East Palo Alto Municipal Code Ch. 18.12 Mixed Use Zones (MUC, MUL and MUH)

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.

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.

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:

1. MUC-1: The MUC-1 subzone allows residential uses only above the ground floor; (intended for central/northern part of University Ave corridor).

2. 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.

(Ord. No. 08-2020, § 2, 11-17-2020)

Table 2-4 Development Standards for Mixed Use Zones

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.

B. Non-Residential Component. The non-residential component of a mixed use development 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.