Lake City & Hinsdale County
Strategic Housing Plan

Implementation Discussion

Joint Session #3
November 19, 2025 | 1:00 PM
Team:
Western Spaces | Dynamic Planning + Science
Proximity Green | Triple Point Strategic Consulting

Today's Session

Meeting Goal

Finalize implementation approach, capacity, and next steps

Our Role Today

We're handing you the baton. This meeting is about your decisions:

There's no "wrong" answer - only what works for Lake City

What You Have Going For You

Prop 123 Commitment

Town committed to 7 units, County to 2 units by end of 2026. Pathways include ADUs, acquisition/rehab, code revisions, and deed restrictions.

Fast-Track Permitting

$100K incentive ($50K Town + $50K County) if completed by Dec 31, 2025. IN PROGRESS

Lake Fork Site

MHN grant underway for site plans. Town owns the land, utilities nearby. Potential for 28 units.

Grant Opportunities

DOLA, Prop 123, LIHTC, USDA 515 all available for implementation support.

First Action to Consider

Intergovernmental Agreement (IGA)

Before diving into specific programs, consider formalizing your collaboration with an IGA to implement this plan together.

An IGA would:

This could be your first concrete action - setting the foundation for all collaborative work to follow

Topic 1: Capacity & Structure

Part A: Housing Coordinator Position

Core question: Do you have staff capacity to implement?

A shared 0.5-0.75 FTE coordinator could handle grant writing, program management, and implementation coordination.

Silverton case study: $60K coordinator brought in $1M+ in grants within 2 years (17:1 ROI)

Hire a Joint Housing Coordinator?

YES - Hire coordinator position
NO - Revisit later, continue with existing staff

If YES, Funding Options:

Pursue DOLA grants first (could cover full cost)
Use Fast-Track $100K (partial or full Year 1 coverage)
Local budgets ($30-45K per jurisdiction/year)

Topic 1: Capacity & Structure

Part B: Housing Authority Formation

What organizational structure do you need?

A housing authority would:

Silverton used this model successfully

Your Options:

Form Lake City Housing Authority (Trustees as Board)
Not at this time - Work through existing Town/County structure

Note: Housing Coordinator and Housing Authority work well together but can also be pursued independently.

Topic 2: Funding

Why This Matters

Sustainable, predictable revenue allows you to plan multi-year projects, match grants, and demonstrate commitment to funders. Without it, you're limited to opportunistic, one-off actions.

Timing consideration: Aligning a mill levy campaign with Lake Fork MHN momentum (when plans are in hand) could strengthen your case to voters.

Sustainable Revenue Source?

Core question: Do you want to pursue voter-approved funding, or rely on grants and fees?

Option A: Mill Levy

~$116K/year

  • 2-mill property tax
  • 75% paid by out-of-county vacation/seasonal homeowners
  • Costs residents $12.64 per $100K property value/year
  • Predictable annual revenue

When?

November 2026 (allows time for education campaign)
Later (2027+, once you have early wins)

Option B: Grants & Fees Only

  • Inclusionary zoning fees ($25K/home)
  • Grants (DOLA, Prop 123, etc.)
  • Periodic local budget allocations
  • More variable
  • No voter approval needed
Don't pursue mill levy at this time

Topic 3: Lake Fork Site

What's Your Approach?

Core question: When MHN plans are ready, how do you want to proceed?

Context

MHN grant underway - will deliver site plans. Potential for 28 units. Town owns land, utilities nearby.

Timing: MHN momentum + plans in hand = window of opportunity for funding and community support.

Recommended Approach

Phased development with public-private partnership. Consider prefab/modular construction given high costs and short build season.

Your Decision:

YES - Pursue Lake Fork development (work with consultant on approach)
WAIT - See MHN plans before deciding
NO - Not a priority at this time

Topic 4: First Steps

What Launches Now?

Core question: What are you ready to pursue in the next 6 months?

Already Underway:

Fast-Track Permitting & Development Incentives DEC 31 DEADLINE
$100K incentive - includes expedited permitting, fee waivers, density bonuses

Actions to Consider:

Intergovernmental Agreement (IGA) - Formalize Town/County partnership and implementation framework
Housing Coordinator - Hire shared position or apply for DOLA grants
Housing Authority Formation - Unlocks multiple funding sources and strengthens grant applications
Housing Trust Fund - Establish fund structure (needed to receive and manage revenue)
Mill Levy Campaign - Begin planning for voter-approved revenue (Note: This takes time to ramp up - education campaign, ballot language, PAC formation)

These five actions form a strong foundation. The IGA formalizes your partnership, the Coordinator provides capacity, the Housing Authority unlocks resources, the Trust Fund manages revenue, and the Mill Levy provides sustainable funding.

Topic 5: Staying on Track

Oversight Structure

Core question: How do you want to maintain momentum and accountability?

Recommended Approach (Both Together):

We recommend combining these two complementary structures:

Quarterly joint sessions
Town Trustees + County Commissioners review progress, make decisions
Standing housing committee
Steering group continues in advisory role, provides technical guidance

Why both? The quarterly sessions ensure elected officials stay engaged and make timely decisions, while the standing committee provides continuity, technical expertise, and detailed oversight between sessions.

Alternative Options:

Annual review only (lighter touch, less frequent check-ins)

Implementation Timeline

Phase I (Months 0-6): Foundation & Quick Wins

Phase II (Months 6-18): Programs Launch

Note: Priorities shift based on Phase I successes and available capacity

Implementation Timeline (cont.)

Phase III (Months 18+): Construction & Scale

Path to 40 Units (Example Trajectory)

Complete Action List

Color key: Phase I (0-6 mo) Phase II (6-18 mo) Phase III (18+ mo)

Strategy / Action Lead Timeline Notes
STRATEGY 1: Policies & Incentives
1.1 Fast-Track Permitting & Development Incentives Town & County 0-6 mo IN PROGRESS Dec 31 deadline, $100K
1.2 ADU Ordinance Town 0-6 mo Enable accessory dwelling units
1.3 STR Caps or Bans County 0-6 mo Manage short-term rental growth
1.5 Long-Term Lease Incentives County 6-18 mo Property tax incentives for LTRs
STRATEGY 2: Optimize Existing Housing Stock
2.2 Acquisition & Rehabilitation Town & County 0-6 mo Purchase/fix existing units
2.3 Housing Preservation Fund Town & County 0-6 mo Revolving loan fund for repairs
2.5 Down Payment Assistance Program Town & County 6-18 mo Assist 2-3 first-time buyers annually

Complete Action List (cont.)

Color key: Phase I (0-6 mo) Phase II (6-18 mo) Phase III (18+ mo)

Strategy / Action Lead Timeline Notes
STRATEGY 3: Develop Sustainable Revenue
3.1 Property Tax Allocation (Mill Levy) Town & County 0-6 mo PRIMARY REVENUE 2 mills = $116K/year
3.3 Inclusionary Zoning with Fee in Lieu Town 6-18 mo $25K/home (10 homes/year = $250K)
3.4 Partnership Leverage & Fundraising Town & County 6-18 mo Employer partnerships, philanthropy
STRATEGY 4: Strategic Development & Land Banking
4.1 Land Acquisition/Banking Town & County 0-6 mo Prop 123 funding available
4.2 Lake Fork Site Development Town 6-18 mo 28 units, $2.8-3.5M, PPP model
4.4 Employer Partnerships Town & County 6-18 mo Formalize employer housing assistance
4.5 Legislative Partnerships & Advocacy Town & County Ongoing State/federal advocacy coordination
FOUNDATIONAL (Cross-Strategy)
F.1 Housing Trust Fund Establishment Town & County 0-6 mo Foundation for all revenue
F.2 Housing Authority Formation Town 0-6 mo Unlocks multiple funding sources, Prop 123 benefits
F.3 Shared Housing Staff Town & County 0-6 mo Housing Coordinator 0.5-0.75 FTE, $60-90K/year

The Bottom Line

You have a solid plan and some real advantages.

Now: What are you ready to take on?

Remember

You're not committing to every detail today. You're discussing:

The Working Draft Housing Plan has all the details

Action cards, examples, budgets, grant info - use it as your reference

What Happens Next

After Today's Session

  1. Finalize the plan: Review decisions from today and formalize your commitments
  2. Formal adoption: Hold public hearing and formally adopt the Housing Plan
  3. Launch priority actions: Begin implementing the actions you've prioritized (IGA, Trust Fund, etc.)
  4. Ongoing implementation: Maintain momentum through your chosen oversight structure (quarterly sessions, standing committee, etc.)
  5. Regular re-evaluation: Re-visit periodically to adjust to changing conditions and recognize what is working well and what is not. Housing needs evolve - your plan should too.

You've done the hard work of planning.

Now it's about choosing your path forward.

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