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.

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.

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.

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.

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

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.

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 21.03-2: 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").

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.

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.

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.

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

Legally nonconforming lots may be developed per GJMC § 21.12.050.

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).

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.

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.

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:

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.

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:

The following special setbacks shall apply where noted:

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.

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

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.

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

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

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

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

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.

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

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.

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

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.

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.

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.

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.

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.

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.

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.

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.

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

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

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

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

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

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.

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

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.

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

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.

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

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.

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

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

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

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.

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.

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.

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.

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

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.

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.

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.

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.

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

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

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.

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.

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

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).

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.

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.

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

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

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

To protect the airport from incompatible encroachment.

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

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

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.

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.

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.

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:

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.

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.