Design (D) Combining Zone Standards and Modifications in the City of Grass Valley
The Design (D) combining zone in the City of Grass Valley allows for the explicit modification of primary district standards such as lot width, site area, and maximum building height through the use of specific alphanumeric symbols on the zoning map. Furthermore, this overlay mandates a discretionary review by the Planning Commission for all proposed construction, ensuring that architectural features, materials, and landscaping are compatible with the City of Grass Valley's historical and aesthetic values [Section 17.28.020; Section 17.28.030].
Purpose of the Design (D) Combining Zone
The City of Grass Valley establishes the Design (D) combining zone to provide controls and safeguards for areas of historical, civic, or cultural value. The intent is to preserve and enhance the quality of life and the tourism industry by protecting areas of unique natural beauty or special aesthetic interest [Section 17.28.030.A].
Modification of Base District Standards
The Design (D) combining zone can modify the technical requirements of the underlying primary zone. These modifications are indicated by symbols appended to the primary zone symbol on the official zoning map [Section 17.28.020.A].
Standard Modification Symbols
| Primary Standard Modified | Formatting Method | Example Interpretation |
|---|---|---|
| Minimum Building Site Width | A number preceding and connected by a hyphen to the zone symbol. | 200-C1: Designates a minimum building site width of 200 feet. |
| Minimum Building Site Area | A number following and connected by a hyphen to the zone symbol. | C1-20,000: Designates 20,000 square feet; C1-1: Designates 1 net acre. |
| Area per Dwelling Unit | A number following the zone symbol enclosed in parentheses. | R3 (4,300): Designates 4,300 square feet of land area required per unit. |
| Maximum Building Height | A number shown below and separated by a line from the primary symbol. | C1/65: Designates a maximum building height of 65 feet. |
The City of Grass Valley allows these symbols to be used in any combination to specify unique site requirements, such as 100-R3-20,000(4,000)/40, which combine width, area, density, and height modifications [Section 17.28.020.A.2.e].
Architectural and Design Standards
In the Design (D) combining zone, the Planning Commission has the authority to review and approve plans based on specific architectural criteria to ensure consistency with the established character of the City of Grass Valley.
Items for Commission Consideration
The Planning Commission evaluates the following elements during the project review process [Section 17.28.030.C]:
- Building Form: The height, bulk, and total area of the structure.
- Setbacks: The distance of structures from property lines.
- Exterior Treatments: The color, texture, and materials used on exterior walls.
- Roofing: The type, pitch, and materials of the roof.
- Signage: The size, type, and location of all signs.
- Site Layout: The arrangement of landscaping and the configuration of the parking lot.
- Context: The relationship of the proposed project to other buildings and land uses in the surrounding area.
- Historical Harmony: The architectural treatment as it relates to any nearby historical structures.
- Natural Setting: Site treatment regarding grading, cuts, fills, and the preservation of existing trees and natural ground cover.
Procedural Requirements and Restrictions
The City of Grass Valley prohibits the issuance of any building permit for construction within a Design (D) combining zone until the Planning Commission has approved or conditionally approved the proposed plans [Section 17.28.030.D].
Historical Building Restrictions
Specific rules apply to historical buildings located within the Design (D) combining zone [Section 17.28.030.E]:
- Relocation and Alteration: No historical building may be moved, relocated, demolished, or significantly changed in exterior appearance without commission approval.
- Damage Recovery: If a historical building is damaged by fire or an "act of God," the owner may repair the structure only after securing a permit from the Planning Commission or an authorized representative.
- Pre-Construction Approval: Owners must obtain approval from the commission before initiating any alterations or moving a historical building.
Appeals and Conflict Resolution
If an applicant is dissatisfied with the Planning Commission's decision regarding a project in the Design (D) combining zone, they may appeal the decision to the City Council in accordance with the municipality's standard appeal procedures [Section 17.28.030.D.4]. In the event of a conflict between Design (D) combining zone requirements and other provisions of the development code, the City of Grass Valley resolves the issue through the rules of interpretation established in the code [Section 17.28.020].
Sections Cited
- Section 17.10.050 - Rules of interpretation
- 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
- Section 17.94 - AMENDMENTS