One definition of affordability is linked to the idea households shouldn’t be cost-burdened by housing. A cost-burdened household is one in which housing costs — rent or mortgage payments plus taxes and utilities — consume more than 30 percent of monthly income.

Spending more than 50 percent of income on housing is considered a severe cost burden that puts households at risk of homelessness and restricts the extent to which families contribute to the local economy.

Homeownership rates across Mesa County have trended down since 2010. In Grand Junction, the rate decreased from 64 percent to 58 percent and in Mesa County dropped from 71 percent to 68 percent, according to the 2021 Grand Valley Housing Needs Assessment.

Recognizing the acute need for housing affordability, the county housing ecosystem seeks opportunities for best practices and removing barriers to streamline the process. Policies should increase the opportunity threshold for attainable housing.

It’s also important to recognize each policy or ecosystem pillar doesn’t exist independently, but as pieces of a whole. Land use and zoning plans affect the tax base and services. Partnerships and data within a community inform state and federal advocacy efforts. Federal monetary policy affects financing of new developments. High federal spending increases inflation, leaving individuals, families and homebuilders less buying power. Local regulations affect community engagement and how quickly homes come online. Recognizing these connections is important to understanding the opportunities to foster affordability and quality.

The macro aspects of local housing policy are the foundation for generating affordability. In new and existing developments, improper or restrictive land use can drive up costs. Similarly, the total cost of new developments often depends on the value of the land and how much work is required to make the parcel ready for construction. Because zoning changes are quickly reflected in land prices, zoning and land use policies focus on ensuring the right development opportunities exist. Counties have a handful of levers to influence these macro aspects, including reviewing zoning and land use policies.

In Mesa County, we promote local housing solutions by offering flexible zoning and permitting while allowing multi-family housing in commercial zones. Recognizing the need for workforce housing, we’ve endorsed accessory dwelling units — tiny homes on lots with existing houses. Modular, manufactured and prefabricated homes are permitted in all residential zones. This approach encourages innovative housing solutions to align with modern lifestyle demands.

We must understand the landscape of existing housing stock, defray upfront infrastructure costs for new projects and constantly review processes and procedures to ensure the free market meets demands without additional barriers.

The building blocks of county infrastructure include roads; utilities like water, sewer, electricity and broadband; transit; and pedestrian pathways. Developers typically cover the initial costs of setting up infrastructure for new properties by paying various fees, such as hookup, development and impact fees. These costs trickle down to renters or homeowners. To keep costs down for residents, we keep transportation impact fees low and don’t charge planning fees.

We enjoy more successes by promoting collaboration between the county’s infrastructure and community planning teams rather than have them work separately. We’re enhancing our residents’ experiences, streamlining processes and striving to reduce costs.

The Mesa County Planning Department transitioned our permit process to a digital format. We’ve made some permits, like those for roofing and solar, available online. Streamlining tasks for contractors saves time and money. By adopting digital methods, builders experience fewer delays, which results in cost savings. Additionally, quicker permit approvals allow homes to reach the market faster. Given this success, we’re exploring what other building permits can be offered online.

We’re creating an affordable housing toolkit for developers and collaborating with stakeholders to provide clear information on incentives, regulations and programs that support affordable and workforce housing development.

In 2022, Colorado’s Proposition 123 was passed, allocating roughly $300 million annually for affordable housing. Mesa County and 12 other Colorado counties opted into this initiative this summer, encouraging various entities to pursue more attainable housing. By Dec. 31, 2026, Mesa County aims to leverage options for nonprofits and private entities to add or convert 253 affordable housing units with an annual target of 84 units to the market, factoring in a 3 percent yearly increase from a 2,808-unit baseline.

Mesa County is also investing in the future. We’ve committed $5 million of our private activity bonds to homeownership programs in collaboration with the Colorado Housing and Finance Authority. Additionally, we’re partnering with organizations like Housing Resources of Western Colorado to make housing more attainable. These initiatives provide homeownership assistance; home renovation support; landlord-tenant relationship guidance; and other vital programs, including workforce training, crucial for attainable housing.

As Mesa County continues to grow, the necessity to facilitate an environment for positive economic health remains essential. Homeownership and access to housing are critical components of generational and financial stability that affect everyone. The availability of attainable and workforce housing is a crucial pillar for the county to prosper.

Bobbie Daniel is a Mesa County commissioner. Reach her at bobbie.daniel@mesacounty.us or 244-1604.