R-2: Two-Family Residential District in Grass Valley
The R-2: Two-Family Residential zone in the City of Grass Valley is designed to accommodate a blend of single-family dwellings and duplexes with a maximum density of 8 units per acre. This district requires a minimum lot size of 5,000 square feet and limits building heights to 35 feet or two stories to maintain a low-to-medium density residential character.
Purpose and General Character
The primary objective of the R-2 zone is to provide areas within Grass Valley suitable for a mixture of both single-family and two-family dwellings [Section 17.22.020.C]. By allowing both housing types, the R-2 district serves as a transitional residential area that implements both the Urban Low Density (ULD) and Urban Medium Density (UMD) designations of the Grass Valley General Plan [Section 17.22.020.C]. The general character is defined by standard urban lots that support slightly higher densities than pure single-family neighborhoods while maintaining a scale compatible with traditional residential environments.
Allowable Land Uses
Land uses in the R-2 zone are categorized by their impact on the neighborhood. Some uses are permitted by right, while others require specific discretionary permits.
Residential Uses
- Permitted (P): Single-family dwellings, duplexes, triplexes, and fourplexes; home occupations; residential accessory structures; residential care facilities for 6 or fewer clients; accessory dwelling units (ADUs); and transitional/supportive housing [Table 2-7].
- Use Permit Required (UP): Mobile home parks; residential care facilities for 7 or more clients; and rooming or boarding houses [Table 2-7].
Other Notable Uses
- Agricultural: Crop production, horticulture, orchards, and vineyards are permitted. Animal keeping requires a Use Permit [Table 2-7].
- Recreation/Education: Parks and playgrounds are permitted. Public and private schools, meeting facilities, and golf courses require a Use Permit [Table 2-7].
- Services: Medical services (extended care) and child or adult day care centers require a Use Permit. Large family day care homes and cottage food operations are permitted [Table 2-7].
- Short-Term Rentals: Hosted short-term rentals are permitted if the dwelling is an existing legally non-conforming single-family home. Vacation rental units require a Minor Use Permit (MUP) under the same condition [Table 2-7, Notes 1 & 2].
Development Standards
The R-2 district is governed by specific dimensional requirements to ensure consistency in the built environment across Grass Valley.
| Development Feature | R-2 Zone Requirement |
|---|---|
| Minimum Lot Area | 5,000 square feet |
| Minimum Lot Width | 60 ft (interior lot); 70 ft (corner lot) |
| Maximum Density | 8 units per acre (5,400 sf of site area per unit) |
| Maximum Building Height | 35 feet and 2 stories |
| Maximum Site Coverage | 50% of total lot area |
| Front Setback | 15 ft for building facade; 5 ft for front porch |
| Side Setback (Interior) | 5 ft |
| Side Setback (Street Side) | 20% of lot width (up to a maximum of 15 ft) |
| Rear Setback | 20% of lot depth (minimum 10 ft; maximum 20 ft) |
Source: [Table 2-8]
Additional Standards for Garages
In the Grass Valley R-2 zone, garages must be set back at least 5 feet from the street-facing facade of the primary structure [Table 2-8].
Parking Requirements
Off-street parking in the R-2 district is determined by the type and size of the residential unit.
| Unit Type | Required Parking Spaces |
|---|---|
| Single-Family Dwelling | 2 spaces (at least 1 must be covered) |
| Multi-unit: Studio & 1-Bedroom | 1 covered space per unit + 1 guest space per 5 units |
| Multi-unit: 2+ Bedrooms | 2 covered spaces per unit + 1 guest space per 5 units |
Source: [Table 3-3]
Sections Cited
- Section 17.22.020 - Purposes of the residential zones.
- Section 17.22.030 - Residential zone allowable land uses and permit requirements.
- Section 17.22.040 - Residential zone site planning and building standards.
- Table 2-7 - Allowed Land Uses and Permit Requirements for Residential Zones.
- Table 2-8 - RE, R-1, and R-2 Zone Development Standards.
- Table 3-3 - Parking Requirements by Land Use.