CITY OF GRAND JUNCTION, COLORADO

ORDINANCE NO. 4676

AN ORDINANCE ZONING THE ONEWEST DEVELOPMENT

TO A PD (PLANNED DEVELOPMENT) ZONE,

BY APPROVING AN OUTLINE DEVELOPMENT PLAN WITH DEFAULT ZONES OF BP (BUSINESS PARK MIXED USE) AND C-2 (GENERAL COMMERCIAL)

LOCATED AT 2350 HIGHWAY 6 AND 50

BETWEEN 23 ¼ AND 23 ¾ ROADS, FROM G ROAD TO HIGHWAY 6 AND 50

Recitals:

A request to zone approximately 177 acres to PD (Planned Development) by approval of an Outline Development Plan (Plan) with default zones of BP (Business Park Mixed Use) and C-2 (General Commercial) has been submitted in accordance with the Zoning and Development Code (Code).

This Planned Development zoning ordinance will establish the standards, default zoning, and adopt the Outline Development Plan for the OneWest Development. If this approval expires or becomes invalid for any reason, the property shall be fully subject to the default standards specified herein.

In public hearings, the Planning Commission and City Council reviewed the request for Outline Development Plan approval and determined that the Plan satisfied the criteria of the Code and is consistent with the purpose and intent of the Comprehensive Plan. Furthermore, it was determined that the proposed Plan has achieved “long-term community benefits” through the provision of more effective infrastructure.

NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND JUNCTION THAT THE AREA DESCRIBED BELOW IS ZONED TO PLANNED DEVELOPMENT WITH THE FOLLOWING DEFAULT ZONE AND STANDARDS:

A.  ALL of Lot 2, Centennial Commercial Center, City of Grand Junction, Mesa County, Colorado.

B.  OneWest Outline Development Plan is approved with the Findings of Fact/Conclusions, and Conditions listed in the Staff Report including attachments and Exhibits.

C.  Purpose

The proposed Planned Development will provide for a mix of manufacturing, office park employment centers, health care facilities, retail services and multifamily residential uses with appropriate screening, buffering and open space, enhancement of natural features and other amenities such as shared drainage facilities and common landscape and streetscape character.

D.  Unified Development

The project will be developed over time in a phased fashion, but in a unified manner with similar architectural styles and themes throughout. Detached sidewalks along the arterial frontages are intended to provide for safe multi-modal transportation haven and provide access to uses within the development. These detached sidewalks will also provide connectivity from the development to other existing and future points of interest adjacent to the subject property.

E.  Default Zones

The default land use zones are as follows:

Pods One and Two: BP (Business Park Mixed Use) with deviations contained within this Ordinance.

Pods Three and Four: C-2 (General Commercial) with deviations contained within this Ordinance.

F.  Pod Character

The property will be developed into four distinct areas (Pods) within the development that have a character similar to the following primary uses as more particularly detailed in the Pod Use Table:

Pod 1:  Default zone – BP; Medical Office/Clinic, Manufacturing and Production, Group Living

Pod 2: Default zone – BP; Medical Office/Clinic, Group Living, Multi-Family Housing, Retail Sales and Services, Personal Care, General Offices

Pod 3:  Default zone – C-2; Hotel/Motel, General Offices, Contractor Shops w/ Outdoor Storage, Auto Service, Retail Sales and Services

Pod 4:  Default zone – C-2; Shopping Center (Big Box), Restaurants, Retail Sales and Services, Auto Service, General Offices

G.  Authorized Uses

1.  The list of authorized uses allowed within the BP and C-2 zone is hereby amended to include only the following, which are allowed without the need for approval of a conditional use permit.

a)  POD 1 – BP Default Zone

1)  Multifamily

2)  Unlimited Group Living

3)  Colleges and Universities

4)  Vocational, Technical and Trade Schools

5)  Community Activity Building

6)  All other Community Service

7)  Museums, Art Galleries, Opera Houses, Libraries

8)  General Day Care

9)  Medical and Dental Clinics

10)  Physical and Mental Rehabilitation (Resident)

11)  All other Health Care

12)  Religious Assembly

13)  Funeral Homes, Mortuaries, Crematories

14)  Hotels and Motels

15)  General Offices

16)  Health Club

17)  Drive Through Restaurants

18)  Drive Through Retail

19)  Food Service, Catering

20)  Food Service, Restaurant (including Alcohol Sales)

21)  General Retail Sales, Indoor Operations, Display and Storage

22)  General Retail Sales, Outdoor Operations, Display or Storage

23)  Personal Services

24)  All other Retail Sales and Services

25)  Manufacturing and Production - Indoor Operations and Storage

26)  Manufacturing and Production – Indoor Operations with Outdoor Storage

27)  Bus/Commuter Stops

b)  POD 2 – BP Default Zone

1)  Multifamily

2)  Unlimited Group Living

3)  Colleges and Universities

4)  Vocational, Technical and Trade Schools

5)  Community Activity Building

6)  All other Community Service

7)  Museums, Art Galleries, Opera Houses, Libraries

8)  General Day Care

9)  Medical and Dental Clinics

10)  Physical and Mental Rehabilitation (Resident)

11)  All other Health Care

12)  Religious Assembly

13)  Funeral Homes, Mortuaries, Crematories

14)  Hotels and Motels

15)  General Offices

16)  Health Club

17)  Drive Through Restaurants

18)  Drive Through Retail

19)  Food Service, Catering

20)  Food Service, Restaurant (including Alcohol Sales)

21)  General Retail Sales, Indoor Operations, Display and Storage

22)  General Retail Sales, Outdoor Operations, Display or Storage

23)  Personal Services

24)  All other Retail Sales and Services

25)  Manufacturing and Production - Indoor Operations and Storage

26)  Manufacturing and Production – Indoor Operations with Outdoor Storage

27)  Bus/Commuter Stops

c)  POD 3 – C-2 Default Zone

1)  Colleges and Universities

2)  Vocational, Technical and Trade Schools

3)  Community Activity Building

4)  All other Community Service

5)  Museums, Art Galleries, Opera Houses, Libraries

6)  General Day Care

7)  Medical and Dental Clinics

8)  Physical and Mental Rehabilitation (Resident)

9)  All other Health Care

10)  Religious Assembly

11)  Funeral Homes, Mortuaries, Crematories

12)  Public Safety and Emergency Response Services

13)  Hotels and Motels

14)  General Offices

15)  Health Club

16)  Alcohol Sales, Retail

17)  Bar/Nightclub

18)  Drive Through Restaurants

19)  Drive Through Retail

20)  Food Service, Catering

21)  Food Service, Restaurant (including Alcohol Sales)

22)  Fuel Sales, Automotive/Appliance  

23)  General Retail Sales, Indoor Operations, Display and Storage

24)  General Retail Sales, Outdoor Operations, Display or Storage

25)  Repair, Small Appliance

26)  Personal Services

27)  All other Retail Sales and Services

28)  Mini-Warehouse

29)  Auto and Light Truck Mechanical Repair

30)  Car Wash, Gasoline Service Station, Quick Lube

31)  Manufacturing and Production - Indoor Operations and Storage

32)  Manufacturing and Production – Indoor Operations with Outdoor Storage

33)  Manufacturing and Production – Outdoor Operations and Storage

34)  Industrial Services, Contractors and Trade Shops, Oil and Gas Support Operations without Hazardous Materials (Indoor and/or Outdoor Operations and Storage)

35)  Warehouse and Freight Movement – Indoor Operations, Storage and Loading with Outdoor Loading Docks

36)  Wholesale Business (No Highly Flammable Materials/Liquids)

37)  Bus/Commuter Stops

d)  POD 4 – C-2 Default Zone

1)  General Day Care

2)  Medical and Dental Clinics

3)  Physical and Mental Rehabilitation (Resident)

4)  All other Health Care

5)  Religious Assembly

6)  Funeral Homes, Mortuaries, Crematories

7)  Public Safety and Emergency Response Services

8)  Hotels and Motels

9)  General Offices

10)  Health Club

11)  Alcohol Sales, Retail

12)  Bar/Nightclub

13)  Drive Through Restaurants

14)  Drive Through Retail

15)  Food Service, Catering

16)  Food Service, Restaurant (including Alcohol Sales)

17)  Fuel Sales, Automotive/Appliance  

18)  General Retail Sales, Indoor Operations, Display and Storage

19)  General Retail Sales, Outdoor Operations, Display or Storage

20)  Repair, Small Appliance

21)  Personal Services

22)  All other Retail Sales and Services

23)  Auto and Light Truck Mechanical Repair

24)  Car Wash, Gasoline Service Station, Quick Lube

25)  Wholesale Business (No Highly Flammable Materials/Liquids)

26)  Bus/Commuter Stops

e)  Uses Not Allowed

1)  To change uses from those specified above, the developer must request that the City Council consider an amendment to allow a use which is not currently an allowed use for a particular pod.

H.  Performance Standards

1.  Title 25, 24 Road Corridor Standards in the current Zoning and Development Code (Code) shall apply, unless otherwise amended by the City.

2.  Loading docks and trash areas or other service areas shall be located only in the side or rear yards and must be screened from adjacent right-of-ways with either a wall or landscaping.

3.  Vibration, Smoke, Odor Noise, Glare, Wastes, Fire Hazards and Hazardous Materials. No person shall occupy, maintain or allow any use without continuously meeting the following minimum standards regarding vibration, smoke, odor, noise, glare, wastes, fire hazards and hazardous materials.

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 sixty-five decibels (65 dB) at any point along the property line.

c.  Glare: Lights, spotlights, high temperatures 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

f.  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).

I.  Dimensional and Intensity Standards

Footnotes:

1.  Non-Residential buildings shall be setback a minimum of 30 feet from “Arterial” designated right-of-ways.

J.  Development Schedule

A Final Development Plan and plat must be approved within six (6) years of the PD Ordinance. If a Final Development Plan and plat is not approved within six (6) years, the ODP will expire and the zoning will revert back to the original MU and C-2. The area(s) required as determined by the City for the regional drainage facilities shall be dedicated to the City at the time the first plat is recorded for any land included within the ODP.

All subsequent plans and/or plats must be reviewed under the code in effect at the time of submittal, including the standards of this ODP and the PD Ordinance and/or any subsequent amendments thereto.

K.  Other Regulations

Development regulations and standards contained within Section 21.06 of the GJMC apply to all Pods, except the following:

One (1) freestanding project identification monument sign shall be allowed at no more than two intersecting corners along all roadways within the development.

A sign package will be required as part of each Final Development Plan and/or Site Plan.

The existing billboards located within Pod Four may remain as nonconforming uses until such time as site development activity begins on Pod Four. New billboards within the PD will not be permitted.

 Hours of Operation – All Pods - unrestricted

Introduced for first reading on this 5^th day of August, 2015 and ordered published in pamphlet form.

PASSED and ADOPTED this 19^th day of August, 2015 and ordered published in pamphlet form.

ATTEST:

 /s/: Phyllis Norris

 President of City Council

/s/: Stephanie Tuin

City Clerk