The Crested Butte News Serving the Gunnison Valley since 1999
Warning: This editorial will not follow all the standards of Crested Butte political correctness…
There are a few giant elephants in the room with this proposed affordable housing rental project at 6th and Belleview next to True Value; size, location and amount of time spent for the public and town to thoroughly consider it all.
Most everyone will agree that providing low-income rental housing in Crested Butte is a good thing. It helps provide economic diversity and keeps the community more “real.” It assists those workers behind the counters and pushing the snow shovels to be closer to their jobs. As property prices increase a lot faster than wages in Crested Butte, finding ways to allow entry to mid-level workers a place to live near work is a positive. Getting $4 million of “free” federal money through tax credits isn’t bad either.
But honestly, I am hearing a lot of concern on the streets about putting this large project in such a high-profile place. That it is a very dense, low-income, affordable housing project is a worry as well. My initial inclination is to agree with those concerns. The proponents have the burden of answering a lot of questions and allaying valid concerns before the town starts making changes to allow it. I’ve heard some good arguments from the proponents but the public in general and the town council in particular needs to be informed since this project will no doubt change the character of the southeast part of town.
Hence, there is a need for a very public policy discussion at the council level. That discussion should start Monday and it should not be centered only on rezoning but rather the big picture of the proposal.
The Crested Butte Board of Zoning and Architectural Review (BOZAR) is currently looking over the proposal for the 21,000-square-foot, three-story, 30-unit rental project. Aside from the school, it will be the biggest building in town. (The proposed concept for the Center for the Arts expansion would be even a tad larger if approved). Under the rules set before them, BOZAR won’t discuss “massing” of the building until later in their process. That’s a little ridiculous in my opinion since it is one of the elephants that come with this project—especially since it is near the first stop as you enter town. BOZAR has already recommended to the town Planning Commission (the Town Council) the rezoning and regulation tweaks needed to fit the big building on the proposed site. The council will hear that recommendation Monday and then hold a public hearing on the matter most likely in December.
Before the plan goes so far down the road there is no turning back, the Town Council should definitely discuss the entirety of the project as a policy item. Is a large, low-income, densely populated housing project appropriate for this highly visible space? Outgoing Councilperson John Wirsing said he felt some of the town staff was manipulating passage of the project in a way that wouldn’t even be considered for a commercial development proposal. He indicated there is sometimes a blind zeal when it comes to the issue of affordable housing that clouds some long-term vision. He has brought up certain questions he feels are being overlooked. Does taking away some B-2 (property zoned for business) and T (property zoned for tourism that could hold a hotel, for instance) lots and allowing residential affordable housing on such make sense? Is that the right place for a high-density housing project? He points out there is property set aside in Crested Butte specifically for affordable housing projects.
The fact is that as proposed, a 21,000-square-foot building would be the largest building in town. It is more than twice as big as the Crested Butte Hostel. The CS Irwin building is 12,000 square feet, while Clark’s Market is 14,000 square feet.
Looking over the portfolio of one of the proponents, Coburn Development, we can be confident the design of the project will be pretty sweet. I think the firm led by former town councilman Bill Coburn can craft a good-looking building that reflects the Crested Butte character. That is a huge part of corralling the elephants. Is it enough?
Location is an issue. The entrance to any town says something significant about the place.
When you come into Crested Butte you are greeted by the Crested Butte Community School and preserved open space that used to be ranch meadows and wetlands. The summer ball field and winter Nordic track shout Crested Butte. A mom-and-pop hotel is visible on the left across from a chrome dragon and knight before you see the movie theater, grocery store and hardware store. On the right is the pre-school, Center for the Arts and Alpenglow field/little kid soccer pitch. Everything speaks to Crested Butte: community and school, outdoor recreation and growing arts community. Workers also speak of Crested Butte so the question is: Is this the right place and will it hold up in the long run?
That is one of the busiest areas of town. Is adding a major residential project to consistent business congestion a great idea as a policy decision? Bringing in real people to live in a real town is a good thing but real people come with real issues. That shouldn’t be brushed off. It may or may not be the highest and best use for that property but let’s all understand that it will change the character to the entrance to town and the council needs to address those very real issues. Just talk to people living elbow to elbow over by Bad Dog Alley, the Meadows and Silvanite.
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Rental housing is different from owner-occupied housing. The one-bedroom units will be about 520 square feet. Decks are not likely. Decks provide personal storage and that concerned BOZAR but decks also provide a place to breathe and a bit of sanity. When I rented in Crested Butte I was a pretty good tenant. I’m a better homeowner. Putting strict covenants in a lease won’t keep a low-income renter from drying his underwear on the porch or having a dog that weighs 50 pounds instead of 45. One of the trademarks of the people who live here in this valley is activity. The demographic of this community comes with toys. There are little toys like skis and hockey skates. Medium toys like kayaks, rafts, grills and bikes (road, mountain and townies). And there are bigger toys like snowmobiles and trailers. Dedicated storage is being planned as part of the deal. Will it be enough and will it really be used?
Everyone cites the need for super-strict management guidelines. The town must have confidence in the T’s being crossed and the I’s being dotted. That will be up to the new Gunnison Valley Housing Authority. How much extra traffic will end up there? Will there be one car per unit or more? The real answer is more – hello girlfriends and couch surfers. Someone actually asked if the dreaded traffic light would be needed. Are corners being cut to accommodate a politically correct (and valid) concept? Trash and snow removal look tough in the initial design. Parking from the alley? What could go wrong there? That area might be an appropriate place for a larger building but is this building too large and out of scale for Crested Butte?
The bottom line is that the concept is good and there is the opportunity for federal tax credits that essentially will leverage $4 million. The designer is a proven professional, so architecture should be top-notch.
But the council should take the needed time to air out all the pros and cons… for the big picture. In five or ten or 15 years is the council going to regret changing the zoning to get this instead of a boutique hotel at the entrance to town?
These very fundamental questions need to be answered by the Town Council as a matter of policy. The answers might fall into place to make the decision a no-brainer. But the discussion needs to happen sooner rather than later. And not as an isolated piece of zoning but as a big policy debate that has not yet taken place at the legislative level.
