Grass Valley R-3 Multiple Dwelling Residential District Guide
The R-3: Multiple Dwelling Residential zoning district in Grass Valley is designed for high-density housing, permitting a density of one unit per every 2,000 square feet of site area. This district allows for building heights up to 35 feet (three stories) and requires a minimum lot size of 10,000 square feet for new subdivisions [Table 2-9]. While primarily focused on multi-unit complexes and rowhouses, the R-3 district also permits single-family dwellings and accessory dwelling units [Table 2-7].
Purpose and General Character
The City of Grass Valley applies the R-3 district to areas intended for a variety of higher-density housing types [Section 17.22.020.E]. The general character of the R-3 Multiple Dwelling Residential district is defined by its proximity to essential community infrastructure, such as parks, schools, and public services [Section 17.22.020.E].
Architecturally, the Grass Valley R-3 district encourages well-designed multi-unit structures. This zone specifically implements the Urban High Density (UHD) designation of the Grass Valley General Plan [Table 1-1].
Permitted Land Uses
The Grass Valley R-3 district focuses heavily on residential uses but allows for certain public and service-oriented uses that support high-density neighborhoods.
Residential Uses
- Permitted (P): Single-family dwellings, duplexes, multi-family projects (triplexes, fourplexes, apartments), rowhouses, accessory dwelling units (ADUs), home occupations, residential accessory structures, and transitional or supportive housing [Table 2-7].
- Permit Required (UP/MUP): Mobile home parks, residential care facilities with seven or more clients, rooming or boarding houses, and vacation rental units [Table 2-7].
Non-Residential Uses
- Permitted or Conditionally Permitted (P/UP): Libraries, museums, art galleries, parks, playgrounds, and public schools [Table 2-7].
- Use Permit Required (UP): Golf courses, country clubs, private schools, medical extended care facilities, public safety facilities, and utility facilities [Table 2-7].
R-3 Site Development Standards
Development within the Grass Valley R-3 district must adhere to specific requirements regarding lot configuration, building placement, and massing.
| Feature | Requirement |
|---|---|
| Minimum Lot Area | 10,000 square feet |
| Minimum Lot Width | 70 ft (interior lot); 75 ft (corner lot) |
| Maximum Density | 2,000 square feet of site area per unit |
| Maximum Site Coverage | 50% |
| Maximum Building Height | 35 feet and 3 stories |
| Front Setback | 15 ft (facade); 5 ft (front porch) |
| Side Setback (Interior) | 5 ft |
| Side Setback (Street side) | 20% of lot width (up to max 15 ft) |
| Rear Setback | 20% of lot depth (min 10 ft; max 20 ft) |
[Source: Table 2-9]
Parking and Open Space Requirements
Grass Valley mandates specific off-street parking and open space standards for multi-unit projects within the R-3 district to ensure resident comfort and neighborhood safety.
Off-Street Parking
The number of required vehicle spaces is determined by the size and type of the dwelling unit.
| Unit Type | Required Parking Spaces |
|---|---|
| Studio and 1-Bedroom | 1 covered space per unit + 1 guest space per 5 units |
| 2-Bedroom and larger | 2 covered spaces per unit + 1 guest space per 5 units |
| Residential Care Facility | 1 space per 2 units + 1 space per 4 units for guests/employees |
[Source: Table 3-3]
Residential Open Space
Multifamily projects in the R-3 district (excluding duplexes) must provide permanently maintained outdoor open space [Section 17.44.160.E].
| Project Size | Min. Common Open Space | Min. Private Open Space |
|---|---|---|
| 3 or 4 units | 200 sf per unit | 150 sf per unit |
| 5 to 10 units | 500 sf total | 150 sf per unit |
| 11+ units | 100 sf per unit | 150 sf per unit |
[Source: Table 4-1]
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 17.44.160 - Multifamily projects
- Table 1-1 - Zones
- Table 2-7 - Allowed Land Uses and Permit Requirements for Residential Zones
- Table 2-9 - R-2A and R-3 Zone Development Standards
- Table 3-3 - Parking Requirements by Land Use
- Table 4-1 - Multifamily Project Open Space Requirements