We, the undersigned, encourage the Gunnison Planning Commission and the Gunnison County Board of Commissioners to say NO to the Starview Subdivision major land use change application.

Why this is a bad idea:

The project application includes 138 units on 96 acres, with as little as 40 foot setbacks from Highway 135. The mountains of Paradise Divide will be nearly hidden from view; instead you will see a row of homes as you drive north.

A retail store and gas station, and office and retail spaces are included in the proposed plan. The developer claims this will provide services that are likely to reduce vehicle trips between the Crested Butte South area and Crested Butte and Gunnison; however 500 or more residents living at Starview will likely be commuting every day, increasing traffic an anticipated 12% to 20%. 

CB South already has a commercial district, including a gas station. Additional commercial development should be clustered in central CB South, which is far from built out. 

Unaffordable Housing:

As planned, Starview is mostly open market homes targeting the wealthy upper class. It is disguised as a working “missing middle” development with “affordable, attainable, and open market homes.”  However, very little workforce housing is included. Out of 138 lots, 44 will be “smaller,” which is not defined in the application, and only 22 will have “some form of deed restriction.” That leaves 85 lots on the open market with a home size cap of 5,000 square feet and a 2 car garage. Most people will build to the maximum size to maximize profits in the future. 

There is no income or resale cap in the plan, even on the deed restricted units. Without a deed restriction of resale cap, these units can be sold at any price and will no longer be affordable. The deed restrictions will be based on an area median income of 120%-220%. Therefore, a one person unit purchase price will be based on an income of $78,720 to $158,752. For a 3 person unit, it will be based on income of $101,300 to $204,248 and a 4 person unit based on income of $112,440 to $226,754. This is NOT affordable for anyone working in the service industry in Crested Butte or Gunnison.

Furthermore, workforce housing should be located next to Crested Butte, Gunnison and near the commercial district and bus stops in CB South and Mount Crested Butte.

Wildlife Impact:

The proposed project is located within mapped elk winter and summer range and a mule deer migration corridor. According to a letter addressing the project, CPW is concerned about the substantial increase in our local human population with this development, and the impact on nearby public lands, particularly in Cement Creek, which will result in additional habitat fragmentation and ongoing impacts to local wildlife. A significant increase in traffic on Highway 135 will result in more wildlife-vehicle collisions and further discourage any wildlife movement across 135.

Light Pollution:
Starview will add so many lights to the lower valley that we will no longer see any stars due to a massive increase in light pollution.

Wastewater Treatment and Water Supply: 
The applicant proposes connection to the Crested Butte South Metropolitan District wastewater treatment, and wastewater would be piped across the Gunnison River, a possible environmental disaster.

CB South Metro said a possible agreement could be reached where the CB South Metro District provides potable water to Starview; however, since the initial conversations, the number of units has increased from 76 to 138, and this will change impacts. Starview plans to drill wells on the property for their own use and to accommodate more growth in CB South. It is anticipated that CB South Metro will take over ownership of the sewer and water once completed. Most likely, all of the residents of Crested Butte South will share the burden of the sewer and water expansion. 

Summary:

• The proposed subdivision has far too many units, and will block the view of Paradise Divide. It will increase traffic on CR 740 and Hwy 135, increasing congestion, accidents, and vehicle/wildlife collisions. 
• It will not provide much, if any, workforce housing.
• Starview will also negatively impact our community’s already limited resources. Starview will negatively impact wildlife, wetlands, and public lands in Cement Creek. It may negatively impact CB South residents with the connection to CB South Metropolitan District sewer and water.
• The proposed land use change and density is NOT compatible with the character of the existing land, and The Planning Board cannot guarantee that the cumulative impacts of Starview will not result in significant adverse impact to neighborhood lands or land uses, wildlife, visual quality, air or water quality. 

For the reasons stated above, we strongly encourage the Gunnison Planning Commission and the Gunnison County Board of Commissioners to say NO to the Starview Subdivision change application.

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