Neighborhood General 1 - Subdivision (NG-1) Zoning Guide
The NG-1: Neighborhood General 1 - Subdivision zone in Grass Valley is designed to implement the Urban Low Density (ULD) General Plan designation, primarily facilitating single-family residential neighborhoods. Key requirements include a minimum lot size of 6,000 square feet and a maximum building height of 35 feet or two stories. Most residential activities are permitted by right, while higher-intensity uses like private schools or residential care for seven or more clients require a Use Permit.
Zoning Purpose and Applicability
The City of Grass Valley established the NG-1: Neighborhood General 1 - Subdivision designation as part of its Traditional Community Development Zones. According to the Grass Valley Code of Ordinances, this zone is intended to reinforce the character of existing residential neighborhoods while providing standards for new subdivisions that align with the "Urban Low Density" (ULD) framework [Section 17.12.020].
As a zone implementing the ULD designation, the NG-1: Neighborhood General 1 - Subdivision zone follows the primary land use and development standards established for single-family residential environments in Grass Valley [Section 17.22.020].
Allowed and Conditional Uses
Land uses in the NG-1: Neighborhood General 1 - Subdivision zone are classified as Permitted (P), requiring a Use Permit (UP), or requiring a Minor Use Permit (MUP). Any use not explicitly listed in the development code is prohibited unless determined to be a similar and compatible use by the Director [Section 17.20.030].
Residential and Agricultural Uses
- Permitted (P): Single-family dwellings, accessory dwelling units (ADUs) or carriage houses, home occupations, residential accessory structures (e.g., garages, sheds), small-family day care homes, and transitional/supportive housing [Table 2-7].
- Permitted with Standards (P): Backyard chickens (subject to Section 17.44.030) and crop production [Table 2-7].
- Use Permit Required (UP): Animal keeping (non-poultry), mobile home parks, residential care facilities for 7 or more clients, and rooming or boarding houses [Table 2-7].
Recreation and Public Uses
- Permitted (P/UP): Public parks and playgrounds, and public schools are generally permitted if consistent with the General Plan; otherwise, they may require a Use Permit [Table 2-7].
- Use Permit Required (UP): Golf courses, country clubs, private schools, and meeting facilities (public or private) [Table 2-7].
Services and General Business
- Permitted (P): Cottage food operations and large-family day care homes [Table 2-7].
- Use Permit Required (UP): Day care centers (child or adult) and medical services providing extended care [Table 2-7].
- Minor Use Permit Required (MUP): Vacation rental units [Table 2-7].
Prohibited Uses in the NG-1 Zone
The following uses are strictly prohibited within the NG-1: Neighborhood General 1 - Subdivision zone and throughout Grass Valley residential areas:
- Marijuana Operations: Both medical marijuana cultivation and the operation of marijuana dispensaries are prohibited in all zones within the City of Grass Valley [Section 17.20.035].
- Commercial Vehicle Storage: The storage or regular parking of commercial vehicles for home occupations is prohibited, except for standard passenger vehicles or small trucks not exceeding one and one-half tons [Section 17.44.100].
- Industrial Activity: Heavy manufacturing, scrap yards, and most retail trade uses are not permitted in this residential designation [Table 2-10].
- Specific Signage: Pole signs, roof signs, and billboards are prohibited to preserve the aesthetic character of the Grass Valley residential landscape [Section 17.38.050].
Development and Building Standards
All construction within the NG-1: Neighborhood General 1 - Subdivision zone must comply with the following site planning and building standards to maintain neighborhood consistency in Grass Valley.
| Feature | Requirement |
|---|---|
| Minimum Lot Area | 6,000 square feet [Table 2-8] |
| Minimum Lot Width | 60 ft (interior) / 70 ft (corner) [Table 2-8] |
| Maximum Building Height | 35 feet or 2 stories [Table 2-8] |
| Front Setback (Facade) | 15 feet [Table 2-8] |
| Front Setback (Porch) | 5 feet [Table 2-8] |
| Interior Side Setback | 5 feet [Table 2-8] |
| Street Side Setback | 20% of lot width (max 15 feet) [Table 2-8] |
| Rear Setback | 20% of lot depth (min 10 feet / max 20 feet) [Table 2-8] |
| Maximum Site Coverage | 50% [Table 2-8] |
Parking and Signage Regulations
The NG-1: Neighborhood General 1 - Subdivision zone requires sufficient off-street parking to prevent congestion on Grass Valley streets.
Parking Standards
| Use Type | Required Spaces |
|---|---|
| Single Dwelling | 2 spaces (at least 1 must be covered) [Table 3-3] |
| Home Occupation | No additional spaces required if no non-resident employees [Section 17.44.100] |
| ADU / Second Unit | 1 space per unit (tandem permitted) [Table 3-3] |
Signage Standards
Residential signage is limited to preserve the non-commercial character of the NG-1: Neighborhood General 1 - Subdivision area.
- Number of Signs: Maximum of 1 sign per parcel [Table 3-10].
- Maximum Area: 12 square feet for identification/non-commercial use [Table 3-10].
- Maximum Height: 6 feet for freestanding monument-style signs [Table 3-10].
Sections Cited
- Section 17.12.020 - Zoning map and zones
- Section 17.20.030 - Allowable land uses and planning permit requirements
- Section 17.20.035 - Prohibition of medical marijuana cultivation and dispensaries
- Section 17.22.020 - Purposes of the residential zones
- Section 17.22.030 - Residential zone allowable land uses and permit requirements (Table 2-7)
- Section 17.22.040 - Residential zone site planning and building standards (Table 2-8)
- Section 17.36.040 - Number of parking spaces required (Table 3-3)
- Section 17.38.050 - Prohibited signs
- Section 17.38.070 - Zone sign standards (Table 3-10)
- Section 17.44.100 - Home occupations