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Community Design Goals and Objectives
1-CDG Preserve and enhance the existing community
1-CDO Maintenance of Downtown as the heart of the planning area.
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.
4-CDO Recognition, protection and reinforcement of the existing street pattern, which represents and conforms
to the existing natural terrain rather than intruding into the natural topography.
5-CDO Improvement of automobile circulation and/or circulation for pedestrians and bicycles.
6-CDO Improvement of the appearance of entrances to the community, Downtown, other neighborhoods and commercial
districts.
2-CDG Conserve community attributes that provide a senses of the natural setting and continuity with the past.
7-CDO Preservation of remaining unbuildable spaces in a state that complements the community.
8-CDO Recognition and reinforcement of natural boundaries of neighborhoods and commercial districts.
3-CDG Assure that new development is sensitive to and strengthens the existing built and natural environment.
9-CDO Provision of a variety of housing types and designs in new residential developments.
10-CDO New development containing higher densities in clustered development patterns that minimize infrastructure
requirements and maximize open space.
11-CDO Infill development that is consistent with historic development patterns in terms of scale, design and
material.
12-CDO Creation of new development areas that are unique and interesting.
13-CDO High quality streetscape and building design in all new development.
14-CDO Development patterns that promote and protect functional open spaces.
4-CDG Create, maintain and enhance civic places.
15-CDO Maintenance and enhancement of Downtown as the region's civic and cultural hub.
16-CDO Creation of special places for social interaction.
17-CDO Design of new development and infill projects that create a safe and visually interesting environment
for the residents and visitors of Grass Valley.
18-CDO Improvement of existing streetscape design.
Aspects of Community Design in the Built Environment
Downtown and Vicinity
The Downtown area and adjoining residential and commercial areas have a unique urban feeling and sense of history.
As new development, redevelopment or rehabilitation occurs it is important to reflect on and respect that heritage
through sensitive design. Downtown needs to be the community's gathering place where people can mingle and where
culture can be easily found.
Historic Areas
Historic areas and individual sites are scattered throughout Grass Valley. They provide a sense of continuity
with the past and are a valuable resource that attracts commerce to the community.
Interface Between Older and New Developments
New development must respect the scale and intensity of adjacent older development. New developments should
provide physical connections through streets, lanes and/or trails wherever possible so that pedestrians, bicycles,
automobiles and transit can move safely and easily between local destinations, and between home and work.
Infill, Redevelopment, and Older Area Revitalization
Infill and reuse opportunities will become increasingly important as Grass Valley's new phase of compact development
begins. This compact development maximizes the efficient use of land and infrastructure and avoids the intrusion
of urban uses on the natural landscape. Infill and reuse strategies must be major components of economic development
and redevelopment planning.
Infill uses, by definition, are additions to the existing community and must respect the pre-existing uses,
patterns, and community aesthetics. Wherever possible infill strategies should create areas which contain mixtures
of complementary uses that are within safe, easy and convenient walking distance of each other.
Higher Density Residential Developments
An approach to achieving compact development is to provide for higher density residential developments. This
type of development pattern does not refer to multifamily housing, even single family projects can be provided
at higher density. Multi-family developments should be scattered throughout the community, not concentrated in
any one area, with decreasing intensity as distance from commercial core areas increases. Multi-family projects
should respect the development pattern, scale, and design prevalent in neighborhoods in which they are located.
Mixed Use Projects and Areas
All neighborhoods should provide for a full complement of uses such as civic facilities, housing, parks, schools,
shops, and work places to support the daily lives of residents. Careful consideration of potential conflicts between
uses must be taken in the development of the zoning ordinance, consolidation of the design guidelines and in the
design of individual projects.
Streets, Sidewalks, Paths, and Trails
Active street environments promote positive behavior and safety. Residents and visitors alike should be able
to walk, ride a bicycle or drive a car in safety and comfort. Streets should be designed to ensure appropriate
behavior by drivers and to accommodate other modes of transportation. A finer network of lanes and streets is preferred
over collector and arterial streets. Sidewalks, trails and paths should be frequent and well shaded and provide
accommodations for the young and old alike.
Public Gathering Places
Many areas of the City have an identifiable and unique sense of place. These characteristics should be preserved
and enhanced in established areas and provided for in areas lacking them and in new growth areas. In designing
our streets, the community's primary gathering places, the comfort of people is the highest priority. This can
be done by providing signs at eye level, human scaled street lighting, creation of plazas and mini-parks, wide
sidewalks protected from the flow of traffic, benches, shade, pedestrian-controlled crosswalks, and buildings that
do not dwarf the pedestrian.
Parks and Open Spaces
A full range of usable open space choices, from neighborhood and regional parks to trails and creeks, should
be available and easily accessible to every resident in the community. Existing natural features should be maintained
and enhanced, not only for aesthetic reasons, but also because they enhance property values and encourage congregation
outdoors. New development should include preservation of the natural environment and the establishment of new outdoor
spaces.
Community Design Issues
The following discussions of subareas describe areas in the community and their community design issues.
The historic Downtown core is a combination of commercial, civic and residential uses. The
commercial district is abundant with buildings constructed over the past 150 years. The eastern section of Downtown
(bounded by South Auburn, East Main and Highway 20/49) is a mixture of the old and the new, newer buildings and
styles including City Hall, Police Station, Post Office, the Free Flight building and Union 76 gas station. Brockington
Manor is an example of more contemporary architecture (quasi-southwestern) not compatible with the Downtown. One
newer building that is very sympathetic to the historic character of Downtown is the Wells Fargo Bank building.
The entrances to Downtown via South Auburn and Colfax Street are not at all compatible with the historic nature
of the remainder of Downtown. This area should be the subject of a major beautification effort to lure the visitor
into Downtown.
To the north, south and west of the commercial core are the historic residential neighborhoods. These neighborhoods
are best characterized by Victorian era homes on small lots along narrow streets. The historic quality of these
neighborhoods needs to be protected through the development of historic districts and the establishment of design
criteria.
East Main Street from Idaho Maryland Road northeastward is a strip commercial area developed
since 1950. Other commercial areas were developed earlier along major transportation corridors. The areas have
a combination of older highway commercial developments and more contemporary neighborhood shopping centers. Most
developments have parking lots between the building and the public right-of-way. The buildings do not reflect the
historic character of the core area. The roadway right-of-ways are only partially improved and not particularly
"pedestrian friendly". Revised development standards and design criteria should be developed specifically
addressing such areas.
There are essentially two eras of residential neighborhoods, those built prior to 1950 and
those built after 1950. Older neighborhoods were built closer to the core. Those built after 1950 were dispersed,
some adjacent to the established areas and others with varying degrees of connection to the historic core. The
closer-in homes were built along streets that followed a terrain driven street grid pattern, were smaller in size,
and had porches and less dominant garages (if any). A few were developed with alleys servicing the rear of the
properties. Homes built further from the core are more traditional suburban type housing on curvilinear streets,
with two car garages. Design standards which foster more traditional design and development patterns would make
newer developments more compatible with the historic quality of Grass Valley.
With the exception of mining, industrial areas and business parks are relatively new to Grass
Valley. They are located in three general locations: South Auburn Street, Idaho Maryland Road (including
Whispering Pines) and Sierra College Drive. All three areas are relatively unconnected to the historic core.
Some of the business park and industrial areas have been developed as planned "park" subdivisions
with development guidelines. Others are independent individual projects.
The "park" subdivisions have large setbacks and off-street parking requirements. Because of setback
standards and sloping terrain, many buildings and parking areas are not evident from surrounding streets. The buildings
are generally typical of late 20th Century suburban commercial buildings except there is more frequency
of unpainted wood siding and metal roofing than is typical of the Sierra Foothills.
These areas provide an excellent opportunity for infill development allowing for the accommodation of new employment
opportunities while conserving precious lands.
The 2020 General Plan designates four Special Development Areas (SDAs) for detailed planning and annexation:
North Star, Loma Rica Ranch, Kenny Ranch, and the Bear River Mill Site. Planning for SDAs presents an opportunity
to approach new growth in Grass Valley in a manner that comprehensively addresses issues that result from new development.
If the SDAs are planned properly, there can be a substantial reduction in development costs, long-term maintenance
costs, and environmental impacts as well as a substantial enhancement in the quality of life within the annexed
areas and within Grass Valley as a whole.
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.
The Community Design Environment in 2020
A magnificent environment, a proud history and a citizenry committed to providing the future with a quality
of life second to none these are a few of the many assets Grass Valley possesses. These same assets provide
a strong foundation for the City to realize its vision for the future.
Grass Valley's small town, rural character and its sense of community create an invisible bond between its historic
past and its vibrant future that is realized in the 2020 General Plan. The current residents of Grass Valley are
the caretakers of the future and are creating a bridge connecting the dreams of their parent's generation to the
hopes they have for their children and their children's children.
Many changes can be anticipated in the next twenty years an increase in population, changing demographics
and economics. It is the responsibility, as well as the privilege, of current residents to launch Grass Valley
into the 21st century by protecting the environment, strengthening the community structure and nourishing
the spirit of its citizens.
This will be accomplished, as stated in the goals of the 2020 General Plan, through infill development, neighborhood
integrity, sensitive community design, the creation of community and neighborhood gathering places, and the fostering
of economic development.
The hills, streams, trees and meadows of Grass Valley provide a perfect backdrop as well as the foundation for
the City's vision of the future. This fragile environment is the basis of the superior quality of life in the area
and must be protected through wise land use planning.
To achieve this, one of the key elements in Grass Valley's General Plan focuses on infill development and increased
residential densities in selected locations. By increasing density, open space will be maximized and the cost of
new infrastructure minimized.
To accommodate an increasing population, a variety of new housing types and designs will be encouraged. Forty-five
percent of new housing will be affordable, multi-family units. These multi-family developments will be scattered
throughout the city, not concentrated in areas or neighborhoods. Infill development will respond to the higher
percentage of seniors in the population. Senior housing and care facilities will multiply.
Residential areas of historic character surrounding Downtown will have design standards to maintain the integrity
of the existing neighborhoods. On-going renovation and the implementation of code enforcement will keep these residential
areas vital and attractive.
New infill development within established areas will be consistent with historical patterns in terms of scale,
design and materials and follow a terrain-driven street grid pattern.
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.
As part of the infill process, mixed-use development will become more common. This will allow neighborhoods
easier access to civic facilities, parks, schools, shopping and services. Neighborhoods will not be isolated residential
islands, but will be connected to commercial areas by a network of streets, lanes, trails, sidewalks and paths.
Alternative transportation will increase in popularity. Travelways will conform to the terrain. Traffic will
be slower, calmer and less dangerous to pedestrians. Residents and visitors can walk, ride a bike or drive a car
in safety and comfort. Sidewalks, trails and paths are frequent, well shaded and provide areas for rest and relaxation.
A primary destination for residents will be the Downtown. The heart of Grass Valley, the Downtown continues
to be the community's principal gathering place where people can mingle and socialize. Entertainment and new retail
facilities as well as cultural attractions will be found here.
The entire area will be designated as a historic district giving the area a unique urban feeling and sense of
history. Interesting turn of the century buildings will provide the aesthetic foundation and combine commercial,
civic and residential uses. All city and public facilities will be located here.
The entrances to the Downtown via South Auburn and Colfax Streets will be attractive to visitors as well as
residents through façade improvement programs and design review and redevelopment. Streetscapes will visually
enhance the area and improve pedestrian access. The comfort of citizens will be the highest priority and public
gathering places will be accented by wide sidewalks, benches, shaded areas, pedestrian controlled crosswalks, eye
level signs and human scaled street lighting.
All public and private development projects will have areas for public gatherings and interaction. There will
be a full range of usable open spaces and recreational choices ranging from neighborhood and regional parks to
trails and creeks. The City parks will be expanded to include more natural areas, open space and passive parks
as well as active parks and playing fields.
Natural features will be maintained and enhanced for aesthetics and to protect property values. Views, open
spaces, hillsides, valleys, ridgelines, forested views, and notable buildings will have their views protected.
Land that is not buildable will be preserved in its natural state
The natural environment will be protected by setting aside environmentally sensitive areas, preserving open
spaces, developing parks and nature trails, and reclaiming abused areas. Public and private support will assist
in the creation of the protected riparian corridors. The Trails-Sidewalks Network will connect outlying areas with
Downtown Grass Valley providing both recreation and transportation while assuring protection of wildlife habitats.
Grass Valley's beautiful natural environment and quality of life will be supported by its vibrant economy. The
City will continue to be a regional economic and cultural hub for Western Nevada County, and its influence reach
far beyond its physical boundaries. The growth of technology and high-tech business will make Grass Valley a preferred
choice for companies wanting a higher quality of life for their employees. Small offices and in-home businesses
have increased and provide important services both locally and throughout the area. Sierra College, the medical/health
care sector, tourism and a growing senior population has sparked commercial growth in the area.
With the aging of the population the demand for medical and support services will be stimulated and many new
medical related offices will be developed in the vicinity of the hospital.
In addition to increased commercial activity in established commercial areas, older commercial areas of the
city will undergo redevelopment. Excellent opportunities for infill development will conserve precious land.
By linking Grass Valley's tradition-rich past with its vibrant future, the 2020 General Plan will provide residents
with an incomparable quality of life that maintains its small town rural character and sense of community while
also fulfilling its destiny as a the cultural and economic hub of western Nevada County.
Community Design Policies
1-CDP Continue to implement programs, such as the facade improvement program and design review, that maintain
and enhance Downtown's historic character and commercial vitality.
2-CDP Establish a program to identify and protect viewsheds/view corridors, open space, including hillsides,
valleys, ridgelines, forested views, and notable buildings.
3-CDP Modify city development standards to minimize alteration of existing terrain.
4-CDP Provide connections for automobiles, bicycles and/or pedestrians between neighborhoods and commercial
districts when neighborhood safety and character are not compromised.
5-CDP Design and construct streetscape improvements along South Auburn Street and Colfax Avenue as they enter
Downtown to enhance the area visually and to improve pedestrian access.
6-CDP Design and construct streetscape improvements at the south entrance to the community at Highway 49 to
enhance the area visually.
7-CDP Inventory potentially unbuildable properties in an effort to determine highest and best use for such sites.
8-CDP Provide opportunities for attached housing units in single family residential areas, when attached housing
will be consistent with established densities and neighborhood appearance.
9-CDP Continue to allow second units on lots in single family residential areas, subject to appropriate development
standards and design criteria.
10-CDP Identify and place a map of neighborhoods in the General Plan.
11-CDP Provide connections for automobiles, bicycles and or pedestrians in new development wherever needed to
facilitate convenient access and connections with the larger community.
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.
18-CDP Endeavor to locate new entertainment and retail facilities in the Downtown area through redevelopment,
public/private partnerships and other development tools.
19-CDP Retain existing public offices and facilities Downtown, including the Library, Post Office, Veterans
Hall and City Hall.
20-CDP Design all future major public and private development projects to include areas for public gathering
and interaction.
21-CDP Update and consolidate existing design guidelines providing specific criteria focusing on creating gathering
places and safe areas for public interaction.
22-CDP Discourage gated communities and encourage open access through projects.
Community Design Implementation Action and Strategies
1-CDI Expand and refine Facade Improvement Program and City design review. Revise and consolidate the Design
Review Guidelines.
2-CDI Amend the Downtown Historic District boundaries to coincide with the present boundaries of the Downtown
Parking and Business Improvement District.
3-CDI Systematically inventory and map forested views. Establish a program to identify and protect viewsheds/view
corridors, general open space, including hillsides, valleys and ridgelines, and notable buildings.
4-CDI Develop clear standards to minimize excessive grading and terrain modification on steep slopes and within
environmentally sensitive areas.
5-CDI Identify and map areas where connections for autos, bicycles and/or pedestrians between neighborhoods
and commercial districts are needed. Develop a capital improvement program to establish missing connections.
6-CDI Design and construct streetscape improvements along South Auburn Street and Colfax Avenue as they enter
Downtown, and along Highway 49 at the southern entrance to the City.
7-CDI Amend the zoning ordinance and other development codes to facilitate clustering, consistent with allowable
densities and intensities.
8-CDI Revise City infrastructure development standards to minimize paved surface area, encourage slower vehicle
speeds, enhance pedestrian access and safety, and integrate natural runoff detention and purification.
9-CDI Encourage the siting of new entertainment and retail facilities Downtown.
10-CDI Require shielding or downward direction of lighting and require that illumination be so arranged as to
reflect away from adjoining properties.
11-CDI Develop and implement design guidelines for four-lane roadways, to ensure that aesthetic considerations
are fully incorporated into any plans for widening streets and roads.
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