NG-2: Neighborhood General 2 - Traditional District Regulations in Grass Valley
The NG-2: Neighborhood General 2 - Traditional zoning district in Grass Valley is designed to protect and enhance the character of established historic neighborhoods, primarily permitting single-family and duplex residential units. Key development standards for the NG-2 district include a maximum building height of 30 feet (2 stories) and a requirement that the street edge be defined by a fence or masonry wall between 2.5 and 4 feet in height. New parcels in this Grass Valley district are limited to a maximum width of 75 feet and a maximum depth of 150 feet to maintain the existing urban fabric [Section 17.21.030.E; Section 17.21.080].
Purpose and General Character
The primary intent of the NG-2: Neighborhood General 2 - Traditional district is to strengthen the unique character of existing historic neighborhoods within the City of Grass Valley. This district is specifically applied to areas that have been identified as most susceptible to change, particularly those previously designated under R-1 (Single-Family Residential) and R-2 (Two-Family Residential) zoning [Section 17.21.030.E].
A defining characteristic of the NG-2 district is its coordination with existing preservation standards and guidelines. In certain areas, the City of Grass Valley may designate specific blocks with atypical existing conditions—such as extremely small lots or houses—and apply customized development standards to preserve their unique character. The district emphasizes a cohesive streetscape where building forms are compatible with historical architecture [Section 17.21.030.E; Section 17.21.080].
Permitted Land Uses
The NG-2: Neighborhood General 2 - Traditional district primarily functions as a residential zone but allows for limited service and civic uses that support the neighborhood.
Residential Uses
- Permitted (P): Single-family dwellings, multi-family duplexes, home occupations, residential accessory structures, residential care facilities (6 or fewer clients), transitional and supportive housing, and accessory dwelling units (ADUs) [Table 2.5].
- Minor Use Permit (MUP): Large family day care homes and bed and breakfast (B&B) inns [Table 2.5].
- Use Permit (UP): Residential care facilities (7 or more clients) and rooming or boarding houses [Table 2.5].
Non-Residential Uses
- Permitted (P): Libraries, museums, art galleries, and parks or playgrounds [Table 2.5].
- Use Permit (UP): Public or private meeting facilities, extended care medical services, public safety facilities, and neighborhood markets [Table 2.5].
Development Standards
Development within the NG-2: Neighborhood General 2 - Traditional district must adhere to strict placement and form standards to ensure compatibility with the surrounding Grass Valley historic context.
Building Placement and Form
The following table outlines the requirements for property lines and lot dimensions in the NG-2 district:
| Feature | Requirement |
|---|---|
| Front Setback | 15 feet* (10 feet on downslope lots) |
| Side Street Setback (Corner Lot) | 10 feet |
| Interior Side Setback | 5 feet |
| Rear Setback | 5 feet |
| Maximum Lot Width | 75 feet |
| Maximum Lot Depth | 150 feet |
*Note: Specific setbacks may be modified for redeveloping properties to align with immediately adjacent buildings [Section 17.21.080].
Height Limits
The Grass Valley Development Code imposes the following height restrictions within the NG-2 district:
| Structure Type | Maximum Height |
|---|---|
| Primary Building | 2 stories / 30 feet |
| Ancillary Building | 1.5 stories / 15 feet* |
| Finish Ground Floor Level | 1'6" minimum above sidewalk** |
| First Floor Ceiling Height | 9 feet minimum clear |
| Upper Floor Ceiling Height | 8 feet minimum clear |
*Carriage houses are permitted at 2 stories and 25 feet maximum height. **Limited to 6 inches on downslope lots [Section 17.21.080].
Parking Requirements
Parking in the NG-2: Neighborhood General 2 - Traditional district is regulated to minimize visual impact on the streetscape.
| Parking Feature | Requirement |
|---|---|
| Front Setback | 20 feet |
| Side Setback | 0 feet |
| Side Street Setback | 5 feet |
| Rear Setback | 5 feet |
| Residential Space Ratio | 1 space per unit; 0.5 space per studio |
| Parking Drive Width | 12 feet maximum |
Additional parking regulations specify that for corner lots, the primary parking drive shall not be located on the primary street. Shared drives between adjacent lots are encouraged to minimize curb cuts [Section 17.21.080].
Specific District Requirements
- Street Edge Definition: Any section along the build-to line (BTL) not occupied by a building must be defined by a fence, stucco wall, or masonry wall with a height between 2 feet, 6 inches and 4 feet [Section 17.21.080].
- Prohibited Forms: Mansard roof forms are expressly prohibited in the NG-2 district [Section 17.21.080].
- Encroachments: Porches, balconies, and bay windows may encroach over the build-to line on street sides [Section 17.21.080].
Sections Cited
- Section 17.12.020 - Zoning map and zones.
- Section 17.21.030 - Purposes of the traditional community development zones.
- Section 17.21.080 - Neighborhood general 2 (NG-2) standards.
- Table 1-1 - Zones.
- Table 2.5 - Neighborhood General 2 (NG-2) Zone Allowed Land Uses and Permit Requirements.
- Section 17.44.100 - Home occupations.
- Section 17.44.160 - Multifamily projects.
- Section 17.44.190 - Accessory dwelling units (ADU).