Chapter 22.04
BACKGROUND INFORMATION
Sections:
22.04.010 Background information.
22.04.010 Background information.
The H Road/Northwest Area Plan is located in the 21 1/2 Road and H Road vicinity. The plan area was added to the Persigo 201 sewer service area (which is the urban growth boundary) in March 2006. This area plan establishes appropriate future urban land uses and policies for ensuring compatible future development options for the study area. In September 2006 the plan (study) area contained:
(a) Approximately 250 acres;
(b) Thirty-seven parcels;
(c) Thirty ownerships;
(d) Fourteen residences on 13 parcels;
(e) Fifteen businesses on 16 parcels;
(f) Eight vacant parcels.
(Ord. 4066, 4-18-07; (City) GPA 2007-025, (County) 2007-027 MP1)
22.04.020 Planning process.
The planning process began in the fall of 2006 with initial meetings among City, County and Colorado Department of Transportation staff. Focus groups were held to discuss traffic/transportation needs and commercial/industrial needs for vacant land.
Planning staffs conducted baseline inventories and met with in-house and external service providers to help identify key issues prior to meeting with the public. Focus group meetings were held with Grand Junction economic development representatives, oil and gas representatives and property owners along the 22 Road and H 1/2 Road corridors. A public open house was held in November 2006. The entire schedule is outlined below:
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September 20, 2006 |
City/County Meeting #1 |
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October 3, 2006 |
Base Mapping Completed |
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October 4, 2006 |
City/County Meeting #2 |
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October 17, 2006 |
Focus Group Meeting – Economic Development Needs |
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October 30, 2006 |
Focus Group Meeting – Transportation Needs |
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November 1, 2006 |
City Council’s Strategic Planning Team #1 Meeting |
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November 17, 2006 |
Sent Notice for Neighborhood Meeting |
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November 29, 2006 |
Neighborhood Meeting/Open House |
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December 8, 2006 |
City/County Meeting #3 |
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January 16, 2007 |
City/County Meeting #4 |
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February 6, 2007 |
Sent Invitation Letter to 22 Road and H 1/2 Road Residents |
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February 15, 2007 |
Focus Group Meeting – 22 Road and H 1/2 Road Residents |
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February 21, 2007 |
City/County Meeting #5 |
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March 8, 2007 |
Joint City/County Planning Commission Workshop |
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March 12, 2007 |
Newsletter/Notice for Public Hearing Mailed |
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March 27, 2007 |
City/County Meeting #6 |
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March 27, 2007 |
Joint City/County Planning Commission Hearing |
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April 18, 2007 |
City Council Hearing |
Public input was solicited at the open house held November 29, 2006, and the February 15th focus group. Staff also received numerous written comments, phone calls, letters and comments by e-mail, and other personal communications throughout the planning period. The public meetings were well attended, more than 60 individuals signed in at the open house and 17 people attended the focus group meeting. Two newsletters were mailed to every property owner in the planning area and within one-half mile of the plan area. The City Internet website kept the public up-to-date on issues and progress of the plan.
(Ord. 4066, 4-18-07; (City) GPA 2007-025, (County) 2007-027 MP1)
22.04.030 Public comments.
Public comments received at the open house were clearly divided between those that expressed a desire to:
(a) Not allow commercial/industrial land uses east of Pritchard Wash and only allow residential densities no greater than residential estates (two to five acres per lot); and
(b) Make the entire study area commercial/industrial including the areas east of Pritchard Wash.
The comments from the adjacent residential neighborhood were in opposition to commercial/industrial land uses east of Pritchard Wash for such reasons as compatibility, quality of life, noise, feared loss of property values, etc.
The need for commercial/industrial land uses east of Pritchard Wash was strongly supported by many of the property owners as well as the Grand Junction economic development community, oil and gas representatives, the Grand Junction Area Chamber of Commerce, and the business incubator staff and board. These groups all stated the need for additional commercial/industrial land in the Grand Junction area, especially industrial parcels greater than 10 acres in size.
(Ord. 4066, 4-18-07; (City) GPA 2007-025, (County) 2007-027 MP1)