Grand Junction City Zoning Code
CHAPTER 21
05 Site and Structure Development Standards
§ 21.05.010 Purpose.
This chapter includes standards that regulate the physical layout and design of development within Grand Junction to ensure the protection of the health, welfare, safety, and quality of life. These standards address the physical relationship between development and adjacent properties, public streets, neighborhoods, and the natural environment, in order to implement the Comprehensive Plan vision for a more attractive, efficient, and livable community.
(Ord. 5190, 12/20/2023)
§ 21.05.020 Required improvements.
(a)
Applicability.
All development shall comply with this section.
(b)
Plans and Standards.
The plan, design, construction, and perpetual maintenance of all development shall be consistent with:
(1)
Adopted City plans and policies, including without limitation the Comprehensive Plan and the Grand Junction Circulation Plan, as those plans may be amended or replaced in the future;
(2)
The lot, design, and use standards applicable to the zone district in which the property is located;
(3)
All other applicable requirements of this Code;
(4)
Any previous plans or development approvals approved by the City and applicable to all or part of the property on which the development, structure, or subdivision is proposed; and
(5)
All technical and engineering, design, construction, and inspection criteria, standards, and specifications adopted or accepted by City, including but not limited to applicable GJMC Title 29, Transportation Engineering Design Standards (TEDS), the City's adopted fire code, and the Submittal Standards for Improvements and Development (SSID) Manual.
(c)
Public Improvements Required.
(1)
Types of Improvements and Dedications.
(i)
All development applications are required to include plans for the following public improvements unless waived by the Director:
(A)
Multi-modal transportation system [see GJMC § 21.05.020(e)];
(B)
Sanitary sewer system [see GJMC § 21.05.020(d)(2)];
(C)
Utilities [see GJMC § 21.05.020(d)(3)];
(D)
Potable water system including fire hydrants [see GJMC § 21.05.020(d)(1)];
(E)
Stormwater management system [see GJMC § 21.05.020(d)(4)];
(F)
Other improvements and/or facilities as may be required by changing technology and the approval process; and
(G)
Permanent survey reference monuments and monument boxes (see § 38-51-101 C.R.S.).
(ii)
The improvements described in this chapter shall be built by the applicant and constructed in accordance with adopted standards, unless otherwise indicated. The City may elect to participate in the design, installation, and cost of any improvement and may require the developer to coordinate construction with the City and with other development taking place nearby and in a similar timeframe.
(iii)
No improvements shall be made until required plans, profiles, and specifications have been submitted to and approved by the City.
(iv)
ROW Dedication.
A developer shall dedicate to the City all rights-of-way and easements needed to serve the project, consistent with adopted standards (Title 29) of the GJMC. Such dedications shall be at no cost to the City and shall not be eligible for impact fee credit(s). If a developer dedicates road or street right-of-way beyond what is needed to serve the project, or if the developer dedicates the right-of-way or easement for an Active Transportation Corridor (as described in § 31.08.130 and as shown in § 31.08.150, Appendix A, Figure 2), the developer shall receive credit at fair market value for such dedication against the project's Transportation Impact Fee. The credit shall not exceed the total Transportation Impact Fee for the project. If a dedication or a determination regarding a fee credit is claimed to exceed constitutional standards, the owner shall inform the City Attorney who, if he/she agrees, shall make a recommendation to the City Council to evaluation whether to pay or not additional value of such dedication or to waive all or part of such required dedication. .If a developer donates road or street right-of-way beyond what is needed to serve the project, or if the developer donates the right-of-way or easement for an Active Transportation Corridor (as described in § 31.08.130 and as shown in § 31.08.150, Appendix A, Figure 2), the developer shall neither claim, nor receive credit for such donation against the project's Transportation Impact Fee.
(2)
Guarantee of Public Improvements.
No development shall be approved until the City has accepted constructed infrastructure or the developer has executed and recorded a development improvements agreement and provided adequate security per GJMC § 21.02.030(h)(3).
(3)
Permits and Approvals.
No Planning Clearance for any use or activity shall be issued until minimum required improvements have been constructed, paid for, or adequately secured.
(d)
Standards for Specific Improvements.
The following improvements shall be provided for all development unless the appropriate official determines otherwise based on a process provided in the specific standards or, where applicable, through GJMC § 21.02.050(q).
(2)
Sanitary Sewer System.
All lots must be served by a sewer system connected to a public wastewater treatment facility. Sewer variance requests are subject to "Permit Application for Sewer Variance" administered by the Manager of the Persigo Wastewater Treatment Plant.
(3)
Utilities.
All new utilities shall be provided and paid for by the developer and shall be installed underground. Above-ground facilities associated with new electric utility installations (e.g., pedestals, transformers, and transmission lines of 50 kV capacity or greater) and temporary overhead lines may be allowed if deemed necessary by the Director.
(e)
Multi-Modal Transportation System.
(2)
Required Street Improvements.
(i)
All Streets.
Minimum street improvements shall be those required for the safe ingress and egress of traffic to and from the development. All development shall be responsible for the design and construction of all streets internal to and along the perimeter of a development that are designated as local or unclassified in the Grand Junction Circulation Plan.
(ii)
Internal Streets.
(A)
Any unbuilt street that is designated in the Grand Junction Circulation Plan as a collector or arterial and is internal to the development shall be constructed to a local street standard by the developer.
(B)
The City may require the developer to design and construct the street to a collector or arterial standard, thereby requiring the oversizing of streets. If oversizing is required, the developer will be eligible for a City cost-share agreement in the differential amount between the required local street improvement and the required collector or arterial street improvement.
(iii)
External Streets.
(A)
All development shall provide Minimum Access required for the safe ingress and egress of vehicular traffic to and from the development. Minimum Access includes 20 feet width of asphalt and may include curb and gutter if safety or infrastructure concerns exist.
(B)
Where a perimeter collector or arterial street is not required for Minimum Access, no improvements will be required.
(C)
The developer shall design and construct safety improvements (e.g., turn lanes, traffic lights) needed to achieve safe ingress and/or egress, as may be warranted based on a traffic impact study.
a.
Where a safety improvement is for the benefit of a development but will also benefit other future developments, the developer may request the City to create a reimbursement agreement.
b.
Where a safety improvement also benefits existing development, the developer may request the City create a cost share agreement for the improvement.
(3)
Improvement Deferral for Existing Local Streets.
(i)
Policy and Applicability.
Many areas of the City were developed in the unincorporated areas of Mesa County without modern urban street and drainage facilities. In many such neighborhoods and areas, the existing local streets do not have curbs, gutters, or sidewalks. Given that there are no serious safety or drainage problems associated with these local streets, there is no current reason to improve these streets or to install curbs, gutters and/or sidewalks. When an owner in one of these established neighborhoods chooses to subdivide a lot or parcel or an owner in a commercial or industrial area chooses to develop a lot or parcel, unless such improvements are extended off site to connect to a larger system, the new "short runs" of curbing, gutters and/or sidewalks are of little value as drainage facilities or pedestrian ways until some future development or improvement district extends them to other connecting facilities.
(ii)
Request for Deferral.
(A)
Instead of constructing "short run" improvements, the owner may apply to the Director to defer full and permanent improvements ("permanent improvements") through the creation of an improvement district and construction of street, curb, gutter, and sidewalk improvements to the standards established for the improvement district.
(B)
The Director allows the use of an improvement district for residential street improvements if all of the following criteria are met:
a.
The development is for three or less residential lots;
b.
The zoning or existing uses in the block or neighborhood are residential. The Director shall determine the boundaries of the block or neighborhood, based on topography, traffic patterns, and the character of the neighborhood;
c.
The existing local residential street that provides access to the lots or development meets minimum safety and drainage standards, and has a design use of fewer than 1,000 average daily traffic ("ADT");
d.
At least 80% of the lots and tracts in the neighborhood or block are already built upon, so that the street and drainage character is well established;
e.
If an existing safety hazard or drainage problem, including pedestrian or bicycle traffic, it can be improved or remedied without the street improvements being built; and
f.
There is at least 250 feet from any point on the development to the nearest existing street improvements (on the same side of the street) that substantially comply with the City standard for similar street improvements.
(C)
The Director may allow the use of an improvement district for nonresidential street improvements if all of the following criteria have been met:
a.
The development is conforming to the zone district and is for a single commercial or industrial lot or parcel that does not create a new lot or parcel;
b.
The lot or parcel size is two acres or less;
c.
The lot or parcel does not have more than 500 feet of frontage on a local nonresidential street;
d.
If an existing safety hazard or drainage problem, including pedestrian or bicycle traffic, it can be improved or remedied without the local nonresidential street improvements being built; and
e.
There is at least 250 feet from any point on the development to the nearest existing street improvements (on the same side of the street) that substantially comply with the City standard for similar local nonresidential street improvements.
(iii)
Requirement for Full Compliance.
Prior to any development or change of use which is projected to increase traffic generation by the greater of 5% or 10 vehicle trips per day, the applicant shall dedicate right-of-way required to bring abutting streets into compliance with the adopted circulation plan, or as otherwise approved by the City Engineer. Upon receipt of the appropriate deed, and if all other requirements have been met, the final development permit shall be issued.
(iv)
Street Naming and Addressing System.
A street naming system shall be maintained to facilitate the provisions of necessary public services (police, fire, mail), reduce public costs for administration, and provide more efficient movement of traffic. For consistency, this system shall be adhered to on all newly platted, dedicated, or named streets and roads. The Director shall check all new street names for compliance to this system and issue all street addresses. Existing streets and roads not conforming to this system shall be made conforming as the opportunity occurs.
(4)
Private Streets.
(i)
Applicability.
Private streets are prohibited unless there is no practicable design alternative available through the public street standards and the proposed private street meets the review criteria in this section.
(ii)
Policy.
Private streets have historically posed problems over time as they deteriorate and property owners do not realize the burden of maintenance is theirs. Application of the criteria established in this section are established to avoid problems encountered in the past with private streets and provide property owners some protection through a maintenance agreement and funding.
(iii)
Review Criteria.
The developer must conclusively demonstrate that a proposed private street meets all of the following:
(A)
Provides flexibility in residential street access due to design or topographic conditions;
(B)
Encourages more creative design including but not necessarily limited to the clustering of units in residential development;
(C)
Provides an immediate and continuing public benefit, e.g., by reducing public street maintenance costs;
(D)
Provides a safe residential environment; and
(E)
Promotes attractive streetscapes that give neighborhoods character and identity, e.g., by allowing alternative street surfaces, finishes and designs.
(iv)
Design Requirements.
A private street that meets the requirements of this section shall be allowed for residential development under the following conditions:
(A)
Street Capacity and Design.
a.
The maximum annual average daily traffic (AADT) of the proposed private street shall not exceed 250 trips per day as determined by the ITE - Trip Generation publication.
b.
The street shall be designed so that all traffic, including vehicular and pedestrian, exiting from the private street(s) shall not adversely impact the existing and proposed transportation network. A private street shall conform to the TEDS (GJMC Title 29) or the Submittal Standards for Improvements and Development (SSID) manual, as applicable, for the following:
c.
Pedestrian facilities and connections as shown on the Grand Junction Circulation Plan shall be required within the proposed development and made accessible by the general public.
d.
The finished surface of the private street may be composed of variable surfaces such as brick, interlocking pavers, cobblestones, or other similar finishes, designed by a professional engineer and as approved by the City Engineer.
e.
An entrance design feature such as decorative paving, special signage or other conspicuous improvement shall be incorporated into the final design of the private street such that the design clearly distinguishes the private street from the public street.
(B)
Adjoining Properties.
a.
All entrances to garages shall be set back from the private street or pedestrian trail a minimum distance of 20 feet.
b.
Each residential structure accessed from a private street shall have landscaped areas of at least 10 feet in width between the street and the structure except for the driveway to the garage.
(C)
Off-Street Parking.
If off-street parking is utilized, it shall conform to the following:
(D)
Platting, Dedication, Homeowners' Association.
a.
Private streets shall be platted in a tract dedicated to the homeowners' association and maintenance of the private street shall be funded and provided by the homeowners' association.
b.
The homeowners' association shall be responsible to maintain a vegetation-free zone along the private street that is 20 feet in width (10 feet each side from the center of the street) and 13 feet, six inches in height as measured from the paved surface of the street.
(5)
Shared Driveway (Autocourt).
(i)
Intent.
A shared driveway (or autocourt) is designed to provide access to lots where a full public street is not practical or economical. The number of shared driveways used in a subdivision shall be limited due to the undesirable lot layouts they often create, potential conflicts over shared common space, and private versus public maintenance cost issues.
(iii)
Access.
(A)
No more than five single-unit lots shall abut or touch any portion of the shared driveway and no more than five single-unit dwellings may utilize a single shared driveway.
(B)
Each lot abutting a shared driveway shall access off of the shared driveway unless approved otherwise at the time of subdivision.
(iv)
Design.
(A)
Shared driveways shall be a minimum of 16 feet wide flowline to flowline and a maximum of 150 feet long.
 Figure 05.02-1 Shared Driveways |
(B)
Shared driveways shall be designed to permit the ASHTO "P" design vehicle to back out of an individual driveway and turn 90° in either direction on the shared driveway without any portion of the vehicle:
(C)
Finished surface may be composed of variable hard surfaces such as brick, interlocking pavers, cobblestones, or similar finishes, designed by a professional engineer and as approved by the City or County Engineer.
(v)
Parking.
(A)
Parking on a shared driveway shall be prohibited.
(B)
A shared driveway may be used only where it intersects a street with on-street parking.
(C)
Each lot abutting a shared driveway shall provide four on-site parking spaces. For homes on shared driveways that access a cul-de-sac, five on-site parking spaces shall be provided. These additional spaces may be provided on the shared driveway if it is widened to accommodate such parking.
(vi)
Adjacent Lots and Structures.
(A)
The building setback adjacent to a shared driveway shall be the minimum setback required for that side of the property by the underlying zone district or 15 feet, whichever is greater. All entrances to garages shall be set back a minimum distance of 20 feet from the shared driveway.
(B)
No fences or hedging taller than 30 inches shall be located within the setback adjacent to the shared driveway. Open fences are acceptable.
(C)
No gateways, locked entries or other restrictive access constraints are allowed across a shared driveway.
(6)
Loop Lane.
Loop lanes shall comply with the following standards. Any variation from these specifications shall require an administrative adjustment.
(i)
Intent.
A loop lane is an alternate street design that provides a turnaround in place of a cul-de-sac. The loop lane is desirable because it allows for additional open space/park area instead of an expanse of asphalt paving found in a standard cul-de-sac.
(iii)
Access.
(A)
Corner lots with frontage on the loop lane and the abutting street shall be required to access from the loop lane only.
(iv)
Design.
(A)
The minimum loop lane is 16 feet from flowline to flowline and shall consist of a paved surface with roll-over curb and gutter on at least one side and a roll-over curb or vertical curb on the other side.
(B)
No curve on any portion of the flowline of the loop lane shall have an inside radius of less than 33 feet and an outside radius of less than 48 feet.
(C)
No portion of the loop lane shall extend more than 250 feet from the abutting street right-of-way.
 Figure 05.02-2 Loop Lane Design |
(D)
A minimum separation of 66 feet is required between the right-of-way on each side of the loop.
(E)
The right-of-way shall extend one foot beyond the curb on the park side of the lane and one foot beyond curb on outside edge of the lane.
(F)
A fourteen-foot multipurpose easement shall be dedicated on the outside edge of the lane. The park may be used for stormwater detention.
(G)
The loop shall provide for two-way traffic.
(H)
A sidewalk is required only where the park abuts a street other than the loop.
(I)
The developer shall landscape the park and provide an irrigation system in accordance with the Zoning and Development Code.
(v)
Parking.
(A)
Four guest parking spaces, located in the public right-of-way, are required at the end of the loop. The parking area is reserved for guest parking and shall not be used for the parking of residents' vehicles and/or recreation vehicles for more than a twenty-four-hour period.
(B)
"No parking" signs shall be installed and maintained so that no parking is allowed between the curbs on any traveled portion of the loop lane, except the guest parking area.
(C)
Each residence shall provide and maintain four off-street parking spaces, two of which may be within a garage or carport.
(vi)
Adjacent Lots and Structures.
(A)
No front-loading garage or carport may be closer than 20 feet to the front lot line. Individual driveways must have a five-foot radius fillet on driveway corners.
(B)
The front yard setback for the house is 15 feet from the right-of-way (16 feet from the curb).
(C)
Lots on the loop lane may be 20% smaller and the rear setback can be 10 feet less (10 feet minimum) than as required by the zone district.
(D)
No gateways, locked entries or other access constraints are allowed across the loop lane.
(7)
Bicycle Circulation.
(i)
Required Bicycle Access.
(A)
All new development, except individual lot development of a single-unit detached or duplex dwelling, shall include reasonably direct connections to Active Transportation Corridors to the maximum extent practicable.
(B)
Bicycle circulation shall be given equal consideration to motor vehicle traffic.
(ii)
Bike Lane Right-of-Way Required.
(A)
All new development except individual lot development of a single-unit detached or duplex dwelling (including subdivisions for such dwellings) shall provide right-of-way for bike lanes along the frontage of the development site with an existing street where bike lanes are called for by the Comprehensive Plan or other City-adopted plans addressing transportation (unless an existing bike lane meeting City standards is already in place). The Director and/or the City Engineer may allow alternatives to this requirement where compliance is impractical.
(B)
Required bike lanes shall be located within the right-of-way of the street and not on private property unless the City Engineer determines that location within the right-of-way is not practicable or preferable — In which case, alternatives may be allowed by the Director and/or the City Engineer.
(8)
Pedestrian Circulation.
(i)
Required Pedestrian Access.
(A)
Each development with one or more buildings, except individual lot development of a single-unit detached or duplex dwelling, shall provide reasonably direct paved pedestrian sidewalk connections from the front of principal building main entrances to abutting public streets, between all principal buildings, between buildings and outlying parking areas, between buildings and transit facilities, and between the development and any abutting Active Transportation Corridor.
(B)
Pedestrian circulation shall be given equal consideration to motor vehicle traffic.
(ii)
Design Requirements.
(A)
Each pedestrian sidewalk connection shall be a minimum of six feet wide and shall be constructed of concrete.
(B)
At least one pedestrian sidewalk connection between a principal building and an abutting street shall provide access to a public sidewalk allowing continuous travel to all abutting streets. The connection shall be separated from motor vehicle areas by a curb or other physical barrier approved by the Director, except that crossing a motor vehicle area is allowed when the following standards are met for each such crossing:
a.
The crossing shall be as close to a perpendicular angle to the vehicular path of travel as possible.
b.
The crossing shall be raised to a minimum of three inches above the height of the adjacent pavement.
c.
The crossing shall be constructed of concrete which contrasts in color and/or texture with the pavement of the motor vehicle area.
d.
The distance of the crossing shall be the minimum necessary. No crossing shall exceed 20 feet.
e.
Curb extensions shall be used to minimize crossing distance and maximize visibility.
f.
Vehicle turning movements shall be spaced as far as possible from the crossing.
g.
Advance warning signage and striping shall be provided.
(C)
All other pedestrian sidewalk connections shall meet the following standards:
a.
The connection shall be clearly visible and provide adequate lighting.
b.
Where connections cross motor vehicle areas, each such crossing shall be constructed of concrete which contrasts in color and/or texture with the pavement of the motor vehicle area.
c.
Advance warning signage and striping shall be provided as necessary to facilitate circulation and improve public safety and awareness.
(9)
Access.
Site layout and access design shall minimize the number of traffic conflict points into and out of a development by defining and consolidating driveways or access points and designing shared access between/among businesses.
(Ord. 5267, 7/16/2025; Ord. 5263, 6/18/2025; Ord. No. 5250, 4/2/2025; Ord. No. 5241, 12/4/2024; Ord. No. 5228, 8/7/2024; Ord. 5190, 12/20/2023)
§ 21.05.030 Parks, open space, and trails.
(a)
(Reserved)
(b)
Pedestrian and Bicycle Trails.
(1)
Trails shall be constructed in accordance with applicable City standards.
(2)
Trail Construction for Transportation Impact Fee Credit.
If a required Active Transportation Corridor is constructed for any purpose other than replacing a required sidewalk (pursuant to § 29.68.020(f) Pedestrian Facilities), then the developer/owner may request a credit for the cost of construction of the trail(s) against the project's Transportation Impact Fee in an amount not to exceed the total transportation fee. The amount of the credit will be determined by the City using established and uniform cost for labor and materials for the specific type and width of the trail(s) constructed.
(Ord. No. 5250, 4/2/2025; Ord. 5190, 12/20/2023)
§ 21.05.040 Residential compatibility standards.
(a)
Purpose.
The purpose of this section is to protect existing Residential zone districts, neighborhoods, and uses from the potentially adverse impacts arising from the development of taller or more intense structures in close proximity to residences.
(b)
Applicability.
(1)
The residential compatibility standards in this subsection apply when single-unit attached of three units or more, multi-unit residential, mixed-use development, or nonresidential development is proposed adjacent to structures in an R-R, R-ER, R-1R, R-2R, RL-4, or RL-5 zone district (protected residential districts).
(2)
In cases where multiple structure types are contained on the same lot, residential adjacency shall apply to the area within that lot which encompasses the protected residential building, use, or associated activity and all accessory buildings, uses, or areas necessary to support them.
(3)
Conformity with the design requirements in this section shall be the responsibility of the multi-unit, mixed-use, or nonresidential development applicant and shall be located on the property subject to the development application.
(c)
Building Height Stepdown.
(1)
Height Transition Area.
A height transition area of 25 feet in width is established along each side and rear property line abutting an existing residence in a protected residential district. All new construction and additions within the height transition area are limited in height to no more than the maximum height of the protected residential district. Beyond the twenty-five-foot transition zone, the height limit in the non-protected zone district is the maximum height for the applicable zone district.
(2)
New Principal Structure Height Greater Than 35 Feet.
New principal buildings with a height greater than 35 feet shall reduce the perceived height of the building when viewed from the protected residential lots by using at least one of the following techniques.
(i)
"Stepping down" building height of any portion of the building within 100 feet of the side and rear lot lines abutting a lot zoned in any neighborhood district to a maximum of 35 feet; or
(ii)
Increasing the side yard and rear yard setbacks abutting the neighborhood-zoned lots by at least 10 feet beyond that otherwise required.
 |
(d)
Building Orientation.
(1)
Privacy.
All buildings and structures shall be designed and oriented in a manner ensuring privacy of residential uses in a protected residential district.
(2)
Upper Story Balconies and Patios.
Balconies, patios, or other exterior public gathering spaces that are more than 24 feet above grade shall not be located within 30 feet of a protected residential district lot line.
(e)
Screening, Buffering, and Site Layout.
(1)
Mechanical Equipment.
All mechanical equipment, including but not limited to air conditioning units, air-handling units, back-up power generators, installed at ground level or on a roof must be fully screened from public view.
(i)
The screening shall be at least the height of the mechanical equipment.
(ii)
Mechanical equipment that generates or is expected to generate noise in excess of 55 decibels when measured at a distance of three feet of the equipment location must provide sound abatement or suppression, which may require the equipment to be enclosed in a structure.
(2)
Loading Docks.
Loading docks, if necessary or required by the operation, must be located the farthest distance practicable from the protected residential district and shall meet all other applicable standards in this Code.
(3)
Outdoor Storage.
(i)
Outdoor storage of merchandise or equipment must be within an area enclosed with a sight-obscuring fence at least six feet in height that is architecturally coordinated in color and design with the building.
(ii)
Vehicle sales lots and plant materials may be displayed outside of an approved building or enclosed area so long as they are on the same site wherein the business displays the bulk of its goods for sale.
(iii)
Outside promotional displays are allowed during business hours only.
(4)
Outdoor Waste Storage.
No outdoor waste storage shall be located within 30 feet of a property line that adjoins a protected residential district or within 10 feet of a property line that parallels a protected residential district. This requirement shall not apply where the mixed-use property is separated from protected residential district by an alley or street.
(5)
Vehicle Service Bays.
All vehicular service bays within 150 feet of a protected residential district shall face away from the residential districts unless separated by a building or permanent architectural feature of minimum height matching the height of the service bays.
(f)
Sound.
(1)
No outdoor music system, whether permanent or temporary, is allowed in any mixed-use district but MU-3, Downtown.
(2)
Any use containing individual service speakers, such as drive-through ordering or payment windows, vehicle fueling pump islands, and car washes, shall not be permitted within 150 feet of any Residential zone district unless the speaker is appropriately screened. The Director may require wing walls, landscape screens, changes in building orientation, and/or other design elements to screen and minimize the impact of individual service speakers.
(3)
Any use containing public address/paging systems, such as car dealers, building materials sales, and garden centers, shall not be permitted within 1,000 feet of any Residential zone district unless separated by an arterial or higher classification roadway.
(g)
Parking and Loading.
(1)
No auto-related site element, including parking area, drive-through lane, or vehicle circulation driveway, shall be located between a principal structure on the lot and any side or rear property line abutting a protected residential district.
(2)
If the Director determines that, due to site topography, soils, easements, or other constraints, compliance with Subsection (g)(1) is impracticable, the Director may approve a site design that locates a single or combination of auto-related site elements, between a principal structure and a side or rear property line abutting a protected residential district, provided the site element(s) is located at least 10 feet from any applicable rear or side property lines.
(h)
Accessory Uses and Equipment.
Outdoor vending machines, ice dispensers, vacuums, and air pumps shall not be permitted within 100 feet of any protected residential district and shall be screened to be completely out of view from adjacent residential uses.
(Ord. 5267, 7/16/2025; Ord. No. 5242, 12/4/2024; Ord. 5190, 12/20/2023)
§ 21.05.050 Residential attached and multi-unit design standards.
(a)
Purpose.
The standards of this section are intended to promote high-quality residential development and construction; protect property values; encourage visual variety and architectural compatibility; and promote the unique character of Grand Junction's neighborhoods. Specifically, the standards:
(1)
Promote new multi-unit residential developments that relate and connect to established neighborhoods;
(2)
Enhance public safety by preventing garages from obscuring main entrances or blocking views of the street from inside residences; and
(3)
Improve the compatibility of infill projects with the residential character of surrounding neighborhoods.
(b)
Applicability.
(1)
New Development.
This section applies to all new attached residential with three or more units, and all multi-unit development. This section does not apply to single-unit detached or duplex units, or to multi-unit uses composed of multiple individual dwelling units in separate buildings on the same lot.
(2)
Redevelopment.
Redevelopment that includes the replacement or addition of units shall comply to with these standards to the maximum extent practicable for the new or replacement units.
(c)
General Standards for All Residential Attached and Multi-Unit Development.
(1)
Mix of Housing Types.
Developments should promote a diverse community through the provision of a variety of housing types, such as a combination of duplex, tri-plex, four-plex, townhomes, apartments, and single-unit dwellings in a range of sizes. Developments are encouraged that are not dominated by a single type of home or dwelling unit.
(2)
Transitions Between Different Land Use Areas.
When located adjacent to designated zone districts, development shall comply with applicable height and setback transitional standards in GJMC § 21.05.040.
(3)
Infill Development.
Infill residential structures, including garages, shall be designed with form, shapes, textures, and functions that are compatible in scale, siting, detailing and overall character with comparable residential structures in the immediate neighborhood.
(4)
Energy Conservation and Site Orientation Guidelines.
(i)
Consideration should be given to energy conservation in the building design. Use of solar space or water heating, or use of in-line hot water systems, efficient lighting systems, insulation and other energy efficient techniques are strongly encouraged.
(ii)
Orientation of buildings and windows to improve solar access and energy conservation is strongly encouraged.
(iii)
The site plan may be required to be modified so that view planes identified by the City are preserved for as many structures as possible.
(5)
Structured Parking Design.
(i)
Parking structures shall be constructed of materials of similar quality and shall be compatible in appearance with adjacent buildings and shall contain lighting sufficient for security as approved by the Director.
(ii)
Ground floor facades of parking structures not occupied by active uses shall be articulated through the use of three or more of the following architectural features.
(A)
Windows or window-shaped openings with decorative mesh or similar features as approved by the zoning administrator;
(B)
Masonry columns;
(C)
Decorative wall insets or projections;
(D)
Awnings;
(E)
Changes in color or texture of materials;
(F)
Approved public art;
(G)
Integrated landscape planters; or
(H)
Other similar features approved by the Director.
(iii)
Where feasible, the ground floor of parking structures in Mixed-Use or nonresidential districts shall be wrapped with active public or residential uses along at least 60% of the ground-floor street frontage.
(d)
Development with Three or More Principal Structures.
In addition to GJMC § 21.05.050(c), these standards apply to all attached single-unit or multi-unit developments with three or more principal structures. For example, this would include a development with three rows of townhomes or three apartment buildings. These standards are applicable whether the units are designed for individual lots or not.
(1)
Building Layout.
(i)
Buildings shall be organized to promote a compact pattern of development, pedestrian-friendly spaces, streetscapes, areas of naturalized landscaping, and to screen parking areas.
(ii)
Buildings shall be arranged and grouped to define one or more of the following:
(A)
Framing the corner of an adjacent street intersection or entry point to the development;
(B)
Framing and enclosing a pedestrian and/or vehicle road or access corridor within or adjacent to the development site;
(C)
Framing and enclosing parking areas, public spaces, or other site amenities on at least three sides;
(D)
Framing and/or enclosing outdoor dining or gathering spaces for pedestrians between buildings; or
(E)
Framing one or more areas of natural vegetation.
(2)
Building Design Elements.
(ii)
In cases where the long axis of a building is perpendicular to the primary street, the portion of the structure facing the primary street shall be configured with at least one functioning entry and one or more transparent windows.
(iii)
In cases where the principal entrance does not face the principal street, the entrance shall be connected to the street and adjacent parking areas with a sidewalk(s).
(3)
Circulation and Parking.
(i)
The project shall be designed to minimize negative traffic impacts on and of the surrounding uses.
(ii)
To the maximum extent practicable, garage entries, carports, parking areas, and parking structures shall be internalized in building groupings or oriented away from street frontage.
(iii)
Parking areas and freestanding parking structures (detached garages or carports) shall not occupy more than 30% of each perimeter public street frontage of a multi-unit development.
(iv)
To the maximum extent practicable, freestanding parking structures that are visible from perimeter public streets shall be sited so that the narrow end of the parking structure is perpendicular to the perimeter street.
(v)
Temporary parking structures are not permitted.
(vi)
Projects that require parking areas with more than six parking spaces shall provide maneuvering areas that accommodate ingress and egress from the lot by forward motion of vehicles. The Director may allow parking that backs out directly onto a street if the applicant can show this is a safe alternative for both pedestrians and the driver.
(vii)
The visual focal point of drives and walkways should be free of utilities, trash receptacles, and outdoor storage areas.
(4)
Garages, Parking, and Bulk Storage.
(i)
Attached Garage.
On blocks where the existing garage layout is predominately detached or alley-loaded, attached garages for attached residential units shall meet the following design standards.
(B)
The use of side-loading garages is permitted. The outside wall of a street-facing side-loading garage must have a minimum of two of these design features:
(C)
Townhome (or similar attached structure design) rows shall have no more than six garage openings on any principal building elevation containing entry doors.
(ii)
Bulk Storage.
(A)
Bulk storage areas intended for storage of materials other than food and clothing, such as tools, bicycles, ski equipment, etc. shall be designed for this purpose. Bulk storage areas shall be free of encumbrances such as water heaters or other types of mechanical or electrical equipment.
(B)
Exterior or detached bulk storage areas shall be designed as an integral part of the project and be integrated with the architectural character of the dwellings on the site. Bulk storage areas incorporated into garages, car ports, and screening walls shall use materials and details similar to those of the dwelling unit to achieve an integrated appearance.
(C)
The provision of additional storage beyond these minimum requirements is encouraged.
(Ord. 5267, 7/16/2025; Ord. No. 5252, 3/19/2025; Ord. No. 5241, 12/4/2024; Ord. No. 5242, 12/4/2024; Ord. 5190, 12/20/2023)
§ 21.05.060 Nonresidential and mixed-use design standards.
(a)
Purpose.
The purpose of these standards is to provide a consistent level of architectural character, quality, and aesthetics for mixed-use and commercial development, as well as to improve and enhance pedestrian access, vehicular access, parking, and circulation.
(b)
Applicability.
This section is applicable to nonresidential and mixed-use development in the MU-1, MU-2, MU-3, CG, and P-2 zone districts.
(c)
Materials.
All nonresidential and mixed-use buildings shall be constructed with exterior materials that are durable, including but not limited to stone, brick, cementitious board, and architectural metals.
(d)
Architectural Features.
(1)
The main entrance to the building(s) shall be on the front facade of the building.
(2)
Buildings shall include the following architectural design elements:
(i)
The building shall be designed to include recessed or projecting elements to provide facade articulation. This can be accomplished through the design of entryways, awnings, rooflines, projecting bays, pilasters, columns, or other features. Articulation shall occur a minimum of every 30 feet for all sides of the building.
(ii)
The first floor of a building designed to accommodate a commercial space (such as a restaurant or retail use) shall have windows facing the public street to create visual interest to pedestrians and provide views from inside of buildings to the street.
(3)
All sites or structures shall incorporate a minimum of three of the following architectural design elements:
(i)
Variation in materials, material modules, expressed joints and details, surface relief and texture to break up building forms and wall surfaces. Such detailing may include sills, headers, belt courses, reveals, pilasters, window bays or similar features for all sides of the building.
(ii)
Variation in roof lines/roof materials in order to add interest to and reduce the scale of buildings or expanses of blank wall. This can be accomplished through design elements such as overhangs, eaves, recesses, projections, raised cornice parapets over doors or bays and peaked roof forms.
(iii)
Facade features that emphasize the principal building entrance through projecting or recessed forms, detail, color and/or material.
(iv)
Outdoor patio in combination with or without outdoor seating located between the building and the primary public street.
(v)
Ground story transparency of at least 50% in the form of windows and/or door(s) for facades facing all public street frontages.
(vi)
Public art, as approved by the Director, or
(vii)
Other architectural or site features that help create a consistent design for the site and reflect the design character of the area where the project is located, as determined by adopted plan or by the Director.
(Ord. No. 5241, 12/4/2024; Ord. 5190, 12/20/2023)
§ 21.05.070 Retail sales, big box.
(a)
Applicability.
The following standards and guidelines are applicable to any retail commercial structure in excess of 60,000 square feet or any retail center in which any one structure exceeds 60,000 square feet (hereinafter "big box").
(b)
Building Design.
(1)
The following standards shall apply to all building facades and exterior walls that are visible from adjacent public streets and/or parcels. These standards are intended to reduce the massive scale of large buildings, which, without application of these standards, may be incompatible with Grand Junction's desired character.
(i)
Facades greater than 150 feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least 3% of the length of the facade and extending at least 20% of the length of the facade. No uninterrupted length of any facade shall exceed 150 horizontal feet.
(ii)
Ground floor facades that face public streets shall have display windows, entry areas, awnings, or other such features along no less than 60% of their horizontal length. If the facade of the building facing the street is not the front, it shall provide the same features and/or landscaping in scale with the facade.
(2)
Buildings should have visually interesting architectural features and patterns that are designed to reduce mass and scale and reflect local character.
(3)
The following, in regard to trim, graphics or paint should be integral and not superficially applied: color and material change, texture change and relief such as offsets, projections and reveals.
(4)
Variation in roof lines/roof materials, in order to add interest to and reduce the massive scale of large buildings, is required. Roofs shall have no less than two of the following features:
(i)
Parapets concealing flat roofs and rooftop equipment, such as HVAC units, from public view. Parapets shall not exceed one-third of the height of the supporting wall and shall not be of a constant height for a distance of greater than 150 feet;
(ii)
Overhanging eaves, extending no less than three feet past the supporting walls, for no less than 30% of the building perimeter;
(iii)
Sloping roofs that do not exceed an average slope greater than or equal to one foot of vertical rise for every three feet of horizontal run and less than or equal to one foot of vertical rise for every one foot of horizontal run; and
(iv)
Three or more roof slope planes.
(5)
The following standards are intended to ensure that large structures are consistent with community values.
(6)
Entrances.
(i)
Big boxes, where possible, shall provide multiple entrances. Multiple entrances reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks and provide convenience where certain entrances offer access to individual stores or identified departments of a store. Multiple entrances also mitigate the effect of unbroken walls and neglected areas that often characterize building facades that face other properties.
(ii)
Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. The following standards identify desirable entryway design features. Each principal building on a site shall have clearly defined, highly visible customer entrances featuring no less than three of the following:
(A)
Canopies or porticos;
(B)
Overhangs;
(C)
Recesses/projections;
(D)
Arcades;
(E)
Raised corniced parapets over the door;
(F)
Peaked roof forms;
(G)
Arches;
(H)
Outdoor patios;
(I)
Display windows;
(J)
Architectural details such as tile work and moldings which are integrated into the building structure and design; and
(K)
Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
(7)
To the greatest extent possible, mechanical appurtenances shall be located within the structure. External mechanical appurtenances such as heating and air conditioning equipment shall be screened and finished to match the colors and materials of the building.
(8)
All buildings and enclosures shall be designed to be compatible with the principal structure. Compatibility shall be measured in terms of design, form, use of materials, and color.
(9)
All applications for any superstore/big box development/shopping center development shall submit, as part of their site plan review, a complete sign package consistent with the latest edition of the Submittal Standards for Improvements and Development (SSID) manual.
(c)
Site Layout.
Where practicable, buildings shall be located closer to the street so that the scale of the building appears to be reduced, pedestrian traffic is encouraged and architectural detail is more apparent.
(d)
Outdoor Spaces and Amenities.
(1)
Big box shall provide outdoor spaces and amenities to link structures with the community. Bus stops, drop-off/pick-up points, as well as pedestrian circulation routes, shall be integrated with traffic patterns on the site. Special design features enhance the building's function with its relationship to the community.
(2)
Big box site or structure design shall provide at least two of the following features:
(i)
Patio/seating area;
(ii)
Pedestrian plaza with benches;
(iii)
Window display area (covering at least 75% of the length of one facade or 50% of the length of two facades);
(iv)
Outdoor playground area;
(v)
Kiosk area;
(vi)
Water feature;
(vii)
Clock tower;
(viii)
Public art; or
(ix)
Other features approved by the Planning Commission.
(3)
Each big box shall provide an off-street bus stop for customers and employees when located on an established or planned bus route.
(4)
Each of these features shall be constructed of material that is compatible with the principal structure and be linked by pedestrian connections as required by this Code.
(e)
Sidewalks.
Pedestrian accessibility from a big box to the neighborhood is important to reducing traffic impacts and projecting a friendlier, more inviting image. This subsection sets forth standards for public sidewalks and internal pedestrian circulation systems that can provide user-friendly pedestrian access as well as pedestrian safety, shelter, and convenience within the center grounds.
(1)
Continuous internal pedestrian walkways, no less than eight feet in width, shall be provided from the public sidewalk or right-of-way to the principal customer entrance of the principal structure. At a minimum, walkways shall connect pedestrians to transit stops, street crossings, building and store entries and shall feature adjoining landscaped areas that include trees, shrubs, benches, flower beds, ground covers or other materials for no less than 50% of its length.
(2)
Sidewalks, no less than eight feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance and along any facade abutting public parking.
(3)
Sidewalks shall be located an average of six feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades, display windows or entryways are part of the facade.
(4)
Walkways within 30 feet of at least half of the customer entrances shall have weather protection features such as awnings or arcades.
(5)
A walkway not governed by this subsection shall be designed in accordance with § 21.05.020(e)(8).
(f)
Parking.
(1)
Parking areas should provide safe, convenient, and efficient access.
(2)
Parking shall be distributed to shorten the distance to buildings and public sidewalks and to reduce pavement.
(3)
Where possible, no more than 75% of the off-street parking for the entire property shall be located between the front facade of the principal structure and the primary abutting street ("front parking area").
(i)
The front parking area shall be determined by drawing a line from the front corners of the building to the nearest property corners. If any such line, when connected to the plane of the front facade of the building, creates an angle that is greater than 180°, then the line shall be adjusted to create an angle of 180° when connected to the plane of the front facade of the building. If any such line, when connected to the plane of the front facade of the building, creates an angle that is less than 90°, then the line shall be adjusted to create an angle of 90° when connected to the plane of the front facade of the building.
(ii)
Parking spaces in the front parking area shall be counted to include all parking spaces within the boundaries of the front parking area, including:
(g)
Outdoor Storage, Display, and Operations.
(1)
Outdoor storage, loading and operations areas shall be attractively screened from adjacent parcels and streets.
(2)
Outdoor storage, trash collection and/or compaction, loading or other such uses shall be located in the rear of the lot.
(3)
If, because of lot configuration, the Director determines that such placement is not practicable, then the side yard may be used, but in no case shall such area be located within 20 feet of any public street, public sidewalk, or on-site pedestrian way.
(4)
Outdoor storage, HVAC equipment, trash collection, trash compaction and other service functions shall be incorporated into the overall site design. Views of these areas shall be screened from visibility from all property lines and separated from sidewalks and on-site pedestrian ways. Screening structures shall be made of the same materials as the principal structure.
(5)
Non enclosed areas for the storage and sale of seasonal merchandise shall be permanently defined and screened with walls and/or fences. Fences must comply with GJMC § 21.07.080(b)(3), any design guidelines, and other conditions of approval. Materials, colors, and design of screening walls and/or fences shall conform to those used as in the principal structure. If such areas are to be covered, then the covering shall conform to the colors on the building. Outdoor display and storage shall not encroach on any portion of a walkway, drive aisles or required parking spaces.
(6)
Portable outdoor display shall be allowed and shall be placed so that a minimum of eight feet of sidewalk remains open at all times in the display area. Display shall not be placed in the drive aisles or required parking spaces.
(7)
No delivery, loading, trash removal or compaction, or other such operations shall be permitted between the hours of 10:00 p.m. and 7:00 a.m. unless the applicant submits proof that sound barriers between all areas for such operations effectively reduce noise emissions to a level of 45 decibels, as measured at the lot line of any abutting property.
(8)
One outdoor vendor shall be allowed for each tenant over 50,000 square feet. The area established for the vendor shall be identified on the site plan.
(9)
Any special event occurring in any outdoor area, including pedestrian ways and parking lots, shall comply with GJMC § 21.02.040(b).
(Ord. No. 5241, 12/4/2024; Ord. 5190, 12/20/2023)
§ 21.05.080 Screening.
(a)
Single Unit Residential.
To the maximum extent practicable, utility equipment on residential lots should be located behind the front building line of the house and screened from public view by an opaque wall, fence, or landscaping screen.
(b)
Multi-Unit Residential, Mixed-Use, and Nonresidential.
(1)
Screening Generally.
(i)
All multi-unit residential development, manufactured and mobile home parks, and all mixed-use and nonresidential projects shall include on the landscape plan, a detailed drawing of enclosure and screening methods to be used in connection with trash bins, recycle bins, storage yards, service areas, loading docks, and equipment areas on the property.
(ii)
No existing screening or landscape buffer shall be removed from any developed or undeveloped commercial property which directly abuts a residentially zoned property without first submitting and obtaining approval for a landscaping plan which provides for replacement screening conforming to all provisions of this section.
(2)
Mechanical Equipment.
(i)
Applicability.
(B)
Roof or wall-mounted antennas and vent openings shall not be considered mechanical equipment for purposes of these screening standards. The standards of this section are not intended to apply to solar arrays, solar energy collection systems, or small wind energy systems, if such systems are otherwise in compliance with applicable building codes and development standards requirements.
(ii)
Screening Standards.
(A)
Roof-Mounted Mechanical Equipment.
a.
Roof-mounted mechanical equipment shall be screened by a parapet wall or similar feature that is an integral part of the building's architectural design.
b.
The parapet wall or similar feature shall be of a height equal to, or greater than the height of the mechanical equipment being screened.
c.
Roof-mounted mechanical equipment, except solar energy collection systems, is prohibited on single-unit residential dwellings.
(B)
Wall-Mounted Mechanical Equipment.
Wall-mounted mechanical equipment, except air conditioning equipment (e.g., window AC units), shall be screened from view by structural features that are compatible with the architecture of the subject building.
(C)
Ground-Mounted Mechanical Equipment.
a.
Ground-mounted mechanical equipment shall be screened from view by landscaping, a fence, or a decorative wall that is integrated into the architecture of the structure.
b.
The fence or wall shall be of a height equal to, or greater than the height of the mechanical equipment being screened and no taller than 8 feet.
(D)
Alternate Screening.
a.
Alternate screening methods that meet the intent of this section may be approved by the Director.
b.
Alternative screening might include, but shall not be limited to, increased landscaping, grouping the equipment on specific portions of a site, architectural elements, and painting or otherwise causing the equipment to blend with the site or structure.
(3)
Service, Loading, and Storage Areas.
(i)
Applicability.
These screening requirements are applicable to all service, loading, and storage areas. Applicants are encouraged to locate the types of features listed in this subsection where they are not visible from off-site, or from public areas of a site, so that screening is unnecessary.
(ii)
Placement.
(A)
All service areas shall be placed at the rear, on the side of, or inside buildings.
(B)
No service area shall be visible from a public right-of-way, not including an alley, or from adjacent residential areas.
(C)
Service areas and access drives shall be located so they do not interfere with the normal activities of building occupants or visitors on driveways, walkways, in parking areas, or at entries.
(iii)
Outside Storage Areas and Loading Docks.
(A)
All storage areas, service areas, and loading docks visible from any public street right-of-way shall be screened according to one or more of the screening options provided in these standards. Property zoned industrial must also screen from view all outside storage areas that are adjacent to, or can be seen from non-industrial zoned property, unless the adjacent non-industrial-zoned property is located in the industrial classification of the City's Future Land Use Map.
(B)
Screening shall be a minimum height of eight feet to screen truck berths, loading docks, areas designated for permanent parking, or storage of heavy vehicles, equipment, or materials.
(C)
Screening shall be long enough to screen the maximum size trailer that can be accommodated on site. Sites that can accommodate a full-size tractor-trailer shall provide a forty-eight-foot wing wall, where wing walls are used.
(iv)
Shopping Cart Storage.
All shopping carts shall be stored inside the building they serve. Shopping cart corrals shall be made of a material suitable for withstanding weathering and rusting.
(v)
Dumpster, Garbage, or Trash Enclosure.
(A)
Each required garbage enclosure shall be accessible for truck pick-up. Access drives shall be constructed of material and thickness to accommodate truck loading. Year-round accessibility to the enclosure for service trucks area shall be maintained by the property owner or tenant.
(B)
The container shall not be visible from any adjacent property or from any public right-of-way. Each required enclosure shall be screened through the use of a solid wall on at least three sides to a height of at least six inches above the height of the top of the container. The use of materials that are not solid, such as slates in chain-link fencing, shall not be used to meet this requirement.
(C)
Enclosure openings directly visible from a public right-of-way and/or adjoining properties shall have a gate constructed of solid material.
(D)
Enclosure structures shall be designed to protect the walls from damage by containers. Such protection may include use of barrier curbing reinforced masonry walls, or other similar means.
(E)
Trash enclosures shall not be located within a required street front or street side setbacks or buffer yard or occupy area used for required parking spaces.
(Ord. 5190, 12/20/2023)
§ 21.05.090 Fences.
(a)
Permit Required.
(1)
A Fence Permit is required for installation of any fence, except that a fence or wall that exceeds six feet in height and a retaining wall of four feet or higher are considered a structure requiring a Planning Clearance and building permit rather than a Fence Permit, and setbacks for structures apply (except where otherwise specifically provided).
(b)
Fence Height Measurement.
(1)
The height of fences shall be determined by measurement from the ground level upon which the fence is located. Grade shall not be altered for the sole purpose of increasing fence height. An increase of up to two inches in height shall be allowed when spacing for drainage under the fence is needed.
(2)
For fences erected on retaining walls, the height of the retaining wall shall be included in the height of the fence.
 Figure 05.09-1 Fence Height Measurement |
(3)
Pillars or other support structures for a fence shall be allowed to exceed the maximum fence height by up to one foot at intervals no closer than eight feet.
(4)
The height and location requirements of this subsection may be modified as part of subdivision, planned development or conditional use approval.
(c)
Fence Materials.
(1)
Fences and walls shall be constructed of materials approved by the Director.
(2)
Acceptable materials include wire, wrought iron, plastic, wood, and other materials with a similar look.
(i)
Fences within the Downtown Core shall only be wrought iron, PVC vinyl, or wood.
(3)
Unacceptable materials that are visible include glass, tires, razor wire and concertina wire, or unconventional salvaged materials or similar materials. Electric fencing shall be allowed to contain large animals.
(4)
The Director may approve materials for secure facilities or critical facilities.
(d)
Residential Districts.
Fences in all Residential zone districts and the MU-1 district, shall meet the following standards:
(1)
Fences in the required front yard setback shall not exceed 30 inches in height. Such fences may be increased to 48 inches maximum height if the fencing material is at a ratio of two-thirds open space to one-third closed space per square foot for that part of the fence extending above the thirty-inch height.
(2)
Unless the approval of the development required a landscape strip, fences up to six feet in height are permitted within front yard setbacks along arterial or major collector roads, provided they are in accordance with adopted corridor overlay zone standards, TEDS (GJMC Title 29) and all other engineering standards and meet the following minimum standards:
(i)
Fences or walls four feet or less in height consisting of an open design that has at least two-thirds open space to one-third closed space (e.g., picket and split rail fences), or a decorative wall, with no required landscape strip;
(ii)
Fences or walls over four feet in height with a minimum five-foot-wide planting strip between the fence or wall and right-of-way. The landscaped strip shall contain at least one tree per 40 feet and have adequate ground cover; or
(3)
On that part of the lot other than the required front yard setback area, fences may be erected to six feet in height. Fences within a required principal structure setback exceeding six feet in height require an Administrative Adjustment in accordance with GJMC § 21.02.040(c).
(e)
Nonresidential Districts.
Fences in all Mixed-Use and nonresidential zone districts shall meet the following standards:
(1)
Location of these fences must be approved by the City Engineer to ensure that adequate sight distance is maintained.
(2)
On those sites located within the MU-3 Downtown zone district, fences in the required front yard setback area shall not exceed 30 inches in height. The height may be increased to 48 inches maximum height if the fencing material is at a ratio of two-thirds open space to one-third closed space per square foot for that part of the fence extending above the thirty-inch height.
(3)
In all other Mixed-Use and nonresidential zone district locations, fences to a height of six feet shall be located outside the front yard setback. Fences which are thirty-inch solid height or four feet in height if two-thirds open may be located within the front yard setback. The addition of not more than three strands of barbed wire shall be allowed and shall not be considered in the height calculation.
(f)
Maintenance.
All fences or walls shall be maintained in good repair.
(Ord. 5205, 3/20/2024; Ord. 5190, 12/20/2023)
§ 21.05.100 Use of public right-of-way.
No private structure, fence, sign, parking lot, detention/retention pond, or other temporary or permanent object or structure shall be constructed, maintained, or erected in any portion of any public right-of-way without first obtaining a Revocable Permit from the City. The City Engineer or other City official may allow traffic control devices, street signs, public notices, utility poles, lines, and street banners consistent with this Code.
(a)
No person shall use any structure or use, store, display, or sell any merchandise in a public right-of-way without having first obtained a Revocable Permit, except that this provision shall not be enforced in a manner which limits unreasonably any person's freedom of speech or assembly.
(b)
No commercial vehicle which exceeds 1 1/2 tons rated carrying capacity shall be parked in a public right-of-way which abuts any Residential zone district.
(c)
Parking of an RV or any vehicle for more than 72 hours shall not be allowed in a public right-of-way or on any vacant lot.
(Ord. 5190, 12/20/2023)