Approved - 5 to 0.

Redlands 360 Outline Development Plan

Case: PLD-2020-698
Consider a request by Grand Junction Land Company LLC (Owner of Part), Redlands Three Sixty LLC (Owner of Part), and La Plata Communities LLC (Applicant) for Review and Approval of a Planned Development (PD) Outline Development Plan (ODP) for the Redlands 360 Development Proposed on a Total of 600 Acres South of the Redlands Parkway and Highway 340 Intersection Over a 25-Year Timeframe.
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Applicant Presentation

Staff Presentation


Development Application ( 0.22 MB )
Staff Report ( 0.27 MB )
Maps and Locations ( 19.62 MB )
Draft Ordinance ( 0.2 MB )
Decision Making Criteria
 Per Section 21.02.150 of the Zoning and Development Code, the Planning Commission and City Council shall base their decisions in consideration of the extent to which the applicant demonstrates the following criteria have been met:
(i)    The Comprehensive Plan, Grand Junction Circulation Plan and other adopted plans and policies;
(ii)    The rezoning criteria provided in GJMC 21.02.140;
(iii)    The planned development requirements of Chapter 21.05 GJMC;
(iv)    The applicable corridor guidelines and other overlay districts in GJMC Titles 23, 24 and 25;
(v)    Adequate public services and facilities shall be provided concurrent with the projected impacts of the development;
(vi)    Adequate circulation and access shall be provided to serve all development pods/areas to be developed;
(vii)    Appropriate screening and buffering of adjacent property and uses shall be provided;
(viii)    An appropriate range of density for the entire property or for each development pod/area to be developed;
(ix)    An appropriate set of “default” or minimum standards for the entire property or for each development pod/area to be developed;
(x)    An appropriate phasing or development schedule for the entire property or for each development pod/area to be developed; and

Comments & Feedback

This case is closed, online commenting is no longer available.
Online comments closed at 5:30 PM MST 1/10/22.
The proposed rework of the 23 road and South Broadway intersection is a big improvement over the existing intersection. I hope your design for that intersection is ultimately built. Your audio presentation states the 23 road access to the development will see 62 percent of the traffic flow. The intersection at Broadway and 23 road has horrible visibility. Accidents at that intersection are frequent. Please consider shifting the main entrance to the Redlands Parkway. That access has much better visibility and less congestion. Thank You, Ron Yater
January 10, 2022, 3:20 PM
Ronald Yater
6 / 9 Planning Commissioners have viewed this comment
I would like to hear about drainage planning for the area. The soil in the development area is mostly sandy and has fairly good permeability. 1700 structures, attaching sidewalks, driveways, and roads will not have the ability to absorb rain. The result of the development will be much less permeable surface area. Every few years we get a rain that greatly exceeds the ability of the soil to absorb the rain. The existing downstream drainage system cannot handle the flow. With much less permeable surface to absorb the rain, catastrophic downstream flooding is possible. I would like to know how you have addressed this problem. Thank You, Ron Yater
January 10, 2022, 2:43 PM
Ronald Yater
6 / 9 Planning Commissioners have viewed this comment
It appears that ridgeline preservation is being addressed. This needs to be strictly enforced. I am not against development that takes into consideration the rights of the pre-existing property owners. It is a travesty, what was permitted around the Redlands Mesa Golf Course development. Allowing trophy-homes to be built virtually on the cliff faces along East Monument Road and the East end of South Camp Road should never have been allowed. Now, all of the previously existing homeowners, that bought their homes near the East entrance to the Monument, for the existing view, now have to stare at each day, the trophy-homes looking down into their backyards and windows and suffer from the trophy-homes exterior lighting, on the ridgeline, detracting from their view-enjoyment, each and every night forever! These trophy-homes would still enjoy spectacular views of the Mesa, Monument and Bookcliffs, without ruining the views of the previously existing property owners, if they had only been set-back 50' - 100' from the edge. Fugitive light also needs addressed. The Redlands used to be dark at night. I could actually see the Milkyway! Each new development allowed by the City or County has taken away from this. I have lived in one of the original Redlands developments (Monument Meadows) for 37 years. The Neiborhood protective covenants prohibited overhead outdoor area lighting, which everyone ignores, and each new development permitted in the "South Camp Valley" adds to this issue. Another aspect of the proposed Redlands 360 Development plan that needs much further discussion is the intersection of South Broadway (Redlands Parkway) and South Camp Road. The proposed plat indicates commercial development at and near this intersection. This is already a dangerous intersection, without the manyfold increase in traffic, that R-360 will bring. The intersection is adjacent to a curve with very limited line-of-sight distance and any development in this area will be a danger and access problem. Any commercial development should be along Broadway, where it already exists. The "South Camp Valley", lying parallel to the Colorado National Monument, is now strictly residential. The start of development at this intersection would surely bring commercial business to this little valley, which should not be welcomed.
January 10, 2022, 11:39 AM
scott woodrow
6 / 9 Planning Commissioners have viewed this comment
okay my major concern or two fold number one what is the city going to do about the traffic congestion that already exists in this area that will be compounded by putting that many residence in an open space of which there are very few around this valley. None of the open spaces in this valley or anywhere close to or like anything back behind my house. This 360 is a desert environment a delicate desert environment. The second part is the wildlife you may not consider them valuable to our neighborhood but we consider them of value. Thank you.
January 7, 2022, 1:49 PM
Scott Lecrone
6 / 9 Planning Commissioners have viewed this comment
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