Zones, Allowable Uses, and Zone Standards

66 Pages·2012·6.07 MB·English

CITY OF GRASS VALLEY MUNICIPAL CODE - TITLE 17 - DEVELOPMENT CODE

A 2
RTICLE

Zones, Allowable Uses, and Zone Standards

Chapter 17.20 - Development and Land Use Approval Requirements .................................................... 2-3
17.20.010 - Purpose ............................................................................................................................. 2-3
17.20.020 - General Requirements for Development and New Land Uses ......................................... 2-3
17.20.030 - Allowable Land Uses and Planning Permit Requirements ............................................... 2-3
17.20.035 - Prohibition of Medical Marijuana Cooperatives or Collectives ....................................... 2-5
17.20.040 - Exemptions from Planning Permit Requirements ............................................................ 2-6
17.20.050 - Temporary Uses ............................................................................................................... 2-6
Chapter 17.21 - Traditional Community Development Zones .................................................................. 2-7
17.21.010 - Purpose ............................................................................................................................. 2-7
17.21.020 - Applicability of Standards ................................................................................................ 2-7
17.21.030 - Purposes of the Traditional Community Development Zones .......................................... 2-8
17.21.040 - Town Core (TC) Standards ............................................................................................ 2-10
17.21.050 - Neighborhood Center (NC) Standards ........................................................................... 2-14
17.21.060 - Neighborhood Center-Flex (NC-Flex) Standards ........................................................... 2-18
17.21.070 - Neighborhood General-3 (NG-3) Standards ................................................................... 2-22
17.21.080 - Neighborhood General-2 (NG-2) Standards ................................................................... 2-26
17.21.090 - Frontage Type Standards ................................................................................................ 2-30
Chapter 17.22 - Residential Zones ............................................................................................................. 2-31
17.22.010 - Purpose ........................................................................................................................... 2-31
17.22.020 - Purposes of the Residential Zones .................................................................................. 2-31
17.22.030 - Residential Zone Allowable Land Uses and Permit Requirements ................................ 2-32
17.22.040 - Residential Zone Site Planning and Building Standards ................................................ 2-34
Chapter 17.24 - Commercial and Industrial Zones ................................................................................. 2-37
17.24.010 - Purpose ........................................................................................................................... 2-37
17.24.020 - Purposes of Commercial and Industrial Zones ............................................................... 2-37
17.24.030 - Commercial and Industrial Zone Land Uses and Permit Requirements ......................... 2-38
17.24.040 - Commercial and Industrial Zone Site Planning and Building Standards ....................... 2-44
17.24.050 - Additional Commercial and Industrial Zone Standards ................................................. 2-47
Chapter 17.26 - Special Purpose Zones ..................................................................................................... 2-49
17.26.010 - Purpose ........................................................................................................................... 2-49
17.26.020 - Purposes of the Special Purpose Zones .......................................................................... 2-49
17.26.030 - Special Purpose Zone Land Uses and Permit Requirements .......................................... 2-50
17.26.040 - Special Purpose Zone Site Planning and Building Standards......................................... 2-53
17.26.050 - OS Zone Requirements .................................................................................................. 2-54
17.26.060 - P Zone Requirements ..................................................................................................... 2-55
17.26.070 - REC Zone Requirements ................................................................................................ 2-56
17.26.080 - SP Zone Requirements ................................................................................................... 2-56

Grass Valley Development Code – March 6, 2007 2-1
CITY OF GRASS VALLEY MUNICIPAL CODE - TITLE 17 - DEVELOPMENT CODE

Contents

Chapter 17.28 - Combining Zones ............................................................................................................. 2-61
17.28.010 - Purpose ........................................................................................................................... 2-61
17.28.020 - Applicability of Combining Zones ................................................................................. 2-61
17.28.030 - Design (D) Combining Zone .......................................................................................... 2-62
17.28.040 - Historical (H) Combining Zone ..................................................................................... 2-64
17.28.050 - Mobile Home and Mobile Home Park (MH) Combining Zone ..................................... 2-64
17.28.060 - Mining and Reclamation (MR) Combining Zone .......................................................... 2-65
17.28.070 - Hills Flat Business District (HFBD) Combining Zone ................................................... 2-66

2-2 Grass Valley Development Code - March 6, 2007
Development and Land Use Approval Requirements 17.20.010

CHAPTER 17.20 - DEVELOPMENT AND LAND USE APPROVAL
REQUIREMENTS

Development and Land Use Approval Requirements
Sections:

17.20.010 - Purpose
17.20.020 - General Requirements for Development and New Land Uses
17.20.030 - Allowable Land Uses and Planning Permit Requirements
17.20.040 - Exemptions from Planning Permit Requirements
17.20.050 - Temporary Uses

17.20.010 - Purpose 17.20.010

This Chapter describes the City=s requirements for the approval of proposed development and new land uses.
The permit requirements established by this Development Code for specific land uses are in Chapters 17.21
through 17.28.

17.20.020 - General Requirements for Development and New Land Uses 17.20.020

Each land use and/or structure shall be established, constructed, reconstructed, altered, moved or replaced in
compliance with the following requirements.

A. Allowable use. The land use shall be allowable by this Development Code in the zone applied to the
site. The basis for determining whether a use is allowable is described in Section 17.20.030
(Allowable Land Uses and Planning Permit Requirements).

B. Permit and approval requirements. Any planning permit or other approval required by Section
17.20.030 (Allowable Land Uses and Planning Permit Requirements) shall be obtained before the
issuance of any required grading, building, or other construction permit, and before the proposed use
is constructed, otherwise established or put into operation, unless the proposed use is listed in Section
17.20.040 (Exemptions from Planning Permit Requirements).

C. Development standards, conditions of approval. Each land use and structure shall comply with the
development standards of this Chapter, applicable standards and requirements in Articles 3 (Site
Planning and Project Design Standards), 4 (Standards for Specific Land Uses), 5 (Resource
Management), and 6 (Site Development Regulations), and any applicable conditions imposed by a
previously granted planning permit.

D. Legal lot. The site of a proposed development or new land use shall be a lot that was legally created
in compliance with the Subdivision Map Act and Article 8 (Subdivision Regulations and Procedures).

17.20.030 - Allowable Land Uses and Planning Permit Requirements 17.20.030

A. Allowable land uses. The uses of land allowed by this Development Code in each zone are listed in
tables of allowable land uses in Chapters 17.21 through 17.26, together with the type of planning
permit required for each use. Each land use listed in the tables is defined in Article 10 (Glossary).

1. Establishment of an allowable use.

a. Any one or more land uses identified by the tables in Chapters 17.21 through 17.26 as
being allowable within a specific zone may be established on any lot within that zone,
subject to the planning permit requirements of Subsection B., and compliance with all
applicable requirements of this Development Code.

Grass Valley Development Code – March 6, 2007 2-3
Development and Land Use Approval Requirements 17.20.030

b. Where a single lot is proposed for development with two or more of the land uses listed
in the tables at the same time, the overall project shall be subject to the highest permit
level required by Subsection B. for any individual use. For example, a site proposed for
development or occupancy with one use that is listed as permitted, and another use that
is listed as requiring Use Permit approval shall require Use Permit approval for all
development and uses.

2. Use not listed.

a. A land use that is not listed in the tables in Chapters 17.21 through 17.26 and is
determined by the Director to not be included in Article 10 (Glossary) under the
definition of a listed land use, is not allowed within the City, except as otherwise
provided Subsection A.3, or Section 17.20.040 (Exemptions from Planning Permit
Requirements).

b. A land use that is not listed in the tables within a particular zone is not allowed within
that zone, except as otherwise provided Subsection A.3, or Section 17.20.040
(Exemptions from Planning Permit Requirements).

3. Similar and compatible use may be allowed. The Director may determine that a proposed
use not listed in this Article is allowable as follows:

a. Required findings. The Director may determine that a proposed use is similar to and
compatible with a listed use and may be allowed, only after first making all of the
following findings with the determination:

(1) The characteristics of, and activities associated with the use are similar to one or
more of the listed uses, and will not involve a greater intensity than the uses
listed in the zone;

(2) The use will be consistent with the purposes of the applicable zone;

(3) The use will be consistent with the General Plan, and any applicable specific
plan;

(4) The use will be compatible with the other uses allowed in the zone; and

(5) The use is not listed as allowable in another zone.

A determination that a use qualifies as a similar and compatible use, and the findings
supporting the determination shall be in writing.

b. Applicable standards and permit requirements. When the Director determines that
a proposed, but unlisted, use is similar and compatible to a listed use, the proposed use
will be treated in the same manner as the listed use in determining where it is allowed,
what permits are required, and what other standards and requirements of this
Development Code apply.

c. Referral for determination. The Director may refer the question of whether a
proposed use qualifies as a similar and compatible use directly to the Commission for a
determination at a public meeting.

d. Appeal. A determination of similar and compatible use may be appealed in compliance
with Chapter 17.91 (Appeals).

2-4 Grass Valley Development Code - March 6, 2007
Development and Land Use Approval Requirements 17.20.030

B. Permit requirements. The tables listing allowable land uses in Chapters 17.21 through 17.26
provide for land uses that are:

1. Permitted subject to compliance with all applicable provisions of this Development Code.
These are shown as "P" uses in the tables;

2. Allowed subject to the approval of a Minor Use Permit (Section 17.72.060), and shown as
"MUP" uses in the tables;

3. Allowed subject to the approval of a Use Permit (Section 17.72.060), and shown as "UP" uses
in the tables;

4. Allowed subject to the type of City approval required by a specific provision of Chapter 17.44
(Standards for Specific Land Uses), and shown as "S" uses in the tables; and

5. Not allowed in particular zones, and shown as "C" in the tables.

Note: a permitted land use, or a use authorized through the approval of a Minor Use Permit or Use
Permit may also require a Development Review Permit (Section 17.72.030), a Building Permit, and/or
other permit required by the Municipal Code.

17.20.035 – Prohibition of Medical Marijuana Cooperatives

A. Purpose. It is the purpose and intent of this Chapter to preclude the opening, establishment and
operation of Medical Marijuana Cooperatives and Collectives in the City.

B. Definitions. The words and phrases included in the Section shall have the following meanings, unless
it is clearly apparent from the context that another meaning is intended:

1. “Medical marijuana” means marijuana authorized in strict compliance with Health and Safety
Code §§ 11362.5, 11362.7 et seq., or as such sections may be amended from time to time.

2. “Medical marijuana cooperative or collective” means a collective, cooperative, dispensary,
operator, establishment, provider, association or similar entity that cultivates, distributes,
dispenses, stores, exchanges, processes, delivers, makes available, transmits and/or gives away
marijuana in the City for medicinal purposes to qualified patients, persons with an
identification card or primary caregivers pursuant to Health and Safety Code §§ 11362.5,
11362.7 – 11362.83 and/or the guidelines, or as these laws may be amended from time to time.

C. Medical Marijuana Cooperatives and Collectives Prohibited.

1. Medical Marijuana Cooperative or Collective is not a permitted use and is prohibited in all
zones throughout the City. No permit or any other applicable license or entitlement for use,
nor any business license, shall be approved or issued for the establishment, maintenance or
operation of a Medical Marijuana Cooperative or Collective within the City.

2. The establishment, maintenance or operation of a Medical Marijuana Cooperative or
Collective within the City is declared to be a public nuisance and may be abated by the City
either pursuant to the Grass Valley Municipal Code or any other available legal remedies,
including but not limited to declaratory relief and civil injunctions.

D. Violation and Enforcement. The establishment, maintenance or operation of a Medical Marijuana
Cooperative or Collective in violation of or in non-compliance with any of the requirements of this
Chapter or applicable provisions of Title 17 (Development Code) or Grass Valley Municipal Code
shall be subject to any enforcement remedies available under the law and/or the Grass Valley
Municipal Code. In addition, the City may enforce the violation of this Chapter by means of civil
enforcement through a restraining order, a preliminary or permanent injunction or by any other means
authorized by the law.

Grass Valley Development Code – March 6, 2007 2-5
Development and Land Use Approval Requirements 17.20.040

17.20.040 - Exemptions from Planning Permit Requirements 17.20.040

The planning permit requirements of this Development Code do not apply to the land uses, structures, and activities
identified by this Section. These are allowed in all zones subject to compliance with this Section.

A. General requirements for exemption. The land uses, structures, and activities identified by Subsection B.
below are exempt from the planning permit requirements of this Development Code only when:

1. The use, activity or structure is established and operated in compliance with the setback requirements,
height limits, and all other applicable standards of this Article (Zones, Allowable Uses, and Zone
Standards), and Articles 3 (Site Planning and Project Design Standards), 4 (Standards for Specific Land
Uses), 5 (Resource Management), 6 (Site Development Regulations) and, where applicable, Chapter
17.90 (Nonconforming Uses, Structures, and Parcels); and

2. Any permit or approval required by regulations other than this Development Code is obtained (for
example, a Building Permit).

B. Exempt activities and land uses. The following are exempt from the planning permit requirements of this
Development Code when in compliance with Subsection A. above.

1. Decks, paths and driveways. Decks, platforms, on-site paths, and driveways that are not required to
have a Building Permit or Grading Permit.

2. Fences and walls. See Section 17.30.040 (Fences, Walls, and Screening).

3. Interior remodeling. Interior alterations that do not increase the gross floor area of the structure, or
change the permitted use of the structure.

4. Repairs and maintenance.

a. Single dwellings. Ordinary repairs to, and maintenance of single dwellings.

b. Multi-family, and non-residential structures. Ordinary repairs to, and maintenance of multi-
family residential and non-residential structures, if:

(1) The work does not change the approved land use of the site or structure, or add to,
enlarge or expand the land use and/or structure; and

(2) Any exterior repairs employ the same materials and design as the original construction.

5. Small, portable residential accessory structures. A single portable structure per lot or unit, including
pre-manufactured storage sheds or other small structures in residential zones, that are exempt from
Building Permit requirements in compliance with the Municipal Code and the Uniform Building Code.
Additional structures may be approved in compliance with Section 17.44.020 (Accessory Structures and
Uses), where allowed by the applicable zone.

6. Solar collectors. The addition of solar collectors to the roof or side of a building, provided that the
collectors comply with applicable height limit requirements; and ground-mounted solar collectors that
comply with the setback requirements and height limitations of the applicable zone and are not visible
from off the site.

7. Spas, hot tubs, and fish ponds. Portable spas, hot tubs, and constructed fish ponds, and similar
equipment and structures that do not: exceed 120 square feet in total area including related equipment;
contain more than 2,000 gallons of water; or exceed three feet in depth.

8. Utilities. The erection, construction, alteration, or maintenance by a public utility or public agency of
utilities intended to service existing or nearby approved developments shall be permitted in any zone.
These include: water; gas; electric; supply or disposal systems; including wires, mains, drains, sewers,
pipes, conduits, cables, fire-alarm boxes, police call boxes, traffic signals, hydrants, etc., but not
including new transmission lines and structures. Satellite and wireless communications antennas are not
exempt, and are instead subject to Chapter 17.46 (Telecommunications Facilities).

17.20.050 - Temporary Uses 17.20.050

Requirements for establishing a temporary use (for example, a construction yard, seasonal sales lot, special
event, temporary office trailer, etc.) are in Section 17.72.040 (Limited Term Permits).

2-6 Grass Valley Development Code - March 6, 2007
Traditional Community Development Zones 17.21.010

CHAPTER 17.21 - TRADITIONAL COMMUNITY DEVELOPMENT ZONES

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 - Neighborhood General 1 (NG-1) Standards
17.21.100 - Frontage Type Standards

17.21.010 - Purpose 17.21.010

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.

17.21.020 - Applicability of Standards 17.21.020

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).

Grass Valley Development Code – March 6, 2007 2-7
Traditional Community Development Zones 17.21.030

17.21.030 - Purposes of the Traditional Community Development Zones 17.21.030

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:

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

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

3. The zone will focus on the existing downtown area; and

4. 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:

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

2. Shopfront frontage types only are required (at a smaller scale than Core); and

3. 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:

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

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

3. Allows residential or commercial on ground floors; and

2-8 Grass Valley Development Code - March 6, 2007
Traditional Community Development Zones 17.21.030

4. Anticipates that frontages are likely to vary (between 0 feet and 12 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:

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

2. 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

3. 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:

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

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

3. 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.

Grass Valley Development Code – March 6, 2007 2-9
Town Core (TC) Standards 17.21.040
17.21.040 - Town Core (TC) Standards
J N
D
e
n
y Li
ert
p
o J N
Pr
G H TL,
B
et
e
C B Str
e
Sid J N K
A F
BTL, Property Line Sidewalk E
Primary Street
I M
�����������
Key L
Property Line Setback Line
Build-to Line (BTL) Building Area
Property Line Street
Building Placement Use
Build-to Line (Distance from Property Line) Ground Floor Service, Retail, or I
Front 0' A Recreation, Education &
Side Street, corner lot 0' B Public Assembly*
Setback Upper Floor(s) Residential or Service* J
Side 0' C *See Table 2.1 for specific uses.
Rear
Adjacent to residential 15' D Height
Adjacent to any other use 10' D Building Minimum 22' K
Building Form Building Maximum 3 stories,* 45' ** K
Primary Street built to BTL 80% min.* E Ancillary Building Max. 2 1/2 stories, 30' **
Side Street, Corner Lot built to BTL 30% min.* F Ground Floor Finish Level 12" max. above sidewalk L
Lot Width 100' max. G First Floor Ceiling Height 12' min. clear M
Lot Depth 200' max. H Upper Floor(s) Ceiling Height 8' min. clear N
* Street facades must be built to BTL within 30' of every corner. *Up to 5 stories with approved use permit
Notes ** All heights measured to eaves or base of parapet
All floors must have a primary ground-floor entrance that Notes
faces the primary or side street. Mansard roof forms are not allowed.
Rear-facing buildings, loading docks, overhead doors, and Buildings greater than 16 units must provide adequate com-
other service entries are prohibited on street-facing facades. mon space for residents in the form of community rooms,
Any building over 75' must be broken down to read as a series roof terraces, or courtyards.
of buildings no wider than 75' each. Any section along the BTL not defined by a building must
be defined by a 2'6" to 4'6" high fence or stucco or masonry
wall.
2-10 Grass Valley Development Code - March 6, 2007