NG-2: Neighborhood General 2 - Traditional Zone Guide for Grass Valley
The NG-2: Neighborhood General 2 - Traditional zone in Grass Valley is a residential-focused designation designed to protect and enhance the character of established historic neighborhoods. This district primarily allows for single-family homes and duplexes, with limited allowances for neighborhood-serving amenities such as markets or meeting facilities through discretionary permits. Technical standards for the NG-2: Neighborhood General 2 - Traditional zone include a maximum building height of two stories or 30 feet and a requirement for a 15-foot front setback on standard lots.
Purpose of the NG-2 District
The primary intent of the NG-2: Neighborhood General 2 - Traditional zone is to strengthen the unique character of existing historic neighborhoods within Grass Valley. The City of Grass Valley applies this zone to properties previously designated as R-1 (Single Residential) and R-2 (Two-Family Residential) to ensure that new development is compatible with the scale and architectural fabric of these areas. This district often works in coordination with specific preservation standards to maintain its historical integrity [Section 17.21.030.E].
Allowed Land Uses
Land uses within the NG-2: Neighborhood General 2 - Traditional zone are categorized by the type of permit required. Uses designated as "Permitted" (P) are allowed by right subject to standard code compliance, while "Minor Use Permits" (MUP) and "Use Permits" (UP) require discretionary review and approval [Section 17.20.030].
Residential and General Uses
The following uses are permitted or conditionally allowed in the NG-2: Neighborhood General 2 - Traditional zone in Grass Valley [Table 2.5]:
| Land Use Type | Permit Requirement | Specific Regulations |
|---|---|---|
| Residential Uses | ||
| Single-family Dwelling | P | [Section 17.44.210] |
| Multifamily - Duplex | P | [Section 17.44.160] |
| Accessory Dwelling Unit (ADU) or Carriage House | P | [Section 17.44.190] |
| Home Occupation | P | [Section 17.44.100] |
| Residential Accessory Use or Structure | P | [Section 17.44.020] |
| Residential Care (6 or fewer clients) | P | |
| Residential Care (7 or more clients) | UP | |
| Transitional and Supportive Housing | P | |
| Recreation & Education | ||
| Library or Museum | P | |
| Park or Playground | P | |
| Meeting Facility (Public or Private) | UP | |
| Services & Retail | ||
| Cottage Food Operators | P | |
| Day Care Home: Small Family | P | |
| Day Care Home: Large Family | MUP | [Section 17.44.060] |
| Neighborhood Market | UP | |
| Public Safety Facility | UP |
Lodging and Short-Term Rentals
Grass Valley regulates lodging within the NG-2: Neighborhood General 2 - Traditional zone to ensure these uses do not disrupt residential stability [Table 2.5]:
| Lodging Type | Permit Requirement | Specific Regulations |
|---|---|---|
| Hosted Short-Term Rental Units | P | [Section 17.44.205.B] |
| Bed & Breakfast Inn (B&B) | MUP | [Section 17.44.040] |
| Vacation Rental Home | MUP | [Section 17.44.205.C] |
Prohibited Uses
Any use not explicitly listed in the allowed use tables for the NG-2: Neighborhood General 2 - Traditional zone is generally prohibited unless the Community Development Director determines the use is similar and compatible with the district's intent [Section 17.20.030.A].
Specifically prohibited uses in the NG-2: Neighborhood General 2 - Traditional zone include:
- Marijuana Operations: Both medical marijuana cultivation and marijuana dispensaries are prohibited in all zones throughout Grass Valley [Section 17.20.035].
- Commercial and Industrial Uses: Most retail (except for neighborhood markets), heavy industrial, manufacturing, and warehouse uses are not permitted [Table 2.5].
- Specialized Professional Services: Medical clinics, doctor offices, and general professional or administrative offices are excluded from the NG-2: Neighborhood General 2 - Traditional zone [Table 2.5].
Technical Development Standards
New construction and alterations in the NG-2: Neighborhood General 2 - Traditional zone must adhere to specific site planning and building form requirements.
Building Placement and Form
The following table outlines the setbacks and lot dimensions for the NG-2: Neighborhood General 2 - Traditional zone in Grass Valley [Section 17.21.080]:
| Feature | Standard |
|---|---|
| Setbacks | |
| Front Setback | 15 feet* |
| Side Street Setback (Corner Lot) | 10 feet |
| Side Setback (Interior) | 5 feet |
| Rear Setback | 5 feet |
| Lot Dimensions | |
| Maximum Lot Width | 75 feet |
| Maximum Lot Depth | 150 feet |
*Note: Front setback is reduced to 10 feet on downslope lots.
Height Limits and Site Coverage
Structure heights and intensity are limited to maintain the neighborhood scale [Section 17.21.080]:
| Standard | Limit |
|---|---|
| Maximum Building Height | 2 stories / 30 feet |
| Maximum Ancillary Building Height | 1.5 stories / 15 feet* |
| Finish Ground Floor Level | 1'6" minimum above sidewalk** |
| Maximum Site Coverage | No specific numeric limit (governed by setbacks/landscaping) |
*Note: Carriage houses may be up to 2 stories and 25 feet in height. **Note: Finish floor level is reduced to 6 inches on downslope lots.
Parking Requirements
Off-street parking in the NG-2: Neighborhood General 2 - Traditional zone must be located behind the front building line and meet the following ratios [Section 17.21.080]:
| Parking Category | Requirement |
|---|---|
| Location Setbacks | |
| Front Setback | 20 feet |
| Side Setback | 0 feet |
| Side Street Setback | 5 feet |
| Rear Setback | 5 feet |
| Required Spaces | |
| Residential Units | 1 space per unit |
| Studio Units | 0.5 space per unit |
| Parking Drive Width | 12 feet maximum |
Sections Cited
- Section 17.20.030 - Allowable land uses and planning permit requirements.
- Section 17.20.035 - Prohibition of medical marijuana cultivation and dispensaries.
- Section 17.21.030 - Purposes of the traditional community development zones.
- Section 17.21.080 - Neighborhood general 2 (NG-2) standards.
- Section 17.44.020 - Accessory structures and uses.
- Section 17.44.040 - Bed and breakfast inns (B&Bs).
- Section 17.44.060 - Child day care facilities.
- Section 17.44.100 - Home occupations.
- Section 17.44.160 - Multifamily projects.
- Section 17.44.190 - Accessory dwelling units (ADU).
- Section 17.44.205 - Short-term rentals.
- Section 17.44.210 - Single dwellings.