Chapter 17.22 — RESIDENTIAL ZONES — Grass Valley Zoning Code

17.22.020 - Purposes of the residential zones. ¶

17.22.030 - Residential zone allowable land uses and permit requirements. ¶

17.22.040 - Residential zone site planning and building standards. ¶

17.22.010 - Purpose. ¶

This chapter lists the land uses that may be allowed within the residential zones established by Section

17.12.020 (zoning map and zones), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

17.22.020 - Purposes of the residential zones. ¶

The purposes of the individual residential zones and the manner in which they are applied are as follows:

A.

RE (Residential Estate) Zone. The RE zone is applied to areas of the city that are appropriate for single dwellings, but where infrastructure limitations and/or environmental constraints limit the ability for development to achieve urban densities. This zone is also used to facilitate annexation to the city. The RE zone is consistent with and implements the urban estate density (UED) designation of the general plan.

B.

R-1 (Single Residential) Zone. The R-1 zone is applied to areas of the city that are appropriate for neighborhoods of single dwellings on standard urban lots, surrounding the more densely developed city core. The r-1 zone is consistent with and implements the urban low density (ULD) designation of the general plan.

C.

R-2 (Two-Family Residential) Zone. The R-2 zone is applied to areas of the city that are appropriate for a mixture of both single- and two-family dwellings. The R-2 zone is consistent with and implements the urban low density (ULD) and urban medium density (UMD) designations of the general plan.

D.

R-2A (Medium Density Residential) Zone. The R-2A zone is applied to areas of the city that are appropriate for neighborhoods with a variety of housing types located in proximity to parks, schools, and public services. The R-2A zone is consistent with and implements the urban medium density (UMD) designation of the general plan.

E.

R-3 (Multiple Dwelling Residential) Zone. The R-3 zone is applied to areas of the city that are appropriate for a variety of higher density housing types, located in proximity to parks, schools, and public services. The R-3 zone is consistent with and implements the urban high density (UHD) designation of the general plan.

17.22.030 - Residential zone allowable land uses and permit requirements. ¶

General Permit Requirements. Table 2-7 identifies the uses of land allowed by this development code in each residential zone, and the planning permit required to establish each use, in compliance with Section 17.20.030 (allowable land uses and planning permit requirements).

B.

Requirements for Certain Specific Land Uses. Where the last column in Table 2-7 ("specific use regulations") includes a section number, the referenced section may affect whether the use requires a minor use permit or use permit, and/or may establish other requirements and standards applicable to the use.

TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed
Land Use Type (1)		Permit	Required by Zone			Specifc Use
	R-E	R-1	R-2	R-2A	R-3	Regulations
Agricultural & Resource Uses
Agricultural accessory structure	P	P	—	—	—
Animal keeping	UP	UP	UP	UP	—
Backyard chickens	P	P	—	—	—	17.44.030
Crop production, horticulture, orchard, vineyard	P	P	P	—	—
Recreation, Education & Public Assembly
Equestrian facility	UP	—	—	—	—
Golf course, county club	UP	UP	UP	UP	UP
Library, museum, art gallery	P/UP	P/UP	P/UP	P/UP	P/UP
Meeting facility, public or private	UP	UP	UP	UP	UP
Park, playground	P/UP	P/UP	P/UP	P/UP	P/UP
School, private	UP	UP	UP	UP	UP
School, public	P/UP	P/UP	P/UP	P/UP	P/UP
Residential
Dwelling: Multifamily - Duplex, triplex, fourplex	—	—	P	P	P	17.44.160
TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed
---	---	---	---	---	---	---
Land Use Type (1)		Permit	Required by Zone			Specifc Use Regulations
	R-E	R-1	R-2	R-2A	R-3
Dwelling: Multifamily - Rowhouse	—	—	—	P	P	17.44.160
Dwelling: Single-family	P	P	P	P	P	17.44.210
Home occupation	P	P	P	P	P	17.44.100
Mobile home parks	—	UP	UP	UP	UP	17.44.150
Residential accessory use or structure	P	P	P	P	P	17.44.020
Residential care, 6 or fewer clients, in a home	P	P	P	P	P
Residential care, 7 or more clients	UP	UP	UP	UP	UP
Rooming or boarding house	—	UP	UP	UP	MUP
Accessory dwelling unit (ADU) or carriage house	P	P	P	P	P	17.44.190
Transitional and supportive housing	P	P	P	P	P
Services: Business, Financial, Professional
Medical services—Extended care	UP	UP	UP	UP	UP
Services: General
Cottage food operators	P	P	P	P	P
Day care - Child or adult day care center	UP	UP	UP	UP	UP	17.44.060
Day care - Large family day care home	P	P	P	P	P	17.44.060
Day care - Small family day care home	P	P	P	P	P
TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed
---	---	---	---	---	---	---
Land Use Type (1)		Permit	Required by Zone			Specifc Use Regulations
	R-E	R-1	R-2	R-2A	R-3
Hosted short-term rental units	—	P1	P1	—	P1	17.44.205.B

TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	TABLE 2-7 Allowed Land Uses and Permit Requirements for Residential Zones	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed	P - Permitted Use MUP - Minor Use Permit Required UP - Use Permit Required P/UP - Permitted use if shown in the General Plan or applicable specifc plan, Use Permit required otherwise — - Use not allowed
Vacation rental unit	—	MUP	MUP2	—	MUP2	17.44.205.C
Public safety facility	P/UP	P/UP	P/UP	P/UP	P/UP
Transportation, Communications, Infrastructure
Utility facility	UP	UP	UP	UP	UP
Notes: 1Permitted in R-2 and R-3 zone if existing legally non-conforming (LNC) single-family dwelling (SFD). STR use would be void if single-family dwelling is replaced with multifamily use. 2Permitted in R-2 and R-3 zone with approval of MUP and existing LNC SFD. STR use would be void if single-family dwelling is replaced with multifamily use.

(Ord. No. 818, § 3(Exh. A), 9-13-2022)

17.22.040 - Residential zone site planning and building standards. ¶

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Tables 2-8 and 2-9, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Article 3.

TABLE 2-8 RE, R-1, AND R-2 ZONE DEVELOPMENT STANDARDS

Development Feature		Requirement by Zone
	RE Rural Estate	R-1 Single Residential	R-2 Low Density Residential
Lot size	Minimum area and width required for each lot in a new subdivision, provided that overall subdivision density shall also comply with the general plan
Minimum area	1 acre	6,000 sf	5,000 sf
Minimum width	120 ft average frontage	60 ft for interior lot; 70 ft for corner lot
Density	Maximum number of dwelling units on a site. The actual number of units allowed with be determined by the city through subdivision or planning permit approval.
	1 unit per lot		8 units/acre, 5,400 sf of site area per unit
	One second unit may also be allowed on a lot with a compliance with Section17.44.190(section units).		single dwelling in
Setbacks	Minimum setback required. See Section17.30.030for exceptions, reductions, and encroachments. SeeChapter 17.44for setback requirements applicable to a specifc land use.
Front	50 ft from a local street centerline; 20 ft plus 2 the ultimate ROW from the centerline of a street shown in the circulation element for a specifc plan	15 ft for the building facade, 5 ft for a front porch; of the average of the two adjacent primary dwellings; or the same as the adjacent primary dwelling in only one adjacent lot is developed.
Side - Interior (each)	5 ft
Side - Street side	40 ft from a local street centerline; 10 ft plus 2 the ultimate ROW from the centerline of a street shown in the circulation element or a specifc plan	20% of lot width, to a maximum requirement of 15 ft.
Rear	20 ft	20% of lot depth, with a minimum of 10 ft and a maximum requirement of 20 ft.
Garage front	5 ft back from street-facing facade of primary structure.
Accessory structure	See17.44.020(accessory uses and structures)
Development Feature		Requirement by Zone
---	---	---	---
	RE Rural Estate	R-1 Single Residential	R-2 Low Density Residential
Site coverage	Maximum percentage of the total lot area (excluding covered by structures and pavement.		pools) that may be
Maximum coverage	40%; 60% with use permit approval	50%
Height limit	Maximum allowable height of structures. See Section17.30.050for height measurement requirements, and height limit exceptions.
Maximum height	35 ft	35 ft, 2 stories
Fencing	See Section17.30.040(fences, walls, and screening)
Landscaping	SeeChapter 17.34(landscaping standards)
Parking	SeeChapter 17.36(parking and loading)
Signs	SeeChapter 17.38(signs)

TABLE 2-9: R-2A AND R-3 ZONE DEVELOPMENT STANDARDS

Development Feature	Requirement by Zone	Requirement by Zone
	R-2A Medium Density Residential	R-3 Multi-Unit Residential
Lot size	Minimum area and width required for each lot in a new subdivision.
Minimum area	10,000 sf
Minimum width	70 ft for interior lot; 75 ft for corner lot.
Density	Maximum number of dwelling units allowed on a site. The actual number of units allowed will be determined by the city through subdivision or planning permit approval.
	3,500 sf of site area per unit.	2,000 sf of site area per unit.
Setbacks	Minimum setbacks required. See Section17.30.030for exceptions, reductions, and encroachments. SeeChapter 17.44for setback requirements applicable to a specifc land use.
Development Feature	Requirement by Zone	Requirement by Zone
---	---	---
	R-2A Medium Density Residential	R-3 Multi-Unit Residential
Front	15 ft for the building facade, 5 ft for a front porch; or the average of the two adjacent primary dwellings; or the same as the adjacent primary dwelling if only one adjacent lot is developed.	15 ft for the building facade, 5 ft for a front porch; or the average of the two adjacent primary dwellings; or the same as the adjacent primary dwelling if only one adjacent lot is developed.
Side - Interior (each)	5 ft.
Side - Street side	20% of lot width to a maximum requirement of 15 ft.
Rear	N/A	20% of lot depth, with a minimum of 10 ft and a maximum requirement of 20 ft.
Garage front	5 ft back from street-facing facade of primary structure
Accessory structures	See17.44.020(accessory uses and structures)
Site coverage	Maximum percentage of the total lot area structures and pavement.	(excluding pools) that may be covered by
Maximum coverage	40%	50%
Height limit	Maximum allowable height of structures. See Section17.30.050for height measurement requirements, and height limit exceptions.
Maximum height	35 ft, 3 stories*
Fencing	See Section17.30.040(fences, walls, and screening)
Landscaping	SeeChapter 17.34(landscaping standards)
Parking	SeeChapter 17.36(parking and loading)
Signs	SeeChapter 17.38(signs)
* All heights measured from fnished grade to eaves or base of parapet.