Design (D) Combining Zone Overlay in the City of Grass Valley
The Design (D) combining zone in the City of Grass Valley is an overlay district established to preserve and enhance areas of historical, civic, or cultural value. It requires that the Planning Commission review and approve all proposed building plans, specifically evaluating architectural features, materials, and site layouts, before any building permit can be issued [Section 17.28.030.D]. Development within the Design (D) combining zone must comply with the underlying primary zone standards while meeting additional aesthetic and preservation criteria to protect the municipality's tourism industry and quality of life [Section 17.28.030.A].
Purpose and Rezoning Requirements
The City of Grass Valley utilizes the Design (D) combining zone to provide controls and safeguards for the city's most significant aesthetic and historical resources. To apply this overlay to a property, the City Council must formally find that the area possesses unique natural beauty or serves as a site of special historical interest [Section 17.28.030.B].
When this zone is applied, it is indicated on the official zoning map by appending the suffix "-D" to the primary zone symbol (e.g., C1-D). This designation triggers a mandatory discretionary review process for all new construction and modifications [Section 17.28.020.A].
Architectural and Site Design Standards
The Planning Commission evaluates applications within the Design (D) combining zone based on a comprehensive set of design elements. These standards ensure that new development is compatible with the existing neighborhood fabric and the specific historical context of the site.
| Category | Regulated Design Elements in the Design (D) Combining Zone |
|---|---|
| Building Massing | The height, bulk, and total area of buildings [Section 17.28.030.C.1]. |
| Placement | Specific setbacks from property lines [Section 17.28.030.C.2]. |
| Exterior Finish | Colors, textures, and specific materials used for exterior walls [Section 17.28.030.C.3]. |
| Roofing | The specific type, pitch, and material of roofs [Section 17.28.030.C.4]. |
| Signage | The type, size, and location of all signs [Section 17.28.030.C.5]. |
| Site Layout | Landscaping plans and the configuration of parking lots [Section 17.28.030.C.6]. |
| Context | Relationship to other buildings and uses in the immediate area [Section 17.28.030.C.7]. |
| History | Architectural treatment as it relates to any historical buildings or structures [Section 17.28.030.C.8]. |
| Natural Features | Treatment of the site regarding natural settings, including grading, cuts, fills, and the preservation of trees and ground cover [Section 17.28.030.C.9]. |
Review and Approval Procedures
No building permit may be issued for construction within the City of Grass Valley's Design (D) combining zone until the Planning Commission has granted approval or conditional approval of the proposed plans [Section 17.28.030.D].
- Application Requirements: Applicants must submit all data required to evaluate the criteria listed in the standards table above.
- Expert Advice: The Commission may seek advice from any person or organization they deem qualified to provide input on the design, provided those advisors have no financial interest in the project [Section 17.28.030.D.2].
- Project Modifications: If the Commission finds a proposal incompatible with the intent of the Design (D) combining zone, they will work with the applicant to modify the plans to conform to the overlay's requirements [Section 17.28.030.D.3].
- Appeals: Decisions made by the Planning Commission regarding a Design (D) application may be appealed to the City Council in accordance with standard appeal procedures [Section 17.28.030.D.4].
Destruction or Alteration of Historical Buildings
The Design (D) combining zone imposes strict limits on the removal or modification of historical buildings. Such structures cannot be moved, relocated, demolished, or substantially altered in appearance except under specific conditions:
| Scenario | Requirement/Standard |
|---|---|
| Ordinary Alteration | Owner must secure approval from the Commission or its representative prior to construction or the issuance of a permit [Section 17.28.030.E.2]. |
| Relocation | Owner must secure approval from the Commission or its representative prior to moving the structure [Section 17.28.030.E.2]. |
| Damage by Act of God | If damaged by earthquake or fire, the owner may repair the building upon securing a permit from the Commission or its representative [Section 17.28.030.E.1]. |
Sections Cited
- Section 17.12.020 - Zoning map and zones.
- Section 17.28.010 - Purpose (Combining Zones).
- Section 17.28.020 - Applicability of combining zones.
- Section 17.28.030 - Design (D) combining zone.
- Section 17.91 - Appeals.