet leaking the draft version of the bill. e post called Boesenecker, Epps and Fields “tyrants.”

e Colorado State Shooting Association said in an email to supporters that they plan to le a lawsuit to invalidate the legislation should it be signed into law. e group said the legislation “only disarms and removes rights from responsible gun owners.”

(Colorado Attorney General Phil Weiser, a Democrat, told e Sun the week of Jan. 8 that his o ce is “committed to working with the legislature o ering them guidance as to how to create laws that pass constitutional muster.”)

Democrats have large majorities in

educate. However, some of the funding loss would be o set by the state paying down the budget stabilization factor and pouring more money into the K-12 system, she said.

In another scenario, lawmakers could pull back K-12 funding in light of enrollment being down, which would have a direct impact on dis-

the House and Senate, and so they don’t need the GOP’s help to pass a ban on so-called assault weapons. Republicans only really have one tool to try to stop the measure: libustering.

Ultimately, the fate of the legislation lies with Democrats.

In his State of the State address Jan. 17, Polis said he is joining bipartisan calls for “cracking down on ghost guns, which are completely untraceable and increasingly being used to carry out violent crimes.” 9News reported in November that the alleged Club Q shooter used ghost guns in the deadly attack that left ve dead and at least 17 wounded.

As for the red ag law, Polis said in his speech that he wants to expand who can ask a judge to order a gun seizure. Right now, it’s limited to law enforcement and family members and others close to the person whose guns would be seizures, like roommates.

“Why not expand this to include additional petitioners, like district attorneys?” Polis said during his speech. Democrats in the legislature also want to let counselors — in the mental health and education elds

tricts, Rainey said.

A ve-year averaging provision, which calculates funding for a district based on average enrollment over ve years, would soften the nancial cuts.

“As long as they keep that ve-year averaging in place,” Rainey said, “then districts know how to plan for

— ask for a seizure order.

What the governor didn’t mention in his address was a ban on so-called assault weapons. “I haven’t seen anything like that,” Polis told e Sun when asked about the forthcoming bill, a draft of which was posted online.

In February 2018, when Polis was a member of Congress, he was a cosponsor of a bill that would have banned so-called assault weapons. Asked Jan. 17 whether he thinks Polis will be an ally in his push to ban so-called assault weapons in Colorado, Boesenecker wouldn’t say.

“We haven’t had detailed conversations with him about the policy,” Boesnecker said, “so I’d hate to speculate on where (he’s) at.”

Colorado Sun sta writer Elliott Wenzler contributed to this report.

is story is from e Colorado Sun, a journalist-owned news outlet based in Denver and covering the state. For more, and to support e Colorado Sun, visit coloradosun.com. e Colorado Sun is a partner in the Colorado News Conservancy, owner of Colorado Community Media.

that.”

is story is from e Colorado Sun, a journalist-owned news outlet based in Denver and covering the state. For more, and to support e Colorado Sun, visit coloradosun.com. e Colorado Sun is a partner in the Colorado News Conservancy, owner of Colorado Community Media.

‘In the Trenches’ looks at parenting

BY SONYA ELLINGBOE SELLINGBOE@COLORADOCOMMUNITYMEDIA.COM

Kristina and Graham Fuller

rst presented their new musical, “In the Trenches: A Parenting Musical” as part of the fall JAAMM Festival at the Mizel Arts and Cultural Center in Denver — directed by Robert Michael Sanders, who leads the sta at Town Hall Arts Center.

e Fullers grew up in Boulder, attended CU and sang together in an a capella group there, but didn’t date until they both moved to the East Coast for graduate school, according to a story in Colorado Parent magazine.

Happily, the new work is open at Littleton’s Town Hall Arts Center through Jan. 29, so a south audience can enjoy it.

It was workshopped at New York’s venue Feinstein’s 54 Below and will appear at Town Hall through Jan. 29.

e notice we received says it is for adults, so wait for another production to bring the kids.

(Several are scheduled.)

In addition to the Fullers, the cast includes Vidushi Goyal and Nathan Petit as the kids, Anne

Terze-Schwarz as the Single Friend, Scott Radban as Todd, Fletcher Kim and Sophia Dotson as swings for the children, and Bridget Burke and Josh Lostrobe as Mom and Dad swings.

By day, Graham Fuller is a practicing attorney and Kristina teaches voice and theater workshops and master classes via her home studio. She majored in performance skills in voice at CU and attended graduate school at NYU.

e couple decided to write their own show, related to their life today, with a variety of songs and stories inspired by their current lives, which include children Daniel and Sophia ...

It was rst co-produced by CenterStage, Louisville, in 2019.

ey wrote skillfully enough to win journalist John Moore’s “True West” Award for 2022.

Pianist/Music Director Dan Graeber heads a small band, including Jon Cullison, bass; Braxton “BK” Hahn, drums; Russ Collison, guitar and a tba percussionist.

Remaining performance dates: Jan 26, 27, 28: 7:30 p.m.; Jan 29: 2 p.m.

Town Hall’s box o ce is open Tuesday to Friday, 10 a.m. to 5 p.m.; Saturday 10 a.m. to 1 p.m. and during performances. 303-794-2787, ext. 5. townhallartscenter.org.

Graham and Kristina Fuller perform a concert version of their play “In the Trenches: A Parenting Musical” last July in New York’s 54 Below.

PHOTO BY ALEXANDER RIVERO PHOTOGRAPHY

Musical examine the dynamics of a young family

Thu 2/02

ADR: Adaptive Gentle Yoga @ 6:45pm

Feb 2nd - Mar 9th

Denver Parks and Recreation (ATH), 2680 W Mexico Ave., Denver. 720-913-0654

John Hodgman

@ 7:30pm

Gothic

Fri 2/03

RWQB 10 Week Program @ 9am / $2800

Feb 4th - May 13th

Cherry Creek High School, 9300 E Union Ave, Greenwood Village. 253-973-8170

Fleming Mansion Walkthrough (for permit holders only) @ 6pm

Fleming Mansion, 1510 S. Grant St., Den‐ver. 720-913-0654

6 Million Dollar Band @ 8pm

Wild Goose Saloon, Parker SECRETTO

@ 8:30pm / $60 Stampede, 2430 South Havana, Aurora

Douglas County Garden Club Meeting - February 7 in Castle Rock

@ 1pm

Douglas County Libraries, 100 South Wilcox Street, Castle Rock. douglascountygardenclub@out look.com

Wed 2/08

Parent Guide to ADHD: ADHD in the Classroom (18+ yrs) @ 1:15am Feb 8th - Feb 7th

Parker Recreation Center, 17301 E Lincoln Ave., Parker

Ladies Night @ 6pm / $5 Stampede, 2430 South Havana, Aurora

RJD2 @ 9pm

Gothic Theatre, 3263 S Broadway, Englewood

John Brewster Music: Songwriter Showcase at Herman's Hideaway (Solo) @ 7pm

Herman's Hideaway, 1578 S Broadway, Denver

DJ Rockstar Aaron: Forbidden Bingo at 'Bout Time Pub & Grub @ 8pm

Bout Time Pub & Grub, 3580 S Platte River Dr A, Sheridan

Thu 2/09

RMRR Trophy Series, February 5th 2023 - 7 Mile and 5K Race at Reynolds Landing in Littleton

@ 9am / $10-$10 6745 S. Santa Fe Drive, Littleton

Kids’ Zone: Community Helpers (37 yrs) W/S23

@ 6pm

Feb 6th - Feb 27th

Parker Recreation Center, 17301 E Lincoln Ave., Parker

YS: 3-4 Sports Experience @ Harvey Park @ 8pm

Feb 6th - Feb 27th

Harvey Park Recreation Center, 2120 S. Tennyson Way, Denver. 720-913-0654

Kids' Zone: Very, Very Valentine

Vanimal Kingdom Duo at Lincoln Station @ 6pm

Lincoln Station Coffee/Pizza/Mu‐sic, 9360 Station St, Lone Tree

Larry & Joe: WORKSHOP: Venezuelan Strings @ 6pm Swallow Hill Music, 71 E Yale Ave, Denver Outta Nowhere @ 7pm Stampede, 2430 S Havana St, Aurora

Enough already

Ea rlier this month the news dropped that President Joe Biden was not so perfect in handling classi ed documents. Same as his predecessor Donald Trump.

EDITOR’S COLUMN

As the story unfolded throughout the week, it became clear that our president has indeed done the same thing he chastised Trump for.

For me, I have a number of issues with the entire situation. First, it’s frustration. How does this issue continue to come up? Hillary and her server. en, Trump and his barrage of documents at Mar-aLago. And, now, Biden. How are the leaders we elected so stupid that understanding the point and importance of classi ed documents is too damn hard?

Thelma Grimes

Second, I have issues with the responses from both sides of the aisle. When Hillary was questioned about her server it was the media and Republicans picking on her. When Trump’s issues came — it was Democrats and the Department of Justice ganging up.

Now, with Biden, interestingly, it’s the same old thing. Democrats have an excuse saying it’s not as bad as Trump. Republicans calling for raids and answers, saying Biden should be treated no di erently than Trump.

At the end of the day, our behavior toward picking one side or the other has created this ongoing mess. Neither side has to respect policy or rules because they will get a pass from their own.

e lack of accountability is a problem. Both sides of the aisle need to start standing up and saying wrong is wrong and stop nding excuses to allow something to continue happening. Trump is in the wrong for having the documents. Biden is wrong for having the documents. Both are wrong and it should not matter which side of the political aisle they serve.

In reality, we look ridiculous as a country. Our leaders can’t leave classi ed documents where they should be. Our law enforcement agencies can’t seem to manage a situation fairly and professionally.

In the end, we have classi ed materials thrown throughout the country and no leadership stepping in to do the obvious. e obvious being review the ongoing issue and create policy and measures to stop it from happening anymore.

Why isn’t that happening? Because leadership would have to stop bickering, pointing ngers and nally say there’s a problem and an answer is required to prevent future issues.

A continued e ort to treat classi ed documents as just another piece of paper is going to get worse and at some point, the materials being taken for granted and treated carelessly might be way too important and get in the wrong hands.

is isn’t a story to spin, ignore or avoid — steps must be taken to tell all politicians the rules matter when it comes to protecting our classi ed documents and information and should be respected. If our leaders have lost perspective so much that they do not understand what classi ed materials are — maybe a Top Secret 101 class is in order.

elma Grimes is the south metro editor for Colorado Community Media.

Sell the sizzle and buy the sizzle

WINNING

Recently I went back and reread the book “Sizzlemanship” by Elmer Wheeler. Elmer Wheeler is credited with being one of the original pioneers of sales skills training and motivation industry. It’s classic stu and de nitely worth the read. e point, as you can guess by the title, is to sell what your product or service does, not what it is, meaning sell the sizzle and not the

In today’s world we think about the sizzle as the KPIs, Key Performance Indicators, or the results that the company or the person purchasing the product or service might experience. For businesses and sellers, it’s making sure that we are focusing on that old radio station that buyers tune into, WIIFM, standing for “What’s in it for me.” Making sure that we know exactly how our product or service will contribute to the achievement of their goals and success.

Elmer Wheeler was way ahead of his time as we think about how business owners, entrepreneurs and salespeople think and sell. When we put the customer’s interests and results ahead of corporate pro t or commission checks, we will undoubtedly sell more of our products and services. Changing the station from WIIFM to tuning into WIIFT, “What’s in it for them.”

Now, walk with me through the transition from sales to our everyday lives. How many

LINDSAY

times are we trying to sell someone on an idea, or to help out, volunteer, join an organization, or anything else where we are seeking to have our family or friends get involved with something or buy into our idea? Most times we focus on the help we need instead of what they might be able to experience by participating. If you have ever been in the role of a leader in any not-for-pro t organization, committee, or other function at your children’s school or at the house of worship that you attend, you probably know exactly what I am talking about.

Companies looking to get better in any area of business might consider thinking about the sizzle as looking at increasing revenues or increasing their average sales price. Maybe they are focused on improving margins, win/ loss ratios, or sales behaviors. ey may look to expand through upselling and gaining more market share. Or they may be interested in reducing sales cycle time or customer attrition.

But we as individuals also have values and things that we might consider our sizzle when deciding what is in it for us, or why we may choose to get involved. When we are thinking about getting better in an area of our lives we may look at increasing prosperity, strength, or endurance. We may have a desire to improve our health, happiness, or relationships. What gets us excited may be our pursuit of expanding our knowledge, our network, or our security as we think about retirement. And maybe for some of us it’s about reducing or eliminat-

SEE NORTON, P

Denver Herald-Dispatch (ISSN 1542-5797)(USPS 241-760) A legal newspaper of general circulation in Denver, Colorado, the Herald-Dispatch is published weekly on Thursday by Colorado Community Media, 1624 Market St., Suite 202, Denver, CO 80202.

PERIODICALS POSTAGE PAID AT DENVER, COLORADO and additional mailing o ces.

POSTMASTER: Send address change to: Denver Herald, 750 W. Hampden Ave., Suite 225, Englewood, CO 80110

New housing opportunities planned for older adults, reverse mortgages, and other housing strategies will be discussed at the Seniors’ Council of Douglas County meeting on ursday, March 2 from 10-11:30 a.m. Artie Lehl, deputy director of the Douglas County Housing Partnership, will talk about these important topics. Older adults as well as the general public are invited to this free presentation at the Philip S. Miller Building, 100 ird Street, Castle Rock.

New housing as well as established older adult housing will be described by Lehl, whose organization is located in Lone Tree. Senior housing is an option that appeals to many for various reasons.

Housing options for older adults

LIVING & AGING WELL Senior’ Council

Information on how to obtain indepth, free, one-onone counseling will be presented. ere are options available to older adults to help obtain suitable housing Lehl will provide an overview of reverse mortgage lending including the pros and cons of using this type of loan. Reverse mortgages can be used to create additional retirement funds and to eliminate mortgage payments.

Some older adults wish to age in place and some want to explore a di erent lifestyle, whether in a ordable senior housing or a multigenerational community. It is good to have options!

The Douglas County Housing Partnership (DCHP), a multijurisdictional housing authority, was formed in 2003 as a cooperative effort between businesses and local and county government.

The DCHP operates with financial support from the jurisdictions of the City of Lone Tree, the Town of Castle Rock, the Town of Parker, the City of Castle Pines, and Douglas County as a political subdivision and public corporation of the State of Colorado. Information is available at https://douglascountyhousingpartnership.org.

This column is hosted by the Senior’ Council of Douglas County. The group’s motto is Living Well/ Aging Well. Meetings are generally

the first Thursday of the month at various locations in Douglas County and are open to the public at no charge. Is there a topic you’d like addressed in the future? Please get in touch. Seniors’ Council invites older adults to get involved and to keep learning.

For more information and program updates, visit www.douglas. co.us/community-services, email DCSeniorLife@douglas.co.us, or call 303-663-7681. Some meetings are available virtually. Please check the website for current information and links. You may request our electronic newsletter First Friday Update by email. Connect on Facebook at facebook.com/MyDougCoSeniorLife.

Napoleon with a twist at Buntport

Th e Death of Napoleon” plays through Feb. 18 at Buntport Theater, 717 Lipan St., Denver and is the 51st original play written by this clever crew. “Loosely based” on historical facts, they claim ... Set on the island of St. Helena, where Napoleon was exiled, the former emperor “argues with insects and 12-year-old girls, making unreasonable demands of his personal chef and refusing to put his teeter-totter to good use.” Tickets are (name your own price). Mask-wearing is requested. Performances: 7:30 p.m. Fridays and Saturdays and Monday, Feb. 13; 3 p.m. Sundays Feb. 5 and 12. 720-946-1388, buntport.com.

Watercolor instruction

Watercolor Workshop is presented by the Heritage Fine Arts Guild from 9 a.m. to 3 p.m. on Feb. 13. e instructor will be Patricia Barr Clarke, who paints with vivid colors in an Impressionistic manner. e workshop will be held at Littleton First Presbyterian Church, 1609 W. Littleton Blvd. Cost: $35 for Heritage Fine Arts Guild members and $50 for non-members. Space will accommodate 20 students. heritage-guild. com.

NORTON

FROM PAGE 12

ing something in our life such as dropping weight, easing our stress, or getting rid of bad habits.

We don’t buy a gym membership, treadmill, Peloton, Tonal or home gym equipment because of what it is or the brand, we make that invest-

ABOUT LETTERS TO THE EDITOR

Colorado Community Media welcomes letters to the editor. Please note the following rules:

• Email your letter to letters@coloradocommunitymedia.com. Do not send via postal mail. Put the words “letter to the editor” in the email subject line.

SONYA’S SAMPLER

Philip Glass Ensemble e Philip Glass Ensemble performs at 7:30 p.m. Feb 9 at the Newman Center, 2344 E. Ili Ave., Denver. Performance of Glass’ “Music in Eight Parts,” which was thought to be lost, along with selections from “Glassworks,” “ e Photographer” and “Einstein on the Beach.” 303-8717720, newmancenterpresents.com.

Good and evil

“acts of faith” by David Yee, directed by Pesha Rudnick, plays through Feb. 5 at the Aurora Fox Arts Center, 9900 E. Colfax Ave., Aurora. Betty Hart plays Faith in this story about good and evil. Performances: 7:30 p.m. ursdays, Fridays, Saturdays; 2 p.m. Sundays. AuroraFoxArtsCenter. org, 303-739-1970.

Regional premiere

Curious eatre presents the regional premiere of “Alma” by Benjamin Benne, directed by Denise Yvette Serna, through Feb. 18. Developed at Denver Center eatre Com-

ment because we have a desire to look di erent and feel di erent, the sizzle. We don’t give of our time to support a charity because we feel a sense of obligation or we have to, we give of our time because we realize that as much as we give, we receive tenfold in return from a sense of grati cation as we see the results of our e orts in the smiles of those who we help, and that’s our sizzle. Whether you run a business, lead

• Submit your letter by 5 p.m. on Wednesday in order to have it considered for publication in the following week’s newspaper.

• Letters must be no longer than 400 words.

• Letters should be exclusively submit-

pany’s New Plays Summit in 2020. Laura Chavez plays Alma and Iliana Lucero Barron plays Angel. Curious is at 1080 Acoma St., Denver. 303623-0524, curioustheatre.org.

Used book sale

Used book sale at Smoky Hill Library, 5430 S. Biscay Circle, Centennial: Jan. 26 to 29.

LPS Art Show

e annual Littleton Public Schools Art Show is at Colorado Gallery of the Arts at Arapahoe Community College, 5900 S. Santa Fe Drive, Littleton. Hours: Monday to Friday: 9 a.m. to 5 p.m.; ursdays until 7 p.m. Saturday, Feb. 4, noon to 3 p.m. e gallery is on the northeast side of the building, in the Annex.

Colorado Wind Ensemble e Colorado Wind Ensemble celebrates its 40th anniversary in 2023 and will feature music from the 2000s with guest conductor-laureate Dr. Matthew Roeder at 7:30 p.m. Feb. 11 at the King Center, Auraria Campus, 855 Lawrence St., Denver. Complimentary parking in the 7th Street Garage, 777 Lawrence Way — enter from 7th and Lawrence. Parking validation tickets will be available at the box o ce for this location only.

a sales team, are a salesperson yourself, or if you are part of a notfor-pro t organization, a committee, or in some way tasked with seeking volunteers, remember to sell the sizzle and not the steak.

When you are making the decision to buy something or get involved in supporting a great cause, do you make the purchase or decision on what it is or on how it can impact you personally? I would love to hear

ted to Colorado Community Media and should not submitted to other outlets or previously posted on websites or social media. Submitted letters become the property of CCM and should not be republished elsewhere.

• Letters advocating for a political can-

Quilt exhibit

Reminder: “Wild!” Studio Arts Quilt Associates exhibit at Curtis Center for the Arts, 2349 E. Orchard Road in Greenwood Village. Spring Awakening Arts Camp on Jan. 31. 303-797-1779.

Musical in Golden

Playing at Miners Alley, 1224 Washington, Golden: “The Great Trailer Park Musical,” through March 5. Also: Children’s Theater: “Mother Goose,” written and directed by Kate Poling, Feb. 4-March 4. 303-935-3044, minersalley.com.

Historic treaty

New exhibit at History Colorado, 1200 N. Broadway, Denver: the Treaty of Guadalupe Hidalgo will arrive on Feb. 2, the 175th anniversary of its signing, and will be displayed in the “Borderlands of Colorado” exhibit until May 22, when it will be returned to Washington, D.C.. Signed on Feb. 2, 1848, it ended the MexicanAmerican War and set the stage for western expansion of the U.S. by shifting the political border south from the Arkansas River to the Rio Grande and west to the Pacific Coast.

your sizzle story at gotonorton@ gmail.com, and when we can remember to tune into WIIFT, it really will be a better than good life.

Michael Norton is an author, a personal and professional coach, consultant, trainer, encourager and motivator of individuals and businesses, working with organizations and associations across multiple industries.

didate should focus on that candidate’s qualifications for o ce. We cannot publish letters that contain unverified negative information about a candidate’s opponent. Letters advocating for or against a political candidate or ballot issue will not be published within 12 days of an election.

prices doubling and our wages have not been keeping up,” Millet said.

From 2000 to 2019, median rents rose at a faster rate than median renter household incomes did “in every Colorado county and city with 50,000+ residents,” according to Root Policy Research.

Many residents want a home of their own, Millet said.

“ at was our ultimate goal, and that is also the way most of us accumulated wealth,” she said.

When the cost of buying or renting is too high, however, people cannot establish these roots, she added.

Supply versus demand

One of the main causes of the rise in cost-burdened households and lack of a ordable housing is that production has failed to keep up with demand.

ere was a 40% decrease in the number of homes built between 2010 and 2020 in Colorado, according to the 2022 “A ordable Housing Transformational Task Force Report.”

Susan Daggett, executive director of the Rocky Mountain Land Use Institute, said the crash of 2007 a ected housing supply. People left the construction industry and many companies went bankrupt.

“ e housing market bottomed out, people left the construction industry, a lot of people went bankrupt,” she said.

At the same time that housing development slowed, Colorado’s population grew.

“In the meantime, the population has grown tremendously and the supply just hasn’t been able to catch up with that demand,” Daggett said.

In 2010, Colorado had a population of 5,029,196, according to the U.S. Census Bureau. By 2022, the population was estimated at 5,839,926 — a roughly 16% increase.

As of June 2021, Colorado’s for-sale housing inventory was 13% of what is needed for a functioning sales market, according to Root Policy Research’s report. A functioning sales market means there are enough units so that people can move easily, such as being able to upsize or downsize, Aggeler said.

To return the housing market to a functioning level, Colorado would need an average of 44,250 units built each year until 2030, according to the report, published in November 2021. is would be 1.6 times the state’s current production levels.

Ted Leighty — the CEO of the Colorado Association of Home Builders, an a liate organization of the National Association of Home Builders — said, overall, depending on who is talking, Colorado is somewhere between 175,000 to 200,000 units short of demand.

“ at’s really challenging to come back from, especially, you know, the pace by which we were able to produce new housing in Colorado,” Leighty said.

He hates to use the word “crisis” when discussing housing in Colorado, describing it instead as a major challenge.

Leighty explained the challenge comes down to the ve L’s — lumber and other building materials, labor,

land, loans and access to capital, and local government. All have played roles in slowing down housing construction, especially since the Great Recession, leading to higher demand and decreased a ordability.

“ ese are always our main cost drivers for residential construction,” Leighty said. “All ve of those right now, and have been, unfortunately, for the last several years, been huge challenges for us.”

He said high lumber costs and some supply chain issues have improved marginally recently, but they still pose problems for developers.

Also, there is a labor shortage.

“We’ve seen a little bit of uptick in (the) labor participation rate for construction, but not nearly enough,” Leighty said. “We’ve got an aging skilled labor demographic, and we haven’t done a great job replacing that labor with younger, skilled laborers.”

In addition to training the laborers of the next generation, Leighty said a “sound immigration policy” could help bring more workers to projects.

“ ere’s a pretty big de cit, and we need to do all we can, policy standpoint and otherwise, to increase labor,” Leighty said.

During the pandemic, there was a perception the housing market was hot, Leighty said.

“It was the most challenging hot market ever on record — to source materials, to source labor, to get projects through the pipeline was immeasurable in how di cult it was,” Leighty said.

The market cools

But there are signs the hot market is cooling.

Lending issues have recently risen to the top of many homebuyers’ concerns. Leighty cites concerns for in ation, economic uncertainty and

rising interest mortgage rates.

Imagine a $500,000 home that roughly a year ago a person could buy at a 3% rate, Leighty said. eir monthly payment might be around $2,600.

By July 2022, as rates rose to roughly 5%, the payment for the same house would rise to $3,500. at’s an increase of more than 34%.

“So, how do you get back down to that $2,600, you know, something that’s more achievable for the average home buyer?” Leighty asked rhetorically.

In December, rates on a 30-year xed mortgage were more than 6.5%, according to Bankrate.

Higher mortgage rates caused a spike in cancellation rates for homesale contracts last summer, reaching above 40% — causing further disruptions, Leighty said.

“By the time the home was ready, or maybe even wasn’t ready yet, they knew what their debt-to-income ratio was going to be and that it had increased immensely, and they could no longer a ord it, so they canceled,” he said.

By comparison, the cancellation rate was 13% in July 2021 and 18% in 2019.

Due to these high cancellation rates, it is likely there will be fewer homes on the market in the next few quarters, Leighty said, further exacerbating housing issues.

Yet Matthew Leprino, a spokesperson for the Colorado Association of Realtors, explained there’s an upshot for some potential homebuyers. ere are more homes available now than in years past as the market reacts to the changing economy.

“ e story that I’ve been telling a lot of clients lately is, ‘Yeah, you can pay a higher interest rate now than you were a year ago, but you’re paying $100,000 less for the house,’” he

said.

ere are more properties available now than any time since October of 2019, he said.

“It’s a better time to buy now than in the last three years,” Leprino said.

A balanced market’s months’ supply of inventory stands at about four months. For the metro area, October 2022 was the rst time that number hit two months or above since October 2019.

e metro Denver area hasn’t reached a balanced market for housing since at least 2014, when the Colorado Association of Realtors started tracking that data — and Leprino suspects it’s been much longer than that.

“Number one, houses are a lot more expensive than they used to be,” Leprino said. “Number two, there’s not enough of them.”

The role of local governments and zoning

Local governments have played a huge role in the lack of housing supply and lack of a ordability in Colorado, Leighty said.

He notes they play a role through their regulations, land use zoning and entitlement process and their fees.

Zoning can be a signi cant factor in the housing issues people see today, Aggeler of Root Policy Research said. It refers to when a city or county divides its land into di erent sections and designates an intended use for each, such as industrial or residential development.

“Really, the problem, it’s very simple: ere’s a scarcity of housing for people of all income levels,” said Pat Cronenberger, vice chairperson for South Metro Housing Options, the City of Littleton’s public housing

The perfect storm: Many factors led to today’s housing crisis

BY DEB HURLEY BROBST DBROBST@COLORADOCOMMUNITYMEDIA.COM

Kim Howard of Evergreen has been in her 2,600-square-foot home for 40 years. Now alone, the 70-year-old is looking to downsize and move closer to Denver, but she can’t nd a smaller home with the same or lower mortgage payments.

She feels guilty staying because she knows the house is a perfect size for a young family, but she’s staying because she can’t a ord to move. Rising interest rates in the last year aren’t helping, since that increases monthly payments on any home she could buy.

“I’m going to wait it out … because it has to make economic sense,” Howard said. “I can’t a ord to move, and that puts a damper on those who want to move in. We need more a ordable housing for retired and rst-time buyers instead of large, expensive homes that we can’t a ord.

“I feel kind of guilty. (Young families) are desperately looking to start their lives, and we senior citizens can’t a ord to move. Unless someone provides for those rst-time home buyers and for seniors who want to downsize, it’s not going to happen.”

Howard’s story is typical of the issues faced by many in the metro area when it comes to housing. While it seems like the crisis came on suddenly, it cannot be attributed to one moment or incident. Instead, think of it like the spokes on a bicycle wheel, with the center being the current housing situation.

Each spoke contributes to rising costs and shrinking availability, starting with the Great Recession that began in 2007, the loss of builders and labor, the dichotomy of home ownership between baby boomers and millennials, and more recently the pandemic, the consequences of the Marshall Fire and the popularity of short-term rentals.

Couple all that with population increasing in metro Denver, and it’s a recipe for disaster for many: higher home prices, increasing number of unhoused, lack of places to both buy or rent, frustrated home buyers and more.

A perfect storm has combined to create what many experts say constitutes a housing crisis throughout the Denver area and into the foothills — from Brighton to Empire and everywhere in between. It’s been brewing since the Great Recession more than a decade ago that created a harsh economic downturn, pushing skilled workers who built homes out of their careers.

It’s been exacerbated by a rising younger population and part-time residents who converted residences in some of the state’s most attractive settings into vacation homes, the skyrocketing costs of homes and increases in interest rates.

“ ere’s no incentive in the traditional market structure that we have around housing to build for those who are struggling economically,” said Phyllis Resnick, executive director and lead economist for the Colorado

Futures Center, an independent, nonpartisan, academic nonpro t. “We think (the housing market) is feeling unhealthy for folks because housing that is a ordable to lower-middle to low-income households is still very di cult to nd and isn’t probably being built at the rate it’s needed.”

Great Recession

e metro area’s housing challenges start with the Great Recession that began in late 2007, part of a national trend where the housing market crashed. Before the recession, rising home prices, loose lending practices and low interest rates were the norm. When the economy soured, many homeowners could not keep up with their payments, prompting a rash of foreclosures.

According to real estate data company RealtyTrac, 6.3 million homes went through foreclosure in the United States from January 2006 to April 2016, more than double the norm of around 250,000 foreclosures per year. According to the Colorado Department of Local A airs, from 2006 to 2016, Colorado saw 299,775 foreclosures.

With foreclosures came a glut of available homes that ooded the market, according to real estate agent Gaye Ribble with e Ribble Group, a real estate rm that o ers homebuying services across the metro area. In the Denver metro area at the peak of the recession, 45,000 homes were on the market, Ribble said, when a balanced market is roughly 10,000 to 12,000 homes.

“As a result, builders were reluctant to get back in and buy land, buy materials, pay wages and build — all the capital expenses they incur before selling a single home,” said Tupper Briggs with Madison & Co. Properties, a real estate agent for more than four decades. “ ey did not add to the supply of housing for years.”

In other words, Ribble said, “builders stopped building homes because of the glut, and some builders went out of business because of the lack of

work.”

Loss of tradespeople

e Colorado Futures Center bears out what Ribble noticed. A 2018 study by Resnick and Jennifer Newcomer, research director, examined the factors contributing to the growing cost of housing in Colorado. Much of it could be traced to the Great Recession. e decrease in units built after the recession was linked, in part, to limited amounts of developable land, rising material costs and little incentive to build entry-level housing, according to the study. A bigger issue turned out to be the closure of several local construction companies and the related issue of a shortage of labor in specialty trades.

“Labor was short, it was a mixed story on materials, and there were some regulatory barriers, but I think we came away thinking that part of the biggest problem was we lost a lot of people in the development and building ecosystem,” Resnick said.

According to a 2014 report published by the U.S. Bureau of Labor Statistics, “Housing: Before, During and After the Great Recession,” construction industries experienced signi cant job losses during the recession.

From 2003 to 2013, for example, the residential construction industry experienced a 26.8% decrease in employment, which the report said was “precipitated by the recent recession.” e report also showed from 2003 to 2013, the number of businesses in the residential construction industry decreased by 10.8%.

Lone Tree Mayor Jackie Millet said she thinks the recession absolutely impacted the growth of housing.

“ e bottom fell out of the market, the tradespeople — we lost people in the trades, we didn’t have people coming into the trades, and we lost that time,” Millet said. “And it’s, you know, cyclical, so we have been playing catch-up ever since then.”

Ted Leighty, the CEO of the Colorado Association of Home Builders,

said the Great Recession made a lot of people more cautious, including banks, lenders and builders.

ere were fewer land developers coming out of the recession, he said, so more builders have had to become their own land developers.

“ eir access to capital and their cost of capital has increased greatly since the recession,” Leighty said.

Ribble added: “Not only every year are we lagging (in home construction), but we were never able to make up for six years with no new construction. During that time, population continued to increase.”

Population growth, interest rates

According to the U.S. Census Bureau, the seven-county metro area has seen a substantial rise in population in roughly the past decade. Douglas, Arapahoe and Adams County each grew by more than 80,000 people, with Je erson County gaining more than 45,000 people.

When the Federal Reserve lowered interest rates to move the United States out of the Great Recession, many more people who wanted to buy a home could. Rates remained low as the economy rebounded. at increased demand across the housing market. As demand rose, prices across the metro area began to skyrocket, creating a crunch. Fewer homes were available and many people were simply priced out of the market.

Real estate agents interviewed by Colorado Community Media agree that the Federal Reserve should have increased the ultra-low interest rates to keep the market more balanced.

Baby boomers, millennials and shortterm rentals

Adding to the housing challenges is stagnation. Baby boomers, those nearing retirement age and older, aren’t leaving their homes. Meanwhile millennials, some now new to Colorado and in their 40s, are looking to get into their rst home and sometimes even a second home such as a short-term rental that can be used for both vacation and added income..

Boomers, many of whom are empty nesters, aren’t downsizing for many reasons. While some simply don’t want to move, others want to downsize but can’t nd a good deal on a home in the community they want.

According to Jackie White, a real estate agent in the Conifer and Evergreen area for nine years, if a baby boomer sells a home for $1.5 million, that person isn’t going to nd a home about half the size for $750,000.

“ at doesn’t feel good to them,” White said. “Add to that, because of low inventory of homes, kids can’t a ord to buy homes in the communities they grew up in, so there are fewer multigenerational families in one community. Kids can’t easily check in on their parents.”

Many millennials can’t a ord homes that are for sale. at eventually will change as baby boomers are forced to sell as they age, White said.

The housing market in metro Denver continues to recover after issues stemming to the Great Recession that started in late 2007.

PHOTO BY DEB HURLEY BROBST

Low Rate of Pay:

How minimum wages are failing to keep pace with housing costs

BY ANDREW FRAIELI AFRAIELI@COLORADOCOMMUNITYMEDIA.COM

In recent years, minimum wages have slowly increased, with Denver reaching $17.29 an hour, and the suburbs surrounding the city being lower, based on the state of Colorado’s minimum of $13.65 an hour.

While workers have welcomed the increases, apartment rental prices have outpaced those gains for workers, with almost 60% of a minimum wage worker’s paycheck expected to go to a landlord.

at’s the highest proportion in a decade, and a calculation that doesn’t include other expenses, such as utilities.

“We’ve seen over the years that the minimum wage actually erodes over time, and periodically has to be readjusted,” said economist Markus Schneider.

Schneider, chair of the Economics Department at the University of Denver, said these cost-of-living adjustments to the minimum wage do help workers — both Denver and the state make adjustments to their minimum wages — but despite increases, the adjustments don’t completely stave o the consequences of rising in ation and skyrocketing housing costs on lowincome workers.

Even after a decade, workers are still forced to dedicate too much of their salaries to housing, and it’s only worsened.

A “living wage” is what is needed to keep up with the costs of living, the “very ne line between the nancial independence of the working poor and the need to seek out public assistance or su er consistent and severe housing and food insecurity,” according to MIT’s Living Wage calculator. MIT describes it “as a minimum subsistence wage.”

For the metro area, that living wage is $19.62, well above the state minimum wage and even Denver’s. e cost-ofliving adjustment that both minimum wage rates are tied to is called the Consumer Price Index — a “positive step in the right direction,” according to Schneider.

“At the same time, the minimum wage is below a living wage,” Schneider said. “It’s, at best, going to keep it in proportion.”

at means the disparities won’t grow as badly as they could, but will still not keep up with a living wage.

In 2010, the state minimum wage was $7.24 an hour. Rent for a studio in the metro area was $638, according to U.S. Housing and Urban Development fair

market rent data. at came out to half of a worker’s wages, which the National Low Income Housing Coalition — a nonpro t that aims to end the a ordable housing crisis through policy and data research — deems una ordable, as is anything upwards of 30% of wages spent on rent and utilities. e coalition considers paying upwards of 30% as placing workers at risk for homelessness.

By 2023, the situation had only grown worse for minimum-wage workers. While their wages rose to $13.65 an hour, metro-area studio apartment rents hit $1,390, meaning workers have to pay almost 60% of their wages to keep a roof over their head.

Part of the gap between the index increases and rent is inequality, Schneider said.

CPI is calculated by looking at how much change there is in the average price of household items, food, energy, rent, electronics and more, weighted by how big that category is in the household budget.

is calculation is for the entire metro area, though. With di erent parts having di erent wages and costs of rent, the CPI can become skewed for some.

“ e CPI for Colorado is going to be very responsive to what’s happening in Denver just because that’s the big population center,” Schneider said.

“We know that Denver has actually had a hotter housing market, and housing is a big component of what that living wage means.”

However, higher minimum wages do not cause rents to increase, in his view.

“ ere’s really not much evidence for it — in the ranges that we’re talking about raising minimum wages,” he said. “If we raised it by a factor of two, or even of ve, then yes, that’s probably a big thing. But we’re talking about just getting closer to a living wage — I’m very skeptical that it’s a big e ect.”

“Certainly not a big impact on the price aspect, because even when people get up to that living wage, it’s really only going to impact relatively cheap housing, and relatively bottom end of the rent market — you’ll see some of those rents go up a little bit. But the average rent in Denver isn’t going to budge much.”

is leads to CPI not adjusting enough for the lowest wage earners in the metro area, and not keeping up with their rising rents. As Schneider said, the adjustments are better than nothing, but still do not set minimumwage workers to earn a living wage — a goal that, since more than a decade ago, has only become further away.

“When people make more money, particularly at the bottom end, when we’re talking about pushing poverty line or at least well below the living wage, they’re likely to move to a nicer neighborhood or closer to a nicer school, which means the rents in the places that they were living won’t be a ected that much,” Schneider said.

According to MIT, a “livable wage” for Colorado is about $19.16 an hour, and the Denver-Aurora-Lakewood metro area “livable wage” is even higher at $19.62 per hour. Current minimum wage in the state is far less at $13.65 an hour, with Denver’s being $17.29 per hour. Both the state and Denver may be increasing minimum wage year over year to follow in ation or cost of living, but they may never actually reach a “livable wage” when they are already so far behind.

Colorado state’s minimum wage, and Denver’s own minimum wage, rise incrementally based on the Consumer Price Index (CPI). is is functionally a measurement of the cost of living, measured by the U.S Bureau of Labor Statistics. It includes food, housing costs, transport, medical care and recreation among others, all broken down to smaller parts like gas, and electric bills. MIT’s “living wage” considers many of the same categories, but is stricter.

“ e living wage is the minimum income standard that, if met, draws a very ne line between the nancial independence of the working poor and the need to seek out public assistance or su er consistent and severe housing and food insecurity,” according to MIT’s Living Wage calculator. “In light of this fact, the living wage is perhaps better de ned as a minimum subsistence wage for persons living in the United States.”

eir calculator uses Fair Market Rents (FMRs) — which “represents the cost to rent a moderately-priced dwelling unit in the local housing market” — along with local utility prices, to determine housing costs.

According to e National Low Income Housing Coalition (NLIHC), a nonpro t that aims to end the a ordable housing crisis through policy and data research, anything upwards of “the generally accepted standard of spending no more than 30% of gross income on rent and utilities,” is considered una ordable housing, though. is brings needed wages, according to NLIHC, even higher than MIT’s livable wage that already lies on the razor’s edge of nancial independence and public assistance.

Other major costs in MIT’s calculation are food and transportation, which take up another $9,160 per year — $4,153 and $5,007 respectively. Housing, food and transport together take up 75% of their salary — which leaves some room for the $4,814 cost for “clothing, personal care items, and housekeeping supplies,” and $2,768 for medical care, but none for the $7,929 in annual taxes.

MIT speci es that the calculation “accounts only for the basic needs of a family. It does not account for what many consider the basic necessities enjoyed by many Americans,” such as dining out and other forms of entertainment, but it also “... does not provide a nancial means for planning for the future through savings and investment or for the purchase of capital assets.”

And this is all for single adults without children. A single adult with one child brings the livable wage from $20.61 an hour to $39.96.

NLIHC’s “Out of Reach” reports use “housing wage” as the wage a full-time worker must make to a ord FMRs without spending over 30% on rent. For a studio apartment in Denver with an FMR in 2022 of $1,236 per month, the “housing wage” would be $23.77 an hour before taxes — 1.5times what a minimum-wage worker currently makes. is is even higher than MIT’s $20.61 an hour “livable wage” for a studio apartment and even includes utilities, as MIT’s wage is only enough to be on the brink of nancial ruin.

Based on NLIHC’s metric, no housing in Denver is actually “a ordable” to a minimum-wage worker. It may never reach this point either.

Denver’s 2020 minimum-wage ordinance began with increasing minimum wage to $12.85 per hour in January 2020, then $14.77 in January 2021, then $15.87 in January 2022, and $17.29 this year.

From now onward, it’s tied to CPI. According to the ordinance, “the Denver minimum wage rate shall increase by an amount corresponding to the prior year’s increase, if any, in the Consumer Price Index …” But this wage is already below the “living wage” determined by MIT, so staying on par with the CPI will only ever keep the minimum wage stable, not increase its value.

With voter approval, the state will embark on an e ort to have more a ordable housing statewide. SHUTTERSTOCK IMAGE

authority. “Colorado is a popular place. People want to be here, and we have restrictive zoning laws that really don’t make it easy to build housing.”

“And that’s all contributed to high rents and big, skyrocketing home prices,” she said.

One of the more controversial zoning issues across the metro area is how dense a city can build.

“People are very afraid of adding units, very afraid of density — and I think probably overly so,” Aggeler said. “We should be zoning artfully, in a way that preserves what we love about communities but also provides opportunity for other people to live there.”

Leighty said some local elected ofcials have expressed concerns that if they approve denser housing units, they could be recalled “because there’s so many people that believe we have — we’re growing too fast.”

“But the numbers belie all of that,” he said. “Our net migration is still positive.”

Net migration refers to the di erence between the number of immigrants and the number of emigrants throughout the year.

“ at’s how you’re going to attack this issue, right, is allowing greater density — taking down the land costs a little bit by being able to do more with less as far as more construction on less land,” Leighty said. “Zoning plays a huge role in our ability to bring new product on the market.”

A lot of communities in Colorado are mostly single-family homes, resulting in lower density and forcing developments to sprawl out.

With the dominance of singlefamily homes, many communities in Colorado face a “missing middle,” meaning there are not a lot of diverse housing options such as townhomes, cottage courts, accessory dwelling units and duplexes.

Part of the reason for that is because of a policy change, Leighty said.

“We made it really, really easy to sue for what they call ‘construction defects’ on multifamily for-sale condominiums,” he said.

Multifamily for-sale condominiums went from roughly 20% of the market to about 2% of the market when going into the recession, Leighty said. By 2017, it rose to about 12% of the market, but then the pandemic hit.

“If you kept that 20% pace of condominiums, you wouldn’t be in the same situation you are now. You wouldn’t necessarily be in market equilibrium, right? But you wouldn’t be … 200,000 units shy either,” Leighty said.

Condominiums are a really important product, he said, as they provide

boomers are sitting on our homes, getting old and not moving.”

Short-term rental ownership is becoming more popular, especially among millennials.

places for young professionals and families to achieve homeownership and for empty nesters to downsize.  “ at product has been absolutely missed in this marketplace and it has certainly contributed to our inability to keep up with demand,” Leighty said.

Lone Tree Mayor Jackie Millet said in 2004, she served on the city’s planning commission and approximately 20% of the new buildings were condos.

“To my recollection, in Lone Tree, we haven’t seen one in probably 15 years. And the ones that are being built in the metro region are either — they’re very, very expensive,” she said. “ at was our supply of entrylevel housing, and it is no longer being produced.”

Millet thinks the constructiondefects law played a signi cant role

agents said.

As Ribble noted: “In 18 years, this issue will resolve itself because baby boomers won’t be in their homes any longer.”

But at that point, some millennials will be in their 60s. For that generation, the dream of home ownership is still alive for many, Briggs said.

“ e millennial demographic is larger and more powerful than the baby boomers,” Briggs said. “ ey are the bulge in the snake, and we baby

“Close to 50% of buyers (in Clear Creek County) ask if it can be a shortterm rental,” said Josh Spinner, longtime Clear Creek County real estate agent.

More recent issues e COVID-19 pandemic brought a new trend. Many people were able to work from home and some decided to move out of urban areas to more scenic, less populated towns, real estate

“Whoever would have thought home prices would have gone up during COVID?” Spinner asked rhetorically. “Who could have predicted that? In addition to arti cially low interest rates, we had a lot of arti cial stimulus money. It de es logic that prices would go up in a pandemic.”

e Colorado Futures Center study agreed.

“ e disruption of COVID and the almost complete lack of (market) churn really distorted supply with respect to what was available for sale,” Resnick said. “We believe, and we’re still working through all of this, that was a somewhat signi cant contributor in the run-up in prices.”

Briggs said the transition to people working remotely wasn’t an easy one.

“ e seeds of remote work were there before COVID,” he said. “People started looking at their living arrangements and decided they wanted an o ce in their homes. ey discovered if they work remotely, they could work where they wanted. ey decided to get out of the city and into the suburbs or bedroom communities.

“ ey no longer were commute-ori-

in the supply of the entry-level housing market. She also knows of residents who wish to remain in the community and want to downsize, but cannot nd any a ordable options.

Typically, Millet believes the markets should resolve the issues themselves.

“But in my opinion, the markets have been corrupted by a number of things,” Millet said. “And so I do feel at this point, we must do something other than just complain about it, because we’ve seen it increase as a priority issue for our residents and our businesses.”

“If we just keep complaining about it, which is what we’ve been doing, without taking any kind of action to increase the supply of housing that people can a ord, the problem is just going to get worse.”

ented in making (home-buying) decisions. Instead, they were quality-of-life focused because they were able to do that. at created a surge in people moving from one place to another.”

e COVID-19 pandemic didn’t help, Millet in Lone Tree said, as well as the subsequent supply-chain issues.

“ e demand has continued to increase that whole time, and supply has been falling further and further behind,” Millet said. “When you don’t have enough supply, price goes up — and that’s the space that we’re sitting in.”

en toward the end of the pandemic, the Marshall Fire in Boulder County took place, burning 1,100 homes. at added to the situation — many families looking for temporary or permanent housing, further depleting the number of homes on the market.

Building homes

City and county planners say they are seeing more builders wanting to build residential developments recently, but they are facing several

A vast view of homes from Blu s Regional Park and Trail in Lone Tree on Oct. 21, 2022.

PHOTO BY TAYLER SHAW

CRISIS

issues.

dropped 25% between 2015 and 2020.

e same research found that statewide housing prices would need to fall by 32% to return to the a ordability levels the state saw in 2015.

C R O W S S U P D R O E L Z Z

“

ere’s a housing shortage because we can’t get homes built fast enough,” said Chris O’Keefe, Je erson County planning director. “In Je erson County, we have a lot of land but not a lot of land that is shovel ready.”

He noted that it doesn’t help when members of the community don’t want new high-density residential development near them.

“Recently we’ve seen some areas where … developers have wanted to rezone for higher density,” O’Keefe said. “ e community sometimes is not supportive of higher density.”

In Clear Creek County, little developable land is available, and most of the building permits are for singlefamily homes.

“Over the last 20 years, buildingpermit applications that we are seeing for single-family homes indicate that homes are getting larger and more expensive,” said Fred Rollenhagen, community development director for Clear Creek County. “We are not seeing as many smaller or middle-class type homes like what we saw 20 years ago.”

Lakewood, for example, also doesn’t have large parcels available for residential development except in the Rooney Valley along C-470, where a residential development is under construction with plans for 1,200 homes when complete.

“As a rst-tier suburb of Denver, our vacant land is minimal,” said Paul Rice, manager of planning and development assistance for the City of Lakewood. “Other than the Rooney Valley, there are not a lot of development opportunities that are easy.

“A developer has to work to make a project successful. Lakewood is not an easy place to develop. Most everything is redevelopment. Developing land is a matter of aggregating property to create property that can be redeveloped.”

What’s to come

A 2022 analysis from Newcomer and Resnick on housing a ordability in Colorado found that the share of housing a ordable to people making the median Colorado income

“Market correction alone will not restore relative a ordability without considerable market pain,” the 2022 analysis concluded.

Newcomer said it wouldn’t be easy for the housing market to become more balanced.

“We do need to nd ways to build, essentially, a parallel market that’s incentivized di erently,” Newcomer said. “ e normal constructs of housing development in the full market don’t incentivize doing anything di erently. We have, especially with this disruption because of the pandemic and supply chain issues, these elevated costs from material goods to labor and so on. It’s going to be really hard for those to come back down in the overall market environment now.”

When projecting what housing production may look like in 2023, Leighty said a lot of it depends on mortgage rates.

“Will we see a recession? What will we see that necessarily starts to bring down the federal funds rate and then, you know, brings down the mortgage rates?” Leighty asked, highlighting the uncertainty of the future.

e Colorado and U.S. economies are projected to avoid a recession in 2023, but the “path for continued expansion is narrow” and “a wide array of unforeseen shocks could push the economy into a downturn,” according to the Colorado Legislative Council Sta ’s December 2022 Economic and Revenue Forecast.

Leighty thinks 2023 may start slowly for home builders.

“Builders, they’ll move cautiously on land acquisition until there’s probably more clarity, especially in (interest) rates,” he said.

Real estate agent Briggs thinks the relationship between home buyers and sellers is changing.

“Although we’ll probably see more price negotiation in speci c transactions, housing values will not decline overall, and there certainly won’t be a crash,” Briggs said. “But the days of multiple o ers and over-asking selling prices are numbered. We can also expect it to take longer to sell as buyers sharpen their pencils when considering an o er.”

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CALL FOR NOMINATIONS

§§ 1-13.5-303; 1-13.5-305; 1-13.5-501; 1-13.51002; 32-1-905(2), C.R.S.

DENVER ROCK DRILL METROPOLITAN DISTRICT

TO WHOM IT MAY CONCERN, and, particularly, to the electors of Denver Rock Drill Metropolitan District (the “District”) of the City and County of Denver, Colorado.

NOTICE IS HEREBY GIVEN that the District will conduct an election that will be held on the 2nd day of May, 2023, between the hours of 7:00 a.m. and 7:00 p.m. At that time, two (2) directors will be elected to serve a 4-year term. Eligible electors of the Denver Rock Drill Metropolitan District interested in serving on the board of directors may obtain a Self-Nomination and Acceptance Form from the District’s Designated Election Official (“DEO”):

Stacie L. Pacheco, DesignatedElectionOfficial

c/o Icenogle Seaver Pogue, P.C. 4725 South Monaco Street, Suite 360 Denver, Colorado 80237 spacheco@isp-law.com or (303) 867-3000

The Office of the DEO is open on the following days: Monday through Friday (with the exception of holidays), from 9:00 a.m. to 5:00 p.m.

The deadline to submit Self-Nomination and Acceptance Forms to the Designated Election Official is not later than the normal close of business on the 67th day prior to the election, which date is Friday, February 24, 2023. If the Designated Election Official determines that a Self-Nomination and Acceptance Form is not sufficient, the eligible elector who submitted the form may amend the form, at any time, prior to 3:00 P.M. on Friday, February 24, 2023. Affidavit of Intent To Be A Write-In-Candidate forms must be submitted to the office of the Designated Election Official by the close of business on the 64th day before the election, which date is Monday, February 27, 2023.

NOTICE IS FURTHER GIVEN that applications for absentee voters’ ballots are available in the office of the Designated Election Official, Icenogle Seaver Pogue, P.C., 4725 South Monaco Street, Suite 360, Denver, Colorado 80237, (303) 8673000. An application for an absentee voter’s ballot shall be filed with the Designated Election Official no later than the close of business on the Tuesday immediately preceding the election, which date is April 25, 2023.

DENVER ROCK DRILL METROPOLITAN DISTRICT

By /s/ Stacie L. Pacheco, Designated Election Official

Legal Notice No. 82049

First Publication: January 26, 2023

Last Publication: January 26, 2023

Publisher: Denver Herald-Dispatch

you may be eligible for free legal services from a nonprofit legal services program. You can locate these nonprofit groups at the Callfornia Legal Services Web site (www.lawhelpcalifomia.org), the California Courts Online Self-Help Center (www.courtinfo.ca.gov/selfhelp), or by contacting your local court or county bar association. NOTE: The court has a statutory lien for waived fees and costs on any settlement or arbitration award of $10,000 or more in a civil case. The court’s lien must be paid before the court will dismiss the case.

AVISO! Lo han demandado. Si no responde dentro de 30 dias, la corte puede decidir en su contra sin escuchar su version. Lea la informacion a continuacion.

Tiene 30 DIAS DE CALENDARIO despues de que le entreguen esta citacion y papeles legales para presentar una respuesta par escrito en esta carte y hacer que se entregue una copia al demandante. Una carta o una liamada telefonica no Ia protegen. Su respuesta por escrito tiene que estar en formate legal correcto si desea que procesen su caso en Ia corte. Es posible que haya un formulario que usted pueda usar para su respuesta. Puede encontrar estos formularios de la corte y mas informacion en el Centro de Ayuda de las Cortes de Califomia (www.sucorte. ca.gov), en Ia bibioteca de leyes de su condado o en la corte que le quede mas Cerca. Si no puede pagar la cuote de presentacion, pida al secretario de la corta que le de un formulario de exencion de pago de cuotas. Si no presenta su respuesta a tiempo, puede perder el caso par incumplimiento y Ia corte le podra quitar su sueldo, dinero y bienes sin mas advertencia. Hay otros requisitos legales. Es recomandable que LLame a un abogado inmediatamente. Si no conoce a un abogado, puede LLamar a un servicio de reision a abogados. Si no puede pagar a un abogado, es posible que cumpla con las requisitos para obtener servicios legales gratuitos de un programa de servicios legales sin fines de lucro. Puede encontrar estos grupos sin fines de lucro en el sitio web de California Legal Services, (www. lawhelpcalifornia.org), en el Centro de Ayuda de las Cortes de Califomia, (www.sucorta.ca.gov) o poniendose en contacto con la corte o el colegio de abogados locales, AVISO: Por ley, la corte tiene derecho a reclamar las cuotas y los gastos exentos por imponer un gravamen sobre cualquier recuperacion de $10,000 o mas de valor recibida mediante un acuerdo o una concesion de arbitraje en un caso de derecho civil. Tiene que pagar el gravamen de la corte antes de que la corte pueda desechar el caso.

The name and address of the court is: (El nombre y direccion de la corte es): Orange County Superior Court 700 W Civic Center Dr. Santa Ana, CA 92701

CASE Number: 30-2021-01220598-CU-BC-CJC Judge Nancy E Zeltzer

The name, address, and telephone number of plaintiffs attorney, or plaintiff without an attorney, is: (El nombre, la direccion y el numero de telefono del abogado del demandante, o del demandante que no tiene abogado, es): GaryKurtz,LawOfficeofGaryKurtz,Inc., 30101 Agoura Ct, Ste 118, Agoura Hills, CA 91301 818-884-8400 DATE (Fecha) : 09/13/2021 DAVID H. YAMASAKI, Clerk of the Court Clerk by H. McMaster Hailey Mc Master, Deputy

SUMMONS

The People of the State of Colorado

To the Defendants Named Above:

All Other Persons who claim any interest in the real property which is the subject of this action.

YOU ARE HEREBY SUMMONED and required to file with the Clerk of this Court an answer or other response to the attached Complaint. If service of the Summons and Complaint was made upon you within the State of Colorado, you are required to file your answer or other response within 21 days after such service upon you. If service of the Summons and Complaint was made upon you outside of the State of Colorado, you are required to file your answer or other response within 35 days after such service upon you. Your answer or counterclaim must be accompanied with the applicable filing fee.

If you fail to file your answer or other response to the Complaint in writing within the applicable time period, the Court may enter judgment by default against you for the relief demanded in the Complaint without further notice.

This is an action under C.R.C.P. 105 to foreclose a Deed of Trust encumbering real property located in Arapahoe County, State of Colorado, more particularly described as follows:

LOT 1, BLOCK 11, GREEN VALLEY RANCH FILING NUMBER 20, CITY AND COUNTY OF DENVER, STATE OF COLORADO.

The following documents are also served with this summons: Complaint with Exhibits 1-4 and Civil Case Cover Sheet.

DATED at Greenwood Village, Colorado, this 10th day of October, 2022

HELLERSTEIN & SHORE, P.C.

Pursuant to C.R.C.P. 121, 1-26(7), original signature is on file at the offices of Hellerstein and Shore, P.C. and will be made available for inspection upon request

/s/: David A. Shore David A. Shore, Reg. No. 19973

This Summons is issued pursuant to Rule 4, C.R.C.P., as amended. A copy of the Complaint must be served with this Summons. This form should not be used where service by publication is desired.

WARNING: A VALID SUMMONS MAY BE ISSUED BY A LAWYER AND IT NEED NOT CONTAIN A COURT CASE NUMBER, THE SIGNATURE OF A COURT OFFICER, OR A COURT SEAL. THE PLAINTIFF HAS 14 DAYS FROM THE DATE THIS SUMMONS WAS SERVED ON YOU TO FILE THE CASE WITH THE COURT. YOU ARE RESPONSIBLE FOR CONTACTING THE COURT TO FIND OUT WHETHER THE CASE HAS BEEN FILED AND OBTAIN THE CASE NUMBER. IF THE PLAINTIFF FILES THE CASE WITHIN THIS TIME, THEN YOU MUST RESPOND AS EXPLAINED IN THIS SUMMONS. IF THE PLAINTIFF FILES MORE THAN 14 DAYS AFTER THE DATE THE SUMMONS WAS SERVED ON YOU, THE CASE MAY BE DISMISSED UPON MOTION AND YOU MAY BE ENTITLED TO SEEK ATTORNEY’S FEES FROM THE PLAINTIFF.

TO THE CLERK: If the summons is issued by the clerk of the court, the signature block for the clerk or deputy should be provided by stamp, or typewriter, in the space to the left of the attorney’s name.

Legal Notice No. 82031

First Publication: January 19, 2023

Last Publication: February 16, 2023

Publisher: Denver Herald-Dispatch

Public Notice

LOT 22 AND SOUTH ONE-HALF OF LOT 23, BLOCK 31, MCCULLOUGHS ADDITION 3RD FILING TO DENVER, CITY AND COUNTY OF DENVER, STATE OF COLORADO.

Otherwiseidentifiedorreferredtoas 2127 High Street, Denver, CO 80205 (the "Property").

You have legal rights that may prevent all or part of your money or property from being taken. That part of the money or property that may not be taken is called "exempt property." Notwithstanding your right to claim the property as "exempt," no exemption other than the exemptions set forth in C.R.S. Section 13-54-104(3), may be claimed for a Writ. The purpose of this Notice of Levy is to tell you about these rights.

If the money or property which is being withheld from you includes any "exempt property," you must file within 14 days of receiving this Notice of Levy a written claim of exemption with the Clerk of the Court, describing what money or property you think is "exempt property" and the reason that it is exempt.

You must act quickly to protect your rights. Remember, you only have 14 days after receiving this Notice of Levy to file your claim of exemption with the Clerk of Court. Your failure to file a claim of exemption with 14 days is a waiver of your right to file.

Now therefore, you BRYANT W. LONG take notice that within fourteen (14) days from the date of service hereof, if served within the state, or if served by publication, within fourteen ( 14) dates after service hereof, exclusive of the day of service, you may file with the Clerk of the above-entitled Court, a written claim of exemption which you may have under the statutes of the State of Colorado; and in case of your failure to make and file such written claim of exemption with the Clerk of said Court you shall be deemed to have waived your right of exemption under the statutes of this state.

Elias Diggins, Sheriff City and County of Denver, Colorado

By: /s/ Deputy Sheriff Sergeant Line

CERTIFICATE OF LEVY

I, Elias Diggins, Sheriff of Denver County, State of Colorado, do hereby certify that by virtue of a certain Writ of Execution to me directed, from the Denver County District Court, State of Colorado, in favor of Cenco Building Services, LLC, and against Bryant W. Long and H+L Development, LLC, jointly and severally, Defendants, dated December 2nd, 2022, I did on this 5111 day of January, 2023, levy upon the following real estate, to wit:

LOT 22 AND SOUTH ONE-HALF OF LOT 23, BLOCK 31, MCCULLOUGHS ADDITION 3RD FILING TO DENVER, CITY AND COUNTY OF DENVER, ST A TE OF COLORADO.

Otherwise identified or referred to as 2127 High Street, Denver, CO 80205 (the "Property").

Situate in the City and County of Denver, Colorado.

Elias Diggins, Sheriff City and County of Denver, Colorado

By: /s/ Deputy Sheriff Sergeant Line

DISTRICT COURT, DENVER COUNTY, COLORADO Court Address; Denver City and County Building 1437 Bannock St Rm 2 Case Number: 22CV-030744 Div.: 280

Plaintiff: CENCO BLDG SERV LLC, Defendant: HAND L DEV LLC, et al

WRIT OF EXECUTION

Misc. Private Legals

Public Notice

TO: LAVON SMITH:

You are notified that you have 10 days after publication for this notice of levy to file your claim of exemption with the District Court of Denver County, 1437 Bannock, Room 256, Denver, CO 80202 in Case 2021CV031425 entitled: TIDEWATER FINANCE COMPANY, d/b/a TIDEWATER MOTOR CREDIT, d/b/a TIDEWATER CREDIT SERVICES v. LAVON SMITH, a/k/a LAVON DONNAILL SMITH, a/k/a LAVON DONNAIL SMITH, a/k/a LAVON D. SMITH $2,402.45 garnished at FirstBank, 2850 Quebec St., Denver, CO 80207.

Legal Notice No.82048

First Publication: January 26, 2023 Last Publication: February 23, 2023 Publisher: Denver Herald-Dispatch

Notice to Creditors

Public Notice

NOTICE TO CREDITORS

Estate of Michael Lawrence Covillo, a/k/a Michael L. Covillo, a/k/a Michael Covillo, a/k/a Mike Covillo, Deceased Case Number: 2022PR31562

All persons having claims against the above named estate are required to present them to the personal representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before May 12, 2023, or the claims may be forever barred.

Brady McFarland & Lord LLC Attorney to the Personal Representative 6870 W. 52nd Ave, Suite 103 Arvada, CO 80003

Legal Notice No. 82023 First Publication: January 12, 2023 Last Publication: January 26, 2023

Publisher: Denver Herald-Dispatch

Public Notice

NOTICE TO CREDITORS

Estate of Kimberly D. Danzer, a/k/a Kimberly Dawn Danzer, Deceased Case Number: 2022PR31619

All persons having claims against the above named estate are required to present them to the personal representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before May 19, 2023, or the claims may be forever barred.

Person Giving Notice: Larry T. Weddle, Jr., Personal Representative 2913 Umatilla St. Denver, CO 80211

Legal Notice No. 82032

First Publication: January 19, 2023

Last Publication: February 2, 2023

Publisher: Denver Herald-Dispatch

Public Notice

NOTICE TO CREDITORS

Estate of Earl Leroy Buckingham, aka Earl L Buckingham, aka Earl Buckingham, aka E Leroy Buckingham, aka Earl Buckingham, aka Earl Leroy Buckingham, Deceased Case Number: 2022PR031582

NOTICE TO DEFENDANT:

(AV/SO AL DEMANDADO):

RIVIERA BEVERAGES, LLC,

YOU ARE BEING SUED BY PLAINTIFF: (LO ESTA. DEMANDANDO EL DEMANDANTE):

ALL BETTER CBD, LLC;

Nu Wave Enterprises, LLC; and Jerry Krecick, dba HSW WHOLESALE,

NOTICE! You have been sued. The court may decide against you without your being heard unless you respond within 30 days. Read the Information below.

You have 30 CALENDAR DAYS after this summons and legal papers are served on you to file a written response at this court and have a copy served on the plaintiff. A letter or phone call will not protect you. Your written response must be in proper legal form if you want the court to hear your case. There may be a court form that you can use for your response. You can find these court forms and more information at the California Courts Online Self-Help Center (www.courtinfo. ca.gov/selfhelp), your county law library, or the courthouse nearest you. If you cannot pay the filing fee, ask the court clerk for a fee waiver form. If you do not file your response on time, you may lose the case by default, and your wages, money, and property may be taken without further warning from the court.

There are other legal requirements. You may want to call an attorney right away. If you do not know an attorney, you may want to call an attorney referral servlce. lf you cannot afford an attorney,

(303)

dshore@shoreattys.com jelsner@shoreattys.com Atty. Reg. #: 19973 (David A. Shore) 55149 (Jacob B. Elsner) Case Number: 022CV32986

CITY & COUNTY OF DENVER, DISTRICT COURT COLORADO CIVIL COURT Denver City & County Bldg. 1437 Bannock St., Rm. 256 Denver, CO 80202

Plaintiff: Cenco Building Services, LLC, a Colorado limited liability company,

Defendants: H+L Development, LLC, a Colorado limited liability company and Bryant W. Long, an individual Case Number: 22CV30744 Div. Ctrm. 280

NOTICE OF LEVY OR SEIZURE

Sheriff Sale No. 22004964

STATE OF COLORADO )ss

COUNTY OF DENVER

TO THE JUDGMENT DEBTOR BRYANT W. LONG:

Notice is hereby given that on May 9, 2022, a judgment against Bryant W. Long from the District Court of the City and County of Denver, Colorado, entered in favor of CENCO BUILDING SERVICES, LLC, in the original amount of $36,522.62, and that on December 2, 2022 the Clerk of the DENVER County Court issued a Writ of Execution commanding the Sheriff of DENVER County to levy, seize and take into possession the following real estate, to wit:

Original Judgment Amount: $36,522.62

Judgment Date: May 9, 2022

Revived Judgment Amount: $.00

Judgment Date: Judgment Status: UNSATISFIED

Additional Remarks: JUDG ENTERS IN FAVOR OF PLAINTIFF AND AGAINST DEF IN THE AMOUNT OF 36,522.62 WITH INTEREST AT THE RATE OF 10% PER ANNUM, JOINTLY AND SEVERALLY.

Debtor (s): HAND L DEV LLC BRYANT W LONG Creditor(s): CENCO BLDG SERV LLC

Balance of Judgment to Date: $36,522.62

To the Sheriff of Denver County, You are commanded to satisfy the above judgment plus interest and costs executing against any property legally subject to levy of the above-named judgment debtor(s) and to return this execution within 90 days from the date of issue, unless sale is pending under levy made.

Nikolaus Zender, Clerk of Court District Court, Denver County

By: /s/ Deputy Clerk

Legal Notice No. 82047

First Publication: January 26, 2023

Last Publication: February 23, 2023

Publisher: Denver Herald-Dispatch

All persons having claims against the above named estate are required to present them to the personal representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before 5/12/2023, or the claims may be forever barred.

Shanti Brown, Personal Representative 3576 S Depew St #102, Denver CO 80235

Legal Notice No. 82016

First Publication: January 12, 2023

Last Publication: January 26, 2023

Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of Nicholas Aristos Peros, a/k/a Nicholas A. Peros, a/k/a Nicholas Peros, a/k/a Nick Peros, Deceased Case Number: 2022 PR 31445

All persons having claims against the above named estate are required to present them to the Personal Representative or to Denver Probate Court of the City and County of Denver, Colorado on or before May 19, 2023, or the claims may be forever barred.

Helen M. Peros, Personal Representative C/O Joyner & Fewson, P.C. 3100 Arapahoe Ave. Ste. 410 Boulder, CO 80303

Legal Notice No. 82033

First Publication: January 19, 2023

Last Publication: February 2, 2023

Publisher: Denver Herald-Dispatch

PUBLIC NOTICE

NOTICE TO CREDITORS

Estate of Charlene Rae Lewis, Deceased Case Number: 22PR656

All persons having claims against the abovenamed estate are required to present them to the Personal Representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before May 19, 2023, or the claims may be forever barred.

Kristin C. Hewett

Personal Representative 107 Blackwood Court Vacaville, CA 95688

Legal Notice No. 82028

First Publication: January 19, 2023

Last Publication: February 2, 2023

Publisher: Denver Herald-Dispatch

Public Notice

NOTICE TO CREDITORS

Estate of Russell Leon Haughey, a/k/a Russell L. Haughey, a/k/a Russell Haughey, a/k/a Russ Haughey, Deceased Case Number: 2022PR31628

All persons having claims against the above named estate are required to present them to the personal representative or to Denver Probate Court of the City and County of Denver, Colorado on or before May 19, 2023, or the claims may be forever barred.

Edward Peterson, Personal Representative 845 S. Carr Street Lakewood, CO 80226

Legal Notice No. 82040

First Publication: January 19, 2023

Last Publication: February 2, 2023

Publisher: Denver Herald

Public Notice

NOTICE TO CREDITORS

Estate of EDGAR JOSIAH HARPER, II, Deceased Case Number: 2022PR31685

All persons having claims against the above named estate are required to present them to the personal representative or to Denver Probate Court of the City and County of Denver, Colorado on or before May 19, 2023, or the claims may be forever barred.

Frances M. Mukaikubo Personal REpresentative

7373 East Iowa Avenue, Unit 1072 Denver, Colorado 80231

Legal Notice No. 82035

First Publication: January 19, 2023

Last Publication: February 2, 2023

Publisher: Denver Herald-Dispatch

Public Notice

NOTICE TO CREDITORS

Estate of Eileen M. Eller, aka Eileen Eller, Deceased Case Number: 2022 PR 31634

All persons having claims against the abovenamed estate are required to present them to the personal representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before May 12, 2023, or the claims may be forever barred.

Lisa Eller Davis, Personal Representative c/o Katz, Look & Onorato, P.C. 1120 Lincoln Street, Suite 1100 Denver, Colorado 80203

Legal Notice No. 82017

First Publication: January 12, 2023

Last Publication: January 26, 2023

Publisher: Denver Herald-Dispatch

Public Notice

NOTICE TO CREDITORS

Estate of Donald Edgar Giseburt, aka Donald E. Giseburt, Deceased Case Number: 2022PR031702

All persons having claims against the above named estate are required to present them to the personal representative or to the Denver Probate Court of the City and County of Denver, Colorado

on or before 5/12/2023, or the claims may be forever barred.

Michael Anderson, Personal Representative 711 S Public Rd Lafayette, CO 80026

Legal Notice No. 82019

First Publication: January 12, 2023

Last Publication: January 26, 2023

Publisher: Denver Herald-Dispatch

Public Notice

NOTICE TO CREDITORS

Estate of Anthony James DiManna, A/K/A Anthony J. DiManna, A/K/A Anthony DiManna, A/K/A Tony DiManna Deceased Case Number: 2022PR31617

All persons having claims against the above named estate are required to present them to the personal representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before May 12, 2023, or the claims may be forever barred.

David Charles Staves

Personal Representative 4904 Wagontrail Court Parker, CO 80134

Legal Notice No. 82020

First Publication: January 12, 2023

Last Publication: January 26, 2023

Publisher: Denver Herald-Dispatch

PUBLIC NOTICE

NOTICE TO CREDITORS

Estate of GARY LEE BAGBY, Deceased Case Number: 22 PR 31701

All persons having claims against the abovenamed estate are required to present them to the Personal Representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before May 26, 2023, or the claims may be forever barred.

The Gasper Law Group Attn: Probate 128 S. Tejon Street, Suite 100 Colorado Springs, CO 80913

Legal Notice No. 82041

First Publication: January 19, 2023

Last Publication: February 2, 2023

Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of CARL ALFONZA GIBBONS; aka CARL A. GIBBONS; aka CARL GIBBONS, Deceased Case Number: 2022PR031691

All persons having claims against the above named estate are required to present them to the personal representative or to Denver Probate Court of the City and County of Denver, Colorado on or before May 19, 2023, or the claims may be forever barred.

Josie Gibbons, Personal Representative 4591 Abilene St., Denver, CO 80239

Legal Notice No. 82030

First Publication: January 19, 2023

Last Publication: February 2, 2023

Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of Patsy Joan Meredith, a/k/a Patsy Meredith, a/k/a Patsy J. Meredith, Deceased Case Number 2022PR31612

All persons having claims against the above named estate are required to present them to the personal representative or to Denver Probate Court of the City and County of Denver, Colorado on or before May 19, 2023 or the claims may be forever barred.

Personal Representative

10821 Trotwood Way Highlands Ranch, CO 80126

Legal Notice No. 82034

First Publication: January 19, 2023

Last Publication: February 2, 2023

Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of Mary K. Lafontise, a/k/a Mary Kathryn Lafontise, a/k/a Kay M. Lafontise, and Kay Lafontise, Deceased Case Number: 2022PR31601

All persons having claims against the abovenamed estate are required to present them to the personal representative or to:

Denver Probate Court City and County of Denver, Colorado 1437 Bannock St., #230 Denver, CO 80202 on or before May 26, 2023, or the claims may be forever barred.

Brandon Cauthon, Personal Representative c/oLawOfficeofByronK.Hammond,LLC 4500 Cherry Creek Drive South, Suite 960 Denver, CO 80246

Legal Notice No.82044

First Publication: January 26, 2023 Last Publication: February 9, 2023 Publisher: Denver Herald-Dispatch

Public Notice

NOTICE TO CREDITORS

Estate of Mary Ann Merrill, Deceased Case Number 2022PR31440

All persons having claims against the abovenamed estate are required to present them to the Personal Representative or to the Probate Court of the City and County of Denver, Colorado on or before May 19, 2023, or the claims may be forever barred.

Keith D. Tooley, Esq., Personal Representative WELBORN SULLIVAN MECK & TOOLEY, P.C. 1401 Lawrence St., Suite 1800 Denver, CO 80202

Legal Notice No. 82029 First Publication: January 19, 2023 Last Publication: February 2, 2023 Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of Julie Ann Lewis, AKA Julie A. Lewis, AKA Julie Lewis, Deceased Case Number: 2023PR30043

All persons having claims against the above named estate are required to present them to the personal representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before May 26, 2023, or the claims may be forever barred.

Jacquelyn Sue Connelly Personal Representative c/o Mollie B. Hawes, Miller and Steiert, P.C. 1901 W. Littleton Blvd. Littleton, CO 80120

Legal Notice No. 82043

First Publication: January 26, 2023 Last Publication: February 9, 2023 Publisher:Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of JAMES E. SIMMONS, aka JAMES EDWARD SIMMONS, aka JAMES SIMMONS, Deceased Case No. 2022PR31630

All persons having claims against the abovenamed estate are required to present them to the Personal Representative or to Denver Probate Court of the City and County of Denver, Colorado on or before May 19, 2023, or the claims may be forever barred.

Melissa Baer, Personal Representative 9555 W. Wagon Trail Dr. Littleton, CO 80123

Legal Notice No. 82025

First Publication: January 12, 2023 Last Publication: January 26, 2023 Publisher: Denver Herald-Dispatch PUBLIC NOTICE

NOTICE TO CREDITORS

Estate of Vicki Lynn Powell, deceased Case Number: 22PR664

All persons having claims against the above named estate are required to present them to the Personal Representative or to Denver Probate Court of the City and County of Denver, Colorado

on or before May 26, 2023, or the claims may be forever barred.

Traci Sanchez, Personal Representative 3071 S. Quince Way Denver, CO 80231

Legal Notice No.82046

First publication: January 26, 2023

Last publication: February 09, 2023

Publisher: Denver Herald Dispatch

Public Notice

NOTICE TO CREDITORS

Estate of LeRoy B. Schoenberger, a/k/a LeRoy Schoenberger, Deceased Case Number: 2022PR31648

All persons having claims against the abovenamed estate are required to present them to the personal representative or to tje Denver Probate Court of the City and County of Denver, Colorado on or before May 19, 2023, or the claims may be forever barred.

LeRoy A Schoenberger

Personal Representative c/o Davis Schilken, PC 7887 E. Belleview Ave., Suite 820 Denver, CO 80111

Legal Notice No. 82036

First Publication: January 19, 2023

Last Publication: February 2, 2023 Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of Jeffrey Scott Roberts, a/k/a Jeffrey S. Roberts, and Jeffrey Roberts, Deceased Case Number: 2022 PR 31667

All persons having claims against the abovenamed estate are required to present them to the Personal Representative, or to the Denver Probate Court of the City and County of Denver, Colorado, on or before May 12, 2023, or the claims may be forever barred.

John Roberts, Personal Representative c/o Poskus, Caton & Klein, P.C. 303 East 17th Avenue, Suite 900 Denver, Colorado 80203

Legal Notice No. 82022

First Publication: January 12, 2023 Last Publication: January 26, 2023 Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of Nancy L. Packard, Case Number: 2022 PR 31625

All persons having claims against the abovenamed estate are required to present them to the personal representative or to Denver Probate Court of the City and County of Denver, Colorado on or before May 22, 2023, or the claims may be forever barred.

Timothy A. Jacobs, Personal Representative 722 S. Wildhorse Dr. New Castle, CO 81647

Legal Notice No. 82027

First Publication: January 19, 2023 Last Publication: February 2, 2023 Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of Charlie Franklin Smith, aka Charlie F. Smith, aka Charlie Smith, Deceased September 7, 2022 Case Number 2022PR31501

All persons having claims against the above named estate are required to present them to the personal representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before May 20, 2023, or the claims may be forever barred.

Linda Jones, Personal Representative 16337 County Road 94 Elbert CO 80106

Legal Notice No. 82037

First Publication: January 19, 2023 Last Publication: February 2, 2023

Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of GILBERT A. MUELLER,

a/k/a GILBERT MUELLER, a/k/a GILBERT ANTON MUELLER, AND TONY MUELLER, Deceased Case Number: 2022PR31645

All persons having claims against the above named estate are required to present them to the personal representative or to the Denver Probate Court of the City and County of Denver, Colorado on or before May 26, 2023, or the claims may be forever barred.

Christopher Mueller, Personal Representative 434 35th Avenue Seattle, WA 98122

Legal Notice No. 82045

First Publication: January 26, 2023

Last Publication: February 9, 2023

Publisher: Denver Herald-Dispatch Public Notice

NOTICE TO CREDITORS

Estate of James R. Wade, a/k/a James Robert Wade, Deceased Case No. 2022PR31710

All persons having claims against the abovenamed estate are required to present them to the Personal Representatives or to the Denver Probate Court, City and County of Denver, Colorado, on or before May 22, 2023, or the claims may be forever barred.

Sarah W. Swank Co- Personal Representative 12482 N. Lost Canyon Trail Parker, CO 80138

Katherine W. Swabey Co- Personal Representative 12 Cold Spring Rd. Williamstown, MA 01267

Legal Notice No. 82039

First Publication: January 19, 2023 Last Publication: February 2, 2023 Publisher: Denver Herald-Dispatch

Children Services

(Adoption/Guardian/Other)

Public Notice

FAMILY COURT OF THE STATE OF NEW YORK COUNTY OF ORLEANS

In the Matter of the Adoption of A Child whose First Name is Bryson Docket No. A-353-22

NOTICE OF PROPOSED ADOPTION

To: Hunter Curtis, Denver, Colorado

PLEASE TAKE NOTICE that a petition requesting an order approving and allowing the adoption of an adoptive child whose first name is Bryson, born on July 24, 2018, who is alleged to be your legal child, together with an agreement to adopt and consents to the adoption pursuant to the Domestic Relations Law, has been filed with the Orleans County Family Court. A hearing on the petition will be held at the Court, located at 1 South Main Street, Albion, New York 14411, on February 28, 2023 at 1:30 in the afternoon of that day, at which time and place all persons having any interest therein will be heard.

PLEASE TAKE FURTHER NOTICE that your failure to appear may constitute a denial of your interest in the child, which may result, without further notice to you, in the adoption or other disposition of the custody of the child.

Dated: January 10, 2022

GREGORY A. FRANKLIN, ESQ. Ashcraft & Franklin, LLP 150 Allens Creek Road Rochester, New York 14618 585-442-0540

Legal Notice No. 82042

First Publication: January 26, 2023

Last Publication: January 26, 2023

Publisher: Denver Herald-Dispatch ###

Evan Scott Meredith