Allowed and Prohibited Uses in the CPB: Commercial Business Park Zone of Grass Valley
In Grass Valley, the CPB: Commercial Business Park zone is designed as a high-quality employment center with a "campus" character, prioritizing corporate offices, research and development, and light industrial uses. While professional services and light manufacturing are permitted by right, many supporting activities such as child care centers or mixed-use residential components require a Use Permit, and general retail or heavy industrial operations are strictly prohibited. Development within the CPB: Commercial Business Park zone requires a minimum lot size of 1.5 acres and limits structure height to 50 feet or four stories [Table 2-12].
Purpose of the CPB: Commercial Business Park Zone
The City of Grass Valley applies the CPB: Commercial Business Park designation to areas intended for large-scale employment. The district requires a "campus" type character, which includes landscaped open space between buildings, screened service areas, and uniform sign and lighting standards. The CPB: Commercial Business Park zone is specifically intended to attract corporate administrative offices and medium-sized research and development firms while ensuring compatibility with adjacent residential uses through mandatory buffering [Section 17.24.020.E].
Land Use Permissions and Permit Requirements
Land uses in the CPB: Commercial Business Park zone are categorized by the level of review required: Permitted (P), requiring a Minor Use Permit (MUP), or requiring a Use Permit (UP). Uses marked with a dash (—) are prohibited [Table 2-10].
Permitted Uses (P)
The following uses are allowed by right in the Grass Valley CPB: Commercial Business Park district, provided they comply with standard development regulations:
- Industrial/Research: Manufacturing and processing (Light), media production, and research and development [Table 2-10].
- Professional Services: Medical services (clinics, urgent care, and doctor offices), and various office types including business, government, headquarters, professional, and administrative [Table 2-10].
- Supporting Uses: Fitness and health facilities, restaurant/cafe/coffee shops, and warehouse retail [Table 2-10].
- Residential/Agricultural: Caretaker dwellings, accessory dwelling units (ADUs), and crop production/horticulture [Table 2-10].
Uses Requiring a Use Permit (UP) or Minor Use Permit (MUP)
Certain activities are deemed compatible with the CPB: Commercial Business Park zone only if specific conditions are met to protect the surrounding environment:
- Community/Public: Public and private schools, parks, playgrounds, specialized education/training facilities, and general meeting facilities [Table 2-10].
- General Services: Child or adult day care centers, hotels, personal services, and public safety facilities [Table 2-10].
- Residential: Mixed-use project residential components, transitional and supportive housing, and residential care facilities (7 or more clients) [Table 2-10].
- Infrastructure: Hospitals, utility facilities, and wireless telecommunications facilities [Table 2-10].
Prohibited Uses
The Grass Valley Development Code strictly prohibits uses that would conflict with the campus-like environment of the CPB: Commercial Business Park zone. These include, but are not limited to:
- Heavy Industry: Heavy manufacturing, concrete/plaster manufacturing, mining operations, scrap/junk yards, and petroleum product storage [Table 2-10].
- Intensive Retail: Gas stations, auto and vehicle sales, bar/taverns, pharmacies, and general retail trade [Table 2-10].
- Animal Services: Animal keeping and kennels/animal boarding [Table 2-10].
- Marijuana: Marijuana cultivation and dispensaries are prohibited in all zones throughout the City of Grass Valley [Section 17.20.035].
Technical Development Standards
Proposed development within the CPB: Commercial Business Park zone must adhere to specific site planning and building standards to maintain its intended aesthetic and functional character.
| Development Feature | Requirement in CPB Zone |
|---|---|
| Minimum Lot Size | 1.5 acres [Table 2-12] |
| Maximum Residential Density | 8 units per acre [Table 2-12] |
| Maximum Building Height | 50 feet and 4 stories [Table 2-12] |
| Front Setback | 15 feet [Table 2-12] |
| Side Setback (Interior) | 20 feet [Table 2-12] |
| Side Setback (Street side) | 30 feet from back of curb [Table 2-12] |
| Rear Setback | 10 feet on a site abutting a residential use; none elsewhere [Table 2-12] |
| Site Coverage | No limitation other than as required for landscaping [Table 2-12] |
| Manufacturing Location | All manufacturing activities must be located within an entirely enclosed building [Section 17.24.050.C.4] |
Sections Cited
- Section 17.20.035 (Prohibition of medical marijuana)
- Section 17.24.020 (Purposes of commercial and industrial zones)
- Section 17.24.050 (Additional commercial and industrial zone standards)
- Table 2-10 (Allowed Land Uses and Permit Requirements)
- Table 2-12 (OP and CBP Zone Development Standards)