RE: Residential Estate Zoning Guide for Grass Valley
The RE: Residential Estate zone in Grass Valley is primarily intended for single-family dwellings on large parcels with a minimum size of one acre. This designation is applied to areas where infrastructure limitations or environmental constraints, such as steep slopes, prevent higher-density urban development [Section 17.22.020]. While residential use is the primary focus, the zone allows for various agricultural activities and community facilities, often requiring a Use Permit to ensure compatibility with the neighborhood character [Section 17.22.030].
Allowed Land Uses
The Grass Valley Development Code classifies allowed uses in the RE: Residential Estate zone into three categories: Permitted (P), requiring a Use Permit (UP), or requiring specific findings based on the General Plan (P/UP).
Residential and Home-Based Uses
- Single-Family Dwellings: Permitted by right [Table 2-7].
- Accessory Dwelling Units (ADUs): Permitted on any lot containing a single-family residence [Section 17.44.190].
- Home Occupations: Permitted, subject to operating standards that ensure the business remains secondary to the residential use [Section 17.44.100].
- Residential Care Facilities: Permitted if serving six or fewer clients; a Use Permit is required for seven or more clients [Table 2-7].
- Cottage Food Operations: Permitted for residents producing specific food products in their kitchens [Table 2-7].
- Transitional and Supportive Housing: Permitted [Table 2-7].
Agricultural and Resource Uses
- Agricultural Accessory Structures: Permitted (e.g., barns, coops, or greenhouses) [Table 2-7].
- Backyard Chickens: Permitted, limited to four chickens per property; roosters are prohibited [Section 17.44.030].
- Crop Production: Permitted, including horticulture, orchards, and vineyards [Table 2-7].
- Animal Keeping: Requires a Use Permit for the keeping of farm animals like cows, horses, or sheep [Table 2-7].
Recreation and Community Uses
- Equestrian Facilities: Requires a Use Permit [Table 2-7].
- Golf Courses and Country Clubs: Requires a Use Permit [Table 2-7].
- Schools (Private): Requires a Use Permit [Table 2-7].
- Public Facilities (Parks, Libraries, Public Schools): Permitted if specifically identified in the General Plan; otherwise, a Use Permit is required [Table 2-7].
Prohibited Uses
The following uses are explicitly prohibited within the RE: Residential Estate zone in Grass Valley [Table 2-7]:
- Multifamily Housing: Including duplexes, triplexes, fourplexes, and rowhouses.
- Mobile Home Parks: Large-scale mobile home developments.
- Rooming or Boarding Houses: Residential structures providing lodging for compensation to five or more independent persons.
- Short-Term Rentals: Both "hosted" short-term rental units and entire-home vacation rentals are not allowed in the RE zone.
- Marijuana Operations: Medical or adult-use marijuana cultivation and dispensaries are prohibited in all zoning districts within the City of Grass Valley [Section 17.20.035].
Development and Site Standards
Development within the RE: Residential Estate zone must adhere to specific spatial and density requirements to maintain the rural-residential character of the area.
| Development Feature | RE: Residential Estate Requirement |
|---|---|
| Minimum Lot Area | 1 acre [Table 2-8] |
| Minimum Lot Width | 120 ft average frontage [Table 2-8] |
| Maximum Density | 1 unit per lot (excluding ADUs) [Table 2-8] |
| Maximum Building Height | 35 feet [Table 2-8] |
| Maximum Site Coverage | 40% (Up to 60% allowed with Use Permit) [Table 2-8] |
Setback Requirements
Setbacks for the RE: Residential Estate zone are measured from property lines or street centerlines.
| Setback Location | Minimum Distance Required |
|---|---|
| Front | 50 ft from local street centerline OR 20 ft plus 2x the ultimate ROW from centerline [Table 2-8] |
| Side (Interior) | 5 ft [Table 2-8] |
| Side (Street side) | 40 ft from local street centerline OR 10 ft plus 2x the ultimate ROW from centerline [Table 2-8] |
| Rear | 20 ft [Table 2-8] |
Parking Requirements
Grass Valley requires off-street parking for all residential developments in the RE: Residential Estate zone to prevent congestion on public streets.
| Use Type | Vehicle Spaces Required |
|---|---|
| Single-Family Dwelling | 2 spaces, at least 1 of which must be covered [Table 3-3] |
| ADU (Studio/1-Bedroom) | 1 accessible off-street space in addition to primary unit parking [Section 17.44.190] |
| Residential Care Facility | 1 space per 2 residential units, plus 1 per 4 units for guests/staff [Table 3-3] |
Sections Cited
- 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.
- Section 17.22.040 - Residential zone site planning and building standards.
- Section 17.36.040 - Number of parking spaces required.
- Section 17.44.020 - Accessory structures and uses.
- Section 17.44.030 - Backyard chickens.
- Section 17.44.100 - Home occupations.
- Section 17.44.190 - Accessory dwelling units (ADU).