Chapter 18.13
NEIGHBORHOOD HUB (NH) OVERLAY DISTRICT

Sections:

18.13.010    Purpose.

18.13.020    Applicability.

18.13.030    Establishment of a neighborhood hub.

18.13.040    Rezoning to NR District.

18.13.010 Purpose.

The Neighborhood Hub (NH) Overlay District is intended to implement the neighborhood hub concept established in the General Plan. The standards and regulations for this district provide for neighborhood-serving small-scale retail and service uses that promote community health, interaction and socialization of neighborhoods that complement the residential character of its immediate surroundings. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.13.020 Applicability.

The NH Overlay District applies to all residential areas located west of El Camino Real and at least one-half mile from the MU-DC and MU-D District boundaries. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.13.030 Establishment of a neighborhood hub.

Neighborhood hubs may be established within the NH Overlay District by changing the General Plan land use classification and rezoning a property to Neighborhood Retail.

A.    Location. Neighborhood hubs shall be located a minimum of one-half mile from existing neighborhood-serving retail uses or other NR District boundary.

B.    Process. An applicant may apply to establish a neighborhood hub by submitting an application for a General Plan amendment and rezoning according to the procedures of Chapter 18.34, Amendments to General Plan, and Chapter 18.35, Amendments to Zoning Ordinance and Map. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.13.040 Rezoning to NR District.

In addition to the procedures of Chapter 18.35, Amendments to Zoning Ordinance and Map, approval of the rezoning to an NR District within the NH Overlay District is subject to the following requirements:

A.    Land Uses. Land uses are limited to neighborhood-serving retail and service uses.

B.    Design and Development. The project shall be designed and developed subject to the standards of the NR District. However, the adaptive re-use of existing buildings that do not meet the NR District standards may be allowed, provided the criteria for rezoning in subsection G of this section can still be met.

C.    Trash and Recycling. Adequate facilities for trash and recycling shall be provided. A minimum of one permanent, nonflammable trash receptacle shall be installed adjacent to the main entrance/exit of the neighborhood-serving use.

D.    Hours of Operation. Hours of operation shall be limited to address impacts to the surrounding area. In no case shall hours of operation be earlier than seven a.m. or later than ten p.m.

E.    Access and Parking. Convenient bicycle and pedestrian access and adequate parking shall be provided. The application for a rezoning to an NR District shall demonstrate the project will not have a detrimental impact on parking and circulation in the surrounding area.

F.    Loading and Service Plan. Adequate loading and service areas shall be provided on site to minimize congestion and conflict points on pedestrian and traffic routes. An application for a rezoning to an NR District shall demonstrate that loading and service activities will not adversely impact the surrounding area.

G.    Criteria for Rezoning. The Planning Commission shall not recommend and the City Council shall not approve a rezoning to an NR District unless the proposed district meets the following criteria:

1.    The proposed NR District will accommodate neighborhood-serving small-scale retail and service uses that promote community health, interaction, and socialization of neighborhoods;

2.    Development in the proposed NR District has been designed for easy access by bicyclists and pedestrians;

3.    The design of structures in the proposed NR District complement the residential character of the surrounding neighborhood; and

4.    The uses proposed in the NR District will not adversely impact adjacent properties. (Ord. 1438 § 4 (Exh. A (part)), 2011)