Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
Quality Act Guidelines (CEQA) and Guidelines, as detailed in the Staff Report;
b. Adopt the Mitigation Monitoring and Reporting Program (MMRP), implementing all Mitigation Measures, in accordance with the California Environmental Quality Act Guidelines (CEQA) and Guidelines (Attachment 10).
c. Adopt the Findings of Fact for “1 through 26” for approval of the project/Rezone, General Plan and Zoning Text Amendments, Planned Development Permit and Tentative Subdivision Map, as presented in the Staff Report; and,
d. Approve the General Plan Text Amendment to allow a residential-only development in the BP designation when the project is comprised of 100% affordable housing; and
e. Approve the Zoning Text Amendment to allow affordable housing projects in the CBP designation to take advantage of a RHNA combining district to allow residential-only development when in conjunction with a 100% affordable housing proposal; and
f. Approve the Re-zone for a Combining District, associated Zoning Text Amendment, Planned Development Permit and Tentative Subdivision Map in accordance with the Conditions of Approval, as presented in this Staff Report.
g. Approve the Planned Development Permit in accordance with the Conditions of Approval as presented in the Staff Report. h. Approve the Tentative Subdivision Map and Development Review in accordance with the Conditions of Approval as presented in the Staff Report.
BACKGROUND:
The project parcel is zoned Corporate Business Park Zone (CBP). The Grass Valley 2020 General Plan identifies the site as Business Park (BP). The intent of the BP designation is intended to accommodate a variety of employment generating land uses in a master planned setting. The CBP zoning designation is intended to provide opportunities for corporate administrative offices and medium size research and development firms.
Residential mixed-use developments are permitted in the CBP zone with a Use Permit.
No specific plans, special designations, historic overlays, or adopted conservation plans apply to the site.
The subject property is currently vacant and void of buildings, with the exception of remnants of building foundations. The land has been previously disturbed, having hosted a single-family residence and accessory structures. The land currently is comprised of
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
grasses with a mix of native and non-native trees. The site slopes primarily from the north to south, with existing slopes ranging from 10%-20% on site. The project parcel is 2.01- acres in size. Access to the site is off Gates Place a two-lane local roadway maintained by the City, which runs along the eastern border of the property. Gates Place runs north and ends in a cul-de-sac. There are no properties adjacent to the east. Gates Place roadway has connection to Nevada City Highway. Fowler Shopping Center is located roughly 0.22-miles west of the site.
Surrounding Land Uses:
➢ North: Directly north of the project parcel is a reserved right-of-way for Skewes Lane, a portion of Skewes Lane is paved to the west (connecting at Nevada City Highway), the reserved segment to Gates Place is currently undeveloped. The reserved road has no affiliation with the project. Directly north of the reserved roadway, is a 4.58-acre parcel developed with a single-family residence and accessory barn/garage.
• Zoned Corporate Business Park (CBP) with a General Plan designation of Business Park (BP).
➢ South: 1.50-acre undeveloped parcel with grasses and vegetation. • Zoned Corporate Business Park (CBP) with a General Plan designation of Business Park (BP).
➢ Southwest (276 feet): A Sherwin-Williams Paint Store at the corner of Gates Place and Nevada City Highway, with a commercial building, asphalt parking lot, landscaping, and sidewalks.
• Zoned Central Business District (C-2) with a General Plan designation of Commercial (C).
➢ West: Directly adjacent are a florist store front/drive-thru coffee shop, a Lumber Jack’s Diner, and a recently vacated motorcycle sales building. • Zoned Central Business District (C-2) with a General Plan designation of Commercial (C).
In 2024, Habitat for Humanity submitted a Conceptual Development Review application for review. Agency review provided comments for fire access, water supply, infrastructure improvements, and the required applications for the project proposal, which includes: a request to re-zone the property to add a Combining District, an associated Zoning/General Plan Text Amendment, and 16-lot Tentative Subdivision Map.
PROJECT PROPOSAL
The project encompasses a Re-zone to a Combining District, associated Zoning Text Amendment and General Plan Text Amendment, a Planned Development Permit and a 16-lot Tentative Subdivision Map with three-lettered lots for drainage, and a community garden area. Proposed homes will range from one to two-story level options, with two-tofour-bedroom options, and an attached single car garage. The project intends to be a 100% deed-restricted affordable residential project, and will aid the City in meeting the Regional Housing Needs Allocation. The Re-zone request proposes to combine the existing zoning of Corporate Business Park (CBP) with the proposed Regional Housing
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
Needs Allocation (RHNA) Combining District overlay, for a resultant “CBP – RHNA” combined zone.
Tentative Parcel Map
A proposed Tentative Subdivision Map (Attachment 4) comprised of sixteen single-family residential lots, residential lots range in sizes from 3,081 square-feet to 5,434 square-feet (SF). House models show two-story homes (first floor: 680 SF/ second floor: 644 SF) with an attached single-car garage and porch, 3-bedrooms and 2-bath rooms. Lot A and Lot B are proposed as roadways. Three lots remain undeveloped and will be utilized as drainage areas; Lot C (6,920 SF), Lot D (3,847 SF), and Lot E (3,430 SF). All subdivision run-off will be maintained onsite. Subdivision landscaping in the front yard and along streets is required. The subdivision is proposed as two phases:
Phase 1: Phase 1 will contain Lot 1 – Lot 9, drainage Lot E, Lot A and Lot B. Lot A is proposed as a parcel developed with an asphalt two-lane road (twenty feet in width) that serves Lot 1 - Lot 6, stemming from Gates Place. Lot B, a second ingress/egress point, an asphalt two-lane road (twenty feet in width), also stems from Gates Place and leads into the subdivision to serve all other lots. A portion of the second roadway (Lot B) is proposed to be constructed during Phase 1, the road will serve lot 7 – Lot 9.
Phase 2: Phase 2 contains single-family residential Lot 10 – Lot 16, drainage Lot C and Lot D, and Lot B. The Lot B roadway is proposed to be completed in Phase 2. Lot B will serve Lot 10 – Lot 16. Lot B roadway stems from Gates Place and continues into the subdivision, leading to a hammerhead turn-around at a corner before leading into the end of the cul-de-sac. Drainage Lot C and Lot D are within Phase 2. A sidewalk walk is proposed along the frontage adjacent to Gates Place.
Drainage:
Lot C: This lot is to remain as a natural drainage area. Water will drain down into the internal storm system within the subdivision, as the elevation decreases to the east and south of the development. Lot C is also proposed as a community garden area for the subdivision.
Lot D: Will accept runoff from Lot C and run off from bioretention areas from residential Lot 7 – Lot 9 (2,690 MSL). A “V-ditch” leads into a storm drainpipe into the storm drain system for the subdivision. Run off flow will flow south from Lot D through bioretention ponds from residential Lot 10 (2,670 MSL) – Lot 12 (2,670) and Lot E (2,665 MSL).
Lot E: Will be constructed as a retention pond. Run off from the pond will flow through the storm drainpipe and inlet before leading into an off-site retention pond.
Drainage on Residential Lots: Each residential lot will have a bioretention area located to the rear of the property. Run off from within the subdivision will feed into the subdivision storm drain system and be collected in the off-site retention pond. All subdivision run-off will be maintained onsite.
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
Access: Access to the site is off Gates Place a two-lane local roadway maintained by the City. The subdivision is located on the west side of Gates Place. An appropriate entrance apron has been conditioned by the City’s Engineering Division. The subdivision will be served by two-lane internal roads. Secondary emergency access, hydrants, and emergency vehicle turn arounds are required and provided in the proposed subdivision road design. Roads are designed to maintain adequate evacuation access. No internal sidewalks are proposed within the subdivision. Sidewalks along the property frontage are proposed, with the intention to connect to portions of existing sidewalk along gates Place and Nevada City Highway.
Residential Floor Plan and Elevations: Proposed homes will range from one to two-story level options, with two- to four-bedrooms, and an attached single car garage. A total of three elevations are proposed. Elevation plans include comp shingles on the primary roof with a 5:12 roof pitch, corrugated steel roofing on front porch roof, paneled sidings along faces, and treated windows. Slight variances among design include railing features along front porches, garage door paneling design, and varying roof pitch between primary roof and covered entrance roofing. Elevations may be viewed on Attachment 5.
1. Elevation A: A one-story 680 square-foot home with two bedrooms one bathroom.
2. Elevation B: A two-story 1,200 square-foot home with a front porch, three bedrooms and two bathrooms.
3. Elevation C: A two-story 1,324 square-foot home with a front porch, four bedrooms and two bathrooms.
Landscape, Fencing, and Lighting: A landscape plan is provided. Street trees include the Desert Willow tree (Chilopsis linearis) and Western Redbud (Cercis occidentalis), which are native to California and low water use trees. Front yard landscaping will be installed with irrigation by the developer prior to issuance of a Certificate of Occupancy for each of the homes. In compliance with California Public Resources Code §4291 and California Fire Code Chapter 49, the project’s landscape design incorporates defensible space principles by providing a non-combustible zone adjacent to homes and relies on low-lying shrubs which prevent excessive vertical fire catch potential to buildings and trees. Street trees are also adequately spaced to prevent excessive fire potential surrounding homes and prevent posing as excessive obstacle during emergency response. Fire safe development policies are ongoing and ever changing. A Condition of Approval has been incorporated into the project to allow for staff level plan changes to landscape and fencing, provided that the changes are related to conforming to fire-safe policies. The rear yard landscaping will be the responsibility of the respective homeowner. Landscape may be viewed on Attachment 6. Fencing will be installed around the perimeter of residential properties. Rear and side yard fencing will consist of typical good neighbor/wood fencing.
Fencing will be constructed concurrently with home construction. Individual lot owners will be responsible for maintenance of the fence. Street lighting will be installed in accordance with City standards along internal roadways.
Tree Removal: According to development plans, there are trees on site that will be removed; a total of (8) trees above 10” at diameter at breast height (DBH) and (3) trees over 24” DBH to be removed. The (8) trees range in species from Oak, Grey Pine, and Pine. The (3) trees range in species from Madrone, Oak, and Grey Pine. Per the City’s
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
General Plan, Trees and Forested Areas, within the Conservation/Open Space element (PDF page 5-7), the City of Grass Valley has several planning/ordinance provisions addressing trees. The provisions include: A Heritage Tree Ordinance for protection of outstanding heritage trees, Environmental Review of development projects, and applicable General Plan provisions. Although no heritage trees are on site, (11) trees are proposed to be removed (Tree Removal Sheet 2, Site Plan). Per Section 12.36.040.B – Construction Related Tree Removal Permit, a Tree Permit is required for tree removal for any trees approved to be removed through a planning action. Per Section 12.36.085 – Mitigation Required, the City shall require the applicant to mitigate removal for any tree approved for removal. The applicant has the option to replant onsite, replant off-site, or pay into a tree account fund in-lieu of planting. The applicant is providing street trees in excess of number of trees removed, the provided trees satisfy the mitigation measure of replanting onsite. As mentioned above, subdivision street trees include the Desert Willow tree (Chilopsis linearis) and Western Redbud (Cercis occidentalis), which are native to California and low water use trees. These species are well-suited to the Wildland Urban Interface (WUI) environments due to their low resin content, high moisture leaves, and minimal seasonal litter, which reduces fire risk.
Utilities: Nevada Irrigation District will provide water/wastewater services and fire water through extensions of water mains. Electricity provider will be PG&E. Homes will be served by the City of Grass Valley Fire and Police Departments.
Planned Development Permit:
A Planned Development Permit is a discretionary permit that allows a project to deviate from required zoning development standards, provided that focus is placed on community and environmental goals. Pursuant to Section 17.72.050 – Planned Development Permits, of the City of Grass Valley Municipal Code, a Planned Development (PD) allows flexibility in project development design to encourage innovative site planning and effective design responses to site conditions. It may be used to modify applicable development standards such as parcel size, setbacks, structure height, and other dimensional requirements.
In this case, Habitat for Humanity is requesting flexibility for the minimum lot area, minimum lot width, lot coverage, and front and street-side setbacks. The request is made so that the most effective use of land, while allowing the 4maximum density of residential units allowed, is achieved. The requested modifications are appropriate and consistent with the purpose of the Planned Development provisions, as they enable a superior site design that accommodates an affordable housing project providing both community and environmental benefits. The proposed request is detailed in Attachment 9.
The request includes:
➢ Minimum Lot Area of 3,000 square feet (versus 5,000). ➢ Lot Width of 50-feet (versus 60-feet or 70-feet for a corner lot). ➢ Minimum Front Setback of 5-feet for a porch and 10-feet for a building (versus 15- feet for a building).
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
➢ Minimum Street Side Setback of 7-feet (versus 20% lot width or maximum of 15- feet).
The proposed development applies the flexibility allowed by the PD permit to achieve a high-quality, affordable neighborhood that is sensitive to the site’s natural conditions.
Adjustments to setbacks, lot width, lot size, and coverage allow for a more compact and efficient layout of homes, which helps preserve native vegetation and natural drainage features essential to the site’s ecological function. Additionally, the incorporation of a community garden provides a meaningful on-site amenity that promotes resident interaction, healthy living, and social sustainability, and fosters community. The proposed deviation from the cited development standards does support the Grass Valley Planned Development provision by encouraging innovative design and aids in creating high-quality residential environments that enhance community character and environmental stewardship.
Zoning and General Plan Text Amendment: A Zoning and General Plan Text Amendment are required to re-zone the property. The draft Zoning Text Amendment details the Regional Housing Needs Allocation Combining District overlay (RHNA) purpose, re-zone requirements, required findings if a re-zone should occur, architectural standards, mandated Commission review and approval of plans prior to building permit issuance, to include the protection of historic buildings appearance and the prohibition of historic building destruction should the buildings fall within the new Corporate Business Park - Regional Housing Needs Allocation zone, “CBP-RHNA”. The new text outlines development standards within the new combining zone to be reviewed for design conformance standards of the Two-Family Residential zone (R-2), per Section 17.22.040 – Residential Zone Site Planning and Building Standards; standards entail height, site coverage, landscape, roof pitch and setbacks. All future development of qualifying housing projects that take advantage of the RHNA overlay are required to go through a re-zone process to apply the overlay on Central Business Park zoned land, per Zoning Text Amendment. The draft Zoning Text Amendment may be viewed on (Attachment 7).
A General Plan Text Amendment has been provided. Below is the existing General Plan text for the Business Park (BP) designation. Newly added text is underlined. The proposed General Plan Text Amendment states:
“The Business Park designation replaces the Planned Employment Center (PEC) designation introduced in the 1982 Grass Valley General Plan. Business Park is categorized as one of two mixed use designations (Special Development Area, SDA, is the other). No changes are made in the substance of the designation, but the Business Park title is both more descriptive and relates better to zoning definitions. The intent of the BP designation is to accommodate a variety of employment-generating land uses in a master-planned, campus-type setting, designed to preserve and enhance the natural environment and to be fully integrated into the larger community. Employment types include a full range of industrial and commercial land uses. BP designation relates directly to Office Professional Zoning (OP), plus two additional Zoning districts added by Ordinance
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
in 1997: Corporate Business Park (CBP) and Industrial/Services (I/S). Both CBP and I/S allow mixed land uses and contain specific performance and design standards. In order to respond to State-mandated housing targets under the Regional Housing Needs Allocation (RHNA) determined by the department of Housing and Communicty Development (HCD), the Business Park designation may accommodate residential-only projects that are affordable to moderate and below income levels when a project is necessary to meet targets set by the RHNA program.”
The new text expansion details what land use may occur in the existing General Plan designation. The new language introduces a conditional housing-only allowance, specifically when housing projects are affordable to moderate or lower-income households and when projects are needed to meet the City’s State mandated housing requirements. The General Plan text amendment refines flexibility of housing projects within the Business Park (BP) General Plan designation, while the Zoning Text Amendment retains the employment integrity intention of the BP designation with flexibility for qualifying housing only projects.
Zoning and General Plan Consistency: The following discussion evaluates the project’s consistency with the Grass Valley 2020 General Plan. The intent of this section is to demonstrate that the proposed General Plan Text Amendment and associated Re-zone will maintain the overall integrity of the City’s adopted land use plan, support applicable goals and policies, and further the City’s long-term vision for sustainable and balanced development.
The Grass Valley 2020 General Plan identifies the site as Business Park (BP). The intent of the BP General Plan designation is intended to accommodate a variety of planned development opportunities. Business Park is categorized as one of two mixed use designations; Special Development Area (SDA) is the other. The intent of the BP designation is to accommodate a variety of employment-generating land uses in a master-planned, campus-type setting, designed to preserve and enhance the natural environment and to be fully integrated into the larger community. The project parcel is zoned Corporate Business Park Zone (CBP). The CBP zoning designation is intended to provide opportunities for corporate administrative offices and medium size research and development firms. Residential mixed-use developments are permitted in the CBP zone with a Use Permit. The existing Business Park General Plan designation would remain but with added flexibility for qualifying housing projects. Qualifying housing projects would be projects related to deed restricted affordable housing and State mandated Regional Housing Needs Allocation obligation. The proposed project is consistent with the intent of the BP General Plan designation, as well as the proposed “CBP – RHNA” zoning designation. The project supports and is consistent with multiple goals and objectives of the Grass Valley 2020 General Plan, to include the below. ➢ Provision of diverse and affordable housing opportunities (8-LUO, 12-LUO, 13- LUO, 9-CDO).
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
• Consistency: The project introduces residential opportunities within a Business Park setting, broadening housing options and supporting local workforce housing. The proposal implements a framework allowing residential within proximity to potential employment nearby.
➢ Preservation of natural topography and open space features (6-COSP, 14-CDO). • Consistency: The project layout retains natural slopes and integrates open space corridors and drainage features consistent with existing natural characteristics.
➢ Adoption of uniform codes and fire-safe community standards (1-SP, 9-SP). • Consistency: The project will maintain compliance with fire-safe and uniform City standards.
➢ Encouragement of mixed uses and pedestrian-oriented development patterns (16- CDP).
• Consistency: The proposed project supports walkable internal circulation and access connections to surrounding properties.
Additionally, the project implements the General Plan’s Adopted 2019-2027 Housing Element objectives related to affordable housing production, infill development, and efficient use of land with existing infrastructure capacity. ➢ Housing Element Goal A: To designate sufficient land at appropriate densities and establish development standards and permit procedures to accommodate the City’s share of Nevada county’s Housing Needs for all income groups (Page IV18). • Policy 3: The City shall continue to support flexible land use regulations, through a planned development process, allowances for mixed use and other zoning techniques to encourage a range of housing types and densities within a single development (Page IV-18).
Consistency: The proposed RHNA zoning is a flexible zoning tool that allows for housing projects, specifically when units are for affordable housing and meeting State mandated Regional Housing Needs Allocation (RHNA) obligation. The proposed RHNA zoning overlay gives the City a controlled way to allow affordable housing without permanently changing the land’s underlying purpose as an employment producing area. All future development of qualifying housing projects that take advantage of the RHNA overlay on Central Business Park zoned land are required to go through a re-zone process. Allowing the City to add housing where infrastructure exists, meet RHNA housing goals, and keep a balance of jobs and housing in the community.
The proposed Combining District/Zoning Overlay and Zoning/General Plan Text Amendment implement the above 2019-207 Housing Element goal and policy by introducing a flexible zoning tool that allows affordable-housing opportunities within the Corporate Business Park (CBP) zone. This approach provides additional housing capacity without requiring conversion of employment-designated land, enabling the City to meet a portion of its RHNA allocation while maintaining balanced land use. Instead of converting Business Park land entirely into residential zoning (which could reduce future
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
employment opportunities), the City keeps the Business Park designation but adds a layer of flexibility through the RHNA overlay. Allowing housing to be developed, if it meets affordability and RHNA needs.
The Zoning Text Amendment establishes clear implementing standards for the RHNA Combining District (Attachment 7) to guide design review, project eligibility, and long-term deed restriction compliance. The General Plan Text Amendment introduces a conditional housing allowance, specifically when housing projects are affordable to moderate or lower-income households and when projects are needed to meet the City’s State mandated housing requirements. The General Plan text amendment refines flexibility of housing projects within the Business Park (BP) General Plan designation and retains the employment integrity intention of the BP designation. These provisions ensure consistency between the General Plan and Zoning Code and provide the City with an objective process for evaluating future affordable-housing proposals under this overlay framework. The proposed Combining District Re-zone, associated Zoning and General Plan Text Amendment are consistent with the goals, policies, and implementation strategies of the Grass Valley 2020 General Plan. The project maintains the City’s longterm balance of land uses, enhances housing diversity, and ensures compatibility with surrounding development. Further justifying the request for a re-zone of the property.
Re-zone to Add Combining District Overlay: The proposal includes a re-zone of the project parcel to apply a Combining District overlay. The project parcel is currently zoned Corporate Business Park (CBP). In the CBP zone, residential use is allowed provided that residences are a part of a mixed-use project where housing is combined with employment or commercial uses. Single-family homes are not permitted by zoning right.
The project proposes to amend the zoning to Corporate Business Park with a “Regional Housing Needs Allocation” Combining District overlay (CBP-RHNA). The RHNA overlay provides flexibility for residential-only development within the CBP zone when the proposed housing is restricted to moderate- or lower-income households and is necessary to meet the City’s State-mandated Regional Housing Needs Allocation (RHNA) obligation. The requested rezone removes the mixed-use requirement for qualifying affordable-housing projects while retaining the base CBP development standards and permitted uses.
Over time, the City has observed that properties within the Corporate Business Park (CBP) zones have experienced limited commercial or employment-generating development activity. Market conditions, infrastructure costs, and limited demand for office or light industrial space are variables that may be considered as constraints for buildout. The resulting CBP-RHNA combined zone maintains the employment-oriented purpose of the Business Park designation while allowing housing-only projects when tied to deed-restricted affordable units and State housing requirements. Further supporting the City’s Housing Element and General Plan objectives related to housing.
ENVIRONMENTAL DETERMINATION
An Initial Study, Mitigated Negative Declaration (ISMND), was prepared to examine potential areas of impact resultant from this project. The project was routed internally and externally for agency review and comments. Comments have been received and
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
incorporated into the project as Conditions of Approval. Public Notice to Adopt a Negative Declaration and Notice of Public Hearing for the project was prepared and posted pursuant to the CEQA Guidelines and State law. A 30-day review period on the draft Initial Study Mitigated Negative Declaration began on October 17, 2025 through November 16, 2025 (State Clearing House Number: 2025100774).
FINDINGS
1. Major Development Review, Tentative Subdivision Map, Re-zone with Zoning Text Amendment and General Plan Text Amendment application (25PLN-0020) was received by the City on May 22, 2025.
2. The proposed project is consistent with the Grass Valley 2020 General Plan because the project implements policies encouraging housing project flexibility and contributes to the City’s ability to meet the State mandated Regional Housing Need Allocation obligation.
3. The Development Review Committee has reviewed the project in compliance with the California Environmental Quality Act (CEQA) and State CEQA Guidelines. An Initial Study / Mitigated Negative Declaration (IS/MND) was prepared and circulated for public review pursuant to CEQA Guidelines §15073. After considering the whole record, including the IS/MND and any comments received, the Committee finds there is no substantial evidence that the project, as mitigated, will have a significant effect on the environment and that the IS/MND reflects the City’s independent judgment and analysis. The Committee further finds that a Mitigation Monitoring and Reporting Program (MMRP) has been prepared and will be implemented in accordance with CEQA §15097 to ensure that all adopted mitigation measures are carried out.
4. The City of Grass Valley Development Review Committee reviewed application 25PLN-0020 at their regular meeting on November 12, 2025 The proposed project meets the required findings of Section 17.72.030.J – Findings and Decision, for the proposed Major Development Review:
5. The proposed project is consistent with the general plan and any applicable specific plan.
6. The proposed project is allowed within the applicable zone and complies with all other applicable provisions of this development code and the Municipal Code and;
7. The design, location, size, and characteristics of the proposed project are in compliance with any project-specific design standards in effect and any standards and guidelines for development review permits which may be established from time to time by council.
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
The proposed project meets the required findings of Section 17.94.060 – Findings and Decision, for the proposed Re-zone and Zoning Text Amendment:
8. The proposed amendment is consistent with the general plan and any applicable specific plan; and
9. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the city.
10.The affected site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities (e.g., fire protection, police protection, potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), to ensure that the requested zone designation and the proposed or anticipated uses and/or development would not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located.
The proposed project meets the required findings of Section 17.94.060 – Findings and Decision, for the proposed General Plan Amendment:
11.The amendment is internally consistent with all other provisions of the general plan and any applicable specific plan;
12.The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the city; and
13.The affected site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities (e.g., fire protection, police protection, potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), to ensure that the proposed or anticipated uses and/or development would not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located.
The proposed project meets the required findings of Section 17.72.050.F.1 – Planned Development Permits, for the Proposed Planned Development.
14. The project is consistent with the general plan and any applicable specific plan, and allowed within the applicable zone
15.The project complies with all applicable requirements of this development code other than those modified by the Planned Development Permit;
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
16.The approved modifications to the development standards of this development code are necessary and appropriate to accommodate the superior design of the proposed project, its compatibility with adjacent land uses, and its successful mitigation of any identified environmental impacts;
17.The project complies with all applicable provisions of the city's design guidelines;
18.The project can be adequately, conveniently, and reasonably served by public facilities, services, and utilities;
19.The planning concepts and design features of the project are reasonably suited to the characteristics of the site and the surrounding neighborhood;
20.The location, size, planning concepts, design features, and operating characteristics of the project are and will be compatible with the character of the site, and the land uses and development intended for the surrounding neighborhood by the general plan;
21.The site is adequate for the project in terms of size, shape, topography, and circumstances;
22.The establishment, maintenance, or operation of the use would not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city;
23.The project meets standards of density of dwelling units, light and air, open space, and pedestrian and vehicular circulation which are similar to those required by the regulations of the zone in which the development is located; and
24.The project permanently establishes undisturbed or replanted land as open space in compliance with the general plan.
The proposed project meets the required findings of Section 17.81.060 – Tentative Map Approval or Disapproval, for the proposed Tentative Map Approval:
25.The proposed subdivision, together with provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and that none of the findings for denial can be made.
26.In the case of a tentative map for a subdivision that will require a subsequent parcel map, it is in the interest of the public health and safety, and it is necessary as a prerequisite to the orderly development of the surrounding rea, to require the construction of road improvements within a specified time after recordation of the parcel map.
Item # 8.
Habitat for Humanity, Re-zone to add Combining District, Zoning and General Plan Text Amendment, Planned Development Permit and Tentative Subdivision Map (25PLN-0020)
ATTACHMENTS
1. Vicinity Map
2. Aerial Map
3. Universal Application
4. Tentative Subdivision Map
5. Residential Elevations
6. Landscape Plans
7. Proposed Zoning Text Amendment
8. Draft Conditions of Approval
9. Planned Development Permit – Development Standards Request
10. Mitigation Monitoring and Reporting Program
11. Initial Study/Mitigated Negative Declaration
Item # 8.
Nevada County GIS
Habitat for Humanity - Vicinity
May 28, 2025
Parcel APN: 035-600-015
© 2024 Nevada County, California
Nevada County GIS
Overview Map
Land Value:
Improvement Value:
Zoning: CBP GVCity
General Plan: BP GVCity
Fire District: Grass Valley
Elementary Sch. Dist: Grass Valley
UNKNOWN ADDRESS
Acreage: Unknown
Water District:
Nevada Irrigation Dist: NID Water - Zone 1.0
Public Utility:
Park District:
Service Area: Solid Waste Grass Valley - Csa 32
Elevation: 2,664 feet
Snow Load: 51 lbs/sqft
Wind Exposure: C
Climate Zone: 11
Scale: 0 0.0375 0.075 0.15 mi
1:4,514 0 0.05 0.1 0.2 km
Item # 8.
Nevada County GIS
Habitat for Humanity - Aerial
May 28, 2025
Parcel APN: 035-600-015
© 2024 Nevada County, California
Nevada County GIS
Overview Map
Land Value:
Improvement Value:
Zoning: CBP GVCity
General Plan: BP GVCity
Fire District: Grass Valley
Elementary Sch. Dist: Grass Valley
UNKNOWN ADDRESS
Acreage: Unknown
Water District:
Nevada Irrigation Dist: NID Water - Zone 1.0
Public Utility:
Park District:
Service Area: Solid Waste Grass Valley - Csa 32
Elevation: 2,664 feet
Snow Load: 51 lbs/sqft
Wind Exposure: C
Climate Zone: 11
Scale: 0 0.0075 0.015 0.03 mi
1:1,128 0 0.015 0.03 0.06 km
Item # 8.
PRELIMINARY LANDSCAPE NOTES 1. PLANTING SHALL CONFORM TO LOCAL REQUIREMENTS FOR LANDSCAPE SITE DEVELOPMENT. 2. FINAL PLANTING AND IRRIGATION DESIGN PLANS SHALL BE PROVIDED DURING THE PERMIT PHASE OF DESIGN. 3. ALL EXISTING TREES SHALL BE PROTECTED FROM DAMAGE OR INJURY. 4. NO PARKING OR STACKING OF CONSTRUCTION MATERIAL IS ALLOWED WITHIN THE DRIPLINE OF AN EXISTING TREE. 5. ALL PLANT MATERIAL SHALL COMPLY WITH ANSI Z601 'STANDARD FOR NURSERY STOCK'. 6. ROOT BARRIERS SHALL BE PROVIDED FOR ALL TREES WITHIN ANY PLANTING AREAS THAT ARE LESS THAN 10' WIDE. 7. ALL PLANTER AREAS SHALL RECEIVE A 3" LAYER OF BARK MULCH. 8. A SOILS TEST SHALL BE PROVIDED DURING CONSTRUCTION (AFTER GRADING OPERATIONS ARE CONCLUDED) TO DETERMINE SOIL FERTILITY AND ACTUAL SOIL AMENDMENTS TO BE ADDED DURING PLANTING. 9. NO TURF IS PROPOSED. 10. NATURAL SLOPES ON SITE DO NOT EXCEED 5' IN ELEVATION. HABITAT FOR HUMANITY GRASS VALLEY, CALIFORNIA C:\Users\MICHAE~1\AppData\Local\Temp\AcPublish_21864\EXH_127725_Habitat_for_Humanity.dwg May 22, 2025-10:12 am I M CHA E L PRELIMINARY LANDSCAPE PLAN S HU L A R , No . 4 8 9 8 Date Renewal Date L I C ENS ED L AND S C A P E AR CH I T E C T Exp. 05.31.27 Signature AI RN FO OF CA L I E T AT S PRELIMINARY MSLA Landscape Architecture, Inc. 306 Canyon Falls Dr. Folsom, CA 95630 916.989.3372 www.msladesign.com TOTAL SHEET OF1P1 MAY 22, 2025 PLANT LEGEND SYM BOTANICAL/ COMMON NAME SIZE QTY TREES SHRUBS WATER USE* CISTUS LADANIFER/CRIMSON SPOT ROCKROSE DIETES VEGETA/ FORTNIGHT LILY LANTANA MONTEVIDENSIS/ TRAILING LANTANA LAVANDULA ANGUSTIFOLIA/ ENGLISH LAVENDER BERBERIS AQUIFOLIUM/ OREGON GRAPE 5 GAL 1 GAL 1 GAL 1 GAL 5 GAL LOW LOW LOW LOW LOW CERCIS OCCIDENTALIS/ WESTERN REDBUD 15 GAL V. LOW CHILOPSIS LINEARIS/ DESERT WILLOW 15 GAL LOW ---------- 2215 BACK YARD NOT INCLUDEDDRIVEWAY FRONT YARD TREES FRONT YARD SHRUBS YARD FENCING COMMUNITY GARDEN NATIVE TREES TO REMAIN GATES PLACE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 TYPICAL FRONT YARD LAYOUT NTS 20' 40' 0' SCALE: 1"=20'-0" 10' C:\MSLA\Projects\2025\127725_Habitat_For_Humanity_Grass_Valley\Exhibits\Preliminary\EXH_127725_Habitat_for_Humanity.dwg, 5/22/2025 10:12:43 AM
Item # 8.
3,372 SF
LOT 5
6,920 SF
LOT C
3,378 SF
LOT 12
3,081 SF
LOT 11
3,847 SF
LOT D
3,289 SF
LOT 15
4,313 SF
LOT 16
3,640 SF
LOT 14
5,434 SF
LOT 13
3,153 SF
LOT 3
3,315 SF
LOT 2
3,666 SF
LOT 1
4,166 SF
LOT 6
3,784 SF
LOT A
3,332 SF
LOT 4
3,430 SF
LOT E
3,279 SF
LOT 9
3,315 SF
LOT 8
3,846 SF
LOT 7
11,492 SF
LOT B
3,532 SF
LOT 10
ã DEVELOPMENT PERMIT TO:N&IT<&O8NT< &$LI)ORNI$ OVERALL SITE PLAN
NO SCALE
S,7E
1 OF 6
SKEWES LANE
GATES PLACE
GOLDEN CHAIN HWY
(HWY 20/49)
S:\~ Jobs\202458 Habitat- Gates Pl\Projects\dwg\202458 Dev Permit.dwg, 5/27/2025 4:54:09 PM, _AutoCAD PDF (General Documentation).pc3
Item # 8.
ã DEVELOPMENT PERMIT TOWN/CITY/COUNTY CALIFORNIA TOPOGRAPHY AND DEMOLITION PLAN 2 OF 6
SKEWES LANE
GATES PLACE
GOLDEN CHAIN HWY (HWY 20/49)
Item # 8.
6"SS
6"SS
6"SS
30"SD 12"SD
3 OF 6 ã DEVELOPMENT PERMIT TO:N&IT<&O8NT< &$LI)ORNI$ PRELIMINARY GRADING, DRAINAGE, UTILITY PLAN 15"SD
8"W
8"SS
DRAINAGE NOTES
D1 - RETENTION POND
D2 - BIO RETENTION AREA
D3 - TYPE 1R V-DITCH
D4 - HDPE STORM DRAIN (SIZE AS SHOWN)
D5 - 36" CMP IMLET
D6 - STORM DRAIN INLET
SEWER NOTES
WATER NOTES
DRY UTILITY NOTES
U1 -JOINT UTILITY TRENCH
U2 -TRANSFORMER
U3 -SERVICE BOXES
GENERAL NOTES
S1 - 6" SEWER MAIN
S2 -NOT USED
S3 -SANITARY SEWER MANHOLE
S4 -SERVICE LATERAL
S5 -CLEANOUT TO GRADE WITHIN 5' OF BUILDING
W1 -CONNECT TO EXISTING MAIN
W2 -IRRIGATION METER AND BACKFLOW DEVICE
W3 -DOMESTIC METER
W4 -DOUBLE DOMESTIC WATER METER
W5 -FIRE HYDRANT
W6 -EXTENSION OF EXISTING MAIN
W7 -END OF LINE AIR RELEASE VALVE
W8 -BUNDLED DOMESTIC WATER SERVICE
15"SD
CL
2%
8" AB MIN
COMPACTED TO 95% 3" AC MIN
10' 10'
8" MIN
26' R/W (OFFER OF DEDICATION TO CITY OF GV)
11" AC DIKE
AC DIKE
COMPACTED SUBGRADE (95% R.C.)
(TYPICAL)
G1 -ASPHALT CONCRETE PAVING
G2 - 5' CONCRETE SIDEWALK
G3 -CONCRETE CURB AND GUTTER
G4 -CONCRETE OR BLOCK WALL TO EXPOSED HEIGHTS - 2-3'
G5 -ROCKERY RETAINING WALL - UP TO 6' ±
Item # 8.
3,372 SF
LOT 5
6,920 SF
LOT C
3,378 SF
LOT 12
3,081 SF
LOT 11
3,847 SF
LOT D
3,289 SF
LOT 15
4,313 SF
LOT 16
3,640 SF
LOT 14
5,434 SF
LOT 13
3,153 SF
LOT 3
3,315 SF
LOT 2
3,666 SF
LOT 1
4,166 SF
LOT 6
3,784 SF
LOT A
3,332 SF
LOT 4
3,430 SF
LOT E
3,279 SF
LOT 9
3,315 SF
LOT 8
3,846 SF
LOT 7
11,492 SF
LOT B
3,532 SF
LOT 10
ã DEVELOPMENT PERMIT TOWN/CITY/COUNTY CALIFORNIA TENTATIVE SUBDIVISION MAP 4 OF 6
SKEWES LANE
GATES PLACE
GOLDEN CHAIN HWY
(HWY 20/49)
CL
2%
8" AB MIN
COMPACTED TO 95% 3" AC MIN
10' 10'
8" MIN
26' R/W (OFFER OF DEDICATION TO CITY OF GV)
11" AC DIKE
AC DIKE
COMPACTED SUBGRADE (95% R.C.)
(TYPICAL)
Item # 8.
PROFILE VIEW
SECTION 1, STA: 1+00 - 4+55
PROFILE VIEW
SECTION 2, STA: 1+00 - 5+55
5 OF 6 ã DEVELOPMENT PERMIT TO:N&IT<&O8NT< &$LI)ORNI$ SITE SECTIONS SCALE: 1" =20' HORIZ.
1"=5' VERT.
SCALE: 1" =20' HORIZ.
1"=5' VERT.
Item # 8.
ã DEVELOPMENT PERMIT TO:N&IT<&O8NT< &$LI)ORNI$ NEIGHBORHOOD EXHIBIT
NO SCALE
S,7E
6 OF 6
SKEWES LANE
GATES PLACE GOLDEN CHAIN HWY (HWY 20/49)
NEVADA CITY HWY
Item # 8.
S:\~ Jobs\202458 Habitat- Gates Pl\Admin\Submittals\Zoning & Tent Sub\Project Description - Zoning & Tent Sub Map.Docx 140 Litton Drive, Suite 240
Grass Valley, CA 95945
530.272.5841
[email protected]
1 Nevada County Habitat for Humanity: Gates Place
Project Description
The proposed project consists of sixteen (16) single family deed restricted affordable detached homes with a interchangeable building footprint to accommodate 2-4 bedroom houses 1, or 2 story with 1-car garages.
Applications required for the project include a Zoning Text Amendment, Major Development Review, a Tentative Subdivision Map and a Planned Development Application. The project proposes frontage improvements along Gates Places including extension of both water and sewer and installation of onsite alley streets to access the deed restricted affordable units. Proposed access roads will include all utility mains along with service lines, storm drainage conveyance lines and retention ponds. A Zoning Text Amendment will be required creating a -AHRA combing district to allow CBP properties to develop with 100% deed restricted affordable housing single family detached homes, consistent with the R-2 zoning regulations and that the residential component can be built without the construction of the CBP business park. The Planned Development request is to allow for the following reductions from R-2 zoning as follows:
R-2 Residential Zoning Standards Proposed per PD
Min. Lot Area: 5,000 square feet 3,000 square feet
Min. Lot Width: 60 feet; 70 feet for corner Lot 50’
Min. Front Setback: 5’ Porch/15’ to Bldg. Façade 5’ Porch/10’ to Bldg.
Min. Street side Setback: 20% lot width/15’ Max. 7’
The project also includes a tentative map creating the various sixteen (16) residential parcels along with letter lots for common areas to be maintained by the project.
The proposed project site was created as part of a lot line adjustment that was recorded for the adjacent new Sherwin Williams building. The existing site is primarily undeveloped with remnants of an old house foundation, minor grading and more recent stockpiles of soil from the adjacent Sherwin Williams project.
The site generally slopes inward to an existing seasonal swale that runs south and southwest through the existing parcel.
The site is conducive to development with existing roadway access and nearby connections to water, sewer and other public facilities. Most importantly this Habitat for Humanity project will bring forth another successful project with sixteen (16) residents having home ownership.
Item # 8.
Item # 8.
Item # 8.
Item # 8.
Item # 8.
Item # 8.
Item # 8.
Item # 8.
Item # 8.
Item # 8.
Item # 8.
City of Grass Valley
City Council
Agenda Action Sheet
Title: Amend Dorsey Marketplace Project to Add a Condition of Approval to Allow Phasing of the Project
CEQA: Consideration of an Addendum to the Certified EIR and Subsequent EIR in Accordance with the California Environmental Quality Act (CEQA) Recommendation:
Approve Resolution 2025-51 approve an amendment to the Conditions of Approval for the Dorsey Marketplace Project to add Condition A.4, allowing phasing of the project over a seven year period and adopting a CEQA Addendum as the appropriate level of environmental review.
Prepared by: Amy Wolfson, City Planner
Council Meeting Date: November 25, 2025 Date Prepared: November 20, 2025 Agenda: Public Hearing
Background Information: At its April 28, 2020 regular meeting, the City Council approved the Dorsey Marketplace project “Alternative B” and also certified the Final EIR prepared for the Project and adopted Findings of Fact and a Statement of Overriding Considerations. The approved Project consisted of applications for a General Plan Amendment, Zoning Map Amendment, Development Review Permit, and Use Permit for a proposed mixed-use development on a 26.8-acre infill site. Approved Alternative B includes 104,350 square feet of commercial space, 8,500 square feet of office space, and 172 apartment units, along with pedestrian corridors, public plaza spaces, spaces for public art and murals throughout the commercial component, as well as a small dog park.
At the regular meeting held on September 10, 2024, the City Council adopted Resolution No 2024-66 certifying the updated Final Environmental Impact Report for the Dorsey Marketplace Project, which included the Subsequent EIR prepared for the project to analyze traffic from the Project and its impact on health risks for future Project residents and occupants based on the potential for mobile source emissions associated with SR 20/49 in 2035. The Nevada County Superior Court discharged the writ of mandate on November 1, 2024, certifying that the City had fulfilled its obligation for fully disclosing the environmental impacts of the project with its certification of the Subsequent EIR.
Project Amendment: In September 2025, the applicant timely filed a request within a year of the Superior Court’s decision to discharge the writ of mandate to modify the conditions of approval to add a new Condition of Approval (A4) to allow construction of the Dorsey Marketplace Project over a seven-year period. Each phase consists of portions of the remediation program, infrastructure improvements, and residential and commercial development as shown in the Phasing Plan provided by the applicant. The added Condition of Approval states:
Item # 9.
The Dorsey Marketplace Project may be constructed in phases within a sevenyear period as approved by the City Council of the City of Grass Valley. Minor modifications to the phasing program may be approved by the Planning Director. The phased project shall remain eligible for extensions of time for no more than two, twelve-month periods in accordance with Development Code Section 17.74.060(T).
Without this permit revision the project is subject to standard project timelines as outlined in Section 17.74.060 of the development code, which requires effectuating the project through a building permit within one-year of project approval, and subsequent building permits for each subsequent year until project completion. This standard timeline is impractical for a project of this size and scope, particularly considering there is a soil cleanup component. The development code allows for a project to be phased over several years so long as it is conditioned as such. Phasing is typical for larger developments such as Dorsey Marketplace. The applicant has provided a phasing plan that proposes build-out of the project within a seven-year timeframe. There are no changes proposed to the overall project development.
Council Goals/Objectives: Adding this phasing condition supports the 2022 Strategic Plan Update, Goal #1: The City of Grass Vally is dedicated to promoting programs and projects that improve livability and enhance the character and charm of Grass Valley, as well as supports 2022 Strategic Plan Update Goal # 4: the City of Grass Valley encourages a robust and sustainable economy that reflects diverse employment opportunities that support the values of Grass Valley Fiscal Impact: None
Funds Available: None Account #: TBD Reviewed by: City Manager Attachments:
1. Resolution 2025-51, adding Condition of Approval A.4 to the Dorsey Marketplace Project and adopting a CEQA Addendum as the appropriate level of environmental review.
2. Proposed Phasing Plan
Item # 9.
1 RESOLUTION NO. 2025-51
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GRASS VALLEY
ADDING A CONDITION OF APPROVAL TO ALLOW PHASING OF THE DORSEY
MARKETPLACE PROJECT AND ADOPTING AN ADDENDUM PURSUANT TO CEQA (PLN25-0035)
WHEREAS, in December 2015, the R. Jeter Family Trust (“the Applicant”) submitted applications for a General Plan Amendment, Zoning Map Amendment, Development Review Permit, and Use Permit for a proposed mixed-use development known as the Dorsey Marketplace on a 26.8-acre infill site within the City of Grass Valley (“City”) (the “Project”); and WHEREAS, on April 28, 2020, the City Council certified the Final EIR (the “2020 Final EIR”), adopted the Findings of Fact and Statement of Overriding Considerations, and approved Alternative B consisting of 104,350 square feet of commercial space, 8,500 square feet of office space, and 172 apartment units, and including the required applications for a General Plan Amendment, Zoning Map Amendment, Development Review Permit, and Use Permit; and
WHEREAS, on September 10, 2024, the City Council certified the updated Final Environmental Impact Report for the Dorsey Marketplace Project, thereby (i) determining that the deficiency in the Final EIR identified in the Modified Court of Appeal Opinion and Revised Judgment has been remedied, (ii) further determining that a new 2024 Final EIR, consisting of (a) the 2020 Final EIR, (b) the Draft FSEIR, and (c) responses to comments on the Draft FSEIR and related corrections, is legally adequate under CEQA, and (iii) permitting the implementation of any and all previously suspended Project activities and Project Approvals, subject to authorization by the superior court; and
WHEREAS the Nevada County Superior Court of the State of California conducted a hearing on the City of Grass Valley’s Filing of a Return to the Writ of Mandate on November 1, 2024 and subsequently discharged the Writ of Mandate, thereby concluding the City had fulfilled its obligation to correct the deficiencies in the Project EIR;” and WHEREAS, the Writ of Mandate required that the City suspend activities “related to the Dorsey Marketplace project (“Project”) that could result in any adverse change or alteration to the physical environment pending the City’s compliance with the California Environmental Quality Act (Pub. Resources Code, § 21000 et seq.) (“CEQA”) and the Writ,” thereby establishing November 1, 2024 as the effective date of the Project; and WHEREAS, Section 17.74.060 of the City Development Code requires that permits for an approved Project must be exercised within twelve months of approval unless a condition of approval or other provision of the development code establishes a different time limit; and WHEREAS, the applicant filed a request to modify the approved Dorsey Marketplace Project with submittal of a proposed phasing plan and payment of the applicable fee on September 16, 2025; and
Item # 9.
2 WHEREAS, the introduction of construction phasing does not alter the physical characteristics, intensity, or location of the approved development, and the project footprint, grading limits, infrastructure network, and land uses remain consistent with the project analyzed in the certified EIR and SEIR); and
WHEREAS, none of the conditions described from CEQA Guidelines Section 15162 calling for preparation of a subsequent document have occurred, and therefore, the differences between the approved Dorsey Marketplace Project, as described in the certified EIR and SEIR, and the project modification now being considered, constitute a change, consistent with CEQA Guidelines Section 15164, that may be addressed in an Addendum to the EIR, provided in Exhibit A.
WHEREAS, on November 18, 2025, the Planning Commission conducted a duly noticed public hearing on the addition of the phasing condition of approval for the Dorsey Marketplace Project, and recommended, by a vote of three to zero (two absent), that the City Council approve the Project; and
WHEREAS, on November 25, 2025, the City Council held a duly-noticed public hearing, took public testimony, and considered all evidence in the record.
NOW, THEREFORE, BE IT RESOLVED that:
1. The City Council hereby finds that the Addendum to the previously certified EIR (Exhibit A) has been completed in compliance with CEQA and the CEQA Guidelines, and that it adequately evaluates the environmental effects associated with the Project Modification and herby approves the Addendum and incorporates it into the Project’s CEQA documentation.
2. The City Council hereby approves the modification to the Project’s Conditions of Approval to allow the Project to be constructed in phases over a seven-year period, and directs staff to update Condition No. A4 as follows:
The Dorsey Marketplace Project may be constructed in phases within a sevenyear period as approved by the City Council of the City of Grass Valley. Minor modifications to the phasing program may be approved by the Planning Director.
The phased project shall remain eligible for extensions of time for no more than two, twelve-month periods in accordance with Development Code Section
17.74.060(T).
ADOPTED as a resolution of the City Council of the City of Grass Valley at a regular meeting held on the 25th day of November 2025 by the following vote:
AYES:
NOES:
ABSENT:
Item # 9.
3 ABSTAINING:
____________________________
Hilary Hodge, Mayor
APPROVED AS TO FORM: ATTEST:
_____________________________ ____________________________ David Ruderman, City Attorney Taylor Day Whittingslow, City Clerk
Item # 9.
CITY OF GRASS VALLEY
125 East Main Street
Grass Valley, CA 95945
Community Development Agency
Amy Wolfson, City Planner
November 10, 2025
Addendum to the Environmental Impact Report
for the Approved Dorsey Marketplace Project
Project: Addendum to the certified EIR for the Dorsey Marketplace project to analyze the environmental impacts related to an added condition of approval to phase the project over a seven-year period.
Lead Agency: City of Grass Valley
EIR State Clearinghouse No.: 2016022053
Applicant: Warren Hughes, Gallelli Real Estate
Project Location: APNs: 035-260-062, -063, -064
Background:
At its April 28, 2020 regular meeting, the City Council approved the Dorsey Marketplace project “Alternative B” and also certified the Final EIR prepared for the Project and adopted Findings of Fact and a Statement of Overriding Considerations. The approved Project consisted of applications for a General Plan Amendment, Zoning Map Amendment, Development Review Permit, and Use Permit for a proposed mixed-use development on a 26.8-acre infill site. Approved Alternative B includes 104,350 square feet of commercial space, 8,500 square feet of office space, and 172 apartment units, along with pedestrian corridors, public plaza spaces, spaces for public art and murals throughout the commercial component, as well as a small dog park.
At the regular meeting held on September 10, 2024, the City Council adopted Resolution No 2024-66 certifying the updated Final Environmental Impact Report for the Dorsey Marketplace Project, which included the Subsequent EIR prepared for the project to analyze traffic from the Project and its impact on health risks for future Project residents and occupants based on the potential for mobile source emissions associated with SR 20/49 in 2035.
Purpose of this Addendum:
An addendum to a Certified EIR for the Dorsey Marketplace Project (State Clearinghouse No. 2016022053) has been prepared in conformance with Section 15164 of the California Council Members
Ben Aguilar, Mayor
Jan Arbuckle, Vice Mayor
Bob Branstrom
Hilary Hodge
Tom Ivy
Resolution 2025-51, Exhibit A
Item # 9.
Environmental Quality Act (CEQA) Guidelines, which allows a lead agency to prepare an addendum to a certified EIR if changes or additions are necessary but none of the conditions in Section 15162 calling for a subsequent EIR or negative declaration have occurred.
The purpose of this Addendum is to document the addition of a new Condition of Approval to allow the project to be constructed in phases over an approximate seven-year period.
The phasing is proposed to respond to market conditions, financing logistics, and construction sequencing, while maintaining consistency with the overall approved project.
Proposed Modification:
Add a new Condition of Approval (A4) to allow construction of the Dorsey Marketplace Project over a seven-year period, with each phase consisting of portions of the remediation program, infrastructure improvements, and residential and commercial development as shown in the Phasing Plan provided by the applicant. The added Condition of Approval states:
The Dorsey Marketplace Project may be constructed in phases within a seven-year period as approved by the City Council of the City of Grass Valley. Minor modifications to the phasing program may be approved by the Planning Director. The phased project shall remain eligible for extensions of time for no more than two, twelve-month periods in accordance with Development Code Section 17.74.060(T).
The applicant is requesting a permit revision to their approved project to add a condition of approval to allow a phased approach to building out of the project to occur over a seven-year period. Without this permit revision the project is subject to standard project timelines as outlined in Section 17.74.060 of the Development Code which requires effectuating the project through a building permit within one-year of project approval, and subsequent building permits for each subsequent year until project completion. This standard timeline is impractical for a project of this size and scope, particularly considering there is a soil cleanup component with this project. The development code allows for a project to be phased over several years so long as it is conditioned as such.
Phasing is typical for larger developments such as Dorsey Marketplace. The applicant has provided a phasing plan that proposed build-out of the project within a seven-year timeframe. There are no changes proposed to the overall project development.
CEQA Analysis :
This Addendum has been prepared in accordance with Section 21166 of CEQA and Sections 15162 and 15164 of the CEQA Guidelines. Section 15164(a) of the CEQA Guidelines states that “the lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but
Item # 9.
none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.” Pursuant to Section 15162(a) of the CEQA Guidelines, a Subsequent EIR or Negative Declaration is only required when:
1. Substantial changes are proposed in the project which will require major revision of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revision of the previous EIR due to the involvement of new significant environmental increase in the severity of previously identified significant effects; or
3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following:
(a) The project will have one or more significant effects not discussed in the previous EIR;
(b) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
(d) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. (CEQA Guidelines Section 15162[a])
The introduction of construction phasing does not alter the physical characteristics, intensity, or location of the approved development. The project footprint, grading limits, infrastructure network, and land uses remain consistent with the project analyzed in the certified EIR. None of the conditions described above from CEQA Guidelines Section 15162 calling for preparation of a subsequent document have occurred. Therefore, the differences between the approved Dorsey Marketplace Project, as described in the certified EIR and SEIR, and the project modifications now being considered constitute changes, consistent with CEQA Guidelines Section 15164, that may be addressed in an addendum to the EIR.
Environmental Review of Adding a Phasing Condition of Approval:
The City of Grass Valley has determined that, in accordance with PRC Section 21166 and Section 15164 of the State CEQA Guidelines, minor technical changes or additions to the EIR and SEIR are necessary to address the modifications to the approved Dorsey Marketplace EIR and SEIR. The analysis of environmental effects provided below
Item # 9.
addresses the same impacts addressed in the Dorsey Marketplace EIR and SEIR. The environmental analysis evaluates whether, for each applicable environmental resource topic there are any changes in the project or the circumstances under which it would be undertaken that would result in new or substantially more severe environmental impacts than considered in the Dorsey Marketplace EIR and SEIR. This analysis focuses only on those topics potentially affected by the proposed change in the Conditions of Approval to allow and extended timeline of construction in phases over a seven-year period. No changes are proposed to the development area, approved land use or density, required infrastructure improvements or any of the previously adopted mitigation measures. The City has reviewed the certified EIR and SEIR and determined the following:
Environmental Topic Evaluation Summary
Aesthetics Phasing of the project will not alter the design, massing, or site visibility of the overall project. No new or
increased impact would occur.
Air Quality/GHG Construction phasing may extend the construction period but would not increase total emissions. Total
emissions may actually decrease as vehicles are
required to meet more stringent emissions standards
over time. Phased implementation remains within the
EIR’s analyzed construction and operational
assumptions.
Biological Resources All previously identified mitigation measures remain appliable prior to and during each phase. No new or
increased impact would occur.
Traffic/Transportation Phased occupancy would reduce peak construction and operational trip generation compared to full
buildout. No new or increased impact would occur.
Noise Temporary construction noise would occur over a
longer duration but would not exceed EIR assumptions
or applicable standards.
Public Services/Utilities Infrastructure demand remains consistent with prior analysis ; phasing would not create new service needs.
Cumulative Impacts No change to project size, design, or setting is proposed. Cumulative impacts remain as previously
analyzed.
No other CEQA topics would experience new or substantially more severe impacts due to the proposed modification.
Item # 9.
Consistency with Adopted Mitigation Measures:
All mitigation measures adopted under the EIR and SEIR for the Dorsey Marketplace project remain in effect. If mitigation timing is linked to specific milestones (e.g. “prior to issuance of grading permit” or “prior to occupancy”), such measures will apply to each construction phase as relevant to the scope of work.
CEQA Determination:
Based on the above evaluation and the criteria of CEQA Guidelines SS15162-15164:
• No substantial changes are proposed that would require major revisions to the EIR or SEIR;
• No substantial changes in the surrounding circumstances have occurred; and • No new information of substantial importance has been identified that would result In new significant effects or more severe impacts.
Therefore, an Addendum to the certified EIR and SEIR is the appropriate CEQA documentation, and preparation of a Subsequent or Supplemental EIR is not required to include a condition of approval for phasing the project over a seven-year period.
References:
• City of Grass Valley (Year). Final Environmental Impact Report for the Dorsey Marketplace Project.
• CEQA Guidelines §§15162, 15164.
• City of Grass Valley, Mitigation Monitoring and Reporting Program for Dorsey Marketplace.
Item # 9.
7-year Dorsey Marketplace Phasing Plan and Anticipated Timeline This timeline is intended to be a broad overview of anticipated milestone activities. The actual timeline will be dependent on market conditions. The following broad milestone activities may occur in a different order than laid out if determined to be appropriate by the developer, but they represent a typical order and an anticipated timeline for completing the project.
1. Year 1:
a. Negotiate LOI’s with anchor tenants. Engage architects and engineers to perform conceptual design/plans for on/offsite improvements. Update construction pricing with updated plans.
2. Year 2:
a. Continue with anchor tenant and shop/pad tenant leasing. b. Begin finalizing improvement plans based on leasing activity.
3. Year 3:
a. Finalize negotiated tenant LOI’s and convert to leases. b. Continue leasing
c. Continue construction documents based on leasing activity. d. Initiate and submit Forest Conversion Plan to CalFire.
4. Year 4:
a. Finalize and execute tenant leases.
b. Finalize Forest Conversion Plan with CalFire.
c. Obtain Financing
d. Finalize improvement plans and submit to the City for review with the goal of obtaining permits by year end for on/off site improvements.
5. Year 5:
a. Begin on-site infrastructure improvements
b. Complete Removal Action Work Plan (RAW) as part of the on-site improvements.
c. Begin off-site improvements required by conditions of approval. d. Continue leasing
6. Year 6:
a. Complete on/offsite improvements.
b. Receive final inspection and acceptance of public improvements from the City.
c. Finalize permits for vertical construction
d. Begin vertical construction residential apartment units e. Begin vertical construction of commercial construction f. Initiate tentative map application with the City.
g. Continue leasing
7. Year 7:
a. Begin delivery to tenants and secure final certificates of occupancy for both commercial and residential units that began construction in year 6. b. Continue leasing.
Item # 9.
c. Secure final certificates of occupancy for both commercial and residential units that began construction in year 6.
d. Balance of construction, if any, will be completed based on leasing activity and developers ability to finalize leases.
Item # 9.