Chapter 18.10 — Residential Zones (R-LD, R-MD, R-HD, and R-UHD)

East Palo Alto Zoning Code · 2026-06 edition · ingested 2026-07-06 · East Palo Alto

Sections:

18.10.010 – Purpose and Intent 18.10.020 – Land Use Regulations and Allowable Uses 18.10.030 – Development Standards

  • 18.10.040 – Site Design and Architectural Standards

18.10.010 – Purpose and Intent

The purposes of each residential zone and the manner in which they are applied:

  • A. R-LD – Single-Family Residential Zone. This zone provides for the retention, maintenance, and development of existing traditional single-family residential neighborhoods. The overall character of each neighborhood varies, with some low density areas accommodating single homes on large parcels and some areas as more traditional suburban development with smaller parcel sizes. This zone allows accessory dwelling units. This zone implements the Low Density Residential (LDR) land use designation in the General Plan.

  • B. R-MD – Multiple-Family Medium Density Residential Zone. This zone provides for the development of a wide range of multiple-family residential opportunities, including duplexes, triples, quadplexes, rowhouses, townhouses, courtyard multiple-family buildings, and small scale multiple-family buildings. Cultural, education, and public assembly uses are conditionally allowed. This zone is intended to provide for an increase in housing units to meet affordability and other community goals. The zone is located throughout the City to provide a transition between higher density/intensity residential, mixed use, and commercial areas and low density residential neighborhoods. This zone implements the Medium Density Residential (MDR) land use designation in the General Plan. The R-MD zone further specifies two subzones: RMD-1 and RMD-2.

  • C. R-HD – Multiple-Family High Density Residential Zone. This zone provides for higher density multiple-family housing to meet the desire for a variety of housing types. This zone is located in areas containing a diverse mix of uses within walking distance of homes, as well as in neighborhoods that already exhibit a high degree of diversity in the type and density of residential housing. This zone allows for a variety of high density building types that are compatible in scale and character with existing structures and development standards. All new development shall be designed to create attractive frontages. A range of multiple-family housing types are allowed, from townhomes to multiple-family apartments at moderate to high densities. Cultural, education, and public assembly uses are conditionally allowed. This zone implements the High Density Residential (HDR) land use designation in the General Plan. The R-HD zone further specifies two subzones: RHD-3 and RHD-5

  • D. R-UHD – Multiple-Family Urban High Density Residential Zone. This zone provides for the development of very high density housing. Mid-rise and high-rise residential development is encouraged, ideally supported by high-frequency public transit and located within walking distance of neighborhood services and amenities. Parking structures are to be designed so that they do not face the primary public streets. This zone allows for high-density multiple-family dwellings. Other uses may be allowed if they are compatible with and serve the needs of

East Palo Alto Development Code, Title 18

1 August 2018

Chapter 18.10

Residential Zones (R-LD, R-MD, R-HD, and R-UHD)

residents living in the higher density dwellings. This zone implements the Urban Residential (UR) land use designation in the General Plan.

18.10.020 – Land Use Regulations and Allowable Uses

  • A. Table 2-1. Table 2-1 sets forth the uses allowed within each residential zone and any permits required to establish the use..

  • B. Primary and Accessory Uses. Residential uses represent the primary allowed use, and only those additional uses that are complementary to, and can exist in harmony with, the residential character of each zone may be allowed as accessory, conditionally permitted, and/or temporary uses. Accessory uses deemed appropriate may only be allowed when provided as a secondary use on property for which a legally allowed residential unit exists or is proposed in conjunction with establishment of the accessory use, except as may be otherwise allowed with regard to nonconforming uses.

  • C. Land uses not listed in Table 2-1. Land uses that are not listed in Table 2-1 or are not listed in another zone are prohibited..

  • D. Additional Regulations. Where the last column in Table 2-1 includes a cross-reference, the regulations in the cross-reference shall apply to the use. Provisions elsewhere in the Development Code may also apply.

  • E. Design Review. Design Review is required for new or modified construction activities.

Table 2-1
Allowed Uses and Permit
Requirements		 Residential Zones
Permit Requirements		 Residential Zones
Permit Requirements		 Residential Zones
Permit Requirements		 Residential Zones
Permit Requirements
P
CUP
AUP
TUP
-----		 Permitted By-Right
Conditional Use Permit (Chapter 18.88)
Administrative Use Permit (Chapter 18.88)
Temporary Use Term Permit (Chapter 18.94)
Prohibited
Land Use
See Article 1 for land use definitions.
See Chapter 18.04 for unlisted uses.		 R-LD R-MD R-HD R-UHD Specific Use
Regulations
Residential Uses
Guest Houses P P P P Section
18.48.090
Home Businesses HOP HOP HOP HOP Section
18.48.100
Multi-Family Dwellings ___ P P P
Residential Model Homes AUP AUP AUP AUP
AccessoryDwellingUnits P P P P
Single-Family Dwellings,
Attached		 P P P P
Single-Family Dwellings,
Detached		 P ___ ___ ___
Single Room Occupancy
Facilities(SROs)		 P P P P
Supportive Housing P P P P

East Palo Alto Development Code, Title 18

August 2018

2

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.10

Two-Family Dwellings ___ P P P
Transitional Housing (six or less
occupants)		 P P P P
Visitor Accommodations,
Residential
Bed & Breakfast Inns
Short Term Lodging		 ----- CUP CUP CUP
----- CUP CUP CUP
Care Uses
Adult Day Care
Small (6 or fewer)
Large(7 to 14)		 P P P P
AUP AUP AUP AUP
Child Day Care
Small (8 or fewer)
Large (9 to 14)
Commercial(14 or more)		 P P P P
AUP AUP AUP AUP Section
18.48.050
CUP CUP CUP CUP
Cooperatives P P P P Section
18.48.050
Convalescent Facilities ----- ----- ----- -----
Residential Care Facilities
Limited (6 or fewer)
General(7 or more)		 P P P P
AUP AUP AUP AUP
Other Uses
Accessory Structures and Uses P P P P Section
18.48.010
Agricultural Uses – Limited to
CommunityGardens Only		 P P P P
Animal Keeping P P P P Section
18.48.040
Charitable Organizations and
Institutions		 CUP CUP CUP CUP
Cultural Institutions CUP CUP CUP CUP
Institutional and Community
Facilities		 CUP CUP CUP CUP
Neighborhood Service Uses ----- ----- CUP CUP Section
18.10.030
Public Assembly/Meeting
Facilities		 ----- CUP CUP CUP
Public Buildings, Facilities, and
Uses		 ----- ----- ----- -----
Schools, Public and Private CUP CUP CUP -----
Special Events Municipal Code Chapter 12.08
TemporaryUses TUP TUP TUP TUP Chapter 18.94
Utilities,Minor P P P P
Utilities, Major ----- CUP CUP CUP

East Palo Alto Development Code, Title 18

3 August 2018

Chapter 18.10

Residential Zones (R-LD, R-MD, R-HD, and R-UHD)

Wireless Telecommunication Facilities

See Chapter 18.42

18.10.030 – Development Standards

  • A. General. New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-2 and 2-3. Standards for accessory structures are specified in Chapter 18.30.

  • B. Prohibition on Structures in Front Setback Area. Portions of any habitable structure and/or accessory structure shall not occupy any portion of a required front setback area, except as provided in Section 18.22.060.C.

  • C. Schools. New schools must be on sites that are at least 1 acre in size. Additionally, new schools must be 1,000 feet from another school, or day care.

  • D. Substantial Change. If more than 50 percent of the exterior walls of a residential unit are removed, it is considered to be a new home requiring design review. The Director has the authority to have the Planning Commission review a Substantial Change.

  • E. Second Curb Cuts Prohibited. Except for projects with parking areas originally designed with more than one curb cut for ingress and egress, second curb cuts are not allowed. Single family homes are restricted to one curb cut.

F. Neighborhood Service Uses. Appropriately scaled clusters of retail no greater than 2,000 square feet in size oriented to and built close to the street, separated from each other by at least 500 feet. Retail uses within the RHD and RUHD zones may be appropriate in area where a more compact urban development pattern exists or where a neighborhood compatible commercial district exhibiting a pedestrian scale and character is established. Such locations may include the peninsula and arterials and intersections with an existing urban or neighborhood-oriented building pattern. Residential units shall not be displaced by neighborhood service uses.

East Palo Alto Development Code, Title 18

August 2018

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Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.10

Table 2-2 Development Standards for Residential Zones

Development
Feature
(minimum unless
otherwise
indicated)		 R-LD R-MD R-HD R-UHD Additional Requirements
**Parcel Dimensions –**Minimum dimensions required for each NEWLY CREATEDparcel. **Parcel Dimensions –**Minimum dimensions required for each NEWLY CREATEDparcel. **Parcel Dimensions –**Minimum dimensions required for each NEWLY CREATEDparcel. **Parcel Dimensions –**Minimum dimensions required for each NEWLY CREATEDparcel. **Parcel Dimensions –**Minimum dimensions required for each NEWLY CREATEDparcel. **Parcel Dimensions –**Minimum dimensions required for each NEWLY CREATEDparcel.
--- --- --- --- --- ---
Parcel Area 5,000
sq. ft.		 5,000
sq. ft.		 12,000
sq. ft.		 12,000
sq. ft.
Parcel Width 50 ft. 50 ft. 50 ft. 50 ft.
Parcel Depth 100 ft. 240 ft. 240 ft.
Density/Intensity 0 to 12
du/acre		 R-MD-1:
12 to 15
du/acre		 22 to 43
du/acre		 43 to 86
du/acre
R-MD-2:
12 to 22
du/acre
Setbacks1 and 2
Front
Living Area
Garage Face		 10 ft.
23 ft.		 20 ft. 15 ft. 20 ft.
Corner Vision
Triangle		 12 ft. 12 ft. 12 ft. 12 ft.
Side/Street Side 5 ft. 10 ft. 10 ft./15 ft. 10 ft./15ft.
Rear
1stStory
2ndStory(see
footnote 1 for
structures above 18
feet)		 10 ft.
10 ft.		 20 ft.
30 ft.		 20 ft. 20 ft. R-LD zone: The 10-foot rear
setback requires a minimum
of 750 sq. ft. of usable rear
yard area; if not,
development is not allowed.
Site Coverage 50% 60% 70% 70%
Floor Area Ratio .55 .65 ---- ----
Height Dwelling:
2 stories or
26 ft.,
whichever
isgreater		 R-MD-1:
2½ stories
or 30 ft.,
whichever
is greater		 R-HD-3:
3 stories or
36 ft.,
whichever
is greater		 7 stories or
75 ft.,
whichever
is greater
Accessory
Structure:
15 ft.

East Palo Alto Development Code, Title 18

5 August 2018

Chapter 18.10

Residential Zones (R-LD, R-MD, R-HD, and R-UHD)

Table 2-2

Development Standards for Residential Zones

Development
Feature
(minimum unless
otherwise
indicated)		 R-LD R-MD R-HD R-HD R-UHD R-UHD Additional Requirements Additional Requirements
R-MD-2:
3 stories or
36 ft.,
whichever
is greater		 R-HD-5:
5 stories or
60 ft.,
whichever
is greater
Open Space– Minimum sq. ft. of open space required for each dwelling unit. All open space areas shall
be landscaped in compliance with Chapter 18.28
750 sq. ft.
in rear of
property,
usable and
open, no
permanent
hardscape
Common Open
Space
Must be usable
and provide
amenities.
Setbacks may
count toward
open space
requirement if all
provisions are
met.		 N/A 250 sq. ft.
(minimum
dimension
[length/width]
shall be 15
feet)		 100 sq. ft.
(minimum
dimension
[length/width]
shall be six
feet)		 50 sq. ft.
(minimum
dimension
[length/width]
shall be six
feet)		 Common and Private
Open Space may be
aggregated on a
parcel in R-MD, R-HD
and R-UHD zones;
(minimum dimension
[length/width] shall be
20 feet). Aggregation
of open space shall
be done in
accordance with
Article 5
(Subdivisions)
Chapter 18.62
Private Open Space
Ground Floor
Units		 N/A 200 sq. ft.
(The
minimum
dimension
[length/width]
shall be six
feet)		 50 -100 sq. ft.
(The
minimum
dimension
[length/width]
shall be six
feet)		 50 sq. ft.
(The
minimum
dimension
[length/width]
shall be six
feet)
Upper Floor
Units		 N/A 100 sq. ft.
(The
minimum
dimension
[length/width]
shall be six
feet)		 50 sq. ft.
(The
minimum
dimension
[length/width]
shall be six
feet)		 50 sq. ft.
(The
minimum
dimension
[length/width]
shall be six
feet)
Fencing Chapter 18.26

East Palo Alto Development Code, Title 18

August 2018

6

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.10

Table 2-2 Development Standards for Residential Zones

Development
Feature
(minimum unless
otherwise
indicated)		 R-LD R-MD R-HD R-UHD Additional Requirements
Landscaping Chapter 18.28
Lighting Section 18.34.110
Parking Chapter 18.30
Satellite
Antennae		 Chapter 18.42
Signs Chapter 18.32
Water Efficient
Landscape		 Municipal Code Chapter 17.06

NOTES:

1. Front and Side Setback Increase Over 18 Feet in Height For Single Family Dwellings. Where a new structure or an addition to an existing single family structure will exceed 18 feet in height, the required setback from the front and side property lines of the site shall be increased by one foot for each two feet of structure height in excess of 18 feet; the increased setbacks to be imposed only with respect to that portion of the new structure or addition that exceeds 18 feet in height. Up to 50 percent of the proposed structure can utilize the single-story side setback for a structure; provided that the area where the addition will occur will not reduce air, light, and privacy to adjoining properties. The Commission, as part of the Design Review process, may allow more than 50 percent of the proposed structure to utilize the single-story setback if the proposal exhibits exceptional design.

2. Setbacks for Narrow Parcels. Side setbacks for existing, legally subdivided parcels which do not meet current minimum standards with respect to parcel width may be reduced to no less than 10 percent of the parcel width or three feet, whichever is greater. This provision applies only to portions of the structure under 18 feet in height. Where a new structure or an addition to an existing structure will exceed 18 feet in height, the required setback from each property line of the site shall be increased by one foot for each two feet of structure height in excess of 18 feet, the increased setbacks to be imposed only with respect to that portion of the new structure or addition that exceeds 18 feet in height.

18.10.040 – Site Design and Architectural Standards

  • A. Purpose and Applicability. Site design and architectural standards are established consistent with General Plan policy to promote quality design of new residential structures and additions. The City recognizes that quality design promotes longer life of structures, improves the appearance and maintenance of neighborhoods, and increases value in the housing stock. . In addition to the standards specified as applicable to all zones and the regulations for specific land uses and activities,, the following site design and architectural standards shall apply to all new residential structures and additions to existing residential structures.

  • B. All New Residences and Residential Additions. All new residences and residential additions shall be reviewed for consistency with the following minimum design standards. The Director may refer applications which conflict with these minimum design standards to the Commission for a determination.

East Palo Alto Development Code, Title 18

7 August 2018

Chapter 18.10

Residential Zones (R-LD, R-MD, R-HD, and R-UHD)

  1. All new residences or residential additions shall be designed to respect or complement the existing development pattern and massing as viewed from the street.

  2. Use of exterior materials shall be consistent with or compliment the use of exterior materials in the neighborhood.

  3. All second story additions shall be designed as a series of segments as opposed to a single massive structure. If the architectural style warrants a large wall plane, the plane shall be articulated with bay window extensions, trellis features, recessed doors or windows, or other architectural elements.

  4. Second story additions shall step back from the street and front of the dwelling to reduce the mass of the structure. The use of eaves, dormers, intersecting hips or gables, or other roof features are encouraged to add visual interest and break up the mass of the structure.

  5. Roof style and pitch shall be consistent with the style and pitch of roofs in the vicinity.

  6. New residences and residential additions shall be designed to preserve privacy, light and air to adjoining properties to the extent feasible. Window and balcony placement shall be sensitive to the existing arrangement of windows and outdoor living spaces on adjoining properties.

  7. The use of vegetation to screen and soften views of a new residence or residential addition may be required as a condition of approval.

  8. All additions to existing single-family residences shall be architecturally consistent with the existing residence with respect to roof pitch and tie-in, exterior materials and colors. The addition shall be designed so that it appears to be part of the original structure.

C. Single-Family and Two-Family Structures.

  1. Site Design and Structure Orientation.

    • a. Front entries shall be clearly identifiable and generally oriented toward the street.

    • b. Driveways shall be placed in a manner that avoids conflict with pedestrian access from the sidewalk.

  2. Scale and Mass.

  • a. The bulk and mass of new single-family and two-family residential structures and additions shall match the scale of existing structures in the immediate neighborhood.

    • b. Garages shall not be designed or located in a manner that presents the garage as the prominent form of the front façade.

    • c. Second-story balconies, decks, window fenestrations, and similar features shall be used on front and street side facades to provide articulation and further reduce massing effects.

East Palo Alto Development Code, Title 18

August 2018

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Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.10

  1. Architecture.

    • a. All facades visible from a public right-of-way shall incorporate features that eliminate blank, unarticulated walls; add visual interest; avoid clutter; and display a distinctive architectural style.

    • b. Additions to residential structures shall be designed and constructed to match the architectural style and building form of the structure to which they are added.

    • c. Rooflines and roofing materials shall be compatible with the architectural style of the existing residential structure. Use of varying, uncoordinated rooflines and roofing materials shall be avoided.

    • d. Window and door design and placement shall be consistent with the overall architectural style of the structure.

    • e. Materials and finishes shall be of a consistent theme, shall match the style of the existing residential structure, and shall be consistently applied to all facades.

    • f. Roof-mounted equipment, where allowed, shall be screened from view from public rights-of-way and adjacent properties by materials architecturally compatible with the structure they serve.

  2. Open Space – Common and Private. All common and private open spaces shall comply with the requirements of the applicable zone.

Landscaping.

  • a. Front yard landscaping shall be provided consistent with landscaping requirements.

  • b. Where possible, existing mature, healthy trees shall be preserved in association with any remodeling or addition projects, as required by the Director.

Sustainable Building Practices.

  • a. Where possible, pervious or semi-pervious surfacing materials shall be used for pedestrian paths and driveways.

  • b. To the maximum extent possible, orientation of structures and windows shall take advantage of natural light and wind patterns for natural heating and cooling.

  1. Reduction of side or rear requirements. Where Design Review approval is requested for three or more single-family dwellings to be constructed upon contiguous parcels within the same subdivision, the Commission shall have the authority to reduce any of the side or rear requirements without the granting of a Minor Variance, if the Commission first finds and determines that the reduction will enable a more advantageous placement of the dwelling on the site in terms of increasing useable open space, or minimizing privacy impacts, or enhancing the aesthetic appearance of the dwelling in relation to other structures on adjacent sites.

East Palo Alto Development Code, Title 18

9 August 2018

Chapter 18.10

Residential Zones (R-LD, R-MD, R-HD, and R-UHD)

D. Multiple-Family Structures.

  1. Site Design, Structure Orientation, and Access.

    • a. The main entry to the multiple-family development shall be clearly delineated and identifiable, and shall be easily accessible for pedestrians from the public street.

    • b. Entrances to individual residential units shall be accessible from the street, enclosed corridors or from common open space areas within the development.

    • c. Driveways shall be placed in a manner to avoid conflict with pedestrian access from the sidewalk. Common driveways shall be encouraged.

    • d. Common parking areas shall be located to minimize their visibility from public rights-of-way and to be easily accessible to all residents of the development.

    • e. Windows, balconies, and similar openings shall be oriented to preserve privacy of individual units within the development.

    • f. Interior pedestrian paths shall be provided to individual units and to link units to common open space areas and parking areas.

    • g. Loading and solid waste/recycling collection areas shall be centrally located so as to provide easy direct access to all residents, collection vehicles, and to minimize noise impacts on residents.

  2. Scale, Mass, and Architecture.

    • a. The bulk and mass of new multiple-family structures and additions to existing structures shall be sensitive to the scale of structures in the immediate neighborhood.

    • b. All facades visible from a public right-of-way shall incorporate features that eliminate blank, unarticulated walls; add visual interest; avoid clutter; and display a distinctive architectural style.

    • c. Additions to existing residential structures shall be designed and constructed to match the architectural style and building form of the structure(s) to which they are added.

    • d. Rooflines and roofing materials shall be compatible with the architectural style of the existing residential structures. Use of varying, uncoordinated rooflines and roofing materials shall be avoided.

    • e. Materials and finishes shall be of a consistent theme, shall match the style of the existing residential structure, and shall be consistently applied to all facades.

    • f. Exterior lighting shall be provided for safety purposes, and the lighting shall be compatible with the overall style of the development.

    • g. Balconies, where provided, shall utilize railing or similar materials compatible with the overall architectural style of the development.

  3. Open Space – Common and Private. All common and private open space areas shall comply with the requirements of the applicable zone.

East Palo Alto Development Code, Title 18

August 2018

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Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.10

  1. Landscaping.

    • a. Front yard landscaping shall be provided consistent with landscaping requirements.

    • b. Where possible, existing mature, healthy trees shall be preserved in association with any remodeling or addition projects, as required by the Director.

  • c. Common open space areas shall be landscaped appropriate to their function.

Sustainable Building Practices.

  • a. Where possible, pervious or semi-pervious surfacing materials shall be used for pedestrian paths and driveways.

  • b. To the maximum extent possible, orientation of structures and windows shall take advantage of natural light and wind patterns for natural heating and cooling.

6. Other Requirements.

  • a. Common laundry facilities shall be centrally located and easily accessible to all residents.

  • b. Roof-mounted and ground-mounted equipment, where allowed, shall be screened from view from public rights-of-way and adjacent properties by materials architecturally compatible with the structure they serve.

East Palo Alto Development Code, Title 18

11 August 2018

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.12