The Orchard Mesa Neighborhood Plan area is bounded by the Gunnison
and Colorado Rivers, Whitewater Hill and 34 1/2 Road (Figure 1; Appendix
Map 1 and 2). The plan area is generally urban or urbanizing west
of 31 Road. East of 31 Road, the land uses are rural, and are designated
as such in the 2010 Grand Junction Comprehensive Plan. There is an
area in and around the Valle Vista subdivision and Springfield estates,
along Highway 141, that is urban but surrounded by rural land uses.
The urban development boundary further delineates the areas that are
intended for urban development.
(Ord. 4629, 5-7-14)
Developing a plan for Orchard Mesa allows residents, business
owners and others to focus on neighborhood growth issues and helps
create a livable community now and in the future. The Orchard Mesa
Neighborhood Plan complements the Comprehensive Plan and focuses on
specific quality of life issues that were identified during the planning
process. At the time of the adoption of the 2010 Comprehensive Plan,
the 1995 Orchard Mesa Neighborhood Plan (revised in 2000) was sunset,
so it is no longer in effect. This is a new 25-year plan for Orchard
Mesa.
The plan develops the long-range vision for Orchard Mesa by
building upon the 2010 Comprehensive Plan. Specific Orchard Mesa goals
and actions have been established in the plan to implement the vision
of the Comprehensive Plan and address Orchard Mesa’s particular
issues.
(Ord. 4629, 5-7-14)
The 2010 Comprehensive Plan established the future land uses
for the Orchard Mesa Neighborhood Plan area, providing for the future
growth anticipated for the Grand Junction area. The Comprehensive
Plan contemplates growth over the next 25 years or longer, envisioning
a doubling of the population. It identifies the need to grow in a
more compact way, but in a manner that is predictable and doesn’t
adversely affect existing neighborhoods. To achieve this goal, mixed-use
centers were envisioned at key locations. Orchard Mesa has two areas
where such centers are identified. Below is a brief description of
these two centers, with additional information found in the land use
and zoning chapter.
(a) Existing Neighborhood Center at B 1/2 Road and Highway 50.
This neighborhood center already exists with a major grocery
store, public library, restaurants, and other services. There is vacant
property available for growth in the center, with zoning in place
for residential housing and additional commercial and public services.
The County Fairgrounds and parks are immediately south across Highway
50.
A typical neighborhood center is pedestrian-oriented and can
expect to have several buildings one to three stories in height encompassing
an area less than 20 acres in size. They are developed to be compatible
with surrounding neighborhoods while providing many of the services
those neighborhoods need. The land uses are a mix of uses including
convenience-oriented commercial (gas stations, grocers, dry cleaner,
bakery, coffee shop, etc.), and may include service providers and
facilities such as a fire station, post office, and library. Medium-density
residential uses including townhomes and small apartments/condominiums
are integrated within or immediately adjacent to the center. Walk-to
neighborhood parks, public squares, and similar amenities may be located
in or near the center.
(b) Future Village Center at 30 Road and Highway 50.
This
future village center is not anticipated to be developed until Orchard
Mesa has seen sufficient growth to support it and services have been
extended to the area. It most likely will be many years before development
in the area can support a village center at this location.
A village center is larger than a neighborhood center. It is
a mixed-use center that is pedestrian-oriented with more buildings
and additional heights up to five stories. It allows for a broader
range of density and intensity with an inclusion of community service
providers and facilities like libraries, fire stations, police stations,
recreation centers, parks, post offices, etc. A mix of uses is expected
including large- to medium-sized stores and convenience-oriented retail.
Residential densities taper downward (“transition”) gradually
to match or complement surrounding neighborhoods. Establishing a unique
character through architecture and/or urban design for a village is
desirable.
(Ord. 4629, 5-7-14)
The purpose of a neighborhood plan is to establish the means
for existing and future residents and businesses to achieve a desired
quality of life and help their community thrive. The plan defines
the vision and identifies specific issues; it establishes goals, policies
and action steps that will improve existing conditions; and shapes
future growth. Based on the 2010 Comprehensive Plan’s vision,
the Orchard Mesa Neighborhood Plan provides greater detail on how
to address specific concerns and issues Orchard Mesa will face as
the area grows and develops.
Public participation is very important in identifying the issues
and concerns of the citizens, business owners and service providers.
The City and County began the planning process for the Orchard Mesa
Neighborhood Plan in early 2013 as a joint planning effort. Much of
the planning area lies outside of the city limits, underlying the
importance and ongoing partnership between Mesa County and Grand Junction.
The process included 11 focus groups/stakeholder meetings, six
open houses and three joint City/County Planning Commission workshops.
The Board of County Commissioners and City Council were also briefed
through the process. Over 320 people participated in the initial six
open houses with approximately 93 written comments received. In addition,
staff received information and issues identified by Orchard Mesa service
and utility providers, homeowner associations and the business community
at 11 focus group meetings.
(Ord. 4629, 5-7-14)
The issues and topics that garnered the most interest during
the planning process included the following 12 topic areas separated
into 12 chapters in the plan. Each chapter includes one topic area
that describes existing conditions/background, community-wide goals
and policies from the 2010 Comprehensive Plan, and specific Orchard
Mesa goals and actions:
(a) Existing Conditions/Background.
A description of Orchard
Mesa as it exists, plus any known issues or needs.
(b) Goals.
General statements of an achievable future condition
or end; broad public purposes toward which policies and programs are
directed.
(c) Policies.
A set of guidelines for enacting goals. Policies
are intended to bring predictability to decision-making.
(d) Actions.
Specific steps or strategies to implement a
policy and reach a goal.
(Ord. 4629, 5-7-14)