There was a time, not so long ago, that if a real estate developer went before the Steamboat Springs City Council asking for a zoning change and a development permit for a large commercial development, and offered nothing in the way of public benefit, they would have been laughed out of the room.

Why? Because Steamboat Springs has no impact fees, no inclusionary zoning requirements (contributions to affordable housing), and practically no property tax. All new development is welcomed into an existing system of roads, public transit, parks and recreation, and fire and police protection.

All paid for by other people. This makes us quite unique. All of our peer resort towns in Colorado have significant property taxes, inclusionary zoning, and many have impact fees. Inclusionary zoning is a government requirement that any new residential development include affordable housing. A developer can either build affordable units, or pay a fee in lieu. Our city has been dragging its feet on inclusionary zoning for years.

When the issue of a $500 million real estate development at the base of the ski area, called The Stockman, came before the City Council on Dec 3, the developer offered, in a brief moment of altruism, public access to the ground floor of the project as a public benefit. You know, where the retail stores and restaurants are. What a ridiculous statement. I suppose we should feel honored that the lowly local will be allowed to co-mingle with their clientele. No, we’ve been insulted. 

Some might argue that additional condo/hotel rooms at the base of the ski area is a benefit all by itself. Others would argue that more is not better, it’s just more. My argument is that large real estate development can have major impacts to the community and huge profits for developers, and that it should be expected that the community share in the benefits. 

The City Council represents the city residents. When a developer insults them, they insult all of us. The Council is well within their — and our — rights to demand public benefit from projects like The Stockman. Unfortunately, our current City Council, who appear eager to approve The Stockman, don’t even know when they’re being insulted.

Jim Engelken is a Steamboat Springs resident and a former City Council member.