JCAR
Position Statements:
Affordable
Housing
Transportation
Policy
Water
Policy
Jefferson
County Association of REALTORS
Board of Directors Adopts Water Policy
The
Problem
Colorado is the third fastest growing state by percent.
Eight of the nation's eighteen fastest growing counties are in Colorado.
State population projections suggest an additional 1.7 million residents
(approximately a 41 percent increase) can be expected in the next
20 years. This has caused increased competition for limited water
supplies between the municipal, agricultural and environmental sectors.
As this past summer as demonstrated, there is significant stress on
the state's physical infrastructure. This stress has serious implications
for the real estate industry in Colorado. A stable long-term supply
of water is necessary for residents. Homeowners must have confidence
that they have a stable water supply before making the largest single
investment of their lives. Business must have a stable supply of water
for our economy to thrive.
As with
other challenges facing our state, there are no simple solutions.
While the drought-induced restrictions on water consumption have focused
attention on this issue and created a demand for action; we must not
lose sight of the fact that our decisions have future consequences.
At times like this there is a tendency toward quick fixes. Public
officials and others should resist this temptation. The solutions
must be as integrated as the problem. One result of the water restrictions
of the Summer of 2002 has been calls for growth control and halt to
building new homes. The impact of that type of decision on the problem
of housing availability and affordability for future generations must
not be lost. We must make sure that as we address water issues we
do not acerbate interrelated problems nor negatively impact our quality
of life or the environment.
Policy
The Jefferson County Association of REALTORS believes
it is time to create a new paradigm for Colorado water policy. We
must move from competition for a scarce resource to cooperation. State
and municipal government, as well as special districts, must act in
coordination to assure long-term water needs are met.
1. JCAR
supports the recent initiative undertaken to forge guidelines for
sharing water. We urge the various government entities and boards
to adopt the principles for sharing Colorado water that has been developed
for Colorado's 58 rural and six urban counties. The principles are:
a) All
users must share in solving resource problems.
b) The state, when requested, should help communities plan water use.
c) Full development of existing water supplies should be considered
before water transfers are undertaken.
d) Existing water storage structures should be improved before building
new ones.
e) The right of owners to market their water rights, including leases
to businesses and cities, should be protected.
f) A balance should be sought between consumption and preserving flows
for recreational, hydroelectric and environmental needs.
g) Adverse impacts of future water projects must be minimized.
h) Water supply solutions must benefit the area of origin and the
area of use.
i) Water conservation measures that do not injure other water rights
should be pursued.
j) Ongoing water education should be provided.
While JCAR endorses the principles, we believe development of new
storage facilities should proceed at the same time as improvements
to existing facilities.
2) JCAR
supports a comprehensive state water plan. Good information is the
foundation of good policies and decisions. We support a comprehensive
study by basin of the need, available resources, and opportunities
to increase water availability.
3) JCAR
supports development of additional storage capacity. Storage projects,
including underground storage, off-stream storage, increasing capacity
of existing facilities and new reservoirs must be subject to cost
benefit analysis that includes societal and environmental impacts
and costs and the cost of inaction.
4) JCAR
supports communication and joint action by water providers. The market-based
model employed by the Parker Water District exemplifies the new paradigm
in water development and incorporates many strategies we believe are
essential to future water development. These strategies include development
of storage capacity (Reuter-Hess Resorvoir), development of groundwater,
and transfer of agricultural water gained through efficiency to suburban
use, and maintaining the agricultural land in production thus protecting
the community from which the water is transferred. We believe this
is a model that demonstrates the success of cooperation that should
be shared with other providers.
5) Transfers
of water from farm to city will continue. Protection of private property
rights whether in real property or water is a fundamental value of
the Jefferson County Associations of REALTORS. Holders of agricultural
water rights should be able to transfer their rights to others - municipalities
or industry, without undue interference. JCAR supports appropriate
safeguards for the areas from which the water is being transferred
that do not interfere with the rights of the holder of the water right.
JCAR supports legislation to enhance the ability of the holder of
a water right to lease their water right, particularly in dry years.
6) Conservation
and efficiency are critical. JCAR supports
a) Conservation pricing. Significant reductions in water usage can
be achieved through the pricing structure. The amount charged to meet
basic needs should be reasonable with steep increases in cost for
usage over a base amount.
b) Local development codes should be reviewed and revised to eliminate
any requirement that increases water usage including but not limited
to requirements for water-intensive landscaping
c) Developments should not be approved with covenants requiring water-intensive
landscaping
d) Metering of all housing units should be required.
e) Cities must be educated about the impacts of their development
on water usage. Sharing of information, successes and challenges among
municipalities should be encouraged.
7) JCAR
supports development of a conservation ethic and awareness by the
public through education. Conservation education is the job of everyone
- schools, water departments and REALTORS. JCAR will develop and distribute
water conservation information for use in new home packets.
Jefferson
County Association of REALTORS
Transportation Policy Statement
The
Problem
Colorado's growth and lack of planning over the past
twenty years have placed significant stress on the state's physical
infrastructure, particularly the transportation system. This stress
has serious implications for the real estate industry in Colorado.
Transportation problems fuel no-growth sentiment, cost business in
terms of lost worker productivity, limit or delay access to business
by consumers/customers, and negatively impact the environment, particularly
air quality. All of these combine to negatively impact the perceived
quality of life.
The State's
20 year Transportation Plan outlines a $64 billion need for roadway
improvements. Of the $64 billion, approximately $33 billion can be
met with existing revenues, leaving an unfunded need of $31 billion.
Of this shortfall, $14.7 billion falls to the State and $16.3 billion
accrues to local governments. The cost of additional rapid transit
in the metro Denver area and the accompanying roadway improvements
are not included in these costs.
Policy
Colorado will continue to experience funding deficiencies
for all modes of transportation infrastructure. The Governor, State
Legislature, business community and other interested stakeholders
must identify elements of the growing need, educate the public and
create a coordinated plan to address the multi-modal transportation
needs in the state. The Jefferson County Association of REALTORS supports:
1. Integrating
land use plans and transportation plans to improve air quality and
reduce traffic congestion.
2. An
integrated, multi- modal approach to transportation improvements.
3. Increasing
capacity through developing alternative modes of transportation and
technology.
4. Maintenance
of existing roads, highways and rail systems coupled with capacity
expansion.
5. Cooperation
between the Colorado Department of Transportation (CDOT), local and
regional transit agencies to take advantage of savings and efficiencies
made possible through sharing of rights of way and joint development.
6. Regional
strategies and collaboration to address transportation issues in the
Denver metropolitan area.
7. Studying
the feasibility of transportation authorities.
8. Use
of a portion of future State surplus funds for transit/transportation.
9. Transferring
up to 15% of the sales tax on car-related purchases to the Highway
Users Trust Fund (HUTF).
10. Public/private
sector funding and partnerships.
11. Tolls
to fund new highway construction and the use of private toll roads.
12. Dedicating
a portion of the projected $300 million Colorado will receive because
of an underestimate of the Tabor limits to transportation.
13. Granting
RTD the ability to ask voters for a tax increase to fund projects,
including light rail and bike paths.
14. Completion
of the W-470 beltway.
15. Dedicating
additional funds to transportation in times of budget surplus.
Should
economic prosperity cause a budget surplus in the future, JCAR is
opposed to permanent tax cuts that would impair the ability of the
State to fund transportation projects during economic downturns.
JCAR
believes the State must maintain its facilities. We have grave reservations
about transferring one-third of the monies reserved for capital construction
and building maintenance to transportation.
Jefferson
County Association REALTORS
Housing Affordability Policy
A healthy community requires housing and home ownership opportunities
for people
of all income levels. The lack of affordable housing is reflected
in several ways
including access to employment, education, a good environment and
safe neighborhoods. In addition to the benefits that accrue to the
individual, affordable home ownership opportunities benefit the community.
Homeowners are more likely to vote and volunteer their time for political
and charitable causes more frequently than renters. For homeowners,
the value of their home – the largest investment many of them
will make in their lifetimes – creates an incentive to stay abreast
of local government and to be concerned about their community. The
long-term result of a lack of affordable housing is a decline in the
quality of life. Families are stressed to the breaking point, neighborhoods
decline, and employment opportunities dwindle as businesses locate
in communities in which their employees can afford to live.
The Jefferson County Association of REALTORS believes a healthy community
requires housing and home ownership opportunities for people of all
income levels.
Our commitment to housing opportunity for all our citizens is demonstrated
through
participation in the Colorado Association of REALTORS Housing Opportunity
Foundation and our partnership with Habitat for Humanity. We are also
committed to
addressing systemic impediments to home ownership.
1. Our communities should strive to achieve a balance of housing and
jobs.
Local comprehensive plans must include an affordable housing component,
as
well as planning for the overall number of homes needed to accommodate
projected population growth.
2. Local regulations can operate as significant barriers to the production
of
affordable housing. JCAR will encourage local governments to eliminate
regulatory barriers and fees which unnecessarily reduce the affordability
of
housing. Cities should have a coordinated and consolidated development
review process to make permitting more consistent and predictable.
3. JCAR will evaluate local regulations and processes on the basis
of whether
they impede development and increase development costs. Impact fees,
land
development regulations, stringent building codes, zoning and subdivision
regulations, and the permitting processes must be relaxed or even
eliminated
to stimulate affordable housing production.
4. JCAR supports development fee waivers and accelerated permit reviews
as
tools to reduce the cost of housing. The cost of fee waivers should
not be
shifted to other properties within the development.
5. JCAR supports increased densities and less restrictive requirements
for lot
dimensions as tools to achieve housing affordability.
6. Government-assisted housing programs should have a homeownership
component.
7. JCAR supports down payment assistance programs that reduce home
buying
costs and help people achieve the American dream of homeownership.
8. JCAR supports public/private partnerships to provide housing including
rental
housing and home ownership opportunities.
9. The goal of homeownership is achievable for many in our community
but
many people are not aware of the opportunities that are present. JCAR
will
develop and /or support the promotion and creation of programs designed
to
increase homeownership in targeted income groups. Such programs may
include:
| |
a.
programs that increase consumer awareness of the benefits of and
opportunities for homeownership. |
| |
b.
the development of programs that educate junior high, high school,
college or vocational students and their parents about the benefits
of homeownership and practical advice on achieving homeownership
that dispels the myths about opportunities to become homeowners. |
| |
c.
the development of classes and seminars for elective continuing
education credit to educate agents on ways to reach, communicate
with, and assist consumers with overcoming obstacles to homeownership. |
10. JCAR
opposes using the fees generated by the document filing fee to fund
a
housing trust fund. Fees imposed by government entities must be tied
to the
cost of the service for which the fee is paid. Increasing the “doc”
fee for an
unrelated program is essentially a transfer tax on the sale of real
property,
which JCAR opposes. A small segment of our society, property sellers
and
buyers, should not bare the burden of providing affordable housing.
This is
not equitable and it increases the cost of a real estate transaction,
exacerbating
the problem the tax is designed to address.
