Sopris Sun THE
VOLUME 1, NUMBER 28 • AUGUST 20, 2009
Main Street, Carbondale, 1975: when the roads were rough and the people were tougher. Such memories might make you wonder if Carbondale is growing into anonymity. Photo by Becky Young
Too much too fast:
I
f Carbondale continues to grow at a rate of 2 percent to 3 percent a year it will be built out in approximately 20 years, Community Development Director Doug Dotson reported last week. The equation is not precise but“gives a little bit of an idea of what can exist within the Carbondale box,” Dotson said. With those figures in mind, along with statements from the town’s Comprehensive Plan and other community objectives, Carbondale’s Planning & Zoning Commission hopes to spend more time planning and less time zoning over the next several meetings. To that end, on Aug. 13, P&Z launched a dialogue about long-term growth for this Colorado town. The discussion will include an important question: Will the growth embodied in the final three large developments currently under consideration kill Carbondale’s smalltown character?
Change is inevitable, but town officials and some P&Z members say Carbondale can keep that Mayberry feel as long as the community plans for it. Mayor Michael Hassig was weighing in on land use issues long before he was elected mayor in 2002. He moved to Carbondale in 1991 and joined the planning commission within a couple of years after relocating. “There were extraordinary growth pressures on Carbondale starting in the late eighties, early nineties,” he said. In his 17 years serving as a town representative, he has seen River Valley Ranch, Crystal Acres and Hendrick Ranch come online, among other projects. Carbondale’s population has more than doubled over 20 years. In 1990, the population was 3,000; in 2000, Carbondale reached 5,200; and the 2010 census is estimated to come in at about 6,500. Hassig said that when it comes to growth,
Will growth squash Carbondale’s small town character? By Trina Ortega
it’s hard to apply strict mathematical rules on what feels comfortable. To him, 10 percent is excessive but 3.5 percent over 20 years is not problematic. “I think that the town has seen accelerations and decelerations in growth and has weathered it pretty well,” he said, acknowledging citizen concerns about restraining growth and curbing high-density projects. But he doesn’t subscribe to the notion that it all comes down to land use approvals. The market is too powerful a force in the equation, and the community should also think about what drives the town’s economy. Hassig is among fellow architects — in addition to real estate agents, bankers, builders and planners — who predict that Carbondale will not experience the boom of the late 1990s and early 2000s. It was an unsustainable model; too much too fast. Still, Carbondale is an attractive place. Dotson describes a wide-open valley: two
rivers meet inside it and two highways intersect just on its border. Hassig notes the layout of Highway 133 and Main Street, allowing for a quaint downtown that slows people down and allows them to engage with neighbors. On the contrary, places like Steamboat Springs, Glenwood Springs, and Lander, Wyo., have major highways cutting through the heart of town. Dotson and other town representatives believe that’s where smart planning comes into play. If we preserve the characteristics — such as open space, pedestrian paths, a thriving downtown, social, spiritual and artistic outlets (from churches to Mountain Fair) — that set our town apart from anonymous places across the country, we can preserve that small town feel. Hassig says that’s as achievable in a town of 10,000 as it is in a town of 5,000. GROWTH page 7