Grass Valley Neighborhood Center Flex (NC-Flex) Allowed and Prohibited Uses Guide
The Neighborhood Center Flex (NC-Flex) zoning designation in the City of Grass Valley is designed to promote the vitality of neighborhood corridors by allowing maximum flexibility for ground-floor uses, including both residential and commercial activities. While the district permits a wide array of housing types, professional services, and retail operations by right or via Minor Use Permit, it strictly prohibits high-impact industrial activities and all forms of medical marijuana cultivation or dispensaries.
Purpose and Character of the NC-Flex District
The NC-Flex zone works in combination with the Neighborhood Center (NC) zone to enhance historic neighborhoods and corridors, such as the South Auburn corridor. Unlike more restrictive centers, the Grass Valley NC-Flex designation allows the market to determine ground-floor character by permitting either residential or commercial uses at the street level [Section 17.21.030.C].
Allowed Land Uses in the NC-Flex District
Land uses within the Grass Valley NC-Flex district are categorized by the level of permit required: P (Permitted), MUP (Minor Use Permit), or UP (Use Permit).
Residential Uses
The NC-Flex zone is highly permissive regarding residential density and types to support walkable neighborhoods [Section 17.21.030.C].
| Use Type | Permit Requirement | Specific Regulations |
|---|---|---|
| Single-Family Dwelling | P | [Section 17.44.210] |
| Duplex, Triplex, Fourplex | P | [Section 17.44.160] |
| Rowhouse | P | [Section 17.44.140] |
| Mixed Use Project (Residential Component) | P | [Section 17.44.140] |
| Live/Work Unit | P | [Section 17.44.130] |
| Accessory Dwelling Unit (ADU) | P | [Section 17.44.190] |
| Home Occupation | P | [Section 17.44.100] |
| Transitional and Supportive Housing | P | — |
| Residential Care (6 or fewer clients) | P | — |
| Residential Care (7 or more clients) | UP | — |
Retail and Service Uses
Commercial uses in the NC-Flex zone are intended to be neighborhood-serving and compatible with adjacent residential fabric [Section 17.21.030.C].
| Use Type | Permit Requirement |
|---|---|
| Retail & Food | |
| General Retail | P |
| Cottage Food | P |
| Restaurant, Cafe, Coffee Shop | MUP |
| Neighborhood Market | MUP |
| Alcoholic Beverage Sales | MUP |
| Antiques and Collectables | MUP |
| Bar, Tavern, or Nightclub | UP |
| On-site Production of Items Sold | MUP |
| Professional Services | |
| ATM | P |
| Bank or Financial Services | P |
| Business Support Service | P |
| Medical Services (Clinic/Urgent Care) | P |
| Medical Services (Doctor Office) | P |
| Office (Business, Service, Admin) | P |
| Extended Care Facility | UP |
| General Services | |
| Day Care Center (Child or Adult) | MUP |
| Day Care Home (Large or Small family) | P |
| Lodging (B&B or Hotel) | MUP |
| Personal Services | P |
| Public Safety Facility | UP |
Recreation and Infrastructure
| Use Type | Permit Requirement |
|---|---|
| Library or Museum | P |
| Park or Playground | P |
| Studio (Art, Dance, Music, etc.) | P |
| Meeting Facility (Public or Private) | UP |
| School (Public or Private) | UP |
| Wireless Telecommunications Facility | UP |
| Parking Facility (Public or Commercial) | UP |
Prohibited Uses in the NC-Flex District
The City of Grass Valley explicitly prohibits several uses city-wide or specifically within the NC-Flex district.
Absolute Prohibitions (City-Wide)
Regardless of the zoning district, the following are prohibited in the City of Grass Valley:
- Medical Marijuana Cultivation: Marijuana cultivation is not a permitted use and is prohibited in all zones throughout the city [Section 17.20.035.C].
- Marijuana Dispensaries: No permit or business license shall be issued for any dispensary, including mobile dispensaries [Section 17.20.035.D].
District-Specific Prohibitions
Uses not listed in the NC-Flex allowed use table (Table 2.3) are generally prohibited unless the Director determines they are similar and compatible to an allowed use [Section 17.20.030.A]. Specifically:
- Industrial Uses: Heavy manufacturing, chemical product manufacturing, and petroleum refining are not listed for the NC-Flex zone and are restricted to Industrial zones [Section 17.24.030].
- High-Intensity Retail: Warehouse retail and large-scale auto sales are not permitted in the NC-Flex zone.
- Drive-Throughs: Drive-through facilities are not specifically listed as allowed in the NC-Flex use table, though they are permitted in other commercial zones [Table 2.3].
Prohibited Home Occupations
If a business is conducted as a Home Occupation within an NC-Flex residence, the following activities are strictly prohibited [Section 17.44.100.B.2]:
- Adult entertainment activities.
- Animal hospitals and boarding facilities.
- Automotive and other vehicle repair (body or mechanical).
- Construction contractor storage yards.
- Dismantling, junk, or scrap yards.
- Medical clinics or laboratories.
- Welding and machine shop operations.
NC-Flex Technical Development Standards
Development in the Neighborhood Center Flex district must comply with specific physical requirements to ensure compatibility with the surrounding neighborhood [Section 17.21.060].
| Feature | Standard |
|---|---|
| Front Build-to Line (BTL) | 12 feet* |
| Side Street BTL (Corner Lot) | 8 feet |
| Side Setback | 3 feet minimum; 10 feet maximum |
| Rear Setback (Adj. to Residential) | 10 feet |
| Rear Setback (Adj. to Other Use) | 5 feet |
| Maximum Building Height | 2.5 stories or 30 feet |
| Ancillary Building Max Height | 2 stories or 25 feet |
| Primary Street Built to BTL | 60% minimum |
*Note: On redeveloping properties, the Front BTL may be set to align with immediately adjacent properties if they are set back less than 12 feet [Section 17.21.060].
Sections Cited
- Section 17.20.030 - Allowable land uses and planning permit requirements
- Section 17.20.035 - Prohibition of medical marijuana cultivation and dispensaries
- Section 17.21.030 - Purposes of the traditional community development zones
- Section 17.21.060 - Neighborhood Center-Flex (NC-Flex) Standards
- Section 17.24.030 - Commercial and industrial zone land uses
- Section 17.44.100 - Home occupations
- Section 17.44.130 - Live/work units
- Section 17.44.140 - Mixed use projects
- Section 17.44.160 - Multifamily projects
- Section 17.44.190 - Accessory dwelling units (ADU)
- Section 17.44.210 - Single dwellings