Chapter 39.04
INTRODUCTION

Sections:

39.04.010    Generally.

39.04.020    Location.

39.04.030    Purpose of plan.

39.04.040    Demographics.

39.04.050    Growth and development of centers.

39.04.060    The planning process.

39.04.070    How the plan is organized.

39.04.080    Plan topics.

39.04.010 Generally.

(a)    The 2010 Grand Junction Comprehensive Plan Vision for the area is to “become the most livable community west of the Rockies.”

(b)    The Orchard Mesa planning area is one of 10 planning areas identified within the boundaries of the Comprehensive Plan. The joint plan between the City of Grand Junction and Mesa County established six guiding principles that will shape growth and help the community achieve its vision:

(1)    Concentrating growth in “Centers.”

(2)    Developing and growing using sustainable growth patterns.

(3)    Encouraging more variety in housing choice.

(4)    Creating a grand green system of connected recreational opportunities.

(5)    Establishing a balanced transportation system accommodating all modes of travel.

(6)    Preserving Grand Junction as a regional center providing diverse goods and services.

(c)    Goal 1 of the 2010 Comprehensive Plan is to implement the Comprehensive Plan in a consistent manner between the City, Mesa County and other service providers.

Figure 1: Orchard Mesa Neighborhood Plan Area

(Ord. 4629, 5-7-14)

39.04.020 Location.

The Orchard Mesa Neighborhood Plan area is bounded by the Gunnison and Colorado Rivers, Whitewater Hill and 34 1/2 Road (Figure 1; Appendix Map 1 and 2). The plan area is generally urban or urbanizing west of 31 Road. East of 31 Road, the land uses are rural, and are designated as such in the 2010 Grand Junction Comprehensive Plan. There is an area in and around the Valle Vista subdivision and Springfield estates, along Highway 141, that is urban but surrounded by rural land uses. The urban development boundary further delineates the areas that are intended for urban development.

(Ord. 4629, 5-7-14)

39.04.030 Purpose of plan.

Developing a plan for Orchard Mesa allows residents, business owners and others to focus on neighborhood growth issues and helps create a livable community now and in the future. The Orchard Mesa Neighborhood Plan complements the Comprehensive Plan and focuses on specific quality of life issues that were identified during the planning process. At the time of the adoption of the 2010 Comprehensive Plan, the 1995 Orchard Mesa Neighborhood Plan (revised in 2000) was sunset, so it is no longer in effect. This is a new 25-year plan for Orchard Mesa.

The plan develops the long-range vision for Orchard Mesa by building upon the 2010 Comprehensive Plan. Specific Orchard Mesa goals and actions have been established in the plan to implement the vision of the Comprehensive Plan and address Orchard Mesa’s particular issues.

(Ord. 4629, 5-7-14)

39.04.040 Demographics.

(a)    Orchard Mesa Plan Area Population.

Table 1: 2010 Census Data

2010 CENSUS

Orchard Mesa

Grand Junction

Mesa County

Population

15,630

58,566

146,723

Total Households

6,424

26,170

62,644

Occupied Households

6,105

24,311

58,095

% Occupied

95%

92.9%

92.7%

Persons/Household

2.56

2.29

2.46

% Owner-Occupied

83.3%

62.4%

71.4%

% Renter-Occupied

16.7%

37.6%

28.6%

Source: 2010 U.S. Census data; Colorado State Demographer; Mesa County Assessor Records

Table 2: Population Projections, 2010 – 2040

 

2010

2020

2030

2040

% Change, 30‑Year

Average Annual Growth Rate

Urban

14,377

17,782

19,990

23,360

62.5%

1.63%

Rural

920

1,012

1,108

1,194

29.8%

0.87%

Total

15,297

18,805

21,096

24,575

60.6%

1.59%

Source: Mesa County Regional Transportation Planning Office

Note: 2010 base population difference from 2010 Census is due to minor boundary differences.

(b)    Housing Vacancy. The 2010 census shows 95 percent of the housing units on Orchard Mesa were occupied. This is higher than both the City and County rates of just under 93 percent. About 75 percent of the homes in the Orchard Mesa Plan area were owner-occupied. Again, this is a higher percentage than in the City of Grand Junction (62 percent) and Mesa County (71 percent). The rate of owner occupancy in the unincorporated areas was even higher, at over 83 percent.

(c)    Commercial Vacancy. In June 2013 Orchard Mesa led the City of Grand Junction in the percentage of vacant commercial buildings at 15.5 percent. That vacancy rate increased to 16.9 percent in August 2013.

(d)    Housing Type Versus Population Needs. A guiding principle of the 2010 Comprehensive Plan is the need to provide housing variety for our population. The majority of housing on Orchard Mesa is detached single-family homes. More variety in housing types is needed that will better serve the needs of a diverse population made up of singles, couples, households with children, those just starting out, and retirees. The most significant population increase in the next 30 years will be in the 65 and older age group. The percentage of the population age 17 and younger is expected to stay steady, meaning the number of people age 18 to 64, as a percentage of the overall population, will decline. This will have a significant impact on the type of housing that will be in demand.

(e)    Low-Income/At-Risk Population. There is a misperception that a significant number of low-income or at-risk families and individuals reside in the Orchard Mesa area. While there are clusters of poverty, the Orchard Mesa community as a whole is much like any other part of the Grand Junction area. One indicator to identify this population is those served by Mesa County Department of Human Services (DHS). In reality, recipients of DHS services are spread over most of the county. The majority resides in the urbanized areas in the valley, which is the most populous area of the county, but as a proportion of the overall population, the number of lower-income residents is no greater than in other parts of the county. Orchard Mesa’s younger median age relative to the rest of Grand Junction is another factor; young singles and families who are just starting out generally earn less than older people who have become more established in their jobs. There are middle- and upper-income homes and stable living environments throughout Orchard Mesa.

(Ord. 4629, 5-7-14)

39.04.050 Growth and development of centers.

The 2010 Comprehensive Plan established the future land uses for the Orchard Mesa Neighborhood Plan area, providing for the future growth anticipated for the Grand Junction area. The Comprehensive Plan contemplates growth over the next 25 years or longer, envisioning a doubling of the population. It identifies the need to grow in a more compact way, but in a manner that is predictable and doesn’t adversely affect existing neighborhoods. To achieve this goal, mixed-use centers were envisioned at key locations. Orchard Mesa has two areas where such centers are identified. Below is a brief description of these two centers, with additional information found in the land use and zoning chapter.

(a)    Existing Neighborhood Center at B 1/2 Road and Highway 50. This neighborhood center already exists with a major grocery store, public library, restaurants, and other services. There is vacant property available for growth in the center, with zoning in place for residential housing and additional commercial and public services. The County Fairgrounds and parks are immediately south across Highway 50.

A typical neighborhood center is pedestrian-oriented and can expect to have several buildings one to three stories in height encompassing an area less than 20 acres in size. They are developed to be compatible with surrounding neighborhoods while providing many of the services those neighborhoods need. The land uses are a mix of uses including convenience-oriented commercial (gas stations, grocers, dry cleaner, bakery, coffee shop, etc.), and may include service providers and facilities such as a fire station, post office, and library. Medium-density residential uses including townhomes and small apartments/condominiums are integrated within or immediately adjacent to the center. Walk-to neighborhood parks, public squares, and similar amenities may be located in or near the center.

(b)    Future Village Center at 30 Road and Highway 50. This future village center is not anticipated to be developed until Orchard Mesa has seen sufficient growth to support it and services have been extended to the area. It most likely will be many years before development in the area can support a village center at this location.

A village center is larger than a neighborhood center. It is a mixed-use center that is pedestrian-oriented with more buildings and additional heights up to five stories. It allows for a broader range of density and intensity with an inclusion of community service providers and facilities like libraries, fire stations, police stations, recreation centers, parks, post offices, etc. A mix of uses is expected including large- to medium-sized stores and convenience-oriented retail. Residential densities taper downward (“transition”) gradually to match or complement surrounding neighborhoods. Establishing a unique character through architecture and/or urban design for a village is desirable.

(Ord. 4629, 5-7-14)

39.04.060 The planning process.

The purpose of a neighborhood plan is to establish the means for existing and future residents and businesses to achieve a desired quality of life and help their community thrive. The plan defines the vision and identifies specific issues; it establishes goals, policies and action steps that will improve existing conditions; and shapes future growth. Based on the 2010 Comprehensive Plan’s vision, the Orchard Mesa Neighborhood Plan provides greater detail on how to address specific concerns and issues Orchard Mesa will face as the area grows and develops.

Public participation is very important in identifying the issues and concerns of the citizens, business owners and service providers. The City and County began the planning process for the Orchard Mesa Neighborhood Plan in early 2013 as a joint planning effort. Much of the planning area lies outside of the city limits, underlying the importance and ongoing partnership between Mesa County and Grand Junction.

The process included 11 focus groups/stakeholder meetings, six open houses and three joint City/County Planning Commission workshops. The Board of County Commissioners and City Council were also briefed through the process. Over 320 people participated in the initial six open houses with approximately 93 written comments received. In addition, staff received information and issues identified by Orchard Mesa service and utility providers, homeowner associations and the business community at 11 focus group meetings.

(Ord. 4629, 5-7-14)

39.04.070 How the plan is organized.

The issues and topics that garnered the most interest during the planning process included the following 12 topic areas separated into 12 chapters in the plan. Each chapter includes one topic area that describes existing conditions/background, community-wide goals and policies from the 2010 Comprehensive Plan, and specific Orchard Mesa goals and actions:

(a)    Existing Conditions/Background. A description of Orchard Mesa as it exists, plus any known issues or needs.

(b)    Goals. General statements of an achievable future condition or end; broad public purposes toward which policies and programs are directed.

(c)    Policies. A set of guidelines for enacting goals. Policies are intended to bring predictability to decision-making.

(d)    Actions. Specific steps or strategies to implement a policy and reach a goal.

(Ord. 4629, 5-7-14)

39.04.080 Plan topics.

(a)    Community Image. The current condition and look of the U.S. Highway 50 corridor is a concern for many that have participated in this planning process. Dilapidated buildings, vacant businesses, junk and weeds are also issues identified.

(b)    Future Land Use and Zoning. Growth of Orchard Mesa over the next 30+ years will be shaped by the 2010 Comprehensive Plan’s Future Land Use map. Major changes to that map are not part of this planning effort, except the plan does include a change to the neighborhood center. The 2011/12 construction of a major sewer line along Highway 141 (32 Road) that runs between Clifton and Whitewater is a major concern and issue identified.

(c)    Rural Resources. In addition to keeping the 32 Road corridor rural, the protection of agricultural businesses including agritourism has been paramount for the majority of those participating.

(d)    Transportation. One of the most significant issues for citizens is making the Highway 50 corridor multi-modal with bike, transit and pedestrian facilities. “Complete Streets” that provide access to users of all ages, abilities and modes is a priority for Orchard Mesa. Providing safe access across Highway 50 from the neighborhoods located on both sides of the corridor, and providing safe walking routes for schoolchildren is especially important. Linking neighborhoods to the Colorado Riverfront trail system and the Old Spanish Trail northern branch that enters Orchard Mesa from the south has also been identified.

(e)    Economic Development. Current business vacancy on Orchard Mesa has risen recently to almost 17 percent, emphasizing the need to help find ways for business to be successful on Orchard Mesa. Residents have stated their desire for more neighborhood services and businesses to be available on Orchard Mesa. The anticipated growth of activities at the Mesa County Fairgrounds and the further development of Whitewater Hill including the public safety training facility will be regional attractions that should spur economic development on Orchard Mesa.

(f)    Parks, Recreation, Open Space and Trails. The underserved areas without nearby parks, the future of Confluence Point above the Colorado and Gunnison Rivers, the Old Spanish Trail (Sisters Trails network), private homeowner association parks, and access to public lands and trail systems are all of interest to the citizens of Orchard Mesa.

(g)    Stormwater. Performing pre-disaster mitigation and improving and maintaining drainage facilities collectively among drainage partners is important for 400 acres and 700 structures inside an identified 100-year floodplain located in the center of the urban area of Orchard Mesa.

(h)    Mesa County Fairgrounds. The Mesa County Board of Commissioners adopted a master plan for the fairgrounds on December 20, 2012. The master plan includes additional facilities that will attract more events and people to the facility, reinforcing its presence as an economic driver on Orchard Mesa.

(h)    Public Utilities and Services. Services provided to our citizens are an important part of our quality of life and for Orchard Mesa what helps it be a great place to live and do business. These include utilities, community facilities (schools, libraries, etc.) and public health and safety, including fire, law enforcement, and medical services.

(i)    Housing Trends. The 2010 Comprehensive Plan identified deficiencies and lack of diversity in housing choice throughout the Grand Junction area. This Orchard Mesa plan looks at how Orchard Mesa is doing in achieving the Comprehensive Plan’s guiding principle of providing housing variety in our community.

(j)    Natural Resources. Orchard Mesa is rich in gravel deposits and has abundant wildlife in an environment where urban development now interfaces. How the growing community deals with these issues is important.

(k)    Historic Preservation. Orchard Mesa has a national historic trail that has been identified and recognized. Additionally, there are locally significant historic homes, structures and sites.

(Ord. 4629, 5-7-14)