Search Results for: affordable housing

Briefs Crested Butte

By Mark Reaman

CB investigating potential use of bonds to pay for projects

Crested Butte is looking to retain a municipal financial advisor to look at a potential public bond sales to finance projects like the town’s affordable housing projects in Paradise Park. Community development director Troy Russ said the bond in that case would be applied to the town’s excise tax on short-term rentals. Voters approved bonding capacity when they approved the .25 increase to the excise tax. The length of the bond would depend on the need, typically 30 years. 

According to Crested Butte town manager Dara MacDonald, the municipal financial advisor would also help the town understand options for financing the construction of a potential new post office at Sixth St. and Gothic Avenue.  

Additionally, MacDonald said, as it appears that the Thompson Divide Withdrawal is on track, the town also wants to understand the opportunities to best utilize RETT revenues and reserves in making the $2 million payment to Mt. Emmons Mining Company upon administrative withdrawal and abandonment of their unpatented mining claims. 

Speaking of the Post Office…

Town attorney Karl Hanlon said since several Western Slope municipalities had investigated pursuing a lawsuit against the United States Postal Service for failing to respond to poor service complaints, the issue has been in limbo. But he noted that postal service to all the involved areas—including Crested Butte—has improved substantially. Hmmm…

Center for the Arts occupancy and parking

The BOZAR (Board of Zoning and Architectural Review) approved a request from the CB Center for the Arts to no longer limit occupancy to 400 people at a time. Instead, the Center will be able to hold 963 people as allowed under the International Building Code.

BOZAR granted a one-year trial to evaluate parking impacts from larger events on the neighborhood. The Center will have to do several things to mitigate parking issues including: retain an agreement with the school district to use the school parking lot during non-school hours; help to ensure “resident only parking” on certain sections of Sopris, Whiterock, Belleview and Red Lady Avenues in conjunction with a third party parking management company; develop a “transportation demand pamphlet” showing transit routing options; and collect and analyze data collected over the next 12 months with the community development department.

Recreation updates to council

The Crested Butte council heard from the directors of CB Nordic and the Gunnison County MetRec district at the October 16 meeting. Both said the organizations were doing well and appreciated their quality partnerships with the town. 

CB Nordic executive director Hedda Peterson said numbers are strong and a couple new programs, like adult biathlon training (with laser rifles instead of live ammo) and a Mom’s Power Hour, will be coming online this winter. Events are booming and outreach programs are expected to expand. The Outpost building expansion is slated to be completed in January of 2024 and Peterson said there is still $7,500 to be raised for the project.

MetRec executive director Derrick Nehrenberg said a recreation master planning process for the region would be starting soon. MetRec is analyzing results of a recent public survey and looking at how to best spend tax revenues. Council emphasized the need for more field space in the North Valley and liked the concept of a Crested Butte-to-Gunnison recreation path. Other council desires were for more indoor recreation programs that were affordable for working families and improved trailhead infrastructure. 

Stuff:

—Council passed Ordinance 23 that updated chapter four of the town municipal code. That section of the code deals with town finance and revenues.

—Staff had hoped that Outshine Solar would have made more progress with the proposed solar array at Avalanche Park south of town, but it is still continuing. A relocation of the Baxter Gulch parking lot was expected to occur this fall; however, that will be postponed until the spring of 2024. Outshine Solar has recently submitted their land use application to Gunnison County for the solar array. 

—The new CB council that includes former councilmember Kent Cowherd replacing current councilmember Chris Haver will be sworn in November 20. Given that the number of council candidates who petitioned to run for election matches the number of seats open, there was no need for an election. 

Mt. Crested Butte hosts Homestead redesign open house

“The town is still committed to completing this project”

By Kendra Walker

The town of Mt. Crested Butte is working to take lessons learned from the unfinished Homestead affordable housing development and move forward with a communicative developer with experience in mountain towns, gather community feedback on the redesign and complete the project in a timely manner. 

During a Homestead Housing Project Open House on October 19, the town and its new Homestead developer Bywater Development/SHM Architects shared the current plans for the 22-unit development and opened the floor for feedback and questions from the community, neighbors and former Homestead contract holders to help inform the redesign. Mt. Crested Butte town manager Carlos Velado shared with the Crested Butte News that he was pleased with the turnout and the feedback they received from both the current residents in the subdivision along with the prospective buyers.

Background

To kick off the meeting, Velado gave an overview of the Homestead affordable housing development. In November 2018, the town of Mt. Crested Butte, Prospect Development Company, Inc. and Homestead Housing, LLC entered into a construction contract to buy, sell and develop deed restricted housing in the Prospect Homestead Subdivision. Neither the town nor Prospect retained any ownership or development rights related to the Homestead property while development was underway. Construction of the 22-unit Homestead affordable housing project began in 2020 by Lance Windel of Homestead Housing LLC; however, Homestead Housing failed to fulfill its contractual requirement to construct and sell the units by December 31, 2020 and negotiated some time extensions to build the units. In the fall of 2021, Windel went into default of his contracts with the Homestead unit owners, leaving the construction incomplete. Earlier this year, the town closed on a General Mutual Release and Settlement Agreement and agreed to pay Homestead Housing $750,000 for all the Homestead property rights. The town is currently working with Bywater Development to finalize the main contract to complete the project. 

“I want to first extend my sincerest apologies for where we currently sit with this project right now,” said Velado. “The goal is to start moving forward to get this project finished in a quality and timely manner and as soon as we can to get these units filled with valuable people in our community. We’re taking it back to the drawing board to get feedback from you all on what you want to see and what you don’t want to see, do’s and don’ts, etc. The town is still committed to completing this project.”

Project timing

In the coming weeks, Bywater Development will work with a subcontractor to begin demolition of all the existing buildings and infrastructure. The demolition will begin in early November and all the framing and existing structures are scheduled to be removed by Thanksgiving. The remainder of the concrete foundations will be removed in April or May and the site will be prepped for construction. Joel Wisian of Bywater said he anticipates construction to begin in May or June 2024, with the goal to have all homes ready for occupancy within 12 months. “We’re looking at June of 2025,” he said. “Timing will go fairly quickly once we do get to break ground.”

Design

The design of the redevelopment is still conceptual, said Wisian, but Bywater/SHM Architects plans to initially build six two-bedroom and 16 three-bedroom units, ranging from 1,100 to 1,350 square feet. During the meeting, Wisian took a straw poll from interested contract buyers to learn their desired bedroom count, with approximately nine interested in three-bedrooms and three interested in two-bedrooms. 

The interiors will be redesigned to create more openness, functionality and livability than the previous layouts. All the units will have a one-car garage, be energy efficient, and include durable materials for easy livability and long-term maintenance.

Bywater also built the Paradise Park affordable housing units and numerous other projects in the area. “We have experience building here,” said Wisian. “We understand the climate and difficulties.”

Pricing

Based on 2023 AMIs, the proposed unit prices range from $295,570 to $563,807. Velado said that the town is working to help make the units as affordable as possible, including providing down payment assistance from the town’s affordable housing fund covered by a 2.9% excise tax on short-term rentals. “The town plans to underwrite a substantial contribution to help offset some of those costs,” said Velado. He said the town’s contribution will most likely be a few million dollars and they are pursuing various state and federal grant funding opportunities as well. “We’re doing everything we can to make the units more affordable.”

Gunnison Valley Regional Housing Authority (GVRHA) executive director Andy Kadlec also noted the GVRHA is working on its own down payment assistance program in the next year to hopefully help with the unit prices as well. 

Homestead lottery

Kadlec explained that any previous Homestead contract holders are still guaranteed a unit. “If you were a buyer under contract in the past, your space is honored and you will have first rights to reenter into a new contract on a home,” he said. “We’ll work with you all to decide what makes the most sense for you. The goal is to make it as equitable to the stakeholders that were there in 2020 as possible.” 

Kadlec said the GVRHA intends to get all the former contract holders back under contract before bringing any leftover units into a lottery for the general public. “By the end of year we’ll have a much better timeline of when that re-lottery process will happen,” he said.

Neighborhood concerns

Several neighbors in the Prospect subdivision expressed their concerns regarding construction impacts, parking and snow storage. 

Regarding parking and snow storage, Velado said the design plans are still preliminary but the town and Bywater/SHM Architects will use community feedback to help inform those decisions. “We recognize the challenges of snow storage, we recognize the challenges of parking,” said Velado. “We’re trying to fix what was originally approved based on what we already know and take into consideration as part of the new design.” Velado also confirmed that the town plans to repave the roads once the project is complete. 

“We just lived through three years of construction with trash and broken glass and food and mariachi music all day, every day,” said resident Amy Honan. 

“We have a lot of distrust up here in this neighborhood with the town and with developers,” said neighbor Theresa Henry. “We’ve seen it all, we’ve been told the last developer was vetted. We were told we’d be in a construction zone for one year. There needs to be some reparations for us that live up here and some kind of plan. There are quite a few of us that have concerns and we just want to feel like we’re part of the process. Last time we felt like our voices weren’t heard and we were ignored. This is where we live and are raising our families.”

Wisian addressed their concerns regarding construction oversight. “Our goal and driving factor is to make it as least impactful as we can, working with the town on traffic control, material storage, making sure we have the site off limits with fencing and signage.” He noted he will be on site regularly along with a full-time site manager. 

Wisian said that Bywater plans to notify the neighbors and community as they go through design review with the town. “In everything we do we are sensitive to our neighbors. It’s a project for us, but we understand it’s your home. We’re going to do our best to make it as manageable as we can throughout the process. If you have an issue, let us know and we’ll resolve it.”

Community resident Veronica Jarolimek lives in a house developed by Bywater and spoke her praises of Wisian and the Bywater team. “I’m a big fan of Bywater. I have had nothing but an amazing experience and have a lot of faith in them.” 

Lessons learned

“There’s no denying that it was a disaster,” said Velado of the entire Homestead situation. “Not only do I work for the town, I live in the neighborhood, and also was a contract holder for one of those units. I’ve experienced this from all different angles.”

He continued, “We’re trying to do this project much more diligently this time around to avoid that situation and not do it the way we did it before. Let’s have these meetings, we have a contractor with local experience, let’s get this design input, let’s talk about all these things. While timing is important, let’s still take our time as well.”

Homestead demolition coming in November

Prepping property for development

By Kendra Walker

The Mt. Crested Butte town council on October 17 approved an agreement with Bywater Development to initiate the process for demolition of the unfinished Homestead affordable housing development. The town council selected Bywater Development to complete the community housing development in the Homestead Subdivision, and the town has agreed to move forward with demolishing all existing structures and foundations based on engineering and geotechnical assessments and evaluations conducted earlier this year.

In the contract, Bywater agrees to procure at least three bid estimates from qualified demolition contractors for the town’s consideration for the demolition. Once town manager Carlos Velado selects a demolition contract and negotiates payment of the subcontractor, Bywater will supervise the demolition and begin preparing the property for development.

Joel Wisian of Bywater told the council that his goal is to start the demolition the first week of November and have it done by November 20 before winter kicks in. He said it will be split in two phases, with all existing vertical construction materials and debris demolished this fall and the concrete taken out in April or May. The concrete demolition in the spring will lead straight into the rest of the construction process. 

Construction of the 22-unit Homestead affordable housing development began in 2020 by Lance Windel of Homestead Housing LLC. In the fall of 2021, Windel went into default of his contracts with the Homestead unit owners, leaving the construction incomplete. Earlier this year, the town closed on a General Mutual Release and Settlement Agreement and agreed to pay Homestead Housing $750,000 for all the Homestead property rights. The town is currently working with Bywater to finalize the main contract to complete the project. 

Councilmember Roman Kolodziej asked Wisian to make sure surrounding neighbors were aware of the demolition. “Please be hyper communicative with everyone living there. Let them know what’s up, timelines, etc.,” he said. 

The town and Bywater also hosted a Homestead Housing Project Open House on October 19 and explained the reasoning behind the decision to do a complete demolition and start from scratch. 

“There was a lot of discussion and a lot of thought to decide if demolition was the right path,” said Wisian. “The principal issue is that what was there was structurally compromised. Also, the buildings weren’t necessarily scoped right for what an affordable housing project is. It was deemed that the better path was to have a fresh start.”

Velado agreed. “The quality of the construction there was very poor. We didn’t feel that if we took anything that was existing there, that we couldn’t with a straight face hand that over to members of our community,” he said. “Let’s rip this horrible band aid off and start from scratch.”

Commissioners set state legislative priorities for 2024

RETT, broadband, weeds and healthcare top picks

By Katherine Nettles

Gunnison County commissioners this month discussed their picks for state legislature priorities this session, in the interest of reaching consensus to share with Colorado Counties Incorporated (CCI), a nonprofit member advocacy association for counties across the state.  

“Every year, counties submit individual recommendations,” said commissioner Liz Smith in review of the process. “All the powers of the county, as the smallest division of the state, are granted by the legislature. So sometimes we need partners there in order to get the tools we need to be effective at delivering our services and addressing our local issues.”

Commissioners compared their individual lists of possible proposals and determined that commissioner chair Jonathan Houck will be the official Gunnison County voting representative, with commissioner Laura Puckett Daniels as the alternate. Health and Human Services director Joni Reynolds is the proxy voter for any healthcare proposals. 

“As one county, we have one vote to help determine which of those proposals move forward to try and get picked up as legislation,” summarized Smith. The ideas or issues are not yet drafted into legislative language.

Commissioners agreed to support a proposal to eliminate annual fees for broadband along the CDOT right-of-way to aid the western district to get full Region 10 broadband access implemented. Puckett Daniels commented that while the county still does not have broadband, it would benefit the county when it becomes part of that network in the long run.

Another proposal on which commissioners agreed was to give counties the opportunity to put a real estate transfer tax (RETT) proposal on a ballot in order to form a dedicated revenue stream for projects such as affordable housing tied into the real estate market. It could potentially include separate tax assessment rates for short term rentals. “I think it’s time to really take this head on,” said Houck, which could help address differences in how property owners use short term rentals as a fulltime, out of town businesses or supplemental residential income.  

Commissioners also agreed on proposals that included protecting consumers from construction defects, the ability to cite property owners or developers for neglecting to mitigate noxious weeds, funding to manage open landfills and a healthcare continuum.  

Gunnison County did not put forth any of their own initiatives this session.

Houck emphasized that none of the proposed issues have been developed into legislative language and are still just broad topics to pursue. 

“I will advocate those to be priorities,” he said of the upcoming CCI discussions.

Mt. CB grills fire district about new fire hall and SAR building

“There are always challenges when doing a project of this magnitude”

By Kendra Walker

During the October 3 Mt. Crested Butte town council meeting, the Crested Butte Fire Protection District (CBFPD) presented a district update and answered questions from the council about the new fire headquarters and search-and-rescue (SAR) building project. 

CBFPD CEO Sean Caffrey gave a brief overview of the fire district and its latest statistics. In September, the fire district celebrated its 50th anniversary. Currently, CBFPD has four stations and 56 total members. Among those members are five primary responders per day, two chief officers, two operations lieutenants, administration, fire prevention, part-time staff and volunteers. The CBFPD also has six housing units, four of which they own and two that are master leased. One of the master lease units is owned by the town of Mt. Crested Butte. 

The CBFPD’s service area covers 220 square miles, and Caffrey noted that their largest area of responses is in Mt. Crested Butte. “That has a lot to do with the clinic at the base of the ski area,” he said. From August 2022 to September 2023, there were 387 responses in Mt. Crested Butte, 336 in Crested Butte, 195 in unincorporated Gunnison County and 69 in Crested Butte South. The call volume is seasonal in nature, with the largest calls in July, followed by February and March. 

The CBFPD continues to move forward with plans for its new fire headquarters, a proposed 22,000-square-foot fire station and 6,000-square-foot search-and-rescue building. District voters approved a bond issue to fund the project in November of 2021, and CBFPD was able to secure just over $30 million. 

The facilities will be located on seven acres just north of the Crested Butte town boundary and south of the Slate River in unincorporated Gunnison County along Gothic Road. The district is currently working the design development and final pricing for the project. Building permits will be requested in early 2024 and construction is expected to begin in spring 2024 as weather permits, with the project expected to take two years to complete.

The council asked Caffrey to elaborate on the employee housing obligation as part of the bond. The CBFPD has chosen not to build housing on site. 

“We are holding at $1.5 million for housing offsite,” said Caffrey. “Our primary activity is acquiring a couple parcels in the Larkspur subdivision that are empty. We’re also exploring units with the town of Crested Butte in Mineral Point, and Whetstone will probably be of interest to us as well as that comes along. We’re looking to expend those funds as expeditiously as possible.”

“Is the obligation to units, or beds or an amount of money?” asked councilmember Roman Kolodziej. 

“It’s the amount of money right now, so we’re looking to maximize that,” said Caffrey. “The ongoing question is, is it better to identify a piece of land and build in the future or better to buy units outright as they come online?”

“Wouldn’t it be the cheapest option to build affordable housing as part of this because you own the land and you already own a building,” asked Kolodziej.  

“It makes a decent amount of financial sense, but we’re also on the list for units at Mineral Point and those could come online sooner than when our construction will end,” said Caffrey. “It’s just easiest to buy something that someone else built than build it yourself. If there is space in the future, potentially yes. But I think that’s ok, I think people don’t want to live that close to their jobs all the time.”

The council asked about the status with water and sewer utilities with the town of Crested Butte and Caffrey said they have a conditional approval on a sewer connection with the town and lift station to be shared with adjoining properties. Water for the site will be done independently on a well with an augmentation certificate. 

“If you have a fire at the fire station, what are you going to use to put it out?” asked mayor Nicholas Kempin. 

“There’s a 25,000-gallon storage tank in the ground that will provide fire protection to the fire station and SAR building,” said Caffrey. “It will also allow us to fill the trucks off of that same tank.”

Kolodziej raised the concern that there are no turn lanes for entering and exiting the property off of Highway 135. “Has there been any modification to that?” he said.

“There has not,” said Caffrey. “It’s a county road so the access to the road is controlled by public works about ingress and egress. They’re generally happy with what we have right now.”

“Do you feel that entry and exit is safe for cyclists and pedestrians with no deceleration or acceleration lanes?” asked Kolodziej. 

“The county has not asked us to make any modifications to the road,” said Caffrey. 

“It seems like the plan to go to the county and redesign was to save money,” said Kempin. “With these ongoing negotiations with the town and the land acquisition, I imagine that’s cost a bit. Will we have some sort of accounting in the future addressing whether you saved the taxpayers money by going this route?”

“We went into a bond election in November 2021 when the building environment was not what it is today. Estimates from 2019, 2020, 2021 are not the same in 2023, 2024, 2025. The amount of money off the bond is essentially fixed, but the building costs are in flux,” said Caffrey. “We’re still doing a station, and SAR building and housing. We’re trying to get as much station as possible with what we have.”

“Is there a timeline when you need to get this project built?” asked Kolodziej. “Would it make sense to get all your ducks in a row and wait for interest rates and costs to go down…do you have the ability to wait?”

Caffrey responded, “There is cash in the fund from the bond right now. We have to prove substantial performance at the five-year point on a bond. We were out of space when we asked for the bond. We’re going to jump at the first opportunity that makes sense.” 

“Everyone’s faced the same challenges,” said Kempin. “There seems to be the narrative that this is somehow the town of Crested Butte’s fault that they didn’t play ball with the fire station. I wonder where that narrative comes from and if that’s the way the fire district feels about it?”

“There are always challenges when doing a project of this magnitude,” said Caffrey. “You really want to have the best partnerships you can get. Sure, there’s been changes in direction and we’ve had some challenges along the way, but I don’t think it’s going to end up badly.”

“How would you describe the relationship between the fire district and SAR?” asked Kempin, noting that it hasn’t always been cooperative, and it was the town of Crested Butte that years ago told the fire district to make room for SAR.

“We all work cooperatively together,” replied EMS and fire chief Rob Weisbaum. “The relationship between the two of us is great. Does it need work? Yes. Any relationship needs work.”

“At the end of the day we’re all on the same team,” said Caffrey. “As I look at this project today, one of the things I’m most proud of is you will not see another project in the state of Colorado where we have brought in a nonprofit search and rescue organization and very much want to include them in this very important safety project. I think it’s going to be great when we pull it off.”

School Board Candidates’ Questions of the Week

This is the second of three question-and-answer features we are running to provide information to voters on the positions of the candidates running for the Gunnison Watershed School District board of directors. We will be emailing the six candidates different questions every week and have asked that they respond in writing and limit their answers to no more than 600–700 words. Some are using more…and some are using less.

Given that the candidates are running for a seat on the school board and given the surprisingly partisan nature of this particular election, we are not editing their answers and are running them verbatim as we received them. 

Voters should receive their ballots in the mail this week. They must be returned to the county by November 7.

—Mark Reaman

Mark VanderVeer

Do you have or have you had kids in the Gunnison Watershed School District? Are you satisfied with the education they are receiving?

Yes, I have two children currently enrolled in Gunnison High School (freshman and senior). When we moved to Gunnison, they started in 5th and 8th grade. Overall, their education in Gunnison has been very good in preparing them for their future endeavors, whether that’s college, vocational/trade school, or entering the workforce. 

However, I have seen a few challenges and deficiencies over the past 4 years that I do think we should look to improve:

COVID disrupted our children’s education and impacted their study skills. We need a plan to get the current group of children back on track.

Middle school lacks adequate testing, which I believe is essential for better preparation for high school and beyond.

In some cases, teacher shortages impacted the effectiveness of some teachers and limited flexibility in meeting various learning styles. I propose class swapping among teachers to assess effectiveness.

While advanced placement and college classes at Western are excellent options, we need more alternatives for college preparation.

Teachers dealing with social and behavioral issues need more support, possibly more teacher aides would allow the teachers to focus on the class subject matter.

In summary, my children have received a solid education, but we must understand and address our students’ State CMAS test scores for 3rd-8th graders. As a school board member, I would work with the GWSD administration and teachers to create a 3-5 year strategic plan with clear and measurable goals to improve these scores. 

Any ideas on how to retain teachers and attract support staff like food service and bus drivers?

Retaining and attracting teachers support staff is a complex challenge. In the post-COVID era, remote work opportunities, inflation, and housing shortages affect our ability to attract and keep employees. Solutions include:

Competitive wages and benefits.

Ongoing training and career advancement.

Flexible work schedules and part-time options.

Exploring year-round positions with job security.

Budget constraints are real, but we must prioritize these areas. 

I was very surprised while meeting community members in several areas in Gunnison and South CB at the number of VRBOs consuming our limited housing availability. Housing issues, with VRBOs affecting availability, require collaboration with the town and county. I look forward to working with the school administration, teachers, support staff, and the community to set clear and achievable goals in this area.

Are you comfortable with the direction of the district’s physical expansion plans?

I believe the Gunnison school district has a solid plan for the recent $95 million bond measure, focusing on safety, space improvements, playgrounds, and environmental infrastructure in older buildings. Reputable professionals have been hired to ensure we meet our goals within budget. As a school board member, I will prioritize spending our community’s money effectively.

If elected, do you have any intention of shaking up the current GWSD administration, particularly the superintendent’s or curriculum director’s position? If so, why — and how?

I have no plans to disrupt our children and community. My goal is to work collaboratively with the current administration to address community concerns, including safety, bullying prevention, test scores, and staff hiring and retention.

What’s one thing you learned in school that stays with you today?

Effective communication is my enduring lesson from school. It’s crucial for problem-solving and extends beyond the classroom. Open, honest communication is key to improving our schools and uniting our community.

Lisa Henry

Do you have or have you had kids in the Gunnison Watershed School District? Are you satisfied with the education they are receiving?

Any ideas on how to retain teachers and attract support staff like food service and bus drivers?

I think every business would love to know and have ideas on retaining and attracting workers, I think our housing problem in the valley needs attention at a county level. 

Are you comfortable with the direction of the district’s physical expansion plans?

I think the current expansion plans need transparency and to be what was presented to the voters when voted on and that the community needs to pay close attention and be involved.

If elected, do you have any intention of shaking up the current GWSD administration, particularly the superintendent’s or curriculum director’s position? If so, why — and how?

I think that as long as the current administration is doing the job that holds the best interest of the students education as its highest priority they should have no concern.

What’s one thing you learned in school that stays with you today?

The one thing that sticks with me from school is that great teachers have the ability to change a life forever but unfortunately the same is true with a bad techer

Cori Dobson

Do you have or have you had kids in the Gunnison Watershed School District? Are you satisfied with the education they are receiving?

 No, but I have had high schoolers and parents work with me. I care very much about the children and am concerned about the bad experiences they have had with our school.  

Any ideas on how to retain teachers and attract support staff like food service and bus drivers?

 Yes. 

Are you comfortable with the direction of the district’s physical expansion plans?

I have attended many of the meetings for the public regarding the plans for the schools in both Gunnison and Crested Butte. I also attended the meetings before the bond measure passed, let’s call that the “pre-bond” meetings where the district’s wish list was discussed. I am a part of the Pathways and Gunnison High School Design Advisory Group (DAG) currently. I even went on a field trip to Buena Vista High School and Summit County High School to get a look at some of the design team’s work at these other schools.  

I like what they are planning at the Pathways School. I believe it is well thought out and considerate of what is to come in the near future. We have a great culinary and hospitality program, as well as cosmetology, nursing or CNA and outdoor programs that are expanding and improving. 

They are going to be adding some well-thought-out vestibules for added security on the front of the schools, as well as a door security system all around the schools.  

What I heard proposed by the school at the Gunnison schools’ pre-bond meeting, and what I understand they are doing now, is not all the same. My biggest concern is the restrooms they are planning to build in the high school. There was no discussion at the pre-bond meeting about redoing the restrooms. The new plans that they are proposing include several unisex restrooms. The code for these restrooms has changed to include a lock on the door, its own lighting, its own ventilation, its own sink, its own fire sprinkler, its own toilet, and an adult size changing table with a wash station. This is going to take away a large part of the boys’ and girls’ restrooms in most instances. It is also going to take a lot of money to do this. These restrooms are also known as suicide boxes, places where people can have sex in private, and where people are known to use drugs.  

I do not know what they are planning in the other schools according to the pre-bond plans proposed or what is going on in those design advisory groups. 

This Wednesday from 6-7 is a community meeting at the Crested Butte Community School, where the design advisory group and security group will be revealing their plans for that school to the public. This Thursday from 6-7 is a community meeting at the Gunnison Community School, where the design advisory groups and security group will be revealing their plans for the Gunnison schools. I hope many people attend and voice their ideas.  

If elected, do you have any intention of shaking up the current GWSD administration, particularly the superintendent’s or curriculum director’s position? If so, why — and how?

 The Board is responsible for appraising the effectiveness of its staff by providing for regular evaluation. It is my intention to hold the administration accountable to the duties and responsibilities of their jobs, just as any boss or board would do. 

What’s one thing you learned in school that stays with you today?

I learned to read, now I learn by reading and learning never stops.  

Anne Brookhart

Do you have or have you had kids in the Gunnison Watershed School District? Are you satisfied with the education they are receiving?

Yes, I have three children in our public schools. I am fortunate to live in a community that values public education. Preschool and kindergarten instilled a love of learning in my kids. Lake School is a very special place—the culture is safe, loving, enriching and fun. I am grateful for exceptional early childhood educators. 

The challenges my family has experienced have mostly been caused by poor communication. I’ve heard from several families about the importance of good parent-school communication. I am sure this will be an issue identified in a strategic plan, with a clear implementation plan for improvement. 

I think broader staff representation in master schedule planning is important. Issues I have heard include: Instruction for ELL students in English, fitting interventionist time in 5 days a week, and increasing instruction time for students struggling with reading. 

Looking ahead, I am excited about the leadership coaching program, volunteer opportunities for parents, community involvement for the facilities projects, the district wide math curriculum, and professional development options for staff.

Any ideas on how to retain teachers and attract support staff like food service and bus drivers?

Our school district is working to deliver better compensation for employees despite limited state funding. We also need to offer maximum support for new teachers. Many are on alternative certification tracks and may not have completed student teaching. The district’s leadership coaching program focuses a great deal of time supporting new teachers. 

We’ve had some luck with hiring and retention bonuses for food service workers and bus drivers. We are also trying to market these positions better. The current board supported an increase in base salary for all hourly staff. It is especially difficult to fill support staff positions at the north end of the valley when a long commute is necessary.

Our district can make the most progress on retention and recruitment through housing. The County’s Whetstone project has the potential to really move the needle at the north end of the valley. We also need to use existing district resources to support affordable housing. There are properties the district has identified that could potentially be used to meet the need. 

Are you comfortable with the direction of the district’s physical expansion plans?

Yes, I am comfortable with the plan. The district followed a thoughtful and extensive process that resulted in community support for the key project tenets including security, academic and vocational programming needs, space requirements, and athletic facilities. I am focused on supporting the project team to minimize disruptions to the delivery schedule. The more efficiently we can deliver the projects the better it will be for the district’s bottom line. 

If elected, do you have any intention of shaking up the current GWSD administration, particularly the superintendent’s or curriculum director’s position? If so, why — and how?

Our district is fortunate to have a Director of Curriculum, Assessment and Instruction. This position is not evaluated by the school board of directors.

The board has only one employee: the Superintendent. I do not have any intention of “shaking up” this position. The board and superintendent work together to remove barriers to the district’s progress. 

I have served as co-chair of the Superintendent Evaluation Subcommittee for the last three years. Dr. Nichols has done an incredible job. Gunnison Watershed was one of few school districts in the nation to maintain in-person learning during the pandemic. Dr. Nichols has helped her staff and the community coalesce around a big vision for expanding and improving facilities. She is a champion for student and staff success, incredibly sharp, and a compassionate leader. I also think she is the right person to guide our community through the development and implementation of a comprehensive strategic plan. 

What’s one thing you learned in school that stays with you today?

I remember my favorite teachers and my elementary school librarian so very well. They instilled in me a love of reading that has empowered me to be a life-long learner. Books have always been friends to me and provide endless opportunities for continuing education.

Dr. Jody Coleman

Do you have or have you had kids in the Gunnison Watershed School District? Are you satisfied with the education they are receiving?

No children. 

I grew up in this school district, and I’ve taught 23 years in this district. Regarding my satisfaction with the education provided, any school can improve its delivery of education; however, we do have many outstanding teachers in this district.

The pandemic altered how education was delivered, and although some students learn well with online instruction, we know that direct, bell-to-bell instruction is most effective. I support returning to direct, in-person, teacher/student instruction.

While post-secondary preparation has historically involved preparation for continued college education, many students do not desire to continue their academic education that way; this district has greatly increased its offerings to include vocational education, CNA (Certified Nursing Assistant) certification, cosmetology, culinary preparation, metals and wood shops, carpentry, and outdoor education. Personal Finance is a course required by the State, but we can enhance those skills in managing money, understanding rental contracts, investing, and saving. Many of our personally-owned businesses are willing to provide apprenticeships (plumbing, carpentry, cosmetology, financial investment, outdoor recreation) for our students.

Any ideas on how to retain teachers and attract support staff like food service and bus drivers?

I applaud the current board on raising wages and salaries, which make one’s earnings competitive for our community.

Housing that most people can afford, here in the valley, is the main reason potential employees do not sign on the dotted line. This is a community-wide issue and will take all of us listening to each other, brainstorming ideas, and creating solutions—all of us. It’s not someone else’s problem. I’m reaching out to you: please join me in serving the public.

A potential survey of all of us whether or not to spend school monies in the real estate business might lend sound advice, but everyone needs to participate in a survey.

My ideas include the consideration of using current school property (11th and Ohio where the old bus barn was) to build an apartment/dormitory complex using environmentally proven, efficient, insulation values and efficient energy for the building.

Another idea is to offer a signing bonus to be used as a partial downpayment on a home. But I recognize that’s not fair to those who came before this potential offer. 

The absorption of long-term rentals in the valley is due to a large amount of vrbo’s in the valley; however, I appreciate the desire of those property owners to make a profit. Involving county commissioners and city councils to relax local land use policies, may help open up the rental market, which could benefit our housing crisis.

Perhaps we (and the student bodies) can help build pre-fabricated wall panels from organic materials, as the Habitat for Humanity does, and partner with local construction companies in building new living spaces. 

It’s a tough problem, but we need to roll up our sleeves and work together to solve it.

Are you comfortable with the direction of the district’s physical expansion plans?

Yes. 

The district is committed to honoring their word to the public regarding the recent $95 million bond. There are DAGs (Design Advisory Groups) for each site and for the overall safety for our schools. The district reached out to its employees and the public for volunteer membership (on these DAGs) to create design ideas that specifically address each site. If you have a burr under your saddle, contact John Usery and offer him your idea to make a site better. Contribute your creative gifts for the betterment of our schools. It takes all of us to improve our schools and community.

I will honor the integrity of the district’s use of that $95 million bond and keep the district’s promise to the voters by scrutinizing the spending of this money.

If elected, do you have any intention of shaking up the current GWSD administration, particularly the superintendent’s or curriculum director’s position? If so, why — and how?

No. The two people currently in those positions are educational experts who have lived and worked in this valley for decades. They not only understand public finance, public schooling, partnering with homeschooling, they are educational experts who have networking skills to bring the most appropriate and vetted curricula to our students. In addition, each administrator, personally values every student in our community and works tirelessly to foster a safe, welcoming, respectful climate in each building. Each administrator has a gift to lift up employees, students, parents, and our wider community. We are so fortunate. Could you do a better job?

What’s one thing you learned in school that stays with you today?

Make your bed. Every morning.

I had a P.E. teacher, still alive and living here, who told us the importance of discipline, beginning with making the bed every morning. We all struggle in life, regardless of ethnicity, orientation, economic status. If I begin each day accomplishing this one task, it will lead to other accomplishments, remembering that accomplishing this simple task began with me.

Greg Kruthaupt

Do you have or have you had kids in the Gunnison Watershed School District? Are you satisfied with the education they are receiving?

I have three grandchildren presently attending Gunnison schools, elementary, middle, and high school. I am extremely pleased with the education they are receiving, the teachers have been remarkable, fortunate for quality of education, and how the teachers connected with each one, making them feel welcome and excited about learning- I am pleased! 

 A caveat:

Bullying in Gunnison is a major concern expressed by all Candidates.Understanding, bullying typically occurs when a student is compensating for his/her frustration of poor academic success;

over time a sense of inadequacy left unabated intensifies into more serious behavioral, mental health issues.

 We (principals and staff) must confront and eliminate bullying immediately, with zero tolerance, viewing every occurrence as an opportunity for the victim and perpetrator learn valuable life lessons. I would recommend an action planning team convene to study and develop comprehensive plan and strategies to address this issue. Being proactive in addressing the Bullying in our schools must be the top priority of every adult in the school community.

Along with bullying, we must simultaneously determine how to assure every 3rd grader is reading at grade level or above.

Students learn to read through k-3

—The research is clear: if children cannot read proficiently by the end of third grade, they face daunting hurdles to success in school and beyond. Third grade marks a pivot point in reading. In fourth grade, students begin encountering a wider variety of texts. By then, able readers have learned to extract and analyze new information and expand their vocabularies by reading (O’Brien, 2008). But struggling readers rarely catch up with their peers academically and are four times more likely demonstrate bullying, and to drop out of high

—Dr. Nichols recently stated, regarding test scores of 40% of students k-8 reading at grade level. “We have a significant population of students that have language challenges, they are our greatest need”

 I agree and in my meeting with Sherry Sullivan, Director of Curriculum learned that the academic growth students are demonstrating in reading is significant and encouraging. 

My experience in working with language challenged inner-city preschool students enrolled 3 and 4 year old pre-school resulted in their readiness for kindergarten and learning to read by 3rd grade. We have no choice but do the same for our language challenged students for their future success and to prevent bullying from occurring.

Fortunately, the Early Childhood Council for Gunnison and Hinsdale has done significant ground work to make this a reality for our students and their families, by obtaining every slot available funded by the State for pre-schoolers.

funding and staffing are the hurdles to be addressed. Denver, Telluride, Summit, and other counties have passed tax initiatives to fund pre-school, it is not something schools can take on alone, we will have to the same. 

If we are going to maintain the quality of education in our schools and resolve the challenge of bullying we have no choice.

Any ideas on how to retain teachers and attract support staff like food service and bus drivers?

—You retain teachers by recognizing and showing appreciation for their hard work. I believe that our community, superintendent school board do a great job and letting teachers know how much they are appreciated. As far as attracting bus drivers, food, service, etc. I think the college could be a source for part time help

Are you comfortable with the direction of the district’s physical expansion plans?

Yes, I am comfortable.

To me, the bond’s most important component was school safety, plans to reconfigure entrances proceed along with review of protocols to keep doors secured. I would be remiss in not empathizing my belief that the strength and quality of the relationships/communication throughout the school community makes a big difference in the safety of a school. As teacher, principal and superintendent I learned of potential problems such, a fight planned between students after school, contraband (knife, alcohol etc) in lockers, a student in need of help because of emotional problems and the list goes on…

That rapport came into play the day of Columbine massacre. As superintend it in Elbert county I received a call from a concerned parent about a rumor a student had threatened another with gun violence. We prevented that from happening., Thank God. you can see the details google columbine massacre Elbert county. 

I did talk to Adam Murdie, County Sheriff about partnering with schools to increase visual presence of law-enforcement. He said he would like to learn more and would explore all possibilities.

The last thing on Facilities, open campus at Gunnison, is good time to evaluate the vulnerability it adds, and consider that free lunch is available to every student. Also, lunch is good time add to sense off community by providing activities such as intramural, shuffleboard, even jeopardy between advisory classes, with finals between grade level-you want to experience rivalry!

If elected, do you have any intention of shaking up the current GWSD administration, particularly the superintendent’s or curriculum director’s position? If so, why — and how?

Sadly, this has been suggested by individuals who want their candidate to win more than being truthful.

Everyone involved in the effort to improve our schools is critical to our success; Their success is my success! Loyalty and respect is the key ingredient to a healthy workplace and needs to be modeled to the children by adults.

I met met with superintendent, Nichols and Director of Curriculum, Sherry Sullivan earlier. In my conversation with Dr. Nichols, I assured her of my support in working together in meeting the challenges ahead, she can expect Direct, Open, Honest Communication from me and, I expect nothing less. I was thoroughly impressed when Dr. Nichols and her commitment to our working as team members. 

I visited with Curriculum Director, Sherry Sullivan to get accurate test data, and left the meeting believing her knowledge, expertise is one of the best kept secrets in Gunnison Schools

What’s one thing you learned in school that stays with you today?

What a question…nothing really jumped out, friendships probably most memorable, being involved in something bigger than self, sports teams, went to public school last two years of high school and joined a fraternity, full of athletes from school- hot shots – thought had best 2 years of life.

In final analysis nothing stayed with me like the Faith I learned in grades 2-7 

I didn’t even realize the impact it would have until much later in life, I guess when I needed it. Now the most important thing in my life getting my family, friends and any one else I meet along the way to Heaven, where my treasures  are and will be for eternity.

With out a doubt, Faith has stayed with me today.

CB South trail a long and winding process

STOR advises county to proceed with engineering study

[  By Katherine Nettles  ]

During a Gunnison County Sustainable Tourism and Outdoor Recreation (STOR) Committee meeting last week, the charged topic of the county’s proposed multimodal path between Crested Butte and Crested Butte South got most of the airtime as committee members discussed whether the current proposal along Highway 135 should be abandoned completely or followed through to determine engineering costs. Some STOR members and other attendees argued for an alternate alignment away from the highway, even if it will take more time and money. After a discussion of potential other routes, challenges and legal concerns, the committee recommended that Gunnison County commissioners and their planning staff continue their current directive and finish a partial engineering study for the trail along Highway 135 in the Colorado Department of Transportation (CDOT) right of way. 

Finishing the engineering study will not preclude a potential alternative alignment, however, and the committee agreed to discuss it again once the study is finished and more information on costs is available.

The county hosted an open house to share its trail alignment options last month and has received extensive feedback from community members who hoped for a trail alignment set back farther from the highway on a more scenic route between the communities. 

Crested Butte Mountain Bike Association (CBMBA) also spoke out in opposition to a highway alignment, and the county agreed to extend the survey deadline to October 8. 

As the STOR committee took up the topic, Laura Puckett Daniels, the county commissioner representative on the STOR committee, commented that the controversy over alignment along a highway or through private property has been around a while. She noted that minutes from a previous 2002 trails commission meeting were “almost verbatim to the current discussion.” But she urged everyone to keep working on it. 

Puckett Daniels apologized that the county did not, in the weeks leading up to the open house forum and in the concurrent survey process, provide enough public engagement. “It’s become clear to us that the public was not included enough,” she said. “We made some assumptions, and we could have done a better job communicating.” 

 Cathie Pagano, assistant county manager for community and economic development, gave a presentation on the “long and winding road” of seeking stakeholder consensus for the multimodal path, an effort that started more than 20 years ago. She reviewed the county’s recent efforts to engage with private property owners along three alternate off-highway pathways, including an extension off Teocalli Road, through the Spann Ranch’s property up to Buckhorn or from the Spann Ranchland to the private Hidden River Ranches Road. But Pagano said they proved unsuccessful in securing a route off the CDOT right of way with the needed property owners. “While they support the trail in general and certainly alignment along the highway, they were not interested at all in alignment across their property,” she summarized.

County attorney Matthew Hoyt reviewed how using eminent domain could work, since some alternative trail proponents asked for the county to explore that option. He said the process would roughly require preparatory research, subcontracted attorney fees, expert witnesses and court costs amounting to an estimated $590,000–925,000 per property, or about $6 to $9 million total. Then the county would be purchasing the lands from approximately 11 different property owners, for an estimated $1 million per property, totaling around $20 million just to acquire the property, prior to any development of it. Hoyt said these were rough estimates and that expenses could be higher. He also said that while some of this work could be accomplished internally by the county attorney’s office, it would take away legal resources from other county-priority projects, such as affordable housing, the Mt. Emmons mine land exchange, and the recently published Land Management Plan for the Gunnison National Forest. Hoyt said it could take between four to eight years just to acquire the properties through eminent domain, not including the time it would take to build the trail.

The county’s engineering study, being conducted by Design Workshop and Collins Engineers, was not complete yet so they could not yet compare estimated costs for the three alternative plans within the CDOT right of way.  

One property owner, Spann Ranches Inc., has agreed to work with the county and sell about a half-mile strip of land at the north end of CB South to the county for $1 million and in exchange for being tied into CB South water, sewer, electric and roads and being allowed to further subdivide the land at a density similar to CB South. Hoyt explained that the county cannot make land use decisions as part of a transaction, however, and that even if a deal was reached with the Spanns there were at least 11 other properties owners whom the County would need to negotiate with and possibly sue to obtain their respective properties for a public trail.

Doug Washburn, who is part of the Spann ranching family, attended the meeting and said the family’s strong preference is that a trail not run alongside the highway and interfere with their cattle drives and irrigation.

“Our stance has always been that we don’t want to sell any ground for another bike trail. But the way the community has changed and the way that highway has changed, we want to avoid that highway at all costs. And we want less commotion out there,” he said. Construction of a trail and further interrupting the ranch’s water flow across the highway and culverts would create more problems for them, Washburn said. 

He said it would be safer for their operations to just go through their property in the sagebrush uphill of their irrigation ditch. 

Pagano noted that there were no other private property owners that agreed this location was the right place and were interested in negotiations for a trail alignment on their property.

Washburn said some of the neighboring landowners might be more open to some incentives like being granted access to further subdivision, water, sewer, electricity and roads as well. “I understand from the county attorney that that’s not possible, but there are ways to be creative in this day and age,” he suggested, including the involvement of other organizations.

Washburn said if the county were to build the trail along the highway, the Spann family would no longer be willing to offer their property for any additional trails.

“I’ve spent a ridiculous amount on this trail that I don’t want at all. But if we’re going to do it, let’s do it in the right place.”

Derek Harwell, CB South Property Owners’ Association manager, said he has heard a lot from his association’s members who want an alignment off the highway. He said CB South is isolated, and a trail off the roadway would be the most inviting and usable way to connect CB South to the North Valley.

“A commuter trail sells the vision short,” he said.

Committee chair Jake Jones said the decision before the STOR Committee was to give direction to the commissioners to either continue their high-level engineering study “or to sort of walk away from this process potentially and allow others to carry the torch.”

Puckett Daniels said while she could not speak for the whole board of county commissioners, she would personally rather stop a process if it wasn’t the right fit for the community. 

Puckett Daniels said there could be some unintended consequences to any trail alignment.

“Ranching is under a lot of pressures…and if they give up and sell and move on we would not have the open meadows…things would be really, real different here if ag goes away,” she said.

Joellen Fonken spoke from the audience to remind the committee that she had been on the trails commission in the past and the original vision was for a Gunnison to CB trail.

She also reminded the committee members that often these things take small steps forward, with private property easements that don’t connect until something changes down the line.

Jones, who also serves as executive director of the CB Land Trust, explained that acquiring land from willing landowners is the only model the Land Trust follows. He echoed Fonken’s point that there have been easements that went nowhere and later found a connection, such as with the Lupine Trail. “The notion of taking property involuntarily is something I’m not willing to discuss,” he said, and would end with the Land Trust removing itself from the STOR Committee.

Ian Billick, mayor of Crested Butte, agreed that he doesn’t support eminent domain. But he suggested finishing the current highway right-of-way engineering plan to get a sense of what it would cost. “Then we could narrow in on a decision, maybe do a survey,” he said. “I think there’s going to be a lot of value in that study.” 

Derrick Nehrenberg, MetRec district manager, agreed it would make sense to finish the engineering study.

Jones made an informal motion to advise the county to continue with Design Workshop on the current planning process. Steve Gurrieri, a committee member representing the Gunnison County Stockgrowers’ Association, amended the motion to include the suggestion of working with the Spann/Washburn family and all neighbors impacted by the process. The committee members present voted unanimously in favor, and Pagano said the county will take that suggestion into account and continue with the current process.

The county has extended the survey for community members to weigh in until October 8, which can be found along with more information about the process at https://www.gunnisoncounty.org/1048/Crested-Butte-to-Crested-Butte-South-mul.

The engineering study is expected to be complete by the end of the year, but Pagano said with the public survey extended they might extend the contract into January.

Sale of a deed restricted house causes stress for seller

Lottery a time-consuming process

By Mark Reaman

Chelsea Dalporto-McDowell was one of the lucky ones. She got into a deed restricted Paradise Park unit in 2019. She obtained a mortgage loan and settled into the neighborhood. Her life circumstances changed when she met a partner, and she made the decision to move to Snowmass. In April of 2023 she asked the Gunnison Valley Regional Housing Authority (GVRHA) officials about the process of selling her deed restricted home. She began the official process that included the town of Crested Butte in June, and the process that will eventually help another local worker has left Dalporto-McDowell frustrated, stressed and with her bank account lighter. The sale of her unit is still not complete.

Dalporto-McDowell relayed her experience to the Crested Butte town council at their meeting on September 18. She conveyed that she felt that taking four months to sell the two-bedroom unit in Paradise Park was too long and a financial burden for her. She said the process was also not clear, which led to emotional stress and seemed to favor married couples over long-time single residents and was confusing for everyone.

While acknowledging that there is always opportunity to improve communication and messaging, representatives of the town and the GVRHA said the sale timeline was not unreasonable given the need to hold a lottery for qualified local workers, but they are open to suggestions to make it better.

Confusion leads to stress

Dalporto-McDowell explained to the council she was told three different things when it came to the process of selling her unit. At first, she was told she could choose whom she could sell the property to if they met the deed restricted conditions. She was then bombarded by fellow locals asking her to choose them. She said the barrage of emails, texts, notes and personal interactions all trying to convince her to choose them was extremely stressful. Eventually she connected with a qualified local who could pay her cash for the unit at the maximum allowed sales price. That maximum sales price is calculated by taking the original purchase price, adding in capital improvement costs, and allowing a 3% return in equity.

 The two-bed/one-bath unit was determined by the GVRHA to have a maximum resale price of $314,189.

Dalporto-McDowell said the number of requests and personal stories from valley workers hoping to buy her unit were “staggering and emotionally taxing.” 

Not only were the encounters with desperate locals stressful, the confusion coming from the local housing officials was as well. “Between June 16 and July 27, I was told three different sales processes ranging from being able to choose a qualified buyer, to having to sell to an essential employee, to what would be the final answer, hosting a formal lottery,” she told the council. “By the time this process is closed it will have been four months of waiting on the correct transfer process to be established, a buyer to be identified and the bank to close the deal.”

She said that even when the officials determined a lottery was needed to pick a buyer, the word was sent out from officials that she still could decide who would be able to buy her unit. This added to the stress and the number of encounters from people hoping she would choose them.

Dalporto-McDowell said given the uncertainty and the fact the town could not provide a timeframe for the sale process, there was not an opportunity to rent it to a qualified tenant and the unit has sat empty. “Had the town of Crested Butte had a defined process and timeframe, I would have rented the home to someone in the community and avoided the financial implications of having an empty house for four months. This pitfall…has made it critical for me to borrow money to continue to float my mortgage while the town of Crested Butte figured out and enacted the transfer process,” she said. “This should never have happened in a town that has identified housing as a crisis.”

Finally, it was made clear to Dalporto-McDowell that the lottery would be held, and the person chosen would have the option to take the unit. This again relieved Dalporto-McDowell from some stress, but when she saw the list of qualified buyers and how many lottery entries they were able to get based on certain criteria, she felt the process was “discriminating” in favor of married couples over long-time single residents.

“When looking at the lottery results, I was baffled by all the single people, who coincidentally also happened to be the folks who had lived in the community the longest, being at the end of the priority list,” she told the council. “Please find a way to make this equitable across all lifestyle choices for people in the future.”

Hearing the concerns

Councilmembers said they appreciated hearing her experience and felt further discussion over guidelines and lottery priorities would be appropriate. Crested Butte housing director Erin Ganser admitted at the meeting the process had been “a bumpy ride” at times. She said the plan was for housing officials to update the affordable housing guidelines and bring them back to the council for consideration.

Ganser, GVRHA executive director Andy Kadlec and GVRHA ownership program manager Lauren Woodyard further addressed the situation with the News on September 22. 

“We’ve heard loud and clear some of the concerns and we want to revisit the process,” said Kadlec. “But when there are deed restrictions in place, we have to follow what is on paper. We can perhaps change it for the future but are limited to what we can do. We are bound to the deed restriction and have to operate under current guidelines.”

“Four months to hold a lottery and sell a deed restricted home is not unreasonable,” said Ganser. “There are a lot of moving parts to the process. A fast lottery doesn’t exist. Four months is not insane. Prospective buyers need sufficient time to complete a complicated application process and GVRHA needs sufficient time to review applications. We own some of the issues brought up by Chelsea [Dalporto-McDowell], but I don’t think it added any time to the process.”

Woodyard said there was overwhelming interest for the unit, and it was determined a lottery was required as the way to transfer ownership. 

“I had more than 100 voicemails inquiring about the unit,” said Woodyard. “We had 50 showing requests and ended up with more than 50 applications. Each application is more than 50 pages. Ultimately there were 25 qualified applicants and 24 offers made by lottery participants at full price.” 

The application requires two years of tax returns and payroll documentation, copies of recent pay stubs, proof of Gunnison County residency, bank statements, state issued IDs and a lending statement for the anticipated loan amount.

“Lotteries take time and are not required for all deed restricted units,” said Ganser. “The Paradise Park deed restrictions are admittedly complicated. I think this is the first time we ran a lottery under these guidelines. We learned that for this neighborhood we need to order a title commitment and involve a legal review, which added three weeks to this timeline. Additionally, this was the first time GVRHA acted as a licensed transaction broker and that this administrative team ran a lottery under these guidelines.” 

Lottery participants are given various numbers of tickets to be put in the hopper based on things like longevity in the valley and the number of qualified employees or dependents in a household.

Ganser acknowledged there was a mix-up conveyed to Dalporto-McDowell in July from another town staff member while she was away on vacation, but it didn’t result in much if any added time for the process. 

 “We took away the importance of communication in this kind of situation because everyone’s emotional frequency is pretty high,” Ganser said. “Having 25 households going after one unit is intense. There will be 24 losers. Is a lottery the best way to do it? I don’t have the answer to that. But we tried to be very clear with everyone including the people in the lottery.”

“The challenge is what is the difference of good faith negotiations without having the seller get overwhelmed,” said Kadlec. 

“The town of Crested Butte and GVRHA communicated with the seller our understanding of how negotiations in a lottery environment can and should be handled. We feel this aspect of the lottery was particularly challenging and intend to revisit the process to provide better clarity in future sales.”

As to the charge that couples get more opportunity in the lottery than single people, Ganser said it is not based on who is married or not. That is not mentioned in any guideline. “But there is preference with a two-bedroom unit for ‘two qualified employees’ versus one individual,” she said. “This is workforce housing which is different from community housing. We try to fill all the bedrooms. We want bottoms in beds. It is a right sized unit for two people or a person with dependents.”

Next steps

Ganser said the town started the process of updating the housing guidelines this summer, which included a survey sent out to all owners of deed restricted housing units as well as people who signed up to the GVRHA deed restricted “interest list” for the North Valley. The town extended the deadline for the survey following the 911 Teocalli lottery and encouraged lottery participants to participate. Additionally, Ganser said the town will be hosting a public meeting on November 9 to gather more feedback on the guidelines.

“Lotteries are not awesome, we know that,” said Ganser. “We want to hear from people about what might make it better.”

“Selling lottery units is much more involved and there is a lot of administrative work versus a first come-first served process,” added Kadlec. “There are probably dozens of different types of deed restrictions throughout the valley.”

Woodyard said that once an applicant is approved under deed restrictions, approval is good for a year. Beyond that, a new application must be submitted. The other thing to remember is that different deed restrictions have different qualifying requirements, so being approved for one home may not automatically apply to the next.

“Our hope is to listen to the public and figure out a more efficient process,” concluded Kadlec.

Dalporto-McDowell agrees a more efficient sales process should be crafted. “It was my misfortune to be the first to sell in the neighborhood, but I certainly hope that my neighbors will not have to go through this financially burdensome, taxing and emotionally draining experience should they choose to sell their units,” she said. “To me, this is the town of Crested Butte’s Planning Department avoiding any responsibility for their inability to identify the correct process for selling my unit…a process they in fact established. Two months of this, I can chalk up to the cost of doing business, but to say four months is acceptable, is simply evasion of their own wrongdoing.”

Her Teocalli Avenue unit is scheduled to close October 6.

CB council approves IGA for Whetstone utility extension

Council assured town is protected with the IGA

By Mark Reaman 

While some on the Crested Butte town council voiced that the language could have been a little tighter with the proposed Intergovernmental Agreement (IGA) between the town and Gunnison County concerning a potential utility extension agreement to the Whetstone affordable housing project, there was enough of a comfort level based on staff, legal and county assurances that the IGA was approved unanimously in a 5-0 vote on Monday.

The IGA stemmed from a road bump in the process to consider a utility extension of water and sewer from Crested Butte to the housing project near Brush Creek Road. The town had asked for a detailed engineering feasibility study from the county that owns the land and is developing the workforce housing project. The county came back with an incomplete analysis. County representatives said it would cost millions of dollars to obtain the information being sought by the town. In order to spend that money, the county wanted assurances that if the capacity and financial analysis came in favorably, the town would continue with the utility extension process. The council had given a “conditional approval” to the utility extension based on those criteria. 

The IGA basically laid out nine provisions to that effect, including that the extension project would be “cost neutral” to the town and also demonstrate beneficial impacts to the long-term operation of the town’s water and wastewater system infrastructure, enterprise fund and the utility rate structure of the utility customers of Crested Butte.

The county and town both acknowledged that there was risk to both entities with the utility extension and project, but both want to see a major workforce housing project completed in the North Valley and Whetstone is located two-and-a-half miles south of the town.

Assistant Gunnison County manager for community and economic development Cathie Pagano told the council at the September 18 meeting that the county manager had signed the proposed IGA sent to the county by the town “so we are happy with it.”

David Leinsdorf, an attorney and former county commissioner, had sent the council some suggested wording additions for the IGA and councilmember Beth Goldstone indicated she was comfortable with the suggestions.

When asked for his legal opinion by mayor Ian Billick, town attorney Richard Peterson-Cremer said that since the IGA was already signed, he didn’t see any significant impact from the suggested changes. He recommended the council keep the original document that was signed by the county.

Leinsdorf suggested the IGA be clearer that the town must have the capacity to service Whetstone and all existing town property (including future development) inside CB before proceeding. His language wanted to also make clear that the town could determine if there was a negative financial impact as a result of the extension. “Shea Earley (CB public works director) warned the council almost exactly a year ago about looming potential infrastructure issues with the public works of town,” Leinsdorf said. “The town should be the entity to decide if there is a negative financial impact and the town should review the technical and financial feasibility as well.”

Leinsdorf suggested a change of the word “shall” to “may” in the document when it came to a future potential annexation discussion.

Citizen Karl Zachar asked when the town staff and council would present the needed code change to accommodate such a utility extension since it is currently only allowed through annexation. Staff indicated there was no hurry and the process would not take long or slow down the project.

“The other thing is that as a finance guy I am sensitive to the costs,” Zachar said. “The information from last week that the Paradise Park project was 62% over initial budget was embarrassing and a red flag. I don’t want the engineering study to come in and the town not understand the actual costs. The financial analysis of potential annexation benefits to Crested Butte that was also presented (by the firm TischlerBise) was a joke. It was as if the consultant decided out of thin air that people in Whetstone would spend 66% of their sales taxes in Crested Butte. That won’t happen. The cost perspective is worrying.”

“David (Leinsdorf) brings up a few good points,” said councilmember Jason MacMillan. 

Peterson-Cremer said that under current statutes and previous agreements, the town was protected. 

Assistant Gunnison County manager for sustainability and operations John Cattles agreed. “This IGA is built on previous agreements and studies that are already incorporated into our partnership. It is redundant but can be put in.”

“Neither party can force discussion toward annexation. There is no obligation to annex,” said town manager Dara MacDonald.

“I don’t think the wording changes from what we’re doing but it makes sense,” said Goldstone. “We are taking public comment into consideration even though it is already signed by the county.”

“Is there a cost to asking the county for these changes,” Billick asked MacDonald.

“They aren’t material changes,” she said.

“The changes aren’t huge but we took the draft and thought it was fair, so the county signed it,” said Cattles. “The worry is that if it comes back, our attorney will also want to start making more changes.”

“If the changes aren’t material and other agreements already in place require us to do these things, we would prefer to move forward,” added Pagano.

“In some ways there is comfort in having that language more explicit,” said councilmember Gabi Prochaska.

“In good faith, I am happy to agree to it as written,” said MacMillan. “At the end of the day we want to move things along. The county has been a good partner.”

Billick asked Peterson-Cremer how important the IGA was in context to other agreements. Peterson-Cremer said it was an agreement outlining how to move forward and not an ironclad contract. “It is more like an MOU (Memorandum of Understanding),” he explained.

“So, this involves a lot of trust to not put each other in a box,” said Billick.

“Correct,” said Peterson-Cremer.

Billick asked Cattles and Pagano if that is how they understood the situation and Cattles agreed that the town had the discretion under the IGA to walk away from the utility extension if the town decides it doesn’t work financially. He referred council to the fourth IGA provision that the county would agree to fund any differential impact between the increased cost and a cost-neutral position for the extension.

The council voted 5-0 to approve the IGA. Councilmember Mallika Magner and Anna Fenerty were not at the meeting.

County starts to work on details for Whetstone project

Keeping rents affordable comes with tradeoffs

By Mark Reaman

The Whetstone affordable housing project development team spent a couple of days last week gathering feedback from community members on the initial design and philosophical elements of making the neighborhood a livable community. Recognizing that maintaining approximately 230 units is probably necessary to keep rents affordable for a variety of Area Median Incomes (AMIs), the developers gathered information to decide what “trade-offs” might be necessary between amenities and expenses.

Gunnison County is the owner of the property and is working with Williford Housing Consulting, Norris Design, architecture firm Hord Coplan Macht and design/contractor firm Servitas to bring the project to reality. The county planning commission has approved the sketch plan for Whetstone and the idea is to make a formal application for the more detailed preliminary plan phase by February of 2024. 

“We need to find the right balance between amenities and costs that residents can afford,” assistant Gunnison County manager for operations and sustainability John Cattles, who is one of the leads on the project, told the group on Friday after the initial Thursday gathering. “What are the tradeoffs between project values? Decisions need to be based on the ultimate experiences of the people who will live there.”

The Thursday afternoon meetings included a variety of break-out groups and different topics were identified to consider. It started with what participants defined as a “home.” Answers varied but centered on residents feeling secure in their housing and having the opportunity to interact with neighbors while making accommodations for things like pets and athletic gear.

On Friday, a summary of what the development team “heard” and what they “know” was presented. Again, making sure residents didn’t have to worry about a rental being sold out from under them or about dramatic increases in rents topped the list, and Cattles said that because this is a public project, those concerns would not be issues. 

Still, the project does come with financial ramifications and Cattles made clear rents will play a part in helping to fund the project.

“On the rents issue, we know we need to communicate our plan more and we need to hear concerns from folks. The cost of the project after grants and subsidies will be financed and rents will need to cover the cost of the debt payments as well as the cost to operate and maintain the project,” he explained. “Our challenge is to find the right balance between first costs, ongoing maintenance and community amenities — all of which will have an effect on rents. Profit is not part of the equation in setting rents and our finance strategy is simple; we don’t plan on having an equity investor or short-term debt that will need to be refinanced. Even public projects can be forced into having to increase rents if the project is over-burdened by costly maintenance and programming or if the finance terms require profit to be generated to provide an equity return. We have a plan to avoid those issues, it’s going to be challenging to pull together but we are confident that we have a good plan.”

Participants at the meetings expressed the need for a connection to the outdoors, sustainability, places for pets and gear such as mountain bikes as well as parks for kids and easy transit into Crested Butte. The idea was that Whetstone would be home to people of all ages and incomes. Pedestrian safety was a top priority, and the general feeling was that people would prefer a storage area for gear over an additional full bathroom in the rental units. The ability to connect with neighbors was extremely important and one suggestion to encourage that, aside from a central park and green space area with benches, was to house post office boxes on the property.

Among the feedback highlights was that adequate snow storage space needed to be included in the plan immediately. That resulted in some preliminary suggestions to eliminate some buildings from the initial site plan and relocate the units from those buildings to other buildings by adding a third story. That modification increased some density in a couple structures located in the central part of the subdivision but provided two major spaces where snow could be plowed and stored.

Designers took off the third story on the longest building next to Highway 135 to lower the sight lines from people driving on the highway. Two other smaller buildings close to the highway were redesigned from two stories to three. Crested Butte community development director Troy Russ argued against that move, saying a larger building would act as a trigger to slow traffic. He said it also would house more people closer to the bus stop on the highway and thus more people would be expected to use transit. 

Jason Bentley, associate architect with Hord Coplan Macht, said because there is a berm along the highway, the elimination of the third story helps reduce the visual impact of scale and mass of the buildings. “It is an opportunity for creative design aesthetics to be used to screen the big buildings,” added Norris Design principal Elena Scott.

Russ disagreed with that approach as well, saying that instead of hiding the buildings, they should be “celebrated” as a workforce housing community. 

Participants suggested that any units that are owned by individuals instead of rented should be spread throughout the community. Cattles said given the finances, most if not all units would likely be rentals at the outset but eventually some might be sold under deed restrictions.

“Not everyone is a sports lover. Not everyone loves dogs,” said Servitas director of design development Alfred Sheer. “We want to create a neighborhood that offers choices.”

“These discussions are all about compromise and tradeoffs,” said Scott. “We need to submit a detailed preliminary plan to the county by February to stay on the timeline and I think we are on the right track.”

The hope is to have a preliminary plan by February 2024 and break ground to begin installing infrastructure on the site next summer.