R-23. Annexation of Certain Property Mapped as the GG Palisade Annexation to the Town of Palisade

Palisade Board of Trustees
Date of Vote: Tue, May 9th 2017
Polls (closed):
Yay (0)    Nay (0)


                    At the meeting of March 14, 2017, the Board of Trustees accepted the petition for annexation of 11.11 acres of land owned by the Christensen Ranch Partners and set a public hearing date for May 9th to consider the annexation request. The annexation area includes the Christensen Ranch property and adjoining rights-of-way of the G 7/10 Road, Government Highline Canal and Elberta Avenue for a total area of 18.34 acres of land. Upon annexation of the land, Golden Gate Petroleum intends to purchase the land and develop a portion of the land for a retail convenience store with gas sales. The prospective buyer is requesting zoning approval for the 11.11 acres of land at the May 9th hearing to establish CB Commercial Business for the retail store and to zone the remainder of the land as HR Hospitality Retail.

A preliminary plat has also been requested establishing Lots 1, 2 and 3 of the GG Palisade Subdivision. Lot 1, which includes an area of 3.863 acres, is requested for Commercial Business to be developed for a retail convenience store with gas sales. Lot 2 includes a total area of 4.611 acres and Lot 3 includes an area of 2.582 acres. Both lots are requested for the (HR) Hospitality Retail zone. Sixty feet of road right-of-way will be dedicated with this subdivision for the G 7/10 Road alignment. The road alignment as it intersects Elberta Avenue has been adjusted so that it is farther north from the existing Highline Canal. The new connection is an improved location by accommodating a greater distance from the bridge at the canal for any future deceleration lane improvements along Elberta Avenue. No development approvals are being requested for Lots 2 and 3 at this time.  Upon annexation, zoning and preliminary plat approval, the applicant will submit major site plan drawings for review and approval and a final plat consistent with the preliminary plat approval.

Future public hearings will be scheduled with the Planning Commission and Board of Trustees, prior to final decisions.

The area of ownership by the Christensen Ranch Partnership originally included a larger area of land that extended north of the interstate (Bookcliffs) and land to the west now developed as the Wine Country Inn, Grande River Vineyards and the St. Kathryn Cellars. Annexation of the areas to the west occurred in 1999, 2000 and 2007. If the transfer to Golden Gate Petroleum and the annexation occur, the remaining land under the ownership of the Christensen Ranch Partners will include an area of approximately 17 acres north of the Interstate that will remain outside the Town of Palisade.

At its meeting of March 14, 2017, the Board of Trustees approved Resolution 2017-11 to initiate the annexation proceedings and to schedule the public hearing to consider the annexation at its regular meeting of May 9, 2017. At that meeting the Board found the annexation petition to be in substantial compliance with the Colorado Statutes. The approved resolution, petition and annexation map were sent by certified mail to the service agencies and Mesa County. Notice of public hearing was published four consecutive weeks in the Grand Junction Daily Sentinel. Notice of the annexation hearing was also mailed to the adjoining properties by certified mail. The notices were distributed more than 25 days prior to the annexation hearing, as required by Colorado Statutes. Additionally, because the annexation area encompasses more than 10 acres, an Annexation Impact Report was delivered to Mesa County on April 14, 2017. As of the date of the staff report, no objections to the annexation have been received.

Separate notices were mailed to property owners within a 300 foot radius of the Christensen Ranch Partners property for the hearings to consider the zoning request and the preliminary plat. A sign was placed on the property and the notice was published in the newspaper more than 15 days prior to the May 9th hearing date. A public hearing was held with the Planning Commission on Monday May1 to consider the zoning and preliminary plat requests, subject to the approval of the area to be annexed. As previously state, the Planning Commission voted unanimously to recommend approval of the applications.

In an effort to be an unbiased source of information, all text in this summary comes directly from government resources.