Allowed and Prohibited Land Uses in the M-2 General Industrial District of Grass Valley
The M-2 General Industrial Zone in the City of Grass Valley is reserved primarily for heavy industrial activities including manufacturing, assembly, and raw material distribution, typically located away from residential areas. Most heavy industrial and manufacturing uses are allowed by right or with a Use Permit (UP), while residential uses are strictly prohibited except for specific caretaker or nonconforming circumstances. Medical marijuana cultivation and dispensaries are prohibited in the M-2 General Industrial Zone and throughout all other districts within the City of Grass Valley [Section 17.20.035].
Purpose of the M-2 General Industrial Zone
The City of Grass Valley applies the M-2 zone to areas appropriate for heavy industrial activities. These include manufacturing, assembly, processing, and the storage or distribution of raw materials and aggregate plants. The City of Grass Valley requires these locations to be removed from residential and visitor-serving uses to minimize potential impacts. This zone implements the Manufacturing-Industrial designation of the Grass Valley General Plan [Section 17.24.020.G].
Permitted and Conditional Uses
Land uses in the M-2 General Industrial Zone are categorized by their permit requirements: Permitted (P), Minor Use Permit (MUP), Use Permit (UP), or Not Allowed (—).
Industrial and Manufacturing Uses
The City of Grass Valley designates the M-2 zone as the primary location for high-intensity industrial operations.
| Land Use Type | Permit Requirement |
|---|---|
| Concrete, Gypsum, and Plaster Product Manufacturing | P |
| Construction, Farm, and Heavy Equipment Sales and Rentals | P |
| Furniture and Fixtures Manufacturing / Cabinet Shop | P |
| Laundry or Dry Cleaning Plant | P |
| Lumber and Wood Product Manufacturing | P |
| Manufacturing/Processing - Heavy | UP |
| Manufacturing/Processing - Medium Intensity | P |
| Manufacturing/Processing - Light | P |
| Media Production | P |
| Metal Products Fabrication, Machine or Welding Shop | P |
| Petroleum Product Storage and Distribution | P |
| Printing and Publishing | P |
| Recycling - Large Collection or Processing Facility | P |
| Recycling - Scrap or Junk Yard | UP |
| Research and Development | P |
| Warehousing and Distribution | P |
Agricultural and Resource Uses
Resource-related activities within the M-2 General Industrial Zone of Grass Valley often require higher levels of discretionary review.
| Land Use Type | Permit Requirement |
|---|---|
| Agricultural Accessory Structure | P |
| Animal Keeping | MUP |
| Crop Production (Horticulture, Orchard, Vineyard) | P |
| Mining Operations (Surface or Underground) | UP |
Retail and Service Uses
While primarily industrial, the M-2 General Industrial Zone allows for various commercial support services and specific retail types.
| Land Use Type | Permit Requirement |
|---|---|
| Adult Oriented Business | UP |
| Artisan Shop | P |
| Auto and Vehicle Sales and Rental | P |
| Gas Station | P |
| General Retail (Standard) | P |
| Restaurant, Cafe, or Coffee Shop | P |
| Medical Services (Clinic, Urgent Care, or Doctor Office) | P |
| Office (Business, Government, Professional, or Administrative) | P |
| Personal Services (Standard) | P |
| Vehicle Services (Major/Minor Repair or Maintenance) | P |
| Veterinary Clinic or Animal Hospital | P |
Transportation and Infrastructure
| Land Use Type | Permit Requirement |
|---|---|
| Ambulance, Taxi, or Limousine Storage | UP |
| Freight Terminal | P |
| Utility Facility | UP |
| Wireless Telecommunications Facility | UP |
Prohibited Uses
The City of Grass Valley expressly prohibits several use types within the M-2 General Industrial Zone to maintain the district's industrial integrity and protect public health.
- Marijuana Uses: Both medical marijuana cultivation and marijuana dispensaries are prohibited in the M-2 General Industrial Zone and all other zones in the City [Section 17.20.035].
- Residential Uses: Standard residential dwellings (Single-family, Duplex, Multi-family) are not allowed.
- Exception: A Caretaker Dwelling may be allowed with a Use Permit (UP) [Table 2-10].
- Exception: An Accessory Dwelling Unit (ADU) is permitted (P) only if an existing legally non-conforming single-family dwelling is already on the property [Section 17.24.030, Note 2].
- Specific Prohibited Retail/Services:
- Bars, Taverns, and Night Clubs.
- Alcoholic Beverage Sales.
- Drive-through facilities.
- Furniture, Furnishings, and Appliance stores.
- Day care centers or homes.
- Social service organizations.
- Hospitals or Extended Care medical facilities.
- Warehouse Retail (large-scale membership warehouses).
Development Standards for the M-2 Zone
All development within the M-2 General Industrial Zone of Grass Valley must adhere to specific site planning and building standards.
| Feature | Standard |
|---|---|
| Minimum Lot Size | 1 acre |
| Minimum Front Setback (Major Street) | 20 ft. from back of curb |
| Minimum Front Setback (Local Street) | 30 ft. from back of curb |
| Minimum Side Setback (Interior) | 10 ft. |
| Minimum Side Setback (Street Side) | 15 ft. from back of curb |
| Minimum Rear Setback | 10 ft. |
| Maximum Building Height | 50 ft. (or 4 stories) |
Sections Cited
- Section 17.20.035 - Prohibition of medical marijuana cultivation and dispensaries.
- Section 17.24.020 - Purposes of commercial and industrial zones.
- Section 17.24.030 - Commercial and industrial zone land uses and permit requirements (Table 2-10).
- Section 17.24.040 - Commercial and industrial zone site planning and building standards (Table 2-13).