Grand Junction City Zoning Code

A written list of names and addresses of those given notice, how notice was provided, and meeting participants.

A written summary of the meeting including all public comments.

An application for administrative relief and payment of the associated fee is required.

Any requested modifications that do not qualify for administrative relief shall be considered major modifications. A new application is required along with the associated application fee.

Address or location of the property subject to the application and the name of the applicant or the applicant's agent;

Date, time, and place of the public hearing;

Description of the nature, scope, and purpose of the application or proposal including a description of the development plan and, where appropriate, the classification or change sought;

Notification about where the public may view the application; and

State that the public may appear at the public hearing.

Contact information for arranging participation in the public hearings for individuals with hearing, speech, or vision impairment.

Application number.

City website.

City phone number.

Within the distance specified in Table 21.02-4, each owner and tenant at the address on file with the Mesa County, Colorado, Assessor;

Each person who attended any required Application Outreach Meeting and signed-up to receive notice.

Each sign shall be posted within 15 business days from receipt of a complete application.

The applicant shall maintain the sign on the property until the project has received approval per § 21.02.030(h)(2)(i) or has been withdrawn by the applicant.

The applicant shall be required to provide proof that the property sign has been posted for a minimum of 15 calendar days prior to issuance of any approval pursuant to GJMC § 21.02.030(h).

Each sign shall be posted at least 10 calendar days before the initial public hearing and remain posted until the day after the final hearing.

The applicant shall be required to provide proof that the property sign has been posted for a minimum of 15 calendar days prior to the scheduling of a public hearing.

The applicant shall maintain the sign on the property until the day after the final public hearing.

If the security is a letter of credit or cash escrow, then it shall be in an amount reflecting 20% of the cost of the completed improvements.

If the form of security is a maintenance bond, it must be in a form acceptable to the City Attorney, in the principal amount of 20% of the value of the project's public improvements, for a period of one year from the date of final acceptance by the City of all improvements in the project, or as applicable, the phase or filing of a project for which improvements are constructed and accepted.

If repairs, replacements, or modifications to the project's public improvements are made by the applicant or are required to be made by the City during the one-year maintenance period, then the City, at its sole option and discretion, may require an extension of the security in an amount equal to the actual or estimated repair, replacement, or modification costs plus 20%. If the Director has reason to believe that the security will be extended beyond the one-year initial term, then the Director shall notify the applicant in writing no later than 30 days before expiration of the security. Mailing of an extension notice shall cause the applicant to extend the security (bond, cash, or letter of credit) for an additional 12 months. The extension shall be on the same terms as the security being extended. The security may be extended for one additional year as may be necessary for the bond to be called or for the improvements to be repaired, modified, or replaced in a manner that satisfies the City. If the Director has reason to believe that the type or extent of the repair, replacement or modification does not warrant extension of the maintenance security, then the security may be released after the initial one-year period. In making the decision to extend the security the Director may consider any facts or information deemed relevant, which may include, but is not limited to, whether the failed improvements are above or below grade, whether the failed improvements may reasonably be found to constitute life, health and/or imminent safety hazard; whether other phases or filings depend on the improvements and/or the degree of failure of the improvements.

Before construction begins, the developer must be familiar with the submittal, construction, plans and inspection requirements of each utility or agency.

After the City and/or other utility providers has inspected and approved all or a portion of the required improvements, the developer may request, in writing, that the approved portion be accepted for maintenance by the appropriate agency. The City shall establish the developer's limits of responsibility for the improvements. The City may condition its acceptance and may require additional guarantees and assurances for at least one year following acceptance.

Even if the City does not accept all or a portion of the required improvements, or delays any acceptance, the City may require the Developer to correct such defects or deficiencies identified by the City, in which case, final acceptance may be extended for one additional year.

The developer shall submit a written request for a release from the Development Improvements Agreement for the improvements that have been accepted for maintenance by the appropriate agency. Proof of acceptance for maintenance and proof that there are no outstanding judgments or liens against the property shall accompany this request.

The City Council, or its authorized representative, shall review the request. If the requirements of the DIA concerning that portion requested for release have been complied with, the appropriate document of release shall be recorded with the Mesa County Clerk and Recorder's Office.

Release of the DIA does not constitute a certificate of completion and release of responsibility.

An on-premises temporary sign may be erected without a permit if done as referred to in GJMC § 21.10.070(e).

Touching up or repainting existing letters, symbols, or other non-electric sign features, is maintenance and does not require a permit.

A fraternity or sorority shall register with the City once every 12 calendar months. No person shall own, operate, or manage a fraternity or sorority unless the facility is registered with the City. Annual registration shall include:

A fraternity or sorority that does not meet the standards and registration requirements of this subsection is subject to revocation of land use permit, abatement, prosecution and/or other enforcement as provided in this Code.

A fraternity or sorority is subject to and shall permit annual inspection by the Building Department, Fire Department and Code Enforcement Department to ensure compliance with applicable standards.

The facility has not adversely affected the neighborhood. A facility is considered to have an adverse effect on a neighborhood if one or more of the following are shown:

Public and private services such as street, sewers, water and/or utility systems are burdened by the facility, to the extent that usage exceeds that normally associated with such a use or in the particular neighborhood;

The facility unreasonably interferes with the peace, quiet, and dignity of the neighborhood;

The facility creates, imposes, aggravates, or leads to inadequate, impractical, unsafe, or unhealthy conditions; or

The facility is found to be dangerous or unsafe due to an increased number of police or emergency visits, or to a single criminal act by a resident involving serious bodily injury or extensive property damage, or to an increased number of incidences of criminal acts by residents of the facility involving bodily injury or property damage.

Within 10 days of the Director's renewal, nonrenewal or condition of renewal, an individual aggrieved by the Director's decision may appeal the Director's decision to the Zoning Board of Appeals. Appeals shall be in writing and perfected in accordance with GJMC § 21.02.030(i)(6).

A group living facility shall register with the City once every 12 calendar months. No person shall own, operate, or manage any group living facility unless the facility is registered with the City.

A group living facility for adult or juvenile offenders shall also submit all registration documentation to the juvenile and/or adult corrections board for review in accordance with Subsection (g)(4)(ii)(C) of this section.

Annual registration shall include:

A group living facility that fails to register or does not meet the registration requirements may be denied renewal, abated, prosecuted and/or otherwise subject to enforcement action under this Code.

The Director may renew the land use approval for a group living facility upon an annual registration of the facility if the Director finds that the registration requirements have been met and that the facility has not adversely affected the neighborhood.

A facility is considered to have an adverse effect on a neighborhood if one or more of the following are shown:

When considering whether an adverse impact exists, the Director shall consider the following:

In determining whether an adverse impact exists, the Director may rely on comments received by the residents of the neighborhood or other interested persons in making the decision whether to renew, renew with conditions, or non-renew the permit upon annual registration. The Director shall not be required to research the comment or otherwise investigate the motive of the commenting parties unless the Director relies on that information when making the decision.

The Director may modify the land use permit/approval upon renewal (or renew with conditions) by limiting the number of residents and/or by limiting accessory uses if the Director finds that the neighborhood is adversely impacted by the number of residents or intensity or number of accessory uses occurring on the site.

The Director shall issue a decision within 30 days of receiving a complete registration application from the facility. If the Director does not issue a decision within 30 days of receiving a complete registration application, the registration shall be deemed renewed for the next year.

The Mesa County Juvenile Community Corrections Board shall conduct the review if the facility houses juvenile offenders or the Adult Community Corrections Board if the facility houses adult offenders. If the facility houses a combination of adult and juvenile offenders, the facility shall be reviewed by the Juvenile Board if there are a greater number of juveniles residing in the facility or, if there are a greater number of adults than juveniles residing in the facility, by the Adult Board.

The review shall include but not necessarily be limited to criteria established by the applicable board and adopted by the City. Criteria shall be established and maintained by the applicable board and shall be based upon researched factors that have been demonstrated to be correlative to risk to the community, community expectations, prudent land use practices and legal standards. Before any criteria being used by either board, the City shall review and adopt such criteria.

It is the responsibility of the group living facility that is being reviewed to provide the appropriate board with complete and accurate information regarding the types of offenders, the number of offenders, the average length of placements and responses to the other established criteria.

The appropriate board shall make a recommendation to the Director to approve, deny, or approve with conditions the land use application for the facility. The appropriate board shall take into consideration the interests of the community in light of the criteria established by the board and approved by the City.

The applicant shall include a declaration pursuant to §§ 38-33.3-201, 38-33.3-205 and 38-33.3-209 C.R.S.;

The applicant shall address the exercise of development rights pursuant to § 38-33.3-210 C.R.S.;

The applicant shall include the association bylaws pursuant to § 38-33.3-306 C.R.S. as applicable; and

An association shall be formed pursuant to § 38-33.3-301 C.R.S. and filed with the Colorado Secretary of State.

The decision criteria for a Preliminary Subdivision Plan set forth in GJMC § 21.02.040(k)(4)(i)(C);

The terms of the Preliminary Subdivision Plan approval and any conditions attached to the approval; and

Any actions required to remedy existing or potential boundary line encroachments, including the relocation of fences or structures, prior to recording the Final Plat.

If the Director approves the Final Plat, then the applicant's surveyor or engineer shall then make any changes necessary or required to comply with final approval conditions. The form of final approval by the Director shall be the recording of the Final Plat.

Construction Plans shall be submitted and reviewed pursuant to GJMC § 21.02.040(f).