Hotchkiss Colorado
Area Chamber of Commerce

So You Are Thinking of Making the North Fork Valley Home?
by Nathan Sponseller - President, Hotchkiss Colorado Chamber of Commerce & Raven Rumours Press aka The North Fork Merchant Herald

Who hasn’t visited a new area and been really taken by a first impression?  Sometimes when an impression is really favorable, human nature encourages us to imagine making that new locale home.  Most of the time, the result is nothing more serious than an entertaining daydream, but on those rare occasions where the lure is great enough, one may be spurred into action. 

There’s a funny little similarity between this tendency and the first blushes of romantic infatuation.  It is all too easy to initially focus on a new love’s wonderful traits to the exclusion of less-than-appealing things like that odd facial tick that may be an indication that not all is well under the hood.

It would be dishonest to deny that this Guide is intended to shed an appealing light on the North Fork Valley.  In fact, we at Raven Rumours Press LOVE this Valley and so presenting it in glowing terms is just natural for us.  But in the end, just as with the aforementioned romantic infatuation, it is a good idea to take a look under the hood before sealing the deal.  And this Relocation Guide is filled with useful and trivial information designed to help you decide if your daydream is worth pursuing or just keeping tucked away as a pleasant thought. 

Certainly, we are in no position to know if the Valley is right for you.  The best we can hope to do is let you know what we like about living here and fill you in on some of the things that make other folks say, “no thanks”. 

 So let’s start with the harsh light of reality…  Semi-remote areas like the North Fork Valley are attractive to some people because of that simple fact.  Semi-remote, though, means this:  While we have several small medical clinics, if you need a hospital, it is not right across town;   If you want to rent a movie or pick up bread and milk you can do that, just not at 2am when the urge strikes; While the Valley offers plenty of the goods you may need or desire, if you are used to a land of chain stores and instant access to anything and everything under the sun, well, no need to expound on the fact that you won’t have that experience here; and finally, remote equals rural, and rural means that agriculture and similar “land-based” economic endeavors take precedence.  So if you don’t like to have to wait for cattle or sheep on the roadway, if you are turned off by the smells and sounds of the country, or if you can’t accept the sounds of an orchard wind machine on a chilly spring evening, then you are probably not in the right place. 

 So what I am trying to say is this…  What is romantic to some people under some circumstances is invariably a two sided coin.  In the end, nobody’s interests are served when a big decision, such as relocating, is taken in haste and without careful consideration of whether the “fit” is right.  And we hope, with some of the information in this guide, we can help you make that determination…

 So… are you still with us?  Okay then.  If you still maintain an interest in pursuing this relationship I guess we’d best get to the courting stage…

 So, what’s so great about this Valley anyway?  Then again that’s a pretty subjective question, but I will answer from my perspective.

 Full disclosure requires me to mention that I am not a native.  No.  I moved to the Valley in a fit of romantic blindness almost a dozen years ago from a flatter, greener, more urban and populated region of the country – a place with its own charms and drawbacks.  Initially, I was lured by the attractive landscape, the easy access to the wilds, and by simple adventure and untamed foolishness.  Fortunately, for me, despite the fact that I did not do my homework, the gamble paid off as I began to appreciate all of those things that I had initially overlooked.

The truth is that this Valley consists of far more depth than the stunning scenery might lead one to imagine.

Although, as far as scenery goes, the Valley is striking with gorgeous mountain views to the east and North, desolate “dobie” deserts, awe inspiring canyons, endless acres of grazing land and productive expanses of orchard and vineyard.  The eye candy is in abundance, but much of the beauty is more subtle still.

Much of the appeal comes disguised in the people who live here and in what they bring to the Valley.  Not to be overlooked is the importance of an intricate social fabric.  This is an area that consists of probably a greater diversity in culture than most urban areas can boast – certainly per capita.  There is a strong, proud and landed     contingent of “lifers”, whose love for and dedication to the Valley is something to admire. 

There is still a network of old time community clubs with names like The Fruitland Mesa Club, The Rogers Mesa Community Club.  These clubs have been in existence since the days when most of one’s social interactions were between neighbors and within the local community.  Fortunately, this vestige of social fabric has survived and has served well to make neighbors out of new arrivals.

The pronounced libertarian streak found in this valley makes this a pretty tolerant and less culturally fractured place than many.  And new residents will find that mutual respect goes pretty darned far in encouraging acceptance by one’s new neighbors – even if you are retired from a very different life in the big city – or sport blue dreads…  I always enjoy seeing the cultural cross-pollination that results.  Hippies in cowboy hats… what more needs to be said?

In many ways, this culture, rich in diversity, pays some pretty attractive dividends.  The agricultural heritage seems to be a draw to most folks.  While old-time ranching and agriculture remains vibrant, if not always lucrative, newer forms have emerged and have been transforming the Valley into a Mecca of agricultural diversity.  Many of the orchards which have existed for over a century are converting to “organic”.  Organic food producers are now so well established that they have their own trade organization (VOGA – Valley Organic Growers Association).  The past dozen years has also seen the establishment of a healthy number of vineyards and the wineries that accompany them.  Even cattle ranching has branched out, in many cases, to Elk and Buffalo ranching.

 The agricultural energy is paralleled by the huge body of local artistic talent.  Artists and craftspeople are becoming ever more numerous and the resultant output is stunning – there are art glass studios where amazing creations are formed right in front of you, there is a casting foundry, several blacksmiths who do more than pound out horseshoes, there are weavers and fiber artist of every description, and a community of fine artists so large that they have had their own formal organization for over fifty years.  There are writers, poets, accomplished photographers… the list goes on and on.

This is definitely a haven for “cultural creatives” of every kind and the cultural infrastructure has accommodated.  Paonia is home to a fantastically diverse public radio station (KVNF 90.9FM); the Blue Sage Center for the Arts – the location of many and varied art exhibitions, live music performances, lectures, yoga classes, etc.;  There is even a small one-screen movie theatre that shows art and foreign films alongside Hollywood blockbusters.  Really, an endless variety of activities you wouldn’t expect in a small town. 

Hotchkiss has several art galleries including the wonderful, new Creamery Art Center - a community cooperative gallery and art education center that is ever expanding in its scope.  A friend once said, “It’s hard to swing a stick in this Valley without hitting an artist, two massage therapists and a yoga instructor”.   Certainly an exaggeration, but the kernel of truth therein gives it a bit of Valley-based humor.

So, is the Valley for you?  Well, don’t take this article as any more than a primer.  You won’t get a better idea until you get out there and experience the local flavor for yourself.  Take your time, don’t rush to a conclusion.  If you are right for the Valley and visa versa, you can only learn first hand.


The North Fork Valley & Delta County By the Numbers
2004 Statistics courtesy of Region 10 League for Economic Assistance & Development
Average Home Price: Location: Retail Sales:
$105,100 Hotchkiss $25.8 million
$103,000 Crawford $1.7 million
$129,000 Paonia $19.7 million
$140,200 Delta County $369 million
Delta County unemployment rate in 2006 3.5%
Delta County average annual wage in 2006 $26,676
Delta County total square miles 1,142
Population density in 2004  25/sq. mile
Percentage of Delta County in public lands 55%
Percentage of Delta County residents living in unincorporated areas  45%
Delta County’s average wage as percentage of state average 60%
Delta County graduation rate 83%
Median age of population 42
State sales tax rate is 2.9%  County sales tax rate is 2% Municipal sales tax rate 2%
Colorado income tax rate is a flat: 5% on federal taxable income.
Delta County Property Tax Rate (2007):  7.96% residential; 29% commercial

Air Pollution Index (% of National Average)                                          

95%
Average median monthly rent for an apartment (excluding utilities) $504
Residency requirements: 
You must be a resident and have registered with the precinct and state at least 25 days before an election, in order to vote.
Web sites for more information:
Crawford Chamber: www.crawfordcountry.org
Paonia Chamber:  www.paoniachamber.com
Region 10 League  www.region10.net
CO Dept. of Local Affairs  www.dola.state.co.us/demog/
Delta Area Development

www.DeltaAreaDevelopment.org

Living Choices.com

www.DeltaAreaDevelopment.org

Delta County Tourism www.WesternColorado.org
Climate in the North Fork Valley
Climate averages for Paonia recorded between 1905-2006.
Courtesy Western Regional Climate Center, wrcc@dri.edu

JAN
FEB
MAR
APR
MAY
JUN
JUL
AUG
SEP
OCT
NOV
DEC
ANNUAL
Ave. High
Temperature
39 deg
45 deg
54 deg
63 deg
73 deg
84 deg
89 deg
86 deg
78 deg
67 deg
52 deg
40 deg
64 deg
Ave. Low
Temperature
14 deg
20 deg
27 deg
34 deg
42 deg
49 deg
55 deg
55 deg
47 deg
36 deg
26 deg
16 deg
35 deg
Ave. Total
Precipitation
1.2"
1.2"
1.6"
1.4"
1.4"
0.8"
1.1"
1.3"
1.5"
1.7"
1.3"
1.3"
15.8"
Ave. Total
Snowfall
12.4"
8.9"
6.6"
2.4"
0.2"
o"
0"
o"
0"
0.7"
4.7"
11.9"
48.1

Climate variations in Hotchkiss & Crawford.  In general, Hotchkiss is several degrees warmer, and slightly drier than Paonia’s averages; however, the differences are not very noticeable.  Crawford, at an elevation of 6,800ft., has a climate that does sometimes differ noticeably from its “lowland” neighbors.  Crawford is normally about 3-5°F degrees cooler than Paonia or Hotchkiss, with a somewhat greater winter snowfall.  The general rule on climate in the North Fork Valley is this…  The higher in elevation and the closer to the mountains you are, the greater the precipitation and the lower the average temperatures.

Climate Summary:  The North Fork Valley has a semi-arid, high desert climate.  Because the dry air was a benefit to those with lung ailments, many early settlers moved here for health reasons.  Winters are pronounced, but generally without “mountain-scale” snowfall.  Normally 3”- 4” per snowfall is considered a significant event.  Many snowfalls are in the 1” – 2” range.  Snowfalls of up to 12-14” can occur in the Valley, but are rare.  Temperatures can dip to below zero; however, the dry and normally still air makes even cold days tolerable.  Spring and winter dance together from March through May.  The weather can be cool and snowy one day and sunny and beautiful the next.   The last average day of frost in the Valley is about May 15th.  Summers are normally quite warm.   Mid summer days often reach into the 90’s and sometimes into the low 100s.  Evenings bring relief from the daytime heat, and are generally very pleasant, with as much as a 30-40°F differential between daytime and nighttime temperatures.  At this high altitude, keep in mind that the atmosphere is thinner than at low altitudes, and as a consequence, sunlight is far more potent.  The first signs of autumn begin in late August or early September.  Fall can last for several weeks or a couple of months – each year tends to decide for itself.  Great leaf viewing in the mountains varies from year to year as a consequence of the weather.  The height of color usually falls between the third week of September and the second week of October.

The Valley does not tend towards a climate of extremes, and is not prone to natural disasters.  Thunderstorms and blizzards in the Valley do not have the punch of their counterparts in many other parts of the country, and tornadoes are mostly unheard of here.  Flooding is rarely a concern unless you are in close proximity to a river.  The mountains to the east are volcanic in nature, but have been extinct for many millions of years.  Several mild earthquakes have been reported over the past hundred years.  The most noticeable, in 1922, toppled the spire of Needlerock east of Crawford, but did little other damage.  The National Geographical Risk Index which rates the risk of natural disasters in different areas of the country assesses risks in the Valley as follows (with 100 being a national average): Earthquake 138, Hail 3, Tornado 0, Weather 1, Wind 2 (Paonia 37).  (Source: www.livingchoices.com)


What you need to know about living in rural Delta County

If you plan to build a home or begin a new business in unincorporated Delta County, there are some regulations you need to be aware of. First, in the case of residential or agricultural buildings, there are no building permit requirements in Delta County. Your new home will require a septic system permit from the health department, and plumbing and electrical inspection by a state inspector. You will also need a driveway permit from the county or state if you plan a new access onto a county road or state highway.

If you plan on a new business use, please contact the Delta County Planning Commission at 874-2110 to get a copy of the Delta County Specific Change of Land Use regulations, which apply to all new commercial uses in the unincorporated county. Your proposal will need to be reviewed by one of the local Area Planning Committees in the North Fork: The Leroux Creek APC for the Hotchkiss area, the Upper North Fork APC for the Paonia area, and the Crawford APC for the Crawford area. At these reviews, your neighbor's concerns will be heard, and you may be asked to mitigate certain negative impacts. Your proposal will then be reviewed by the County Planning Commission, and finally by the Delta County Board of County Commissioners. At the end of this approximately month-long process, if you meet all requirements, you will be granted a conditional use permit to operate your business. Delta County does have a commercial development office called Delta Area Development Inc. (DADI). DADI should be able to help you navigate specific concerns for starting or relocating your business in Delta County. DADI can be reached at 874-4992.

On a practical note, keep in mind that town sewer and water are only sometimes available if you are building adjacent to a town (see out of town tap fees listed on next page). In some rural areas, you may be able to hook up to an existing water company’s service, but in many locations this is not available. Before you purchase property in the North Fork, you should have a plan on how you will obtain potable water. Wells are an option in some areas, but not feasible in others. Many county residents rely on filling portable cisterns at the pay-by-the-gallon filling stations in Hotchkiss, Paonia or Crawford. As of April, 2003, the cost of water at these stations is $4.50/1000 gallons in Hotchkiss, $5.00/1000 gallons in Paonia, and about $5.25/1000 gallons in Crawford. Keep in mind that these filling stations are part of the municipal water systems of their respective towns, and that if water were to become scarce in the towns, the municipalities may vote to limit out-of-town usage.


Town Services & Permits -
All three incorporated municipalities in the North Fork (Hotchkiss, Crawford & Paonia) have modern water and sewer systems.  Residents of the municipalities must be hooked up to these systems (wells & septic systems are not permitted), and in select locations out of town, water and sewer service may be available.  Please see Area Information for enjoying residential municipal services.

Utilities & Services in the North Fork - Please see Area Information


School Information

The schools of the North Fork Valley: Hotchkiss, Paonia and Crawford, are all a part of the larger Delta County School District.  Crawford School has facilities for grades K-8.  Crawford does not have its own High School and students reaching 9th grade continue their education at Hotchkiss High School.  Paonia has an elementary school for grades K-6, and a Middle School (7-8) and High School (9-12) that share the same campus.  Hotchkiss has an Elementary School and Middle School that share the same campus with a separate High School.  The schools of the North Fork Valley rate favorably when compared to the state average, and marginally better than schools in other regions of the county.    Please see Area Information for specific school information.
More  Information available at: www.state.co.us/schools