Grass Valley M-2 General Industrial Zoning District Guide
The M-2 General Industrial zoning district in Grass Valley is designated for high-intensity heavy industrial activities, including large-scale manufacturing, assembly, and raw material processing. Development within the M-2 General Industrial district requires a minimum parcel size of one acre and allows for significant building heights of up to 50 feet, provided the site is appropriately removed from residential and visitor-serving areas.
Purpose and Intent
The primary purpose of the M-2 General Industrial district is to provide adequate space for a range of heavy industrial activities. According to the Grass Valley Development Code, these activities include manufacturing, assembly, processing, the storage and distribution of raw materials, and aggregate plants [Section 17.24.020.G].
Because of the nature of these operations, the Grass Valley City Council has determined that M-2 General Industrial zones must be located away from residential areas and uses that serve visitors to minimize potential conflicts and "obnoxious characteristics" associated with heavy industry [Section 17.24.020.G]. This district implements and is consistent with the Manufacturing-Industrial designation of the Grass Valley General Plan [Section 17.12.020.A].
General Character
The character of the Grass Valley M-2 General Industrial district is defined by large-scale structures and significant outdoor operational areas. Unlike the M-1 (Light Industrial) zone, the M-2 district is specifically designed to accommodate "heavy" processes that may have greater impacts on their surroundings, such as mining operations and scrap or dismantling yards [Table 2-10].
The district emphasizes functionality and infrastructure capacity. Residential uses are strictly limited to caretaker quarters and specific accessory dwelling units, ensuring the land remains available for its primary industrial purpose [Table 2-10].
Technical Development Standards
New construction and alterations in the M-2 General Industrial district must comply with specific site planning and building standards regarding lot size, setbacks, and height.
| Development Feature | Requirement in M-2 General Industrial District |
|---|---|
| Minimum Lot Area | 1 acre [Table 2-13] |
| Minimum Lot Width | Determined through subdivision review [Table 2-13] |
| Maximum Residential Density | None allowed (except 1 caretaker unit per project) [Table 2-13] |
| Front Setback (Major Street) | 20 ft. for buildings; 20 ft. for parking [Table 2-13] |
| Front Setback (Local Street) | 30 ft. for buildings; 15 ft. for parking [Table 2-13] |
| Side - Interior Setback | 10 ft. [Table 2-13] |
| Side - Street Side Setback | 15 ft. from back of curb [Table 2-13] |
| Rear Setback | 10 ft. [Table 2-13] |
| Maximum Building Height | 50 ft. or 4 stories [Table 2-13] |
Permitted and Conditional Land Uses
Land uses in the Grass Valley M-2 General Industrial district are categorized by the type of permit required. "P" indicates a permitted use, "MUP" indicates a Minor Use Permit, and "UP" indicates a Use Permit is required [Section 17.24.030].
Industrial and Manufacturing
- Permitted (P): Concrete/gypsum product manufacturing, furniture/fixtures manufacturing, laundry plants, lumber and wood products, light and medium intensity manufacturing, petroleum product storage, printing and publishing, and recycling processing facilities [Table 2-10].
- Use Permit Required (UP): Heavy manufacturing and processing, mining operations (surface or underground), scrap or junk yards, and stockyards [Table 2-10].
Services and Commercial
- Permitted (P): Animal clinics/hospitals, auto and vehicle sales, gas stations, general retail, pharmacies, restaurants/cafes, and vehicle service (major and minor repair) [Table 2-10].
- Use Permit Required (UP): Adult-oriented businesses, ambulance/taxi storage, and public safety facilities [Table 2-10].
Residential and Other
- Permitted (P): Accessory dwelling units (subject to specific regulations for existing nonconforming dwellings) [Table 2-10].
- Use Permit Required (UP): Caretaker quarters, utility facilities, and wireless telecommunications facilities [Table 2-10].
Parking Requirements
Parking in the M-2 General Industrial district is based on the specific type of use and the square footage (sf) of the facility.
| Land Use Type | Vehicle Spaces Required |
|---|---|
| Manufacturing and Industrial | 1 space for each 200 sf of office area, PLUS 1 space for each 500 sf of floor/ground area for other uses, PLUS 1 space for each 5,000 sf of open storage [Table 3-3] |
| Warehousing | 1 space for each 500 sf of floor area [Table 3-3] |
| Wholesaling and Distribution | 1 space for each 500 sf [Table 3-3] |
| Vehicle Services | 4 spaces for each service or wash bay, plus office spaces as required [Table 3-3] |
Sections Cited
- Section 17.12.020 - Zoning map and zones
- Section 17.24.020 - Purposes of commercial and industrial zones
- Section 17.24.030 - Commercial and industrial zone land uses and permit requirements
- Section 17.24.040 - Commercial and industrial zone site planning and building standards
- Section 17.30.050 - Height limits and exceptions
- Section 17.36.040 - Number of parking spaces required