Grass Valley RE: Residential Estate District Regulations
The RE: Residential Estate district in Grass Valley is established for single-family residential development in areas where infrastructure limitations or environmental constraints necessitate lower densities. This district requires a minimum lot size of one acre and primarily serves as a transitional zone for lands being annexed into the City of Grass Valley.
Purpose and General Character
The City of Grass Valley applies the RE: Residential Estate zone to areas appropriate for single dwellings but characterized by significant constraints that limit the feasibility of standard urban densities [Section 17.22.020.A]. These constraints may include limited water or sewer infrastructure or sensitive natural terrain. The Grass Valley RE district is intended to implement the Urban Estate Density (UED) designation of the General Plan [Section 17.22.020.A]. Beyond standard residential use, the district also accommodates low-intensity agricultural activities and specific public or quasi-public facilities subject to discretionary review.
Development Standards
Development within the Grass Valley RE district must adhere to specific lot size, setback, and height requirements to maintain the low-density estate character of the area.
| Development Feature | RE District Requirement |
|---|---|
| Minimum Lot Area | 1 acre [Table 2-8] |
| Minimum Lot Width | 120 ft average frontage [Table 2-8] |
| Maximum Density | 1 unit per lot (plus one ADU allowed per Section 17.44.190) [Table 2-8] |
| Front Setback | 50 ft from local street centerline; or 20 ft plus 2x the ultimate ROW from specific plan centerline [Table 2-8] |
| Side Setback (Interior) | 5 ft [Table 2-8] |
| Side Setback (Street Side) | 40 ft from local street centerline; or 10 ft plus 2x the ultimate ROW from specific plan centerline [Table 2-8] |
| Rear Setback | 20 ft [Table 2-8] |
| Maximum Height | 35 ft [Table 2-8] |
| Maximum Site Coverage | 40%; up to 60% with Use Permit approval [Table 2-8] |
Land Use Permissions
Land uses in the Grass Valley RE district are categorized by the level of permit required. Uses designated as "P" are permitted by right, while "UP" or "MUP" require discretionary approval.
Residential and Agricultural Uses
- Permitted (P): Single-family dwellings, agricultural accessory structures, backyard chickens (subject to Section 17.44.030), crop production (horticulture, orchard, vineyard), home occupations, residential accessory uses or structures, residential care for 6 or fewer clients, accessory dwelling units (ADUs), and transitional/supportive housing [Table 2-7].
- Use Permit Required (UP): Animal keeping, equestrian facilities, and residential care for 7 or more clients [Table 2-7].
Recreation and Public Assembly
- Permitted or Use Permit (P/UP): Library/museums, art galleries, parks, playgrounds, and public schools. These are permitted if identified in the General Plan/Specific Plan; otherwise, a Use Permit is required [Table 2-7].
- Use Permit Required (UP): Meeting facilities (public or private), private schools, and golf courses or country clubs [Table 2-7].
General Services and Infrastructure
- Permitted (P): Cottage food operators, day care homes (both large and small family) [Table 2-7].
- Use Permit Required (UP): Medical services (extended care), child or adult day care centers, public safety facilities, and utility facilities [Table 2-7].
District-Specific Regulations
Backyard Chickens
In the Grass Valley RE district, residents may keep up to four chickens on parcels of at least five thousand square feet. Roosters are prohibited. All chickens must be provided with a secure coop or pen located in a fenced rear yard, and feed must be stored in enclosed containers to prevent vermin [Section 17.44.030].
Home Occupations
A home occupation in the RE district must be clearly secondary to the residential use. Business activities are limited to 25% of the gross floor area of the ground floor. Pet grooming may be allowed as a home occupation in this zone with a Minor Use Permit, provided no pets are kept overnight [Section 17.44.100].
Parking Requirements
The City of Grass Valley mandates the following minimum off-street parking for residential uses in the RE district:
| Use Type | Required Parking Spaces |
|---|---|
| Single Dwelling | 2 spaces, at least 1 of which must be covered [Table 3-3] |
| Accessory Dwelling Unit (ADU) | 1 space for studio/1-bedroom; 2 spaces for 2+ bedrooms. Tandem parking is permitted [Table 3-3] |
Sections Cited
- 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.
- Table 2-7 - Allowed Land Uses and Permit Requirements for Residential Zones.
- Table 2-8 - RE, R-1, and R-2 Zone Development Standards.
- Table 3-3 - Parking Requirements by Land Use.
- Section 17.44.030 - Backyard chickens.
- Section 17.44.100 - Home occupations.
- Section 17.44.190 - Accessory dwelling units (ADU).