Chapter 39.24
ECONOMIC DEVELOPMENT
Sections:
39.24.020 2010 Comprehensive Plan goals and policies.
39.24.030 Orchard Mesa economic development.
39.24.010 Background.
A key entryway to the Grand Valley, Orchard Mesa is often considered a drive-through rather than drive-to destination. The Highway 50 corridor’s variety of highway-oriented services and local businesses could serve residents and nonresidents alike.
A guiding principle of the 2010 Comprehensive Plan identifies the Grand Junction area as a Regional Center, “a provider of diverse goods and services and residential neighborhoods… (and) a community that provides strong health, education and other regional services.”
Orchard Mesa’s farms, the CSU Western Colorado Research Center, and a variety of agricultural businesses are important to the character and local economy. Agricultural uses on Orchard Mesa include on-farm residences, orchards, vineyards, row crops, pasture, vegetable/row crops, farmers’ markets, and roadside stands. The Palisade Fruit and Wine Byway has brought added attention to the area and has increased interest in a variety of agritourism opportunities. The Byway includes signage and kiosks directing bicyclists and motorists touring the orchards and wineries of Orchard Mesa along a 25-mile loop route starting at 32 and C Roads.
Orchard Mesa has experienced a high turn-over of businesses over the years. Recent examples include the closure of the Choice Hotels call center and relocation of Wheeling Corrugating. The turnover rate is reflected in Orchard Mesa’s higher commercial vacancy rate, as compared to other areas of Grand Junction (Appendix Map 3). Nearly half of Orchard Mesa’s nonresidential structures were built in the 1970s and 1980s. Approximately a quarter are less than 25 years old. Orchard Mesa has about 405 acres and 760,687 square feet of commercial space, and about 109 acres and 153,182 square feet of industrial floor area (Table 6). The largest employment sector, both by number of employees and by number of businesses, is service, while medical is the smallest sector, an indicator of the lack of medical care on Orchard Mesa (Table 7).
The Grand Junction Chamber of Commerce visited 65 Orchard Mesa businesses during the summer of 2013 and found the current businesses were generally stable and cautious about the future. The diverse businesses in the area provide a good core with the potential to expand. Many expressed a need for better marketing ideas for Orchard Mesa.
|
Zone |
Commercial Use |
Vacant |
Building |
|
Industrial Use |
Vacant |
Building |
||||
|---|---|---|---|---|---|---|---|---|---|---|---|
|
|
# Lots |
Acres |
# Lots |
Acres |
Sq. Ft. |
|
# Lots |
Acres |
# Lots |
Acres |
Sq. Ft. |
|
AFT |
5 |
40.4 |
1 |
2.1 |
17,966 |
|
1 |
8.9 |
0 |
0 |
5,876 |
|
RSFR |
1 |
13.7 |
0 |
0 |
7,366 |
|
0 |
0 |
0 |
0 |
0 |
|
RSF4 |
4 |
10.6 |
0 |
0 |
5,516 |
|
1 |
13.7 |
0 |
0 |
7,366 |
|
R8 |
3 |
3.2 |
0 |
0 |
8,768 |
|
0 |
0 |
0 |
0 |
0 |
|
PUD |
6 |
147.0 |
0 |
0 |
48,758 |
|
2 |
5.0 |
0 |
0 |
103,238 |
|
B2 |
3 |
2.5 |
1 |
0.3 |
6,365 |
|
0 |
0 |
0 |
0 |
0 |
|
C-1 |
113 |
105.5 |
36 |
32.7 |
465,242 |
|
0 |
0 |
0 |
0 |
0 |
|
C-2 |
25 |
45.3 |
6 |
20.5 |
123,542 |
|
3 |
31.2 |
0 |
0 |
36,702 |
|
I-1 |
1 |
0.1 |
0 |
0 |
120 |
|
14 |
50.5 |
14 |
50.5 |
0 |
|
I-2 |
2 |
37.2 |
1 |
5.4 |
77,044 |
|
0 |
0 |
0 |
0 |
0 |
|
Total |
163 |
405.5 |
45 |
61.0 |
760,687 |
|
21 |
109.3 |
14 |
50.5 |
153,182 |
Source: Mesa County Assessor’s 2013 Records; GIS
|
Sector |
Employees |
Employers |
|---|---|---|
|
Base |
535 |
113 |
|
Service |
1,538 |
200 |
|
Retail |
604 |
70 |
|
Medical |
86 |
14 |
|
Total |
2,763 |
397 |
Source: Info USA; Colorado Department of Labor
The Mesa County Fairgrounds and Whitewater Hill recreation and training facilities have great potential to be catalysts for new and expanded businesses and services such as lodging, restaurants, and other support businesses. The public safety training facility will be one-of-a-kind on the Western Slope, and the drag-way, trap club and airplane modeleers club all host regional and even State-level events (Appendix Map 10).
Orchard Mesa’s recreational facilities and surrounding public lands also attract visitors who can contribute to the local economy: e.g., Chipeta Golf Course, bowling lanes, Orchard Mesa Pool, Orchard Mesa Little League Park, Riverfront Trail, Colorado and Gunnison rivers, the Old Spanish Trail, and the BLM public lands.
Another important Orchard Mesa asset is the Business Incubator Center, “The Grand Valley’s Center for Entrepreneurship,” located along the Gunnison River near the confluence with the Colorado River. According to their website:
The Center offers comprehensive services to businesses through the collaborative efforts of four programs. The Business Incubator Center provides business coaching and workshops through the Small Business Development Center (SBDC), financial support through the Business Loan Fund of Mesa County, hands-on business development through the Incubator Program and tax credits for investment and job creation through the Enterprise Zone.
Other potential opportunities for business development on Orchard Mesa include:
• Commercial and business pads and infrastructure in place for new and expanded businesses along Highway 50.
• Enterprise Zone – much of the Highway 50 corridor is eligible for tax credits for business investment/expansion. Most of the rural area is an Agricultural Enterprise Zone. (Appendix Map 11)
• Artesian Hotel site – good water source for bottling company or similar business.
• Confluence Point – proper zoning for a variety of commercial development with the best view of the confluence of the rivers.
• The eventual connection of 29 Road to I-70 will provide easier access to Orchard Mesa for travelers.
• The growing and diverse agritourism and outdoor and fairgrounds-oriented recreation industries.
• Promoting site development and marketing of health services and facilities on Orchard Mesa.
(Ord. 4629, 5-7-14)
39.24.020 2010 Comprehensive Plan goals and policies.
(a) Goal 6. Land use decisions will encourage preservation of existing buildings and their appropriate reuse.
(1) Policies.
(i) In making land use and development decisions, the City and County will balance the needs of the community.
(b) Goal 12. Being a regional provider of goods and services, the City and County will sustain, develop and enhance a healthy, diverse economy.
(1) Policies.
(i) Through the Comprehensive Plan’s policies the City and County will improve as a regional center of commerce, culture and tourism.
(Ord. 4629, 5-7-14)
39.24.030 Orchard Mesa economic development.
(a) Goal 1. Opportunities to shop, obtain personal and medical services, and dine out are convenient for Orchard Mesa residents.
(1) Actions.
(i) Assist economic development groups/partners in analysis of market needs suited to serving the local population of Orchard Mesa.
(ii) Support public/private partnerships and assist businesses with marketing Orchard Mesa.
(iii) Work with local health care providers and the Mesa County Health Department and the Mesa County Health Leadership Consortium to identify grants and other funding opportunities as incentives to health professionals to locate on Orchard Mesa.
(b) Goal 2. Orchard Mesa includes businesses and facilities as a destination for area residents and visitors alike.
(1) Actions.
(i) Coordinate resources available from local economic development partners (Incubator, GJEP, Chamber of Commerce, Workforce Center, etc.) to create a commercial base that will serve the local population and visitors.
(ii) Improve infrastructure that will help local businesses thrive.
(iii) Support efforts to market the variety of opportunities on Orchard Mesa.
(c) Goal 3. Orchard Mesa has an active and effective Orchard Mesa Business Association.
(1) Actions.
(i) Identify a business “champion” to be lead on organizing interested businesses and provide technical assistance to the “champion” and interested businesses on models used effectively elsewhere in Mesa County such as an improvement district (BID, URA, etc.) to provide funding for support services, infrastructure improvement, marketing, pedestrian/streetscape improvements and special events, for community revitalization and development (e.g., North Avenue, Horizon Drive).
(ii) Engage economic development groups/partners in an active program to periodically visit Orchard Mesa businesses to proactively identify issues and identify solutions.
(iii) Economic development groups/partners and area businesses will work together to evaluate and make recommendations on how to improve land use processes and regulations related to business retention, development, and maintenance.
(d) Goal 4. Orchard Mesa’s agricultural industry thrives as an important part of the local economy and food source.
(1) Actions.
(i) Promote Orchard Mesa as a part of the Fruit and Wine Byway.
(ii) Support and encourage roadside markets and centralized events (e.g., farmers’ markets) to exhibit and sell locally produced agricultural products.
(iii) Actively support the Mesa County Right to Farm and Ranch Policy.
(iv) Make land use decisions consistent with the Future Land Use Map for Orchard Mesa.
(v) Align with the Colorado Cultural, Heritage and Tourism Strategic Plan (2013) in an effort to maximize the Colorado Tourism Office’s promotion funding opportunities.
(e) Goal 5. Sustainable businesses support the needs of regional attractions on Orchard Mesa (e.g., fairgrounds, Whitewater Hill – Public safety and recreational facilities).
(1) Actions.
(i) Support appropriate improvements and maintenance of public infrastructure necessary to sustain local businesses and regional attractions at the fairgrounds and Whitewater Hill.
(ii) Work with area economic development groups/partners to identify businesses that would support regional attractions on Orchard Mesa (e.g., extended-stay lodging, personal services, recreation facilities, etc.).
(Ord. 4629, 5-7-14)