Read Part 1

Yesterday in Part 4, I expressed my concerns about the proposal presented to the Archuleta Board of County Commissioners on Tuesday morning. Essentially, there are four questions:

1. What is the cost of the proposed capital investment in new water mains and fire hydrants for the owners of private aircraft hangars along Runway Bravo?

2. Who is likely to have to pay for it?

3. Why does Airport Manager Chris Torres recommend building additional hangars along Runway Bravo when previous planning documents called for hangar expansion on the opposite (north) side of the main runway near the FBO?

4. Why does the construction of hangars appear to violate state land use regulations and the International Building Code?

Anyone building a new home or commercial building in Archuleta County must bear the cost of running their own water and sewer lines. Will airplane hangar owners now have taxpayers fund their improvements?

I understand that this is America and our wealthier citizens and businesses are often provided with federal tax credits and subsidies of all kinds. Perhaps this mentality trickles down to our local government leaders as well, as wealthier residents help make Pagosa seem more vibrant and attractive. More “successful.”

I had the privilege of meeting yesterday with Pam Flowers, Director of the County Development Services Department, and also with Warren Brown, Archuleta County Commissioner, to discuss the above issues.

Ms. Flowers noted that previous county administrations had not required the same building permit process for aircraft hangars — filing plans, inspections, paying fees — that is required for all other buildings in Archuleta County. The reasoning was apparently that Stevens Field Airport is county property and therefore private hangars built on leased county land could be exempt (for whatever reason) from complying with building codes and fire safety regulations.

Unfortunately, this approach left 50 buildings without adequate fire protection. The lack of adequate fire hydrants and water pressure has now left the county in a predicament, as local real estate agent Jace Johnson described at Tuesday’s BOCC work session, as discussed in Part 4 yesterday.

Former County Manager Derek Woodman and Development Services Director Flowers decided several months ago that future aircraft hangars must comply with normal building codes and land use regulations. Under this new policy, no new hangars can be built along Bravo’s runway until the county and hangar owners find a way to fund new fire hydrants with sufficient water pressure – specified at 1,500 gallons per minute.

Hence Tuesday’s discussion about using $40,000 of taxpayer money to pre-plan a 10-inch water line along the runway. Next, the money to install the line must be found somewhere. (I estimate it will be $1 million, based on information from Pagosa Area Water and Sanitation District staff.)

That answers three of my questions. What will these improvements cost? No one knows. Who will foot the bill? That is still being determined. Why were the hangers exempt from building codes? Previous BOCC guidelines that have now been changed.

A comment from Commissioner Brown:

“As a commissioner, I welcome the opinion of the public. As a commissioner, I am not concerned with what I want; I am supposed to represent the community as a whole. As a whole, as best as I can. And it is important to me to know what the voters want.

“If it is an issue that is backed by data and information, I have no problem supporting it…

“Based on the information presented on Tuesday, the county’s current 6-inch line appears to be inadequate to provide the required ‘gallons per minute’ flow rate. I believe it is the county’s duty to bring that line up to standard – not necessarily entirely at taxpayer expense – and provide adequate flow for fire protection. Not only for the hangars, but to my knowledge it could increase water pressure for the adjacent residential areas if connected…”

But the fourth question …

Why is the airport manager talking about additional future hangars along Runway Bravo when in the past there were promises to build future hangars on the opposite (northern) side of the main runway?

Neither Ms. Flowers nor Commissioner Brown would comment on allegations that previous agreements and airport plans had discouraged the expansion of hangars on Runway Bravo and identified the area near the FBO as a suitable location for additional hangars.

Here is an excerpt from a 2006 article by journalist Leanne Goebel in Four Corners Business Journal, on the construction of the then new FBO building:

The biggest problem is water. The plant requires 1,500 gallons per minute for fire safety reasons, which was not available. An auxiliary pump was installed in Industrial Circle; then the county had to enclose the pumping station in an enclosure. Next, the pumping station had to get power. Now Pagosa Area Water and Sanitation says not to turn on the pumping station because it cannot regulate the water flow…

“It’s like buying a car. Then you go to pick it up and they say, ‘No, sorry, you have to come back, we have to put an engine in…'”

(FBO manager Robert) Goubitz said the problems stem from a lack of oversight and improper planning by the previous county administration, which included former airport manager Rob Russ…

18 years ago, the county knew about fire suppression problems at the airport. I assume the problem was eventually fixed on the north side of the main runway where the FBO is located. (But that’s an assumption.)

The vacant land surrounding the FBO offers prospects for industrial development in the Cloman Industrial Park and appears to be the best place for additional metal buildings – which simply look industrial.

In comparison, the undeveloped eastern end of Runway Bravo is surrounded by agricultural properties. Not an ideal location for industrial metal buildings?

Then one more question: do all three Commissioners welcome public participation?

Bill Hudson

Bill Hudson began to voice his opinion in the Pagosa Daily Post in 2004 and can’t seem to stop. He claims that in Pagosa Springs, opinions are like pickup trucks: everyone has one.