TC: Town Core Zoning District in Grass Valley
The TC: Town Core zoning district in Grass Valley is designed to foster a dense, mixed-use historic downtown with a mandatory 0-foot front build-to line and a standard maximum building height of 45 feet (three stories). To promote a compact community form, the City of Grass Valley exempts ground-floor commercial uses smaller than 3,000 square feet from all off-street parking requirements. Development within the TC: Town Core district emphasizes pedestrian connectivity, shopfront-related frontages, and the preservation of the city's historical character.
Purpose and General Character
The primary intent of the TC: Town Core zoning district is to strengthen the pedestrian-oriented, mixed-use nature of the existing historic downtown in the City of Grass Valley. A secondary purpose is to establish similar centers within larger regional districts that are likely to undergo redevelopment in the future. The City of Grass Valley requires development in this district to be of a human scale, utilizing compact forms that provide a wide range of housing and commercial opportunities while remaining walkable and bikeable [Section 17.21.030.A].
The general character of the TC: Town Core district is defined by buildings placed at the edge of the sidewalk, creating an active streetscape. Shopfront-related frontage types are required, and the City of Grass Valley prohibits service entries, loading docks, and rear-facing buildings on street-facing facades [Section 17.21.030.A.1, Section 17.21.040].
Development Standards
The City of Grass Valley applies specific standards to ensure building placement and form support the downtown's urban fabric.
Building Placement and Form
| Feature | Requirement |
|---|---|
| Front Build-to Line (BTL) | 0' |
| Side Street BTL (Corner Lot) | 0' |
| Side Setback | 0' |
| Rear Setback (Adjacent to Residential) | 15' |
| Rear Setback (Adjacent to other use) | 10' |
| Primary Street built to BTL | 80% minimum |
| Side Street built to BTL | 30% minimum |
| Lot Width | 100' maximum |
| Lot Depth | 200' maximum |
Building Height and Use Standards
| Feature | Requirement |
|---|---|
| Building Minimum Height | 22' |
| Building Maximum Height | 3 stories or 45' (5 stories with Use Permit) |
| Ground Floor Finish Level | 12" maximum above sidewalk |
| Ground Floor Ceiling Height | 12' minimum clear |
| Upper Floor(s) Ceiling Height | 8' minimum clear |
Note: All floors must have a primary ground-floor entrance facing the primary or side street. Any building over 75 feet in width must be broken down visually to read as a series of buildings no wider than 75 feet each [Section 17.21.040].
Land Use and Permit Requirements
The City of Grass Valley permits a variety of commercial and residential uses in the TC: Town Core district, though residential and certain professional services are often restricted to upper floors or the rear of buildings.
Allowed Land Use Types
| Use Type | Permit Required | Specific Regulations |
|---|---|---|
| Library or Museum | P (Permitted) | |
| Studio: Art, dance, music, etc. | P | |
| General Retail | P | |
| Restaurant, Cafe, Coffee Shop | P | |
| Live/Work Unit | P | Section 17.44.130 |
| Home Occupation | P | Section 17.44.100 |
| Mixed Use Project (Residential) | P | Note 2 below |
| Medical Services (Clinic/Doctor) | P | Note 2 below |
| Office (Business/Service/Prof.) | P | Note 2 below |
| Health/Fitness Facility | MUP (Minor Use Permit) | |
| Theater or Performing Arts | MUP | |
| Alcoholic Beverage Sales | MUP | |
| School (Public or Private) | UP (Use Permit) | |
| Bar, Tavern, Night Club | UP |
Note 2 Regarding Ground Floor Use: In the area on Mill Street (between Neal and West Main) and West Main Street (from Church to South Auburn), residential uses and professional services are allowed only on second or upper floors, or behind a ground-floor commercial use [Table 2.1, End Note 2].
Parking and Loading
The City of Grass Valley utilizes parking standards in the TC: Town Core district that incentivize small-scale businesses and urban density.
Off-Street Parking Requirements
| Location/Use | Requirement |
|---|---|
| Ground Floor Uses < 3,000 sf | No off-street parking required |
| Ground Floor Uses > 3,000 sf | 1 space per 400 sf |
| Upper Floor Residential | 1 space per unit (0.5 per studio) |
| Upper Floor (Other Uses) | 1 space per 450 sf |
| Front Parking Setback | 20' |
| Side Parking Setback | 0' |
| Rear/Side Street Parking Setback | 5' |
Parking drives in the TC: Town Core district are limited to a maximum width of 15 feet. For corner lots, the primary parking drive cannot be located on the primary street. Shared drives between adjacent lots are encouraged to minimize curb cuts [Section 17.21.040].
Sections Cited
- Section 17.12.020 - Zoning map and zones.
- Section 17.21.030 - Purposes of the traditional community development zones.
- Section 17.21.040 - Town Core (TC) standards.
- Table 2.1 - Town Core (TC) Zone Allowed Land Uses and Permit Requirements.
- Section 17.30.050 - Height limits and exceptions.
- Section 17.36.080 - Reduction of parking requirements.
- Section 17.44.100 - Home occupations.
- Section 17.44.130 - Live/work units.
- Section 17.44.140 - Mixed use projects.