Chapter 21.03 ZONING DISTRICTS

Chapter 21.03
ZONING DISTRICTS

Sections:

21.03.010 Purpose.

21.03.020 Zoning Map.

21.03.030 Measurements.

21.03.040 Residential districts.

21.03.050 Residential design standards.

21.03.060 Cluster developments.

21.03.070 Mixed use districts.

21.03.080 Industrial districts.

21.03.090 Form districts.

21.03.010 Purpose.

The City is zoned into areas referred to as zones or districts. The purpose of establishing zones is to:

(a) Implement the Comprehensive Plan;

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

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

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

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

(g) Promote the development of convenient and beneficial clusters of uses, including business and shopping facilities where satisfactory proof is made that the same are reasonably necessary and desirable for the public convenience and welfare;

(h) Provide for adequate light and clean air;

(i) Aid in preventing traffic congestion in the streets and public ways of the City;

(j) Prevent unduly noisome and/or injurious substances, conditions and operations;

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

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

(Ord. 4419, 4-5-10)

21.03.020 Zoning Map.

(a) Establishment. The boundaries of zones established by this code shall be shown on a map entitled Zoning Map of the City of Grand Junction. Such maps are, by this reference, made a part of this code.

(b) Boundaries.

(1) Zone Boundaries. Usually zone boundaries shall be on municipal corporate lines, section lines, parcel lines, natural boundary lines or on the center lines of highways, streets, alleys, railroad rights-of-way or these lines extended. In cases where these lines are not used, the zone district lines shall be as determined by using the scale of the official Zoning District Map.

(2) Zoning Standards. If a parcel of land is divided by a zoning district boundary line at the time of enactment of this code or by subsequent amendments thereto, the appropriate standards and uses for each zone shall apply on the portion of the parcel covered by that zone.

(3) Location and Maintenance. The official zoning map shall be located in, and maintained by, the Public Works and Planning Department. All amendments to the zoning map made in accordance with the requirements of this code shall be shown on the maps.

(4) District Boundary Disputes. Disputes concerning the exact location of any zone district boundary line shall be decided in accordance with Chapter 21.02 GJMC.

Residential Districts
R-R	Residential – Rural
R-E	Residential – Estate
R-1	Residential – 1
R-2	Residential – 2
R-4	Residential – 4
R-5	Residential – 5
R-8	Residential – 8
R-12	Residential – 12
R-16	Residential – 16
R-24	Residential – 24
Mixed Use Districts
R-O	Residential – Office
B-1	Neighborhood Business
B-2	Downtown Business
C-1	Light Commercial
C-2	General Commercial
CSR	Community Services and Recreation
M-U	Mixed Use
BP	Business Park Mixed Use
Industrial Districts
I-O	Industrial/Office Park
I-1	Light Industrial
I-2	General Industrial
Form Districts
MXR-	Mixed Use Residential
MXG-	Mixed Use General
MXS-	Mixed Use Shopfront
MXOC	Mixed Use Opportunity Corridor

(d) Districts to Implement the Comprehensive Plan. The following table shows which zoning district(s) appropriately implement(s) a given future land use designation of the Comprehensive Plan. A dot indicates that the zone district implements the corresponding future land use designation and is therefore an appropriate option for zoning or rezoning of land within that designated area on the future land use map of the Comprehensive Plan; the absence of a dot indicates that the zone district is not an appropriate option for zoning or rezoning of land within the corresponding future land use designation.

Zoning District	Comprehensive Plan Land Use Designation
	RESIDENTIAL								NONRESIDENTIAL
	Low				Medium		High
	Rural	Estate	RL	RML	RM	RMH	RH-MU	UR RH-MU	Commercial	NC-MU	VC-MU	DT-MU	Mixed Use Opportunity Corridor*	Industrial	C/I	BP-MU	P & OS	Conservation/ Mineral Extraction
RR	•	•	•	•														•
R-E	•	•	•	•
R-1	•	•	•	•
R-2	•	•	•	•
R-4	•	•	•	•	•	•
R-5	•	•	•	•	•	•
R-8					•	•				•	•					•
R-12					•	•				•	•					•
R-16						•	•	•		•	•	•				•
R-24+							•	•			•	•				•

R-O					•	•	•	•	•	•	•	•				•
B-1								•	•	•	•					•
B-2												•
C-1									•	•	•	•
C-2									•						•
CSR	•															•	•	•
M-U									•		•			•	•
BP															•	•

I-O														•	•	•
I-1														•	•
I-2														•

MXR-3 MXG-3 MXS-3										•	•	•
MXR-5 MXG-5 MXS-5											•	•
MXR-8 MXG-8 MXS-8												•
MXOC													•*

*The Mixed Use Opportunity Corridor future land use designation of the Comprehensive Plan “overlays” other future land use designations, according to and as shown on the Comprehensive Plan Future Land Use Map. Therefore, in addition to the MXOC form district, other zone districts which implement the underlying future land use designation may also be appropriate in a given area of the Mixed Use Opportunity Corridor. Also, implementation of the Mixed Use Opportunity Corridor future land use designation is limited by GJMC 21.02.140(c)(2).

(Ord. 4646, 11-19-14; Ord. 4572, 3-20-13; Ord. 4419, 4-5-10)

21.03.030 Measurements.

(a) Lot Area Measurement.

(1) “Lot area” means the amount of net land area contained within the property lines of a lot or parcel, not including street right-of-way. Lots that were legally created prior to adoption of this code that are smaller than required may be developed if they meet the other provisions of this code.

(2) Essential 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.

(3) If the following conditions are met, minimum lot size may be reduced by the Director on lots abutting “tracts” (as defined below) to the extent the abutting tract provides for a portion of the minimum lot size:

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

(A) A trail for the use of the general public;

(B) Public water or public sewer lines;

(D) A drainage facility required by this code; or

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

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

(iii) The reduction in minimum lot size is less than or equal to the open area provided by the tract;

(iv) The tract shall contain no structure in perpetuity in the portion of the tract that is to provide for a portion of the minimum lot size;

(v) Maintenance of the tract is provided for in covenants, conditions and restrictions or other binding agreement as approved by the City;

(vi) The tract will not provide any part of or be used in any part to establish a setback pursuant to subsection (d)(5) of this section;

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

(b) Lot Width.

(1) Lot width is measured between side lot lines along a line that is parallel to the front lot line located at the minimum front setback distance from the front lot line.

(2) Minimum lot width may be varied by the Director on irregularly shaped lots.

(3) If the following conditions are met, minimum lot width may be varied by the Director on lots abutting “tracts” (as defined below) to the extent the abutting tract provides for a portion of the minimum lot width:

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

(A) A trail for the use of the general public;

(B) Public water or public sewer lines;

(D) A drainage facility required by this code; or

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

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

(iii) The reduction in minimum lot width is less than or equal to the open area provided by the tract;

(iv) The tract shall contain no structure in perpetuity in the portion of the tract that is to provide for a portion of the minimum lot width;

(v) Maintenance of the tract is provided for in covenants, conditions and restrictions or other binding agreement as approved by the City;

(vi) The tract will not also provide any part of or be used in any part to establish a setback pursuant to subsection (d)(5) of this section;

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

(d) Setbacks.

(1) Measurement. Setbacks are measured as the unobstructed unoccupied open area between the furthermost projection of a structure and the property line of the lot on which the structure is located, except as modified by the standards of this section. Setbacks shall be unobstructed from the ground to the sky except as specified in this section. Structures shall meet the front yard setback from all abutting streets unless otherwise provided in this code.

(2) Exceptions and Permitted Encroachments. The following features may encroach into required setbacks:

(i) Landscaping;

(ii) Bay windows, not to exceed three feet;

(iii) Chimneys, not to exceed two feet;

(iv) Clothesline posts;

(v) Driveways, curbs and sidewalks;

(vi) Flagpoles;

(vii) Heating and cooling units, not to exceed three feet;

(viii) Mailboxes;

(ix) Overhanging roof, eave, gutter, cornice, or other architectural feature and awnings, not to exceed three feet;

(x) Underground utilities;

(xi) Signs;

(xii) Open steps, stairs or fire escapes (nonenclosed), not to exceed six feet;

(xiii) Uncovered, unenclosed terraces, patios or porches, not to exceed six feet into the setback, but in no case closer than three feet to any property line;

(xiv) Fences or walls, if otherwise allowed by this code;

(xv) Yard and service lighting fixtures and poles;

(xvi) Required parking where not specifically prohibited;

(xvii) Open carports, up to one-half of the required side or rear yard setback for principal structures, but not closer than three feet to the lot line;

(xviii) In-ground swimming pools;

(xix) Solar arrays or panels; and

(xx) Pergolas with no encroachment into easement(s).

(3) Setback Averaging. Regardless of the minimum front setback required by the zoning district, a front setback may be reduced to the mean of the setbacks of the immediately adjoining lots that are on both sides of the subject lot. The following rules apply in calculating the mean setback:

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

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

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

(4) The following special setbacks shall apply where noted:

(i) On corner lots, in areas where an existing parkway strip exceeds 10 feet in width between a sidewalk and the curb, the front yard setback on a side street may be varied by the Director under the conditions and restrictions listed below. A side street shall be considered that street corresponding to the side yard of the majority of the structures on a block. In unusual or conflicting circumstances, the Director shall designate which street is the side street.

(A) No variance shall be approved to less than five feet from property line.

(B) A variance may be approved only for a single-family residential use.

(C) Any variance approved shall meet all other provisions of this code, including sight distance requirements. No variance shall be granted unless the City Engineer finds, in writing, that the proposal will not create a danger to pedestrians or vehicle circulation.

(D) No vehicular access shall be allowed from a side street to any structure approved for a variance under the provisions of this section.

(E) A variance shall only be effective if it is issued by the Director, contains the legal description and any terms and conditions, and is recorded by the applicant prior to issuance of a building permit.

(ii) 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 if such owner records an instrument, approved by the City Attorney, which limits the uses and rights to convey (including for loans) the contiguous parcel.

(5) If the following conditions are met, setbacks may be reduced by the Director on lots abutting “tracts” (as defined below) to the extent the abutting tract provides for a portion of the setback:

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

(A) A trail for the use of the general public;

(B) Public water or public sewer lines;

(D) A drainage facility required by this code; or

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

(ii) The abutting “tract” runs the full length of the applicable lot line for which a reduction in setback requirement is sought;

(iii) The reduction in setback is less than or equal to the open area provided by the tract;

(iv) The tract shall contain no structure in perpetuity in the portion of the tract that is required to provide for the necessary area for the setback;

(v) Maintenance of the tract is provided for in covenants, conditions and restrictions or other binding agreement as approved by the City;

(vi) The tract will not also provide any part of, or be used in any part to establish the minimum lot size pursuant to subsection (a)(3) of this section or the minimum lot width pursuant to subsection (b)(3) of this section;

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

(6) Garage. Minimum front yard setback for garage, carport or other vehicle storage space (principal and accessory) shall be 20 feet, measured from the storage entrance to the property line.

(7) Multiple Frontage. Any setback along a street shall be considered a front setback. Accessory structures may be allowed in a front setback through an administrative adjustment (see GJMC 21.02.070(l).

(e) Lot Coverage. Lot coverage is measured as the percentage of the total lot area covered by impervious surfaces. It is calculated by dividing the square footage of impervious surface by the square footage of the lot.

(f) Height.

(1) “Building height” means the vertical distance between the mean finished grade between the lowest and highest grades along the foundation and the highest point of the roof or facade (see graphic).

(2) Exceptions. Zoning district height limits do not apply to belfries, cupolas, spires, domes, monuments, airway beacons, radio/communication towers, windmills, flagpoles, chimneys, radio/television receiving antennas and chimney flues (see subsection (d)(2) of this section). Height limits do not apply to any bulkhead, elevator, water tank, or to any similar structure or mechanical appurtenance or similar structure if total area of such structure is less than 20 percent of the total area of the roof.

(3) Any hazard or obstruction to aircraft as regulated by the FAA is prohibited. Buildings, belfries, towers, trees and flagpoles are examples of such hazards depending on location and height. The construction, maintenance, or establishment of any building, tree, smokestack, chimney, flagpole, wire, tower or other structure or appurtenances thereto, which may constitute a hazard or obstruction to safe air navigation, landing, or takeoff of aircraft near an airport, is prohibited. Regulations adopted by the Federal Aviation Administration (FAA) shall be minimum standards. No request shall be approved if it violates FAA standards.

(g) Story Height.

(1) An attic story is considered a half-story and counts toward the calculation of maximum number of stories.

(2) Basements are not considered a story.

(3) If a ground story is more than five feet above original grade, the space below counts as an additional story.

(4) Ground floor elevation is measured from natural or improved grade (whichever is more restrictive) to the finished floor level of the ground floor. Grade is measured continuously across a lot.

(5) Story height is measured from the top of finished floor to the top of the finished floor above.

(h) Blank Wall Area.

(1) A portion of the exterior facade of the building which does not include a substantial material change (paint color is not considered a substantial change); windows or doors; or columns, pilasters or other articulation greater than 12 inches in depth.

(2) Blank wall area applies to both ground and upper story street-facing facades.

(i) Transparency.

(1) Ground floor transparency (windows and doors) is measured between two and 12 feet above the adjacent sidewalk.

(2) For form district building type shopfront only (see GJMC 21.03.090(f)), a minimum of 60 percent of the street-fronting, street-level window pane surface area must allow views into the ground story use for a depth of at least six feet. Windows must be clear, unpainted, or made of similarly treated glass; spandrel glass or backpainted glass does not comply with this provision.

(j) Density/Intensity.

(1) Definitions. The following definitions shall apply to all maximum and minimum density calculations for zoning and land use classifications, unless otherwise indicated.

(2) Maximum Residential Density. “Maximum residential density” means the number calculated by dividing the total number of dwelling units or residential lots, by the gross acreage expressed in square feet or acres of the development property. Gross land area includes the entire parcel or property at the time a development application is filed. The “gross residential density” is calculated the same as maximum residential density.

(3) Minimum Residential Density. This calculation shall apply to the term “net minimum residential density” as used in this code. “Minimum residential density” means the number calculated by dividing the total number of dwelling units or residential lots by the net developable land area of the development parcel. “Net developable land area” means all portions of the parcel at the time a development application is filed, minus the following if they are to be left as open space:

(i) Floodways and floodplains;

(ii) As defined by the Clean Water Act: wetlands, surface waters, stream and river channels, banks and corridors;

(iii) Slopes of greater than 30 percent or other areas of unstable soils that are not suitable for development;

(iv) Clear zones and critical zones;

(v) Open space or recreation areas to be dedicated to a public agency or to a private entity approved by the Director to perpetually maintain the open space;

(vi) Ridgeline setback areas in excess of any required setbacks;

(vii) Areas of geologic hazards; and

(viii) Other areas that, in the opinion of the body reviewing the development, are similarly unsuitable for development.

(4) Transitional Densities. Larger lots or other screening and buffering areas that are provided as a transition for adjoining established neighborhoods may be excluded from the density calculations for purposes of determining minimum density on those parcels that are not large enough to accommodate the transition and meet minimum density.

(5) Other Residential Density. Density of group living facilities shall be calculated as four beds equal one dwelling unit. Group living facilities are meant to fit into a neighborhood with the same characteristics and requirements.

(6) Application of Density/Intensity Definitions. The maximum and minimum residential density or nonresidential intensity requirements apply to all development except:

(i) Minimum density requirements shall not apply to a simple subdivision if one or more lots can reasonably be resubdivided or developed in a manner that complies with the minimum density and other requirements of this code;

(ii) There shall be no minimum density requirement applicable to a major subdivision if all but two of the resulting lots comply with the minimum density requirements and at least one of the two lots that do not comply can reasonably be resubdivided or developed in a manner that complies with the minimum density and other requirements of this code and no other development is allowed; and

(iii) A mix of residential and nonresidential uses.

(7) Mixed Use Density/Intensity. The density of a lot with a mix of residential and nonresidential uses (“mixed use”).

(i) Mixed Use Lot. The density of a mixed use lot shall be calculated by dividing the total number of dwellings on the lot by the gross land area of the lot. The gross residential density of the lot shall be the maximum density permitted in the underlying zoning district. There is no minimum density requirement for a mixed use lot, if at least 10 percent of the gross floor area is used for nonresidential purposes.

(ii) Mixed Use Subdivision. In a mixed use subdivision, the density shall be calculated for each lot, unless provided otherwise at the time of subdivision approval.

(Ord. 5114, 12-21-22; Ord. 4778, 1-3-18; Ord. 4601, 9-4-13; Ord. 4419, 4-5-10)

21.03.040 Residential districts.

(a) R-R: Residential – Rural.

(1) Purpose. To provide areas for low intensity agricultural operations and very low density single-family uses in a rural setting. This district is appropriate where low density development is desired or where terrain and/or lack of public facilities and services require low intensity development or a sense of openness is desired.

(2) Sewer and Roads. Only the City Council may waive the requirements that each structure be served by the Persigo sewer system. Rural road standards may apply.

(b) R-E: Residential – Estate.

(1) Purpose. To provide areas for low density, estate-type single-family residential development on lots of at least one acre in size.

(2) Sewer and Roads. Only the City Council may waive the requirements that each structure be sewered by the Persigo sewer system. Rural road standards may apply.

(1) Purpose. To provide areas for low density residential uses in less intensely developed areas. R-1 tracts should abut or be in close proximity to existing large-lot single-family development, making R-1 an appropriate transition district between rural and higher density areas.

(d) R-2: Residential – 2.

(1) Purpose. To provide areas for medium-low density, single-family and two-family residential uses where adequate public facilities and services exist.

(2) Performance Standards. Development shall conform to the standards established in this code. The creation of a two-family dwelling via the construction of a second dwelling unit attached to an existing single-family dwelling shall require that the construction materials and roof pitch of the addition match the construction materials and roof pitch of the existing dwelling and be architecturally compatible with the existing dwelling.

(e) R-4: Residential – 4.

(1) Purpose. To provide for medium-low density single-family and two-family residential uses where adequate public facilities and services are available.

(2) Performance Standards. Development shall conform to the standards established in this code.

(i) The creation of a two-family dwelling via the construction of a second dwelling unit attached to an existing single-family dwelling shall require that the construction materials and roof pitch of the addition match the construction materials and roof pitch of the existing dwelling and be architecturally compatible with the existing dwelling. The attaching of two manufactured homes shall not constitute a two-family dwelling.

(ii) For the purpose of calculating density on parcels smaller than five acres, one-half of the land area of all adjoining rights-of-way may be included in the gross lot area. The area of the right-of-way shall not be included to determine compliance with the minimum lot area requirements.

(f) R-5: Residential – 5.

(1) Purpose. To provide for medium density detached and attached dwellings and multifamily in areas where large-lot development is discouraged and adequate public facilities and services are available. R-5 supports the Comprehensive Plan’s principles of concentrating urban growth and reinforcing community centers. A mix of dwelling types is allowed in this district.

(2) Performance Standards.

(g) R-8: Residential – 8.

(1) Purpose. To provide for medium-high density attached and detached dwellings, two-family dwelling and multifamily. R-8 is a transitional district between lower density single-family districts and higher density multifamily or business development. A mix of dwelling types is allowed in this district.

(2) Performance Standards.

(i) For the purpose of calculating density on parcels smaller than five acres, one-half of the land area of all adjoining rights-of-way may be included in the gross lot area. The area of the right-of-way shall not be included to determine compliance with the minimum lot area requirements.

(ii) The creation of a two-family dwelling via the construction of a second dwelling unit attached to an existing single-family dwelling shall require that the construction materials and roof pitch of the addition match the construction materials and roof pitch of the existing dwelling and be architecturally compatible with the existing dwelling.

(iii) Repealed by Ord. 4890.

(iv) The front yard setback shall be a minimum of 20 feet for the garage portion of a principal structure and 15 feet for the remainder of the principal structure.

(h) R-12: Residential – 12.

(1) Purpose. To provide for high density development allowing several types of residential units within specified densities. R-12 may serve as a transitional district between single-family and trade districts. This district is intended to allow a mix of residential unit types and densities to provide a balance of housing opportunities in a neighborhood. This zone may be appropriate as a part of a mixed use center.

(2) Performance Standards.

(i) For purpose of calculating density on any parcel, one-half of the land area of all adjoining rights-of-way may be included in the gross lot area.

(iii) Repealed by Ord. 4890.

(iv) The front yard setback shall be a minimum of 20 feet for the garage portion of a principal structure and 15 feet for the remainder of the principal structure.

(i) R-16: Residential – 16.

(1) Purpose. To provide for high density residential use. This district allows multifamily development within specified densities. R-16 may serve as a transitional district between single-family and trade zones. This district is intended to allow high density residential unit types and densities to provide a balance of housing opportunities in the community. It is appropriate in the Village and Neighborhood Centers.

(2) Performance Standards.

(i) For purpose of calculating density on any parcel, one-half of the land area of all adjoining rights-of-way may be included in the gross lot area.

(ii) The front yard setback shall be a minimum of 20 feet for the garage portion of a principal structure with 15 feet for the remainder of the principal structure.

(j) R-24: Residential – 24.

(1) Purpose. To provide for high density residential use. This district allows multifamily development within specified densities. R-24 may serve as a transitional district between single-family and trade zones. This district is intended to allow high density residential unit types and densities to provide a balance of housing opportunities in the community. It is appropriate in the Village and Neighborhood Centers.

(2) Performance Standards.

(i) For purpose of calculating density on any parcel, one-half of the land area of all adjoining rights-of-way may be included in the gross lot area.

(ii) The front yard setback shall be a minimum of 20 feet for the garage portion of a principal structure and 15 feet for the remainder of the principal structure.

Residential District Summary Table
	RR	R-E	R-1	R-2	R-4	R-5	R-8	R-12	R-16	R-24
Lot
Area (min. ft. unless otherwise specified)	5 acres	1 acre	30,000	15,000	7,000	4,000	3,000	n/a	n/a	n/a
Width (min. ft.)	150	100	100	100	70	40	40	30	30	30
Frontage (min. ft.)	50	50	50	50	20	20	20	20	20	20
Frontage on cul-de-sac (min. ft.)	30	30	30	30	n/a	n/a	n/a	n/a	n/a	n/a
Setback
Principal structure
Front (min. ft.)	20	20	20	20	20	20	20*	20*	20*	20*
Side (min. ft.)	50	15	15	15	7	5	5	5	5	5
Rear (min. ft.)	50	30	30	30	25	15	10	10	10	10
Accessory structure
Front (min. ft.)	25	25	25	25	25	25	25	25	25	25
Side (min. ft.)	50	5	3	3	3	3	3	3	3	3
Rear (min. ft.)	50	10	10	5	5	5	5	5	5	5
Bulk
Lot coverage (max.)	5%	15%	20%	30%	50%	60%	70%	75%	75%	80%
Height (max. ft.)	35	35	35	35	40	40	40	60	60	72
Density (min. units per acre)	n/a	n/a	n/a	n/a	2	3	5.5	8	12	16
Density (max. units per acre)	1 unit / 5 acres	1	1	2	4	5.5	8	12	16	n/a
Cluster allowed	Yes	Yes	Yes	Yes	Yes	Yes	No	No	No	No
Notes
Note: Minimum lot area, lot width and lot frontage do not apply to two-family dwellings or multifamily.
*20 feet for the garage portion of a principal structure and 15 feet for the remainder of the principal structure.
R-5: Min. lot area civic – 20,000 sf.
R-8: Min. lot area civic – 20,000 sf.

(Ord. 4890, 11-20-19; Ord. 4831, 2-6-19; Ord. 4428, 6-14-10; Ord. 4419, 4-5-10)

21.03.050 Residential design standards.

(a) Two-Family, Attached Single-Family, Multifamily Dwellings. In accordance with the provisions of this subsection, attached dwellings shall be allowed as indicated in GJMC 21.04.010.

(1) There is no side setback for attached single-family dwellings or the common wall of two-family dwellings. Covenants shall provide for the maintenance of common walls, other common structures and common spaces and facilities.

(2) The City Attorney may require changes and additions to ensure long-term maintenance of all structures and property.

(3) Attached single-family and multifamily dwellings that front onto a private drive, shared drive, parking lot, or other private access way shall be set back a minimum of 15 feet from the edge of the access way, with front loading garages set back a minimum of 20 feet from any vehicular or pedestrian access way.

(b) Zero Lot Line Development. In a zero lot line development, dwellings are shifted to one side of the lot to provide greater usable yard space on each lot.

(1) A zero lot line development is allowed in any residential zone, except in an R-R, R-E, R- l, or R-2 zone such development must be clustered.

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

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

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

(i) The minimum distance between adjacent structures in the development must be equal to twice the required side setback of the zone unless changed pursuant to a cluster. The eaves, including any gutters, on the side of the dwelling with the reduced setback may encroach up to 18 inches into the abutting lot within the project. The building envelope map shall note the extent and location of the potential encroachment. Appropriate easements shall be created for maintenance/repair purposes.

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

(iii) If a side wall of a structure is on the property line, or within three feet of the property line, windows or other openings that allow for visibility into the side yard of the adjacent lot are not allowed. Windows that do not allow visibility into the side yard of the adjacent lot, such as a clerestory window or translucent window, are allowed. When such openings are permitted, all building and fire codes shall apply.

(Ord. 4998, 4-21-21; Ord. 4419, 4-5-10)

21.03.060 Cluster developments.

(a) The purpose of cluster developments is to encourage the preservation of environmentally sensitive areas, open space 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.

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

(1) Twenty percent of the gross acreage must be open space.

(2) The minimum lot size is the percentage of open space of total acres of the entire development multiplied by 1.5. The minimum lot size requirement of the underlying zoning district may then be reduced by the resulting percentage. Minimum lot size shall also be subject to other provisions, such as GJMC 21.07.020(f), Hillside Development, which might further restrict lot size. The following table provides example lot sizes based on various open space reservations.

Minimum lot size = (existing min. lot size) – (% open space x 1.5 x existing min. lot size)

(3) In no event shall any lot be less than 3,000 square feet.

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

(5) The bulk standards of the R-8 district apply to every lot of less than 4,500 square feet.

	Min. Req. Lot Size	20 Percent Open Space	30 Percent Open Space	50 Percent Open Space	66 Percent Open Space
R-R	5 acres	3.5 acres	2.75 acres	1.25 acres	3,000 sq. ft.
R-E	1 acre	30,492 sq. ft.	23,958 sq. ft.	16,890 sq. ft.	3,000 sq. ft.
R-1	30,000 sq. ft.	21,000 sq. ft.	16,500 sq. ft.	7,500 sq. ft.	3,000 sq. ft.
R-2	15,000 sq. ft.	10,500 sq. ft.	8,250 sq. ft.	3,750 sq. ft.	3,000 sq. ft.
R-4	7,000 sq. ft.	4,900 sq. ft.	3,850 sq. ft.	3,000 sq. ft.	3,000 sq. ft.
R-5	4,000 sq. ft.	3,000 sq. ft.	3,000 sq. ft.	3,000 sq. ft.	3,000 sq. ft.

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

(d) At least 20 percent of a cluster development shall be open space. Unless the Director approves otherwise, public open space shall abut or provide easy access to or protect other public land, especially federal land. The applicant for cluster development shall:

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

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

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

(e) All open space shall be conveyed to, owned and maintained by an entity approved by the City. The covenants and restrictions regarding perpetual preservation and maintenance of the open space shall include provisions addressing:

(1) Maintenance duties of the grantee;

(2) A mechanism so that each lot owner may be assessed by the grantee; and

(3) The power but not any duty of the City to enforce any covenant or restriction.

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

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

(1) Be linked to existing and planned public open spaces, constructed areas and trails as the Director deems possible;

(2) Maximize access and use by residents of the cluster development; and

(3) Provide trails, paths and walkways to recreation areas, schools, commercial areas and other public facilities.

(h) The Director may require:

(1) Paved pedestrian paths, located in rights-of-way or easements;

(2) Paved bicycle ways; and

(3) Equestrian trails surfaced with softer materials such as wood chips or gravel.

(i) Buffering.

(1) A perimeter enclosure in accordance with GJMC 21.06.040 may be required to create a visual barrier between the cluster development and adjoining development.

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

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

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

(Ord. 4804, 6-6-18; Ord. 4778, 1-3-18; Ord. 4428, 6-14-10; Ord. 4419, 4-5-10)

21.03.070 Mixed use districts.

(a) R-O: Residential Office.

(1) Purpose. To provide low intensity, nonretail, neighborhood service and office uses that are compatible with adjacent residential neighborhoods. Development regulations and performance standards are intended to make buildings compatible and complementary in scale and appearance to a residential environment.

(2) Performance Standards. New construction, including additions and rehabilitations, in the R-O district shall be designed with residential architectural elements and shall be consistent with existing buildings along the street. “Consistent” means the operational, site design and layout, and architectural considerations described in the next subsections.

(3) Site Design, Layout and Operational Considerations.

(i) Parking. Business uses in the R-O district shall be designed and operated not to increase on-street parking in front of dwellings in the neighborhood. On-site parking shall be provided pursuant to the parking rules. On-site parking spaces shall only be located in the side and rear yards; and screened from adjacent dwellings by a solid wall, fence or vegetation having a height of not less than four feet or more than six feet (vegetation may exceed six feet in height). Fences must comply with GJMC 21.04.040(i), any design guidelines and other conditions of approval.

(ii) Service Entrances. Service entrances, loading areas and dumpster areas shall be located only in the rear or side yard. Each loading area shall be screened from each adjacent residential use or zone.

(iii) Use of Front Yard. Front yards shall be reserved for landscaping, sidewalks, driveway access to parking areas and signage.

(iv) Hours of Business. No uses in this district shall open earlier than 7:30 a.m. and shall close no later than 8:00 p.m.

(v) Outdoor Storage and Display. Outdoor storage and display areas associated with nonresidential uses are prohibited.

(4) Architectural Considerations.

(i) Building Alignment along Streets. Every new building and addition shall be located so that it aligns with existing neighborhood buildings in both elevation (e.g., horizontal lines of peaks of roofs, cornices, window sills) and plan (e.g., setbacks from the street and rear property lines and spacing between structures/setbacks from side property lines).

(ii) Building Orientation/Style. Main entrances shall open onto a street and shall align with those of adjacent residential buildings. For example, in many R-O areas, raised foundations and steps that define the main entrance are prevailing residential characteristics. Door styles shall be similar to those found on residential dwellings.

(iii) Building Mass/Scale Proportion. Each new building, its mass in relation to open spaces and its windows, doors, and openings shall be visually compatible. “Visually compatible” means compatible with adjacent and neighboring buildings including mass, shape, window, doors, openings, roof shape, roof pitch and orientation. For example, a large building shall be compatible with surrounding smaller dwellings by dividing its mass into smaller components to create a building elevation that is more like the size and proportion of the nearby dwellings.

(iv) Height. New buildings shall have the same number of stories and a height which is compatible with those of nearby dwellings. Three stories shall be the maximum subject to maximum height of 40 feet.

(v) Roof Shape. The roofs of new buildings shall be visually compatible with nearby dwellings. Roof pitch shall be at least 4:12.

(vi) Fenestration. Windows and doors shall be visually compatible with surrounding residential structures. Visually compatible includes the relationship of width to height, and the spacing of windows and doors. For example, tall evenly spaced rectangular windows are typical of certain residential styles in R-O district areas.

(vii) Materials. The exterior of all new buildings, additions and alterations shall be similar in size and appearance to nearby dwellings. Sign materials should be visually compatible with materials used on the building facade.

(viii) Signage. See GJMC 21.06.070(h)(2) for sign standards in the R-O district.

(b) B-1: Neighborhood Business.

(1) Purpose. To provide small areas for office and professional services combined with limited retail uses, designed in scale with surrounding residential uses; a balance of residential and nonresidential uses.

(2) Performance Standards.

(i) Parking. Business uses shall be designed and operated so as not to increase on-street parking in front of neighborhood dwellings. On-site parking shall be provided.

(ii) Service Entrances. Business service entrances, service yards and loading areas shall be located only in the rear or side yard.

(iii) Outdoor Storage and Display. Outdoor storage is prohibited. Outdoor display of retail merchandise is permitted subject to GJMC 21.04.040(h).

(1) Purpose. To provide concentrated downtown retail, service, office and mixed uses not including major/regional shopping centers or large outdoor sales areas. The B-2 district promotes the vitality of the downtown area as provided by the Comprehensive Plan. Pedestrian circulation is encouraged as are common parking areas.

(2) Street Design. Effective and efficient street design and access shall be considerations in the determination of project/district intensity.

(3) Performance Standards.

(i) Landscaping. Landscaping is required for surface parking and for the park strip in the right-of-way.

(ii) Service Entrances. Service entrances, service yards and loading areas shall be located only in the rear or side yard.

(iii) Outdoor Storage and Display. Outdoor storage and permanent displays are prohibited. Portable display of retail merchandise may be permitted subject to this code.

(4) Open Space.

(i) Public Parks and Open Space Fee. The owner of any residential or mixed use project in a B-2 zone district shall be subject to the required parks impact fee.

(ii) Open Space Requirement. Multifamily or mixed use developments in a B-2 zone district shall be required to pay 10 percent of the value of the raw land of the property as determined in GJMC 21.06.020(a).

(d) C-1: Light Commercial.

(1) Purpose. To provide indoor retail, service and office uses requiring direct or indirect arterial street access, and business and commercial development along arterials. The C-1 district should accommodate well-designed development on sites that provide excellent transportation access, make the most efficient use of existing infrastructure and provide for orderly transitions and buffers between uses.

(2) Street Design. Effective and efficient street design and access shall be considerations in the determination of project/district intensity.

(3) Performance Standards.

(i) Service Entrances. Building entrances to service yard and loading areas shall be located only in the rear and side yard.

(ii) Outdoor Storage and Display. Outdoor storage is not allowed within the front yard. Outdoor display of retail merchandise is permitted subject to GJMC 21.04.040(h).

(e) C-2: General Commercial.

(1) Purpose. To provide for commercial activities such as repair shops, wholesale businesses, warehousing and retail sales with limited outdoor display of goods and even more limited outdoor operations.

(2) Street Design. Effective and efficient street design and access shall be considerations in the determination of project/district intensity.

(3) Performance Standards. Outdoor storage and display areas are not allowed within the front yard setback. Permanent and portable display of retail merchandise is permitted.

(f) CSR: Community Services and Recreation.

(1) Purpose. To provide public and private recreational facilities, schools, fire stations, libraries, fairgrounds, and other public/institutional uses and facilities. The district would include open space areas, to prevent environmental damage to sensitive areas, and to limit development in areas where police or fire protection, protection against flooding by stormwater, or other services or utilities are not readily available. The CSR district would include outdoor recreational facilities, educational facilities, open space corridors, recreational, nonvehicular transportation and environmental areas and would be interconnected with other parks, trails and other recreational facilities. The district may also be used for public property, environmentally sensitive lands, and extractive uses (gravel pits) regardless of the land use designation.

(2) Performance Standards. Development shall conform to the standards established in this code. Outdoor storage areas shall comply with the standards in GJMC 21.04.040(h), except those associated with extractive uses, in which case no screening shall be required for an extractive use unless required by Chapter 21.04 or 21.06 GJMC in order to buffer from neighborhood uses or zones.

(g) M-U: Mixed Use.

(1) Purpose. To provide for a mix of light manufacturing and office park employment centers, retail, service and multifamily residential uses with appropriate screening, buffering and open space and enhancement of natural features and other amenities such as trails, shared drainage facilities, and common landscape and streetscape character.

(2) Performance Standards. Development shall conform to the standards established in this code.

(i) Refer to any applicable overlay zone district and/or corridor design standards and guidelines.

(ii) Loading/Service Areas. Loading docks and trash or other service areas shall be located only in the side or rear yards.

(iii) Vibration, Smoke, Odor, Noise, Glare, Wastes, Fire Hazards and Hazardous Materials. No person shall occupy, maintain or allow any use in an M-U 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.

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

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

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

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

(E) Hazardous Materials. Information and materials to be used or located on the site whether on a full-time or part-time basis that are required by the SARA Title III Community Right to Know shall be provided at the time of any City review, including the 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.

(iv) Outdoor Storage and Display. Outdoor storage shall only be located in the rear half of the lot. Permanent display areas may be located beside or behind the principal structure. For lots with double or triple frontage the side and rear yards that are to be used for permanent display areas shall be established with site plan approval. Portable display of retail merchandise may be permitted as provided in Chapter 21.04 GJMC.

(h) BP: Business Park Mixed Use.

(1) Purpose. To provide for a mix of light manufacturing and employment centers, limited commercial services, and multifamily residential uses in a business park setting with proper screening and buffering, all compatible with adjoining uses.

(2) Street Design. Effective and efficient street design and access shall be considerations in the determination of project/district intensity.

(3) Performance Standards.

(i) Loading Docks. Loading docks shall be located only in the side or rear yards.

(ii) Vibration, Smoke, Odor, Noise, Glare, Wastes, Fire Hazards and Hazardous Materials. No person shall occupy, maintain or allow any use in a BP 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.

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

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

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

(iii) Outdoor Storage and Display. Outdoor storage shall only be located in the rear half of the lot. Permanent display areas may be located beside or behind the principal structure. For lots with double or triple frontage the side and rear yards that are to be used for permanent display areas shall be established with site plan approval. Portable display of retail merchandise may be permitted as provided in GJMC 21.04.040(h).

(Ord. 4905, 2-19-20; Ord. 4890, 11-20-19; Ord. 4831, 2-6-19; Ord. 4672, 7-15-15; Ord. 4655, 2-18-15; Ord. 4623, 2-19-14; Ord. 4419, 4-5-10)

21.03.080 Industrial districts.

(a) I-O: Industrial/Office Park.

(1) Purpose. To provide for a mix of light manufacturing uses, office park, limited retail and service uses in a business park setting with proper screening and buffering, all compatible with adjoining uses.

(2) Street Design. Effective and efficient street design and access shall be considerations in the determination of project/district intensity.

(3) Performance Standards.

(i) Retail Sale Area. Areas devoted to retail sales shall not exceed 10 percent of the gross floor area of the principal structure, and 5,000 square feet on any lot or parcel.

(ii) Vibration, Smoke, Odor, Noise, Glare, Wastes, Fire Hazards and Hazardous Materials. No person shall occupy, maintain or allow any use in an I-O 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.

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

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

(iii) Outdoor Storage and Display. Outdoor storage and permanent display areas may be located beside or behind the principal structure. For lots with double or triple frontage the side and rear yards that are to be used for permanent display areas shall be established with site plan approval. Portable display of retail merchandise may be permitted as provided in GJMC 21.04.040(h).

(b) I-1: Light Industrial.

(1) Purpose. To provide for areas of light fabrication, manufacturing and industrial uses which are compatible with existing adjacent land uses, access to transportation and the availability of public services and facilities. I-1 zones with conflicts between other uses can be minimized with orderly transitions of zones and buffers between uses.

(2) Street Design. Effective and efficient street design and access shall be considerations in the determination of project/district intensity.

(3) Performance Standards.

(i) Retail Sale Area. Areas devoted to retail sales shall not exceed 10 percent of the gross floor area of the principal structure, and 5,000 square feet on any lot or parcel.

(ii) Vibration, Smoke, Odor, Noise, Glare, Wastes, Fire Hazards and Hazardous Materials. No person shall occupy, maintain or allow any use in an I-1 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.

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

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

(iii) Outdoor Storage and Display. Portable display of retail merchandise may be permitted as provided in GJMC 21.04.040(h).

(A) Outdoor storage and displays shall not be allowed in the front yard setback;

(B) Screening shall be maintained in the frontage adjacent to arterial and collector streets and along that portion of the frontage on local streets which adjoin any zone except I-1 or I-2;

(D) Screening of dumpsters is not required.

(1) Purpose. To provide areas of heavy and concentrated fabrication, manufacturing and industrial uses which are compatible with adjacent uses, easy semi-tractor trailer access to the State highway system and/or railroads and the availability of public services and facilities. Conflicts between the I-2 district must be minimized with other uses by orderly transitions and buffers between uses.

(2) Street Design. Effective and efficient street design and access shall be considerations in the determination of project/district intensity.

(3) Performance Standards.

(i) Retail Sale Area. Areas devoted to retail sales shall not exceed 10 percent of the gross floor area of the principal structure, and 5,000 square feet on any lot or parcel.

(ii) Vibration, Smoke, Odor, Noise, Glare, Wastes, Fire Hazards and Hazardous Materials. No person shall occupy, maintain or allow any use in an I-2 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.

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

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

(iii) Outdoor Storage and Display. Portable display of retail merchandise may be permitted as provided in GJMC 21.04.040(h).

(A) Outdoor storage and displays shall not be allowed in the front yard setback;

(B) Screening shall be maintained in the frontage adjacent to arterial and collector streets and along that portion of the frontage on local streets which adjoin any zone except I-1 or I-2;

(D) Screening of dumpsters is not required.

Mixed Use and Industrial Bulk Standards Summary Table
	R-O	B-1	B-2	C-1	C-2	CSR	M-U	BP	I-O	I-1	I-2
Lot
Area (min. ft. unless otherwise specified)	5,000	10,000	None	20,000	20,000	1 ac	1 ac	1 ac	1 ac	1 ac	1 ac
Width	50	50	None	50	50	100	100	100	100	100	100
Frontage	None	None	None	None	None	None	None	None	None	None	None
Setback
Principal structure
Front (min. ft.)	20	20	0	15	15	15	15	15	15	15	15
Side (min. ft.)	5	0	0	0	0	0	0	0	0	0	0
Side – abutting residential (min. ft.)	0	10	0	10	10	10	10	10	10	10	10
Rear (min. ft.)	10	15	0	10	10	10	10	10	10	10	10
Accessory structure
Front (min. ft.)	25	25	25	25	25	25	25	25	25	25	25
Side (min. ft.)	3	0	0	0	0	0	0	0	0	0	0
Side – abutting residential (min. ft.)	0	5	0	5	5	5	5	5	5	5	0
Rear (min. ft.)	5	15	0	10	10	10	10	10	10	10	10
Other Dimensional Requirements
Lot coverage (max.)	70%	80%	100%	80%	80%	75%	80%	80%	80%	90%	90%
Height (max. ft.)	40	40	80	65	65	65	65	65	65	50	50
Density (min. units per acre)	4	8	8	12	n/a	n/a	8	8	n/a	n/a	n/a
Density (max. units per acre)	None	None	None	None	None	None	None	None	None	None	None
** Gross floor area	10,000	15,000	None	None	None	None	None	None	None	None	None
Notes
B-1: Max. gross floor area varies by use; retail – 15,000 sf (unless a CUP is approved), office 30,000
B-2: Parking front setback for parking as a principal use – 30 ft., as an accessory use – 6 ft.
C-1: Min. rear setback – 0 if an alley is present
CSR: Maximum building height abutting residential – 40 ft.
** Gross floor area calculated for maximum size may exclude eaves, covered or uncovered porches, upper story decks and balconies, breezeways, exterior covered stairwells and attached decorative walls which are less than or equal to three feet in height.

(Ord. 5114, 12-21-22; Ord. 5052, 2-16-22; Ord. 4998, 4-21-21; Ord. 4935, 6-1-20; Ord. 4905, 2-19-20; Ord. 4890, 11-20-19; Ord. 4831, 2-6-19; Ord. 4672, 7-15-15; Ord. 4665, 6-3-15; Ord. 4623, 2-19-14; Ord. 4419, 4-5-10)

21.03.090 Form districts.

(a) Intent. The form districts are intended to implement the Neighborhood Center, Village Center, Downtown Mixed Use future land use designations and Mixed Use Opportunity Corridors of the Comprehensive Plan. The form districts are intended to create pedestrian-friendly urban areas where higher density mixed uses and mixed building types promote less dependence on the automobile. The form districts are intended to be used in combination to create mixed use centers. The centers are intended to transition in scale to existing neighborhoods. The Comprehensive Plan Neighborhood Center designation is implemented with the three-story districts, the Village Center designation is implemented with the three- and five-story districts, and the Downtown Mixed Use designation is implemented with the three-, five- and eight-story districts. The Mixed Use Opportunity Corridor designation is implemented with the MXOC, a three-story form district as limited by GJMC 21.02.140(c)(2); in addition, because the Mixed Use Opportunity Corridor overlays other future land use designations as shown on the Comprehensive Plan Future Land Use Map, other zone districts which implement the underlying future land use designation would also be appropriate zoning options in a given area of the Mixed Use Opportunity Corridor.

(b) Mixed Use Residential (MXR-3, -5, -8). The mixed use residential (MXR) districts are:

(1) Intended to create residential neighborhoods with a mix of housing options in a pedestrian-friendly environment.

(2) Divided into three intensities: low (MXR-3), medium (MXR-5), and high (MXR-8).

(3) Intended as a transition from a mixed use center or corridor to the surrounding neighborhoods.

(4) Comprised of the apartment, townhouse and civic building types.

(1) Intended to create a mix of compatible uses in close proximity to one another in a pedestrian-friendly environment.

(2) Divided into three intensities: low (MXG-3), medium (MXG-5), and high (MXG-8).

(3) Comprised of the general, apartment, townhouse and civic building types.

(d) Mixed Use Shopfront (MXS-3, -5, -8). The mixed use shopfront (MXS) districts are:

(1) Intended to create the commercial core of a mixed use pedestrian-friendly area.

(2) Divided into three intensities: low (MXS-3), medium (MXS-5), and high (MXS-8).

(3) Comprised of the shopfront building type.

(e) Mixed Use Opportunity Corridors (MXOC) district is intended to:

(1) Create mixed use development(s) along the corridor in a pedestrian-friendly environment while accommodating the more automobile-centric nature of the areas due to the fact that these corridors are primarily along arterial streets;

(2) Provide a transition from nonresidential to existing neighborhood residential uses, and respect the limitations set forth in GJMC 21.02.140(c)(2);

(3) Combine access between two or more sites whenever possible to restrict the number of access points along the arterial street; and

(4) Establish standards for access, parking, delivery and pick-up areas, trash service, signage, building entry, and architecture that reflect the somewhat more automobile-centric nature compared to the other form districts.

(f) District Standards.

(1) Building Type by District.

	Building Type
District	Shopfront	General	Apartment	Townhouse	Civic
Mixed Use Residential (MXR-)			•	•	•
Mixed Use General (MXG-)		•	•	•	•
Mixed Use Shopfront (MXS-)	•
Mixed Use Opportunity Corridor (MXOC)	•	•	•	•	•

(2) Height.

Intensity	District	Height Stories (min.)	Height Stories (max.)	Height Feet (max.)
Low	MXR-3, MXG-3, MXS-3, MXOC	1	3	50
Medium	MXR-5, MXG-5, MXS-5	2	5	65
High	MXR-8, MXG-8, MXS-8	2	8	100

(3) Building Entrances. The following building entrance requirements apply to shopfront, general and apartment building types:

(i) An entrance providing both ingress and egress, operable during normal business hours, is required to meet the street-facing entrance requirements. Additional entrances off another street, pedestrian area or internal parking area are permitted.

(ii) The entrance separation requirements provided for the building type must be met for each building, but are not applicable to adjacent buildings.

(iii) An angled entrance may be provided at either corner of a building along the street to meet the street entrance requirements, provided any applicable entrance spacing requirements can still be met.

(iv) A minimum of 50 percent of a required entrance must be transparent.

(v) A required fire exit door with no transparency may front on a primary, side, or service street.

(vi) A street-facing entrance is not required in the MXOC.

(4) Parking.

(i) On-site surface parking must be located behind the parking setback line.

(ii) Structured parking must contain active uses on the ground story along any primary street for the first 30 feet of the building measured from the street-facing facade.

(iii) The required street frontage may be interrupted to allow for a maximum 30-foot-wide vehicular entrance to a parking structure or area.

(5) Service Entrances. Business service entrances, service yards and loading areas shall be located only in the rear or side yard, behind the parking setback line.

(6) Open Space.

(i) Public Parks and Open Space Fee. The owner of any multifamily or mixed use project in a form district shall be subject to the required parks impact fee.

(ii) Open Space Requirement. Multifamily or mixed use developments in a form district shall be required to pay 10 percent of the value of the raw land of the property as determined in GJMC 21.06.020(a).

(7) Outdoor Storage and Display. Outdoor storage and permanent displays are prohibited. Portable display of retail merchandise may be permitted as provided in GJMC 21.04.040(h).

(8) Awning Standards. Awnings and other facade enhancements are encouraged. One or more awnings extending from the building may be erected. Awnings shall be at least eight feet above the sidewalk and shall be at least four feet wide, along the building frontage, and shall not overhang into the right-of-way more than six feet. Awnings shall otherwise meet with the requirements of the Grand Junction Municipal Code and Colorado Department of Transportation (CDOT) regulations.

(9) Landscaping and Buffering.

(i) No landscaping/screening buffer is required between adjacent properties zoned Mixed Use.

(ii) No street frontage landscaping is required when the setback for a building is 10 feet or less.

(iii) Street trees are required at a rate of one tree per 80 feet. Street trees may be planted in the right-of-way with City approval.

(iv) All other landscaping regulations of the Grand Junction Municipal Code shall apply.

(10) Mechanical Equipment. Screening of mechanical equipment either located on the roof or on the ground is required.

(g) Building Types. See the building types on the following pages.

(1) Shopfront. A building form intended for ground floor retail sales and service uses with upper-story residential or office uses. Lodging and indoor recreation and entertainment uses would also be allowed. High transparency (in the form of windows and doors) is required on the ground floor to encourage interaction between the pedestrian and the ground story space. Primary entrances are prominent and street facing except that street-facing entrances are optional in MXOC.

	MXS-3 MXOC	MXS-5	MXS-8		MXS-3 MXOC	MXS-5	MXS-8
LOT				HEIGHT
Area (min. ft.2)	4,000	5,000	n/a	Stories (max.)	3	5	8
Width (min. ft.)	40	50	n/a	Feet (max.)	50	65	100
Lot coverage (max.)	75%	75%	n/a	Ground story height (min. ft.)	15	15	15
FRONT SETBACK AREA				Ground story elevation (min. ft.)	0	0	0
Primary street (min./max. ft.)*	0/10	0/10	0/10	BUILDING FACADE
Side street (min./max. ft.)	0/10	0/10	0/10	Ground story transparency (min.)***	60%	60%	60%
REQUIRED STREET FACADE**				Upper story transparency (min.)	20%	20%	20%
Primary street (min.)	85%	85%	85%	Blank wall area (max. ft.)	30	30	30
Side street (min.)	40%	40%	40%	Street-facing entrance required***	yes	yes	yes
PARKING SETBACK				Street entrance spacing	n/a	n/a	50
Primary street (min. ft.)	30	30	30	ALLOWED USE
Side street (min. ft.)	10	10	10	Ground story	Commercial, Institutional and Civic
SIDE/REAR SETBACKS				Ground story	Commercial, Institutional and Civic
Side, interior (min. ft.)	5	5	5	Upper story	Commercial, Institutional and Civic, Residential
Rear (min. ft.)	15	10	0	Upper story	Commercial, Institutional and Civic, Residential

* No maximum front setback in MXOC

** Excludes drainage facilities, waterways, and pedestrian areas

*** Not required in MXOC

(2) General. A building form intended for ground floor office and personal services uses (but does not include sales, repair or entertainment oriented uses) with upper-story residential or office. Transparency (in the form of windows and doors) is required on the ground floor to encourage interaction between the pedestrian and the ground story space; however, required transparency is lower than that for a shopfront building form. Primary entrances are prominent and street facing except that street-facing entrances are optional in MXOC.21.04.010

	MXG-3 MXOC	MXG-5	MXG-8		MXG-3 MXOC	MXG-5	MXG-8
LOT				HEIGHT
Area (min. ft.2)	4,000	5,000	n/a	Stories (max.)	3	5	8
Width (min. ft.)	40	50	n/a	Feet (max.)	50	65	100
Lot coverage (max.)	75%	75%	n/a	Ground story elevation (min. ft.)	0	0	0
FRONT SETBACK AREA				BUILDING FACADE
Primary street (min./max. ft.)*	0/10	0/10	0/10	Ground story transparency (min.)***	40%	40%	40%
Side street (min./max. ft.)	0/10	0/10	0/10	Upper story transparency (min.)	20%	20%	20%
REQUIRED STREET FACADE**				Blank wall area (max. ft.)	30	30	30
Primary street (min.)	80%	80%	80%	Street-facing entrance required***	yes	yes	yes
Side street (min.)	40%	40%	40%	ALLOWED USE
PARKING SETBACK				Ground story	Commercial, Institutional and Civic
Primary street (min. ft.)	30	30	30	Ground story	Commercial, Institutional and Civic
Side street (min. ft.)	10	10	10	Upper story	Commercial, Institutional and Civic, Residential
SIDE/REAR SETBACKS				Upper story	Commercial, Institutional and Civic, Residential
Side, interior (min. ft.)	5	5	5
Rear (min. ft.)	15	10	5

* No maximum front setback in MXOC

** Excludes drainage facilities, waterways, and pedestrian areas

*** Not required in MXOC

(3) Apartment. A building form containing three or more dwelling units consolidated into a single structure. An apartment contains internal common walls. Dwelling units within a building may be situated either wholly or partially over or under other dwelling units. The building often shares a common entrance. Primary building entrance is generally through a street-facing lobby.

	MXG-3 MXR-3 MXOC	MXG-5 MXR-5	MXG-8 MXR-8		MXG-3 MXR-3 MXOC	MXG-5 MXR-5	MXG-8 MXR-8
LOT				HEIGHT
Area (min. ft.2)	6,000	6,000	6,000	Stories (max.)	3	5	8
Width (min. ft.)	60	60	60	Feet (max.)	50	65	100
Lot coverage (max.)	75%	75%	75%	Ground story elevation (min. ft.)	0	0	0
FRONT SETBACK AREA				BUILDING FACADE
Primary street (min./max. ft.)*	0/15	0/15	0/15	Ground story transparency (min.)***	20%	20%	20%
Side street (min./max. ft.)	0/15	0/15	0/15	Upper story transparency (min.)	20%	20%	20%
REQUIRED STREET FACADE**				Blank wall area (max. ft.)	30	30	30
Primary street (min.)	75%	75%	75%	Street-facing entrance required***	yes	yes	yes
Side street (min.)	35%	35%	35%	ALLOWED USE
PARKING SETBACK				Ground story	Residential
Primary street (min. ft.)	30	30	30	Upper story	Residential
Side street (min. ft.)	10	10	10
SIDE/REAR SETBACKS
Side, interior (min. ft.)	5	5	5
Rear (min. ft.)	15	10	5

* No maximum front setback in MXOC

** Excludes drainage facilities, waterways, and pedestrian areas

*** Not required in MXOC

(4) Townhouse. A building form with multiple dwelling units located side-by-side on a single zone lot and consolidated into a single structure that relates to the scale of surrounding houses. Each unit is separated by a common side wall. Units are not vertically mixed. Each unit has its own external entrance.

	MXG-3, MXR-3, MXOC		MXG-3, MXR-3, MXOC
LOT		HEIGHT
Area (min. ft.2)	1,200	Stories (max.)	3
Unit width (min. ft.)	16	Feet (max.)	50
Lot coverage (max.)	75%	Ground story elevation (min. ft.)	1.5
FRONT SETBACK AREA		BUILDING FACADE
Primary street (min./max. ft.)*	0/15	Street-facing entrance required***	yes
Side street (min./max. ft.)	0/15	ACCESSORY STRUCTURE SETBACKS
REQUIRED STREET FACADE**		Separation from primary structure (min. ft.)	10
REQUIRED STREET FACADE**		Side, interior (min. ft.)	5
Primary street (min.)	75%	Side, street (min. ft.)	10
Side street (min.)	35%	Rear (min. ft.)	5
PARKING SETBACK		ACCESSORY STRUCTURE HEIGHT
Primary street (min. ft.)	30	Stories (max.)	2
Side street (min. ft.)	10	Feet (max.)	30
SIDE/REAR SETBACKS		ALLOWED USE
Side, interior (min. ft.)	5	All stories	Residential
Rear (min. ft.)	10	Accessory structure	Accessory uses, accessory dwellings

* No maximum front setback in MXOC

** Excludes drainage facilities, waterways, and pedestrian areas

*** Not required in MXOC

(5) Civic. A building form containing civic, religious, institutional or public uses. In order to provide a visual landmark, the civic building form is permitted to be set back further than other building forms. Civic buildings are commonly placed on prominent sites.

	MXG-3 MXR-3 MXOC	MXG-5 MXR-5	MXG-8 MXR-8
LOT
Area (min. ft.2)	10,000	10,000	10,000
Width (min. ft.)	100	100	100
Lot coverage (max.)	80%	80%	80%
SETBACKS
Front (min. ft.)	15	15	15
Side, interior (min. ft.)	5	5	5
Side, street (min. ft.)	10	10	10
Rear (min. ft.)	15	15	15
HEIGHT
Stories (max.)	3	5	8
Feet (max.)	50	65	100
ALLOWED USE
All stories	Institutional and Civic

(h) Mixed Use Opportunity Corridors. See GJMC 21.02.140(c)(2). In addition to the standards established in subsections (f) and (g) of this section, except as specifically modified therein for the MXOC zone district, standards for the MXOC shall be as follows:

(1) Access. When the site is adjacent to a local or collector street, the primary access shall be on the lower order street. Additional access points may be allowed based on traffic safety, as determined by the City’s Development Engineer. Whenever possible, access between two or more sites shall be combined and access points restricted on arterial streets.

(2) Parking, Delivery/Pick-Up Areas, Trash Service. Parking, delivery and pick-up, and trash service areas are not permitted between the building and the primary street (corridor).

(3) Architectural Standards.

(i) Any facade of a new building along the corridor shall have visually interesting architectural features and patterns that are designed to reduce mass and scale and reflect the desired vision of construction; buildings at a human scale with urban design features attractive to the motoring public, the surrounding neighborhood, bicyclists and pedestrians.

(ii) The building facade shall exhibit a minimum of three of the following seven architectural design elements:

(A) 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.

(B) Facade articulation/variation such as recessed or projecting bays or pilaster/column projections at a minimum of every 30 feet for all sides of the building.

(C) 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.

(D) Facade features on the primary street (corridor) that emphasize the primary building entrance through projecting or recessed forms, detail, color and/or material.

(E) Outdoor patio in combination with or without outdoor seating located between the building and the primary street (corridor).

(F) Ground story transparency of at least 50 percent in the form of windows and/or door(s) for facades facing all public street frontages.

(G) Other architectural and landscaping features that achieve the goals of the overall form district vision or concept, as determined by the Director.

(i) Additions and New Buildings on Nonconforming Sites.

(1) Applicability. This subsection (i) apples to any development in a form district where a maximum setback applies, except in MXOC.

(2) Permitted Additions. Where an existing building is being expanded, the setback area and required building frontage standards apply to the ground level, street-facing facade of the entire addition as set forth below.

(3) Permitted New Buildings. Where a new building is being constructed on a site with a nonconforming existing building, the setback area and required building frontage standards apply to the ground level, street-facing facade of the entire new building as set forth below.

(j) Use Categories Allowed in Form Districts. For the purposes of the form districts, the following use restrictions specific to the form districts are established. The references are to the use categories included in the use table in GJMC 21.04.010.

(1) Residential. Allows household living; home occupation; and group living use categories.

(2) Institutional and Civic. Includes colleges and vocational schools; community service; cultural; day care; hospital/clinic; parks and open space; religious assembly; funeral homes/mortuaries/crematories; safety services; schools; utility, basic; utility, corridors use categories, but not detention facilities use category.

(3) Commercial. Includes entertainment event, major; lodging; office; recreation and entertainment, outdoor; recreation and entertainment, indoor; and retail sales and service (except adult entertainment) use categories. Does not include self-service storage; vehicle repair; vehicle service, limited; parking, commercial; or entertainment event, outdoor use categories.

(4) Industrial. Includes only the telecommunications facilities use category, but not manufacturing and production, industrial services, contractors and trade shops, oil and gas support operations, junk yard, impound lot, heavy equipment storage/pipe storage, warehouse and freight movement, waste-related use, wholesale sales, agricultural, aviation or surface passenger terminal, mining use categories.

(Ord. 4737, 2-1-17; Ord. 4646, 11-19-14; Ord. 4622, 2-19-14; amended during 2010 codification; Ord. 4419, 4-5-10)