Frequently Asked Questions (FAQ)
TEENS, Inc.’s proposal to lease the Old Town Shop Site
The purpose of this document is to address frequently asked questions and to share information about TEENS, Inc.’s proposal to lease the Old Town Shop site in Nederland to expand Early Childhood Education and care for the Nederland region. This proposal will go to a town wide mail in vote (special election) occurring July 30, 2024. This document will be updated as information changes or more questions arise. If you have any thoughts or questions, please reach out to Stephen LeFaiver, Executive Director of TEENS, Inc., at stephen@teensinc.org
What is being proposed by TEENS, Inc.?
TEENS, Inc. is proposing to lease the vacant Old Town Shop Site (750 W. 5th St.) for a $1 / year for 99 years to build a new infant, toddler, and preschool center.
Why is TEENS, Inc. proposing a $1 / year lease?
A lease protects the Town’s investment by ensuring that it will always be used for an urgent community need - Early Childhood Education (ECE) and Care. The reality is that ECE Centers that pay decent wages and offer financial assistance need ongoing operating support from municipalities. TEENS, Inc. is not seeking ongoing funding, rather they just need the land to build the center.
Who is TEENS, Inc.?
TEENS, Inc. is a 501(C)3 nonprofit corporation with the mission to support, educate, and empower youth and their families to make healthy choices and thrive. They serve over 400 teens, 150 elementary aged students, 35 preschoolers and 35 parents each year. More information can be found at www.teensinc.org.
How is a nonprofit business different from a for-profit business?
Businesses designated as 501(C)3 nonprofit corporations are required to reinvest any profit back into pursuing their mission, unlike a for-profit business that can distribute profits to shareholders. Nonprofit organizations are governed by a board of community volunteers versus a paid board of directors. To be granted 501(c)3 nonprofit status by the IRS, a business’s purpose must be to serve the public good.
What happens if TEENS, Inc. quits running a preschool?
The building will become the Town’s building to utilize for public benefit.
Who will pay for the building?
TEENS, Inc. will raise all necessary funds to build the building and run the preschool.
Is this a residential neighborhood?
The neighborhood consists of public, medium residential, and neighborhood commercial zoned parcels. The proposed site is about 300 feet from the Nederland fire station.
What is currently on the land?
The land used to serve as the shop site for the Town of Nederland Public Works department. Nothing other than a concrete slab is currently on the site.
Was this land committed to affordable housing?
In 2017, the Town of Nederland passed Resolution 2017-13 “in support of affordable housing at 750 W. 5th St., also known as the former Town of Nederland Public Works shop site.” Resolutions are non-binding and since 2017 no organization has come forward to propose or build housing on this site and the town has no town-funded plan to build housing on this lot.
Are there any environmental impacts from the previous uses?
All soil samples that have been completed show no issues and the CO. Department of Public Health and the Environment deemed it a safe place for a preschool. Out of an abundance of caution, the town completed an EPA Phase 1 and 2 assessment which returned with 4 recommendations which will be followed.
Sample for asbestos before building and mitigate if necessary
Sample in areas where staining is observed on the concrete
Access the existing monitoring wells to ensure they are intact and useable
Test for radon and mitigate as necessary
What other sites are available?
The Town owns land throughout town but this site has been deemed the most viable and ready and provides easy access less than 300 feet off of the main road through town. No other public or private land has been offered.
Is the town giving away the land?
No, the town will maintain ownership of the land and if for whatever reason TEENS, Inc. cannot run the center, the building will become the town’s building to utilize for public good.
Why would the town allow TEENS, Inc. to utilize this land?
Early Childhood Education (ECE) and care is a critical need within the community. Currently, the only year round preschool (New Explorers Learning Center operated by TEENS, Inc.) has over 70 children on the wait / interest list. Childcare is an essential service in a community as it is the foundation for attracting and retaining the next generation of residents, by allowing parents to work, employers to retain employees, schools to maintain enrollment, and businesses to thrive, contributing to the economic health of the community.
TEENS, Inc. has a $5 million budget, why can’t TEENS, Inc. purchase the land?
A limited amount of funds are available to be raised through grants and donations and TEENS, Inc. already expects to secure a loan to complete this project. TEENS, Inc. develops its annual budget based on the cost of delivering its youth programs (expenses), then raises the needed funds (revenue) to meet those costs throughout the year. About half the budget ($2.7 million) consists of a self-contained contract with the Division of Youth Services to run a secondary / post secondary school in Golden, CO. The remaining amount is funded through donations, grants, fundraisers, and other contracts. The funds raised support its Nederland based programs, which are offered at low- or no-cost to area youth with “cost” never being a barrier to participation for any young person or family. Each year, TEENS, Inc. strives for a balanced budget where revenue equals expenditures. The vast majority of revenue is restricted for already established programs. Any “profit” is put toward the goal of having 3-6 months of operating reserves in the bank in the event fundraising goals aren’t met. This is a standard of practice for fiscal responsibility in nonprofit organizations.
Why can’t TEENS, Inc. purchase an existing building?
While TEENS, Inc. has spoken with five different landowners and a realtor, no suitable option for land or a building exists. ECE centers are very specific as they need to adhere to numerous rules and regulations so oftentimes renovating does not create the most suitable outcome. TEENS, Inc.’s vision is to create an amazing learning environment that will serve the community now and into the future. Furthermore, TEENS, Inc. looks to serve community members most in need by offering unlimited Child Care Assistance Program (CCAP) and a sliding scale while paying livable wages with benefits. ECE centers that do this do not make a profit and rely on other avenues for funding (grants, donations, public support). Limited grants and donations exist to raise the funds necessary to complete this project. Furthermore, TEENS, Inc. already expects to secure a loan to complete this project in a timely fashion. This is why TEENS, Inc. is seeking the partnership with the town.
Why can’t TEENS, Inc. just raise more money and buy the land from the Town?
To purchase the land it will need to be rezoned from the currently zoned public use. Schools are allowed on publicly zoned land and the Board of Trustees expressed that they do not want to rezone this parcel. Partnering with the Town of Nederland will help leverage funding needed to construct the new building. A public-private partnership between the Town and TEENS, Inc. will result in a needed community resource that will support economic stability for the Town. Providing land for this initiative has a significant return on investment for the Town and in the short term will help TEENS, Inc. raise the needed funds to build the facility. Lastly, by leasing from the Town, the residents are assured that this parcel will be used for childcare now and into the future.
Don’t we have a preschool in town already?
TEENS, Inc. operates the only year-round preschool, New Explorers Learning Center (NELC), that has a capacity of 20 children aged 2.5 - 7 years old. Caribou Mountain, located at Nederland Elementary School, is a preschool for 3 and 4 year olds that runs during normal school hours (8:30 - 3:30, no summer hours). No care for children under age 2.5 exists throughout the region. NELC has over 70 children on the wait / interest list.
Will this project adversely impact town infrastructure?
Town staff has determined that the town can serve this building without need to expand any utilities / buildings.
Will the Town of Nederland residents be paying for this?
This project will not increase any taxes or utility bills for town residents.
How big is the lot?
The Old Town Shop site is about .75 acres (~30,000 sq ft). For context, the fire station (the other publicly zoned lot about 150’ away) sits on a 33,622 square foot lot.
How big is the proposed building?
The conceptual plans show a 10,000 square foot building yet TEENS, Inc. is just beginning to work with an architect. The hope is that this building will be smaller while also serving the needs of the community. The rest of the site will be used for parking, outdoor play space and garden space (including a greenhouse).
Will it be a one or two story building?
This is yet to be determined as TEENS, Inc. has yet to begin the schematic design phase.
How much will the building cost and who will pay for it?
We anticipate the building will cost between $6 and $7 million dollars but since we have not zeroed in on the size, capacity and materials, we do not know for sure. TEENS, Inc. will raise all the necessary funds through federal, state and private grants and donations.
What will the hours of operation be?
Between 8:00 and 5:30 Monday through Friday. There will also be 20 - 25 days / year when the facility will not be open to students and staff (holidays) in addition to 9 - 12 days of teacher work days where no students will be on premises.
What is the capacity of the proposed center?
The exact capacity has yet to be determined but somewhere around 65 year round students.
Can skiers drop off their kids before skiing?
No, all students will need to be enrolled in the school and attend weekly.
What about the creek?
TEENS, Inc. plans to improve the riparian area with native vegetation and also a town maintained trail.
How many people will be employed?
Depending on enrollment, we anticipate between 13 and 18 people will be employed at the new center. In addition, TEENS, Inc. plans to collaborate with local schools and Boulder Valley School District to create internships and work based learning opportunities for high school youth.
Will it be over 120 cars / day for pickup and drop off?
No. If the school is at capacity (and we hope it will not be) and we have 65 students (still uncertain on total capacity). At least 20% will be siblings and 10% will be absent therefore more likely ~46 vehicles in the morning spread out between 8:00 and 9:00am and another 46 in the afternoon spread out between 3:30 and 5:00pm. TEENS, Inc. and the Town also plan to pursue Safe Routes to School funding to enhance the area to make it more walkable / bikeable for families.
Will there be other activities beyond daycare taking place?
The facility will be dedicated for use as a daycare/preschool facility. No other use was included in the Special Review Use permit.
Will this serve just residents of the Town of Nederland?
The school will be open to all residents. Over 50 families representing over 65 children from our wait / interest list have responded to our request for information. Over 70% of respondents live in the 80466 area code; over 40% live within the Town of Nederland limits. Over 30% believe they will be eligible for financial assistance.
How do I register to vote and when do I need to register by?
You can register to vote anytime up to and even on the day of the election through this website: https://bouldercounty.gov/elections/register/
Will Town of Nederland tax-payers be subsidizing the use by non-Town of Ned residents?
No. The majority of the Town of Nederland revenue is generated from sales and use tax. Property tax is only 15% of the budgeted revenue. A childcare facility is likely to increase sales and use tax revenue by keeping families in the community, creating a net positive.
Source: https://nederlandco.civicweb.net/document/110598/
Will removing this property from potential property tax revenue negatively impact the Town’s budget?
This property has never generated tax revenue as it has always been designated for public use and has been vacant for nearly 20 years. A childcare facility will benefit residents and businesses, and contribute to tax revenue through increased economic activity in the following ways:
On average, businesses lose $1,640 a year for each working parent due to lost revenue and hiring costs because of insufficient child care.
Investments in high-quality child care and early learning programs can generate up to $7.30 per every dollar invested.
The availability of early childhood education programs attracts homebuyers and increases property values by $13 for every dollar invested in programs.