Gunnison Rising

Master Plan

A Master Plan is a document that provides a guide to the vision and issues concerning a proposed development. 

A Master Plan provides insight into the site inventory and analysis that guide the proposed land uses. This Master Plan study provides an examination of the proposed Gunnison Rising Master Plan, which is an approximately 1661 acre development, located immediately to the east of the City of Gunnison, north and south of State Highway 50. 

An Annexation Petition was submitted to the City of Gunnison on August 7, 2006, for the Gunnison Rising development. The Annexation Petition refers to the Gunnison Rising project as the “Tomichi Creek Corridor Annexation.” As part of an Annexation Petition, it is the responsibility of the City of Gunnison, and/or Consultants hired by the City, to prepare an impact report for the proposed annexation request. An impact report provides existing and proposed land use patterns, streets, major water lines, sewer interceptors and outfalls, impact to the school district, financing and so forth. 

The purpose of the Gunnison Rising Master Plan study and the supplementary documents (i.e. Geologic Hazard, Traffic Impact Analysis, Water, Wastewater and Drainage Facilities Conceptual Master Plan analysis) is to provide City Staff and elected officials, as well as Consultants hired by the City, an insight into the Gunnison Rising project. These reports will be subject to the City of Gunnison Staff review, as well as the review of a consultant team and may be used as part of the impact report ultimately prepared by the City.

Project Location

Gunnison Rising is located adjacent to and immediately to the east of the City of Gunnison (Figure 1). Gunnison Rising is currently under the jurisdiction of Gunnison County. The existing and surrounding land uses and zoning are addressed in the next section of this study.

The City of Gunnison is the County Seat of Gunnison County. The City of Gunnison is centrally located in the State of Colorado, approximately 200 miles southwest of Denver, 180 miles west of Colorado Springs, 120 miles southeast of Grand Junction, and 60 miles east of Montrose and 60 miles west of Salida. Crested Butte and Monarch ski areas are 28 miles north and 42 miles east of the City respectively. 

Existing Conditions

The Gunnison Rising development is bisected by State Highway 50. For the purpose of this study, the two portions of Gunnison Rising will be referred to as “Gunnison Rising North”, the approximately 851-acres of Gunnison Rising that is located north of Highway 50, and “Gunnison Rising South”, the approximately 810-acres that is located south of Highway 50 as shown on the Land Use Plan (Figure 7).

There are several noteworthy existing features of the site which have been highlighted below.

• The most significant natural feature on the property is the Tomichi Creek along the southern boundary of the site. This year-around creek provides excellent wildlife habitat and scenic interest to the valley as a visitor travels to Gunnison from the east. The cottonwoods and other vegetation give the creek’s edge a very lush landscape. A portion of Tomichi Creek is part of the Gunnison Rising Master Plan area. However, the area surrounding the Tomichi Creek will be purchased by the Bureau of Reclamation for the purpose of preservation of vegetation and wildlife habitat enhancement. This purchase guarantees the preservation of the creek for the City of Gunnison.

• Approximately 90% of the 1661-acres of the Gunnison Rising site consists of undeveloped, vacant land. There are some improvements on the site, primarily within Gunnison Rising South. There are two existing single-family residences with outbuildings at the eastern portion of Gunnison Rising South. The I-Bar Pavilion is located just east of the Gunnison Airport.

• A man-made irrigation ditch traverses Gunnison Rising North. The location of the ditch is very evident on the property. South of the ditch, the land has been used for agricultural purposes while the north area can be characterized by mountain terrain “sage country”. South of the ditch the area can be characterized by relatively flat-lying alluvial fan and alluvial valley topography. 

• A power-line traverses the northern portion of Gunnison Rising North in an east to west direction. Dirt roads and the “Contour Trail” also traverse Gunnison Rising North.  Within Gunnison Rising South, an abandoned railroad runs roughly parallel to the Tomichi Creek. A pedestrian trail is proposed along this railroad alignment or at the best location to be determined.

• An existing cattle-crossing existing under Highway 50 connects both sides of the Gunnison Rising Master Plan area. It is proposed that this cattle crossing will be improved and utilized as part of the pedestrian trail system.

Existing and Surrounding Zoning / Land Use

Zoning

Gunnison County does not have conventional zoning. Performance-based zoning was adopted by the Gunnison County in 1978. The Gunnison Rising Master Plan area is not zoned at this time. The Context Map (Figure 2) illustrates the existing and surrounding land uses and zoning. Should the Annexation of the site be approved by the City of Gunnison, the Gunnison Rising Master Plan will need to be rezoned. Zoning of the Gunnison Rising Master Plan will be addressed under a separate application upon annexation to the City. This master plan is intended to serve as the basis for any future zoning applications.

Land Use

An understanding of land use context of an area can be helpful in determining opportunities and constraints for future development. The areas contiguous to the west boundary of Gunnison Rising North primarily include municipal and educational development (i.e. Western State College and municipal water tanks), as well as vacant land. To the north and east is primarily vacant land, BLM land. The Gunnison Cemetery and Tomichi Village Subdivision are in the southeast corner of Gunnison Rising North.

The areas contiguous to the west boundary of Gunnison Rising South primarily include the Gunnison County Airport, the Pioneer Museum and Jorgenson Park. Along the southern boundary is the Tomichi Creek, at the eastern boundary is Signal Peak industrial park. 

Existing Roadways

As noted previously, State Highway 50 bisects the property into two portions. Access points along Highway 50 have been identified in 1 /2 mile spacing per CDOT standards, beginning within the City at Adams Street and heading east along Highway 50. When possible, proposed access points along Highway 50 are aligned to existing access points along Highway 50.

Existing streets along the western property boundary of Gunnison Rising North that may service the property include Escalante Drive and Georgia Avenue. Currently Escalante Drive is private and owned by Western State College. There has been discussion with the College to change the classification of this street from private to public. Due to the existing street system in this area of the City, little non-college traffic uses Escalante Drive. Improvements to Georgia Avenue, as well as Escalante Drive, will likely make Escalante Drive more functional for non-college traffic.

A potential access road has been identified in the most northwesterly portion of Gunnison Rising North. However, due to existing topography and connectivity, the construction of this road may be prohibitive.