Nevada City Subdivision and Lot Standards for R2 and PD Districts
In Nevada City, R2 districts require a minimum lot size of 0.5 acres (21,780 sq. ft.) for new subdivisions, with a maximum density of 8 units per acre. These lot size minimums are waived for master planned multi-family projects like townhomes or condos. The PD (Planned Development) district provides design flexibility but maintains base zone density. The '-X' combining district explicitly prohibits further subdivision of land.
The Nevada City zoning code establishes specific regulations governing the division and development of land within the R2 (Multiple-Family Residential) zone and the PD (Planned Development) combining district. These regulations include minimum lot sizes, density standards, and specialized combining districts that can restrict or allow flexibility in subdivision.
R2 Multiple-Family Residential Subdivision Standards
Subdivision within the R2 zone is governed by density and lot size requirements intended to maintain a compatible mix of single-family and multi-family dwellings [Section 17.28.010].
Minimum Lot Size and Density
For any newly created lot within an R2 district, the following standards apply:
- Minimum Lot Size: 21,780 square feet (0.5 acres) [Section 17.28.070(B)].
- Maximum Density: Eight units per acre [Section 17.28.070(A)].
- Lot Width: A minimum of 75 feet, plus an additional 10 feet for every family residence in excess of one [Section 17.28.060(A)].
Exceptions for Master Planned Projects
The minimum lot size of 0.5 acres does not apply to tentative maps for condominiums, townhome units, or single-family parcels if the development is part of a master planned multiple-family project [Section 17.28.070(C)]. Additionally, the planning commission has the authority to alter lot width and yard requirements for projects processed as planned unit developments [Section 17.28.060].
Planned Development (PD) Combining District
The "-PD" designation is a combining district that is attached to a base zoning district (such as R2) to provide greater flexibility in design and encourage well-planned facilities [Section 17.68.230].
- Applicability to Condominiums: All condominiums and community apartments are required to comply with the regulations of a residential planned unit development as set out in the "-PD" planned development combining district [Section 17.104.020].
- Density Standards: While the PD district allows for creative planning and integrated development, the density standards of the underlying base zone still apply to residential uses [Section 17.68.250].
Combining Districts Restricting Subdivision
The city utilizes specific combining districts to further control or prohibit the division of land:
Excluding Subdivision Combining District (-X)
The "-X" district is intended to permanently "freeze" parcel sizes to mitigate project impacts or preserve open space [Section 17.68.350].
- Prohibition: Further division of land is prohibited where this district is shown on the map [Section 17.68.350].
- Rezoning Restriction: Property designated with the "-X" combining district cannot be rezoned to allow division unless the planning commission and city council find that such a rezoning is in the public interest [Section 17.68.360].
Minimum Lot Area Combining District
In any zoning district, the base minimum lot size may be increased using a numerical designation (e.g., R1-0.5 or R1 (20,000)). This is used to control future subdivision density and establish specific density requirements when used in conjunction with the PD combining district [Section 17.68.370, 17.68.380].