Chapter 17.26 — SPECIAL PURPOSE ZONES
Grass Valley Zoning Code · 2026-06 edition · ingested 2026-07-06 · Grass Valley
17.26.010 - Purpose. ¶
This chapter lists the land uses that may be allowed within the special purpose 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.
17.26.020 - Purposes of the special purpose zones. ¶
The purposes of the individual special purpose zones and the manner in which they are applied are as follows:
A.
OS (Open Space) Zone. The OS zone is applied to properties that are largely unimproved and used for the preservation of natural resources and habitats, passive outdoor recreation, scenic resources, and/or for the protection of public health and safety (e.g., preservation of flood plains). Allowable uses are limited to those that support maintenance and/or recreational uses. The OS zone implements and is consistent with the parks and recreation land use designation of the general plan.
B.
REC (Recreation) Zone. The REC zone is applied to the sites of public parks and recreational facilities. Allowable uses are limited to recreational uses, and the structures needed to support those uses, and facility and site maintenance. The REC zone implements and is consistent with the parks and recreation land use designation of the general plan.
C.
P (Public) Zone. The P zone is applied to the sites of existing and proposed federal, state, and local government uses, and non-profit community service uses. The P zone implements and is consistent with the public, institutional, non-governmental, school, and utilities land use designations of the general plan.
D.
SP (Specific Plan) Zone. The SP zone is intended to accommodate various types of development such as professional and administrative offices, industrial parks, commercial service centers, neighborhood and
district shopping centers, multifamily housing developments, single dwelling residential developments and any other use or combination of uses. The zone is intended to encourage the flexibility of design and development of land to promote the most appropriate use, to support high standards, to preserve the natural features and qualities of the site, to counteract the effects of urban congestion and monotony, to increase economy in provision of streets and utilities, to create attractive, identifiable centers for work, commercial services and residential development in Grass Valley.
17.26.030 - Special purpose zone land uses and permit requirements. ¶
A.
General Permit Requirements. Table 2-14 identifies the uses of land allowed by this development code in each special purpose 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 2-14 ("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 2-14 Allowed Land Uses and Permit Requirements for Commercial and Industrial Zone |
P - Permitted Use MUP - Minor Use Permit required UP - Use Permit required P/UP - Permitted use is 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 is 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 is 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 is 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 |
||
| OS | REC | P | Use Regulations |
|
| Agricultural and Resource Uses | ||||
| Agricultural accessory structure | MUP | — | — | |
| Crop production, horticulture, orchard, vineyard | MUP | P | — | |
| Recreation, Education & Public Assembly | ||||
| Campground, recreational vehicle (RV) park | — | UP | — | |
| Commercial recreational facility - Outdoor | — | UP | — | |
| TABLE 2-14 Allowed Land Uses and Permit Requirements for Commercial and Industrial Zone |
P - Permitted Use MUP - Minor Use Permit required UP - Use Permit required P/UP - Permitted use is 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 is 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 is 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 is 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 |
||
| OS | REC | P | ||
| Conference/convention facility | — | UP | — | |
| Equestrian facility | UP | UP | — | |
| Golf course, country club | UP | UP | — | |
| Guest ranch | — | UP | — | |
| Library, museum, art gallery | — | — | UP | |
| Meeting facility, public or private | P(4) | UP | P | |
| Park, playground | P | P | P | |
| School, public | — | — | UP | |
| School, specialized education and training | — | — | UP | |
| Sports and active recreation facility | P(4) | UP | UP | |
| Sports and entertainment assembly | — | UP | UP | |
| Studio - Art, dance, martial arts, music, etc. | P(4) | P | UP | |
| Shooting range, gun club | — | UP | — | |
| Residential | ||||
| Dwelling - Caretaker | UP | P | UP | |
| Retail | ||||
| Restaurant, cafe, cofee shop | UP(3) | UP(3) | UP(3) | |
| Services: Business, Financial, Professional | ||||
| ATM | — | P | — | |
| Medical services - Hospital | — | — | UP | |
| Ofce - Government | — | — | P | |
| Services - General | ||||
| Day care - Child or adult day care center | — | UP | — | 17.44.050 |
| Personal services | — | UP | — | |
| TABLE 2-14 Allowed Land Uses and Permit Requirements for Commercial and Industrial Zone |
P - Permitted Use MUP - Minor Use Permit required UP - Use Permit required P/UP - Permitted use is 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 is 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 is 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 is 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 |
||
| OS | REC | P | ||
| Public safety facility | — | UP | P | |
| Transportation, Communications, Infrastructure | ||||
| Heliport | — | — | UP | |
| Maintenance facility | — | — | P | |
| Parking facility, public or commercial | — | — | UP | |
| Utility facility | — | UP | UP | |
| Wireless telecommunications facility | UP | UP | UP | 17.46 |
| Notes: (1) SeeArticle 10(Glossary) for land use defnitions. (2) May be approved only on a second or upper foor. (3) Must be accessory to a primary open space, recreational, and/or public facility use on the same site. (4) Permitted in city parks only. |
Notes:
(1) See Article 10 (Glossary) for land use definitions.
(2) May be approved only on a second or upper floor.
(3) Must be accessory to a primary open space, recreational, and/or public facility use on the same site.
(4) Permitted in city parks only.
(Ord. No. 818, § 3(Exh. A), 9-13-2022)
17.26.040 - Special purpose 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/or established in compliance with the requirements in Table 2-15 in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3.
TABLE 2-15: OS, REC, AND P ZONE DEVELOPMENT STANDARDS
| Development Features | Requirement by Zone | ||
|---|---|---|---|
| OS Open Space |
REC Recreation |
P Public |
|
| Lot size | Minimum area and width required for each lot in a new subdivision. | ||
| Minimum area, width | Determined through site design approval, See 17.26.050 |
1.5 acres (except in a planned development) |
See Section17.26.060 |
| 100 ft | |||
| Residential density | Maximum number of dwelling units allowed on a project. The actual number of units allowed will be determined by the city through subdivision or planning permit approval, as applicable. |
||
| Maximum density | 1 caretaker unit | 1 caretaker unit | 1 caretaker unit |
| Setbacks | Minimum setbacks required. See Section17.30.030for exceptions, reductions, and encroachments. SeeChapter 17.44for setback requirements applicable to a specifc land use. |
||
| Front | Determined through site design approval. See 17.26.050 |
20 ft from ultimate road ROW, with mean average of 30 ft |
See Section17.26.060 |
| Side - Interior (each) | Determined through site design approval. See 17.26.050 |
30 ft; 15 ft if lot is < 30 ft | See Section17.26.060 |
| Side - Street side | Determined through site design approval. See 17.26.050 |
Same as interior side | See Section17.26.060 |
| Rear | Determined through site design approval. See 17.26.050 |
Same as interior side | See Section |
| Site coverage | Maximum percentage of total lot area to be covered pavement. |
by structures and | |
| Maximum coverage | N/A | 25% | N/A |
| Height limit | Maximum allowable height of structures. See Section17.30.060(height limits and exceptions) for heigh measurement requirements, and height limit exceptions. |
||
| Maximum height | 25 ft, 2 stories | 45 ft; or as allowed by use permit approval |
See Section17.26.060 |
| Fencing | See Section17.30.040(fences, walls, and screenings) | ||
| Landscaping | SeeChapter 17.34(landscaping standards) | ||
| Parking | SeeChapter 17.36(parking and loading) | ||
| Development Features | Requirement by Zone | ||
| --- | --- | --- | --- |
| OS Open Space |
REC Recreation |
P Public |
|
| Signs | SeeChapter 17.38(signs) | ||
| Additional zone standards |
See17.26.050 | See17.26.070 | See17.26.060 |
17.26.050 - OS zone requirements. ¶
No new structure shall be erected or structurally enlarged within the OS zone unless the council has approved the plans and drawings filed in compliance with this section.
A.
Plan and Drawing Requirement. The owner shall submit two copies of each of the following drawings to the department for council review when applying for a building permit.
1.
Site Plan. A site plan, drawn to scale showing:
a.
The proposed layout of the structures and other improvements including driveways, pedestrian walks, offstreet parking and off-street loading areas, landscaped areas, fences, walls and prominent natural terrain features;
b.
The locations of entrances and exits and the direction of traffic flow into and out of off-street parking and off-street loading areas, the location of each parking space and each loading berth, and areas for turning and maneuvering vehicles; and
c.
How utilities and drainage are to be provided.
Landscape Plan. A landscape plan, drawn to scale, showing the locations of existing trees and other plant material on the site and surrounding area, the trees and other planting material proposed to be removed or retained on the site, and the location and proposed design of landscaped areas and the varieties and sizes of plant materials to be provided.
3.
Architectural Drawings. Architectural drawings drawn to scale, including floor plans in sufficient detail to permit computation of parking or yard requirements, and showing all elevations of the proposed structures as they will appear upon completion. All exterior surfacing materials and colors shall be specified.
4.
Sign Drawings. Scale drawings of all signs showing size, location, material, colors, and illumination if any.
5.
Additional Information. The council may require additional information if necessary to determine whether the purposes of this section are being carried out, or may authorize omission of any or all of the drawings required by this section if they are not necessary.
B.
Criteria for Approval. Council approval shall require that the project complies with all applicable city policies and standards, and the following standards.
1.
Adequate traffic and pedestrian circulation and access way shall be provided, dedicated and improved as necessary to avoid congestion and to prevent adverse affects on neighboring property.
2.
All buildings or structures shall be arranged to permit convenient access for the city's emergency and service equipment. The applicant may be required to install and maintain fire hydrants, stand pipes and other fire protection devices.
3.
All buildings and landscaping shall have the scale and proportions which are appropriate to their size, to surrounding areas, and to the intent of the OS zone.
4.
Building elevations shall be compatible with the characteristics of the surrounding areas and the intent of the OS zone, as determined by the review authority.
5.
Landscaping, exterior lighting, walls, fences and screened planting shall be compatible with the characteristics of the surrounding areas, and the intent of the OS zone.
(Ord. No. 818, § 3(Exh. A), 9-13-2022)
17.26.060 - P zone requirements. ¶
A.
Applicability. The requirements of this section apply to proposed development within the P zone in addition to the standards in Section 17.26.040 (special purpose zone site planning and building standards).
B.
Site Planning and Design Requirements. Site planning and design requirements in P zones shall be determined through use permit review and approval, or through the site plan review process provided by this section where Section 17.26.030 (special purpose zone land uses and permit requirements) does not require use permit approval. No use shall be commenced and no building permit shall be issued for any structure within the P zone until a site plan has been approved in compliance with this section.
C.
Site Plan Preparation and Review.
1.
Application Requirements. The required site plan shall specify and show, as applicable:
a.
Lot dimensions;
b.
All proposed structures, including their location, dimensions, heights, and proposed uses;
c.
Walls and fences, including their location, height, and materials;
d.
Off-street parking, including its location, number of spaces, and dimensions of parking areas, and their internal circulation patterns;
e.
Access to and on the site, including pedestrian, vehicular, service, points of ingress and egress;
f.
Signs, including their location, size, height, and type;
g.
Loading areas including their location, dimensions, number of spaces, and internal circulation;
h.
Lighting, including its location and type, and measures to ensure compliance with Section 17.30.060 (outdoor lighting);
i.
Landscaping and irrigation, including its location and proposed plant and tree varieties;
j.
The location, dimensions and method of improvement of all property to be dedicated to the public or to public utilities; and
k.
Plans or reports detailing the proposed treatment of disposal of sewage and/or industrial waste.
2.
Site Plan Review. Each site plan shall be submitted to and approved by the council after a public hearing in compliance with Chapter 17.92 (public hearings).
a.
A site plan may be approved, modified and approved or approved subject to conditions, or rejected.
b.
After approval, a site plan may be amended in the same manner as a site plan as first approved in compliance with this section.
c.
If the council determines that a proposed site plan may unreasonably interfere with the use or enjoyment of property in the vicinity or endanger the public peace, health, safety, or general welfare, the council may reject the plan, or modify or condition the approval of the plan to address the problems.
d.
A site plan may be required prior to recommending a change of zone, and the council may approve a site plan subject to securing a change in zone.
D.
Effect of Site Plan Approval. No person shall fail to comply with any approved site plan or any applicable conditions of approval, nor shall a building permit be issued for a structure that would not comply with the applicable approved site plan.
(Ord. No. 818, § 3(Exh. A), 9-13-2022)
17.26.070 - REC zone requirements. ¶
A.
Applicability. The requirements of this section apply to proposed development within the REC zone in addition to the standards in Section 17.26.040 (special purpose zone site planning and building standards).
B.
Landscaping. Significant landscaping shall be incorporated into the required front setback, as determined by the review authority.
C.
Open Space. Open space shall be maintained on each site, including the following environmentally sensitive areas: 100-year flood plains as delineated on FEMA maps, environmentally sensitive wetlands, slopes in excess of thirty percent, lakes and ponds. In preserving these environmentally sensitive areas, emphasis shall be placed on maintaining the natural characteristics of the property while ensuring that any proposed development is harmonic with the terrain and provides buffer yards for neighboring land uses. Areas designated as environmentally sensitive shall remain in their natural and undisturbed state and shall be maintained in such a manner as to not create a fire hazard.
17.26.080 - SP zone requirements. ¶
A.
Applicability.
1.
Area of Application. An SP zone may be established by an amendment to this development code, or as a prezoning for any area within the boundary of the general plan. Each SP zone shall be a logical geographical unit and may include one or more parcels. An SP zone may be broken down into subareas for the purpose of assigning specific development standards and regulations.
2.
Development Standards. Site requirements, uses permitted and all other conditions on development shall be determined as part of the adoption of an SP zone and may be incorporated into the zoning ordinance by reference.
3.
General Plan Consistency. An SP zone shall conform to the policies of the applicable general plan designation.
4.
Minimum Site Area. The minimum size for an SP zone shall be five acres. Smaller parcels may be combined in an application to meet minimum qualification for land area.
5.
Establishment of an SP Zone. The rezoning of property to apply an SP zone shall include the adoption of the following requirements:
a.
Identification of geographical area where district standards and subarea standards apply;
b.
Description of the intent and character of area development;
c.
Identification of environmental mitigation measures and important features to be preserved;
d.
Identification of uses permitted and uses requiring use permits;
e.
Identification of street and right-of-way standards and easements for provisions of utilities and pathways; and
f.
Identification of standards for height and bulk, set-back, parking, lot size, percentage of open space and type of landscaping.
B.
Rezoning Procedure. The procedure for designating property with the SP zone shall comply with the requirements for rezoning in Chapter 17.94 (amendments).
C.
Amendments to SP Zone. An SP zone as applied to property may be amended only as follows.
1.
Determination of Amendment Type. The director will be responsible for determining whether an amendment proposal is major or minor. A major amendment shall follow the procedure required by subsection B. for new districts. A minor amendment may be approved or denied by the director. The decision shall be made in writing and in event of a denial, the applicant may appeal the decision to the commission. The appeal shall be in writing filed with the secretary of the commission within fifteen days after the director's decision.
2.
Criteria for Determination. The director shall apply the following criteria when determining whether a proposal is a major or minor amendment:
a.
Introduction of land uses not discussed previously;
b.
Major changes in layout of land uses;
c.
Alteration of circulation concepts;
d.
Changes in densities or design standards; and
e.
Changes in plan which may create or increase environmental impacts.
3.
Findings Required for Approval. The following findings shall be considered by a review authority prior to a recommendation for approval:
a.
Changes have occurred in the community since the specific plan was adopted.
b.
The amendment will benefit the specific plan area or the community.
c.
The amendment is consistent with the general plan.
d.
The change will not adversely affect adjacent properties and can properly be serviced.
e.
There are physical constraints associated with the property that make the amendment warranted.
D.
Development Map Requirements. The purpose of a development map is to ensure the requirements, standards and intent of the specific plan zone are met for sites within the specific plan area.
1.
Applicability and Application Requirements.
a.
No construction or building permit may be approved on a site in the SP zone without the review and approval of a development map by the director/commission to ensure its consistency with the requirements of the zone.
b.
A development map application shall be submitted on the form provided by the department, and shall include the fee required by the city's fee schedule, and all documents and materials specified by the director.
2.
Adoption of Development Map. A development map shall be reviewed and approved as follows:
a.
Responsibilities of Director. The director shall:
(1)
Determine that the application is complete;
(2)
Review the development map for compliance with the general plan, the SP zone, applicable environmental mitigation measures and other city requirements;
(3)
Circulate copies of the development map and related information to appropriate departments and agencies for review (this may occur concurrently with environmental review and subdivision review);
(4)
Hold a development map conference with the applicant and commentary agencies prior to the commission hearing; and
(5)
Prepare a report for the commission including comments from other agencies, environmental determination and a recommendation.
b.
Responsibilities of Commission. The commission shall:
(1)
Hold a public hearing on the development map following the notice procedure in Chapter 17.92 (public hearings); and
(2)
Approve, deny or modify the development map. The decision of the commission may be appealed to the council.
3.
Amendment of Development Map. A development map may be amended only as follows:
a.
Development map changes may be approved by the director provided the director first determines that they do not conflict with the intent of initial development plan approval or with the SP zone.
b.
If the director determines that changes in the development map may conflict with its initial approval, the application shall be decided by the commission.
E.
Annexation of SP Zone. The procedure for annexation shall be as follows:
The SP zone must be adopted by the council.
2.
Following adoption, lands in the area that are contiguous to the existing city boundary will be eligible to apply for annexation.
3.
Annexations will be processed through LAFCO and will be considered on the basis of the city's adequacy to provide services.