The

Montage
Project Narrative
The Montage project is a vibrant and unique manufactured home community proposed to be
built on the existing Sam and Holly Barnes parcel on the westerly side of the Town of Hayden.
The Montage project is to be located on the mostly vacant 23 acre parcel adjacent to the south
side of U.S. Highway 40 just west of Wagner Equipment rentals. The parcel is a rectangular
piece of land, relatively flat with a 12” water main and 8” sanitary sewer main in place on the
north line of the property along the U.S. Highway 40 corridor. The parcel was annexed to the
Town of Hayden in 1992 and is identified as a future growth parcel.
The Montage is proposed as a 136 unit manufactured home housing development to provide
affordable home ownership for a cross section of residents in the Yampa Valley. The project is
unique in that it will provide amenities and maintenance usually found in higher end residential
projects in close proximity to Town and at affordable housing costs. The project owner, First
Step Homes, has over 35 years of experience in the real estate industry and is focused on
providing market-leading manufactured housing communities in Texas and Colorado.
Recognizing the lack of housing choice in Routt County, the development group believes
Montage Homes Community provides an opportunity for attainable and sustainable housing
options for many people seeking housing in the Town of Hayden. First Step Homes recognizes
and embraces the current growth in the Town of Hayden with the new school project,
downtown improvements, the centralized park and rodeo grounds and believes the Montage
Homes will be a great opportunity for housing for many people who are seeking home
ownership. Home ownership within the Montage community will include amenities, open
space, trails and a residence within walking distance to downtown Hayden. The Montage
Homes is planning to construct an amenities building which will be available to residents
offering workout facilities, computer, kitchen with bar and lounge area and office space,
playgrounds, basketball court, and picnic areas.
The location of the community will allow residents to walk the downtown and the grocery store
which are both located within a ½ mile of the site. As part of the off-site improvements the
owner is planning on constructing a sidewalk to 6th Street which will provide access to existing
sidewalks in Town. There will also be sidewalks on one side of the streets and a connected trail
system within the development to provide pedestrian connectivity throughout the community.
The individual homesites within the community will be a variety of models of innovative
manufacture home designs providing two and three bedroom homes and including a 15’ by 25’
garage. The homes will be constructed on a concrete perimeter with a moisture barrier and
road base fill which will help eliminate moisture from the underside of the home. All homes
will meet national codes housing codes and the Routt County building codes for snow loading
and structural design. Each home site will provide up to three parking space which includes a
space in the garage. The oversized single car garage allows for interior storage for each

15
resident which eliminates outdoor storage seen in some manufactured home communities.
The community is proposed to be fenced on all side to reduce highway noise and provide
security for the residents. During the design phase of the project the entry and community
area was moved westerly to allow for an acceleration lane toward the east.
The Montage will not only provide high-end attainable lifestyle for the resident but it will also
provide an additional tax base for the Town of Hayden. The increase in residential population
will increase sales tax revenues as well as an additional tax base for the Routt County RE-1
School District and the Town.
Maintenance of the roadways, landscaping, driveways and other private improvements will be
completed by the land owner and each resident will pay an association fee. The community
managers will require maintenance and appearance standards for each home, occupancy
restrictions, parking and other vehicle regulations. Pets will be allowed but dangerous breed
animals will be prohibited. The goal for the community is to promote clean and safe
neighborhood that the community and Town of Hayden can be proud.
The project owner and design teams has reviewed the Hayden Zoning Map, 3 Mile plan Map
and 2005 Comprehensive Plan with the 2007 update and believes the proposed residential
project meets the goals of the Town plans.
The parcel is identified in Area 10 of the 3 Mile plan map which is noted as the area for
additional annexation and development. The Barnes parcel is close enough to provide water,
sewer and police services without negatively impacting the town of Hayden. The project lies
within the West Routt Fire Protection and Routt County RE-1 school district. Police protection
will be provided by the Town of Hayden.
The parcel for the Montage is currently zoned AO-C-7, Airport Overlay, Commercial, which is
the same on the east and westerly parcels. The south parcel to the Montage is zoned high
density residential and is currently undeveloped. The applicant is proposing the change the
zoning to Mobile Home Residential (MHR) to allow for the Montage to be approved.

16
FIRST STEP HOMES
DAVID ZULEJKIC
DEVELOPER/OWNER

• 35-years of experience in the real estate industry and licensed electrician

• Currently owns 16 properties in Texas and Colorado with 1460 home

spaces, and an additional 337 acres awaiting development of over 2250
home spaces

• Focus on market-leading, manufactured housing communities

• Committed to building high-end attainable lifestyle communities

• Supports a team of over 80 staff

17
 HOUSING COMPARISON

Traditional Single-family Manufactured Single-family

Price Hayden median home value $312,000 $110,000 +/-
Payment Approximately $2,235 per month (20 year note) Approximately $1500 or less per month (20 year note, Home + Lot rent + tax + insurance)

Internal owner carry, Income/Employment Driven, individual consideration, flexible

Qualifying 3rd party bank, FICO Driven, Down payment 5% or more
terms, down payment 3% or less, combined income of $50K or more

Lot is leased. Home transfer via title. House can be leased, lease to own, or installment
Transfer of ownership Deed
sales contract

120 days or more to occupancy; onsite in weather; concrete 45 days from order to ship; factory built in controlled environment; state approve
Construction foundation, stick built 2x4, electrical and plumbing IBC/NEC, engineered foundation, stick built 2x4, electrical and plumbing IBC/NEC, composition
composition roof, Smart/Hardie siding roof composition, Smart/Hardie siding

Gated, Community Center, Pool, Playgrounds, green space, basketball court, covered
Amenities Ranges from none to simple playgrounds or open space cabanas and picnic area, central cluster mailboxes, Acorn overhead lighting, hike & bike
trails, Dog parks

Property Management Individual deed holder responsibility, City enforcement Onsite management governed by Regulations, 24/7 on-site enforcement

Infrastructure Ownership City Park Owners

* Median home sale prices from Xome (https://www.xome.com)

18
PROPERTY LOCATION

1300 West Jefferson | 24 Acres

19
CONCEPT SITE PLAN

The
Montage

~136 Homes | Community Center | Heated Yoga | Cross Fit Gym | Swim Spas | Playground | Dog Park | Basket Ball | Picnic Area

20
UNIT LAYOUTS

~139 Homes | Community Center | Heated Yoga | Cross Fit Gym | Swim Spas | Playground | Dog Park | Basket Ball | Picnic Area

21
NEW HOME STYLES

22
NEW HOME STYLES

23
NEW HOME STYLES

24
COMMUNITY CENTER

25
COMMUNITY CENTER
BASKETBALL COURT

26
COMMUNITY CENTER
OVERVIEW

27
COMMUNITY CENTER
PLAYGROUND

28
COMMUNITY CENTER
COMMON AREA

29
COMMUNITY CENTER
STUDY ROOM

30
 Kelly Ann Gray
City Council Member
FORT WORTH QUOTES

…I wanted to say Thank You for thinking outside of

the box and bring affordable housing to families that
want to be home owners…

Wanda Conlin
Zoning Commission

…I went out and looked and this is a

neighborhood…I think it’s wonderful that they are
planning to do an expansion of what’s already there

31
 REFERENCE LETTERS

32
 POLICE OFFICER REFERENCE

33
 “There’s clearly an affordable housing gap that’s growing and
growing and growing,” said Laurie Goodman, vice president
of the Housing Finance Policy Center at the Urban Institute.
“Manufactured housing is every bit as good as site built
housing in most cases. Why are the number of manufactured
housing units not gone up to where it was before?”

“Fannie Mae and Freddie Mac, the government-

IN THE NEWS

sponsored mortgage facilitators, announced plans in January

to make the manufactured housing market more active by
purchasing more manufactured housing loans over the
next three years.”

-From “Can manufactured housing ease America’s affordable housing crisis?”

https://bit.ly/2oTsVZe

34
 PRADERA
709 North Collins Freeway, Howe
Before

After

35
 PRADERA
709 North Collins Freeway, Howe
Before

After

36
 PRADERA
709 North Collins Freeway, Howe
Before

After

37
 COLINAS DEL BOSQUE

7700-7800 Forest Hill

Before

After

38
 COLINAS DEL BOSQUE

7700-7800 Forest Hill

Before

After

39
 ESTANCIA
8028 Wichita St
Before

After

40
 SEVEN OAKS
6713 Anglin Drive
Before

After

41
 EXAMPLE HOMES

42
 EXAMPLE HOMES

43
 EXAMPLE HOMES

44
 EXAMPLE HOMES

45
 EXAMPLE HOMES

46
FOUNDATIONS AND SHEDS

Concrete perimeter with moisture barrier and road base. This

helps to eliminate moisture from the under side of the
CONSTRUCTION

Concrete foundation with wood studs and hardy board siding

47
 COMMUNITY RULES AND REGULATIONS

• Minimum standards and management approval for all homes

• E.g., skirting, decks, carports, storage units

• Minimum maintenance and appearance standards for each home

• E.g., landscaping, lawn maintenance, outdoor furniture, storage
• Park financing available for home capital improvements

• Occupancy restrictions
• Parking and other vehicle regulations
• No parking anywhere but designated parking spaces; no “on-street” parking
• Permitted vehicles limited to cars, pickups, and motorcycles and in working condition

• No dangerous breed animals

• PROMOTES CLEAN AND SAFE NEIGHBORHOOD

48
 MANUFACTURED HOUSING WITH PARK
MANAGEMENT HAS LOWER CRIME THAN

4
SINGLE FAMILY HOMES TO THE NORTH
CRIME STATISTICS
LAST 6 MONTHS

2
BUSH MHP HAD 0 CRIMES IN THE SAME TIME FRAME

49
CRIME PREVENTION

License Plate Readers

Security Cameras Security Patrols

Emergency Access via Strobe Switch Gated with FOB access

Home provided to Police Dept for free for off duty officers 50
The
Montage
Project Narrative
The Montage project is a vibrant and unique manufactured home community proposed to be
built on the existing Sam and Holly Barnes parcel on the westerly side of the Town of Hayden.
The Montage project is to be located on the mostly vacant 23 acre parcel adjacent to the south
side of U.S. Highway 40 just west of Wagner Equipment rentals. The parcel is a rectangular
piece of land, relatively flat with a 12” water main and 8” sanitary sewer main in place on the
north line of the property along the U.S. Highway 40 corridor. The parcel was annexed to the
Town of Hayden in 1992 and is identified as a future growth parcel.
The Montage is proposed as a 136 unit manufactured home housing development to provide
affordable home ownership for a cross section of residents in the Yampa Valley. The project is
unique in that it will provide amenities and maintenance usually found in higher end residential
projects in close proximity to Town and at affordable housing costs. The project owner, First
Step Homes, has over 35 years of experience in the real estate industry and is focused on
providing market-leading manufactured housing communities in Texas and Colorado.
Recognizing the lack of housing choice in Routt County, the development group believes
Montage Homes Community provides an opportunity for attainable and sustainable housing
options for many people seeking housing in the Town of Hayden. First Step Homes recognizes
and embraces the current growth in the Town of Hayden with the new school project,
downtown improvements, the centralized park and rodeo grounds and believes the Montage
Homes will be a great opportunity for housing for many people who are seeking home
ownership. Home ownership within the Montage community will include amenities, open
space, trails and a residence within walking distance to downtown Hayden. The Montage
Homes is planning to construct an amenities building which will be available to residents
offering workout facilities, computer, kitchen with bar and lounge area and office space,
playgrounds, basketball court, and picnic areas.
The location of the community will allow residents to walk the downtown and the grocery store
which are both located within a ½ mile of the site. As part of the off-site improvements the
owner is planning on constructing a sidewalk to 6th Street which will provide access to existing
sidewalks in Town. There will also be sidewalks on one side of the streets and a connected trail
system within the development to provide pedestrian connectivity throughout the community.
The individual homesites within the community will be a variety of models of innovative
manufacture home designs providing two and three bedroom homes and including a 15’ by 25’
garage. The homes will be constructed on a concrete perimeter with a moisture barrier and
road base fill which will help eliminate moisture from the underside of the home. All homes
will meet national codes housing codes and the Routt County building codes for snow loading
and structural design. Each home site will provide up to three parking space which includes a
space in the garage. The oversized single car garage allows for interior storage for each

51
resident which eliminates outdoor storage seen in some manufactured home communities.
The community is proposed to be fenced on all side to reduce highway noise and provide
security for the residents. During the design phase of the project the entry and community
area was moved westerly to allow for an acceleration lane toward the east.
The Montage will not only provide high-end attainable lifestyle for the resident but it will also
provide an additional tax base for the Town of Hayden. The increase in residential population
will increase sales tax revenues as well as an additional tax base for the Routt County RE-1
School District and the Town.
Maintenance of the roadways, landscaping, driveways and other private improvements will be
completed by the land owner and each resident will pay an association fee. The community
managers will require maintenance and appearance standards for each home, occupancy
restrictions, parking and other vehicle regulations. Pets will be allowed but dangerous breed
animals will be prohibited. The goal for the community is to promote clean and safe
neighborhood that the community and Town of Hayden can be proud.
The project owner and design teams has reviewed the Hayden Zoning Map, 3 Mile plan Map
and 2005 Comprehensive Plan with the 2007 update and believes the proposed residential
project meets the goals of the Town plans.
The parcel is identified in Area 10 of the 3 Mile plan map which is noted as the area for
additional annexation and development. The Barnes parcel is close enough to provide water,
sewer and police services without negatively impacting the town of Hayden. The project lies
within the West Routt Fire Protection and Routt County RE-1 school district. Police protection
will be provided by the Town of Hayden.
The parcel for the Montage is currently zoned AO-C-7, Airport Overlay, Commercial, which is
the same on the east and westerly parcels. The south parcel to the Montage is zoned high
density residential and is currently undeveloped. The applicant is proposing the change the
zoning to Mobile Home Residential (MHR) to allow for the Montage to be approved.

52
 MONTAGE
A PARCEL OF LAND LOCATED S 21 SW 41 NW 41 AND PART OF
THE N 21 NW 41 SW 41 OF SECTION 9 , TOWNSHIP 6 NORTH,
RANGE 88 WEST OF THE 6TH P.M., TOWN OF HAYDEN, ROUTT
COUNTY, COLORADO

440 S. Lincoln Ave, Suite 4A

P.O. Box 775966
Steamboat Springs, CO 80487
(970)-871-6772
www.fourpointsse.com

WNM
INT
REVISIONS
6-14-2019 TAC REVIEW & RESPONSE
NORTH

No. DATE
1

A RESIDENTIAL COMMUNITY

1300 W. JEFFERSON AVENUE,

HAYDEN, CO 81639
MONTAGE
0 600 1200
Feet

DATE: 9-27-2019
JOB #: 1547-006
DRAWN BY: WNM
DESIGN BY:
REVIEW BY:

COVER PAGE
DRAWING:
SHEET #

C1
53
 440 S. Lincoln Ave, Suite 4A
P.O. Box 775966
Steamboat Springs, CO 80487
(970)-871-6772
www.fourpointsse.com

INT
NORTH

REVISIONS
No. DATE

EXISTING CONDITIONS

1300 W. Jefferson Avenue,

Hayden, CO 81639
PLAN
Horizontal Scale
60' 0 30' 60'

1" = 60'
Contour Interval = 2 ft
DATE: 9-27-2019
JOB #: 1547-006
DRAWN BY:
DESIGN BY:
REVIEW BY:

CONDITIONS PLAN
EXISTING
DRAWING:
SHEET #

© 2019 Microsoft Corporation © 2019 DigitalGlobe

2
54
 440 S. Lincoln Ave, Suite 4A
P.O. Box 775966
Steamboat Springs, CO 80487
(970)-871-6772
www.fourpointsse.com

INT
NORTH

REVISIONS
No. DATE

1300 W. Jefferson Avenue,

Hayden, CO 81639
SITE PLAN
Horizontal Scale
60' 0 30' 60'

1" = 60'
Contour Interval = 2 ft
DATE: 9-27-2019
JOB #: 1547-006
DRAWN BY:
DESIGN BY:
REVIEW BY:

SITE PLAN
DRAWING:
SHEET #

3
55
 440 S. Lincoln Ave, Suite 4A
P.O. Box 775966
Steamboat Springs, CO 80487
(970)-871-6772
www.fourpointsse.com

INT
NORTH

REVISIONS
No. DATE

1300 W. Jefferson Avenue,

Hayden, CO 81639
UTILITY PLAN
Horizontal Scale
60' 0 30' 60'

1" = 60'
Contour Interval = 2 ft
DATE: 9-27-2019
JOB #: 1547-006
DRAWN BY:
DESIGN BY:
REVIEW BY:

UTILITY PLAN
DRAWING:
SHEET #

4
56