By Trina Ortega
The Sopris Sun
Think about why you moved here or why you stayed here (if you’re one of the rare breed born and raised in Carbondale). Think about what makes it special to live here. Now think about where you would like to see Carbondale in five years, 10 years, 20 years – and beyond.
Chances are that the reasons you list in response to those questions are directly connected to the town’s Comprehensive Plan.
And a new version of that plan is in the works.
With the last round of major developments off of the Planning & Zoning Commission’s agenda, town staff have begun working with the P&Z to develop a new comp plan for Carbondale.
The comprehensive planning process is considered the cornerstone of a community’s efforts to define land use patterns into the future. Carbondale’s last comp plan was completed in 2000. Comprehensive planning is generally understood to include planning for social factors beyond the traditional land use plan. A comp plan should best promote the “public health, safety, morals, order, convenience, prosperity and general welfare …” of the citizens, according to the existing Comprehensive Plan.
That’s a mouthful and will likely amount to 150-some-odd pages in the final document. But because the document articulates those values of the community, town planners, P&Z members, and engaged citizens are urging residents to provide input and get involved in the comprehensive planning process.
“A lot of people think they need to have expertise in hydrology, air quality, transportation and other special areas, but really what the community has to offer is identifying what is important to them. That gets translated into goals and policies,” said Town Manager Tom Baker.
A comprehensive plan is the first step in a longer process that can tie into or help define municipal code, land use code/zoning, and budget priorities, he explained.
“If the community says affordable housing and transit are important and we have no money for those things, then we have to ask ourselves, ‘How can we attain those resources?’” he said.
The P&Z will be considering how to gather and incorporate public input, while working to glean data from other documentation, such as the Economic Road Map Group recommendations, the town’s Community Vision, the Blue Ribbon financial report, and the community survey.
“Overall, I think updating the Comp Plan will be an opportunity to get more buy-in from the community, the P&Z, and the trustees so we have a plan we will follow more closely,” P&Z Chair Ben Bohmfalk told The Sopris Sun.

Next Steps:

The Planning & Zoning Commission meets at 7 p.m. on the second and fourth Thursdays of the month at Town Hall. Meetings are open to the public. Written comments may be submitted to Town Hall, c/o P&Z.

Leaders talk about what a comp plan means for Carbondale

NAME: Tom Baker
OCCUPATION: Carbondale town manager; former town manager of Basalt; former director of long range planning for Aspen/Pitkin County; former director of Aspen/Pitkin County Housing Authority
What do you envision Carbondale to be like in five to 10 years? I would be surprised if very much changed, at least physically, in five years. Given where we’re at now, five years is like the blink of an eye, even 10 years. We might see a new roundabout on Highway 133 and maybe some of the larger developments will get under way within 10 years. It seems like we’re in for an era of more modest growth, and that’s OK. The real change is likely to occur in our behaviors. In Carbondale, community members are already leading the way. By behaviors, I mean the amount of consumption; everyone is more conscious now about their vehicles and about homes, for example. The average person in Carbondale is going have a smaller carbon footprint in the future. Along those lines, trails will be important and some of the trustees are thinking about an in-town shuttle.
What would it take to get us there? The key to the success of any of these plans is community involvement so that the plan that is adopted is the Community’s Plan. In a way, the government really has to buy into the community’s plan, not the opposite. That’s when you see things get implemented. So the key to all of it is community involvement. If we have a “community plan” then people who run for office are likely committed to that vision and once in office will ensure that the vision is followed and implemented.  
How can Carbondale make the best use of its Comp Plan? As a community, we’ve got to be invested in the comp plan and then that will be a true guide for us. This is a community vision. Staff and government are here to carry out that vision. The Third Street Center is one example. It was a good idea when Russ [Criswell] and Michael [Hassig] presented it years ago but it wasn’t until there was a confluence between some of our community members and elected officials that it became great. And now it’s coming to fruition.

NAME: Ben Bohmfalk
OCCUPATION: Civics and geography teacher at Roaring Fork High School
CIVIC INVOLVEMENT: Chairman of Planning and Zoning Commission
What do you envision Carbondale to be like in five to 10 years? Very much like it is today, with growth concentrated in our current town boundaries to promote an environmentally friendly, pedestrian- and bike-oriented, compact small town. Hopefully we’ll allow enough growth of smaller residential units in town to continue to welcome newcomers who want to live, work, play, and contribute to our community like we always have. Hopefully we'll have a brewpub by then as well!
What would it take to get us there? We need to update our Comp Plan and our zoning to ensure that future development reflects the community’s values and adds to the quality of life in Carbondale. We need the public to get involved in the process up front so we have a truly representative plan. We need to add design guidelines to our code to ensure that future development is pedestrian-oriented and well designed. And people who are interested in the planning process need to educate themselves about the best practices in land use planning today, including Smart Growth, form-based zoning, Traditional Neighborhood Design, and New Urbanism.
How can Carbondale make the best use of its Comp Plan? When we revise our Comp Plan this year, we should immediately initiate zoning changes to reconcile our zoning code with our Comprehensive Plan. There are many options for changing zoning, including overlay zone districts that enable property owners to choose to follow the existing zoning or the updated zoning when they build. We need to legalize the type of development the town desires.

NAME: Martha Cochran
OCCUPATION: Executive director, Aspen Valley Land Trust
CIVIC INVOLVEMENT: Master’s degree in public policy, former Glenwood Springs City Council member, six years on Planning and Zoning, member of the current Garfield County Open Space Committee
What do you envision Carbondale to be like in five to 10 years? There will be more of everything — housing, people, commercial establishments, traffic. Carbondale will still be a walkable, bikeable community and more local job creation projects, such as the Third Street Center, will allow people to live and work in town.
What would it take to get us there? Continued focus on the creation of community-based initiatives such as the rec center, Third Street, attainable housing, parks and trails, plus a continued policy of limiting big box development so that small businesses can thrive.
How can Carbondale make the best use of its Comp Plan? The key element of a Comp Plan is defining the urban boundary. Once that is established, there needs to be a lot of flexibility for adjusting to business vs. residential needs and promoting redevelopment rather than development of the urban area.

NAME: Michael Hassig
OCCUPATION: Architect
CIVIC INVOLVEMENT: Carbondale P&Z 1993–2002 (chairman 1995–2002); Carbondale Mayor 2002 – present; chairman, Garfield County New Energy Communities Initiative Advisory Board 2008 – present
What do you envision Carbondale to be like in five to 10 years? In the next five to 10 years (and beyond) we face huge national and international challenges related to economics, energy and the environment. To assume that we can return to “business as usual” based on ever-increasing levels of personal, state and national debt is delusional and dangerous. To think that energy resources, particularly oil, will continue to grow to meet ever-expanding global demand runs counter to reality; resource depletion is accelerating and discoveries are in no way keeping up. To ignore the future impact of climate change brands us once and for all as the most blind and selfish generation in the planet’s history — and our children will inherit the results. To use the past 25 years as the basis for envisioning the future would be a grievous error, one I hope we don’t commit.
So where does this leave Carbondale? We can turn on our TVs and watch the wheels come off or we can craft local responses that use our own financial, social and natural capital. How do we produce more of our own food and energy? How do we keep more of our dollars here in the community? How do we grow responsibly within present town boundaries? How do we reduce vehicle use? What values do we teach our children? Do our actions match our words?
The Carbondale I envision in the next decade actively and enthusiastically tackles these challenges, using the same grit and community spirit that’s existed here for 123 years.
What would it take to get us there? Acknowledging that these challenges are real and accepting that we need to change how we think and act.
How can Carbondale make the best use of its Comp Plan? It’s my belief that a “good” comp plan process engages the citizenry in a serious conversation about the future, not just “what do you hope the future will bring,” but rather “these are the trends we’re seeing, let’s build some future scenarios around those trends and plan our responses.”

NAME:  Bill Lamont
OCCUPATION: Retired city planner (Denver and Boulder)
CIVIC INVOLVEMENT: Roaring Fork Re-1 School Board and Garfield County Library District Board member
What do you envision Carbondale to be like in five to 10 years? In five years there’s not going be much change in Carbondale. In five to 10 years, it’ll depend on where the town comes out in regard to its planning. If you took everything on the books now, and assuming the economy comes back, quite a few more housing developments will come in, the Marketplace will probably be developed. There will be a greater range of shopping opportunities for people, such as a new supermarket – whether they want it or not – a supermarket like the one in El Jebel or Glenwood with more choices. We will have a new library in five years, some of the businesses on Main Street will turn over. Beyond that, I think everything else is going be fairly stable. But the big ones will be the development of the Marketplace and the development of additional housing.
What would it take to get us there? [For] what will occur in the next five years, the groundwork has already been laid or is being laid right now. Capital improvements don’t happen all that quickly. It takes time.  
How can Carbondale make the best use of its Comp Plan? The important thing is once a community adopts a comprehensive plan that’s the beginning not the end. A lot of people, when they’re done with that they say, “Whew!” put it on shelf and move on to something else. Really, when a comprehensive plan is adopted that’s when the work starts. The important part of a comprehensive plan is addressing how you are going to implement it — How are you going to fund it? Are you going to change laws, like the zoning code? And you need to be thinking about that while you’re developing the plan. Otherwise it’s just wishful thinking.

NAME: Laurie Loeb
OCCUPATION: Educator, musician, former journalist and administrator in nonprofit organizations and post-secondary education (all in the Roaring Fork Valley)
CIVIC INVOLVEMENT: Former Carbondale trustee, Planning & Zoning commissioner, chair of Zoning Variance Board (13 years), Basalt Water Conservancy District Board member, town Economic Roadmap Group committee, various civic advisory boards; community activist!
What do you envision Carbondale to be like in five to 10 years? Moderately increased density and population, lots of public gathering and recreational spaces, excellent trail and transit system, more small, independently-owned business and cooperatives, a “capital” of renewable energy and sustainable growth; increased local production of food; continuation of the arts, fine dining, natural beauty, recreation and “small-town character” emphasized as our strongest assets; continued strong spirit of volunteerism; and a continued diversity of population.
What would it take to get us there? A paradigm shift from the outmoded model of growth and development based on cheap energy and labor that flourished over the past couple of decades, and from the belief that success necessitates growth; increased availability of homes for middle-class working people; vigorous protection of our open space, air, and water; more progressive thinking and creativity in town government; continued strong participation of the citizenry leading the way; and elected and appointed officials who aren’t in the growth and development fields and who make decisions that are in the best interests of the population, not bowing to the needs of developers at the expense of our quality of life!
How can Carbondale make the best use of its Comp Plan? Encourage public involvement and respond accordingly; update every five years; codify important components.

NAME: Dan Richardson
OCCUPATION: Clean energy consultant
CIVIC INVOLVEMENT: SCoR Board member; former Glenwood Springs City Council member; former RFTA Chairman of the Board; former GSCRA Board member; former youth sports coach
What do you envision Carbondale to be like in five to 10 years? I envision it living life on its own terms, like its residents. For as long as I’ve known Carbondale, it has actively shaped its own destiny with a powerfully strong will. I see this manifesting itself further in an ever-growing localized economy, fed by the community’s energy.
What would it take to get us there? Will. Not that there isn’t plenty of that to go around in Carbondale, but as we continue to hone in on the vision of a more sustainable localized economy, we will need to focus that will on what matters most.
How can Carbondale make the best use of its Comp Plan? I’d say don’t wimp out on the process of its creation. Take the time to work through hard issues; insist on robust debates with civility; and don’t be afraid to look elsewhere for ideas. Once it’s printed, keep testing it, but respect the effort and thought from which it was created.   
NAME: Bob Schultz
OCCUPATION: President, Robert Schultz Consulting LLC, a land use and strategic planning consultancy with a focus on social ecology
CIVIC INVOLVEMENT: Involved in countless endeavors, professionally and as a volunteer
What do you envision Carbondale to be like in five to 10 years? Not sure what the question means — What I think will occur? What I would like to occur?
What I would like to see: The citizens and town government align around localization, green energy and construction and downtown. Randi Lowenthal’s business incubation center is training dozens of local entrepreneurs each year to develop successful business ventures that meet local and regional needs for food, clothing, shelter, recreation and inspiration. The center of economic activity has shifted toward downtown, as the town and Downtown Preservation Association use the reauthorized tax to implement a Main Street Program that grows the economic viability of the downtown district. Those efforts led to successful implementation of the long-stalled redevelopment between Main Street and Colorado Avenue. The development includes successful retail, arts, recreation and restaurant businesses. The town has partnered with Pitkin County Open Space, the North Thompson Cattlemen’s Association to develop a series of farms and greenhouses that dramatically increase the percentage of locally grown food consumed in local homes and restaurants. The restaurants are known around the state for incredible menus filled with fresh foods. Farming income is supplemented with carefully regulated growing of medicinal pot. The area around the former Carbondale Elementary School has been transformed. The area houses a vibrant nonprofit center (anchored by CCAH, KDNK and SEI), housing for dozens of teachers, vocational training, and greenhouses that provide food to local schools, powered by waste heat from the surrounding uses. Energy conservation and green construction redefine the construction industry. The town leverages local, state, and federal dollars into a comprehensive program to reduce emissions from the built environment by 30 percent below 2010. This involves education for building owners, retrofitting existing homes, and rigorous new construction standards. Talented local craftspersons blend artistry with green thinking to create a new construction ethic, known as the Bonedale ethic. SEI modifies its mission to lead the retrofit revolution.
What would it take to get us there?
Other people thinking that these were good ideas.
How can Carbondale make the best use of its Comp Plan? A good Comprehensive Plan will acknowledge and propose actions or inactions that build on the strengths of the community toward meeting a generally held vision that we are striving toward. It will identify what people can do for themselves, to how the town can facilitate people doing for themselves, and what the government must do in order to move toward that vision. The plan will propose a land use plan that balances property rights, economic realities and that vision.