Chapter 17.21 — TRADITIONAL COMMUNITY DEVELOPMENT ZONES

Sections:

17.21.010 - Purpose. 17.21.020 - Applicability of standards. 17.21.030 - Purposes of the traditional community development zones. 17.21.040 - Town core (TC) standards. 17.21.050 - Neighborhood center (NC) standards. 17.21.060 - Neighborhood center flex (NC-Flex) standards. 17.21.070 - Neighborhood general 3 (NG-3) standards. 17.21.080 - Neighborhood general 2 (NG-2) standards. 17.21.090 - Frontage type standards.

This chapter lists the land uses that may be allowed within the traditional community development 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.

Development and new land uses proposed within the traditional community development zones shall comply with the standards in this chapter for the applicable zone, as follows:

A.

Building Placement. Each proposed structure shall comply with the build-to line, setback, and buildable area requirements in Sections 17.21.040 through 17.21.090 as required for the applicable zone, except as provided by Section 17.30.030 (build-to-line and setback requirements and exceptions), and except for the encroachments allowed in each zone by Sections 17.21.040 through 17.21.090.

B.

Use. Only the land uses allowed by Sections 17.21.040 through 17.21.090 shall be established in the applicable zone in compliance with Chapter 17.20 (development and land use approval requirements).

C.

Height. No structure shall exceed the height limit established by Sections 17.21.040 through 17.21.090 for the applicable zone, except as provided by Section 17.30.050 (height limits and exceptions).

D.

Parking. On-site parking shall be provided and located in compliance with Sections 17.21.040 through 17.21.090 for the applicable zone, and designed in compliance with Chapter 17.36 (parking and loading).

E.

Frontage Types. Only the frontage types allowed by Sections 17.21.040 through 17.21.090 shall be constructed in the applicable zone, in compliance with Section 17.21.100 (frontage type standards).

A.

Town Core (TC). The primary intent of this zone is to strengthen the mixed-use, pedestrian-oriented nature of the existing historic downtown. The secondary intent is to establish secondary mixed-use, pedestrian- oriented centers within large, regional districts that are likely to redevelop in the mid and long term. These areas include large, auto-oriented commercial districts. The redeveloped centers will encourage compact development, provide a wide range of housing opportunities, including work force housing, and promote walkable and bikeable communities. The TC zone may be applied to areas previously designated with the C-2 and C-2-A zoning districts, provided that:

Shopfront-related frontage types only with ground floor commercial are required;

The zone will continue to promote a mix of residential, commercial, civic, and institutional uses;

The zone will focus on the existing downtown area; and

This zone may also be an option for auto-oriented commercial districts to allow them to evolve into mixed- use centers as time and economic opportunity allow.

B.

Neighborhood Center (NC). The primary intent of this zone is to strengthen the existing neighborhood structure of Grass Valley by promoting and enhancing the vitality of existing neighborhood-serving commercial centers and thus promoting pedestrian-oriented neighborhoods. The secondary intent is to create additional mixed-use centers/nodes, for instance along corridors, that will provide focal points for mixed-use infill development. This will provide opportunities for redevelopment in a manner that will convert such corridors from their current nondescript and uniform character into vibrant pedestrian-oriented neighborhoods that strengthen the character of Grass Valley. The NC zone may be applied to properties previously designated in a number of existing zoning districts, provided that:

The zone can be expanded to use name of neighborhood (e.g. "NC-Sunrise Hill");

Shopfront frontage types only are required (at a smaller scale than core); and

The zone is intended to encourage mixed-use buildings that are compatible in size, shape, and scale with existing residential neighborhoods.

C.

Neighborhood Center-Flex (NC-Flex). The primary intent of this zone is to work in combination with the NC zone to promote the vitality of corridors and centers within different neighborhoods. This zone intends to promote flexibility of use, allowing the market to determine ground floor character while establishing the built form in order to ensure neighborhood compatibility. The nature of development within these zones will be informed by and will enhance the character of existing conditions within historic neighborhoods. The South Auburn corridor is a good example of an area appropriate for the application of this zone. The NC- Flex zone standards may apply to properties designated with a variety of existing zoning districts, including OP, R-1, C-1, C-2, and R-3, provided that the zone:

May use the name of the applicable neighborhood or area (e.g. "NC-Flex-S. Auburn Corridor");

Allows for medium/high density housing near mixed-use centers to help support the centers and promote a walkable neighborhood;

Allows residential or commercial on ground floors; and

Anticipates that frontages are likely to vary (between zero feet and twelve feet) by specific area based on existing conditions.

D.

Neighborhood General-3 (NG-3). The intent of this zone is to reinforce the character of the existing neighborhood fabric while encouraging additional housing to be provided. This zone will require well- designed density in the form of larger buildings that maintain a compatible size, shape, and scale with existing neighborhood architecture. Good examples of the scale and character of this housing should be large historic homes within the city that have been divided into multiple apartments. The NG-3 zone may be applied to properties previously designated in the R-2A and R-3 zoning districts, provided that the zone:

May include the name of the applicable neighborhood or area (e.g. "NG-3-Ohio Heights");

May be applied to areas that have historically been single-family but have been designated to evolve into higher density housing due to location within neighborhoods and near centers; and

The development standards will reinforce the character of the existing historic fabric along the street, but in a way that may encourage additional housing to be provided.

E.

Neighborhood General-2 (NG-2). The primary intent of this zone is to strengthen the character of existing historic neighborhoods within Grass Valley. It seeks to protect and enhance the unique character of existing neighborhoods, particularly in locations where this character may be most susceptible to change. The NG- 2 zone may be applied to properties previously designated within the R-1 and R-2 zoning districts, provided that the zone:

May include use name of the applicable neighborhood or area (e.g. "NG-2-Sunrise Hill");

Will work in coordination with existing preservation standards or guidelines; and

May designate specific areas within historic neighborhoods that have atypical existing conditions, such as extremely small lots or houses, within which specific development standards may be created to preserve the character.

B. Lot

Build-to Use (Distance from Property Line)

Front 0' Ⓐ

Side Street, corner lot 0' Ⓑ

Setback

Side 0' Ⓒ

Rear

 Adjacent to residential 15' Ⓓ

 Adjacent to any other use 10' Ⓓ

Building Form

Primary Street built to BTL 80% min.* Ⓔ

Side Street, Corner Lot built to BTL 30% min.* Ⓕ

Lot Width 100' max. Ⓖ

Lot Depth 200' max. Ⓗ

• Street facades must be built to BTL within 30' of every corner.

Notes

All floors must have a primary ground-floor entrance that faces the primary or side street.

Rear-facing buildings, loading docks, overhead doors, and other service entries are prohibited on street-facing facades.

Any building over 75' must be broken down to read as a series of buildings no wider than 75' each.

Use

Ground Floor Service, Retail, or Recreation, Education, & Public Assembly* Ⓘ

Upper Floor(s) Residential or Service* Ⓙ

Height

Building Minimum 22' Ⓚ

Building Maximum 3 stories*, 45'** Ⓚ

Ancillary Building Max. 2½ stories, 30'**

Ground Floor Finish Level 12" max. above sidewalk Ⓛ

First Floor Ceiling Height 12' min. clear Ⓜ

Upper Floor(s) Ceiling Height 8' min. clear Ⓝ

• Up to 5 stories with approved use permit

** All heights measured to eaves or base of parapet

Notes:

Mansard roof forms are not allowed.

Buildings greater than 16 units must provide adequate common space for residents in the form of community rooms, roof terraces, or courtyards.

Any section along BTL not defined by a building must be defined by a 2'6" to 4'6" high fence or stucco or masonry wall.

Parking

Location (Distance from Property Line)

Front Setback 20' Ⓞ

Side Setback 0' Ⓟ

Side Street Setback 5' Ⓠ

Rear Setback 5' Ⓡ

Required Spaces

Ground Floor    Uses <3,000 sf No off-street parking required

Uses >3,000 sf 1 space/400 sf Upper Floors Residential uses Other uses 1 space/unit; .5 space/studio 1 space/450 sf

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

Building Placement

Build-to Line (Distance from Property Line)

Front 0' Ⓐ

Side Street, corner lot 0' Ⓑ

Setback

Side 0' Ⓒ

Rear    Adjacent to residential Ⓓ  Adjacent to any other use Ⓓ

Building Form

Primary Street built to BTL 80% min.* Ⓔ

Side Street, Corner Lot built to BTL 30% min.* Ⓕ

Lot Width 75' max. Ⓖ

Lot Depth 150' max. Ⓗ

• Street facades must be built to BTL within 30' of every corner.

Notes:

All floors must have a primary ground-floor entrance which faces the street.

Rear facing buildings, loading docks, overhead doors, and other service entries are prohibited on street facades.

Use

Ground Floor Service, Retail, or Recreation, Education & Public Assembly* Ⓘ

Upper Floor(s) Residential or Service* Ⓙ

• See Table 2.2 for specific uses.

Height

Building minimum 16' Ⓚ

Building Maximum 3 stories*, 45'** Ⓚ

Ancillary Building max. 2½ stories, 30'**

Finish Ground Floor Level 12" max. above sidewalk Ⓛ

Parking

Location (Distance from Property Line)

Front Setback 20' Ⓞ

Side Setback 0' Ⓟ

Side Street Setback 5' Ⓠ

Rear Setback 5' Ⓡ

Required Spaces

Ground Floor    Uses <3,000 sf No off-street parking required Uses >3,000 sf 1 space/500 sf

Upper Floor(s)    Residential uses 1 space/unit; .5 space/studio  Other uses 1 space/300 sf

Notes:

Parking Drive Width 15' max.* Ⓢ

• Or as required by Fire Department

On corner lots, parking drive shall not be located on primary street Ⓣ

2 Allowed only on second or upper floors, or behind ground floor use.

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

Building Placement

Built-to Lines (Distance from Property Line)

Front 12'* Ⓐ

Side Street, corner lot 8' Ⓑ

• For redeveloping properties where adjacent buildings are set back less than 12' from the public right-of-way, the Front Build-to Line may be set to align with the front face of immediately adjacent properties.

Setback

Side 3' min., 10' max. Ⓒ

Rear      Adjacent to residential 10' Ⓓ Adjacent to any other use 5' Ⓓ

Building Form

Primary Street built to BTL 60% min.* Ⓔ

Side Street, Corner Lot built to BTL 30% min.* Ⓕ

Lot Width 75' max. Ⓖ

Lot Depth 150' max. Ⓗ

• Street facades must be built to BTL within 30' of every corner.

Notes:

All floors must have a primary ground-floor entrance which faces the street.

Service entries are prohibited.

Use

Ground Floor Residential, Service, Retail, Recreation, Education, & Public Assembly* Ⓘ

Upper Floor(s) Residential or Service* Ⓙ

• See Table 2.3 for specific uses.

Height

Building Minimum 16' Ⓚ

Building Maximum 2½ stories, 30'* Ⓚ

Ancillary Building Max. 2 stories, 25'*

Finish Ground Floor Level 12" max. above sidewalk Ⓛ

First Floor Ceiling Height 10' min. clear Ⓜ

Upper Floor(s) Ceiling Height 8' min. clear Ⓝ

• All heights measured to eaves or base of parapet

Notes:

Mansard roof forms are not allowed.

Street edge must be defined by a 2'6" to 4' high fence or stucco or masonry wall.

Parking

Location (Distance from Property Line)

Front Setback 20' Ⓞ

Side Setback 0' Ⓟ

Side Street Setback 5' Ⓠ

Rear Setback 5' Ⓡ

Required Spaces

Ground Floor    Residential Use 1 space/unit, .5 space/studio  Uses <3,000 sf  No off-street parking required  Uses >3,000 sf  1 space/500 sf

Upper Floor(s)    Residential uses 1 space/unit, .5 space/studio  Other uses 1 space/300 sf

Notes:

Parking Drive Width 15' max.* Ⓢ

Ord as required by Fire Department

On corner lots, parking drive shall not be located on primary street. T

P: Permitted Use

MUP: Mixed Use Permit Required

UP: Use Permit Required

NA: Use Not Allowed

End Notes:

1 A Definition of each listed use type is in Article 10 (Glossary)

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

Building Placement

Build-to Lines (Distance from Property Line)

Front 15'* Ⓐ

Side, Street, corner lot 10' Ⓑ

• 10' on downslope lots. For redeveloping properties where adjacent buildings are set back less than 15' from the public right-of-way, the Front Build-to Line may be set to align with the front face of immediately adjacent properties.

Setback

Side 5' Ⓒ

Rear 5' Ⓓ

Building Form

Primary Street built to BTL 60% min. Ⓔ

Side Street, Corner Lot built to BTL 30% min. Ⓕ

Lot Width 100' max. Ⓖ

Lot Depth 150' max. Ⓗ

Notes:

Upper-floor residential units must have a visible, ground-floor entrance that faces the street.

Use

Ground Floor Residential* Ⓘ

Upper Floor(s) Residential* Ⓙ

• See Table 2.4 for specific uses.

Height

Building Maximum 2½ stories, 30'** Ⓚ

Ancillary Building Max. 2 stories, 25'**

Finish Ground Floor Level 1'6" min. above sidewalk* Ⓛ

First Floor Ceiling Height 9' min. clear Ⓜ

Upper Floor Ceiling Height 8' min. clear Ⓝ 6'8" at knee wall

• 6" on downslope lots.

** All heights measured to eaves or base of parapet.

Notes:

Mansard roof forms are not allowed.

Street edge must be defined by a 2'6" to 4' high fence or stucco or masonry wall.

Parking

Location (Distance from Property Line)

Front Setback 20' Ⓞ

Side Setback 0' Ⓟ

Side Street Setback 5' Ⓠ

Rear Setback 5' Ⓡ

Required Spaces

Residential Uses 1 space/unit; .5 space/studio

Notes:

Parking Drive Width 12' max.* Ⓢ

• Or as required by Fire Department

On corner lots, parking drive shall not be located on primary street. Ⓣ

Shared drives are encouraged between adjacent lots to minimize curb cuts along the street.

Parking may be provided off-site within 1,300' or as shared parking.

Bicycle parking must be provided and in a secure environment.

Malibu Drive with central planting strips are encouraged.

See Chapter 17.36 for further parking specifications.

Encroachments

Location

Front 10' max. Ⓤ

P: Permitted Use

MUP: Minor Use Permit Required

UP: Use Permit Required

NA: Use Not Allowed

End Notes:

1 A definition of each listed use is in Article 10 (Glossary).

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

Building Placement

Setback

Front 15'* Ⓐ

Side Street, corner lot 10' Ⓑ

Side 5' Ⓒ

Rear 5' Ⓓ

• 10' on downslope lots.

Building Form

Lot Width 75' max. Ⓔ

Lot Depth 150' max. Ⓕ

Use

Ground Floor Residential Ⓖ

Upper Floor(s) Residential Ⓗ

• See Table 2.5 for specific uses.

Height

Building Maximum 2 stories, 30' max.** Ⓘ

Ancillary Building max.(1) 1½ stories, 15' max.**

Finish Ground Floor Level 1'6" min. above sidewalk* Ⓙ

First Floor Ceiling Height 9' min. clear Ⓚ

Upper Floor Ceiling Height 8' min. clear Ⓛ 6'8" at knee wall

• 6" on downslope lots.

** All heights measured to eaves or base of parapet.

Notes:

(1) Carriage houses may be 2 stories and 25' max. height.

Mansard roof forms are not allowed.

Street edge must be defined by a 2'6" to 4' high fence or stucco or masonry wall.

Parking

Location (Distance from Property Line)

Front Setback 20' Ⓜ

Side Setback 0' Ⓝ

Side Street Setback 5' Ⓞ

Rear Setback 5' Ⓟ

Required Spaces

Residential Uses 1 space/unit; .5 space/studio

Notes:

Parking Drive Width 12' max.* Ⓠ

• Or as required by Fire Department

Shared drives are encouraged between adjacent lots to minimize curb cuts along the street.

Malibu Drive with central planting strips are encouraged.

See Chapter 17.36 for further parking specifications.

Encroachments

Location

Front 10' max. Ⓡ

Side Street 8' max. Ⓢ

Rear 0'

Notes:

Porches, Balconies, and Bay Windows may encroach over the BTL on the street sides, as shown in the shaded areas.

Frontage Types

Stoops    Depth 4' min., 6' max.

Forecourts   :en;Depth 20' max., not to exceed width

Width 20' min., 50% of lot width max. Porches Depth Height 8' min. 2 stories max.

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