Heavy Industrial and Manufacturing Zoning in Grass Valley
In the City of Grass Valley, heavy manufacturing and industrial activities are primarily designated to the General Industrial (M-2) zone and the Southeast industrial district (SEID) combining zone. While the M-2 district requires a Use Permit for heavy manufacturing processes, the SEID combining zone allows these uses by right to encourage the intensification and expansion of industrial properties. Specific development standards for these zones include a minimum parcel size of one acre and a maximum building height of 50 feet or four stories.
Primary Industrial Zoning Districts
The City of Grass Valley classifies industrial land uses into three main categories based on intensity and impact on the surrounding community.
M-2 (General Industrial) Zone
The City of Grass Valley applies the M-2 zone to areas appropriate for a range of heavy industrial activities. These include manufacturing, assembly, processing, and the storage and distribution of raw materials [Section 17.24.020.G]. Heavy manufacturing in this district generally requires a Use Permit (UP), meaning it is subject to a discretionary review process to evaluate potential impacts on the site and surroundings [Section 17.72.060].
M-1 (Light Industrial) Zone
The M-1 zone is applied by the City of Grass Valley to areas appropriate for a range of light industrial uses that are typically less intensive than those found in the M-2 district [Section 17.24.020.F]. While it allows medium-intensity manufacturing by right, it expressly prohibits heavy manufacturing [Table 2-10].
SEID (Southeast Industrial District) Combining Zone
The SEID combining zone applies to the area east of La Barr Meadows Road and west of Empire Mine State Park. The City of Grass Valley established this zone to permit the continuation and expansion of specific industrial uses. Notably, heavy manufacturing and processing—including the manufacturing of equipment incidental to other permitted uses—are allowed by right in this district [Section 17.28.080.B].
Allowed Industrial Land Uses and Permits
The following table outlines the permit requirements for manufacturing and industrial uses within the primary industrial zones of the City of Grass Valley.
| Land Use Type | CBP (Business Park) | M-1 (Light Industrial) | M-2 (General Industrial) | SEID Combining Zone |
|---|---|---|---|---|
| Manufacturing/Processing - Heavy | — | — | UP | P |
| Manufacturing/Processing - Medium Intensity | — | P | P | P |
| Manufacturing/Processing - Light | P | P | P | P |
| Concrete, Gypsum, Plaster Product Mfg | — | — | P | P |
| Warehousing and Distribution | — | P | P | P |
| Wholesaling and Distribution | — | P | P | P |
Key: P = Permitted Use; UP = Use Permit Required; — = Use Not Allowed [Table 2-10, Section 17.28.080].
Development Standards for Industrial Zones
The City of Grass Valley enforces specific site planning and building standards to ensure industrial developments are functional and compatible with the community.
| Development Feature | M-1 and M-2 Requirement | SEID Combining Zone Requirement |
|---|---|---|
| Minimum Lot Size | 1 acre | 1 acre |
| Minimum Lot Width | Width determined through review | 120 feet (average) |
| Max Building Height | 50 feet or 4 stories | No height limit on flagpoles; standard height limits apply to buildings |
| Front Setback (Major Street) | 20 feet from back of curb | 15 feet from back of curb |
| Front Setback (Local Street) | 30 feet from back of curb | 15 feet from back of curb |
| Side Setback (Interior) | 10 feet | 15 feet from back of curb |
| Rear Setback | 10 feet | 0 feet (standard); 100 feet if abutting residential |
[Table 2-13, Section 17.28.080].
Performance and Operational Standards
The City of Grass Valley requires all industrial operations to adhere to strict performance standards to mitigate environmental and community impacts.
- Manufacturing Location: All manufacturing activities must be located within an entirely enclosed building [Section 17.24.050.C.4].
- Odor and Noise: In the SEID zone, industrial odors (such as asphalt or manure) are permitted to be noticeable beyond the property line if they are consistent with existing uses. Noise levels must comply with CalOSHA standards for worker safety [Section 17.28.080.C.2].
- Outdoor Storage: In the M-1 and M-2 districts, outdoor storage areas must be enclosed by a solid masonry wall or fence between six and eight feet in height. Stored materials cannot exceed the height of the fence unless authorized by a Use Permit [Section 17.44.170.F].
- Vibration: Ground vibration must not be perceptible without instruments at any property line [Section 17.30.070.F].
Industrial Parking Requirements
The City of Grass Valley calculates required off-street parking for industrial uses based on the specific type of activity and floor area.
| Industrial Use Type | Vehicle Spaces Required |
|---|---|
| Office Area within Industrial Use | 1 space for each 200 square feet |
| General Manufacturing/Processing | 1 space for each 500 square feet |
| Open Storage Areas | 1 space for each 5,000 square feet |
| Warehousing/Wholesaling | 1 space for each 500 square feet |
| SEID Bulk Material Display | 1 space for every 5,000 square feet of material |
[Table 3-3, Section 17.28.080.C.2.n].
Sections Cited
- Section 17.24.020 - Purposes of commercial and industrial zones.
- Section 17.24.050 - Additional commercial and industrial zone standards.
- Table 2-10 - Allowed Land Uses and Permit Requirements for Commercial and Industrial Zone.
- Table 2-13 - M-1 and M-2 Zone Development Standards.
- Section 17.28.080 - Southeast industrial district (SEID) combining zone.
- Section 17.30.070 - Performance standards.
- Table 3-3 - Parking Requirements by Land Use.
- Section 17.44.170 - Outdoor displays, sales, and storage.
- Section 17.72.060 - Use permits and minor use permits.