Chapter 34.16
COMMUNITY IMAGE/CHARACTER ACTION PLAN
Sections:
34.16.020 Goals, policies, implementation.
34.16.040 Visual character – Goals, policies, implementation.
34.16.060 Outdoor lighting – Goals, policies, implementation.
34.16.010 Findings.
(a) Hills, Bluffs, and Other Visually Prominent Areas. The Grand Junction Zoning and Development Code (GJMC Title 21) identifies key ridgelines along Monument Road, South Camp Road and South Broadway on which new development must maintain sufficient setbacks as to not be visible on the horizon, or provide mitigation through design to minimize the visibility of development along the corridors. Mesa County’s Land Development Code also identifies key corridors, including Highway 340, Monument Road, South Camp Road and South Broadway, along which views of new structures along ridgelines must be minimized. (Figure 2)
Development on steep slopes, including the bluffs overlooking the Colorado River, should be avoided or minimized and follow the requirements of the hillside development regulations in the City Zoning and Development Code, GJMC Title 21, and the slope conditions standards in the County’s Land Development Code.
Monument Road has been identified as a visually important corridor on the Redlands, providing access to the Tabeguache trailhead and a gateway to the Colorado National Monument. In addition to the ridgeline views along the corridor, the views on either side of the roadway are also of importance to maintain the open vistas to the Monument. Similarly, the approach to the west entrance to the Monument along Highway 340 should maintain open unobstructed vistas.
(Res. 62-02, 6-26-02)
34.16.020 Goals, policies, implementation.
(a) Goals.
(1) Protect the foreground, middleground, and background visual/aesthetic character of the Redlands Planning Area.
(2) Minimize the loss of life and property by avoiding inappropriate development in natural hazard areas.
(b) Policies.
(1) Development on prominent ridgelines along the major corridors of Highway 340, South Broadway, South Camp Road and Monument Road shall be minimized to maintain the unobstructed view of the skyline.
(2) Development along Monument Road, as an access to the Tabeguache trailhead and gateway to the Colorado National Monument, and along Highway 340, as the west entrance into the Monument, shall be sufficiently set back from the corridors to maintain the open vistas of the Monument.
(3) Development in or near natural hazard areas shall be prohibited unless measures are taken to mitigate the risk of injury to persons and the loss of property.
(4) The City and County will limit cut and fill work along hillsides. In areas where cut and fill is necessary to provide safe access to development, mitigation shall be required to reduce the visual impact of the work.
(c) Implementation.
(1) Revise the City’s and County’s development codes to have the same standards in the urban area for development of ridgelines and other visually prominent areas. Such standards should incorporate the use of colors, textures, and architecture to blend in with surrounding landscape.
(2) Create a Monument Road and Highway 340 corridor overlay to address setbacks and design standards for development along the Colorado National Monument access corridors.
(3) Create an overlay zone for the Colorado River bluffs area and other geologic hazard areas to minimize development of geological sensitive areas.
(4) Revise the City’s and County’s development codes to have the same standards in the urban area for development of steep slopes, minimizing the aesthetic and stability impacts of development.
(Res. 62-02, 6-26-02)
34.16.030 Visual character.
One of the goals of the Redlands Area Plan is to achieve high quality development on the Redlands in terms of site planning and architectural design, especially as it relates to commercial development. Public improvements should establish this quality within the public realm, including roadway design and open space areas. This high quality development should be carried over to private sites by establishing and applying design standards and guidelines.
The Redlands has a distinct character, with the varying topography, scenic vistas, and open and somewhat rural feel. Being a bedroom community, it’s important that the identified commercial centers and convenience centers are designed to fit in with the residential nature of the Redlands. Design elements, including architectural style, use of materials, landscaping, signage and site plan features and elements can be addressed in guidelines and standards.
(Res. 62-02, 6-26-02)
34.16.040 Visual character – Goals, policies, implementation.
(a) Goals.
(1) Achieve high quality development on the Redlands in terms of public improvements, site planning and architectural design.
(b) Policies.
(1) Opportunities for creating gateway features on the Redlands through public improvements shall be considered.
(2) New commercial development on the Redlands shall maintain and enhance the character of the area through good design standards.
(3) Roadway and other public improvement design shall respect and enhance the character of the Redlands.
(c) Implementation.
(1) Establish design standards and guidelines for commercial development that address the following elements:
(i) Building massing, height and rooflines.
(ii) Variation of materials, color and texture.
(iii) Placement of windows and other openings.
(iv) Types and quality of building materials.
(v) Building and parking lot location.
(vi) Landscaping, screening and buffering.
(vii) Site circulation and pedestrian connections.
(viii) Signage.
(2) Establish roadway design standards for the major corridors that reflect the open, rural character of the Redlands.
(3) Establish design standards for key entry nodes to the Redlands, such as the intersection of Highway 340 and Redlands Parkway and Highway 340 and Monument Road.
(Res. 62-02, 6-26-02)
34.16.050 Outdoor lighting.
The enjoyment of the night sky is also a high priority for residents of the Redlands. Specific standards should be developed to address light pollution concerns. The varying topography and proximity to the Colorado National Monument makes it that much more important that the amount of lighting in certain areas of the Redlands be kept to a minimum. Generally, that area south of Highway 340 should have reduced requirements for street lighting and other public space lighting, allowing the lighting to be low level and spaced to provide the minimum light necessary to meet safety needs. (See also Chapter 34.20 GJMC, Land Use/Growth Management Action Plan.)
(Res. 62-02, 6-26-02)
34.16.060 Outdoor lighting – Goals, policies, implementation.
(a) Goals.
(1) Enhance and maintain, to the greatest extent possible, the darkness of the night sky.
(b) Policies.
(1) Minimize the number and intensity of street lighting and public space lighting.
(2) Encourage homeowners to minimize outdoor lighting.
(c) Implementation.
(1) Establish street lighting standards for the Redlands, especially that area south of Highway 340 that minimizes the number and location of street lights and uses fixtures that reduce the upward glow of lighting.
(2) Strengthen the standards in the City’s and County’s codes to minimize light spillage outward and upward.
(3) Create informational materials for homeowners to minimize outdoor lighting while still maintaining needed security for their homes.
(Res. 62-02, 6-26-02)
34.16.070 Code enforcement.
The Grand Junction Code Enforcement Division strives to provide exceptional customer service, community education and outreach and support community vision for an outstanding quality of life. The main purpose is to ensure compliance with the provisions of the Zoning and Development and Municipal Codes. Types of violations the Division responds to include junk and trash, fences or signs constructed without permits, improper storage of recreational vehicles or other household goods, too many animals and questionable home occupations. Code Enforcement also administers a contract to provide free graffiti removal for any property in City limits to discourage repeat vandalism in neighborhoods.
The approach is to provide and explain code information and then partner with individuals, business groups or neighborhood groups to find solutions to problems. The Division is also willing to attend neighborhood meetings or business group meetings to establish ongoing relationships for better lines of communication.
It is the policy of Mesa County Code Enforcement to investigate all complaints for compliance with the Mesa County Land Development Code. Complaints in the County are similar to City complaints; however, the County has no weed ordinance or graffiti removal. As the urban area develops and expands, increasing pressures occur between existing and new uses. The aim of the Department is to balance rights of all property owners and tenants, and to maintain the quality of life for all residents.
(Res. 62-02, 6-26-02)