M-1 Light Industrial Zone: Allowed and Prohibited Land Uses in Grass Valley
The M-1 Light Industrial zone in the City of Grass Valley is designated for a broad range of light industrial, manufacturing, and support service activities. While many industrial and professional office uses are permitted by right, residential uses, day care centers, and warehouse retail are strictly prohibited, as are all marijuana-related businesses. Development within the M-1 Light Industrial zone must adhere to specific site standards, including a one-acre minimum lot size and a maximum building height of 50 feet [Table 2-13].
Purpose of the M-1 Light Industrial Zone
In Grass Valley, the M-1 Light Industrial zone is applied to areas appropriate for a range of light industrial uses. It implements and is consistent with the manufacturing-industrial designation of the Grass Valley General Plan [Section 17.24.020.F].
Allowed Land Uses (Permitted by Right)
The following uses are identified as "Permitted" (P) within the M-1 Light Industrial zone, meaning they are allowed subject to compliance with all applicable provisions of the Grass Valley Development Code [Table 2-10]:
Industrial and Manufacturing
- Manufacturing/Processing: Light and medium-intensity manufacturing, media production, and printing/publishing.
- Fabrication: Metal products fabrication, machine shops, or welding shops.
- Storage: Personal storage facilities, vehicle storage, indoor warehouse storage, and contractor storage yards.
- Distribution: Wholesaling and distribution, petroleum product storage and distribution, and freight terminals.
- Recycling: Large and small collection facilities, processing facilities, and reverse vending machines.
- Equipment: Construction, farm, and heavy equipment sales and rentals.
- Services: Furniture/fixtures manufacturing and cabinet shops; laundry or dry cleaning plants.
Commercial and Retail
- Retail Trade: Antique or collectable stores, artisan shops, auto and vehicle sales/rental, and farm supply/feed stores.
- General Retail: Allowed except for specific restricted features like drive-throughs or large floor areas.
- Food and Beverage: Restaurants, cafes, coffee shops, and catering services.
- Services: Banks, financial services, medical offices, clinics (urgent care), and professional/administrative offices.
Miscellaneous Uses
- Agricultural: Agricultural accessory structures and crop production (horticulture, orchard, vineyard).
- Recreation/Education: Indoor commercial recreation facilities, meeting facilities, specialized education/training centers, and studios (art, dance, music, etc.).
- Lodging: Hotels, motels, and bed and breakfast inns [Section 17.44.040].
Uses Requiring Discretionary Permits
Certain uses in the M-1 Light Industrial zone require higher levels of review to ensure compatibility with the surrounding area:
Minor Use Permits (MUP)
- Animal keeping.
- Small collection recycling facilities.
- Kennels and animal boarding [Section 6.20.010].
Use Permits (UP)
- Recycling: Scrap or dismantling yards.
- Storage: Outdoor storage [Section 17.44.170].
- Retail: Adult-oriented businesses [Section 17.40], fuel dealers, and gas stations [Section 17.44.200].
- Public/Infrastructure: Public safety facilities, ambulance/taxi/limousine storage, utility facilities, and wireless telecommunications facilities [Section 17.46].
Prohibited Uses
The following land uses are specifically listed as "not allowed" (—) in the M-1 Light Industrial zone or are prohibited municipality-wide by Grass Valley ordinance [Table 2-10]:
- Marijuana: All medical marijuana cultivation and marijuana dispensaries are prohibited in all zones throughout the City of Grass Valley [Section 17.20.035].
- Residential Uses: Multi-family dwellings, single-family dwellings, home occupations, live/work units, mixed-use residential components, and residential care facilities.
- Heavy Industry: Heavy manufacturing or processing, concrete/gypsum/plaster product manufacturing, and mining operations.
- Large-Scale Retail: Warehouse retail is specifically prohibited in the M-1 zone [Table 2-10].
- General Services: Day care centers (child or adult) and "personal services - restricted" (e.g., check cashing, pawnshops, fortune tellers).
Development Standards for M-1 Light Industrial
Proposed structures and site layouts in the M-1 Light Industrial zone must comply with the following technical requirements:
| Development Feature | Requirement for M-1 Zone |
|---|---|
| Minimum Lot Size | 1 acre [Table 2-13] |
| Front Setback (Major Street) | 20 ft. from back of curb |
| Front Setback (Local Street) | 30 ft. from back of curb |
| Interior Side Setback | 10 ft. |
| Street Side Setback | 15 ft. from back of curb |
| Rear Setback | 10 ft. |
| Maximum Building Height | 50 ft. or 4 stories [Table 2-13] |
| Residential Density | None allowed [Table 2-13] |
Off-Street Parking Requirements
Standard industrial and manufacturing uses in the M-1 zone must provide parking at the following ratios [Table 3-3]:
- 1 space for each 200 square feet (sf) of office area.
- 1 space for each 500 sf of floor area devoted to non-office use.
- 1 space for each 5,000 sf of open storage.
Sections Cited
- Section 17.20.035 – Prohibition of medical marijuana cultivation and dispensaries.
- Section 17.24.020 – Purposes of commercial and industrial zones.
- Section 17.24.030 – Commercial and industrial zone land uses and permit requirements.
- 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.
- Table 3-3 – Parking Requirements by Land Use.
- Section 17.40 – Adult-Oriented Business Regulations.
- Section 17.44.170 – Outdoor displays, sales, and storage.
- Section 17.44.200 – Service stations.
- Section 17.46 – Telecommunications Facilities.