Grass Valley R-2A: Medium Density Residential District Guide
The R-2A Medium Density Residential zone in Grass Valley provides for a variety of housing types including single-family dwellings, duplexes, and fourplexes at a density of one unit per 3,500 square feet of site area. This district requires a minimum lot size of 10,000 square feet for new subdivisions and limits building heights to 35 feet or three stories.
Purpose and General Character
The City of Grass Valley identifies the R-2A (Medium Density Residential) zone as an area appropriate for neighborhoods with a diverse range of housing types. These neighborhoods are typically located in proximity to parks, schools, and public services [Section 17.22.020]. The R-2A district is designed to implement the Urban Medium Density (UMD) designation of the Grass Valley General Plan [Section 17.22.020].
The character of the Grass Valley R-2A district is residential in nature, prioritizing compatibility with existing neighborhood fabrics while allowing for increased density through multi-unit structures like triplexes and rowhouses [Section 17.22.020].
Permitted Land Uses
The Grass Valley R-2A district allows for several residential and limited non-residential uses, often subject to specific performance standards.
Residential Uses
- Single-Family Dwellings: Permitted [Section 17.44.210].
- Multi-Family Dwellings: Duplexes, triplexes, and fourplexes are permitted [Section 17.44.160].
- Rowhouses: Permitted [Section 17.44.160].
- Accessory Dwelling Units (ADU): Permitted [Section 17.44.190].
- Residential Care Facilities: Permitted for 6 or fewer clients; facilities for 7 or more clients require a Use Permit.
- Transitional and Supportive Housing: Permitted.
- Mobile Home Parks: Allowed subject to a Use Permit [Section 17.44.150].
Public and Recreational Uses
- Parks and Playgrounds: Generally permitted, though some instances may require a Use Permit depending on General Plan specifics.
- Public Schools: Permitted or subject to a Use Permit based on specific plan alignment.
- Library, Museum, or Art Gallery: Permitted or subject to a Use Permit.
- Meeting Facilities (Public or Private): Require a Use Permit.
Agricultural and Service Uses
- Crop Production: Permitted (includes horticulture, orchards, and vineyards).
- Animal Keeping: Requires a Use Permit.
- Cottage Food Operations: Permitted.
- Child Day Care: Small family day care is permitted; large family day care and child day care centers require a Use Permit [Section 17.44.060].
- Short-Term Rentals: Hosted units are permitted; entire vacation rental homes require a Minor Use Permit [Section 17.44.205.C].
Site Development Standards
Development within the Grass Valley R-2A zone must adhere to specific lot and building requirements to maintain the intended medium-density character.
| Development Feature | Requirement in R-2A District |
|---|---|
| Minimum Lot Area | 10,000 square feet |
| Minimum Lot Width | 70 ft (Interior); 75 ft (Corner) |
| Maximum Density | 3,500 square feet of site area per unit |
| Front Setback (Facade) | 15 feet (or average of two adjacent dwellings) |
| Front Setback (Porch) | 5 feet |
| Side Setback (Interior) | 5 feet |
| Side Setback (Street Side) | 20% of lot width (maximum 15 feet) |
| Rear Setback | N/A |
| Maximum Site Coverage | 40% (structures and pavement) |
| Maximum Building Height | 35 feet and 3 stories |
[Table 2-9, Section 17.22.040]
Parking Requirements
The City of Grass Valley requires off-street parking for all residential developments in the R-2A zone. Required spaces are calculated based on the type and size of the dwelling unit.
| Residential Use Type | Required Parking Spaces |
|---|---|
| Single-Family Dwelling | 2 spaces (at least 1 must be covered) |
| Studio & 1-Bedroom Units | 1 covered space per unit + 1 guest space per 5 units |
| 2-Bedroom & Larger Units | 2 covered spaces per unit + 1 guest space per 5 units |
| Accessory Dwelling Unit (ADU) | 1 accessible off-street space (standard exceptions apply) |
| Residential Care Facility | 1 space per 2 residential units + 1 per 4 units for guests/staff |
[Table 3-3, Section 17.36.040]
Sections Cited
- Section 17.12.020 - Zoning map and zones
- Section 17.22.020 - Purposes of the residential zones
- Section 17.22.030 - Residential zone allowable land uses and permit requirements
- Section 17.22.040 - Residential zone site planning and building standards
- Section 17.30.050 - Height limits and exceptions
- Section 17.36.040 - Number of parking spaces required
- Section 17.44.060 - Child day care facilities
- Section 17.44.160 - Multifamily projects
- Section 17.44.190 - Accessory dwelling units (ADU)
- Section 17.44.205 - Short-term rentals
- Section 17.44.210 - Single dwellings