Minor Variances and Administrative Adjustments in Grass Valley
The Grass Valley Development Code authorizes the Community Development Director to grant minor variances for specific development standards, such as a 10% to 20% reduction in setbacks, parcel area, or open space requirements. Administrative adjustments and minor changes may also be approved for existing permits and landscape plans provided they do not result in an expansion of the land use or negatively impact the original findings of a project approval.
Minor Variances
In the City of Grass Valley, a minor variance is an administrative process that allows the Community Development Director to waive or modify certain standards of the Development Code due to special circumstances applicable to a property, such as size, shape, topography, or location [Section 17.72.070.A].
The Director is authorized to grant adjustments to the requirements identified in the following table:
Allowable Minor Variances
| Type of Minor Variance Allowed | Maximum Adjustment |
|---|---|
| Distance between structures on the same parcel | 15 percent decrease |
| Fences or walls in side and rear setbacks exceeding 6 feet | 8 feet maximum height |
| Floor area ratio (FAR) | 15 percent increase |
| Open space requirements | 20 percent decrease |
| Parcel area or size | 10 percent decrease |
| Parcel coverage | 15 percent increase |
| Parcel width dimensions | 10 percent decrease |
| Parking, loading, and landscaping ratios | 10 percent decrease |
| Parking lot dimensions (aisle, driveway, space widths) | 15 percent decrease |
| Projections (canopies, eaves, etc.) into setbacks | 10 percent increase (min. 3 ft from line) |
| Front Setback area | 10 percent decrease |
| Side Setback area | 10 percent decrease |
| Rear Setback area | 15 percent decrease |
| Sign regulations (excluding prohibited signs) | 10 percent adjustment |
| Structure heights | 10 percent increase |
[Table 7-3]
Required Findings for Minor Variances
To approve a minor variance in Grass Valley, the Director must find that:
- Special circumstances (location, shape, size, etc.) deprive the property of privileges enjoyed by other properties in the same zone [Section 17.72.070.F.1.a].
- The adjustment does not constitute a grant of special privileges inconsistent with limitations on nearby properties [Section 17.72.070.F.1.b].
- The variance does not authorize a use not otherwise permitted in the zone [Section 17.72.070.F.1.c].
Changes to Approved Projects
The Community Development Director may authorize minor changes to an approved site plan, architecture, or the nature of an approved land use without a public hearing [Section 17.74.070.B].
For a change to be considered "minor" by the City of Grass Valley, it must meet the following criteria:
- The change is consistent with all applicable provisions of the Grass Valley Development Code [Section 17.74.070.C.1.a].
- It does not involve a feature that was the basis for a negative declaration or environmental impact report [Section 17.74.070.C.1.b].
- It does not involve a feature specifically addressed as a condition of approval or as a specific consideration by the Planning Commission or City Council [Section 17.74.070.C.1.c].
- It does not result in an expansion of the land use [Section 17.74.070.C.1.d].
Administrative Adjustments for Specific Standards
Landscape Plan Modifications
The Director may authorize minor changes to approved landscape plans if the changes are not visible and do not affect the theme or character established for the subject development [Section 17.34.110]. If a requested change is found not to be minor, it must be approved by the authority that originally approved the plan.
Parking and Loading Modifications
The Community Development Director may modify parking design and development standards through the Minor Use Permit process [Section 17.36.090]. Additionally, the Director may modify requirements for off-street loading spaces if it is determined that the delivery characteristics of the use do not require the standard number or type of loading spaces [Section 17.36.110].
Hillside and Ridgeline Adjustments
For developments subject to Hillside and Ridgeline standards, the review authority may grant adjustments if the modification is necessary to allow a house with reasonable floor area on a site with excessive slope, or if the adjustment results in less visual impact than strict compliance [Section 17.54.020.D].
Sections Cited
- Section 17.34.110 - Changes to approved landscape plans
- Section 17.36.090 - Parking design and development standards
- Section 17.36.110 - Loading space requirements
- Section 17.54.020 - Applicability (Hillside and Ridgeline Development)
- Section 17.72.070 - Variances and minor variances
- Section 17.74.070 - Changes to an approved project
- Table 7-3 - Allowable Minor Variances