Planning Commission recommends annexation, RL4 zoning for 2019 South Broadway

The Grand Junction Planning Commission voted 5-0 to recommend that City Council approve a zone of annexation to assign RL4 (Residential Low 4) zoning to a 2.89-acre parcel at 2019 South Broadway, commissioners confirmed at the meeting. The recommendation was made with the findings of fact listed in the staff report and will be considered by City Council.

Thomas Lloyd, senior planner for the city, told the commission that the property currently is zoned County RSF2 and is annexable under the city’s intergovernmental agreement. "The area that's designated as Residential Low allows for residential land uses that range from 2 to 5.5 dwelling units an acre," Lloyd said, and he recommended RL4 because it implements the comprehensive plan’s Residential Low designation while matching surrounding zoning and available infrastructure.

The staff report said the parcel is located in the Redlands and is classified as Tier 2 on the intensification and growth tiers map, a designation Lloyd described as "suburban infill" appropriate for annexation when adjacent to city limits and served by existing water and sewer. RL4, Lloyd said, permits single-family detached, single-family attached, cottage courts and duplexes, with a minimum of 2 units per acre and a maximum of 4 units per acre; RL5 and other zone districts were discussed but staff recommended RL4 as more consistent with the neighborhood.

Daryl Pearson, the applicant who identified himself at the hearing, offered no additional presentation beyond staff’s analysis. The commission opened the public hearing; no online attendees spoke, and commissioners noted one emailed comment from a nearby resident, identified in the record as Mr. Dunn, expressing concern about growth in the area. One commissioner said they sympathized with local homeowners but also recognized the city and county’s housing needs and that RL4 was not an especially high-density designation.

Jamie Beard, assistant city attorney, responded to a procedural question about noticing after a commissioner pointed out missing dates in the staff report’s notification section. "No. You've noted it on the record. And for moving forward, it'll be corrected in the staff report, so it shouldn't be a problem," Beard said, and staff confirmed the online public hearing ran from March 4 through March 10, 2025 and that the omission would be corrected before the item goes to City Council.

A commissioner moved that the Planning Commission forward a recommendation of approval to City Council for the zone-of-annexation request for 2019 South Broadway "with the findings of fact as listed in the staff report." Another commissioner seconded the motion. The commission voted and the motion passed 5-0.

The item now proceeds to City Council for final action on annexation and adoption of the assigned RL4 zoning. The staff report and associated materials, including the record of the online public hearing held March 4–10, 2025, will be included in the Council packet.