High-Density Multi-Family Housing Districts in Grass Valley
In the City of Grass Valley, high-density apartment buildings are primarily permitted in the R-3 (Multiple Dwelling Residential) district, which implements the Urban High Density (UHD) General Plan designation with a minimum requirement of one unit per 2,000 square feet of site area. Additionally, the Town Core (TC), Neighborhood Center (NC), and Neighborhood Center-Flex (NC-Flex) districts allow for high-density multi-family housing, often as part of mixed-use projects, with building heights ranging from three to five stories. The Neighborhood General 3 (NG-3) district is also specifically intended for well-designed density and the conversion of large historic homes into multiple apartments.
Primary High-Density Districts
R-3 (Multiple Dwelling Residential) Zone
The Grass Valley Development Code identifies the R-3 zone as the principal district for higher-density housing. This zone is applied to areas appropriate for various multi-unit types, including apartments, condominiums, and townhouses, located near parks, schools, and public services [Section 17.22.020.E].
Traditional Community Development Zones
Grass Valley utilizes "Traditional Community Development Zones" to encourage walkable, compact, and higher-density environments. These include:
- Town Core (TC): Intended to strengthen the historic downtown with mixed-use, pedestrian-oriented centers. It requires ground-floor commercial but allows multi-family residential on upper floors or behind ground-floor uses [Section 17.21.030.A].
- Neighborhood Center (NC): Focuses on creating mixed-use infill development and centers that convert current nondescript areas into vibrant neighborhoods [Section 17.21.030.B].
- Neighborhood Center-Flex (NC-Flex): Specifically allows for medium-to-high density housing near mixed-use centers to promote a walkable neighborhood [Section 17.21.030.C].
- Neighborhood General 3 (NG-3): This district is designed to reinforce existing neighborhood fabric while providing additional housing in the form of larger buildings, such as large historic homes divided into multiple apartments [Section 17.21.030.D].
Technical Development Standards
The City of Grass Valley imposes specific standards for site layout and building size to ensure compatibility between high-density developments and the surrounding community.
R-3 Zone Development Standards
For high-density projects in the R-3 zone, Grass Valley requires adherence to the following requirements:
| Development Feature | R-3 Zone Requirement |
|---|---|
| Density (Max Units) | 1 unit per 2,000 square feet of site area |
| Minimum Lot Size | 10,000 square feet |
| Maximum Building Height | 35 feet and 3 stories |
| Front Setback | 15 feet for building facade; 5 feet for a front porch |
| Side Setback (Interior) | 5 feet |
| Side Setback (Street Side) | 20% of lot width (maximum 15 feet) |
| Rear Setback | 20% of lot depth (minimum 10 feet, maximum 20 feet) |
| Maximum Site Coverage | 50% |
[Table 2-9, Section 17.22.040]
Mixed-Use and Traditional Zone Standards
Districts like the Town Core (TC) and Neighborhood Center (NC) allow for increased height and different placement standards compared to purely residential zones.
| Standard | Town Core (TC) | Neighborhood Center (NC) |
|---|---|---|
| Building Minimum Height | 22 feet | 16 feet |
| Building Maximum Height | 3 stories/45 feet (5 stories with Use Permit) | 3 stories/45 feet (4 stories for affordable/senior) |
| Ground Floor Use | Service, Retail, Recreation, or Public Assembly | Service, Retail, Recreation, or Public Assembly |
| Upper Floor Use | Residential or Service | Residential or Service |
| Primary Street Build-to Line | 80% minimum of facade at property line | 80% minimum of facade at property line |
[Section 17.21.040, Section 17.21.050]
Multi-Family Specific Requirements
The City of Grass Valley requires that multi-family projects (three or more units) provide specific amenities and meet design criteria to ensure habitability and community integration.
Open Space Requirements
Grass Valley requires permanently maintained outdoor open space for both common and private use in multi-family projects.
| Project Size | Minimum Common Open Space | Minimum Private Open Space |
|---|---|---|
| 3 or 4 units | 200 square feet per unit | 150 square feet per unit |
| 5 to 10 units | 500 square feet total | 150 square feet per unit |
| 11 or more units | 100 square feet per unit | 150 square feet per unit |
[Table 4-1, Section 17.44.160.E]
Parking Standards
Off-street parking for multi-family developments in Grass Valley is calculated based on unit size and floor location.
| Residential Use Type | Vehicle Spaces Required |
|---|---|
| Studio and 1-Bedroom Units | 1 covered space per unit, plus 1 guest space per 5 units |
| 2-Bedroom and Larger Units | 2 covered spaces per unit, plus 1 guest space per 5 units |
| Mixed-Use (Upper Floors) | 1 space per unit (0.5 space per studio) |
[Table 3-3, Section 17.36.040]
Sections Cited
- Section 17.12.020 - Zoning map and zones
- Section 17.21.030 - Purposes of the traditional community development zones
- Section 17.21.040 - Town core (TC) standards
- Section 17.21.050 - Neighborhood center (NC) standards
- 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 17.36.040 - Number of parking spaces required
- Section 17.44.140 - Mixed use projects
- Section 17.44.160 - Multifamily projects
- Section 17.100.020 - Definitions of specialized terms and phrases