What Do Golden's 2025 Candidates Say About Housing?

Golden United Housing Task Force
Sep 23
20 min read

Golden United’s Housing Task Force asked all the 2025 City Council candidates to respond to three questions about housing.

Candidate Questions:

Affordable housing remains a pressing challenge in Golden and across the Denver metro area. While the City of Golden has taken significant steps to address this issue, many families, students, seniors, and local workers still struggle to find housing they can afford. This challenge threatens the prosperity and character of our community and is a continuing challenge for Golden’s leaders.

Q1: Affordable housing is critical for keeping Golden accessible to families, seniors, and young adults who are often priced out of Golden. What specific actions would you prioritize to expand affordable housing opportunities in keeping with the values of our community?

Q2: Golden has adopted housing goals to preserve its remaining naturally occurring affordable housing, like the manufactured home parks that provide essential affordable homeownership opportunities but that are vulnerable to redevelopment pressure and increasing affordability challenges. As a member of the Golden City Council, how would you work to preserve and protect these housing options and the Golden residents?

Q3: Golden has identified several strategies to increase affordable housing but community reluctance has at times threatened to slow progress. How would you work with residents to address concerns about community change and build broader support for necessary solutions to the affordable housing crisis?

Here are their responses (in ballot order):

(click on the > to see their responses)

WARD 1: Emily Kurzinski

Q1. Affordable housing is critical for keeping Golden accessible to families, seniors, and young adults who are often priced out of Golden. What specific actions would you prioritize to expand affordable housing opportunities in keeping with the values of our community?

Affordable housing is an issue I care about deeply, as I have many people in my life who struggle with housing costs. As a potential City Council representative, my approach to this challenge would be multifaceted, grounded in both a Golden specific strategy and a regionally connected one that respects our community's unique character.

My approach is to be pragmatic and includes creative consideration of the whole picture of this issue, in tune with Golden’s values and character.

1. Strengthening Our Existing Efforts: A strong foundation for our housing efforts begins with our existing resources and ensuring that they remain top of mind for Golden. I would prioritize continued support and budget for our Thriving Communities Department, staff, and their housing efforts, ensuring their success independently of federal and state funding. It's also crucial that we promote greater awareness of our affordable housing and aging-in-place resources. Many residents are unaware of the assistance available to them or that they even qualify, and awareness is always the first step to getting help to those who need it.

2. Fostering Key Partnerships: We must continue to partner with organizations and county resource groups like Foothills Regional Housing, Agewise Colorado, Golden United, DRCOG and many more. These groups provide valuable resources and high-impact recommendations for our city towards directions we could adopt for Golden. I will also continue to advocate for city or joint organization/regional purchases of properties with the goal of creating permanently affordable and workforce housing developments.

3. Promoting Regional Cooperation: Golden is not an island, and we cannot address this crisis in isolation. I believe in promoting strong regional partnerships and continuing to have a seat at the table where we can work together to address the housing crisis. This is especially important for ensuring that the corresponding systems and infrastructure we have in place can meet housing demands. Ignoring a lack of regional connectedness will only halt future progress and cause community headaches.

4. Advocating for Creative Solutions: It’s no secret that Golden has a limitation on developable land. I think it's important to advocate for new and creative solutions that deal with Golden’s current limitations and are fine tuned to specifically meet our needs. Some of the thoughts I have been stewing on are the following:

○ Incentivizing Property Conversions: Finding ways to incentivize existing properties and senior living centers to convert a portion of units into affordable ones, or future sale of property for conversion. Incentivizations could include using the city housing funds for building upgrade/remodel assistance or accessibility modifications.

○ Inclusionary Zoning: Promoting the inclusion of affordable housing into market rate housing developments through methods like advocating for inclusionary zoning for new builds - meaning if there is a new multi-unit build, a certain portion of these units should account for various Area Median Income (AMI) brackets or provide cash in lieu.

○ Senior-youth housing partnerships: Increasing awareness of options for seniors who wish to age in place and need assistance with day-to-day activities to be paired with young adults in exchange for reduced housing costs.

○ Alternative Funding Opportunities: Looking into alternative funding opportunities for our resources and programs such as redirecting additional funds from marijuana tax into housing support and food insecurity funds.

I am dedicated to finding creative, collaborative, and pragmatic solutions to the affordable housing crisis, ensuring Golden remains a strong and vibrant community for everyone.

Q2. Golden has adopted housing goals to preserve its remaining naturally occurring affordable housing, like the manufactured home parks that provide essential affordable homeownership opportunities but that are vulnerable to redevelopment pressure and increasing affordability challenges. As a member of the Golden City Council, how would you work to preserve and protect these housing options and the Golden residents?

Preserving naturally occurring affordable housing (NOAH) is a high priority for me, and I am consistently saddened to see properties like our manufactured home parks come under pressure from rising lot prices and predatory companies. As a city, we must prioritize ways to support these residents and preserve these essential housing options.

Some of the specific actions I would advocate for as a Councilor to preserve and protect these housing opportunities are the following:

1. Building Safety Nets and Stressing Necessity: We need to ensure that the programs we have in place to keep residents in their homes, such as rental and eviction assistance, are fully funded and well-utilized. Eviction rates are at an all-time high in the area, and with state and federal funding often being cut, we must step up as a community to support our own. Separate from knowing these programs exist, challenges also lie with navigating applications to them. I would also work to promote awareness of the support we offer as a city to help residents qualify and apply, simultaneously ensuring our staff continues to be aware, connected, and cross-trained to aid with multiple areas of assistance.

2. Protecting Properties and Land Use: It is critical that we focus on the physical properties and the underlying land they sit on. I want to continue to advocate for zoning that specifically protects these properties, like our manufactured home parks, from predatory redevelopment. Furthermore, I support exploring opportunities for the city, or jointly with organizations, to acquire NOAH properties, which offers a permanent solution for preserving them as affordable and workforce housing.

3. Proactive Maintenance and Support: I would support directing funding towards maintenance and rehabilitation programs to ensure these properties remain safe, healthy, and up-to-date for our residents. I will also use any avenue at my disposal to address issues that may fall outside of immediate city control, helping residents navigate a path forward.

I am committed to protecting our naturally occurring affordable housing and ensuring Golden’s residents can continue to call this community home.

Q3. Golden has identified several strategies to increase affordable housing but community reluctance has at times threatened to slow progress. How would you work with residents to address concerns about community change and build broader support for necessary solutions to the affordable housing crisis?

When it comes to community change, the reluctance to embrace certain housing solutions is a valid and understandable concern. This fear, particularly when it relates to things like our roads, services, parking, and schools, is something I take seriously. As a Councilor, my approach would be rooted in transparency, honest communication, and a commitment to incremental, data-driven change.

How I would work with residents to get broader support would cover areas below:

1. Improving Our Communication: First, I would commit to making myself available for conversations with anyone who has concerns. I will also press for our city's communication and information on affordable housing to be updated, clear, and easily understandable. If something is unclear, I want to hear about it so we can improve it.

2. Addressing Misconceptions with Facts: There is a lot of misunderstanding about affordable housing. I would make it a point to consistently drive back to the core facts of "why this matters." It's incredibly likely that most residents know someone who would qualify for affordable housing. For example, a teacher in Jefferson County with an average salary of $68,000 would qualify for the 80% AMI bracket, which is $78,000 a year. It's also important to clarify that "affordable housing" doesn't always mean new, large, low-income developments. It also includes supporting seniors who want to age in place and keeping residents in their homes.

3. Focusing on Incremental Change: The community concerns I’ve heard usually stem from the fear of large, overwhelming developments. I am a strong proponent of incremental change and careful analysis, ensuring our systems have a chance to catch up. I would work to expand our accessory dwelling unit programs and secure regional partnerships to address the infrastructure and transportation challenges we face. All while working with our staff to secure the data needed to communicate the true impact any new developments would have on our community.

Through transparent communication, necessary education, and a focus on managing change with a pragmatic approach, I believe we can shift the conversation from conflict toward collaboration.

WARD 2: Daniel Sung

My first priority isn't a specific policy; it's to launch a process that can build lasting consensus. My 360-degree experience in housing—from state-level policy to helping a family close on their home—has proven to me that the only solutions that last are the ones built from the ground up.

My first action will be to launch a series of "Housing Workshops" across Golden. These workshops will be professionally facilitated, inclusive meetings designed to listen first. As a state regulator who has managed over 100 public hearings, I have the direct experience to ensure this process is fair, transparent, and effective. By combining my subject matter expertise with a commitment to a legitimate public process, we can begin to co-design a range of housing options that are right for Golden and truly reflect our community's values.

This is a perfect example of where a reactive process fails our residents. The long-term health of our neighborhoods depends on a process where all key stakeholders—especially residents, both homeowners and renters alike—have a meaningful seat at the table alongside city staff and property owners from the very beginning. Communities like Golden Terrace, which provide some of the most accessible housing in our city, are incredibly vulnerable when that doesn't happen.

Protecting these vital communities requires proactive, not reactive, leadership. My approach is to use my deep background in real estate and finance to facilitate a community-led process. I will be a partner with residents, bringing my professional expertise to the table to help them explore and vet the tools and strategies that best empower them to secure their housing and protect the diverse character of their neighborhoods.

We build broader support by earning it. The only way to do that is to replace our city's broken process with one that genuinely trusts voters and brings them in as true partners. When residents feel that their voice is not just heard, but is a critical part of the decision-making process, we can move forward together with confidence.

My entire platform is the solution. The "Consult, Co-Design, Deliver" method is how we restore trust. It means bringing residents in at the very beginning so we aren't fighting at the end. I have a proven record of championing a transparent and accountable civic process. I will bring that same standard of trust and inclusion to all of City's work.

WARD 2: Gerchard Pfau

Action 1 – the most obvious step is to make sure the $3.1m that is due from the Coorstek 9^th Street In-Lieu Fee is paid on time. The money is targeted to the Affordable Housing Trust Fund. The funds should be paid in early 2026. The council has taken the first step by passing resolution 3224 on August 25^th, 2025. Next, we must finalize the rules which will govern how projects that apply for the funds are ranked and evaluated. Next, we need to make sure the money is used as efficiently/effectively as possible when choosing projects. Finally, we need to report back to the community on the impact of the Affordable Housing Trust Fund – we get to brag about success or learn from what didn’t go well.

Action 2 – continue the city’s efforts to preserve naturally occurring affordable housing.

Action 3 – Golden Terrace zoning needs to be updated to manufactured homes (IE. MH or R-5).

Action 4 – Maintain the requirement for affordable housing to be included in large developments within Golden. While useful, this is not very effective since much of Golden is already built out – however, it’s a valid tool in those limited areas available for development.

Action 5 – Evaluate the potential to repeat the successful Golden Hills Park Coop ROC development for other manufactured home areas of the city.

Action 6 – Standardized AUD plans in order to ease permitting process time. While useful, each property in Golden is unique and it will be difficult for generic plans to apply widely in Golden.

The most impactful step is to update the zoning of the Golden Terrace Manufactured Home Park to Manufactured Homes (i.e. MH or R-5 zoning). I know the city is aware of this zoning issue, but has been stymied by a lack of response from the current owners. As you may have read on my website this is on my radar and part of my agenda is to get this zoning through. Ward 2 covers half of Golden Terrace.

The next step is to encourage the residents to evaluate whether a Coop ROC is appropriate for them.

Go slow to go fast. You cannot push people into supporting changes that they worry will impact their property values. You need to bring people along with you if you want to change their views.

· Education

· Consultation

· Listening

· Define criteria for success and impact

· Limited Experiments to test ideas and demonstrate success/failure/impact

· Regularly report back results (good or bad)

WARD 3: Loretta Huff

The cost of housing in Golden is a complex question for a variety of reasons.

● The City of Golden, as defined by the city limits, has a relatively small geographic footprint with “a limited amount of vacant land and property suitable for redevelopment.” (https://cms3.revize.com/revize/goldenco/HousingNeedsandStrategiesAssessment2022.pdf, p.6 of 110)

● The Colorado School of Mines has several thousand students who live off-campus and, presumably, most would prefer to live near campus. Many do find housing in Golden. (https://cms3.revize.com/revize/goldenco/HousingNeedsandStrategiesAssessment2022.pdf, p.7 of 110)

● Golden is viewed as a desirable place to live within the Denver metropolitan area. The entire metropolitan area has seen significant increases in home prices since 2012 as has the United States. (https://fred.stlouisfed.org/series/DNXRSA; https://fred.stlouisfed.org/graph/fredgraph.png?g=1Ms3i&height=490)

● Limitations on where affordable housing can be placed – access to mass transit -- in Golden has constrained placements.

The question becomes:

How does a town with a small geographic footprint and “a limited amount of vacant land and property suitable for redevelopment” modify the distribution of its housing options while maintaining desirable aspects of the area and respecting the desires of its community?

The total solution can not lie strictly within the city limits. Today (9/18) on Zillow, there are less than 30 rentals within the city limits with monthly rents less than $1,600 but there are over 500 rentals in that same price range within a 15-minute drive of Golden. In Golden, there are 24 properties for sale for less than $350,000, with 17 of those being less than $150,000. When you expand the search slightly to the east, there are over 150 properties for sale in this price range.

Recent steps taken by Mines to expand housing in Mines Park and build an additional, large dorm may alleviate some pressure on rentals in surrounding areas but likely not within Golden.

Maintaining existing Naturally Occurring Affordable Housing (NOAH) units is also complicated. Per Colorado Department of Local Affairs, NOAH “refers to housing that remains affordable without government subsidies or Affordability Mechanisms. These units are affordable due to factors such as location, age, or market conditions.” (https://cdola.colorado.gov/naturally-occurring-affordable-housing) The City has taken several steps of which I am aware. It gifted $2 million to a manufactured home community to contribute to the purchase of the land where the homes were located. Through GURA, it gave Foothills Regional Housing (FRH) $400,000 to help purchase the 14-unit property known as Copper Gold across from Natural Grocers. In 2021, the City purchased 1020 Archer Street for $720,000 and 230 Depot Street for $545,000. In 2024 it purchased the 6-unit complex at 15^th & Ford for $1,350,000 and set aside $500,000 for renovations. FRH was hired to manage these last 3 properties for a percentage of the rental revenue. As I understand, most, if not all, of these actions would be considered “Affordability Mechanisms.” It is important for me to understand the City’s approach in more detail and the long-term impacts on housing.

Enhancing opportunities for newcomers to reside in the Golden area and for existing residents to remain in the Golden area is one of many challenges facing the Golden City Council. Solutions must be fiscally responsible, be sustainable for the long term, take into consideration current residents’ input and desires, and maintain the desirability of living in Golden. As an elected member of the Golden City Council, I will commit to addressing affordable housing and all other issues facing Golden through diligent research, effective development of solutions and ongoing oversight of implemented changes.

I look forward to accepting the responsibilities of a Golden City Council member and to working in the best interests of Golden.

WARD 3: Brad Prince

I believe Golden must remain a community where teachers, first responders, seniors, and young families can afford to live. As a former teacher of 28 years living with my wife, a nurse manager at Lutheran Hospital, I can see how difficult housing has become in Golden. As stated, it does seem critical for those who are getting priced out. In looking at where we’ve been and where we might be going, I have been impressed with where leadership and staff have moved on this issue. Although I am sure there are those who would like issues dealt with differently, there are a number of issues I would support and prioritize related to the city’s goals. Golden’s decision to opt in to state propositions to construct and preserve affordable housing was a great step. Trusts, grants, and public private partnerships have been effective. Working together with national organizations and partnering with the county on issues of homelessness and resource centers would be an area in which I would focus. It’s important to see how they have worked in the past and how they could be even more effective in the future. Finally, I would continue to try to maintain the affordable housing we have including the support of our mobile home parks and looking for creative ways to keep them viable for our community.

One fundamental role of city council is to promote a vital community that is supportive of economic diversity. There will always be redevelopment and business pressures in this community and there are people who work in these communities to promote their interest. City council has an obligation to be the voice of our most vulnerable. It must operate on the idea of doing what’s best for the city and represent those whose interests might be in conflict with redevelopment pressures. I believe manufactured home parks are essential to Golden’s character and affordability, and I will work to preserve them.

Q3. Golden has identified several strategies to increase affordable housing but community reluctance has at times threatened slow progress. How would you work with residents to address concerns about community change and build broader support for necessary solutions to the affordable housing crisis?

This addresses the bigger questions of communication with current residents. Although the city has done a nice job of providing information through various sources, I believe it is the job of city leadership to increase the number of residents who have an understanding of what is happening in the city. Golden can only solve housing challenges if residents are engaged and supportive. But how we proactively reach out to those who live in our wards is a question I have asked again and again. If we can establish trust with more residents and try to explain affordable housing goals, this would help with community reluctance. As someone who was not aware of what these goals were and the creative approaches the city was taking, I have been impressed with what’s been done up to this point. It’s not the easiest issue to address, but most residents with a little understanding of affordable housing in Golden would seem to be supportive of the progress being made.

WARD 3: Don Cameron

Q1: Affordable housing is critical for keeping Golden accessible to families, seniors, and young adults who are often priced out of Golden. What specific actions would you prioritize to expand affordable housing opportunities in keeping with the values of our community?

Golden needs to be part of the statewide housing solution. Seniors on fixed incomes struggle to stay in their homes, and young families are priced out. I support programs like Sunshine Home Share, which helps seniors age in place by pairing them with renters who provide both income and support. I also back Neighborhood Rehab, keeping residents “safe, warm, and dry.”

I’ve advocated for projects like Calvary Flats, which will add 40 affordable starter homes, and worked to protect manufactured home communities, which offer secure ownership opportunities. I support ADUs citywide, reduced parking minimums, and higher density within our existing footprint—because density preserves our scenic backdrop better than sprawl. Golden’s character includes our mesas and open space; affordable housing should grow thoughtfully within that frame.

Q2: Golden has adopted housing goals to preserve its remaining naturally occurring affordable housing, like the manufactured home parks that provide essential affordable homeownership opportunities but that are vulnerable to redevelopment pressure and increasing affordability challenges. As a member of the Golden City Council, how would you work to preserve and protect these housing options and the Golden residents?

Long before joining the council, I advocated for preserving manufactured homes. I pushed for the purchase of Golden Hills Mobile Home Park, which residents now own, securing their future. I also urged state leaders, including Governor Polis, to expand funding for manufactured home preservation—efforts that helped shape programs like Prop 123.

Locally, I’ve pressed to rezone Golden Terrace so it can’t be redeveloped, and I’ve weighed in on county-level efforts to protect nearby Pleasant View manufactured homes. Beyond zoning, I’ve worked with groups like Golden United to educate residents on their rights, connect them to resources, and encourage self-advocacy. The successful 2025 resident-led resource at Golden Terrace fair shows that this empowerment approach is working.

Q3: Golden has identified several strategies to increase affordable housing but community reluctance has at times threatened to slow progress. How would you work with residents to address concerns about community change and build broader support for necessary solutions to the affordable housing crisis?

Change is hard, and people often fear it will harm their neighborhoods. But in my years here, projects once seen as threats—from small infill homes to larger PUDs—have become part of Golden’s fabric. The real character of Golden lies not in building styles, but in neighbors, volunteerism, and community spirit.

I listen with empathy, but I’m clear: growth will happen. Our job is to shape it responsibly. That means using tools like form-based code to ensure new housing fits in, while avoiding forms like the “urban duplex” that don’t reflect our character.

I won’t make false promises to stop growth, but I will continue to foster honest dialogue, emphasize historic preservation, and keep the focus on respectful community conversations. Golden is diverse—no one voice speaks for all residents. What unites us is the shared desire to keep Golden livable and welcoming.

From Don Cameron: For clarity I will affirm that these questions were NOT provided to me in advance, and while I did type longer answers, the answers provided above were edited to be more concise by ChatGPT. I am transparent in all my communications.

WARD 4: Sandra Knecht

First, I’d ask that the City of Golden continue our commitment to Colorado’s Department of Local Affairs Colorado State Affordable Housing Fund (SAHF) for another three years after the close of 2026. Proposition 123 was approved by voters in 2022 and directs 0.1% of state income tax revenue to the SAHF for affordable housing initiatives. Commitment to this program means that Golden intentionally increases affordable housing inventory by 3% annually, which is around 26 units. Recommitment happens every 3 years for Golden to continue serving as a liaison for affordable housing project applicants to receive funds from the SAHF.
Second, I’d recommend that the City of Golden continue to find creative opportunities through partnerships and collaboration to thread intentional affordable housing development into new and existing development plans. It’s important that we continue programs through our Thriving Communities grants to help keep residents housed and supported like rental assistance and aging in place support. I’ve recently been educated that mandating a portion of all new multi-family developments be designated for affordable housing can have unintended negative consequences. In lieu of mandates, I’d encourage our boards and commissions and city staff to identify potential incentives that will result in our housing inventory both new and existing to make our community stronger and support programs that are discovered through that research.

I would like to see Golden Terrace move under community ownership like Golden Hills has. This a significant and weighty goal, because the Golden Terrace Community is much larger, and it will require more organization to reach this accomplishment, but I believe that persistence and positivity with support from our available resources can help. My understanding is that there may be an opportunity to work with Planning and Zoning to rezone this community as a specific manufactured home community, potentially protecting it from future development with different land use.
I would also like to continue partnership with the Foothills Regional Housing authority for existing inventory opportunities within our community. We may see some changes with existing homes after the recent CSM housing expansion, and I believe it will be in keeping with the values of our community to preserve existing housing and find ways to creatively partner with nonprofits for both rental and home ownership opportunities.

I’ve been so grateful that this topic has come up frequently as I’ve been listening and learning this year to prepare for candidacy. I’ve learned that Golden United and its members are not the only folks worried about the housing crisis, and it gives me optimism that some of the community reluctance is shifting. One of the themes that I think people have started to center around is that dedicating ourselves to affordable housing does not mean completely changing the feel of Golden from what it is today. I’ve heard the concerns from folks that increasing density will change the feel of Golden, and I believe that like all changes, it’s about the experience management through those changes that matters. Increasing and intentionally adding to the diversity of our housing stock makes us stronger as a community and makes it more likely for folks to live and stay in Golden through all stages of life.

WARD 4: Brendan Firlie

No Response

For more information about the candidates and the 2025 General Election:

City of Golden--Elections

2025 General Election (information provided by Golden United)

For more information about housing in Golden:

City of Golden--Housing Needs and Strategies Assessment

City of Golden--Housing

City of Golden--Housing & Homelessness Assistance