Grass Valley NG-3 Neighborhood General 3 - Transitional District Guide
The NG-3 Neighborhood General 3 - Transitional zoning district in the City of Grass Valley is designed to reinforce existing neighborhood character while encouraging increased residential density, allowing duplexes, triplexes, and fourplexes by right. Buildings in the NG-3 district are limited to a maximum height of 2.5 stories (30 feet) and must typically adhere to a 15-foot front build-to line to ensure a consistent historic fabric along the street. This district specifically transitions between lower-density residential areas and more intensive centers, often utilizing large historic homes that have been converted into multiple apartment units.
Purpose and General Character
The primary intent of the NG-3 Neighborhood General 3 - Transitional zone is to reinforce the character of the existing neighborhood fabric in Grass Valley while encouraging the provision of additional housing [Section 17.21.030.D]. The City of Grass Valley applies this zone to areas that have historically been single-family but have been designated to evolve into higher-density housing due to their proximity to neighborhoods and centers [Section 17.21.030.D.2].
The character of the NG-3 district is defined by well-designed density, often taking the form of larger buildings that maintain a size, shape, and scale compatible with existing historic architecture [Section 17.21.030.D]. This zone is typically applied to properties in the City of Grass Valley previously designated under the R-2A and R-3 zoning districts [Section 17.21.030.D].
Permitted Land Uses
The City of Grass Valley allows a variety of residential and limited community-serving uses within the NG-3 district. Most residential types are permitted by right ("P"), while more intensive services or public facilities may require a Minor Use Permit ("MUP") or a Use Permit ("UP") [Table 2.4].
| Land Use Category | Land Use Type | Permit Requirement |
|---|---|---|
| Residential | Single-Family Dwelling | P |
| Duplex, Triplex, or Fourplex | P | |
| Rowhouse | P | |
| Accessory Dwelling Unit (ADU) | P | |
| Transitional and Supportive Housing | P | |
| Residential Care (6 or fewer clients) | P | |
| Home Occupation | P | |
| Recreation & Public | Library or Museum | P |
| Park or Playground | P | |
| Meeting Facility (Public or Private) | UP | |
| Services & Retail | Cottage Food Operations | P |
| Small Family Day Care Home | P | |
| Large Family Day Care Home | MUP | |
| Bed and Breakfast Inn (B&B) | MUP | |
| Medical Services: Extended Care | UP | |
| Public Safety Facility | UP |
Development and Site Planning Standards
The NG-3 district utilizes "Build-to Lines" rather than traditional minimum setbacks for street frontages to ensure buildings properly frame the public space [Section 17.30.030.A.1]. Development in this City of Grass Valley zone must comply with specific standards for building placement, height, and form [Section 17.21.070].
Building Placement and Form
| Feature | Standard |
|---|---|
| Front Build-to Line | 15 feet (10 feet on downslope lots) |
| Side Street Build-to Line | 10 feet |
| Interior Side Setback | 5 feet |
| Rear Setback | 5 feet |
| Primary Street Built to BTL | 60% minimum |
| Side Street Built to BTL | 30% minimum |
| Maximum Lot Width | 100 feet |
| Maximum Lot Depth | 150 feet |
Building Height and Interior Clearances
| Feature | Standard |
|---|---|
| Maximum Building Height | 2.5 stories / 30 feet |
| Maximum Ancillary Building Height | 2 stories / 25 feet |
| Finished Ground Floor Level | 1'6" minimum above sidewalk (6" on downslope) |
| First Floor Ceiling Height | 9 feet minimum clear |
| Upper Floor Ceiling Height | 8 feet minimum clear |
Parking Requirements
Parking for residential uses in the NG-3 district is calculated based on the number of units. The City of Grass Valley requires that on-site parking be located outside of the primary street setbacks to maintain the pedestrian-oriented character of the neighborhood [Section 17.21.070].
| Parking Component | Requirement |
|---|---|
| Residential Spaces | 1 space per unit (0.5 space per studio unit) |
| Parking Drive Width | 12 feet maximum |
| Front Setback for Parking | 20 feet |
| Side Street Setback for Parking | 5 feet |
| Rear Setback for Parking | 5 feet |
Specific Design Requirements
- Entrance Orientation: Upper-floor residential units in the NG-3 district must have a visible, ground-floor entrance that faces the street [Section 17.21.070].
- Roof Forms: Mansard roof forms are expressly prohibited in this zone [Section 17.21.070].
- Street Edge Definition: Any section along the Build-to Line not occupied by a building must be defined by a 2'6" to 4' high fence, or a stucco or masonry wall [Section 17.21.070].
- Encroachments: Porches, balconies, and bay windows are permitted to encroach over the Build-to Line on street sides [Section 17.21.070].
Sections Cited
- Section 17.21.030 - Purposes of the traditional community development zones.
- Section 17.21.070 - Neighborhood general 3 (NG-3) standards.
- Table 2.4 - Neighborhood General 3 (NG-3) Zone Allowed Land Uses and Permit Requirements.
- Section 17.30.030 - Build-to-line and setback requirements and exceptions.