Nucla held another alternative housing meeting June 2, at least the third one in a series of ongoing discussions about revising the land use code. During last week’s meeting new trustee Joseph Hittinger expressed concerns about health and safety. He said to him the new proposed draft just looked like removing conditions and then allowing buses to be dwelling units. He said it looked like a water requirement had been removed and asked if that was what the town really wanted.
“I didn’t see anything added or taken out that was useful to the town,” he said. “Correct me, if I'm wrong.”
Tim Pierce said housing was an issue, and though RVs and busses were not totally common, it could be a positive for affordable housing. He said they should include a conditional use permit that’s temporary, one that conforms to fire codes and setbacks.
Mayor Paula Brown said she had issues with a special use permit that had no end to it and no fees. Not requiring running water or bathing facilities would also give her pause.
Miranda Fengel said she agreed on not making special use permits permanent. She added considering the unoccupied and vacancy rates, as well as accessory dwelling unit options, was necessary.
Pierce cautioned against being authoritarian or curtailing freedoms. He said the town should consider nuisance issues, and hazards to fire and health, of course, but he doesn’t want to dictate what people should do with their houses.
Fengel said she was on the side of being restrictive.
Destiny Reed said she didn’t think indefinite permits were a good idea. She said it would be important for people to check the boxes for safety.
Charlene Stevenson said requiring water hook-ups can omit the need for town officials to make sure people are not defecating on their town properties. She said having those protocols omits the need for officials to spy on people. She doesn’t want children to be placed in questionable situations either.
The mayor said any changes to ordinances need to consider the town’s small staff and the burden to the them.
Aimee Tooker who has septic, and no town sewer, said she feels she should be able to have two to three campers on her property, if she wishes. She struggles with the idea of private property rights.
The mayor said while the board was willing to do some work, taking on the entire code at this time seemed impossible. Reed asked for pieces to be considered, the biggest being the conditional use permit for alternative housing, and keeping it written to be safe.
Brooke Smith, the code enforcement officer, said she needed to know the difference in “temporary” and “conditional.” Those time frames of separation are important to be clear on.
At this time, temporary is apparently defined as “30 days,” and not to exceed “six months.” In the past, the town has been lenient for people completing construction projects, but some people have abused the rule.
Reed said it was important to have a checklist for people to follow, and to be consistent. She advised against opinion-based rulings.
Hittinger said he felt the guidelines were pretty well laid out in the existing ordinances.
“It needs to be a habitable space,” he said.
Reed emphasised making it fair, not situational. She’s in favor of a “semi-permanent” option with less paperwork, an annual renewal, not something revisited every few months.
John Reed told those in attendance there are limited numbers of contractors in the West End, and they are taking higher paying jobs in Telluride. There are constraints for people getting their projects done.
The mayor restated her concern on allowing grey water or composting toilets, as well as solar panels. There seemed to be a consensus in the group for not allowing grey water or composting toilets.
At the end of the meeting, the mayor said the renewal process for a new conditional use permit would have to be defined. She added it will take the town manager, Melissa Lampshire, 60 to 90 days to draft an ordnance and get it adopted.
Another housing meeting was to be scheduled.
