The Crested Butte News Serving the Gunnison Valley since 1999
30-unit project will move ahead at Sixth and Belleview
The Crested Butte Town Council sent a strong message Monday night that Caddis Flats is not only a good project where it is being proposed; it also might be the best project for that piece of property.
The council voted 6-1 to move ahead with the technical zoning changes needed to accommodate the proposed 30-unit affordable housing project at Sixth and Belleview next to True Value. While a public hearing on one of the zoning changes will be held this Monday, December 16, the council members signaled they support the project and are in favor of the zoning adjustments.
The proponents will continue through the Board of Zoning and Architectural Review process and the developers hope to have everything lined up to make an application in early March 2014 for $5 million in federal tax credits to help fund the project.
The council held two meetings Monday night. The first was a Planning Commission meeting to discuss amending the zoning map to allow Caddis Flats to change some business-zoned property to T-zoned (tourist-zoned) property. The commission, which is made up of the council members wearing different hats, also discussed the minor subdivision of two tracts of land in the proposed property. The council then approved changes to the overall T-zone in town allowing such affordable housing projects in the T-zone.
Councilperson Chris Ladoulis voted against all the measures. He indicated he wanted more time to explore all the ramifications of the changes and the project in general.
The meeting started with an outline of the project by Crested Butte building and zoning director Bob Gillie to update the approximately 12 people in the audience who came to comment. “The rezoning and the project in general are generally consistent with the Crested Butte Land Use Plan. That document strongly supports workforce housing,” he said. “People who live here, work here, volunteer here, all add to the community. It’s a goal in the value statement of town with land use issues.”
The project’s proponents also made their case. Gunnison Valley Regional Housing Authority director Karl Fulmer explained he was approached by the Coburn Development group about a year ago with the potential for the project and asked to formulate financing.
He said the tax credit program seemed to fit the proposal and it was pursued in partnership. “We are probably spending more money than normal at this phase of the plan,” explained Fulmer. “We’re aware it is a visible site and there are sensitive community concerns about the location of the project.”
Bill Coburn said his company has conducted three other such tax credit projects in Colorado. “Doing these projects in resort communities is usually very difficult, given land prices,” he said, “but the group awarding the tax credits really likes to do these in resort communities if possible.”
Melanie Rees of Rees Consulting is studying the need for this type of affordable housing in Crested Butte. She has performed many such studies in similar mountain resorts. “This project will serve a void not being served right now. It will house year-round employees as opposed to seasonal employees. It will provide very affordable rents for quality housing. The rule set will prohibit congestion since you won’t be able to have all these roommates and girlfriends moving in. It will be professionally managed.”
Rees indicated the current market rental rate for one-bedroom units in Crested Butte is $956 per month. Depending on the income of a potential renter, Caddis Flats would rent one-bedroom units for between $563 and $692.
“I’ve always said … build housing, not highways,” said Rees. “It’s sustainable development to build housing near people’s work and public transportation. Part of community is living where you want to live.”
Mayor Aaron Huckstep reported the council had received numerous emails both supporting and raising concerns about the proposed project. He then took public comment on the project.
Crested Butte native Emma Vosburg recently graduated from college and moved back to Crested Butte. “Affordable housing benefits the entire community not just the people living in affordable housing,” she said. “This is a project Crested Butte needs. It is a great location. I don’t want to live up on the mountain. I want to live in town near people in my situation. I think it meets the needs of a large group of people in Crested Butte. I think it would serve young professionals.”
Resident Margo Levy pointed out that those making about $15 per hour are the workers who would qualify to live in the project. “The bank tellers, the baristas, the retail clerks. This is very different from Marcellina in Mt. Crested Butte. This is an excellent use of that property.”
Local Crested Butte landlord Marcel Medved told the council he had three units he was renting in town. He expressed concern this project would compete with his rentals since he has a mortgage to pay on his units. “There is nothing wrong with living in Mt. Crested Butte or Crested Butte South,” he said. “It’s the difference between a want and a need. We feel this could be unfair, subsidized competition. Most people right now are paying $500 to $700 for these type of units. We don’t see a huge shortage. It’s not like we can command a lot more money.”
“This type of project helps make for a happy community,” stated resident Erika Vohman.
Willa Williford now owns a home in Crested Butte but was a resident of affordable housing in one of Coburn’s affordable housing projects in Boulder. “They are high-quality developments and this type of project can be a gateway into the community,” she said. “If you didn’t know they were affordable units, you would never know. They look like everything else.”
Ken Stone of the Nordic Inn said he was all for affordable housing. He said he and his partner have three and a half acres of land in Mt. Crested Butte by the Nordic Inn that might be useful for a similar type of project. “These projects look toward the future,” he said. “CBMR is the biggest employer in the valley. Maybe it makes sense up there. There are other locations out there and perhaps our property in Mt. Crested Butte makes sense as an alternative,” he suggested.
Former councilperson John Wirsing reiterated his concerns with the location. “Changing the rules to fit this situation sets a precedent you may not like later,” he said.
Local real estate broker Joel Vosburg said the project would provide opportunity for people to come to the valley and get their feet on the ground, like he did 33 years ago. “It’s a way for someone to start moving up the ladder,” he said. “Without workers living in town, the town will begin to lose its character. I see this could be the blueprint for multiple projects throughout the entire valley. Affordable rental housing is important.”
Vosburg suggested the council go a step further and provide town land for some of the parking, especially if residents planned to park their cars for the winter season. “In 30 years, you will look back and this will be one the best things the town has ever done.”
Councilperson Jim Schmidt said he had contacted some public officials in Vail who said similar tax credit projects were very well done and blended in with the community.
“I think it is the right location,” said Councilman David Owen. “It’s a dense part of town with mixed uses. It’s not out of context with the neighborhood. The Bob Gillie memo demonstrated this is the best location for the project. I think this is the best site for the project.”
“At first I didn’t think it was the right location,” said Schmidt. “But this parcel fits in parking and snow storage. Knowing Coburn’s designs, I’m not concerned about that. As for congestion, I think it works since people won’t get in their car to go to the grocery. There is storage for the toys and other large buildings in the area make the scale appropriate. As to the type of people who might rent the units, I rented for a long time in this town and there’s a lot to be said about not having to do the college-type shuffle. It’s about community values to me. I think affordable housing can work at this location.”
In response to a question from Councilman Glenn Michel, Fulmer said the cash flow was projected as tight in part because of the large maintenance budget. “We are being aggressive with maintenance and management,” he said. “We have $137,000 a year budgeted for this fund and that’s pretty aggressive for a 30-unit project.”
Fulmer responded to a question from Councilman Roland Mason, saying that it was probably too late to change the location and apply for tax credits this March.
“I will echo Jim and David’s support for the project,” said Michel. “This is well set back from Sixth Street. I think affordable housing is an integral part of a good community. I think we should embrace this and be proud of it at the entrance to town.”
“I think having it there sends an excellent message,” said Councilman Shaun Matusewicz. “It shows the values of the town. I support this project.”
“The location issue has been tough for me,” admitted Mason. “I don’t think it is the ideal location. But the pros are outweighing the cons. I think it will work well there.”
The lone council disagreement was voiced by new council representative Chris Ladoulis. “I agree we need to make inroads with more affordable housing. But it boils down to location. I’m not sure this is the best option. I wish it had been evaluated and come to the council in a different way. We’ll be making a decision we will have to live with for 30 years. Once we’re there, we’re there. To be a success, it has to look good for 30 years. It has to make a dent in the need. I don’t hear that this is the answer. It is part of an answer. So let’s be cautious. Let’s take more time to truly analyze this proposal. Are we just subsidizing a migration of people coming into town from Mt. Crested Butte and Crested Butte South? If we get workers moving up from Gunnison, that makes sense, but if we get a person living in Mt. Crested Butte and working for CBMR to move in here, we’ve just lengthened their commute to work. Is that worth this investment? The trade-offs are significant. I don’t like taking away tourist-zoned property. It’s an important decision. I wish we’d take more time and really think about it.”
“I think it will keep people here,” replied Schmidt. “It’s another small piece of affordable housing. But all the pieces help.”
“Twenty or 30 years from now, it will look visionary,” added Michel.
“I agree that this might be one of the best places in town for this type of project,” concluded Huckstep.
Mason asked if the developers might help improve the Clark’s Market bus stop since the project will have a big impact on the facility. Gillie said he would bring it up officially with Coburn.
The council voted 6-1 on the proposed zoning changes. The developers are in the process of going through the BOZAR process with the hope of applying for the tax credits next March.
