Council sending a dangerous signal

Monday morning surrounded by powder I screamed in joy at the top of the Glades. Eleven hours later I screamed in frustration (literally) at the Crested Butte Town Council as they sent a signal that appeared to convey they were more concerned about a developer making money in town than protecting some of the things that keep Crested Butte unique.

The council members sent a lot of signals Monday. They spent five hours in a group “retreat” instead of skiing one of the best powder days in years. They spent another five hours at a council meeting discussing some major issues. They headed down the path of a roundabout at the entrance to town. They supported updated affordable housing guidelines in town and across the county. They indicated they were good with the potential major rezoning of a big parcel of property at the north end of town.

The rezoning signal is the one I want to focus on because it could be a game changer and I’m not sure all the council members understand that.

The developers of Sixth Street Station, which is now being called the Crested Butte Hotel, asked the council to rezone the four town blocks that run from just north of Gothic Field to the end of town. The reason for the request is that the current zoning, B-2, does not make a big high-end hotel at that location “economically viable.” They basically want another 20,000 square feet to be allowed on that land and squeezed into two blocks to fit an 88-room condo hotel on the site. The initial proposal calls for the two end blocks (not lots but blocks) to be parking lots. The look has been likened to a Walmart parking lot. The middle two blocks will be the site for essentially two 31,000-square-foot buildings. That may not be big for Telluride or Mt. Crested Butte, but it is pretty massive for Crested Butte.

Now the big block concept could change as it goes through the BOZAR process. The developers have the ability to put out a nice product but size matters. So it was a little strange to me how cavalier some of the council members appeared to be with the request. This is a major deal. It will change the look of the corridor heading to the mountain, and especially coming down from the ski hill. A changing look is to be expected but the deciders should have perhaps taken some contemplative time to really think about major changes resulting from this before deciding to send it back to BOZAR with a signal they are open to major zoning changes.

The reason it came to the council in the first place was to take the council’s temperature about permitting a larger than allowed building on that site in order to help a development project make money. If the council didn’t like that overall concept, the idea was to say so and save the developers precious time and money, as well as the town. The signal sent was that they are okay with the idea of bigger buildings in high profile spots, but the discussion was thin after a long day talking council stuff and the throwback to BOZAR just seemed like an easy punt.

I appreciated former BOZAR chair and current mayor Glenn Michel’s reasoning to not be so quick with giving a thumbs up to such a major change to the town’s land use plan. Most of the council members seemed charmed by the developer’s argument that a high-end hotel would alleviate traffic and add to a pedestrian culture in Crested Butte. Really? I understand the pedestrian enhancement argument in the winter as long as they provide a hotel shuttle to Elk Avenue and the ski area. Councilwoman Erika Vohman noted that guests staying in a hotel of that caliber would seem more likely to drive to Elk Avenue than hop on a public bus. In the summer, everyone wants to explore the different valleys and will rent a car even if they fly in to the valley.

The council just seemed so accommodating without asking a lot of questions or putting in a lot of thought over what is really a big deal. They didn’t appear to even want to listen to their staff. Maybe they were tired. That’s a lame excuse.

It was one of the few times I’ve seen a council vote for an economic argument over the big picture. And that is scary in the long run. These developers currently have an approval for a hotel on the site, but claim the current plan in the current economy is too expensive. Fair enough. The current approval is a solid mixed-use development with some mountain town charm. The developers could also submit plans for a smaller hotel that fits into the current zoning. So it’s not like this zoning change is crucial to an in-town hotel. But the majority of the council bought the good sales presentation of the developers Monday night.

Several council members mentioned that the massing of the buildings might be too much and be an issue that wouldn’t make it through BOZAR. Another was adamant about larger setbacks. It’s crazy but those council concerns advocate for B-2 zoning. B-2 requires larger setbacks and less size and massing than a T zone! Yet they gave a nod to start the process of changing the zoning despite obvious staff concerns over what it would mean in the big picture of town. Instead of asking for more time to look at the issue more thoroughly and thoughtfully declare the big picture ramifications a positive or a negative, they sent a mushy signal to figure out a way to get a big hotel along the highway.

Frankly, the council sent this signal with less discussion and fewer requests for more public benefit than they had over another developer’s proposal for some homes on the 44 acres outside of town. If the council is inclined to allow this, it too, my friends, should be a negotiation.

The developers get the biggest benefit and will see the profits up front when they sell the condos. The town gets…

Granted, after a terribly muffed motion was approved and then rescinded (perhaps because they were all exhausted?), they ended up voting 5-2 to ask BOZAR for a recommendation on whether to allow that zoning change. But the request was clear from staff and proponents that they wanted a signal from the council if it was even worth pursuing. It apparently is but without clear reasoning.

 

BOZAR seemed initially split on the idea at its December meeting. Some at BOZAR said big buildings were the new wave of what to expect in Crested Butte. I am not a fan of that wave. Others said the land was meant to provide a different sort of businesses that benefitted the town. Let’s hope BOZAR takes a thorough and thoughtful look at big picture ramifications of this request.

I would anticipate owners of other similar B-2 parcels will be making similar requests in the future. Speaking of the future, in the grand zoning scheme, this is where retail establishments would expand after Elk Avenue is built out. Not with this rezoning. Council also appears to be failing to consider this long-term impact.

The development team—whom I like and respect, by the way—has stated clearly that they believe people come to the area because of the town. They are right in many respects.

So let us not forget that Crested Butte is the attraction in part because of the small town feel, the personal scale, the unique look and its plan of thoughtful development that keeps Crested Butte different from places like Telluride and Breckenridge. The majority of this council seemed to just send a signal saying it is okay to chip away at that.

It’s as if some members of this council forgot that sometimes saying “No” to an individual request is really saying “Yes” to the overall town. That is a disappointing and dangerous signal to send.

—Mark Reaman