So much anymore comes down to dollars and cents. The feds are pushing the county to help pay for improvements to the Cottonwood Pass Road. The full monty would cost Gunnison County about $5 million for a 17 percent match that widens and paves the rest of the road to the top of the pass. The latest revised project would address just the top five miles and would scale back the cost to about $3.5 million for the county, plus or minus, depending on whether the road gets a layer of asphalt.
Personally, my vehicle is pretty old. The road is old. When it’s thin and wash-boarded my old vehicle takes a beating. I could get behind an upgrade to that road. A smooth ride that saves a half hour to the Front Range is okay with me. On the other hand, I’ve heard the suggestion that the real game changer for paving in the county would be Kebler. That move would open up access to a whole part of the state that might find its way over here from the growing cities of Montrose, GJ and beyond…

The ski resort is expected to announce next season’s ski pass prices as soon as this week. I was more than pleasantly surprised when last year the company lowered the price of a pass to $599. Thanks goes out to them. Had they raised the price, I’m afraid they would have seen a lot of folks veer away from the pass and choose alternatives, whether it was a Monarch season pass or a snowmobile that acts like a chairlift to the backcountry.
So as I hold my breath this week, I’ll put it out there that this season’s success is due in part to the bold season pass move of last year. Yeah, I guess great February snow might have played some part in it but skier day numbers were helped by affordable season passes. Let’s hope that innovative decision (for a destination resort off I-70) is carried over. Those few hundred dollars really matter to the working class families that enjoy resort skiing.

Listening to public comments at the recent BOZAR meeting concerning the proposed Music Hall in the old Grubstake, it is apparent that most everyone wants to see that town centerpiece renovated. I think the project would bring good energy, lots of music and a more regular vibrancy to the center of this small resort town. It would be a draw to people visiting and a benefit to those living here. Now, being a writer more than a mathematician, it looks to me like before any dirt is turned on the project the developer will be in for approximately a million bucks to the town. That’s $715,000 in parking fee payments, another $200,000 in affordable housing fees plus all the other permits, use taxes and tap fees. There’s a chance those fee calculations could go up this summer. The developer certainly has the dough to write the check but it sure seems pretty expensive to me. Heck, like I said, a few hundred dollars makes a difference to the working people around here. I haven’t decided if that’s just “growth paying its own way” or the new reality for this resort community. Either way, that price tag makes me cringe a bit. Hopefully it won’t make the project fade away.

Parking a big issue

The idea of renovating the old Grubstake building in Crested Butte to be a bar, restaurant and music hall appears to have the support of the town citizens and the Board of Zoning and Architectural Review (BOZAR). The project came before BOZAR on Tuesday, March 25 and the board unanimously approved the idea of the developer being allowed to provide payment-in-lieu (PIL) of parking for 55 spaces, and was on board with the general concept, size and architecture of the proposal. Read More »

Waiting on Big Air safety
The town is waiting on the safety report from the Tilton Safety Group concerning the Big Air on Elk event scheduled for March. The town’s insurance company and some town staff were expressing concern over the potential for injury with the event so the council agreed to pay for a safety report from Tilton. It was hoped the report would be complete by the end of last week but as of Tuesday, the town still had not received the document. Town manager Todd Crossett said he expected to see it soon and the staff would evaluate its recommendations. Read More »

Protecting the deed restriction from foreclosure

In an effort to protect a long-term affordable deed restriction on a dwelling near Paradise Park, the Crested Butte Town Council has authorized the staff to purchase the unit before it goes into foreclosure. Read More »

Putting USE back on the agenda
Town manager Todd Crossett told the council at the February 3 meeting that he and town attorney John Belkin had a brief conversation with U.S. Energy (USE) president Mark Larsen. “U.S. Energy told us they were interested in a proposal from the community to buy them out, take over the VCUP and take over the water treatment plant,“ he said. Read More »

The members of the Board of Zoning and Architectural Review (BOZAR) want you to know that Caddis Flats is not yet a “done deal.” Some of them are a little frustrated that people think it is done and approved and there is no room to move. There is room to move. My gut says it comes in inches instead of yards but the final plan will look somewhat different from what is on the table today. The BOZAR is actually quite good at making projects look better as the sometimes-torturous process goes on.
However, the three-story, 21,000-square-foot building accommodating 30 affordable housing units has cleared the board’s concept and general plan phases. There is one more major approval at the building permit stage and between now and then there will be meetings to iron out details.

BOZAR members are asking for more “public input.” They truly do rely on it when making some decisions. They’ve heard the concerned whispers and talk on the street about the location and size. But few people are coming to the meetings to voice their concerns. And I doubt they will. No one wants to be “That Guy” speaking up against Crested Butte affordable housing.
So I’ll pass along what I (and they) keep hearing. Yes, affordable housing is a good thing for Crested Butte and the upper valley. Having workers live here has a ton of benefits and speaks well of a holistic community. The team of Bill Coburn and Karl Fulmer are open to suggestions and taking needed steps to put together a solid, long-term project that won’t fall into disrepair.
But I’ll bet a dime to a dollar that the town will approve a big building on that site. And in my opinion it is the size and scale at that site that is the nagging issue. It will be a tight fit on that land at the entrance to town. There will be times of big congestion. Big snowstorms like we had last week will make the parking situation “interesting.” As someone who is a conceptual backer of the idea pointed out to me last week, the structure will be looming over you when you come out of Clark’s Market. I think the general design is coming along and looking good. Rents at the project don’t honestly seem like a super great savings over the free market in Crested Butte or Mt. Crested Butte at the moment. The BOZAR has made it clear more landscaping is a necessity. It seems like the proponents have considered most scenarios and are working diligently to address any shortcomings and take into consideration the concerns of neighbors.

One idea I really liked that came out of the Caddis Flats BOZAR meeting last week was from Coburn. He pointed out a “great town opportunity” at the corner of Sixth and Belleview just east of the proposed housing project. He said the town owned enough property just off the main road to accommodate a significant art/landscaping project. That’s a great idea.
Putting something interesting and welcoming at the first stop into Crested Butte is a wonderful inspiration. In the same vicinity as great parks and green space and not too far from a metal knight and dragon, there is indeed a great town opportunity. It would benefit the large housing project but could also offer a reception into town with art that could set us up with a cool first impression and take the edge off the biggest buildings in town. That idea is in limbo but worth seriously considering.

So in some ways, it is not a “done deal.” But the majority of the Town Council, the town staff and the BOZAR have made it clear they are willing to make some trade-offs with the size to get an affordable housing project built in Crested Butte.
And I have no doubt they will. I don’t believe there will be a rejection of the building project. Now the town and developers should perhaps focus on some work that takes a bit of the edge off of the size. I’ll bet a dime to a dollar that could make at least some of the street whispering stop—and following up on a “great opportunity” employing interesting art and impactful landscaping is rarely a bad thing.

“But it’s still not a done deal…”

The 30-unit affordable housing project proposed for Crested Butte, Caddis Flats, has cleared one more major hurdle on its way to approval. The Board of Zoning and Architectural Review (BOZAR) approved the “General Plan”’ with several conditions on Tuesday, January 28.
The proposal has one more major town review and vote at the building permit phase, when the details of things like the architecture and landscaping will have to be worked out. The BOZAR approval last week came with some disagreement among the board, primarily over size and massing of the building at Sixth and Belleview, next to True Value.

Read More »

Kudos to the Crested Butte Town Council for taking the time to talk about the Caddis Flats project in general and then chat about details of the proposed affordable housing project this past Monday—and then making a definitive decision.
The council as a whole made it abundantly clear they are on board with the project and the location at Sixth and Belleview. It is a go and unless this Saturday’s Skiing and Drinking Santa event is really the first sign of the End Times in the Upper East River Valley, the council won’t change its mind at its upcoming meeting.
In fact, by the end of the meeting last Monday, several of the council members declared there was no better place in the world, if not the universe, for an affordable housing project than the entrance to town. It sounded like some wanted it front and center with a big spotlight shone upon it 365 days a year to emphasize Crested Butte’s commitment to “the people.”
As I’ve told proponent Karl Fulmer, no matter what decision the council made to allow or reject the zoning changes clearing the way for the project, people in this community will accept the decision and move on. Some will deal better than others but the strength of this town is not so much in its structures but in its people. So while I would have probably voted with Ladoulis on this one, given the tightness, size and site-specific location of the project, it will indeed provide housing for 60 or 70 or 80 people—workers in Crested Butte’s future.
I remember a former town representative bemoaning the construction of the Visitor’s Center at the Four-way Stop. In his mind, that was the straw that broke the character of this place for him. Others cried out when the grocery store went up. The Verzuh annexation crushed some residents as irresponsible growth. Few would argue that any of these projects have really destroyed the place.
Now, I will be surprised if, like some speculated Monday, 30 years from now this will be seen as Crested Butte’s most visionary statement of the millennium; that Caddis Flats will define Crested Butte as the bestest place ever in the galaxy. Come on, the curly fries at the Gasser are something to look back on 30 years from now as truly memorable. This will be one piece of many in the affordable housing puzzle. It’s good but it’s not the ultimate game changer for the town. However, I’ve been wrong before.
The bottom line is that it will now be up to the developers and BOZAR to ensure a nice-looking, long-lasting and well-maintained structure. Given the history of the designer and BOZAR, we should have some confidence in the look of what will be the largest building in town. The council addressed the honest shortcomings of the proposal and decided the trade-offs were worth it. That’s all we can ask for from our elected representatives and in the end, it again showed how a small town can effectively work, whether you agree with the outcome or not.

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. Read More »

The Crested Butte Town Council is doing the right thing to hold a deep discussion about the proposed low-income affordable housing project at Sixth and Belleview next Monday evening. It is a project that will have major impacts on the town long into the future. For the board to have an honest discussion about the project now is the correct move.

From everything I’ve heard, the primary area of concern about the proposal centers on the location. Everyone gets that having workers live close to their jobs is a major benefit in any community. But it seems several of the councilmen have heard similar concerns about the proposed site of the project. I wouldn’t expect a full house at the discussion meeting on Monday. No one wants to come to a public board and be perceived as the person speaking against cute babies, fluffy kittens and affordable housing. As someone said to me, ”No one wants to push workers out of town but there are appropriate spots for things in town and this particular lot isn’t it. It impacts virtually everyone. It won’t add to the visual charm of Crested Butte and might end up being a nightmare of congestion. Is that what we want people to see when they first get here?”

So let me at least highlight the major issues that should be discussed by the council.

*Building affordable housing at the entrance to town: The proponents and town planners point out that the building will not be on the corner of Highway 135 and Belleview. It will be approximately 115 feet back from the corner. A business building site will be located between the 21,000-square-foot Caddis Flats and the highway. But the reality is that it is located directly in the entrance viewshed as one drives into town. As a guy who drives down that hill almost every day, the sightline currently goes to the Inn at Crested Butte. This building will be constructed on that sightline and thus I would say should be considered as the entrance to town. That neither makes nor breaks the project but let’s be honest about it.

*Attractiveness of the site: As pointed out in Bob Gillie’s “Master Memo” to the council on the proposed project, BOZAR comes into play to ensure the attractiveness of the site. I would also say we can have confidence in the design by the Coburn Development group. It might look like a Pitchfork cousin but that is, in my mind, attractive to the area. Coburn said the cash flow would include a healthy maintenance budget to keep the building looking good for many years.

*The clientele: Gillie points out that tenants will be required to sign one-year leases and renters will have checks conducted on their rental histories and credit scores. A half-time manager and strict rule set will also help address the look of the property. Will that manager have the cojones to throw out a tenant who might break some of the rules? That will be one key to keeping the place nice.

*Revenue losses: The town will lose about $30,000 a year in potential sales taxes if a hotel or commercial project is built on the site instead of affordable housing. This project will be exempt from property taxes so it dings the town, the school district, the fire district and the county.

*Money: The use of tax credits is what makes the project affordable. Anywhere from $3.7 million to $5 million in tax credits will make the construction possible. The experts say the site fits perfectly into the tax credit criteria. The stars are aligned to take advantage of that financial opportunity.

*Congestion: This to me is probably the biggest issue for that site. Councilman Jim Schmidt, a big proponent of the proposal, admitted at last Monday’s council meeting the plan looks tight. It is. There will be congestion. At the Tuesday site visit, the council got a visual of the plan. The building will be pushed really close to the current apartment building located at the west end of the site. Parking will be snug. Snow storage will be rough in a big year. Some of these issues will be up to BOZAR to solve. But as Schmidt stated weeks ago when he first saw the concept, “It will be like trying to put six pounds of flour in a five-pound bag.” It really will. But it’s been done before. The Majestic Plaza PUD cut some corners on parking with the idea that it was important to get a new amenity in Crested Butte.

*Why wouldn’t we enhance community diversity by making a zoning change? This was a thought Mayor Aaron Huckstep was struggling with Monday night. “We all talk so much about community—why are we challenged by this?” he asked. The answer is that community is about a basket of attributes, not just one attribute. And “community” (not town) expands beyond the boundaries of Crested Butte proper. Most would say Crested Butte South to Gothic is a better geographic definition of this community. So if it doesn’t work at this particular site, John Wirsing pointed out that Mt. Crested Butte might be a better choice, with many of the same amenities with similar benefits to the community as a whole.

When size limits were put on houses in town 20 years ago, the idea was that smaller houses belonged in Crested Butte, larger houses belonged on Treasury Hill and the Bench and the largest houses fit in Trapper’s Crossing and Mt. Crested Butte. Each piece of the community added to the whole and provided various opportunities in various locations. Pot shops might be a good fit in Crested Butte but not in Mt. Crested Butte.

So it comes down to this: Are the tradeoffs worth it? Is putting a large housing project for workers in one of the busiest, most high-profile visible sites in the town a good move one, five, ten, 30 years down the road? The site is not perfect but there are probably no perfect sites in Crested Butte to accommodate a project of this size. It’s not about the idea—it’s all about the location at this point. Overcome that concern, and you get Caddis Flats with no problem. There are pluses and minuses on each side. Money opportunity is a big plus. There are several honest minuses. The council gets paid the huge salaries to hash it out and make a decision. They will do that Monday. All we are asking is that before making the decision, whatever that decision is, have a thorough and honest discussion.

You can come to the meeting or get in touch with your elected representatives to voice your support or your concerns. Their emails are located on the town’s website. The council will be discussing the issue Monday at 5:30 p.m.