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Gunnison commission recommends permitting minor manufacturing along Highway 89 with traffic and buffering conditions
Summary
The Planning and Zoning Commission voted April 23 to recommend a code amendment permitting minor manufacturing in the RC zone between 200 East and 600 East along Highway 89, limited to properties within 200 feet of the highway; the recommendation includes conditions: a traffic-impact study, compliance with city development standards, sidewalk and curb/gutter extension, development agreements prior to rezoning (including possible zoning reversion), and a barrier/fence between manufacturing and adjacent residential areas.
The Gunnison Planning and Zoning Commission on April 23 recommended that the city council amend the RC zone to permit minor (light) manufacturing on properties between 200 East and 600 East along Highway 89 — but only for parcels within 200 feet of the highway and subject to several conditions intended to limit impacts on nearby residences.
Staff told the commission the code amendment was requested by the city council in relation to a proposed mixed-use development (townhomes and manufacturing) by John Lowell and Casey Peterson on a parcel at 200 East. Commissioners discussed emergency access requirements, overlay design standards for the Main Street corridor, and the potential for industrial uses to abut residential yards.
Commissioners repeatedly raised safety and traffic concerns. One commissioner noted that the nearby four-way stop is often not respected and that traffic heading to Highway 89 can be fast; another raised the presence of children near proposed townhomes. Staff (Dennis) said an engineering traffic-impact study would identify whether capacity improvements, turn lanes or widening are needed and confirmed the commission can recommend design and distance limitations to protect the Main Street overlay standards.
On a motion from a commissioner, the commission voted to recommend the code amendment with the following conditions: require a traffic-impact study and any recommended street improvements; ensure development complies with the city’s multifamily and commercial development standards; require extension of sidewalk, curb and gutter along Highway 89; require the city council to enter development agreements prior to approving rezoning (which may include zoning-reversion options if development does not occur as anticipated); and require a barrier or fence between the manufacturing portion and adjacent residential areas. The motion was seconded, a roll call was held, multiple commissioners were recorded voting yes, and a 'No' was audible once in the record; the motion carried and the recommendation will be forwarded to city council.
The commission emphasized the separation of this code amendment (which would permit minor manufacturing in a defined area of the RC zone) from any approval of a specific site plan; any specific building locations, entries or other site details would be reviewed separately when the applicant submits development plans.
