Chapter 20.55 — URBAN VILLAGE AND MIXED USE ZONING DISTRICTS

A.

This chapter sets forth the land use and development regulations applicable to the Urban Village and Mixed Use Zoning Districts established by Section 20.10.060.

B.

No building, structure, or land shall be used, and no building or structure shall be erected, enlarged, or structurally altered, in the UVC, UV, MUC, MUN, UR, and TR Zoning Districts except as set forth in this chapter.

C.

The Urban Village and Mixed Use Zoning Districts are intended to support implementation of the General Plan by providing flexibility for the development of employment uses, high density housing, and mixed use development. The purposes of the Urban Village and Mixed Use Zoning Districts are as follows:

UVC Urban Village Commercial District. The UVC Urban Village Commercial district is intended to implement the Urban Village Commercial general plan designation. Residential uses are not permitted in the UVC district.

UV Urban Village District. The UV Urban Village district is intended to implement the Urban Village general plan land use designation.

MUC Mixed Use Commercial District. The MUC Mixed Use Commercial district is intended to implement the Mixed Use Commercial general plan land use designation.

MUN Mixed Use Neighborhood District. The MUN Mixed Use Neighborhood district is intended to implement the Mixed Use Neighborhood general plan land use designation.

UR Urban Residential District. The UR Urban Residential district is intended to implement the Urban Residential general plan land use designation.

TR Transit Residential District. The TR Transit Residential district is intended to implement the Transit Residential general plan land use designation.

D.

The Zoning Districts set forth throughout Chapter 20.55 - Urban Village and Mixed Use zoning districts shall not apply to those properties which are located in the Diridon Station Area Plan and which fall under

the Airport Influence Area of the San José International Airport.

(Ord. 30603.)

A.

The General Plan establishes the concept for Urban Villages as one of the Major Strategies for achieving active, dense, mixed use growth areas and for identifying locations for public open spaces within the city. The Urban Village and Mixed Use zoning districts (UVC, UV, MUC, MUN, UR, and TR) will be applied to and conform to their respective General Plan Land Use Designations throughout the Urban Villages.

B.

Urban Village Planning Process. The Urban Village planning process (as described in General Plan Appendix 6) is an intensive community outreach process to adopt policies, standards, and guidelines for development in a specific area. Once the planning process is completed, the Urban Village plans are then heard by the Planning Commission in a public hearing which makes a recommendation to City Council before the plan is voted on and approved by the City Council in a public hearing. Once approved, the plans become official policy documents which are specific to their respective areas.

Approved Urban Village Plans. For development projects located in an approved Urban Village area, the standards for development provided by the Urban Village Plan shall prevail over the standards in this Chapter. However, when a plan does not contain a regulation which is detailed in this Chapter, the zoning standard of development shall be applied. For residential or mixed use development in approved Urban Village Plan areas where there are no objective standards, the Zoning Districts and Citywide Design Standards and Guidelines shall prevail.

Unplanned, Urban Village Planning Areas. Urban Villages that have been designated but have not completed the Urban Village planning process are considered to be unplanned. For those Urban Villages that are unplanned, the development regulations in this Chapter shall prevail.

C.

Mixed Use zoning outside of Urban Villages. The MUC, MUN, UR and TR zoning districts may also be applied to properties that exist outside of identified Urban Villages.

D.

Development in the Urban Village and Mixed Use Zoning Districts is subject to a variety of policies and standards, the following is a list of policy documents with standards for development:

The General Plan

Approved Urban Village Plans

Urban Village and Mixed Use Zoning Districts

Citywide Design Standards and Guidelines

(Ord. 30603.)

A.

The San José Citywide Design Standards and Guidelines provide detailed design regulations regarding placement, scale, shape, form, and intensity of design arrangement of buildings and open spaces and their relationship to the neighborhoods and the city. Those standards and guidelines shall be used together with the Urban Village and Mixed Use Zoning District development standards to inform future development; where the documents contain standards, which cover the same topic, one document does not supersede the other; development shall meet both standards.

(Ord. 30603.)

A.

To calculate density and development intensity, refer to Table 20-136 in Section 20.55.100 for information on each zoning district's standards for floor area ratio (FAR) or dwelling units per acre (du/ac).

B.

For development projects that are 100% Commercial, the FAR standards shall apply.

UVC shall require a maximum FAR of up to 8.0;

UV shall require a maximum FAR of up to 10.0;

MUC shall require a minimum FAR of 0.25 and a maximum FAR of 4.5;

MUN shall require a minimum FAR of 0.25 and a maximum FAR of 2.0;

UR shall require a minimum FAR of 1.0 and a maximum FAR of 4.0;

TR shall require a minimum FAR of 2.0 and a maximum FAR of 12.0;

C.

For mixed use development, standards for both FAR and du/ac shall apply. In addition to meeting the FAR standard, projects are required to provide a minimum du/ac; there is no maximum du/ac, except in MUC and MUN.

Calculating mixed use FAR shall include the combined floor area of both the commercial and residential portions of the entire project.

Mixed use development du/ac and FAR standards:

a.

The UV zoning district shall require a minimum density of 55 du/ac and maximum overall FAR of 10.0;

b.

The UR zoning district shall require a minimum density of 30 du/ac and maximum overall FAR of 4.0;

c.

The TR zoning district shall require a minimum density of 50 du/ac and maximum overall FAR of 12.0;

d.

The MUN zoning district shall require a maximum density of 30 du/ac and an overall minimum FAR of 0.25 and a maximum FAR of 2.0;

e.

The MUC zoning district shall require a maximum density of 50 du/ac and an overall minimum FAR of 0.50 and a maximum FAR of 4.5;

D.

For projects that are 100% Residential the standard for du/ac shall apply.

UV shall require 55 to 250 du/ac;

UR shall require 30 to 95 du/ac;

TR shall require 50 to 250 du/ac;

MUN shall have a maximum of 30 du/ac. In addition to the standard for du/ac, single-family homes shall conform to the FAR standards detailed in Table 20-137 in Section 20.55.104.

(Ord. 30603.)