Grass Valley NG-3: Neighborhood General 3 - Transitional Zoning Guide
The NG-3: Neighborhood General 3 - Transitional zoning designation in the City of Grass Valley is designed to reinforce existing neighborhood character while facilitating increased residential density through well-designed multi-family housing. New developments within this City of Grass Valley zone generally require a 15-foot front build-to line and allow for a maximum building height of 2.5 stories or 30 feet.
Purpose and Character
The City of Grass Valley established the NG-3: Neighborhood General 3 - Transitional zone to encourage the provision of additional housing in a form that maintains a size, shape, and scale compatible with historic neighborhood architecture [Section 17.21.030.D]. This zone is primarily applied to properties previously designated as R-2A and R-3 districts, often featuring large historic homes that have been or could be converted into multiple apartments [Section 17.21.030.D].
Development Standards
All structures within the NG-3: Neighborhood General 3 - Transitional zone must comply with specific placement, height, and form requirements to ensure they integrate seamlessly into the City of Grass Valley's urban fabric.
| Development Feature | Requirement |
|---|---|
| Front Build-to Line | 15 feet (10 feet on downslope lots) |
| Side Street Build-to Line | 10 feet |
| Side Setback | 5 feet |
| Rear Setback | 5 feet |
| Lot Width | 100 feet maximum |
| Lot Depth | 150 feet maximum |
| Maximum Building Height | 2.5 stories or 30 feet |
| Ancillary Building Height | 2 stories or 25 feet |
| Ground Floor Finish Level | 1'6" minimum above sidewalk (6" on downslope) |
| Residential Parking | 1 space per unit (0.5 space per studio) |
Source: [Section 17.21.070]
Allowed Land Uses
The City of Grass Valley classifies uses in the NG-3: Neighborhood General 3 - Transitional zone into those permitted by right (P), those requiring a Minor Use Permit (MUP), and those requiring a full Use Permit (UP).
Residential and Agricultural Uses
- Permitted (P): Single-family dwellings, Duplexes, Triplexes, Fourplexes, Rowhouses, Accessory Dwelling Units (ADUs) or Carriage Houses, Home Occupations, Residential Accessory Structures, Residential Care (6 or fewer clients), and Transitional and Supportive Housing.
- Use Permit Required (UP): Residential care with 7 or more clients and rooming or boarding houses.
Recreation, Education, and Public Assembly
- Permitted (P): Libraries, Museums, and Parks/Playgrounds.
- Use Permit Required (UP): Meeting facilities (public or private), and Schools (private or public).
Services and Retail
- Permitted (P): Cottage food operations and Small family day care homes.
- Minor Use Permit Required (MUP): Day care centers (child or adult), Large family day care homes, and Bed and breakfast inns (B&Bs).
- Use Permit Required (UP): Extended care medical services and Public safety facilities.
Source: [Table 2.4, Section 17.21.070]
Prohibited Uses
The City of Grass Valley strictly prohibits certain activities within the NG-3: Neighborhood General 3 - Transitional zone to maintain the residential and transitional character of the neighborhood.
General Prohibitions
- Unlisted Uses: Any land use not specifically identified in Table 2.4 is prohibited within the City of Grass Valley unless the Community Development Director determines the use is similar and compatible with allowed uses [Section 17.20.030.A.2].
- Marijuana Operations: Marijuana cultivation and marijuana dispensaries are prohibited in all zones throughout the City of Grass Valley [Section 17.20.035].
Prohibited Home Occupations
Because the NG-3 zone is residential in nature, certain commercial activities are explicitly prohibited as home occupations, including but not limited to:
- Adult entertainment activities or businesses.
- Animal hospitals and boarding facilities (kennels).
- Automotive and other vehicle repair or service (body or mechanical).
- Construction contractor storage yards.
- Dismantling, junk, or scrap yards.
- Medical clinics, laboratories, or doctor's offices.
- Welding and machine shop operations.
- On-site sales (except for mail-order businesses with no on-site stock-in-trade).
Source: [Section 17.44.100.C.2]
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 17.21.070 – Neighborhood general 3 (NG-3) standards.
- Section 17.44.100 – Home occupations.