FAQ
INTRODUCTION
The Alvarez Family and their team have spent the last twelve months refining the vision for their property to best serve the community’s needs and provide for long-term beneficial growth for the Town of Mt. Crested Butte, expanded facility capacity for RMBL, and to develop a high-quality development on The Village at Mt. Crested Butte site. The land plan is underway and has been presented conceptually to Mt. Crested Butte City Council, the Zoning Commission and in a virtual community meeting. The preliminary PUD application has recently been submitted and we look forward to presenting the plan to both the Planning Commission and City Council in the next few months. We continue to encourage public participation and input to better understand the needs, priorities, and potential concerns of the citizenry. The goal is a project that is physically attractive, financially feasible and a benefit to the community.
THE SITE AND PREVIOUS PLANS
How big is the site?
Where exactly is the property?
What has been previously approved for the property?
What is the Town’s 17-acre parcel approved for?
Has the Town received other mitigation for development of North Village?
The Village at Mt. Crested Butte is approximately 143 acres and is contiguous to the Town owned 17-acre parcel referred to as Common Area F (current tent camping site).
See attached map. The property encompasses the property to the west and south of Gothic Road from just north of Town Hall to the pre-sediment pond at the Snodgrass Trailhead and west to the boundary with the Allen Ranch property on the flank of Snodgrass Mountain.
In 1985 under CBMR’s ownership, the Town of Mt. Crested Butte originally granted approval for 3,000+ housing units, as well as commercial development through a PUD (planned unit development). In 2002, the approval was amended to reduce the total number of approved units to 1,800.
In addition to receiving 17 acres for parks and recreation, the town has received cash, meeting spaces, and housing. For a comprehensive list of mitigation offerings, please click on this link.
Parcel F was provided to the Town explicitly for use as Public Parks and Recreation to address the recreational needs generated by development of the North Village property, as well as to address the needs of the larger community.
THE NEW PLAN
What are the goals of the new owners?
How many units would the current owner like to add?
What is the number of units and proposed density of the new plan?
They wish to maintain the amazing views, utilize beautiful and coherent architecture, provide meaningful community spaces, and substantially reduce the planned density.
700 dwelling units maximum (this could include a variety of housing types from townhomes to apartments to single family), 400 accommodation units maximum (this could include boutique and resort hotel rooms), and 40 RMBL dwelling units maximum (this could include seasonal housing, such as dormitories, and long-term housing such as townhomes) .
Other development caps include:
25,000 SF for RMBL commercial, 8,000 SF for the Visitor’s Center, 2,500 SF for the Transit Center and 90,000 SF for the General Commercial (this could include general store/grocery, coffee shop, bar, restaurant, yoga studio, etc.).
Would the project include commercial space?
Yes, RMBL Commercial 25,000 SF and General Commercial 90,000 SF. The Town of Mt. Crested Butte, public, and team agree that any commercial space will create a synergy, rather than compete, with the existing base area.
SKIING
Will the project include lift served skiing on Snodgrass Mountain?
Will there be skier connection to the Goldlink area?
Will CBMR be able to continue grooming Snodgrass for non-lift-served winter skiing?
Will there be a reservoir constructed on the site?
If the ski area were to get a permit for Snodgrass how would that work with the development?
No.
The existing easement for a skier connection will be preserved, however no skier connection is proposed at this time.
CBMR has an easement that provides access, which will not be affected by this project.
Vail Resorts has an easement on parts of North Village and the Town’s 17 acres to construct a reservoir for the purposes of snowmaking. Vail Resorts currently has no plans to develop this reservoir to our knowledge and The Village at Mt. Crested Butte has no control over this easement.
​The current owner's of the North Village parcel do not have the right or desire to develop lift-served skiing on Snodgrass Mountain. CBMR (Vail) still has some entitlements related to skiing on Snodgrass but whether they choose to pursue development is entirely at their discretion. Accordingly, the North Village project is not taking any position regarding skiing on Snodgrass.
Will dogs and horses be allowed on trails?
Access will not change.
How will this project affect public parking for the Snodgrass Trail?
For decades, the use of the Snodgrass parking and trailhead has always presented safety, conflict, and over-use issues. The Alvarez Family has allowed parking on their property on a small dirt lot to assist in alleviating these issues. In early 2021 the Town of Mt. Crested Butte decided to solve the Snodgrass issues with a construction project that would place parking within the Gothic Road Right-of-Way and cut-off access to the dirt lot located on the Village @Mt. Crested Butte’s property. Construction is underway and will be completed this summer. The Village has not played in a role in the design or location of this parking and any questions regarding the project should be directed to the Town of Mt. Crested Butte. Attached is a plan of the parking design, as provided by the Town:
Snodgrass Parking Plan Exhibit.
Please contact the town directly with any questions or concerns.
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The Alvarez Family will continue to provide their site to support recreational uses in the area, including the public’s legally deeded access to the Snodgrass Trail which crosses the property.
How does mass transit fit in?
The Town of Mt. Crested Butte will have to decide how they wish to prioritize mass transit. Mountain Express has been involved in stakeholder meetings as part of this process and the neighborhood will be designed with transit stops at key locations. Mountain Express will make decisions about what level of service will be provided. The long-term objective is to maximize accessibility and public transportation options to minimize vehicular traffic within and without the development.
What public amenities will be available on site?
See the public meeting presentation link on the community outreach page to better understand the possible public amenities considered. Potential amenities include trail system, workforce housing, public parking, S.T.E.A.M. playground, amphitheater, non-denominational chapel, community event space, and open space.
What will happen to the Town’s 17 acres?
The Town of Mt. Crested Butte will decide. Parcel F is currently zoned for use as Public Parks and Recreation per receipt #510805. The property was given to the Town by CBMR as open space to mitigate the impacts of an 1800 unit development. CBMR has the right to use some of the property for their reservoir.
Doesn’t the Owner have to provide amenities and mitigation of the development?
Yes! A substantial number of amenities have already been provided, including the Town’s 17 acres and a cash payment for development of a multipurpose field by the Town of Mt. Crested Butte. This prior mitigation was based on an impact of the previously approved 1800 unit development. Given the mitigation that has already been provided, the current North Village planned reduction in density should not require any additional amenities. However, it is the intent of the Team to work with local organizations, such as CBMBA and the Nordic Center, to construct additional recreational trails and provide opportunities for other potential uses.
What is the process and timeframe?
The next steps will be to go through the public hearings with the Planning Commission and City Council, at which point the team will respond to the feedback received from the Town Staff, Town Council, Stakeholder Groups, and the public. The team will incorporate this feedback into the Final PUD Application. Ideally, approvals completed 2021 and infrastructure to begin 2022.
What is the PUD Process?
The Town of Mt. Crested Butte is requiring a new Planned Unit Development (PUD) application for the project. This process will require public meeting(s) before the Planning Commission and the Town Council. The team has presented to both the Planning Commission and the Town Council. There will be a minimum of 4 additional public hearings as part of the process.
When will construction start?
Construction can only happen after Town approval of the PUD, potentially in 2022.
What are the opportunities for public input?
Could plans for a community rec center be incorporated?
Would a multi-denomination chapel be possible to complement the wedding pavilion?
Would you consider a small planetarium on the knoll? Is it too early to think about that?
How will handicapped / accessibility be accommodated for on trails and important destinations like the wedding pavilion?
Will all community space be open to the general public?
Once the application has been deemed complete by the Town of Mt. Crested Butte, there will be formal opportunities for public input consisting of a minimum of four public hearings with both the Planning Commission and the Town Council. The public will also be able to review materials and provide feedback.
Yes, we are open to all ideas and welcome publicly-driven projects that could bring vitality to this community.
Yes. A multi-denomination chapel is currently proposed in the plan at the interface of the open meadow and the aspen trees, but this is a conceptual plan and subject to change so it could be relocated to compliment the wedding pavilion.
Yes, all creative ideas are welcome that will bring synergy to the community. The property has large recreational opportunities for events, competitions, perhaps national events. It is never too early to be thinking about the possibilities and design accordingly.
The wedding pavilion, commuter trail, and a good portion of the recreational trail will be ADA accessible. RMBL will be the primary occupant at the Visitor Center, but other entities such as the forest service may also play a role.
Yes.
PUBLIC AMENITIES
How many workforce housing units will be provided on site?
All code required housing units associated with The Village at Mt. Crested Butte’s buildings will be provided on site at a minimum. The exact number will be determined once the project program is finalized. The North Village Team has generously offered to coordinate with potential partners including the Town of Mt. Crested Butte, the Valley Housing Fund, and others to facilitate additional workforce housing beyond the code required mitigation compulsory for the project. Such collaboration could help the financial feasibility of additional projects through cost reductions and economies of scale.
How will this project affect access to the Snodgrass Trail?
There is a legal easement for the trail which will not be removed. Summer access won’t change on existing trails.
SITE CONSIDERATIONS
Are there wetlands on the site?
Will you address light pollution?
How will the project impact the Snodgrass ridgeline?
Will the pre-sediment pond be moved?
Yes. These have been identified and will be protected or mitigated as required by ordinance.
Yes. Mt. Crested Butte has requirements for exterior lighting. We will use full cut-off fixtures. Additionally, we will be sensitive to light pollution through windows, as well as the impact of light on properties below the buildings.
One of the priorities of the owner is to maintain the views and minimize/avoid development on the ridgeline. All of the development is proposed to be below the ridgeline.
It is highly unlikely and North Village has no control over the situation. The Mt. Crested Butte Water and Sanitation has an easement for the settling pond, and their system is designed for that location. For security reasons, a fence will need to remain around the pond.
RMBL'S PLANS
What does RMBL intend to accomplish with the project?
How important will RMBL’s project be nationally?
RMBL wishes to create seasonal and permanent housing for their employees, add year-round research and education space, and enhance public access to the outdoors while reducing impacts on Gothic.
RMBL has become one of the leading research institutions supporting field science, with an annual federal investment in RMBL-related research of approximately $10 million/year. This campus will be a big step forward for the nation’s scientific infrastructure.
Why will it be important?
Biology will transform our lives in the next fifty years, much as the last 50 years brought us electronics, computers, the internet, and smart phones. Considerable progress in biology is driven by “model” systems, animals or plants, the large teams of scientists working on similar systems. At RMBL, we are creating fundamental insights by extending that approach to an entire ecosystem. From food to water to the air we breathe, the environment is critical to the quality of our lives. RMBL is where many foundational discoveries occur. The Mt. Crested Butte campus will allow us a year-round campus and serve as a foundation for bringing emerging technologies and big data to the field of science.
Why is RMBL planning a campus?
More students and scientists want to work at RMBL and we don’t have enough space in Gothic. We would like to accommodate that demand in Mt. Crested Butte to reduce our impacts on the Gothic corridor. We have a lot of scientists and support staff that reside in Crested Butte and Mt. Crested Butte in the summer. It is increasingly difficult for them to obtain offsite housing.
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We would like to bank some land in case we need to provide housing for long-term employees in the future.
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Most of our Gothic facilities are unused for most of the year due to accessibility issues in the winter. This location will allow us to support scientists and students year-round and to provide facilities to the larger workforce community when not needed by RMBL.
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The project is strategically located to support winter access to RMBL.
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We would like to operate some of our summer programs in Mt. Crested Butte to reduce pressure on the Gothic corridor.
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RMBL has a lot of housing in Gothic that is not utilized in winter because of difficulties with access. By building additional housing in Mt. Crested Butte we will be able to share that housing with the community.
What does the project mean for the Gothic campus?
Will this change how RMBL supports K-12 education?
What kind of spaces will there be for scientists?
RMBL will continue to use the Gothic campus as it currently does.
It will make it easier for us to support year-round programing which is currently difficult due to the lack of year-round usable facilities. We would like to include research space for K-12 education programs along side scientists.
We will develop year-round office and research space to host scientists.
What do scientists do in their research space?
RMBL supports field scientists and they need indoor space for processing field samples. For example, they have balances, microscopes, and drying ovens. More RMBL scientists are also using equipment to do chemical analyses, such as understanding the fragrances plants use to attract insects, or to explore the different ways in which carbon is stored in soil. RMBL scientists also deploy sensors, such as tiny soil temperature probes or weather stations. The research space is a place where they can store and work on those sensors.
How much space will be provided for science, education, and administration?
25,000 square feet.
Does RMBL currently have the funds to build a campus?
Until we obtain legal approvals we will not fundraise.
RMBL, RECREATION, AND PUBLIC LANDS
Is RMBL pro-growth or anti-growth?
Neither. We love to see people get outside; it is why everyone comes to Crested Butte. Education is a core part of our mission and visitors give us a chance to reach more people. We are strong advocates for managing impacts, including providing effective signage, ensuring access to bathrooms, and encouraging respect for private property. Our scientists have been working on public lands since 1928 so we work hard to help research and recreation co-exist. As more people come, unfortunately management has to be more active to make it all work.
How does this project fit with land conservation?
RMBL has directly conserved or partnered in approximately 30 conservation projects valued at $20+ million with a focus on the Gothic corridor. As most of the critical pieces in the Gothic corridor have been preserved, the community focus is turning to management. The location of the campus, which is in a municipality, is perfect to serve as a portal for public access to, and enjoyment of, public lands. We will also explore ways to support organizations which provide recreation services in the area.
Will this change vehicular access to Gothic?
Will this change bus access to Gothic?
What facilities will be provided for the public?
No.
Mountain Express will decide whether there will be any changes to the service.
The current site plan identifies the location of the Visitor’s Center, which will include interpretative space, bathrooms, a coffee shop, and lecture space.
RMBL HOUSING
Who will control the seasonal workforce housing?
Who will reside in summer housing?
Who will use winter housing?
Will there be year-round housing in the first phase?
How will people qualify for seasonal housing?
When will housing be available?
Will there be year-round housing in the first phase?
How much will rent cost?
Are there examples of this type of project in other communities?
What will the units be like?
How big will the seasonal housing building be?
Will pets be allowed in the housing?
RMBL intends to create approximately 40 units. We remain open to collaboration and different ownership/management structures.
We intend to fill the units with seasonal RMBL employees, as well as seasonal employees of scientists.
RMBL has only a limited demand for seasonal winter housing. We will make the housing available to seasonal employees from the larger community. Currently RMBL has no agreement with an employer that would restrict use of the housing to employees of a particular employer in winter. We are open to such partnerships.
There may be a unit for a facilities person helping maintain the campus. We would also like to create 2-4 housing units for long-term RMBL employees.
We are still figuring this out. One idea we are examining is employer certification; if an employer certifies an employee is working in the Valley, the employee will qualify.
We don’t know. The earliest units would be available would be 2023/4, though that would be a very aggressive schedule.
We do not know yet. When the Town approved 1800 housing units, CBMR accepted an obligation to provide 17 housing units. The current owners of the property accepted that obligation as part of the purchase of the property. What the future obligation will be if the density is reduced, and how seasonal beds will count towards that obligation, will be determined by the Mt. Crested Butte Town Council.
We don’t know. However, our goal is to provide beds, cooking facilities, and utilities to the seasonal workforce at a cost that is reasonable based upon average seasonal wages.
Yes. The Aspen Music Festival uses the Marolt Ranch for housing in summer, and the facility is available to the larger workforce community in winter. https://www.apcha.org/176/Marolt-Ranch
We are still designing them so we can’t say for certain yet. We do know that to provide seasonal housing in an affordable space they will need to be small, and we will need to be efficient in terms of bathrooms and cooking spaces. We are exploring efficient designs that involve sharing of bathrooms, living, and cooking areas, as well as efficiency apartments. Ideally there will be a mixture of different types of units.
We currently estimate it will be between five and eight thousand square feet.
We do not know yet. Dogs are not allowed in the Gothic Townsite because of research. RMBL is not exploring this location as a research site, so there are no research reasons to exclude pets. Once we figure out the design and management of the housing, we will consider the issue more carefully. Our preference is to allow pets if it is feasible.
How does mass transit fit in?
What public amenities will be available on site?
What facilities will be provided for the public?
NEW PLAN DEVELOPMENT
Will this be zoned for short term rental and will any investment opportunities be open to the public?
Do you envision an architectural design master plan?
Also are there any similar models for projects like this in other parts of CO or the country?
Has there been any communication with the buyers of the Gold Link Base Area as to what the plans are for that location?
The various parcels will be zoned for a wide variety of potential uses including commercial, multi-family residential, long and short term rental and hospitality. Some parcels will be available for sale and private development.
As part of the preliminary PUD application, Design Guidelines and a PUD Guide have been created which set forth the standards for the site, architecture, and landscape. Also, all projects within the PUD will have to go through a multi-step process for both the design review board as well as the town.
Master planned communities and PUD's are used throughout the country.
None to date, although we look forward to meeting with them at the appropriate time to better understand their long-term objectives.
What is the estimated timeframe for full build-out?
Complete build-out will be determined by market demand and uptake. The intent is to progress the project in phases as market demand dictates, with commencement of the first phase of infrastructure and building construction beginning in the spring of 2022.
Would you elaborate on how the residential development would be built out? For example, will there be individual parcels made available for sale? Or will it mostly be led/developed by your group?
There will be adequate opportunity for both internal and external development projects. Each would provide for inclusion of workforce housing in accordance with Mt. Crested Butte Town Code.
Will the units be open to be second homeowners or full-time residents?
There will be free market units available to any user group.
Will the development have its own grocery store?
This will be dictated by market demand. We will allow for this type of use within the development. If such a project proves financially feasible, it is possible that one might be incorporated into The Village.
What facilities will be provided for the public?
SUSTAINABILITY
What are plans for sustainability, such as building codes for commercial and residential construction?
All new buildings within The Village must meet the requirements of the Town Code including adopted sections of the International Energy Conservation Code.
What sustainable building practices will be implemented? Solar?
We have outlined solar in the preliminary PUD application as follows (this language will need to be reviewed and approved by the town): Panels offer energy savings through natural daylight and solar heat gain. Solar units comprised of solar voltaic panels to generate electricity (“Solar Energy Facilities”), whether mounted on a roof or on a rack system on the ground, shall be reviewed and approved by the Design Review Committee, not to be unreasonably withheld. In placing and designing the Solar Energy Facility, consideration should be given to reduce, as much as possible, views of the facility from roadways, neighboring lots or parcels. When roof mounted, solar panels shall be parallel to the roof plane unless approved by administrative review. The visual screening of the facility should be done in a manner that is consistent with the appearance of the property where the facility is proposed, as well as with North Village’s community character.
ROADS, PARKING, TRAFFIC + TRANSIT
Have there been discussions on widening Gothic Road?
Will bus service go to the knoll or stop at the transit center?
Will there be just the one road in and out? Any connection across MT CB Parcel F?
Given the seasonality and wildly fluctuating Gothic traffic, what is considered a representative study?
When will the traffic study be done? What is the traffic impact on Gothic Road? What is the plan for dealing with the increase in traffic?
Do you plan to charge for parking or trail access?
What are the plans to deal with the increased traffic?
Not that the team is aware of, but this would be a question for the Town of Mt. Crested Butte and CDOT.
The intent is to have bus service to both the transit center and the top of the knoll. The bus service will be contingent upon Mountain Express, the Town and the development of the project and may be phased accordingly.
There is currently one point of ingress and egress. There is no connection across Parcel F.
The traffic study parameters will be laid out in detail by the traffic engineers. Suggested improvements are based upon the highest traffic time(s). The traffic counts will be taken the first week of July as requested by the Town and the traffic study will be available shortly thereafter.
A traffic study is being submitted as part of the preliminary PUD application. When the traffic study is complete, we will provide a link on this website.
We do not anticipate that parking and or trail access will incur any fee. We are working with a number of entities including the Town, Mountain Express, CBMBA and the Nordic Council to help work out the details of parking solutions and trails.
We will be developing a new traffic study to evaluate impacts, capacities, and mitigation recommendations as part of our PUD submittal process.
Will the UNITS be open to be second homeowners or full-time residents?
Will there be their own grocery store?
MISCELLANEOUS
Many of us have clean sight lines from Gold link, Winterset, etc. Do you have any kind of graphic that demonstrates the impact on the view corridor?
Yes, we have a 3D model so we can look at the site from all locations. Many images you will see on this website are pulled from various locations surrounding the site, including Gold Link.
Will there be a Dark Skies policy?
Yes, exterior lighting is addressed in the PUD guide and will follow at a minimum the Town of Mt. Crested Butte’s code.
Will there be a new separate sewer plant for the development? Or will it be tied to Mt. Crested Butte’s?
The sewer system will be tied to MTCBWSD system. It will require a lift station or two from our site to the main.