East Palo Alto Municipal Code § 18.14.020 Land Use Regulations and Allowable Uses

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, high-tech, 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.

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.

(Ord. No. 08-2020, § 3, 11-17-2020)

Table 2-6 Development Standards for Commercial Zones

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.

2. 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.

3. Dead-end parking aisles shall be avoided.

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

5. 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.

4. 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.

5. 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.