Chapter 18.14 — Commercial Zones (C-G, C-N, and C-O)

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

Sections:

18.14.010 – Purpose and Intent 18.14.020 – Land Use Regulations and Allowable Uses 18.14.030 – Development Standards

  • 18.14.040 – Site Design and Architectural Standards

18.14.010 – Purpose and Intent

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

  • A. C-G – Commercial General Zone. This zone is intended to accommodate developments that support regional and local retail uses due to the presence of a high volume of vehicle traffic. Commercial land uses serve broader regional market areas and generally include retail and commercial services, professional and business offices, and community facilities. Residential uses are not allowed in this zone as it is intended to promote and protect retail and service uses in order to diversity the City’s tax base. Site development standards encourage large development projects and provide for appropriate landscaping, parking, setbacks, and buffering features from neighboring residential uses and other features that serve to create attractive, efficient, and well-designed developments. Appropriate land uses include hotel, office, retail, and service-oriented business activities serving a community-wide area and population or broader market. This zone implements the General Commercial (GC) land use designation in the General Plan.

  • B. C-N – Commercial Neighborhood Zone. This zone provides for a variety of business, office, professional, retail, service-oriented business activities, and community facilities serving a local community area and population. Other uses determined to be compatible with the primary uses are also allowed. Site development standards encourage smaller projects and are aimed at creating an attractive and pedestrian-oriented retail frontage with structures and entrances located immediately adjacent to the sidewalk. Parking shall be located on surface parking lots located at the rear or side of the structures they are designed to serve and the City may grant reductions for parking requirements as the parcel sizes are generally small. This zone implements the Neighborhood Commercial (NC) land use designation in the General Plan.

  • C. C-O – Commercial Office Zone. This zone is intended to diversify the job and economic base of the City and to provide the opportunity for more residents to work in the City. This zone is applied to specific districts around the City. Site development standards serve to create urban office environments with minimal setbacks, pedestrian-oriented building massing, and building entrances facing the primary street. Parking shall be located within structures or surface parking lots located at the rear or side of the structures they are designed to serve. Appropriate land uses include single-tenant or multi-tenant offices that include administrative, corporate, financial, hightech, legal, medical, professional, and general business offices, and research and development uses. Other supporting service type uses that together create concentrations of office employment or community activity are also allowed. Temporary lodging uses are also allowed. This zone implements the Office Commercial (OC) land use designation in the General Plan.

East Palo Alto Development Code, Title 18

21 August 2018

Commercial Zones (C-G, C-N, and C-O)

Chapter 18.14

18.14.020 – Land Use Regulations and Allowable Uses

  • A. Table 2-5. Table 2-5 sets forth the uses allowed within each commercial zone and any permits required to establish the use.

  • B. Additional Regulations. Where the last column in Table 2-5 includes a cross-reference, the regulations in the cross-reference shall apply to the use. Provisions elsewhere in the Development Code may also apply.

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

Table 2-5
Allowed Uses and Permit
Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial 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.		 C-G
C-N
C-O
Specific Use Regulations
Industry, Manufacturing and Processing, and Warehousing Uses
Handicraft Industry P P ---
Industry
Industry, Small(Less than5,000 sq. ft.) P --- ---
Industry, Small (5,000 sq. ft. or greater) AUP --- ---
Personal Storage(Mini Storage) CUP --- ---
RecyclingFacilities
Small Collection Facilities CUP CUP CUP
Large Collection Facilities --- --- ---
Research and Development,General CUP CUP CUP
Research and Development,Restricted CUP CUP CUP
Recreation, Education, and Public Assembly Uses
Charitable Organizations and Institutions --- --- ---
Clubs CUP --- CUP
Commercial Recreation and Entertainment
Indoor Facilities P AUP ---
Outdoor Facilities P CUP ---
Dance Academies and Halls AUP AUP AUP
Electronic Amusement Devices(Up to 5) --- --- ---
Electronic Amusement Devices(6 or more) --- --- ---
Cultural Institutions CUP --- CUP
Institutional and CommunityFacilities AUP AUP AUP
Park/Plaza/Open Space P P P
Public Assembly/MeetingFacilities CUP CUP CUP
Schools, Public and Private (site must be one
acre or more)		 CUP CUP CUP
Retail Trade Uses
Alcohol Sales(off-site sale) CUP CUP CUP Section 18.48.030
Alcohol Sales(off-site sale),AccessoryUses CUP CUP CUP Section 18.48.030
Alcohol Sales(on-site sale) CUP CUP CUP Section 18.48.030
Prescription Pharmacies,Medical Supplies P P P

East Palo Alto Development Code, Title 18

August 2018

22

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.14

Table 2-5
Allowed Uses and Permit
Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial 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.		 C-G
C-N
C-O
Specific Use Regulations
Retail Sales
Retail Sales(less than 10,000 sq. ft.) P P P
Retail Sales(10,000 sq. ft. orgreater) AUP AUP AUP
Retail Sales (Used Merchandise) –
General		 P --- --- Section 18.48.170
Retail Sales (Used Merchandise) –
Restricted		 AUP --- --- Municipal Code
Chapter5.40
Residential Uses
Child DayCare
Small(8 or fewer)
---
---
---
Large(9 to 14)
---
---
---
Section 18.48.050
Small (8 or fewer), as an accessory use to
alarge commercialproject,
CUP
CUP
CUP
Large (9 to 14), as an accessory use to a
large commercial project,
CUP
CUP
CUP
Section 18.48.050
Cooperatives
CUP
CUP
CUP
Section 18.48.050
Multi-FamilyDwellings
Located on 1stFloor --- --- ---
Located Above 1stFloor --- P ---
Single-FamilyDwellings – Attached Only
Located on 1stFloor --- --- ---
Located Above 1stFloor --- P ---
Two-FamilyDwellings – Attached Only
Located on 1stFloor --- --- ---
Located Above 1stFloor --- P ---
Home Businesses --- HOP --- Section 18.48.100
Live-work Units P P P Not allowed on 1stfloor
Service Uses – Business, Financial, Medical, and Professional
ATM’s P P P
Convalescent Facilities AUP AUP ---
EmergencyHealth Care Facilities/Urgent Care CUP CUP CUP
Financial Institutions and Related Services P P P
Financial Institutions and Related Services,
Non-Chartered		 CUP CUP --- Section 18.50.080
Hospitals,Rest Homes,and Sanitariums CUP --- CUP
Offices – Business P P P
Offices – Corporate P P P
Offices – Financial Intuitions P P P
Offices – Medical and Dental P P P
Offices – Professional P P P
Outpatient SurgeryFacility CUP CUP CUP

East Palo Alto Development Code, Title 18

23 August 2018

Commercial Zones (C-G, C-N, and C-O)

Chapter 18.14

Table 2-5
Allowed Uses and Permit
Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial 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.		 C-G C-N C-O Specific Use Regulations
Prescription Pharmacies, Only When in
Connection With MedicalOffices		 P P P
Service Uses – General
Ambulance Services CUP CUP CUP
Animal Sales and Services (Small)
Animal Boarding/Kennels --- --- ---
Animal Grooming
Animal Retail Sales
VeterinaryServices		 --- --- ---
--- --- ---
CUP CUP CUP
CateringServices AUP AUP AUP
DryCleaningEstablishments(Retail Only) AUP 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
Funeral Homes and Mortuaries, No
Crematorium		 --- --- ---
Funeral Homes and Mortuaries, With
Crematorium		 --- --- ---
Health/Fitness Facilities
Small – Less than 2,000 sq. ft.
Large– 2,000 sq. ft.orgreater		 P P P
AUP --- AUP
Laboratories P --- AUP
Maintenance and Repair Services P P P
Personal Services
Massage Establishments --- --- ---
Massage Services,Accessory --- --- ---
Nail Salons P P P
Personal Services – General P P P
Personal Services – Restricted AUP AUP AUP
Studio P P P
Postal an Package ShippingServices P P P
Printingand DuplicatingServices P P P
Smoking Lounges --- --- --- Prohibited throughout
the City
Visitor Accommodations
Hotels, Motels, and Time-Shares AUP CUP AUP
Bed and Breakfast Inns CUP CUP CUP

East Palo Alto Development Code, Title 18

August 2018

24

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.14

Table 2-5
Allowed Uses and Permit
Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial Zones
Permit Requirements		 Commercial 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.		 C-G
C-N
C-O
Specific Use Regulations
Transportation, Communications, and
Uses		 Infrastructure
Communication Facilities P --- P
Heliports and Helistops --- --- ---
ParkingFacilities for On-site Uses P P P
Parking Structures, Adjacent to Residential
Zone		 AUP AUP AUP
Utilities,Minor P P P
Utilities,Major AUP AUP AUP
Wireless Telecommunication Facilities See Chapter 18.42
Vehicle Rental, Sale, and Service Uses
Vehicle Sales CUP CUP CUP
Other Uses
AccessoryStructures and Uses P P P
EmergencyShelters See Chapter 6 of the Specific Plan for EmergencyShelters
Outdoor AdvertisingStructures/Signs --- --- --- Chapter 18.32
Outdoor Storage and Display --- --- ---
Special Events Municipal Code Chapter 12.08
TemporaryUses TUP TUP TUP Chapter 18.94

18.14.030 – Development Standards

Table 2-6 Development Standards for Commercial Zones

Development Feature
(minimum unless
otherwise indicated)		 C-G C-N C-O Additional Requirements
**Parcel Dimensions –**Minimum dimensions required for each newlycreatedparcel.
Parcel Area
Parcel Width
Parcel Depth		 5000
None
None
Setbacks
Front
Side (Interior, Each)
Abutting nonresidential
Abutting residential
None
None
10 ft.		 None
10 ft.		 None
10 ft.

East Palo Alto Development Code, Title 18

25 August 2018

Commercial Zones (C-G, C-N, and C-O)

Chapter 18.14

Table 2-6 Development Standards for Commercial Zones

Development Feature
(minimum unless
otherwise indicated)		 C-G C-N C-O Additional Requirements
**Parcel Dimensions –**Minimum dimensions required for each newlycreatedparcel.
Side (Street side)
Rear
Abutting nonresidential
Abutting residential		 None
None
20ft.		 None
20 ft.		 None
20 ft.
Density --- 0 – 22
du/acre		 ---
Floor Area Ratio 2.0 FAR 2.0 FAR 3.0 FAR
0.35 FAR
for ground
floor
commercial
uses
Height 3 stories or
75 ft.,
whichever
is greater		 3 stories or
36 ft.,
whichever
is greater		 8 stories or
100 ft.,
whichever is
greater.		 Structures
over
30
feet
abutting residential properties.
may require additional setback
at
the
discretion
of
the
Director to reduce the impact
to neighborhoods.
Fencing Chapter 18.26
Landscaping Chapter 18.28
Lighting Section 18.34.110
Outdoor storage/display Section 18.48.120
Parking Chapter 18.30
Signs Chapter 18.32
Water Efficient
Landscape		 Municipal Code Chapter 17.06

18.14.040 – Site Design and Architectural Standards

In addition to the standards specified in the regulations applicable to all and the regulations for specific land uses and activities, all of the following site design and architectural standards shall be applicable in the commercial zones:

A. Access, Circulation, and Loading Areas.

  1. The minimum driveway width shall be 20 feet.

East Palo Alto Development Code, Title 18

August 2018

26

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.14

  1. Circulation shall be designed for both vehicle and pedestrian use. Pedestrian access from the street and the parking lot to the main door of the businesses served shall be designed to avoid conflict with vehicular traffic. Pedestrian paths shall be clearly delineated with pavement materials and/or markings and signage.

  2. Dead-end parking aisles shall be avoided.

  3. Wherever possible, reciprocal parking area access between adjacent non-residential uses should be provided, subject to the approval of the Review Authority.

  4. Loading areas shall be designed and located to avoid conflicts with interior pedestrian and vehicular circulation, and to minimize noise and other impacts on adjacent uses.

B. Commercial Shopping Centers – Site Design and Design Treatments.

  1. Structures shall be oriented as close to the street as possible, with parking toward the rear of the site.

  2. Shopping centers shall be identified by monument signs and may include a logo. Landmark monuments (i.e., bell towers, clock towers, water features, etc.) are encouraged. Any signs and monuments provided shall be designed and integrated into the architectural theme of the respective complexes.

  3. A unified architectural theme shall be applied to all structures within the center and associated signs.

  4. Changes in paving texture and color shall be use to distinguish the entry area.

  5. Plant materials shall be used to accentuate and distinguish the center from the adjacent streetscape. The planting of annual or perennial color shall be used to distinguish the entries.

C. Scale and Massing.

  1. The scale and massing of structures shall achieve a street-level environment accommodating to pedestrians.

  2. Structures shall be designed to avoid long, monotonous, plain facades. Appropriate techniques (i.e., staggered building planes, variation of facades, recessed entries) and arcades shall be used to create variety and interest.

  3. Commercial structures adjacent to residential uses shall incorporate sensitive transitions in scale and massing. For example, structure mass shall be broken down using height step-backs, articulated sub-volumes, and horizontal and vertical façade articulation.

D. Architectural Treatment.

  1. A unified architectural and design theme shall be applied to all structures within a development.

  2. Roof lines and materials shall be compatible with the architectural style of the structures.

  3. Quality and definable treatment shall be applied to all facades exposed to public view. Blank end walls shall be avoided. Treatments shall include architectural features, landscaping, or art elements that tie into the overall design theme.

East Palo Alto Development Code, Title 18

27 August 2018

Commercial Zones (C-G, C-N, and C-O)

Chapter 18.14

  1. Particular consideration to color and material shall be given to the design and treatment of roofs due to their potential visual impact. Roof flashing, rain gutters, down spouts, vents, and other roof protrusions shall be screened from view or finished to match adjacent materials and/or colors of the structure.

  2. Additions to existing structures shall be designed to match the roofline, style, and colors of the original structure. Where the original structure has limited design quality, the addition shall work to enhance the overall appearance of the site.

E. Walls and Fences.

  1. Wall and fencing materials and patterns shall be in compliance with standard requirements and compatible with the style and themes of the structures. Precision block walls are specifically prohibited.

  2. Where walls are erected in locations visible from a public right-of-way, the use of full dimension caps, pilasters, and changes in wall surfaces (staggering) shall be applied.

  3. In locations where walls might invite vandalism or graffiti, landscaping shall be provided immediately adjacent to the walls.

  4. In addition, where walls might invite vandalism or graffiti, an anti-graffiti coating shall be applied.

East Palo Alto Development Code, Title 18

August 2018

28

Article 2 – Zones, Allowable Uses, and Development Standards

Chapter 18.16