R-3 Multiple Dwelling Residential Zone Regulations for Grass Valley
The R-3 Multiple Dwelling Residential Zone in the City of Grass Valley is primarily intended for high-density residential developments, including apartments, condominiums, and multi-unit complexes, situated near schools, parks, and essential public services. While multi-unit housing and single-family dwellings are permitted by right, many non-residential uses such as private schools, meeting facilities, and utility facilities require the approval of a Use Permit. The zone mandates a maximum residential density of one unit per 2,000 square feet of site area and generally limits building heights to 35 feet or three stories [Section 17.22.020].
Purpose and Applicability
The City of Grass Valley applies the R-3 Multiple Dwelling Residential Zone to areas identified for Urban High Density (UHD) in the General Plan. The goal is to provide a variety of high-density housing types in proximity to urban amenities and public services [Section 17.22.020].
Allowed and Conditionally Allowed Uses
The following table details the land use permissions within the Grass Valley R-3 Multiple Dwelling Residential Zone. Permissions are categorized as Permitted (P), Minor Use Permit required (MUP), Use Permit required (UP), or permitted only if specified in a plan (P/UP). A dash (—) indicates the use is not allowed [Table 2-7].
Residential Uses
| Land Use Type | Permit Requirement | Specific Regulations |
|---|---|---|
| Single-family Dwellings | P | Section 17.44.210 |
| Duplex, Triplex, or Fourplex Multifamily Dwellings | P | Section 17.44.160 |
| Rowhouses (Multifamily) | P | Section 17.44.160 |
| Accessory Dwelling Units (ADU) or Carriage Houses | P | Section 17.44.190 |
| Transitional and Supportive Housing | P | — |
| Residential Accessory Use or Structure | P | Section 17.44.020 |
| Residential Care (6 or fewer clients) | P | — |
| Residential Care (7 or more clients) | UP | — |
| Rooming or Boarding House | MUP | — |
| Mobile Home Parks | UP | Section 17.44.150 |
| Home Occupations | P | Section 17.44.100 |
Recreation, Education, and Public Assembly
| Land Use Type | Permit Requirement |
|---|---|
| Park or Playground | P/UP |
| Public School | P/UP |
| Library, Museum, or Art Gallery | P/UP |
| Private School | UP |
| Meeting Facility (Public or Private) | UP |
| Golf Course or Country Club | UP |
Services and Infrastructure
| Land Use Type | Permit Requirement | Specific Regulations |
|---|---|---|
| Day Care (Small Family Home) | P | — |
| Day Care (Large Family Home) | P | Section 17.44.060 |
| Day Care Center (Child or Adult) | UP | Section 17.44.060 |
| Cottage Food Operators | P | — |
| Medical Services (Extended Care) | UP | — |
| Public Safety Facility | P/UP | — |
| Utility Facility | UP | — |
| Hosted Short-Term Rental Units | P* | Section 17.44.205.B |
| Vacation Rental Unit | MUP* | Section 17.44.205.C |
*Note: Short-term and vacation rentals are only permitted in the R-3 zone if they are established within an existing legally non-conforming single-family dwelling [Section 17.22.030, Table 2-7 Notes].
Prohibited Uses
Any use not explicitly listed in Table 2-7 is generally prohibited unless the Community Development Director determines it is a "similar and compatible use" [Section 17.20.030]. Specific prohibitions in the Grass Valley R-3 Multiple Dwelling Residential Zone include:
- Agricultural Uses: Agricultural accessory structures, animal keeping, backyard chickens, and general crop production/horticulture are strictly prohibited [Table 2-7].
- Marijuana Operations: Both medical marijuana cultivation and the operation of medical marijuana dispensaries are prohibited in all zones within the City of Grass Valley [Section 17.20.035].
- Commercial and Industrial Activities: Most retail trade, manufacturing, and heavy industrial services are prohibited in residential zones [Table 2-10].
Development and Siting Standards
New construction and alterations within the R-3 Multiple Dwelling Residential Zone must comply with specific density and dimensional standards to maintain the character of the neighborhood.
| Development Feature | R-3 Zone Requirement |
|---|---|
| Minimum Lot Area | 10,000 square feet |
| Minimum Lot Width | 70 ft (interior); 75 ft (corner) |
| Maximum Density | 1 unit per 2,000 square feet of site area |
| Front Setback (Building Facade) | 15 feet |
| Front Setback (Porch) | 5 feet |
| Side Setback (Interior) | 5 feet |
| Side Setback (Street Side) | 20% of lot width (up to 15 feet maximum) |
| Rear Setback | 20% of lot depth (10 feet minimum, 20 feet maximum) |
| Maximum Height Limit | 35 feet and 3 stories |
| Maximum Site Coverage | 50% |
[Source: Table 2-9]
Parking Requirements
Residential uses in the Grass Valley R-3 Multiple Dwelling Residential Zone must provide off-street parking based on the number of bedrooms and the type of housing unit.
| Residential Use Type | Parking Space Requirement |
|---|---|
| Single Dwelling | 2 spaces (at least 1 covered) |
| Multifamily: Studio and 1-Bedroom | 1 covered space/unit + 1 guest space per 5 units |
| Multifamily: 2-Bedroom and Larger | 2 covered spaces/unit + 1 guest space per 5 units |
| Residential Care Facility | 1 space per 2 units + 1 space per 4 units for guests/staff |
| Home Occupation | Required off-street spaces for the dwelling must be maintained |
[Source: Table 3-3]
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 17.22.030: Residential zone allowable land uses and permit requirements (Table 2-7).
- Section 17.22.040: Residential zone site planning and building standards (Table 2-9).
- Section 17.36.040: Number of parking spaces required (Table 3-3).
- Section 17.44.020: Accessory structures and uses.
- Section 17.44.060: Child day care facilities.
- 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 17.44.205: Short-term rentals.
- Section 17.44.210: Single dwellings.