Grass Valley R-2A: Medium Density Residential Zoning Guide
The R-2A: Medium Density Residential zoning designation in the City of Grass Valley is designed to accommodate neighborhoods with a variety of housing types, including single-family homes, duplexes, triplexes, and fourplexes. The district maintains a maximum building height of 35 feet (3 stories) and requires a minimum of 3,500 square feet of site area per dwelling unit [Section 17.22.040, Table 2-9]. Most residential uses are permitted by right, while specialized services and larger-scale residential care facilities require a Use Permit [Section 17.22.030, Table 2-7].
Purpose of the R-2A District
The City of Grass Valley applies the R-2A (Medium Density Residential) Zone to areas appropriate for a diverse range of housing types. These neighborhoods are typically located in close proximity to parks, schools, and public services. The R-2A zone implements the Urban Medium Density (UMD) designation of the Grass Valley General Plan [Section 17.22.020.D].
Allowed Land Uses
In the City of Grass Valley, land uses are classified as Permitted (P), requiring a Minor Use Permit (MUP), requiring a Use Permit (UP), or specifically permitted based on General Plan consistency (P/UP) [Section 17.20.030.B].
Residential Uses
The R-2A: Medium Density Residential zone prioritizes housing at a higher density than standard single-family districts.
- Permitted by Right (P):
- Single-family dwellings [Table 2-7].
- Multifamily dwellings (Duplex, triplex, fourplex) [Table 2-7].
- Multifamily rowhouses [Table 2-7].
- Accessory Dwelling Units (ADU) or carriage houses [Table 2-7].
- Home occupations [Table 2-7].
- Residential accessory uses or structures [Table 2-7].
- Residential care facilities (6 or fewer clients) [Table 2-7].
- Transitional and supportive housing [Table 2-7].
- Requiring a Use Permit (UP):
- Mobile home parks [Table 2-7].
- Residential care facilities (7 or more clients) [Table 2-7].
- Rooming or boarding houses [Table 2-7].
Recreation, Education, and Public Assembly
- Permitted by Right (P):
- Small family day care homes [Table 2-7].
- Large family day care homes [Table 2-7].
- Cottage food operators [Table 2-7].
- Discretionary Permits Required (UP/MUP/P-UP):
- Golf courses and country clubs (UP) [Table 2-7].
- Library, museum, or art gallery (P/UP) [Table 2-7].
- Meeting facilities, public or private (UP) [Table 2-7].
- Parks and playgrounds (P/UP) [Table 2-7].
- Schools, public (P/UP) or private (UP) [Table 2-7].
- Child or adult day care centers (UP) [Table 2-7].
- Medical services—extended care (UP) [Table 2-7].
- Public safety facilities (P/UP) [Table 2-7].
- Utility facilities (UP) [Table 2-7].
Prohibited Uses in the R-2A Zone
The City of Grass Valley development code prohibits any use not explicitly listed as allowable within the zone [Section 17.20.030.A.2.b]. Specific prohibitions in the R-2A zone include:
- Agricultural Uses: Agricultural accessory structures, backyard chickens, and crop production (horticulture, orchards, vineyards) are prohibited in the R-2A zone [Table 2-7].
- Commercial Lodging: Hosted short-term rental units and vacation rental homes are not permitted in the R-2A zone [Table 2-7].
- Animal Services: Equestrian facilities and animal keeping are prohibited in the R-2A zone [Table 2-7].
- Marijuana: All medical marijuana cultivation and dispensaries are strictly prohibited in every zone within the City of Grass Valley [Section 17.20.035].
Development Standards
Development within the R-2A: Medium Density Residential zone must adhere to specific site planning and building standards to ensure compatibility with the surrounding neighborhood.
| Development Feature | R-2A Requirement |
|---|---|
| Minimum Lot Size | 10,000 square feet [Table 2-9] |
| Minimum Lot Width | 70 ft (interior); 75 ft (corner) [Table 2-9] |
| Maximum Density | 3,500 square feet of site area per unit [Table 2-9] |
| Front Setback | 15 ft for building facade; 5 ft for front porch [Table 2-9] |
| Side Setback (Interior) | 5 ft [Table 2-9] |
| Side Setback (Street side) | 20% of lot width (up to a maximum of 15 ft) [Table 2-9] |
| Rear Setback | N/A [Table 2-9] |
| Maximum Building Height | 35 ft or 3 stories [Table 2-9] |
| Maximum Site Coverage | 40% (includes structures and pavement) [Table 2-9] |
Parking Requirements
Off-street parking must be provided for all new development in the City of Grass Valley R-2A zone according to the following ratios:
| Use Type | Required Parking Spaces |
|---|---|
| Single-Family Dwelling | 2 spaces, at least 1 of which must be covered [Table 3-3] |
| Multifamily (Studio & 1-BR) | 1 covered space per unit, plus 1 guest space per 5 units [Table 3-3] |
| Multifamily (2-BR or larger) | 2 covered spaces per unit, plus 1 guest space per 5 units [Table 3-3] |
| Residential Care Facility | 1 space per 2 units, plus 1 space per 4 units for guests/staff [Table 3-3] |
| Home Occupation | No modification to standard residential requirements [Section 17.44.100.C] |
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 17.22.020 - Purposes of the residential zones
- Section 17.22.030 - Residential zone allowable land uses and permit requirements (Table 2-7)
- Section 17.22.040 - Residential zone site planning and building standards (Table 2-9)
- Section 17.36.040 - Number of parking spaces required (Table 3-3)
- Section 17.44.100 - Home occupations