City of Grand Junction, CO Chapter 21.03 Zone Districts and Dimensional Standards

§ 21.03.010 Purpose.

The purpose of this section is to establish zone districts that:

(a) Implement the Comprehensive Plan;

(b) Encourage the most appropriate use of land throughout the City and to ensure logical and orderly growth and development of the physical elements of the City;

(c) Prevent scattered, haphazard growth and guide the orderly development, infill, and redevelopment of urban areas;

(d) Conserve and enhance economic, social, and aesthetic values;

(e) Protect and maintain the integrity and character of established neighborhoods;

(f) Facilitate provision of adequate public facilities and services, such as transportation, water, sewerage, schools, streets, and parks;

(g) Promote the development of convenient and beneficial clusters of uses, including business and shopping facilities, in locations that provide safe walkability and reasonable vehicular access;

(h) Provide for adequate light and clean air;

(i) Aid in designing safe and effective mobility in the streets and public ways of the City;

(j) Prevent unduly noisome and/or injurious substances, conditions, and operations in or near residential areas;

(k) Secure safety from fire, panic, and other dangers; and

(l) Promote the public health, safety, and welfare.

(Ord. 5190, 12/20/2023)

§ 21.03.020 Zoning Map.

(a) 

Establishment.

(1) The boundaries of the zone districts established by this Code shall be shown on a map entitled Zoning Map of the City of Grand Junction. The Zoning Map is, by this reference, made a part of this Code.

(2) The official Zoning Map shall be located in, and maintained by, the Community Development Department in keeping with the City Clerk's custodial requirements. An electronic version of the official map shall be displayed on the City of Grand Junction website or other online venue.

(3) All amendments to the Zoning Map shall be shown on the map. Changes made to zone district boundaries shall be promptly entered on the Zoning Map after amendment by the City Council.

(b) 

Boundaries.

The following rules shall be applied as necessary to interpret the Zoning Map. Rules of interpretation may be applied either singularly or jointly, as needed.

(1) 

Zone Boundaries.

(i) Zone boundaries shall be located on municipal corporate lines, section lines, parcel lines, natural feature boundary lines or on the center lines of highways, streets, alleys, railroad rights-of-way, water bodies (natural and man-made), ditches, or canals or these lines extended. Boundaries that appear to follow an established line shall be construed to follow the line.

(ii) In cases where these lines are not used, the zone district lines shall be as determined by using the Zoning Map scale.

(iii) Rights-of-way are not zoned unless vacated. Vacated ROW is zoned with the same district as the parcel into which it is incorporated or next to which it is adjacent. If a vacated ROW is adjacent to two or more zone districts the Director shall interpret the application of the Zoning Map.

(2) 

Zoning Standards.

If a parcel of land is divided by a zone district boundary line at the time of enactment of this Code or by subsequent amendments, the appropriate standards and uses for each zone district shall apply on the portion of the parcel covered by that zone district.

(3) 

District Boundary Disputes.

Disputes concerning the exact location of any zone district boundary line shall be decided in accordance with GJMC § 21.02.040(e).

(Ord. 5190, 12/20/2023)

§ 21.03.030 Zone district establishment.

(a) 

Zone Districts Created.

(1) To carry out the provisions of this title, the City is hereby divided into the following zone districts. The regulations in each zone district shall be uniform throughout that district but may differ from those in other districts.

(2) Within the various zone districts and as indicated on the Zoning Map and subject to the requirements of those districts, no building or structure shall be erected, reconstructed, or structurally altered, nor shall any land, building or structure be used for any purpose except as allowed in the applicable zone district unless the provisions of GJMC Chapter 21.12 apply.

Table 21.03-1: Zone Districts Summary
Legacy Districts	Updated District Titles	Section
Residential
R-R: Residential - Rural	Residential - Rural, R-R	§ 21.03.050(d)
R-E: Residential - Estate	Residential - Estate Retired, R-ER	§ 21.03.050(e)
R-1: Residential - 1	Residential 1 Retired, R-1R	§ 21.03.050(f)
R-2: Residential - 2	Residential 2 Retired, R-2R	§ 21.03.050(g)
R-4: Residential - 4	Residential Low 4, RL-4	§ 21.03.050(h)
R-5: Residential - 5	Residential Low 5, RL-5	§ 21.03.050(i)
R-8: Residential - 8	Residential Medium 8, RM-8	§ 21.03.050(j)
R-12: Residential - 12	Residential Medium 12, RM-12	§ 21.03.050(k)
R-16: Residential - 16	Residential High 16, RH-16	§ 21.03.050(l)
R-24: Residential - 24	Residential High 24, RH-24	§ 21.03.050(m)
Mixed-Use Commercial
R-O: Residential - Office	Mixed-Use Neighborhood, MU-1	§ 21.03.060(c)
B-1: Neighborhood Business	[Combined with R-O into MU-1]
B-2: Downtown Business	Mixed-Use Downtown, MU-3	§ 21.03.060(e)
M-U: Mixed Use	Mixed-Use Light Commercial, MU-2	§ 21.03.060(d)
C-1: Light Commercial	[Combined with M-U into MU-2]
BP: Business Park Mixed-Use	[Combined with M-U into MU-2]
C-2 General Commercial	Commercial General, CG	§ 21.03.060(f)
MXR: Mixed Use Residential	[Combined with Residential Districts]
MXG: Mixed Use General	[Combined with closest MU district]
MXS: Mixed Use Shopfront	[Combined with closest MU district]
MXOC: Mixed Use Opportunity Corridor	[Combined with MU-2]
Industrial
I-O: Industrial/Office Park	Industrial/Office Park Retired, I-OR	§ 21.03.070(d)
I-1: Light Industrial	Industrial Light, I-1	§ 21.03.070(e)
I-2: General Industrial	Industrial General, I-2	§ 21.03.070(f)
Public, Parks, and Open Space
CSR: Community Services and Recreation (Parks and Open Space only)	Public Parks and Open Space, P-1	§ 21.03.080(c)
CSR: Community Services and Recreation (Public, Civic and Institutional Facilities)	Public, Civic, and Institutional Campus, P-2	§ 21.030.080(d)
Planned Development
PD: Planned Development	Planned Development, PD	§ 21.03.0100
Overlay
AE: Airport Environs Overlay	Airport Environs Overlay, AE	§ 21.03.090
H Road/Northwest Area	H Road/Northwest Area	GJMC Title 22
North Avenue Overlay	North Avenue Overlay	GJMC Title 23
Greater Downtown Overlay	Greater Downtown Overlay	GJMC Title 24
24 Road Corridor Standards	24 Road Corridor Standards	GJMC Title 25
North Seventh Avenue Historic Residential District	North Seventh Avenue Historic Residential District	GJMC Title 26
Horizon Drive District Overlay	Horizon Drive District Overlay	GJMC Title 27

(b) 

Districts to Regulate Development and Implement the Comprehensive Plan.

(1) Table 21.03-2: identifies which zone district(s) appropriately implement(s) a given future land use designation identified in the Land Use Plan of the One Grand Junction Comprehensive Plan ("OGJ LUP").

(2) An OGJ LUP designation is a broad identified of future land use and can be implemented through more than one zone district. A dot indicates that the zone district implements the corresponding OGJ LUP designation and is therefore an appropriate option for zoning or rezoning of land within that designated area on the OGJ LUP map.

(3) A blank cell (no dot) indicates that the zone district is not an appropriate option for zoning or rezoning of land within the corresponding OGJ LUP designation.

(4) This Code includes zone districts that pre-date and do not implement the OGJ LUP. These zone districts have been carried forward to this Code and remain current and conforming zoning, but lack of implementation of an OGJ LUP designation may be considered reason for rezoning denial. This Code also includes zone districts that have been retired and to which property may not be rezoned. These districts are not included in the following table.

Table 21.03-2: Comprehensive Plan Implementation
Zone Districts	Rural Res.	Res. Low	Res. Med	Res. High	Mixed Use	Comm.	Ind.	Airport	Parks and Open Space
Residential
Residential — rural	•
Residential — estate
Residential — 1
Residential - 2
Residential low 4		•
Residential low 5		•
Residential medium 8			•
Residential medium 12			•
Residential high 16				•	•
Residential high 24				•	•
Mixed-Use and Commercial
Mixed-use 1: neighborhood				•	•
Mixed-use 2: light commercial					•	•
Mixed-use 3: downtown					•
Commercial general						•	•
Industrial
Industrial 1: light							•
Industrial 2: general							•
Public, Parks, and Open Space
Public, parks and open space, P-1	•	•	•	•	•				•
Public, civic, and institutional campus, P-2	•	•	•	•	•	•		•	•
Planned Development
Planned development		•	•	•	•	•	•

(Ord. 5190, 12/20/2023)

§ 21.03.040 Dimensional standards general rules and exceptions.

(a) 

Dimensional Standards Established by Zone District.

(1) The dimensional standards applicable to each zone district are located within that zone district.

(2) Legally nonconforming lots may be developed per GJMC § 21.12.050.

(3) Exceptions and restrictions applicable to some dimensional standards are provided in this section. Other exceptions or restrictions may be provided for elsewhere in this Code. Where there is uncertainty about the applicability of dimensional exception, an applicant may request a Code Interpretation per GJMC § 21.02.040(e).

(b) 

Flag Lots.

Where permitted by the Director, flag lots shall meet the standards in GJMC Chapter 21.09.

(c) 

Height Exceptions.

(1) 

Structures and Equipment.

(i) Zone district height limit exceptions are allowed for attached accessory structures as follows:

Table 21.03-3: Permitted Height Exceptions
Projection	Height Increase, max
Chimneys, stacks, vents, and flues	30% over zone district maximum height
Antennas and towers (except as provided in § 21.04.030(e)(5) Wireless Communication Facilities)	30 feet
Emergency sirens and similar devices	Any distance
Mechanical, electrical, and plumbing equipment; solar panels or solar array; air conditioner and evaporative coolers	30% over zone district maximum height
Parapet walls, safety railings, and screening walls	4 feet
Architectural features such as unoccupied belfries, flagpoles, spires, silos, domes, and windmills	30% over zone district maximum height

(2) 

Federal Aviation Administration Prohibitions.

(i) Any hazard or obstruction to aircraft as regulated by the FAA is prohibited. Buildings, belfries, towers, trees, and flagpoles are examples of such hazards depending on location and height.

(ii) The construction, maintenance, or establishment of any building, tree, smokestack, chimney, flagpole, wire, tower or other structure or appurtenances thereto, which may constitute a hazard or obstruction to safe air navigation, landing, or takeoff of aircraft near an airport, is prohibited.

(iii) Regulations adopted by the Federal Aviation Administration (FAA) shall be minimum standards. No request shall be approved if it violates FAA standards.

(d) 

Lot Area, Width, or Setback Exceptions.

(1) Unoccupied public utility installations, such as substations, shall be permitted in an area smaller than the minimum lot area prescribed by this Code. While coverage requirements shall not apply, all landscaping, screening and other requirements shall apply.

(2) The location of minimum lot width measurement on existing, irregularly shaped lots may be adjusted by the Director to the widest location on the lot.

(3) The minimum lot size, width, or required setbacks may be reduced (dimensional reduction) by the Director on lots abutting "tracts" (as defined below) where the following conditions are met and to the extent the abutting tract provides for a portion of the minimum lot size, width, or setback space:

(i) The abutting "tract" includes one or more of the following:

(A) A park, trail, or open space that has been dedicated to the City for the use of the general public;

(B) Public water or public sewer lines;

(C) A required landscape buffer;

(D) A required drainage facility; or

(E) Open space (whether required by this Code or otherwise established), which is land within a development designed for and perpetually limited to the common use or enjoyment of the residents or occupants of the development and/or the public, but not including areas used for streets, alleys, driveways, or off-street parking or loading areas.

(ii) Only that portion of the proposed lot line that is contiguous with the abutting tract may be used for purposes of determining the proposed dimensional reduction;

(iii) The dimensional reduction shall be less than or equal to the open area provided by the tract;

(iv) Maintenance of the tract shall be provided for in a binding agreement approved by the City;

(v) The tract is part of the subdivision or development that is the subject of the application.

(vi) Abutting tracts may not be used to reduce any dimension of an easement.

(e) 

Setback Exceptions.

(1) 

Calculating Setbacks Across Contiguous Parcels.

More than one contiguous parcel of land in the same ownership may be used for a principal use and to satisfy setback requirements for structures. The owner shall record an instrument, approved by the City Attorney, that limits the uses and rights to convey (including for loans) the contiguous parcel.

(2) 

Permitted Encroachments.

(i) Setback encroachments are building and site elements that project into or are located on the "non-buildable" side of a setback line, typically in a required setback area.

(ii) Permitted encroachments, identified below, are allowed where the required dimension is measured by a setback line, not a build-to line.

Table 21.03-4: Permitted Setback Encroachments
	Encroachment into Principal Structure Setback
Permitted Encroachment	Front or Street Side Setback (maximum feet)	Internal or Rear Setback (maximum feet)
Building Element
Approved accessibility ramps	Any distance	Any distance
Bay windows	3	3
Belt courses, sills, lintels, pilasters, pediments	1	1
Breezeways, unenclosed	Not permitted	Not permitted
Carport, Open	Not permitted	Up to 0.5 into the setback, but not closer than 3 feet to the lot line
Chimneys not greater than 6 feet in width	2	2
Eaves, roof overhangs, cornices, gutters, and downspouts	6	6
Porches, stoops, decks, terraces, balconies, and associated stairs (uncovered and unenclosed)	6 feet into the setback, but no closer than 3 feet to any property line	6 feet into the setback, but no closer than 3 feet to any property line
Shading devices such as awnings and canopies	5	5
Stairs and fire escapes (unenclosed)	6	6
Window wells	Any distance	3
Site Elements
Accessory Structure	Not permitted	Not permitted
Clothes lines and poles	Not permitted	Any distance
Driveway, curbs, and sidewalks	Any distance	Any distance
Fences and walls	Any distance	Any distance
Flagpoles and signs	Any distance	Any distance
Gardens and landscaping	Any distance	Any distance
Ornamental lights in yards and service areas	Any distance	Any distance
Pergolas	Any distance	Any distance
Play equipment	Not permitted	Not permitted
Swimming pools and hot tubs including mechanical equipment and deck	Not permitted	Any distance
Trash containers	Not permitted	Not permitted
Mechanical, Electric, and Plumbing Elements
Evaporative coolers or air conditioners (window)	2	2
Evaporative coolers or air conditioners (ground)	3	3
Gas and electric meters	2	2
Solar energy collectors and heat storage units	3	3
Underground utilities	Any distance	Any distance
Transformers	Not permitted	Not permitted

(3) 

Residential Setback Adjustments.

(i) 

Zero Lot Line Development.

In a zero lot line development, dwellings are shifted to one side of the lot to provide greater usable yard space on each lot.

(A) A zero lot line development is allowed in any Residential zone district except in R-R, R-E, R-1R or R-2R.

(B) The outside boundary of the permissible building envelope for each lot must be graphically depicted on a map and be recorded with the plat. The corresponding plat shall note the existence of the building envelope map and reference its recording information.

(C) One side setback may be reduced down to zero. The street side setback and interior side setbacks abutting a property outside the project shall not change.

(D) All zero lot line development shall comply with the following:

a. The minimum distance between adjacent structures in the development must be equal to twice the required side setback of the zone unless changed pursuant to a cluster.

1. The eaves, including any gutters, on the side of the dwelling with the reduced setback may encroach up to 18 inches into the abutting lot within the project.

2. The building envelope map shall note the extent and location of the potential encroachment. Appropriate easements shall be created for maintenance/repair purposes.

b. A maintenance/repair easement shall be created when the eaves or side wall of a proposed house would be within four feet of the abutting property. In addition, any structure on the abutting lot is restricted to one or more feet from the common boundary so that after construction of both dwellings there remains at least five feet between the structures at all points, except when the structure is attached dwelling units.

c. If a side wall of a structure is on the property line, or within three feet of the property line, windows or other openings that allow for visibility into the side yard of the adjacent lot are not allowed. Openings do not allow for visibility into the side yard of the adjacent lot, such as a clerestory skylight or opaque window, are allowed.

1. Windows that do not allow visibility into the side yard of the adjacent lot, such as a clerestory window or translucent window, are allowed.

2. When openings are permitted, all building and fire codes shall apply.

(4) 

Setback Averaging.

Regardless of the minimum front setback required by the zone district, a front or street side setback may be reduced to the average of the setbacks of the immediately adjoining lots that are on both sides of the subject lot. The following rules apply in calculating the average setback:

(i) Only the setbacks on the lots that abut a side of the subject lot at the street and are on the same side of the street may be used. Setbacks across the street or along a different street may not be used; and

(ii) When one abutting lot is vacant, or if the subject lot is a corner lot, then the average is calculated using the setback of the not vacant lot and the zone district minimum setback.

(iii) Approval of setback averaging shall be in the form of a letter from the Director.

(5) 

Special Setbacks.

The following special setbacks shall apply where noted:

(i) In the RM-12, RH-16, RH-24, MU-1, MU-2, and CG zone districts, the front setback may be reduced from five feet to zero feet, provided that no vehicle access for single unit or duplex residential will be allowed along the frontage of the lot, and provided one of the following conditions is met:

(A) A 12-foot-wide attached sidewalk is provided along the entire frontage of the lot.

(B) A [1] six-foot-wide detached sidewalk with 2 eight eight-foot-wide landscape, including street trees, is provided along the entire frontage of the lot.

(C) If street improvements are deferred, the full right-of-way width for the standard street section exists or is dedicated.

(ii) Accessory structures may be allowed in a front setback through an administrative adjustment [see GJMC § 21.02.040(c)], unless prohibited in the zone district.

(f) 

Cluster Development.

(1) 

Purpose.

The purpose of cluster developments is to encourage the preservation of environmentally sensitive areas, open space, stands of three or more significant trees, and agricultural lands, while encouraging and providing the ability to develop at a density range supported by the Comprehensive Plan and those densities that are consistent with the property's zoning designation.

(2) 

Applicability.

(i) Cluster development is permitted in all Residential districts except RH-16 and RH-24.

(ii) In any Residential zone district where clustering is permitted, the Director may approve lots that are smaller and arranged differently than otherwise allowed under this Code.

(3) 

Design Standards.

Unless provided otherwise by the subdivision approval, cluster subdivisions must meet the following standards:

(i) 

Lot Size and Layout.

(A) The minimum lot size is the percentage of open space of total acres of the entire development multiplied by 1.5, with a resulting minimum lot size no smaller than 3,000 sq. ft. Expressed as an equation, this is:

(B) Minimum Lot Size = (existing minimum lot size) - ((% open space x 1.5) x existing minimum lot size).

(C) The minimum lot size requirement of the underlying zone district may then be reduced by the resulting percentage. The following table provides example lot sizes based on various open space reservations.

Table 21.03-5: Cluster Development Lot Size Examples
Zone Districts	Min Lot Size (square feet)	20% Open Space (square feet)	30% Open Space (square feet)	50% Open Space (square feet)	66% Open Space (square feet)
R-R	5 acres	3.5 acres	2.75 acres	1.25 acres	2,178
R-E	1 acre	30,492	23,958	16,890	2,000
R-1R	30,000	21,000	16,00	7,500	2,000
R-2R	15,000	10,500	8,250	3,750	2,000
RL-4	7,000	4,900	3,850	3,000	2,000
RL-5	4,000	3,000	3,000	3,000	2,000
RM-8	3,000	2,100	2,000	2,000	2,000

(D) Minimum lot size shall also be subject to other provisions, such as GJMC § 21.06.010(f), which might further restrict lot size.

(E) In no event shall any lot be less than 2,000 square feet.

(F) Dimensional standard requirements for clustered lots are those of the district which has the closest lot sizes. For example, if an R-2R district is developed with 30% open space then the dimensional requirements of the RL-4 district apply.

(G) Where clustering is used in areas that are not otherwise limited by topography or other natural features, lots shall generally be organized where lots located near adjacent developments are designed with similarly sized lots or should be planned where open space, buffering and/or other tools such as building envelopes and setbacks can help minimize impacts on existing adjacent development.

(ii) 

Open Space Size and Design.

(A) At least 20% of the gross acreage of a cluster development shall be open space.

(B) Unless the Director approves otherwise, public open space shall abut or provide easy access to or protect other public land, especially federal land. Open space design and developer constructed improvements shall:

a. Be linked to existing and planned public open spaces, constructed areas and trails as the Director deems possible;

b. Maximize access and use by residents of the cluster development; and

c. Provide trails, paths and walkways to recreation areas, schools, commercial areas, and other public facilities.

(C) The Director may require:

a. Paved pedestrian paths, located in rights-of-way or easements;

b. Paved bicycle ways; and

c. Trails surfaced with softer materials such as wood chips or gravel.

(D) All open space shall be conveyed to, owned, and maintained by an entity approved by the City. The applicant for cluster development shall:

a. Offer the open space to dedicate to a local government or other entity approved by the Director. Open space in a cluster shall be offered as a dedication to the City or, at the election of the City, to a nonprofit trust or conservancy approved by the City;

b. Convey open space to an entity to hold it in perpetuity for the owners of lots and/or the public; or

c. Establish a conservation easement for agricultural land to be preserved in the form approved by the City Attorney.

(E) The covenants and restrictions regarding perpetual preservation and maintenance of the open space shall include provisions addressing:

a. Maintenance duties of the grantee;

b. A mechanism so that each lot owner may be assessed by the grantee; and

c. The power but not any duty of the City to enforce any covenant or restriction.

(iii) 

Buffering.

(A) A perimeter enclosure in accordance with GJMC § 21.07.090 may be required to create a visual barrier between the cluster development and adjoining development.

(B) The perimeter of a cluster development that abuts a right-of-way shall provide a buffer. The type of buffer shall take in to account the future road classification, right-of-way width, and type of current and future development on adjacent properties.

(C) The project landscaping and buffer design shall be established as part of any preliminary subdivision plan approval.

(4) 

Project Phasing.

A cluster development project may be developed in phases. The Director may require the applicant to divide the project into phases in order to meet these standards.

(i) Each phase must be self-sufficient with adequate facilities and services and contain a mix of residential uses and densities and open space, while meeting the requirements, standards, and conditions applicable to the project as a whole.

(ii) Open space shall be provided for each phase of a development or all may be provided at the first phase. If common open space will not be provided proportionally by phase, the developer shall identify on the first plat all areas of all phases that are intended to be open space and deliver to the City Clerk a warranty deed to all open space areas. The plat will be recorded if the development is not completed.

(Ord. 5279, 10/1/2025; Ord. 5267, 7/16/2025; Ord. No. 5242, 12/4/2024; Ord. 5190, 12/20/2023)

§ 21.03.050 Residential districts.

(a) 

Residential Districts Established.

The following Residential zone districts are established in this Code, as summarized in Table 21.03-1. When the Code refers to "Residential" zone districts, these districts are included:

Table 21.03-6: Residential Zone Districts Summary
Legacy Zone Districts	Zone District Name	Section
R-R: Residential — Rural	Residential — Rural, R-R	§ 21.03.050(d)
R-E: Residential — Estate	Residential — Estate Retired, R-ER	§ 21.03.050(e)
R-1: Residential — 1	Residential 1 Retired, R-1R	§ 21.03.050(f)
R-2: Residential — 2	Residential 2 Retired, R-2R	§ 21.03.050(g)
R-4: Residential — 4	Residential Low 4, RL-4	§ 21.03.050(h)
R-5: Residential — 5	Residential Low 5, RL-5	§ 21.03.050(i)
R-8: Residential — 8 and MXR-3: Mixed-Use Residential	Residential Medium 8, RM-8	§ 21.03.050(j)
R-12: Residential — 12 and MXR-5: mixed use residential	Residential Medium 12, RM-12	§ 21.03.050(k)
R-16: Residential — 16	Residential High 16, RH-16	§ 21.03.050(l)
R-24: Residential — 24 and MXR-8: mixed-use residential	Residential High 24, RH-24	§ 21.03.050(m)

(b) 

Purpose.

The Residential zone districts are intended to:

(1) Implement the goals, strategies, and future land use plan of the Grand Junction Comprehensive Plan;

(2) Provide appropriately located areas for residential development in a range of patterns, housing mixes, and densities to create housing opportunities for the community;

(3) Protect the character of existing residential neighborhoods while encouraging the creation of new neighborhoods and mixed-use living options;

(4) Discourage the establishment of incompatible uses that would create safety, health, or quality of life concerns for the residents of Grand Junction.

(c) Reserved.

(d) 

Residential Rural (R-R).

(1) 

Intent.

To provide areas for low intensity agricultural operations and large lot single-unit detached dwelling uses in a rural setting. This district is appropriate for the Rural Residential future land use designation or where terrain and/or lack of public facilities and services require low intensity development, as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Sewer and Roads.

Each structure shall be served by the Persigo 201 Sewer System unless waived by the City Council. Rural road standards may apply.

(3) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the R-R zone district:

Lot Standards
Dimensions (minimum, length feet or area square feet)
Lot area	5 acres
Lot width	150
Lot frontage	50
Density (units/acre)
Minimum units/acre	n/a
Maximum units/acre	1 unit/5 acres
Cluster allowed per § 21.03.040(f)?	Yes
Lot Coverage (maximum)
Lot coverage	5%

Building Standards
Setbacks: Principal Structure (minimum, feet)
A	Front	20
B	Street Side	20
C	Side	50
D	Rear	50
Setbacks: Accessory Structure (minimum, feet)
	Front	25
	Street Side	25
	Side	50
	Rear	50
Height (maximum, feet)
E	Height	35
Notes: See § 21.03.050(c) for setback adjustments

(e) 

Residential Estate Retired (R-ER).

(1) 

Intent.

The Residential Estate zone district has been retired from future use. Property that is zoned R-E as of the Effective Date shall be permitted to continue as conforming to this Code but rezoning any additional areas to R-E is prohibited. The intent of the R-ER zone district is to provide areas for low density, estate-type single-unit residential detached dwelling development on lots of at least one acre in size.

(2) 

Sewer and Roads.

Each structure shall be served by the Persigo 201 Sewer System unless waived by the City Council. Rural road standards may apply.

(3) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the R-ER zone district:

Lot Standards
Dimensions (minimum, length feet or area square feet)
Lot area	1 acre
Lot width	150
Lot frontage	50
Cul-de-sac	30
Density (units/acre)
Minimum | Maximum	n/a | 1
Density measurement GJMC § 21.14.010(a)
Cluster allowed per § 21.03.040(f)	Yes
Lot Coverage (maximum)
Lot coverage	15%

Building Standards
Setback: Principal Structure (minimum, feet)
Front	20
Street Side	15
Side	15
Rear	30
Setback: Accessory Structure (minimum, feet)
Front	25
Street Side	20
Side	5
Rear	10
Height (maximum, feet)
Height	35
Notes: See § 21.03.050(c) for setback adjustments

(f) 

Residential 1 Retired (R-1R).

(1) 

Intent.

The Residential 1 zone district has been retired from future use. Property that is zoned R-1 as of the Effective Date shall be permitted to continue as conforming to this Code but rezoning any additional areas to R-1 is prohibited. R-1R development shall comply with the dimensional standards in this section and general standards in other sections of this Code. The intent of the R-1R zone district is to provide areas for low density residential uses in less intensely developed areas.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the R-1R zone district:

Lot Standards
Dimensions (minimum, length feet or area square feet)
Lot area	30,000
Lot width	100
Lot frontage	50
Cul-de-sac	30
Density (units/acre)
Minimum | Maximum	n/a | 1
Density measurement GJMC § 21.14.010(a)
Cluster allowed per § 21.03.040(f)	Yes
Lot Coverage (maximum)
Lot coverage	20%

Building Standards
Setback: Principal Structure (minimum, feet)
Front	20
Street Side	15
Side	15
Rear	30
Setback: Accessory Structure (minimum, feet)
Front	25
Street side	20
Side	3
Rear	10
Height (maximum, feet)
Height	35

(g) 

Residential 2 Retired (R-2R).

(1) 

Intent.

The Residential 2 zone district has been retired from future use. Property that is zoned R-2 as of the Effective Date shall be permitted to continue as conforming to this Code but rezoning any additional areas to R-2 is prohibited. The intent of the R-2R district is to provide areas for single-unit and duplex uses where adequate public facilities and services exist.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the R-2R zone district:

Lot Standards
Dimensions (minimum, length feet or area square feet)
Lot area (per structure, not unit)	15,000
Lot width	100
Lot frontage	50
Cul-de-sac (minimum feet)	30
Density (units/acre)
Minimum | Maximum	n/a | 2
Density measurement GJMC § 21.14.010(a)
Cluster allowed per § 21.03.040(f)	Yes
Lot Coverage (maximum)
Lot coverage	30%

Building Standards
Setbacks: Principal Structure (minimum, feet)
Front	20
Street side	15
Side	15
Rear	30
Setback: Accessory Structure (minimum, feet)
Front	25
Street side	20
Side	3
Rear	5
Height (maximum, feet)
Height	35
Notes: See § 21.03.050(c) for setback adjustments

(h) 

Residential Low 4 (RL-4).

(1) 

Intent.

To provide for single-unit residential and duplex uses where adequate public facilities and services are available. The RL-4 zone district is appropriate to implement the Residential Low future land use designation, as indicated in Table 21.03-2: Comprehensive Plan Implementation, and may be used as a transition between Rural Residential more intense RL-5 for RM-8 zone districts.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the RL-4 zone district:

Lot Standards
Dimensions (minimum, length feet or area square feet)
Lot Area
Single-Unit Detached, Duplex	7,000/structure
Single-Unit Attached	2,500/unit
Multi-Unit	Not allowed
Civic and Institutional	20,000/structure
Lot Width
Lot Area Measured by Structure	70
Lot Area Measured by Unit	25
Lot Frontage	20
Cluster Allowed per § 21.03.040(f)	Yes
Density (units/acre) [1]
Minimum | Maximum	2 | 4
Cluster Allowed per § 21.03.040(f)	Yes
Lot Coverage (maximum)
Lot Coverage	50%
Maximum Number of Dwelling Units
Single-Unit Attached	4 per building
All Other Residential Uses	As allowed by density

Building Standards
Setbacks: Principal Structure (minimum, feet)
A	Front	15
B	All Others	7
Setbacks: Accessory Structure (minimum, feet)
	Front	25
	Street Side	20
	Side	3
	Rear	5
Height (maximum, feet)
C	Height	40
Notes: [1] See § 21.14.010(a).

(i) 

Residential Low 5 (RL-5).

(1) 

Intent.

To provide for a low-density development pattern that may include detached and attached dwellings along with small-scale multi-unit structures in the Residential Low future land use designation, as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the RL-5 zone district.

Lot Standards
Dimensions (minimum, length feet or area square feet)
Lot Area
Single-Unit Detached, Duplex	4,000/structure
Single-Unit Attached	2,000/unit
Multi-Unit	No min
Civic and Institutional	20,000
Lot Width
Lot area Measured by Structure	40
Lot Area Measured by Unit	20
Lot Frontage	20
Cluster allowed per § 21.03.040(f)	Yes
Density (units/acre) [1]
Minimum | maximum	3 | 5.5
Lot Coverage (maximum)
Lot Coverage	60%
Maximum Number of Dwelling Units
Multi-Unit	4 per building
All Other Residential Uses	As allowed by density

Building Standards
Setbacks: Principal Structure (minimum, feet)
A	Front	15
B	All Others	5
Setbacks: Accessory Structure (minimum, feet)
	Front	25
	Street Side	20
	Side	3
	Rear	5
Height (maximum, feet)
C	Height	40
Notes: [1] See § 21.14.010(a).

(j) 

Residential Medium 8 (RM-8).

(1) 

Intent.

To provide for medium density detached dwellings, duplex and other attached single-unit dwellings, and medium-sized multi-unit structures. RM-8 is appropriate for the creation of neighborhoods with a mix of housing types or as a transitional district between low density zone districts such as RL-4 and higher density multi-unit or Mixed-Use districts. RM-8 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the RM-8 zone district.

Lot Standards
Dimensions (minimum, length feet or area square feet)
Lot Area
Single-Unit Detached, Duplex	3,000/structure
Single-Unit Attached	1,200/unit
Multi-Unit	No min
Civic and Institutional	20,000
Lot Width
Lot Area Set by Structure	40 per lot
Lot Area Set by Unit	16 per unit
Lot Frontage	20 per lot
Density (units/acre) [1]
Minimum | maximum	5.5 | 8
Lot coverage (maximum)
Lot Coverage	75%

Building Standards
Setbacks: Principal Structure (minimum, feet) [2]
A	Front	5
B	All Others	5
Setbacks: Accessory Structure (minimum, feet)
	Front	25
	Street Side	20
	Side	3
	Rear	5
Height (maximum, feet)
C	Height	50
Notes: [1] See § 21.14.010(a). [2] Building location subject to easement and sight zone requirements; see Title 29, Transportation Engineering Design Standards, Appendix.

(k) 

Residential Medium 12 (RM-12).

(1) 

Intent.

To provide for medium density development allowing several types of residential units within specified densities. RM-12 is appropriate for the creation of a neighborhood with a mix of housing types and may serve as a transitional district between Residential Low zone districts and higher density residential or mixed-use development. RM-12 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the RM-12 zone district.

Lot Standards
Dimensions (length feet or area square feet)
Lot Area (minimum), any type of unit	No minimum
Lot Area (maximum), Single-Unit Detached and Duplex	8,000
Lot Width (minimum)	30 per lot
Triplex, fourplex, townhome (minimum)	16 per unit
Single-Unit Detached, Duplex (maximum)	50 per lot
Lot Frontage (minimum)	20
Single-Unit Detached, Duplex (maximum)	40
Density (units/acre) [1]
Minimum | maximum	8 | 12
Lot Coverage (maximum)
Lot Coverage	75%

Building Standards
Setbacks: Principal Structure (minimum, feet) [2]
A	Front [3]	5/0
B	All Others	5
Setbacks: Accessory Structure (minimum, feet)
	Front	25
	Street Side	20
	Side	3
	Rear	5
Height (feet)
C	Multi-Unit (maximum)	65
	Single-Unit, Duplex (maximum)	50

Notes: [1] See § 21.14.010(a). [2] Building location subject to easement and sight zone requirements; see Title 29, Transportation Engineering Design Standards, Appendix. [3] See § 21.03.040(e)(5)(i) for 0-foot setback requirements.

(l) 

Residential High 16 (RH-16).

(1) 

Intent.

To provide for high density residential use. This district allows multi-unit development within specified densities. This district is intended to allow high density residential unit types and densities to provide a balance of housing opportunities in the community. RH-16 may also serve as a transitional district between Residential Medium and Mixed-Use or Commercial future land use designations and zone districts. RH-16 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the RH-16 zone district:

Lot Standards
Dimensions (length feet or area square feet)
Lot Area (minimum), any type of unit	No minimum
Lot Area (maximum), Single-Unit Detached and Duplex	6,000
Lot Width (minimum)	30 per lot
Triplex, Fourplex, Townhome (minimum)	16 per unit
Single-Unit Detached, Duplex (maximum)	50 per lot
Lot Frontage (minimum)	20
Single-Unit Detached, Duplex (maximum)	40
Density (units/acre) [1]
Minimum | maximum	12 | 16
Lot Coverage (maximum)
Lot Coverage	75%

Building Standards
Setbacks: Principal Structure (minimum, feet) [2]
A	Front [3]	5/0
B	All Others	5
Setbacks: Accessory Structure (minimum, feet)
	Front	25
	Street Side	20
	Side	3
	Rear	5
Height (feet)
C	Multi-Unit (maximum)	60
	Single-Unit, Duplex (maximum)	50

Notes: [1] See § 21.14.010(a). [2] Building location subject to easement and sight zone requirements; see Title 29, Transportation Engineering Design Standards, Appendix. [3] See § 21.03.040(e)(5)(i) for 0-foot setback requirements.

(m) 

Residential High 24 (RH-24).

(1) 

Intent.

To provide for high density residential use. RH-24 allows multi-unit development within specified densities. This district is intended to allow high density residential unit types and densities to provide a balance of housing opportunities in the community. RH-24 may also serve as a transitional district between Residential Medium and Mixed-Use or Commercial future land use designations and zone districts. RH-24 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the RH-24 zone district.

Lot Standards
Dimensions (length feet or area square feet)
Lot Area (minimum), all unit types	No minimum
Lot Area (maximum), Single-Unit Detached and Duplex	6,000
Lot Width (minimum)	30 per lot
Triplex, Fourplex, Townhome (minimum)	16 per unit
Single-Unit Detached, Duplex (maximum)	50 per lot
Lot Frontage (minimum)	20
Single-Unit Detached, Duplex (maximum)	40
Density (units/acre) [1]
Minimum | Maximum	16 | N/A
Lot Coverage (maximum)
Lot Coverage	80%

Building Standards
Setbacks: Principal Structure (minimum) [2]
A	Front [3]	5/0
B	All Others	5
Setbacks: Accessory Structure (minimum)
	Front	25
	Street Side	20
	Side	3
	Rear	5
Height (feet)
C	Multi-Unit (maximum)	100
	Single-Unit, Duplex (maximum)	50

Notes: [1] See § 21.14.010(a). [2] Building location subject to easement and sight zone requirements; see Title 29, Transportation Engineering Design Standards, Appendix. [3] See § 21.03.040(e)(5)(i) for 0-foot setback requirements.

(Ord. 5279, 10/1/2025; Ord. 5267, 7/16/2025; Ord. 5190, 12/20/2023)

§ 21.03.060 Mixed-use districts.

(a) 

Districts Established.

The following Mixed-Use zone districts are established in this Code, as summarized in Table 21.03-1. When the Code refers to "Mixed-Use" zone districts, these districts are included:

Table 21.03-7: Mixed-Use Zone Districts Summary
Legacy Zone Districts	Zone Districts Name	Section
R-O: Residential - Office+nB-1: Neighborhood Business	Mixed-Use Neighborhood, MU-1	§ 21.03.060(c)
M-U: Mixed Use C-1: Light Commercial BP: Business Park Mixed-Use MXOC: Mixed-Use Opportunity Corridor	Mixed-Use Light Commercial, MU-2	§ 21.03.060(d)
B-2: Downtown Business	Mixed-Use Downtown, MU-3	§ 21.03.060(e)
C-2: General Commercial	Commercial General, CG	§ 21.03.060(f)

(b) 

Purpose.

The Mixed-Use districts are intended to:

(1) Implement the vision, strategies, and future land use plan of the Grand Junction Comprehensive Plan;

(2) Create and enhance neighborhoods with variety of residential and commercial uses at a scale that complements the established surrounding areas;

(3) Provide for a mixed-use centers of activity that support but do not compete with each other;

(4) Allow for different types of compatible land uses close together in appropriate locations to shorten transportation trips and facilitate multi-modal transportation; and

(5) Encourage infill and redevelopment of commercial, residential, and mixed-use development within surrounding uses.

(c) 

Mixed-Use Neighborhood (MU-1).

(1) 

Intent.

The MU-1 district is intended to provide low intensity, neighborhood service, office, and limited retail uses that can include second residential uses and are compatible with adjacent residential neighborhoods. Development should be compatible and complementary in scale and appearance to a residential environment. MU-1 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses.

Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(3) 

Dimensions.

(i) The following dimensions apply in the MU-1 zone district:

(A) Structures that are designed for residential use only shall comply with the dimensional standards of the Residential zone district referenced here. Residential development shall comply with the density standards provided for MU-1.

(B) Structures that are either mixed-use or nonresidential shall comply with the dimensional standards for MU-1 provided here.

Lot Standards
Residential Standards
Applicable district standards [1]	RM-8 or RM-12
Minimum density [2]	8 du/acre
Mixed-Use Lot Standards
Lot area (minimum, feet)	4,000
Lot width (minimum, feet)	50
Lot coverage (maximum)	70%
Parking, Loading, Service
Access and location	Side or Rear
Use Limits
Retail uses require a Conditional Use Permit on lots with a Comprehensive Plan land use designation including "Residential" in the title.

Building Standards
Setbacks: Principal Structure (minimum, feet) [3]
A	Front [4]	5/0
B	All Others	0
Setbacks: Accessory Structure (minimum, feet)
	Front	25
	Side	0
	Rear	0
Height (maximum, feet)
C	Height	40
Gross Floor Area (maximum, square feet)
	Office	30,000

Notes: [1] Either district may be chosen at rezoning; the chosen district shall be applied consistently. [2] See § 21.14.010(a). [3] Building location subject to easement and sight zone requirements; see Title 29, Transportation Engineering Design Standards, Appendix. [4] See § 21.03.040(e)(5)(i) for 0-foot setback requirements.

(d) 

Mixed-Use Light Commercial (MU-2).

(1) 

Intent.

The MU-2 district is intended to accommodate commercial, employment, multi-unit, and other uses along transportation corridors to promote development that is comfortably accessible via all modes of transportation, including motor vehicles, bicycles, and walking. Commercial uses in the MU-2 district may be somewhat larger in scale and more flexible than the MU-1 district, including more auto-oriented uses such as gas stations. While ground stories along streets are intended for commercial uses, the upper stories are appropriate for residential and/or office uses. MU-2 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses.

Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(3) 

Dimensions.

(i) The following dimensions apply in the MU-2 zone district:

(A) Structures that are designed for residential use only shall comply with the dimensional standards of the Residential zone district referenced here. Residential development shall comply with the density standards provided for MU-2.

(B) Structures that are either mixed-use or nonresidential shall comply with the dimensional standards for MU-2 provided here.

Lot Standards
Residential Standards
Applicable district standards [1]	RH-16 or RH-24
Minimum density [2]	16 du/acre
Mixed-Use Lot Standards
Lot area (minimum, feet)	20,000
Lot width (minimum, feet)	50
Lot coverage (maximum)	100%
Parking, Loading, Service
Access and location: alley where available, otherwise side or rear

Building Standards
Setbacks: Principal Structure (minimum, feet) [3]
A	Front [4]	5/0
B	All Others	0
Setbacks: Accessory Structure (minimum, feet)
	Front	25
	Side	0
	Rear	10
Height (maximum, feet)
C	Height	65
Use Limits
Outdoor storage is not allowed within the front setback.

Notes:[1] Either district may be chosen at rezoning; the chosen district shall be applied consistently. [2] See § 21.14.010(a). [3] Building location subject to easement and sight zone requirements; see Title 29, Transportation Engineering Design Standards, Appendix. [4] See § 21.03.040(e)(5)(i) for 0-foot setback requirements.

(e) 

Mixed-Use Downtown (MU-3).

(1) 

Intent.

The MU-3 Downtown district is intended to provide highly walkable downtown retail, service, office, lodging, and mixed uses with ground story storefronts and upper story residential, lodging, and office uses. Downtown Grand Junction is intended to be attractive to both residents and visitors and should include active public spaces and a range of community amenities. The scale of new development and redevelopment can be larger than current structures but must incorporate transitions between larger and smaller structures. Retaining the historic character of Downtown is an important priority to balance with the consideration of new and redevelopment. MU-3 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses.

Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(3) 

Dimensions.

(i) The following dimensions apply in the MU-3 zone district:

Lot Standards
Residential Standards
Minimum density [1]	8 du/acre
Mixed-Use Lot Standards
Lot area (minimum, feet)	n/a
Lot width (minimum, feet)	n/a
Lot coverage (maximum)	100%
Parking, Loading, Service
Access: alley where available, otherwise side or rear
Location: side or rear

Use Limits

Outdoor Entertainment and Recreation uses require a Conditional Use Permit on lots adjacent to a residential zone district.

Building Standards
Setbacks: Principal Structure (minimum, feet)
A	Front	0
B	All Others	0
Setbacks: Accessory Structure (minimum, feet)
	Front	0
	Side	0
	Rear	0
Height (maximum, feet)
C	Height	80

Notes: [1] See § 21.14.010(a).

(4) 

District Specific Standards.

(i) 

Parking Location.

(A) When parking, either commercial or private, is the principal use on a lot there shall be a thirty-foot front setback to the edge of the parking area.

(B) When parking, either commercial or private, is an accessory use on a lot, there shall be at least a six-foot front setback to the edge of the parking area.

(f) 

Commercial General (CG).

(1) 

Intent.

The CG zone district is intended for auto-oriented retail commercial and commercial services, wholesale, and warehouse-facilities. This district allows outdoor storage and limited outdoor operations. In some areas of the community, CG accommodates truck traffic. This district is intended to be located along corridors where proximity to residential and walkable mixed-use development is limited. CG is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses.

Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(3) 

Dimensions.

(i) The following dimensions apply in the CG zone district:

(A) Structures that are designed for residential use only shall comply with the dimensional standards of the Residential zone district referenced here.

(B) Structures that are either mixed-use or nonresidential shall comply with the dimensional standards for CG provided here.

Lot Standards
Residential Standards
Applicable district standards	RH-16
Minimum density [1]	n/a
Mixed-Use Lot Standards
Lot area (minimum, feet)	20,000
Lot width (minimum, feet)	50
Lot coverage (maximum)	100%
Parking, Loading, Service
Access: Alley where available, otherwise side or rear

Building Standards
Setbacks: Principal Structure (minimum) [2]
A	Front [3]	5/0
B	All Others	0
Setbacks: Accessory Structure (minimum)
	Front	25
	Side	0
	Rear	10
Height (maximum, feet)
E	Height	65
Use Limits
Outdoor uses are not allowed in a front setback.
Notes: [1] See § 21.14.010(a). [2] Building location subject to easement and sight zone requirements; see Title 29, Transportation Engineering Design Standards, Appendix. [3] See § 21.03.040(e)(5)(i) for 0-foot setback requirements.

(Ord. 5304, 2/4/2026; Ord. 5279, 10/1/2025; Ord. 5267, 7/16/2025; Ord. No. 5260, 5/7/2025; Ord. No. 5242, 12/4/2024; Ord. 5218, 5/1/2024; Ord. 5190, 12/20/2023)

§ 21.03.070 Industrial Districts.

(a) 

Districts Established.

The following Industrial Zone Districts are established in this Code, as summarized in Table 21.03-1. When the Code refers to "Industrial" zone districts, these districts are included:

Table 21.03-8: Industrial Zone Districts Summary
Legacy Zone Districts	Zone District Names	Section
Industrial
I-O: Industrial/Office Park	Industrial/Office Park, Retired, I-OR	§ 21.03.070(d)
I-1: Light Industrial	Industrial Light, I-1	§ 21.03.070(e)
I-2: General Industrial	Industrial General, I-2	§ 21.03.070(f)

(b) 

Purpose.

The Industrial zone districts are intended to:

(1) Promote the retention of existing industrial businesses and strengthen and diversify the future economic base for Grand Junction;

(2) Identify appropriate locations for industrial uses that create on-site or off-site impacts and ensure the separation of those uses from other, less intensive uses in the community; and

(3) Provide opportunities for innovative technology, manufacturing, and larger footprint uses and structures that are not suitable for other locations in the City because of transportation needs, hours of operation, or utility/infrastructure demands.

(c) 

Performance Standards.

(1) 

Vibration, Smoke, Odor, Noise, Glare, Wastes, Fire Hazards, and Hazardous Materials.

No person shall occupy, maintain, or allow any use in an Industrial district without continuously meeting the following minimum standards regarding vibration, smoke, odor, noise, glare, wastes, fire hazards and hazardous materials. Conditional Use Permits for uses in this district may establish higher standards and conditions.

(2) 

Vibration.

Except during construction or as authorized by the City, an activity or operation which causes any perceptible vibration of the earth to an ordinary person on any other lot or parcel shall not be permitted.

(3) 

Noise.

The owner and occupant shall regulate uses and activities on the property so that sound never exceeds 65 decibels at any point on the property line.

(4) 

Glare.

Lights, spotlights, high temperature processes or otherwise, whether direct or reflected, shall not be visible from any lot, parcel or right-of-way.

(5) 

Solid and Liquid Waste.

All solid waste, debris and garbage shall be contained within a closed and screened dumpster, refuse bin and/or trash compactor. Incineration of trash or garbage is prohibited. No sewage or liquid wastes shall be discharged or spilled on the property.

(6) 

Hazardous Materials.

Information and materials to be used or located on the site, whether on a full-time or part-time basis, that are required by the SARA Title III Community Right to Know shall be provided at the time of any City review, including site plan. Information regarding the activity or at the time of any change of use or expansion, even for existing uses, shall be provided to the Director.

(d) 

Industrial/Office Park, Retired (I-OR).

(1) 

Intent.

The Industrial/Office zone district has been retired from future use. Property that is zoned I-O as of the Effective Date shall be permitted to continue as conforming to this Code but rezoning any additional areas to I-OR is prohibited. The intent of the I-OR zone district is to provide for a mix of light manufacturing uses, office park, limited retail and service uses in a business park setting with proper screening and buffering, all compatible with adjoining uses.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(ii) The following dimensions apply in the I-OR zone district:

Lot Standards
Lot Standards
Lot area (minimum, feet)	1 acre
Lot width (minimum, feet)	100
Lot coverage (maximum)	100%
Use Limits
Retail sales area maximum 10% GFA of principal structure, and no more than 5,000 square feet per parcel

Building Standards
Setbacks: Principal Structure (minimum)
	Front	15
	Side	0
	Rear	10
Setbacks: Accessory Structure (minimum)
	Front	25
	Side	0
	Rear	10
Height (maximum, feet)
	Height	65

(3) 

District Specific Standards.

(i) Outdoor storage and permanent display areas may be located beside or behind the principal structure. Site plan approval is required for lots with double or triple frontage where the side and rear yards will be used for permanent display areas.

(ii) Portable display of retail merchandise may be permitted as provided in GJMC § 21.04.030(e)(4).

(e) 

Industrial Light (I-1).

(1) 

Intent.

To provide for areas of light fabrication, manufacturing, technology, and industrial uses with limited, accessory commercial uses, all of which are compatible with existing adjacent land uses, access to transportation and the availability of public services and facilities. I-1 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses.

Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(3) 

Dimensions.

The following dimensions apply in the I-1 zone district:

Lot Standards
Lot Standards
Lot area (minimum feet)	1 acre
Lot width (minimum feet)	100
Lot coverage (maximum)	100%
Use Limits
Retail sales area maximum: 10% GFA of principal structure, and no more than 5,000 square feet per parcel
Outdoor uses are not allowed in a front setback.

Building Standards
Setbacks: Principal Structure (minimum)
A	Front	15
B	Side	0
D	Rear	10
Setbacks: Accessory Structure (minimum)
	Front	25
	Side	0
	Rear	10
Height (maximum, feet)
E	Height	50

(f) 

Industrial General (I-2).

(1) 

Intent.

I-2 is intended to provide areas for the accommodation of normal operations of heavy and concentrated fabrication, manufacturing, technology, and industrial uses and associated outdoor activities and storage. I-2 zone districts shall have easy semi-tractor trailer access to the state and federal highway system and/or railroads and the availability of adequate public services, utilities, and facilities. I-2 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses and Dimensions.

(i) Permitted principal and accessory uses are identified in GJMC Chapter 21.04

(ii) The following dimensions apply in the I-2 zone district:

Lot Standards
Lot Standards
Lot area (minimum, feet)	1 acre
Lot width (minimum, feet)	100
Lot coverage (maximum)	100%
Use Limits
Retail sales area maximum: 10% GFA of principal structure, and no more than 5,000 square feet per parcel.
Outdoor uses are not allowed in a front setback.

Building Standards
Setbacks: Principal Structure (minimum)
A	Front	15
B	Side	0
D	Rear	10
Setbacks: Accessory Structure (minimum)
	Front	25
	Side	0
	Rear	10
Height (maximum, feet)
E	Height	50

(Ord. 5218, 5/1/2024; Ord. 5190, 12/20/2023)

§ 21.03.080 Public, parks, and open space districts.

(a) 

Districts Established.

The following Public, Parks, and Open Space Zone District(s) is established in this Code, as summarized in Table 21.03-1. When the Code refers to "public" zone district(s), this district(s) is included:

Table 21.03-9: Public, Park, and Open Space Zone Districts Summary
Legacy Zone Districts	Zone District Names	Section
Public, parks, and open space
CSR: Community services and recreation (parks and open space only)	Public Parks and Open Space, P-1	§ 21.03.080(c)
CSR: Community services and recreation (public, civic and institutional facilities)	Public, Civic, and Institutional Campus, P-2	§ 21.03.080(d)

(b) 

Purpose.

Public districts are intended to identify and allow for the establishment of permanent public parks, open spaces, and activities in the community.

(c) 

Public Parks and Open Space (P-1).

(1) 

Intent.

The P-1 district is intended to protect and preserve open spaces that are held in either public or private ownership. P-1 districts may include parks, open spaces, trails, wetlands, floodplains, environmentally sensitive areas, and unique habitats and landscapes. P-1 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses.

Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(3) 

Dimensions.

To preserve access to clean air, pure water, natural recreation areas, and scenic natural beauty, the subdivision and development of land is restricted in P-1 districts. P-1 development shall be reviewed through GJMC § 21.02.040(j).

(4) 

District Specific Standards.

All buildings constructed in any P-1 district must be permanent construction without a chassis, hitch, or wheels, or other features that would make the structure mobile, unless otherwise expressly stated in this Code.

(d) 

Public, Civic, and Institutional Campus (P-2).

(1) 

Intent.

The P-2 district is intended to allow the creation of mixed-use civic and institutional campuses where housing is provided in support of the other uses on the campus. P-2 is appropriate as indicated in Table 21.03-2: Comprehensive Plan Implementation.

(2) 

Uses.

Permitted principal and accessory uses are identified in GJMC Chapter 21.04.

(3) 

Dimensions.

(i) The following dimensions apply in the P-2 district:

(A) Structures that are designed for residential use only shall comply with the dimensional standards of the Residential zone district referenced here. Residential development shall comply with the density standards provided for P-2.

Lot Standards
Residential Standards
Applicable district standards [1]	RM-8 or RM-12
Minimum density	8 du/acre
Mixed-Use Lot Standards
Lot area (minimum, feet)	10,000
Lot width (minimum, feet)	50
Lot coverage (maximum)	80%
Parking, Loading, Service
Access and location	Internal

Building Standards
Setbacks: Exterior Boundary (minimum)
A	Front	20
B	Side	20
C	Side Abutting Residential	20
D	Rear	20
Height (maximum, feet)
E	Height	65
	Height Adjacent to Residential	40

(Ord. No. 5242, 12/4/2024; Ord. 5190, 12/20/2023)

§ 21.03.090 Airport Environs Overlay District.

(a) 

Purpose.

The airport environs overlay zone district (AE) is hereby created with the following purposes:

(1) To protect the public health, safety, and welfare by regulating development and land use within noise sensitive areas and airport hazard areas;

(2) To ensure compatibility between Grand Junction Regional Airport and surrounding land uses; and

(3) To protect the airport from incompatible encroachment.

(b) 

Overlay District.

The airport environs overlay zone district (AE) shall serve as an overlay zoning that applies additional standards and requirements to properties located within an underlying zone district. In case of conflicting standards and requirements, the more stringent standards and requirements shall apply.

(c) 

Airport Environs Overlay Maps.

Airport environs overlay maps referred to in this Code are on file at the Community Development Department. The maps are incorporated by this reference as if fully set forth.

(d) 

Airport Environs Subdistricts.

The airport environs overlay zone district (AE) is comprised of four subdistricts. The subdistricts represent a determination by the Federal Aviation Administration (FAA) of differing levels of expected noise impact and hazard from aircraft overflight. If any parcel is within more than one subdistrict, the more restrictive subdistrict determination shall apply. The subdistricts are as follows:

(1) 

Area of Influence (Subdistrict A).

An area surrounding the airport impacted or influenced by proximity of the airport, either by aircraft overflight, noise and/or vibrations.

(2) 

Noise Zone (Subdistrict B).

Includes the area within the 65 Ldn to 70 Ldn noise-exposure area as shown in the Grand Junction Regional Airport Master Plan.

(3) 

Critical Zone (Subdistrict C).

A rectangular-shaped zone located directly off the end of a runway's primary surface, beginning 200 feet from the end of the pavement, which is critical to aircraft operations (i.e., more apt to have accidents within it because of the takeoff and landing mode in that particular area) as shown in the Grand Junction Regional Airport Master Plan.

(4) 

Clear Zone (Subdistrict D).

A triangular-shaped zone located directly off the end of a runway's primary surface, beginning 200 feet from the end of the pavement, which is clear of all above-ground obstruction or construction. The width is the same as the primary surface. The length is determined by the use of the runway, in accordance with FAA regulations.

(5) 

Boundary Updates or Amendments.

The boundaries of the AE zoning and its subdistricts shall be reviewed whenever the Grand Junction Regional Airport Authority updates and/or amends the noise contour maps and/or master plan. The Grand Junction Regional Airport Authority shall notify the City of any such update and/or amendment and provide a copy of it to the City.

(e) 

Exemptions.

The terms, provisions, conditions, and restrictions of 5-11 et seq. of the former code pertaining to land use for land around airports shall control development in existence prior to the Effective Date. This chapter shall apply to development, structures and/or lots platted after the Effective Date.

(f) 

Land Use Compatibility.

(1) 

Airport Environs Matrix.

(i) The airport environs land use compatibility matrix below, also known as the airport matrix, establishes requirements and limitations in addition to those provided in GJMC Chapter 21.03. In the case of conflict, the more restrictive requirements shall control.

(ii) The airport matrix below identifies development standards that apply to development within the AE zone. Any proposed use and/or development shall comply with the requirements of this section, in addition to all other applicable standards.

(iii) All structures shall be constructed to comply with the noise level reduction (NLR) standards of the airport matrix. National Technical Information Service (NTIS) report Guidelines for the Sound Insulation of Residences Exposed to Aircraft Operations (AD- A258 O32), latest edition, shall be used for noise reduction methods for new development.

(2) 

Use Restrictions.

Notwithstanding any other provision of this Code, no use may be made of land or water within any zone or subdistrict that creates or may create:

(i) Interference with navigational signals or radio communication between the airport and aircraft;

(ii) Difficulty for pilots to distinguish between airport lights and other lighting;

(iii) Glare in the eyes of pilots using the airport;

(iv) Impaired visibility in the vicinity of the airport;

(v) A hazard or endanger landing, takeoff or maneuvering of aircraft.

(g) 

Avigation Easement.

New development located within the AE zone shall convey an avigation easement to the Grand Junction Regional Airport Authority in a form and with terms and conditions approved by the Director. Such conveyance shall not be required for repair or maintenance of existing structures.

(h) 

Record Notice of Critical and Noise Zone Subdistricts.

A written notice, in a form approved by the Director, shall be affixed to and recorded with each Final Plat/plan when the development is located in a noise zone. The notice shall also be required when the development is located within a critical zone. The notice shall minimally provide that:

(1) All or part of the development is potentially subject to aircraft noise levels high enough to annoy users of the property and interfere with its unrestricted use.

(2) If in the critical zone add: All or part of this property is also located in the approach and departure path of the airport in an area more apt to have accidents because of the takeoff and landing of aircraft.

Table 21.03-10: Airport Land Use Compatibility Standards Matrix Y = Yes N = No C = Conditional Use Permit required 25 or 30, see Note [2]
	Zone
Land Use	A	B	C	D
Residential (< 1 unit per 5 acres)	Y	30 [1]	30 [1]	N
Residential (> 1 unit per 5 acres)	Y	C30 [1]	N	N
Hotels/Motels	Y	C25	N	N
Schools, Hospitals, Libraries	Y	C25	N	N
Churches	Y	C25	N	N
Auditoriums, outdoor amphitheaters, concert halls	Y	C25	N	N
Sports arenas	Y	C25	N	N
Playgrounds, parks, open space, golf courses, cemeteries, riding stables	Y	Y	C	N
Office buildings, personal, business, and professional services	Y	C	C	N
Commercial establishments: retail	Y	C	C	N
Commercial establishments: wholesale, manufacturing, transportation, communications, and utilities	Y	C	C	N
Manufacturing - noise-sensitive	C	C	C	N
Communications - noise-sensitive	C	C	C	N
Farming (livestock)	Y	Y	Y	N
Agriculture, mining, fishing (except livestock farming)	Y	Y	Y	C
Poultry production	Y	Y	Y	N

Notes:
[1]	Where possible, no residential development shall be permitted within Subdistricts B and C; however, for properties substantially or wholly burdened by Subdistrict C, residential development may be permitted at a density not to exceed one unit per five acres. Clustering of homes outside of Subdistricts B and C shall, where possible, be used.
[2]	25: Measures to achieve noise level reduction (NLR) of 25 dB must be incorporated into the design and construction of structures. 30: Measures to achieve noise level reduction (NLR) of 30 dB must be incorporated into the design and construction of structures.

(i) 

Height Limitations.

Nothing, including structures and trees, shall be erected, altered, allowed to grow, or be maintained so that it crosses or enters into the applicable runway approach zone districts as defined in Federal Aviation Regulations (FAR) Part 77, as amended.

(Ord. 5190, 12/20/2023)

§ 21.03.100 (Reserved)

(Ord. 5205, 3/20/2024; Ord. 5190, 12/20/2023)