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:
(d) Fourteen residences on 13 parcels;
(e) Fifteen businesses on 16 parcels;
(Ord. 4066, 4-18-07; (City) GPA 2007-025, (County) 2007-027
MP1)
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:
September 20, 2006
|
City/County Meeting #1
|
October 3, 2006
|
Base Mapping Completed
|
October 4, 2006
|
City/County Meeting #2
|
October 17, 2006
|
Focus Group Meeting – Economic Development Needs
|
October 30, 2006
|
Focus Group Meeting – Transportation Needs
|
November 1, 2006
|
City Council’s Strategic Planning Team #1 Meeting
|
November 17, 2006
|
Sent Notice for Neighborhood Meeting
|
November 29, 2006
|
Neighborhood Meeting/Open House
|
December 8, 2006
|
City/County Meeting #3
|
January 16, 2007
|
City/County Meeting #4
|
February 6, 2007
|
Sent Invitation Letter to 22 Road and H 1/2 Road Residents
|
February 15, 2007
|
Focus Group Meeting – 22 Road and H 1/2 Road Residents
|
February 21, 2007
|
City/County Meeting #5
|
March 8, 2007
|
Joint City/County Planning Commission Workshop
|
March 12, 2007
|
Newsletter/Notice for Public Hearing Mailed
|
March 27, 2007
|
City/County Meeting #6
|
March 27, 2007
|
Joint City/County Planning Commission Hearing
|
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)
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.
22 Road (north of H Road) in foreground – looking
west to 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)