Sections:

18.18.010 – Purpose and Intent 18.18.020 – Ravenswood Specific Plan

• A. Purpose. The purpose of this chapter is to identify the specific plans adopted by the City.

B. Applicability.

1. The specific plans identified are detailed in the Council-adopted specific plan for the designated area(s).

2. In order to maintain the uniqueness, accuracy, character, and integrity of each specific plan, the contents of each Council-adopted specific plan shall govern the purpose, allowable land uses, specific development standards, architectural guidelines, and all other regulatory requirements for each specific plan.

3. This chapter serves as a reference to each Council-adopted specific plan; the regulations that govern land use in the specific plan area(s) are contained in the relevant specific plan, incorporated for enforcement purposes by this reference, and may be further elaborated in the Development Code as necessary. For matters not detailed in the relevant specific plan or this Code, the general provisions of the Development Code apply.

A. Ravenswood Specific Plan Overlay District

The RSP Overlay District, as shown on the official City of East Palo Alto zoning plan, zoning district map on file in the office of the city clerk and incorporated by reference, is established to implement the Ravenswood Specific Plan (RSP). The RSP is a comprehensive, long term planning document for the RSP area, and includes architectural and design guidelines, site development standards, public facility improvement plans, and an environmental mitigation monitoring program to be implemented through zoning and subdivision regulations, development standards, and public and private improvements. The Council makes the following findings:

• (1) Implementation of the RSP will diversify and strengthen the economic opportunities and fiscal health of the city.

• (2) Implementation of the RSP will contribute positively to the city’s regional prominence and community character.

• (3) Implementation of the RSP is in accordance with the city’s goal to promote smart growth and sustainable development.

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B. Ravenswood Specific Plan Overlay Subdistricts

The Ravenswood Specific Plan Overlay District is divided into subdistricts to further refine development requirements within the RSP area. These subdistricts are reflected on Figure 6-1 of the RSP:

1. 4 Corners Gateway (4C), primarily intended to support an enlivened, thriving “downtown” for East Palo Alto, focused around the intersection of University Avenue and Bay Road, accommodating multi-story mixed use buildings with retail stores or community facilities on the ground floor and apartments or condominiums on the upper floors.

2. Bay Road Central (BRC), intended to make Bay Road a lively, inviting corridor creating a strong connection between 4 Corners and Cooley Landing, accommodating multi-story mixed-use buildings with retail store or storefront-type offices on the ground floor and apartments or condominiums on the upper floors, as well as nonprofit uses and performing arts centers. This subdistrict encourages integrated mixed uses with pedestrian friendly and transit supportive development and design features.

3. Ravenswood—Employment Center (R-EC), intended to support the development of a variety of job-creating uses, including high quality research and development (R&D) facilities, as detailed more extensively in the RSP. This subdistrict also allows for nonprofit uses and performing arts centers, as well as businesses that produce goods, distribute merchandise or repair equipment, provided that they do not negatively affect surrounding uses or properties.

4. Industrial Transition (IT), intended to accommodate light industrial uses and live-work units in areas that are near large clusters of single-family homes, while ensuring that the light industrial uses do not adversely affect nearby homes. This subdistrict also allows low-intensity manufacturing and repair businesses that do not attract large amounts of traffic.

5. Waterfront Office (WO), intended to support the construction of Class A offices within the Plan Area, including professional offices and limited supporting retail or other uses.

6. Urban Residential (UR), intended to provide opportunities for the development of singlefamily and multi-family homes at a moderate density. This subdistrict anticipates a mix of small-lot detached single-family homes; attached single family homes such as townhomes; duplexes, triplexes, and four-plexes; and multiple-family apartments or condominiums.

7. University Village (UV), intended to maintain and enhance the University Village neighborhood, which is a well-defined portion of the Plan Area, encompassing singlefamily homes along with related public uses, such as schools and parks.

8. Ravenswood---Open Space (R-OS), intended to be placed on those parcels dedicated to conservation of existing open space and development of traditional parks, linear parks and other “public” spaces within the Specific Plan Area.

9. Ravenswood---Flex Overlay (R-FO), provides the developer with options intended to accommodate high-quality office buildings, along with a limited range of manufacturing and repair businesses that do not adversely affect the offices’ surroundings. This subdistrict accommodates professional offices, along with low-intensity manufacturing and repair businesses that do not attract large amounts of traffic.

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Article 2 – Zones, Allowable Uses, and Development Standards

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C. Continuation And Expiration Of Existing Use Permits.

Existing Interim Use Permits, other than for automobile dismantlers, shall automatically expire on October 16, 2022. If the business or nonprofit is in operation at its existing location on July 1, 2022, the owner/operator shall apply for a one year Special Use Permit, which may be granted at the discretion of the Director. Additional yearly extensions may be applied for.

Nothing in this subsection precludes the filing of an Administrative Use Permit or Conditional Use Permit where the use is listed in Table 6-1 of the Ravenswood Specific Plan; or from requesting approval as a New Interim Use.

D. Determination Of New Interim Use.

1. Uses not specifically listed in Table 6-1 of the RSP may be deemed a New Interim Use by the Commission subject to the following:

   • a. The use is proposed to be located within an existing building constructed prior to adoption of the RSP;

   • b. The use does not require the construction of a new building or covered structure or expansion of an existing building or covered structure;

   • c. The Commission has received a written request and has subsequently deemed the use an appropriate interim use based on all the following findings:

     • (1) The use will not be detrimental to the long term success of the implementation of the RSP; and

     • (2) The use will provide employment, services or other public benefits to the City and its residents; and

     • (3) The use does not require the construction or expansion of a building or covered structure; and

• (4) The use, by its nature, will not be detrimental to the public health, safety and welfare and/or contradictory to the goals and objectives of the General Plan and RSP.

2. A New Interim Use shall not be established or commenced without first obtaining a Special Use Permit (SUP). The initial term of the SUP shall be three (3) years and no time extension shall exceed a total of two (2) years.

E. Submission For New Interim Use Determination.

1. Any applicant requesting consideration by the Commission for a New Interim Use shall file a written request to the Commission on a form provided by the Department.

2. The applicant shall, in addition to the application form, submit the following:

   • a. A detailed description of the proposed use;

   • b. A description of any existing uses and structures on the site and the extent to which the same will be altered, improved or eliminated;

   • c. The period of time being requested for the interim use;

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• d. Justification as to how the proposed use is consistent with the required findings;

• e. Other information as may be deemed necessary by the Director.

3. The application shall be accompanied by the payment of a processing fee, in such amount as established from time to time by resolution of the Council.

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