Chapter 18.12 — Mixed Use Zones (MUC, MUL, and MUH)
East Palo Alto Zoning Code · 2026-06 edition · ingested 2026-07-06 · East Palo Alto
Sections:
18.12.010 – Purpose and Intent 18.12.020 – Land Use Regulations and Allowable Uses 18.12.030 – Development Standards
- 18.12.040 – Site Design and Architectural Standards
18.12.010 – Purpose and Intent ¶
The purposes of each mixed use zone and the manner in which they are applied are:
A. MUC - Mixed Use Corridor Zone. This zone provides for vertical and horizontal mixed use developments along arterial roads and other high-activity areas. The zone supports structures with different uses (i.e., office, retail, service, and residential) or other compatible uses. Structures located on individual parcels should contain a vertical mix of uses. In certain locations, ground floor retail or other active ground floor uses are required for a portion of the structure’s frontage in order to activate the public realm. Structures in this zone are required to front the primary roadway and shall be designed to create an attractive pedestrian environment, regardless of the ground floor use. Mixed-use projects located along corridors shall be developed in a manner that protects and preserves the adjacent residential neighborhoods by stepping down in density or height, and/or by providing appropriate buffer areas between the structure and the adjacent neighborhood. This zone implements the Corridor (MUC) land use designation in the General Plan. The MUC zone further specifies two subzones: MUC-1 and MUC-2
B. MUL - Mixed Use Low Zone. This zone provides for areas with a wide variety of existing residential and commercial uses. The intent is to provide for both additional housing and to expand neighborhood-serving commercial uses, where appropriate. Uses may be mixed either vertically or horizontally on a single parcel. The design of new structures shall be compatible with adjacent single-family areas and structure heights are limited to a maximum of three stories. Residential uses shall be small-scale multiple-family or attached single-family dwellings. Commercial uses shall serve the retail, shopping, and service needs of adjacent residential neighborhoods. Appropriate land uses include multiple-family residential, attached single-family residential, office, restaurant, retail, service, park/plaza/open space, cultural, education, public assembly, and public uses. This zone implements the Mixed Use Low (MUL) land use designation in the General Plan.
C. MUH - Mixed Use High Zone. This zone is intended to support new enlivened, thriving districts by accommodating multiple-story mixed-use structures. This zone provides for vertical and horizontal mixed use development at key locations. Residential only developments are not allowed; however, a horizontal mix of residential and non-residential uses within a single development is allowed. Appropriate land uses include multiple-family residential, attached single-family residential, office, research and development, retail, and service uses. This zone implements the Mixed Use High (MUH) land use designation in the General Plan.
18.12.020 – Land Use Regulations and Allowable Uses ¶
- A. Vertical and Horizontal Mixed Use. All of the mixed use zones provide for vertical and horizontal mixed use developments along arterial roads and other high-activity areas .
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Mixed Use Zones (MUC, MUL, and MUH)
B. Allowed Mix of Uses. Structures located on individual parcels may contain a vertical mix of uses, or be either stand-alone residential or commercial uses.
C. MUC – Mixed Use Corridor Subzones. The MUC Zone further specifies two subzones:
MUC-1: The MUC-1 subzone allows residential uses only above the ground floor; (intended for central/northern part of University Ave corridor).
MUC-2: The MUC-2 subzone provides that the ground floor shall be reserved for retail uses; with no residential, office, or service uses allowed, generally located at specified corners. On all floors above the ground floor allowed uses include residential (intended for central/northern part of University Ave corridor).
D. MUH – Mixed Use High Zone. In the MUH Zone residential only developments are not allowed; however, there may be a horizontal mix of residential and non-residential uses within a single development. At least 35 percent of the ground floor space of each structure shall be retail space. In areas where retail is removed for the construction of new structures, the new retail space shall be greater than 85 percent of existing retail space.
E. Table 2-3. Table 2-3 sets forth the uses allowed within each mixed use zone and any permits required to establish the use. If a project obtains a Planned Development Permit, other individual permits are not required.
F. Additional Regulations. Where the last column in Table 2-3 includes a cross-reference, the regulations in the cross-reference shall apply to the use. Provisions elsewhere in the Development Code may also apply.
G. Design Review. Design Review is required for new or modified construction activities.
| Table 2-3 Allowed Uses and Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
|---|---|---|---|---|
| P CUP AUP TUP ---- Permitted By-Right Conditional Use Permit (Chapter 18.88) Administrative Use Permit (Chapter 18.88) Temporary Use Permit (Chapter 18.94) Prohibited |
||||
| Land Use See Article 1 for land use definitions. See Chapter 18.04 for unlisted uses. |
MUC | MUL | MUH | Specific Use Regulations |
| Industry, Manufacturing and Processing, Warehousing Uses | ||||
| Industry | --- | --- | --- | |
| Research and Development | CUP | CUP | CUP | |
| Recreation, Education, and Public Assembly Uses | ||||
| Charitable Organizations and Institutions | --- | --- | --- | |
| Clubs | --- | --- | --- | |
| Commercial Recreation and Entertainment | --- | --- | --- | |
| Cultural Institutions | CUP | CUP | CUP | |
| Institutional and Community Facilities | --- | --- | --- | |
| Park/Plaza/Open Space | CUP | CUP | CUP | |
| Public Assembly/Meeting Facilities | CUP | CUP | CUP |
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| Table 2-3 Allowed Uses and Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
|---|---|---|---|---|
| P CUP AUP TUP ---- Permitted By-Right Conditional Use Permit (Chapter 18.88) Administrative Use Permit (Chapter 18.88) Temporary Use Permit (Chapter 18.94) Prohibited |
||||
| Land Use See Article 1 for land use definitions. See Chapter 18.04 for unlisted uses. |
MUC | MUL | MUH | Specific Use Regulations |
| Schools, Public and Private | --- | --- | --- | |
| Residential Uses | ||||
| Multiple-Family Dwellings | ||||
| Located on 1stfloor Located above 1stfloor |
P | ---- | ---- | |
| P | P | P | ||
| Single-Family Dwellings – Attached Only | ||||
| Located on 1st floor | P | ---- | ---- | |
| Located above 1st floor | P | P | P | |
| Supportive Housing | --- | --- | --- | |
| Two-Family Dwellings – Attached Only | ||||
| Located on 1stfloor Located above 1stfloor |
CUP | CUP | CUP | |
| P | P | P | ||
| Transitional Housing | --- | --- | --- | |
| Home Businesses | HBP | HBP | HBP | Section 18.48.100 |
| Live-work Units | CUP | CUP | CUP | Not allowed on 1stfloor |
| Care Uses | ||||
| Adult Day Care | ||||
| Small (6 or fewer) | --- | --- | --- | |
| Child Day Care | ||||
| Small (8 or fewer) | --- | --- | --- | |
| Large (9 to 14) | --- | --- | --- | Section 18.48.050 |
| Cooperatives | --- | --- | --- | |
| Day Care, General | --- | --- | --- | |
| Retail Trade Uses | ||||
| Alcohol Sales (offsite-sale) | CUP | CUP | CUP | Section 18.48.030 |
| Alcohol Sales (offsite-sale), Accessory Use | CUP | CUP | CUP | Section 18.480.030 |
| Alcohol Sales (onsite-sale) | CUP | CUP | CUP | Section 18.48.030 |
| Retail Sales | P | P | P | |
| Retail Sales (Used Merchandise) - General | P | P | P | Section 18.48.170 |
| Retail Sales (Used Merchandise) - Restricted |
AUP | AUP | AUP | Municipal Code Chapter 5.40 |
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Mixed Use Zones (MUC, MUL, and MUH)
| Table 2-3 Allowed Uses and Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
|---|---|---|---|---|
| P CUP AUP TUP ---- Permitted By-Right Conditional Use Permit (Chapter 18.88) Administrative Use Permit (Chapter 18.88) Temporary Use Permit (Chapter 18.94) Prohibited |
||||
| Land Use See Article 1 for land use definitions. See Chapter 18.04 for unlisted uses. |
MUC | MUL | MUH | Specific Use Regulations |
| Service Uses – Business, Financial, Medical, and Professional | ||||
| ATM’s | P | P | P | |
| Emergency Health Care Facilities/Urgent Care |
CUP | CUP | CUP | |
| Financial Institutions and Related Services | CUP | CUP | CUP | |
| Financial Institutions and Related Services, Non-Chartered |
--- | --- | --- | Section 18.48.080 |
| Offices - Business | P | P | P | |
| Offices - Medical and Dental | CUP | CUP | P | |
| Offices - Professional | CUP | CUP | P | |
| Prescription Pharmacies, Only When in Connection With Medical Offices |
P | P | P | |
| Service Uses - General | ||||
| Animal Sales and Services | ||||
| Animal Grooming Animal Retail Sales Veterinary Services |
--- | --- | --- | |
| --- | --- | --- | ||
| --- | --- | --- | ||
| Artists Studios | CUP | CUP | CUP | |
| Eating and Drinking Establishments | ||||
| Food Service (no alcohol sales [bars, lounges, or nightclubs], drive-through, fast food, or late hours) Food Service (with alcohol sales [bars, lounges, or nightclubs], drive-through, fast food, or late hours) |
P | P | P | |
| CUP | CUP | CUP | ||
| Health/Fitness Facilities | ||||
| Small – Less than 2,000 sq. ft. Large – 2,000 sq. ft. orgreater |
P | P | P | |
| AUP | AUP | AUP | ||
| Laboratories | CUP | CUP | CUP | No Hazardous Materials |
| Maintenance and Repair Services | CUP | CUP | CUP | |
| Personal Services Massage Establishments Massage Services, Accessory |
||||
| CUP | --- | --- | ||
| CUP | --- | --- |
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| Table 2-3 Allowed Uses and Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
|---|---|---|---|---|
| P CUP AUP TUP ---- Permitted By-Right Conditional Use Permit (Chapter 18.88) Administrative Use Permit (Chapter 18.88) Temporary Use Permit (Chapter 18.94) Prohibited |
||||
| Land Use See Article 1 for land use definitions. See Chapter 18.04 for unlisted uses. |
MUC | MUL | MUH | Specific Use Regulations |
| Nail Salons Personal Services - General Personal Services - Restricted Personal Storage (Mini Storage) |
AUP | AUP | AUP | |
| CUP | CUP | CUP | ||
| CUP | CUP | CUP | ||
| CUP | CUP | --- | ||
| Postal and Package Shipping Services | P | P | P | |
| Printing and Duplicating Services | AUP | AUP | AUP | |
| Smoking Lounges | --- | --- | --- | |
| Visitor Accommodations | ||||
| Hotels, Motels, and Time Shares | CUP | CUP | CUP | |
| Bed and Breakfast Inns | CUP | CUP | CUP | |
| Transportation, Communications, and Infrastructure Uses | ||||
| Utilities, Minor | P | P | P | |
| Utilities, Major | AUP | AUP | AUP | |
| Wireless Telecommunication Facilities | See Chapter 18.42 | |||
| Vehicle Rental, Sale, and Service Uses | ||||
| Vehicle/Equipment Rentals | ||||
| Office Only Limited (no outdoor storage) |
P | P | P | |
| --- | --- | --- | ||
| Vehicle/Equipment Repair | --- | --- | --- | |
| Vehicle Sales | CUP | CUP | CUP | |
| Vehicle Sales, Office Only | P | P | P | |
| Vehicle/Equipment Services | ||||
| Vehicle Washing Refueling/Service Stations |
--- | --- | --- | |
| --- | --- | --- |
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Mixed Use Zones (MUC, MUL, and MUH)
| Table 2-3 Allowed Uses and Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
Mixed-Use Zones Permit Requirements |
|---|---|---|---|---|
| P CUP AUP TUP ---- Permitted By-Right Conditional Use Permit (Chapter 18.88) Administrative Use Permit (Chapter 18.88) Temporary Use Permit (Chapter 18.94) Prohibited |
||||
| Land Use See Article 1 for land use definitions. See Chapter 18.04 for unlisted uses. |
MUC | MUL | MUH | Specific Use Regulations |
| Other Uses | ||||
| Accessory Structures and Uses | P | P | P | |
| Charitable Organizations and Institutions | CUP | CUP | CUP | |
| Emergency Shelters | See Chapter 6 of the Specific Plan for Emergency Shelters | |||
| Personal Property Sales | --- | --- | --- | |
| Public Buildings, Facilities, and Uses | CUP | CUP | CUP | |
| Special Events | Municipal Code Chapter 12.08 | |||
| Temporary Uses | TUP | TUP | TUP | Chapter 18.94 |
18.12.030 – Development Standards ¶
Table 2-4 Development Standards for Mixed-Use Zones
| Development Feature (minimum unless otherwise indicated) |
MUC | MUL | MUH | Additional Regulations |
|---|---|---|---|---|
| **Parcel Dimensions -**Minimum dimensions required for each newly created parcel. | ||||
| Parcel Area | 12,000 sq. ft. | |||
| Parcel Width | 100 ft. | |||
| Parcel Depth | 120 ft. | |||
| Density Range | 22 - 65 du/acre | 0 - 22 du/acre | 43 - 86 du/acre | |
| Floor Area Ratio (FAR) Mixed use development Commercial only Nonresidential only Residential only Setbacks Front |
1.75 FAR (No more than 0.5 FAR may be in office, retail, and/or service uses) |
0.35 FAR 1.0 FAR |
2.5 FAR | |
| None Required, but shall not exceed 10 ft. |
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Table 2-4 Development Standards for Mixed-Use Zones
| Development Feature (minimum unless otherwise indicated) |
MUC | MUL | MUH | Additional Regulations |
|---|---|---|---|---|
| **Parcel Dimensions -**Minimum dimensions required for each newly created parcel. | ||||
| Side, Each | 5 ft. | |||
| Side Adjoining a residential district |
20 ft. | |||
| Rear | 5 ft. | |||
| Rear Adjoining residential district |
20 ft. | |||
| Height | 5 stories or 60 ft., whichever is greater |
3 stories or 36 ft., whichever is greater |
8 stories or 100 ft., whichever is greater |
|
| Open Space– Minimum sq. ft. of open space required for each dwelling unit within the mixed use development. See Table 2-2 for details of common and private open space requirements. All open space areas shall be landscaped in compliance with Chapter 18.28. |
||||
| Fencing | Chapter 18.26 | |||
| Landscaping | Chapter 18.28 | |||
| Lighting | Section 18.34.110 | |||
| Outdoor storage/display |
Section 18.48.120 | |||
| Parking | Chapter 18.30 | |||
| Satellite Antennae | Chapter 18.42 | |||
| Signs | Chapter 18.32 | |||
| Water Efficient Landscape |
Municipal Code Chapter 17.06 | |||
| Fencing | Chapter 18.26 | |||
| --- | --- | |||
| Landscaping | Chapter 18.28 | |||
| Lighting | Section 18.34.110 | |||
| Outdoor storage/display |
Section 18.48.120 | |||
| Parking | Chapter 18.30 | |||
| Satellite Antennae | Chapter 18.42 | |||
| Signs | Chapter 18.32 | |||
| Water Efficient Landscape |
Municipal Code Chapter 17.06 |
18.12.040 – Site Design and Architectural Standards ¶
In addition to the standards specified as applicable to all zones and the regulations for specific land uses and activities, site design and architectural standards apply to all new structures and additions to existing structures:
- A. Residential Component. The residential component of a mixed use development shall comply with the site design and architectural standards for residential development.
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Mixed Use Zones (MUC, MUL, and MUH)
B. Non-Residential Component. The non-residential component of a mixed use development shall shall comply with the site design and architectural standards for the type of non-residential development..
C. Open Space – Common and Private. All common and private open space areas shall comply with the requirements of the applicable zone
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