Part 5 — NEIGHBORHOOD BUSINESS DISTRICT OVERLAY

Neighborhood Business District ("NBD") Overlay. The purpose of the Neighborhood Business District Overlay is to recognize the variety of commercial and non-commercial uses which contribute to neighborhood identity by serving as a focus for neighborhood activity. The NBD designation functions as an "overlay" designation which is applied to predominantly commercial land use designations. The NBD Overlay allows residential uses in the Japantown (Taylor Street only), North 13th Street, and Willow Glen Neighborhood Business Districts that is consistent with the standards and conditions specified in Part 5 of Chapter 20.65 and comply with the other requirements of this title. Site specific land use issues and

compatibility with adjacent uses shall be evaluated and addressed through the development permit application process.

(Ord. 31168.)

The Neighborhood Business District ("NBD") Overlay applies to sites in Japantown (Taylor Street only), North 13th Street, and Willow Glen Neighborhood Business Districts on the General Plan Land Use/Transportation Diagram in the Envision San José 2040 General Plan and the Zoning District Map.

(Ord. 31168.)

District].

The allowed uses and development standards for the Willow Glen Neighborhood Business District are specified below:

Table 20-142 Willow Glen Neighborhood Business District Overlay Development Standards

Category Standard

Mixed Use Allowed, no minimum or maximum floor area ratio ("FAR")

Ground Floor Commercial Spaces Replace existing square footage of commercial or industrial space on site by providing, at a minimum, an equivalent square footage of ground floor commercial space. Where commercial or industrial uses do not currently exist, no commercial space is required unless the property is abutting existing commercial uses that also front Lincoln Avenue. In these locations, commercial space is required to be provided along at least 60% of the primary street frontage and must meet the development standards for commercial space in mixed use projects that are established in the Citywide Design Standards and Guidelines document.

Maximum Residential DU/AC Sites less than 1.5 acres: 50 DU/AC Sites more than 1.5 acres: 65 DU/AC

Maximum Building Height Sites less than 1.5 acres: 50 feet Sites more than 1.5 acres: 65 feet

Lighting See Section 20.40.530

Parking See Chapter 20.90

Notes:

Setback regulations shall follow the underlying Zoning District.

(Ord. 31168.)

Neighborhood Business District].

The allowed uses and development standards for the Japantown (Taylor Street only) Neighborhood Business District are specified below:

Table 20-143 Japantown (Taylor Street only) Neighborhood Business District Overlay Development Standards

Category Standard

Mixed Use Allowed, no minimum or maximum floor area ratio ("FAR")

Ground Floor Commercial Spaces Replace existing square footage of commercial or industrial space on site by providing, at a minimum, an equivalent square footage of ground floor commercial space. Where commercial or industrial uses do not exist at time of application for a development permit, no commercial space is required unless the property is abutting existing commercial uses that also front Taylor Street. In these locations, a residential project shall provide ground-floor commercial space to create continuity of the commercial frontage along the primary street; Commercial space is required to be provided along at least 60% of the primary street frontage and must meet the development standards for commercial space in mixed use projects that are established in the Citywide Design Standards and Guidelines document.

Maximum Residential DU/AC North side of Taylor St: 50 DU/AC South side of Taylor St: 65 DU/AC

Maximum Building Height North side of Taylor St: 50 feet South side of Taylor St: 65 feet

Lighting See Section 20.55.103

Open Space Requirements See Table 20-137 in Section 20.55.104

Parking See Chapter 20.90

Notes:

Setback regulations shall follow the underlying Zoning District.

(Ord. 31168.)

District].

The allowed uses and development standards for the North 13th Street Neighborhood Business District are specified below:

Table 20-144 North 13th Street Neighborhood Business District Overlay Development Standards

Category Standard

Mixed Use Allowed, no minimum or maximum floor area ratio ("FAR")

Ground Floor Commercial Spaces Replace existing square footage of commercial or industrial space on site by providing, at a minimum, an equivalent square footage of ground floor commercial space. Where commercial or industrial uses do not currently exist, no commercial space is required unless the property is abutting existing commercial uses that also front North 13th Street. In these locations, a residential project shall provide ground-floor commercial space to create continuity of the commercial frontage along the primary street; Commercial space is required to be provided along at least 60% of the primary street frontage and must meet the development standards for commercial space in mixed use projects that are established in the Citywide Design Standards and Guidelines document.

Maximum Residential DU/AC 50 DU/AC

Maximum Building Height 50 feet

Lighting See Section 20.55.103

Open Space Requirements See Table 20-137 in Section 20.55.104

Parking See Chapter 20.90

Notes:

Setback regulations shall follow the underlying Zoning District.

(Ord. 31168.)