R-2: Two-Family Residential District Allowed Uses in Grass Valley
The R-2: Two-Family Residential District in the City of Grass Valley provides for neighborhoods containing a mix of single-family homes and duplexes with a maximum density of 8 units per acre. In this district, residential uses like single dwellings and duplexes are permitted by right, while more intensive uses such as private schools, boarding houses, and large residential care facilities require the approval of a Use Permit. The City of Grass Valley prohibits all commercial marijuana cultivation and dispensaries within this and all other zoning designations [Section 17.20.035].
Land Use Permissions for the R-2 District
Land uses within the Grass Valley R-2: Two-Family Residential District are classified by their permit requirements. "Permitted" (P) uses are allowed by right subject to standard code compliance. "Minor Use Permit" (MUP) and "Use Permit" (UP) designations require formal discretionary review and approval before established [Section 17.20.030].
Residential Uses
Primary residential development in the R-2: Two-Family Residential District focuses on low-to-medium density housing types.
| Land Use Type | Permit Requirement | Specific Regulations |
|---|---|---|
| Single-Family Dwelling | P | [Section 17.44.210] |
| Duplex, Triplex, or Fourplex | P | [Section 17.44.160] |
| Accessory Dwelling Unit (ADU) or Carriage House | P | [Section 17.44.190] |
| 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 | - |
| Home Occupation | P | [Section 17.44.100] |
| Mobile Home Parks | UP | [Section 17.44.150] |
| Rooming or Boarding House | UP | - |
Agricultural and Resource Uses
The City of Grass Valley limits agricultural activities in the R-2: Two-Family Residential District to ensure compatibility with neighboring residential properties.
| Land Use Type | Permit Requirement |
|---|---|
| Crop Production, Horticulture, Orchard, Vineyard | P |
| Animal Keeping (farm animals) | UP |
| Agricultural Accessory Structure | Not Allowed |
| Backyard Chickens | Not Allowed |
Recreation, Education, and Public Assembly
Civic and semi-public uses are allowed in the Grass Valley R-2: Two-Family Residential District, often subject to their inclusion in the General Plan or a specific use permit.
| Land Use Type | Permit Requirement |
|---|---|
| Library, Museum, Art Gallery | P/UP* |
| Park or Playground | P/UP* |
| School, Public | P/UP* |
| School, Private | UP |
| Meeting Facility (Public or Private) | UP |
| Golf Course or Country Club | UP |
*Permitted if shown in the General Plan or applicable specific plan; Use Permit required otherwise [Table 2-7].
Services and Infrastructure
Limited general and professional services are allowed within the R-2: Two-Family Residential District to serve the local community.
| Land Use Type | Permit Requirement |
|---|---|
| Day Care (Small Family, 8 or fewer) | P |
| Day Care (Large Family, 9-14) | P |
| Day Care Center (Child or Adult) | UP |
| Medical Services (Extended Care) | UP |
| Cottage Food Operators | P |
| Public Safety Facility | P/UP* |
| Utility Facility | UP |
| Wireless Telecommunications Facility | UP |
Prohibited Uses
The City of Grass Valley explicitly prohibits certain activities within the R-2: Two-Family Residential District to maintain the residential character of the neighborhood.
- Commercial Marijuana: All marijuana cultivation and dispensaries are prohibited in all zones throughout the City of Grass Valley [Section 17.20.035].
- Retail and Industry: Commercial and industrial uses, such as warehouses, auto repair, and general retail stores, are not allowed in the R-2: Two-Family Residential District [Table 2-7, Table 2-10].
- Specific Prohibited Home Occupations: Adult entertainment, animal hospitals, automotive repair, and woodworking shops involving heavy machinery are prohibited as home-based businesses [Section 17.44.100].
- Agricultural structures: Backyard chickens and dedicated agricultural accessory structures are not permitted on R-2 parcels [Table 2-7].
R-2 District Development Standards
All construction within the Grass Valley R-2: Two-Family Residential District must comply with specific dimensional and density standards.
| Feature | Requirement |
|---|---|
| Minimum Lot Area | 5,000 square feet |
| Minimum Lot Width | 60 ft (interior); 70 ft (corner) |
| Maximum Density | 8 units per acre (approx. 5,400 sf per unit) |
| Maximum Building Height | 35 feet or 2 stories |
| Maximum Site Coverage | 50% of total lot area |
| Front Setback (Facade) | 15 feet |
| Front Setback (Porch) | 5 feet |
| Interior Side Setback | 5 feet |
| Rear Setback | 20% of lot depth (Min 10 ft / Max 20 ft) |
[Section 17.22.040, Table 2-8]
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 17.22.020 – Purposes of the residential zones.
- Section 17.22.040 – Residential zone site planning and building standards.
- Section 17.44.020 – Accessory structures and uses.
- Section 17.44.100 – Home occupations.
- Section 17.44.150 – Mobile/manufactured homes and mobile home parks.
- Section 17.44.160 – Multifamily projects.
- Section 17.44.190 – Accessory dwelling units (ADU).
- Section 17.44.210 – Single dwellings.
- Table 2-7 – Allowed Land Uses and Permit Requirements for Residential Zones.
- Table 2-8 – RE, R-1, and R-2 Zone Development Standards.