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Section 3

Land Uses and Development

Regulatory Provisions

3.10 Introduction

This section is the heart of the regulatory portion of the specific plan, setting forth permitted land uses, development standards, and other technical information for the application of the plan toward the buildout of the property.  For any requirements not specifically defined in this specific plan, the City's prevailing zoning ordinances and processing procedures shall apply.  The specific plan area Master Plan, Figure 3.3 is intended to be the primary document governing the buildout of the project area, in conjunction with the other regulations contained herein.

3.20 Opportunities and Constraints Summary

The constraints of the property are summarized on Figure 3.1 showing a visual breakdown of the location of various site constraints.  These constraints are further studied and defined in the environmental impact report for the specific plan, incorporated herein by reference.  Identified site constraints include, but are not limited to:

• Steep slopes over 30% cross-slope (to be avoided, except in minor instances for roadway, trail, and utility installation).
• Mine shafts (to be remediated during construction in accordance with the recommendations of a qualified geotechnical engineer).
• Buildings that are potentially historically significant (to be preserved unless or until the City approves alternative land uses or actions for the public parcels).
• Wet meadows and areas of high ground water (to be avoided or mitigated at the time of project proposal by a qualified biologist).
• Tailings piles (preliminary testing indicate that this material can be processed into base rock for on-site road and infrastructure).
• Areas where solid waste refuse has been observed (to be evaluated at the time of  each development proposal by a qualified geotechnical engineer, with any required clean up or remediation completed prior to development).
  

• Prehistoric archaeological sites (to be preserved as recommended in the specific plan EIR and/or any subsequent studies by a qualified archaeologist).

Some of the above constrained areas have been avoided for development, while other areas can be developed as long as the constraint is properly addressed during the development process.  Unconstrained lands are suitable for development as defined in this specific plan.

3.30 Goals, Objectives, and Policies

A .        City General Plan Consistency

This specific plan is mindful of the various goals, objectives, policies, and supporting text provided in the Grass Valley General Plan.  The following excerpts from the City's new General Plan highlight the most recurring and design-impacting policies relative to planning on North Star:

The General Plan's goals, objectives, policies, and implementation measures are intended to facilitate a climate of preserving, protecting, maintaining, and enhancing the quality of life we value in Grass Valley. This includes our neighborhoods, commercial and public lands, and areas of future expansion.

Wolf Creek, the Nevada County Narrow Gauge Railroad right-of-way and Wolf Creek South Fork are key elements in the Trails-Sidewalks Network.

Alternatives to the automobile most desired are bicycle and pedestrian ways, including trails, paths, sidewalks, bike lanes, and similar facilities.

Special Development Area (SDA) is intended to be a temporary designation, pending adoption of a specific plan, master plan, or similar instrument. Thereafter, the General Plan Land Use Classification System land use designations (see page 3-2) or adopted specific plan provisions replace the SDA designation.

North Star is encouraged to locate all residential and neighborhood commercial land uses in the northern one-third of the North Star property, in order to provide a linkage to existing development within the City and facilitate efficient City service and infrastructure extensions.

3-LUG In areas of new development, plan for a diversity of land uses and housing types, including mixed use developments.

7-LUO Preservation of open space and unique property features.

11-LUO Retention of historic structures and community character.

5-LUG Provide for a broad range of housing opportunities, including opportunities for low, moderate and middle income households.

2-LUP Require adequate information when reviewing development proposals, including full environmental review and fiscal impact analysis, to assure minimization of environmental, public facilities and services impacts.

20-LUP Avoid circulation improvements that bisect or adversely impact established neighborhoods.

25-LUP Utilize clustering and other land use techniques to protect environmentally sensitive resources, such as heritage trees and wetlands.

29-LUP Promote the establishment and expansion of businesses and industries offering professional, light manufacturing and technical employment opportunities related to existing and developing forms of technology.

32-LUP Encourage development of state of the art telecommunications infrastructure to attract new employers and serve the needs of the telecommuter.

37-LUP Assure that new development pays its fair share of the cost of municipal services.

New transportation facilities needs as shown on the Circulation Plan (Figure 4-1) are:

Construction of a new intersection or interchange on Highway 49 in the area of Crestview Drive-Smith Road in southern Grass Valley.

Construction of a new arterial road through the North Star area linking the Brighton/McCourtney intersection near Highway 20 with the new Crestview-Smith intersection or interchange on Highway 49. This new road would be connected to a southward extension of Freeman Lane. It is the City's policy, however, that Freeman Lane not be extended southward from its current termination north of Wolf Creek, until and unless the new Crestview-Smith arterial road is constructed.

2-CP Plan for multi-purpose transportation/recreation bicycle and pedestrian facilities to optimize facility usage and enhance potential funding.

6-CP Locate transit stops and park and ride facilities near freeway interchanges and in conjunction with higher density residential and mixed-use developments.

25-CP Defer the extension of Freeman Lane southward across Wolf Creek until such time as the Crestview-Smith extension is constructed between North Star and Highway 49.

1-COSP Continue to identify mineral resources and to develop policies addressing their protection from competing land uses, minimizing impacts on mining activities, in compliance with State law.

4-COSP Establish standards for inclusion and management of permanent open space in new developments.

6-NP Locate sensitive land uses (residential neighborhoods, medical facilities, senior care facilities and schools) away from high noise areas.

4-SP Based on location or probable need, require development plans in mined areas to include in-depth assessments of potential safety, including mining-related excavations, and health hazards and accompanying mitigation measures.

1-RP Provide parks and open spaces of different sizes and types to respond to the needs of a diverse population, including trails for pedestrian and equestrian use, bicycle pathways, linear parkways and park-like natural areas.

3-HP Establish appropriate design standards and elements that complement Grass Valley's historic heritage in newly developing areas.

10-HP Where historic and prehistoric cultural resources have been identified, the City shall require that development be designed to protect such resources from damage, destruction, or defacement.

2-CDO Preservation of notable landmarks, streetscape and other areas of architectural or aesthetic value providing continuity with the past.

3-CDO Recognition and protection of major views in the planning area, with particular attention to notable buildings, open space, hillsides, valleys, ridgelines, and forested views.

For the three SDAs with current annexation agreements with the City of Grass Valley, the following suggestions are made:

Use of clustering and grouping: SDAs could be developed with the same quantity of proposed uses but in a substantially more compact form, perhaps allowing for more open space than presently contemplated.

Reduced infrastructure development costs: Utilizing more compact development forms would result in a reduction in the amount of development infrastructure cost by thirty to sixty percent.

Village Centers: With a more compact development form and greater open space buffers, the annexations could be developed as villages that would support a more pleasant community ambience, enhance quality of life, and a dramatic reduction in automobile trips (and other environmental impacts). A village form would greatly reduce the quantity of trips internal to the SDAs, and enhance the potential for transit links to other parts of the community.

Building and infrastructure guidelines: Guidelines should be developed for the SDAs to promote higher quality building design and enhanced accessibility for pedestrians within the village.

North Star, Loma Rica Ranch, Kenny Ranch, and the Bear River Mill site will be annexed. High density housing will create vibrant villages which foster a community ambiance and enhance quality of life. Infill development and new planning principles will create a higher percentage of open space which will be complemented by high quality streetscape and building design.

12-CDP Provide a mixture of residential unit designs in all major new residential development.

13-CDP Revise City street standards to minimize paved surface area, encourage slower vehicle speeds and enhance pedestrian access and safety.

14-CDP Integrate natural areas for runoff detention in all major new development.

15-CDP Provide internal pedestrian and bicycle connections and connections to the broader planning area in all major new development.

16-CDP Provide a mix of uses within walking distance in all major new development to promote pedestrian access and to provide definition of the area as a place.

17-CDP Assure adequate City design review of all new development.

20-CDP Design all future major public and private development projects to include areas for public gathering and interaction.

22-CDP Discourage gated communities and encourage open access through projects.

B. Objectives

1. The applicable goals and objectives of the Grass Valley General Plan are incorporated herein by reference.

2. Comply with the terms of the annexation agreement between the City and owners, as amended in conjunction with this specific plan to allow higher residential densities and lower business park demands based on the findings of the general plan that business park is in over-supply and that housing opportunities are too low to meet demands.

3. Minimize impacts to surrounding land owners.

4. Provide safe and adequate vehicle and non-vehicle circulation and access.

5. Protect constrained areas and resource areas.

6. Provide for the feasible development of the property.

7. Incorporate planning standards that orient buildings to the street, encouraging pedestrian and bicycle circulation, and to maintain an urban feel.   Orient residential porches to the street while serving garages with rear alleys in most instances.

8. Implement the applicable planning principles of Sierra Business Council's Planning for Prosperity, a guide to mountain community planning.

C . Policies

1. The North Star Specific Plan shall:

a. Be consistent with the annexation agreement entered into by the City and Owner, as amended in conjunction with this specific plan.

b. Meet a variety of future community needs by providing a variety of housing types and allow mixed use to occur in a way that will minimize traffic congestion.

c. Provide a high level of active recreation, historic, and natural park and open space amenities.

d. Include feasible standards and mitigation measures that will allow the property to meet future community needs.

e. Utilize site planning standards that move buildings to the street to encourage access by pedestrian and bicycle methods.  Parking will be encouraged to be located on the side and rear of new buildings.

f. Minimize the impact on adjoining land owners through the use of natural area buffers and careful location of new improvements.

g. Provide for the safe occupancy by all future residents, business users, project customers, and employees by avoiding steep slopes and flood zones, and by utilizing prevailing seismic and structural standards.

h. Provide for reasonable private and public funding options to allow the anticipated development to be feasible by allowing market-driven phased development, and the incremental installation of infrastructure.

2. Safeguard the rural character of Western Nevada County by creating clear buffered edges between town and country around the edges of the project.

3. Preserve historic assets by creating public zones around the historic sites at North Star and providing opportunities for appropriate entities to own, restore, operate, and maintain these sites.

4. Build to create enduring value and beauty by implementing the design guidelines that will provide valued aesthetics while keeping development costs competitive.

5. Enhance the economic vitality of Grass Valley by complimenting and anchoring, rather than competing with, the downtown business core.

6. Anticipate and address the housing needs of all community residents by providing a variety of housing types and ample opportunity to integrate multiple family housing into business and retail zones.

7. Conserve and showcase the community's natural assets by placing stream corridors, project edges, and important botanical areas into permanent open space.

8. Keep people and structures out of harm's way by avoiding development in any flood, seismic, soils, or fire danger zone, and by properly addressing the sealing of mine shafts and possible hazard sites prior to development.

9. Maintain the health of the natural systems which support life in the region by placing important biological areas into permanent open space and by requiring detailed biological studies prior to development.

10. Expand local and regional transportation options by designing North Star to allow pedestrian, bicycle, and public transportation access options.

11. Invest in public resources and direct investment to maintain and expand Grass Valley's social, natural, and financial capital by providing appropriate public infrastructure and creating competitive job and housing sites.

12. Integrate the North Star plan with other planning for community development of jobs, housing, shopping, and recreation.

13. Engage the public in meaningful ways to shape the land use plan by conducting a full array of public meetings and hearings on the environmental document and planning details for North Star.

14. Ensure that the North Star specific plan is consistent with the Grass Valley General Plan and its implementation requirements.

15. Build Acustomer@ satisfaction by using the North Star specific plan and its related development agreement as an efficient and predictable method of implementing the plan.

16. Reach across jurisdictions by consulting surrounding agencies during the North Star specific plan review and adoption.

17. Incorporate the principals of smart growth, as follows:

a. Mix land uses.
b. Take advantage of compact building design.
c. Create a range of housing opportunities and choices.
d. Create walkable neighborhoods.
e. Foster distinctive, attractive communities, with a strong sense of place.
f. Preserve open space, farmland, natural beauty, and critical environmental areas.
g. Strengthen and direct development towards existing communities.
h. Provide a variety of transportation choices.
i. Make development decisions predictable, fair, and cost effective.
j. Encourage community and stakeholder collaboration in development decisions.

3.40 General Plan Land Use Map Amendment

In accordance with the requirements of the Grass Valley General Plan, the SDA-Special Development Area is considered a temporary holding designation.  The adoption of this specific plan constitutes a mandatory General Plan Land Use Map amendment to coincide with the Specific Plan Land Use Map.

3.50 Land Use Map

The Land Use Map of the Specific Plan is shown on Figure 3.2.  The Land Use Map shows the land use specific plan districts outlined below, which define the performance standards for each type of development.  Development of the site is intended to be consistent with the Master Plan in accordance with the Sections 3.55 and 3.57 below.

3.55 Master Plan (Preferred Development Alternative)

The Master Plan for North Star is shown on Figure 3.3, and on the larger map in the rear map pocket.  The Master Plan is the preferred development alternative and is the plan evaluated by the project environmental impact report.  It is based on the objectives of the developer and on broad based public review and input.  Development of the property will be in substantial compliance with the project master plan.  Substantial compliance means that the general arrangement and nature of land uses is expected to be similar, although modifications to the layout may be approved administratively by the City Community Development Director based on constraint and capability information justifying such changes.  The Community Development Director may refer the matter to the City Planning Commission if the Director feels that such a review is warranted.  The City must determine that the land use matches the Master Plan or is reasonably consistent with the public's expectations based on the Master Plan notations.

The following types (not intended to be an exhaustive list) of deviations are typically considered to be in substantial compliance with the master plan:

• Minor changes to street alignments and lengths to achieve appropriate grades and development design.
• Minor changes or redistribution of dwelling unit counts between land use blocks.
• Modifications to the locations and relationship of the golf course clubhouse, golf course, and other recreational amenities.
• Changes in park amenities and layouts approved by the City's Park and Recreation Commission.
• Other changes that would not result in any substantial change in the findings of the project environmental impact report or create a need for additional project mitigation measures.

The following types (not intended to be an exhaustive list) of deviations may not be in substantial compliance with the master plan:

• Wholesale changes to the land use distribution or balance between housing and non-residential uses.
• Increases in the total unit count or non-residential acreages not anticipated in the project environmental impact report or project mitigation measures.
• Development encroachment into resource areas that were anticipated to be protected.

Whenever the Community Development Director finds that the proposed changes are not  substantially in compliance with the master plan, the applicant may appeal the decision to the Planning Commission and then to the City Council in accordance with prevailing City of Grass Valley zoning ordinance appeal procedures.  If the City determines that a specific plan amendment is required, it may be processed in accordance with the procedures prescribed in Section 7.30.

3.57    Master Plan Components

The following is a detailed list of the Master Plan components (see Figure 3.3), as evaluated by the project EIR and relied upon by the City and general public in the approval of the plan.  Any amendment to the Master Plan shall be considered a specific plan amendment and shall be processed as described in Section 7.30.

The architecture throughout the North Star Neighborhood will be AGold Country,@ and will replicate much of the current Grass Valley home architecture.  The vast majority of homes will have garages in the rear, served by alleys, conforming to old Grass Valley; while, some of the homes fronting the golf course will be front-loaded.  All streets will have parkways (planting strips) 6' to 8' wide between the edge of the street and the sidewalk.  There are a maximum of 2,140 dwelling units proposed, using the mixture of housing types described below and in Table 3.1a.

Affordable Homes

There are 180 fee simple zero lot line (multiple family) Affordable Homes.  Homes will range in size from approximately 650 sq. feet to approximately 900 sq. feet, each with an exterior with the same materials and workmanship as in the Work Force Housing.  The distinction between the two types of housing will be minimal.  Each home will have a two-car garage and will be priced from $125,000 (2003 pricing). Currently these homes will be divided between land across from the North Star Neighborhood Town Center and land mixed in with the Work Force Housing.

Approximately nine (9) acres has been set aside for a new K-8 elementary/middle school.  This site will be dedicated to the Grass Valley School District and credited against the K-8 portion of the school mitigation fees for the project, which will be credited to the affordable housing first, then the work force housing.  School construction and timing will be by the Grass Valley School District as the need arises and as overall funding becomes available.

In the event that the Grass Valley School District declines to accept this site for school purposes, the site will be offered for sale as a private school site serving any grade level.  The site plan shown on the master plan is approximate in nature.  The final site plan will be approved by the School District and/or the City of Grass Valley prior to construction.

These parks will be owned by the North Star Project Homeowner's Association and are located within the residential loops.  They are approximately 42' wide and the length of the loop.  These parks serve the environment by allowing rain runoff to gravitate to this area for storm detention and groundwater recharge.  The overflow water is the only water discharged off site.  These green areas will be used by local residents for picnic, play and are aesthetically pleasing to the neighborhood.   A landscape and lighting district will maintain these parks. These parks will be improved by the developer.

Hospice

Hospice of the Foothills is most likely going to occupy five (5) acres of land adjoining the North Star House property.   Hospice would be responsible for planning and improving the site.  If Hospice declines occupancy of this site, then it may be offered for sale to other non-profit organizations.

Fire Station

The Fire Station will be dedicated to the City of Grass Valley Fire Department.  The Fire Department would be responsible for planning, designing, and funding a fire station.  Funding would be augmented by Developer Impact Fees.

Open Space

There will be an approximate fifty (50) foot open space border surrounding the North Star project.  Trails will be used throughout this area.  Trails will be constructed along both Allison Ranch Road and Old Auburn Road and connect to the State Mine Park at the North end of the Project.  Trail construction will be funded by the developer.

Approximately twenty-five (25) acres of heavily wooded land lying between Wolf Creek and Allison Ranch Road will be offered for dedication to the Nevada County Land Trust or the City of Grass Valley.

The Grassland Preserve and the Wetland Preserve will be located in the middle of the golf course and will preserve approximately 75% of these resources in their natural state.

3.60     Specific Plan Zoning Districts

The following zoning districts are established in the locations shown on the specific plan land use map (Figure 3.2) and shall be developed and utilized as defined below.

FIGURE 3.2 THE LAND USE MAP

FIGURE 3.3 THE ILLUSTRATIVE MASTER PLAN

A. SP3-C1           Neighborhood Center District

1. Purpose and Intent

The Neighborhood Center District is intended to encourage neighborhood retail sales, offices providing services to the specific plan area and surrounding areas, and to allow the option of upper story apartments/condos to provide moderately priced housing.  The District will include an area reserved for the cultural arts.  The neighborhood center is to be site planned to assure that all components interact efficiently.  The site will strive to maximize the number of buildings oriented to the street in a traditional site planning arrangement.  Parking is to be provided behind and on the sides of buildings, as well as on the fronting streets, to the highest extent possible.  The intent is to create streetscapes with building fronts with display windows that are conducive to pedestrian access, window shopping, and inviting professional services.  This district allows single stores or offices up to 10,000 square feet and larger spaces can be considered under an application for conditional use permit.  This site is located near public open spaces that provide an opportunity for neighborhood gatherings and special events that are not in conflict with downtown event schedules.

2. Uses Permitted

The preferred land use is shown on the Master Plan, Figure 3.3.  See Table 3.1 for other options that can be considered by the City under this Specific Plan.

3. Uses Subject to a Use Permit

See Table 3.1

4. Site Development and Performance Standards

i. See Table 3.2 for basic development standards

j. See Table 3.3 for off-street parking requirements

k. The following mandatory development standards shall apply to buildings within this district:

1. The entire C1 neighborhood center shall be site planned at one time to assure that all planning factors are considered.   Once a master site plan has been approved by the City, building may occur in stages.  The master site plan may be amended by subsequent application to the City.

2. It is the intent of this zone to create building reminiscent of gold rush era buildings.  It is the intent to create a traditional commercial district generally oriented to the specific plan streets and using architecture respectful of gold rush architectural scales, shapes, roofs, and awnings, while allowing the use of modern building materials. 

3. Retail and service businesses fronting on specific plan streets shall include sidewalks to facilitate pedestrian circulation and allow for seasonal outside display.

4. Parking shall be located on the streets and to the rear of the buildings where ever possible.

5. Street trees shall be provided along the specific plan streets based on  landscape architect recommendations.

6. Street lights will be generally low lying and indirect as recommended by a lighting specialist or landscape architect.

7. All street area landscaping and lighting operation and maintenance shall be provided through a zone of benefit in the City's landscaping and lighting district.

8. Parking areas and access aisles shall be landscaped in accordance with the prevailing City standards for planting.

9. Building designs shall be consistent with the City's prevailing design guidelines and the additional supplemental design guidelines contained herein.

10. Buildings and sites within the C1 neighborhood center may be subdivided with no minimum lot size provided that all common parking, access, utility, and common areas are included in appropriate reciprocal access, parking, and maintenance agreements to provide for the perpetual operation of the entire zoning district as one development.  Alternatively, other mechanisms such as a zone of benefit in the landscaping and lighting district may be utilized.

11. Each phase of construction shall complete the infrastructure and parking needed to serve the phase, together with any extensions thereof as required by the City to provide for orderly development and public safety.

B. SP3-BP Business Park District

1. Purpose and Intent

The Business Park District is intended to be a mixed land use district.  The architecture in this district will be reminiscent of Gold Country architecture.  Buildings are to be oriented to the street, with parking areas placed on the fronting streets and on the rear and sides of the buildings to the greatest degree possible.  This district is intended to allow integrated upper story apartments/condominiums as a permitted use and complete residential development under a use permit application.  This district also allows public and quasi-public uses such as churches, schools, community centers, and agency offices through a use permit application.

2. Uses Permitted

See Table 3.1

3. Uses Subject to a Use Permit

See Table 3.1

4. Site Development and Performance Standards

a. See Table 3.2 for general development standards.

b. See Table 3.3 for off-street parking standards.

c. Development within this zone shall comply with the following mandatory development performance standards:

1. It is the intent of this zone to allow creation of moderately priced business spaces using modern building materials respectful of Gold Country architecture.

2. Parking shall be located on fronting streets and to the rear or side of the buildings and served by individual or shared driveways, or rear alleys to the greatest extent possible.

3. Loading docks and bay doors shall be oriented to the side or rear of buildings and shall be screened from the specific plan streets to the extent possible using intervening building components, architecture, and grade changes.

4. Sidewalks shall be separated from the street edge by a continuous planter where street trees, street lights, and low growing ground cover can be planted.

5. Street trees shall be provided along the specific plans streets based on landscape architect recommendations.

6. Street lights shall be provided in a design that shields the filament from light spill to the top or sides.

7. All street side landscaping and lighting operation and maintenance shall be provided through a zone of benefit in the City's landscaping and lighting district.

8. Parking areas and access aisles shall be landscaped in accordance with the prevailing City standards for planting.

9. Building designs shall be consistent with the City of Grass Valley's prevailing design guidelines and the supplemental design guidelines of the project architect.

10. Buildings and sites within the BP business park zones may be subdivided in a conventional lot manner, or as a planned development using air spaces or building pads together with common areas for parking and other shared facilities. 

11. Each phase of construction shall complete the infrastructure and parking needed to serve the phase, together with any extensions thereof as required by the City to provide for orderly development and public safety.

C. SP3-R2 Townhouse Residential District

1. Purpose and Intent

The Townhouse Residential District is similar to the City's basic R2-A zone, allowing the construction of townhouse dwelling or multiple family units at a density not to exceed 14 unit per acre and not to exceed the overall site unit counts specified on the specific plan land use map.  Additional density may be permitted as a part of affordable housing incentives provided for in the prevailing State and City ordinances.  This district may be developed with apartment (rental) type units, condominium (ownership) type units, or recreational (short term rental) units.  The locations of these districts is intended to integrate higher density housing adjacent to complimentary uses.  The density of these sites has been kept at 14 units per acre rather than a higher density to increase opportunities for minimizing grading and retention of selected native vegetation.

2. Uses Permitted

The preferred land use is shown on the Master Plan, Figure 3.3.  See Table 3.1 for other options that can be considered by the City under this Specific Plan.

3. Uses Subject to a Use Permit

See Table 3.1

4. Site Development and Performance Standards

a. See Table 3.2 for general development standards.

b. See Table 3.3 for off-street parking standards.

c. Development within this zone shall comply with the following mandatory development performance standards:

1. The townhouse residential districts, shall complete site plans before any development occurs to assure that the entire density anticipated by the specific plan can be accommodated.

2. It is the intent of this zone to create moderately affordable housing.

3. Parallel parking shall be provided along the specific plan roadways to serve the development.  Sidewalks shall be separated from the street edge by a continuous planter where street trees, street lights, and low growing ground cover can be planted.

4. Street trees shall be provided along the specific plans streets based on landscape architect recommendations.

5. Street lights shall be provided in a design that shields the filament from light spill to the top or sides.

6. All street side landscaping and lighting operation and maintenance shall be provided through a zone of benefit in the City's landscaping and lighting district.

7. Parking areas and access aisles shall be landscaped in accordance with the prevailing City standards for planting.

8. Building designs shall be consistent with the City's prevailing design guidelines and supplemental design guidelines contained herein.

9. Buildings and sites within the R2 townhouse residential districts may be subdivided as a planned development using air spaces or building pads together with common areas for parking and other shared facilities.  Subdivision into multiple, vacant lots for development by others is not permitted, unless it is based on the master site plan and appropriate reciprocal access and maintenance agreements are established to allow each site to function as a single complex.

10. Site planning shall consider the natural terrain of the lot, the existence of native trees and vegetation, and shall generally be fitted to the site to minimize clearing and grading.

11. Each phase of construction shall complete the infrastructure and parking needed to serve the phase, together with any extensions thereof as required by the City to provide for orderly development and public safety.

D. SP3-R1 Single Family Residential District

1. Purpose and Intent

The purpose of the Single Family Residential District is to provide for single family residential development at a variety of densities based on proposed housing type.  Single family homes shall include traditional design complimenting the architecture of the Grass Valley gold rush era.  Homes will be designed in a traditional style with the front porch oriented to the street.  Garages are will be served by rear alleys or with side elevation doors, with the exception of a few lots where this is topographically difficult and in the case of the golf course fronting homes where front loaded garages will allow the homes to be oriented to the golf course.  The types and maximum units allowed in the specific plan are specified in Section 3.57 and Section 2.20, and in Table 3.1a.  The single family development areas are specified on the Land Use Map, Figure 3.2 and the preferred development alternative is shown on the Master Plan, Figure 3.3.

2. Uses Permitted

The preferred land use is shown on the Master Plan, Figure 3.3.  See Table 3.1 for other options that can be considered by the City under this Specific Plan.

3. Uses Subject to a Use Permit

See Table 3.1

4. Site Development and Performance Standards

a. See Table 3.2 for general development standards.

b. See Table 3.3 for off-street parking standards.

c. Development within this zone shall comply with the following mandatory development performance standards:

1. Phases or all of the R1 single family residential district shall be master planned at one time on one or more tentative final maps to assure that the anticipated specific plan density is achieved in a manner that makes each single family lot or home usable.

2. It is the intent of this zone to create homes covering a range of sizes and prices to serve the future community needs of persons with a range of incomes as indicated on the project master plan map, Figure 3.2a.  Construction may utilize a variety of modern and traditional building materials with designs compatible with the traditional Gold Country architecture of the City.

3. Off-street pedestrian walkways may be provided intermittently between specific plan and other new streets to encourage pedestrian access between various specific plan uses.

4. Parallel parking shall be provided along the specific plan roadways, or pockets or perpendicular or diagonal guest parking shall be provided.

5. Sidewalks shall be separated from the back of curb with a planter strip.   Street trees shall be provided along the specific plans streets based on landscape architect recommendations.

6. Street lights shall be provided in a design that shields the filament from light spill to the top or sides.

7. All street side landscaping and lighting operation and maintenance shall be provided through a zone of benefit in the City's landscaping and lighting district.

8. Single family homes within the district may be subdivided in conventional lot designs or in any form of planned unit development with common areas as may be approved by the City.

9. Each phase of construction shall complete the infrastructure and parking needed to serve the phase, together with any extensions thereof as required by the City to provide for orderly development and public safety.

E. SP3-P Park District

1. Purpose and Intent

The Park District is intended to be used for public or quasi-public uses.  Except for parks, typical park amenities such as playing fields, playgrounds, barbeque and picnic areas, and open space, all other uses would be subject to the approval of a conditional use permit during which the use and design of any proposed land uses can be reviewed by the City and general public.  The district is also intended to allow for community uses such as senior and community centers, hospice facilities, or other non-profit or community-benefitting uses subject to use permit approval.  The preferred development alternative is as shown on the Master Plan, Figure 3.3.

2. Uses Permitted

See Table 3.1

3. Uses Subject to a Use Permit

See Table 3.1

4. Site Development and Performance Standards

a. See Table 3.2 for basic site development standards.

b. See Table 3.3 for off-street parking requirements.

c. The North Star House property is required, under the annexation agreement, to be dedicated to an Aappropriate entity@ with the intent that the Julia Morgan designed structure will be restored and preserved by others.  The final disposition of this site may be to simply preserve the site as a park or to put the structure to some type of productive use, under the required use permit process, to pay for its long term upkeep.

d. The Central Shaft area is intended to be offered for dedication to the City of Grass Valley for park purposes.  The value of this dedication is intended to count toward the park mitigation for the residential component of the North Star specific plan.  North Star/Grass Valley LLC will retain architectural and site planning control.

e. This district includes a 13 acre parcel intended to be dedicated for school purposes under the terms of the annexation agreement.  This dedication will count toward the applicable school mitigation fees otherwise required of the North Star specific plan development.

f. The public area directly to the south of the Pelton Wheel Museum and Glenn Jones Park is intended to be granted to the City as an annex to those public amenities.  The value of this dedication is intended to count toward the park mitigation for the residential component of the North Star specific plan.

H. SP3-OS Open Space District

(Includes SP3-B) Buffer Areas

1.         Purpose and Intent

The Open Space District is intended to include the golf course, clubhouse, related recreational amenities, along with required parking, and also to include natural open space areas allowing non-motorized trails, passive recreation facilities, and public utility installation, including the buffer areas along the project edges.  Certain public uses might be considered under a conditional use permit application.

2. Uses Permitted

See Table 3.1

3. Uses Subject to a Use Permit

See Table 3.1

4. Site Development and Performance Standards

a. See Table 3.2 for basic site development standards.

b. See Table 3.3 for off-street parking requirements.

c. All conditional uses proposed in this district shall first be submitted to the City's Park and Recreation Commission for review and recommendation.

d. All uses shall provide for long term operation and maintenance.  Funding options may include, but not be limited to:

A. Funding through a zone of benefit in the City's Landscaping and Lighting District.

B. Funding through the City's general park and recreation budget.

C. Funding through partnerships with private or non-profit entities.

D. Funding through private ownership and for-profit operations.