Greeley’s annual update to its long-term expansion plans is facing opposition from neighboring Windsor over a piece of land the latter has eyed for development for decades.
The Greeley City Council last week approved a resolution laying the groundwork to annex land within 3 miles of the city’s boundaries, as well as a property named the GWIP/BROE Site, located generally east of Colo. 257, south of Eastman Park Drive, and west of Great Western Drive.
Greeley Deputy Director of Community Development Don Threewitt said the Three-Mile Plan is an annual item that city staff prepares for the council every January. These kinds of plans are long-range planning opportunities for municipalities to consider where they want to annex, how they will provide service in newly annexed areas and how they will sustain adequate levels of service throughout the rest of the municipality.
This process was previously handled by the 2018 Imagine Greeley Comprehensive Plan, which maintained the city’s anticipated growth boundary until 2024, when the city was required to implement Three-Mile Plans under state law.
Windsor Planning Director Scott Ballstadt urged the council to reconsider the inclusion of the GWIP/BROE Site.
“The subject properties have been in Windsor’s growth management area for decades. And we’ve worked many years with the property owner to develop the surrounding properties and infrastructure,” Ballstadt said. “I’ll just leave it with a question as to how the city plans to serve the property with sewer, when the town of Windsor’s treatment plant is designed to serve this property.”
Windsor has been working and investing in the planning and implementation of infrastructure to serve that area for the last 25 years, Ballstadt said. In an email, he wrote that Greeley should not consider annexing the property, as Windsor already plans to connect utilities to the area and has planned to develop the Great Western Industrial Park, a mixed-use development project that will incorporate the GWIP/BROE Site.
“The Town has worked cooperatively with the surrounding property owners to plan and develop the Great Western Industrial Park and future mixed-use development in the area,” Ballstadt said in a letter to the Greeley Community Development Department. “Decades of land use, infrastructure planning and investment have been based on the land within the growth management area annexing to Windsor and utilizing Windsor municipal services and infrastructure.”
The comments about these competing interests at the Jan. 6 council meeting raised concerns for Councilman Tommy Butler and Councilwoman Deb DeBoutez about the property’s proximity to Windsor.
Threewitt reminded the council that the Three-Mile Plan is a long-range planning exercise in which municipalities consider potential areas beyond their existing growth boundary. The plan outlines the intent to evaluate public utilities, public infrastructure, land uses and how the city would serve the property if the property owner chose to annex into Greeley.
Councilman Johnny Olson confirmed with Threewitt that if the current property owner wishes to be annexed into Greeley and the city cannot provide infrastructure such as sewer service, the city would not approve the annexation.
Greeley Public Information Officer Kim Kappel also stressed in an email that an evaluation of land to be considered for annexation does not create any requirement or binding commitment for that land to be annexed by Greeley. Inclusion in the plan does not preclude the property from consideration by other neighboring jurisdictions, which Threewitt said is beneficial for the property owner because it provides options.
“I would like to note that several other of our neighboring jurisdictions have growth management areas that also encroach within Greeley’s existing growth management area,” Threewitt said. “This is a good thing for private property owners. They have the opportunity, when they choose to develop an annex, to have several options available to them based on what jurisdiction can provide the services that they need at that time.”
The council approved the resolution unanimously.
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