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Earlier editions: 2026-09

Title 17 — DEVELOPMENT CODE›Article 2 — ZONES, ALLOWABLE USES, AND ZONE STANDARDS

Grass Valley Municipal Code Ch. 17.22 Residential Zones

Grass Valley Municipal Code · 2026-10 edition · updated 2026-10-04 · Grass Valley

Cite as: Grass Valley Municipal Code Chapter 17.22 · Text as of 2026-10-04

17.22.010 - Purpose.

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.

Exceptions & meaning →

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.

Exceptions & meaning →

17.22.030 - Residential zone allowable land uses and permit requirements.

A. 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 specific 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 specific 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 specific 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 specific plan, Use Permit required otherwise — - Use not allowed
Land Use Type (1) Permit Required by Zone Permit Required by Zone Permit Required by Zone Permit Required by Zone Permit Required by Zone Specific Use Regulations
Land Use Type (1) R-E R-1 R-2 R-2A R-3 Specific Use Regulations
Agricultural & Resource Uses Agricultural & Resource Uses Agricultural & Resource Uses Agricultural & Resource Uses Agricultural & Resource Uses Agricultural & Resource Uses 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 Recreation, Education & Public Assembly Recreation, Education & Public Assembly Recreation, Education & Public Assembly Recreation, Education & Public Assembly Recreation, Education & Public Assembly 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 Residential Residential Residential Residential Residential Residential
Dwelling: Multifamily - Duplex, triplex, fourplex — — P P P 17.44.160
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 Services: General Services: General Services: General Services: General Services: General 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
Hosted short-term rental units — P 1 P 1 — P 1 17.44.205.B
Vacation rental unit — MUP MUP 2 — MUP 2 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: 1 Permitted 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. 2 Permitted 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)

Exceptions & meaning →

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 Requirement by Zone Requirement by Zone
Development Feature 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 and width required for each lot in a new subdivision, provided that overall subdivision density shall also comply with the general plan 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 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. 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. 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.
Density 1 unit per lot 1 unit per lot 8 units/acre, 5,400 sf of site area per unit
Density One second unit may also be allowed on a lot with a single dwelling in compliance with Section 17.44.190 (section units). One second unit may also be allowed on a lot with a single dwelling in compliance with Section 17.44.190 (section units). One second unit may also be allowed on a lot with a single dwelling in compliance with Section 17.44.190 (section units).
Setbacks Minimum setback required. See Section 17.30.030 for exceptions, reductions, and encroachments. See Chapter 17.44 for setback requirements applicable to a specific land use. Minimum setback required. See Section 17.30.030 for exceptions, reductions, and encroachments. See Chapter 17.44 for setback requirements applicable to a specific land use. Minimum setback required. See Section 17.30.030 for exceptions, reductions, and encroachments. See Chapter 17.44 for setback requirements applicable to a specific 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 specific 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. 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 5 ft 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 specific plan 20% of lot width, to a maximum requirement of 15 ft. 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. 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. 5 ft back from street-facing facade of primary structure. 5 ft back from street-facing facade of primary structure.
Accessory structure See 17.44.020 (accessory uses and structures) See 17.44.020 (accessory uses and structures) See 17.44.020 (accessory uses and structures)
Site coverage Maximum percentage of the total lot area (excluding pools) that may be covered by structures and pavement. Maximum percentage of the total lot area (excluding pools) that may be covered by structures and pavement. Maximum percentage of the total lot area (excluding pools) that may be covered by structures and pavement.
Maximum coverage 40%; 60% with use permit approval 50% 50%
Height limit Maximum allowable height of structures. See Section 17.30.050 for height measurement requirements, and height limit exceptions. Maximum allowable height of structures. See Section 17.30.050 for height measurement requirements, and height limit exceptions. Maximum allowable height of structures. See Section 17.30.050 for height measurement requirements, and height limit exceptions.
Maximum height 35 ft 35 ft, 2 stories 35 ft, 2 stories
Fencing See Section 17.30.040 (fences, walls, and screening) See Section 17.30.040 (fences, walls, and screening) See Section 17.30.040 (fences, walls, and screening)
Landscaping See Chapter 17.34 (landscaping standards) See Chapter 17.34 (landscaping standards) See Chapter 17.34 (landscaping standards)
Parking See Chapter 17.36 (parking and loading) See Chapter 17.36 (parking and loading) See Chapter 17.36 (parking and loading)
Signs See Chapter 17.38 (signs) See Chapter 17.38 (signs) See Chapter 17.38 (signs)

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

Development Feature Requirement by Zone Requirement by Zone
Development Feature 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 and width required for each lot in a new subdivision.
Minimum area 10,000 sf 10,000 sf
Minimum width 70 ft for interior lot; 75 ft for corner lot. 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. 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.
Density 3,500 sf of site area per unit. 2,000 sf of site area per unit.
Setbacks Minimum setbacks required. See Section 17.30.030 for exceptions, reductions, and encroachments. See Chapter 17.44 for setback requirements applicable to a specific land use. Minimum setbacks required. See Section 17.30.030 for exceptions, reductions, and encroachments. See Chapter 17.44 for setback requirements applicable to a specific land use.
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. 5 ft.
Side - Street side 20% of lot width to a maximum requirement of 15 ft. 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 5 ft back from street-facing facade of primary structure
Accessory structures See 17.44.020 (accessory uses and structures) See 17.44.020 (accessory uses and structures)
Site coverage Maximum percentage of the total lot area (excluding pools) that may be covered by structures and pavement. Maximum percentage of the total lot area (excluding pools) that may be covered by structures and pavement.
Maximum coverage 40% 50%
Height limit Maximum allowable height of structures. See Section 17.30.050 for height measurement requirements, and height limit exceptions. Maximum allowable height of structures. See Section 17.30.050 for height measurement requirements, and height limit exceptions.
Maximum height 35 ft, 3 stories* 35 ft, 3 stories*
Fencing See Section 17.30.040 (fences, walls, and screening) See Section 17.30.040 (fences, walls, and screening)
Landscaping See Chapter 17.34 (landscaping standards) See Chapter 17.34 (landscaping standards)
Parking See Chapter 17.36 (parking and loading) See Chapter 17.36 (parking and loading)
Signs See Chapter 17.38 (signs) See Chapter 17.38 (signs)
* All heights measured from finished grade to eaves or base of parapet.
Exceptions & meaning →

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