As I campaign for Mayor in Windsor, growth is the topic that comes up very frequently. Therefore, I will share my vision for SMART GROWTH in Windsor over the next 4-years.

Growth is a very important issue in Windsor given the explosive growth over the past 25 years. When I moved here 24 years ago, Windsor was about 10,000 people. We are now over 40,000. It is challenging because most of us moved here and then want the growth to slow or stop after we unpack. We also have landowners with the right to use or develop there land as it is zoned, if they meet the towns codes.

The number of building permits issued in 2023 was 73% lower than the number of permits issued in 2022. Growth has slowed significantly for the first time in several years. This could be related to higher interest rates and other factors.

  • When growth slows, so does our revenue from Construction Use Tax. Construction Use Tax collections through November were $2,353,979, which is $5,261,571 or 69.1% less than what was collected through November 2022. For the year, 136 single family residential permits (SFR’s) have been issued. This compares to 511 SFR issuances in 2022.
  • Windsor is driven by Sales Tax far more than revenue from new homes. Sales Tax collections through November were $24,352,512. Through November, sales tax collections are exceeding the cumulative budget by $4,132,807 or 20.4%. Retail, Grocery, Restaurant, Construction, and Utility sales, make up over 63% of sales tax receipts. Overall, Windsor is financially healthy.

Since growth has slowed, we have an opportunity to catch up on infrastructure to support our growth, especially transportation. We need to extend CR-70 north of Windsor Lake and create a “northern bypass” and alternative to Main Street. We also need to secure federal infrastructure grants to widen HW-392 to 4 lanes all the way to I-25.

I will start with a few MYTH BUSTERS when it comes to growth:

  1. MYTH BUSTER #1: It has been suggested that Town Board could slow growth or put a moratorium on growth. No Mayor or Town Board member can legally stop growth. It is not possible due to legislation passed by the Colorado state legislature and signed by Governor Polis in 2023. The bill prohibits all governmental entities, including municipalities, from enforcing existing or enacting new local anti-growth laws that would limit housing supply, development applications, or building permits within a locality. Cities that have limited growth, such as Boulder, Littleton, and Golden, will no longer be able to enforce the limits on growth. The bill is HB23-1255: Regulating Local Housing Growth Restrictions, Concerning preemption of local regulations limiting the number of building permits issued for development: https://leg.colorado.gov/bills/hb23-1255
  2. MYTH BUSTER #2: It has been suggested that Windsor stop approving Metro Districts to stop or slow growth. I consulted with the Town Attorney and asked if the Town Board can “refuse a Metro District without question, for no reason.” The short answer is no. The Town Board does not have control over the creation of a metro district as they are allowed by state statute. The Town Board only has the power to review and approve the Service Plan, which Windsor revised a few years ago to benefit residents that live in a Metro District. If the Town Board turns down a Metro District arbitrarily (for no reason), we would get sued and it would go to District Court. I would not take on a strategy of denying Metro Districts to stop growth as it would waste taxpayer money in a losing court battle. I will continue to pursue SMART GROWTH strategies that are effective and feasible.
  3. MYTH BUSTER #3: It has been suggested that Town Board could stop or slow growth if they stopped offering cash in lieu of water for new developments. Windsor is accepting cash in lieu of water because that town prefers cash at this time to fund future water projects, such as Northern Integrated Supply Project (NISP) and the Cobb Lake Regional Water Treatment Authority. Windsor is selling water we have. Windsor is not accepting cash in lieu and then going out and buying water at a higher rate. Windsor is not subsidizing the cost of water for developers or incentivizing growth. We never give away water as an incentive. There are times when Windsor requires a developer to bring water rights. Other times, Windsor accepts cash in lieu. There have also been times when Windsor accepted 50% water and 50% cash. Regardless of the method used, the developer pays the market rate for water.

SMART GROWTH: By passing the Open Space Tax, Windsor made a decision to maintain open space and reduce population growth. Windsor’s Community Development Department refers to it a “reducing obligated demand.” For example, when the property was purchased for the new Police Station and new Middle School it took away what could have been over 400 new homes that would have required roads, water, sewer, etc. Windsor’s Open Space Tax will generate ~$1.75M per year. The tax revenue to be used for the purchase and maintenance of open space from willing landowners that achieves the following:

  • ensuring acquired open space land will remain undeveloped and lessen the impact of residential housing growth, thereby reducing community impacts such as traffic, the cost of maintaining roads, sewer, stormwater and acquiring and treating water
  • enable the town to develop and maintain open space that will increase public recreation opportunities
  • obtain, manage and preserve working farms and community separators that will keep Windsor unique from neighboring cities and towns
  • promote and perpetuate open space that conserves valuable wildlife habitats, protects the environment and creates green spaces and waterfront access to lakes, streams, and the Cache la Poudre River

We do not need to incentivize any new residential growth. It must happen on its own. I have been on the Town Board for 6-years and decisions are heavily influenced by powerful developers. This is no secret. If you are concerned about growth, you may want to vote for candidates that do not owe favors to developers. My opponent is endorsed by Martin Lind, the largest residential developer in Windsor. He received the maximum donation allowed by law from Journey Homes. I am not endorsed or financially supported by any developers. We cannot stop growth, but we can hold developers accountable for paying their way and building the necessary infrastructure to handle the new residents, especially when it comes to roads.

Example of growth paying their own way, Building Permit Fees for a new home in Prairie Song (note that fees increased by $7,581.72/home from 2023 to 2024):

Current residents should not pay for growth. Growth should pay for itself! I will treat all developers fairly and be firm when necessary. As Mayor, I want the town to partner with developers to make Windsor a better place, maintain our quality of life, and maintain our small town feel. I will not make decisions that benefit a developer at the expense of existing residents. I will look for win-win situations that benefit new residents and existing residents.