East Palo Alto — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what the East Palo Alto Development Code (Title 18, adopted 2018) says about allowable land uses, the city’s land‑use tables, and how uses are controlled across the city’s zones and overlays. It focuses strictly on the Development Code rules for permitted, conditionally permitted, accessory, and temporary uses (not building code, tenant law, or permit process details). The Development Code establishes use tables and zone‑by‑zone standards (see Title 18, Tables 2‑1 through 2‑7) and requires design review for most new or modified construction.

Note: when this page mentions procedural or technical topics such as design review, parking, development standards, overlay districts, ADUs, or the California Building Standards Code, those words link to the GoCodebook East Palo Alto topic pages for quick cross‑reference: zoning & planning overview, zoning, development standards, parking, design review, overlay districts, ADUs, and California Building Standards Code.

How the Code organizes land use

• The Development Code is the City of East Palo Alto “Development Code” (Title 18) and is intended to implement the General Plan; the title and purpose appear at § 18.02.010 and § 18.02.020.
• Uses are controlled primarily by the Article 2 zone chapters and accompanying land‑use tables (Table 2‑1 through Table 2‑7). A use must be listed in the table for the applicable zone; unlisted uses are prohibited unless classified under Chapter 18.04. See the directive at § 18.10.020 (residential table) and parallel provisions in the mixed‑use, commercial, and special zones.
• The tables indicate whether a use is Permitted (P), requires a Conditional Use Permit (CUP), an Administrative Use Permit (AUP), a Temporary Use Permit (TUP), is Prohibited (—), or is otherwise restricted. The code cross‑references the permit chapters (e.g., Chapter 18.88 for CUP/AUP and Chapter 18.94 for TUP).

District-by-district breakdown

The subsections below synthesize the code language into practical, decision‑relevant summaries. Each district name is shown in bold; key standards and the controlling section(s) are cited.

Residential zones — R‑LD, R‑MD, R‑HD, R‑UHD

Purpose

• The residential zones accommodate a range of housing types from low to urban high density and implement the General Plan residential land‑use designations. See § 18.10.010–§ 18.10.020.

Typical permitted and conditionally‑permitted uses

• Primary: single‑family (detached/attached), multi‑family dwellings, two‑family (in specified subzones), supportive housing, transitional housing and accessory dwelling units (ADUs). Table 2‑1 lists these uses and shows ADUs as Permitted (P) in the residential zones. See § 18.10.020 and Table 2‑1.
• Accessory and home‑based businesses are allowed subject to rules (e.g., Home Businesses appear with HOP/HBP in Table 2‑1); accessory uses must be secondary to a legally allowed residence. See § 18.10.020.

Key dimensional standards (high‑level)

• Table 2‑2 (development standards) sets minimum parcel areas, setbacks, height limits, open‑space requirements and lot coverage by subzone. Examples: private open space and common open space minimums and differentiated story/height limits for R‑MD, R‑HD, and R‑UHD subzones. See § 18.10.030 and Table 2‑2 for the full matrix.

Where it applies

• The city map (Zoning Map) assigns these districts across residential neighborhoods (verify the parcel map with the Planning Department). The code establishes the rules for those designated zones; parcel‑specific zoning must be confirmed with the City. See Chapter 18.06 and § 18.10.020.

Practical notes

• ADUs are permitted in residential zones per the table, but state ADU law can affect process and standards — check local ADU implementing rules and the GoCodebook summary on California ADU law.

Mixed‑Use zones — MUC, MUL, MUH

Purpose

• The mixed‑use zones implement mixed‑use General Plan designations and are meant for corridors, nodes and higher‑activity areas; see § 18.12.010–§ 18.12.020.

Typical permitted and conditionally‑permitted uses

• Mixed residential (multi‑family), retail, office, service, restaurant, cultural and institutional uses are allowed; the use tables (Table 2‑3) show which uses are P, CUP, or AUP in MUC, MUL, and MUH. Live/work, retail sizes, eating and drinking establishments and research uses each have tailored entries. See § 18.12.020 and Table 2‑3.

Key dimensional standards

• Table 2‑4 controls parcel area, width, depth, density ranges and Floor Area Ratio (FAR) limits. Examples (summary):
  • MUC: FAR up to 1.75 (mixed use); parcel area minimum 12,000 sq. ft. and parcel width 100 ft (see Table 2‑4).
  • MUH: highest density range (e.g., 43–86 du/acre) and higher FAR allowances. See § 18.12.030 and Table 2‑4.

Special use rules

• MUC subzones (MUC‑1, MUC‑2) regulate ground‑floor uses: e.g., MUC‑1 allows residential above ground floor, while MUC‑2 reserves the ground floor for retail at specified corners. MUH requires a minimum percent of ground‑floor retail in some locations (e.g., at least 35% retail on the ground floor in MUH in certain areas). See § 18.12.020.

Where it applies

• Primarily along University Avenue and other higher‑activity corridors; check the zoning map and the MUC subzone designations. See § 18.12.010–§ 18.12.020.

Design review

• Design Review is required for new or modified construction in the mixed‑use zones. See § 18.12.020.

Commercial zones — C‑G, C‑N, C‑O

Purpose

• These zones provide for neighborhood, general and office/commercial uses with standards to shape pedestrian orientation, setbacks and parking. See § 18.14.010 and § 18.14.020.

Typical permitted and conditionally‑permitted uses

• Retail (varying sizes), eating and drinking, personal and professional services, small‑scale industry in select districts, and institutional uses. Table 2‑5 lists retail, alcohol sales controls, parking facilities, vehicle sales (CUP), and accessory uses with their permit status. See § 18.14.020 and Table 2‑5.

Key dimensional standards

• Table 2‑6 provides setback minima (front/side/rear), parcel minimums, and other site standards. Example: side setback when abutting residential is commonly 10 ft in the commercial standards table. See § 18.14.030 and Table 2‑6.

Parking

• Parking location rules (e.g., parking behind or to the side of buildings, structures vs. surface) and parking standards are in Chapter 18.30; commercial zones reference those standards. See § 18.14.030 (and see the GoCodebook page parking).

Special Purpose zones — PI, PR, RM

Purpose

• Special purpose zones accommodate institutional, park/open space, and recreational uses with development standards that differ from typical residential/commercial districts. See § 18.16.010–§ 18.16.020.

Typical permitted uses

• PI: public/quasi‑public institutional uses; PR: parks, recreation and trails; RM: resource management/open space uses. Table 2‑7 lists allowable activities (P, CUP, AUP, TUP as applicable). See § 18.16.020 and Table 2‑7.

Key dimensional standards

• Table 2‑8 sets standards such as setbacks (examples: PI front setback 20 ft, RM front setback 50 ft), height (PI 2 stories/26 ft), and parcel coverage limits. See § 18.16.030 and Table 2‑8.

Ravenswood Specific Plan and overlay subdistricts — 4C, BRC, R‑EC, IT, WO, UR, UV, R‑OS, R‑FO

Purpose

• The Ravenswood Specific Plan (RSP) overlay further refines permitted uses, subdistrict intents and design standards inside the RSP area; see § 18.18.020 and the RSP subdistrict descriptions.

Highlights by subdistrict (short)

• 4C (4 Corners): downtown node with multi‑story mixed use, retail ground floor preferred.
• BRC (Bay Road Central): pedestrian/transit corridor, mixed‑use retail/office on ground floors.
• R‑EC (Ravenswood Employment Center): job‑creating R&D, light industrial compatible uses.
• IT (Industrial Transition): light industrial, low‑impact manufacturing near homes with performance limitations.
• WO (Waterfront Office): Class A offices and limited supporting retail.
• UR/UV/R‑OS/R‑FO: urban residential, neighborhood preservation, open space, and flex overlay options for office/manufacturing mixes. See § 18.18.020 and the RSP tables.

Where it applies

• Subdistrict boundaries are on the RSP figure(s) referenced in § 18.18.020; the overlay can supersede or refine base zone rules for parcels within the Specific Plan Area. See § 18.18.020.

Quick reference table — selected decision‑relevant entries

(See Tables 2‑1 through 2‑7 for the complete lists of permitted and conditional uses for each zone — these tables appear in the respective chapter sections of Article 2.)

Checklist

• Confirm the parcel’s zoning designation on the City zoning map (Chapter 18.06) and identify any applicable Ravenswood Specific Plan subdistrict. Verify overlay applicability. § 18.06.020; § 18.18.020.
• Consult the correct zone table (Table 2‑1 through Table 2‑7) to see whether the proposed use is P, CUP, AUP, TUP, or Prohibited. § 18.10.020; § 18.12.020; § 18.14.020; § 18.16.020.
• If use requires CUP/AUP/TUP, identify applicable chapters (Chapter 18.88 for CUP/AUP; Chapter 18.94 for TUP) and any specific use cross‑references called out in the table. § 18.10.020; Table 2‑1 footnotes.
• Check development standards (setbacks, heights, FAR, density, open space) in the zone’s development‑standards table (Table 2‑2, 2‑4, 2‑6, 2‑8). § 18.10.030; § 18.12.030; § 18.14.030; § 18.16.030.
• Determine if Design Review is required for the project and follow the city’s design review rules. See the zone chapter statements that "Design Review is required." § 18.10.020; § 18.12.020; § 18.14.020.
• Check parking standards (Chapter 18.30) and sign/landscaping rules if those elements are part of the proposal. See Chapter references in each zone (e.g., § 18.14.030 referencing parking standards).

Risks & Ambiguities

Plain‑English summary

East Palo Alto’s Development Code (Title 18) controls what you can do on a parcel by placing it in a named zone and then checking the zone’s land‑use table: the table shows whether a proposed use is allowed outright, needs a conditional or administrative permit, or is prohibited. The code also sets the “how‑big/how‑tall/how‑close‑to‑the‑property‑line” rules for each zone and requires design review for most new or modified construction. § 18.10.020; § 18.12.020; § 18.14.020.

Source References

• City of East Palo Alto Development Code (Title 18), Article 1–Article 2 (Development Code title, purpose, definitions): § 18.02.010, § 18.02.020, Chapter 18.08.
• Residential zones — Land use and development standards: § 18.10.020 (Table 2‑1), § 18.10.030 (Table 2‑2).
• Mixed‑Use zones — Land use and development standards: § 18.12.020 (Table 2‑3), § 18.12.030 (Table 2‑4).
• Commercial zones — Land use and development standards: § 18.14.020 (Table 2‑5), § 18.14.030 (Table 2‑6).
• Special purpose zones — Land use and development standards: § 18.16.020 (Table 2‑7), § 18.16.030 (Table 2‑8).
• Ravenswood Specific Plan overlay and subdistrict descriptions: § 18.18.020 (Ravenswood Specific Plan — subdistricts and special rules).
• Use permit cross‑references and permit chapters (CUP/AUP): Chapter 18.88; Temporary Use Permit rules: Chapter 18.94 (noted in use tables).
• Design Review references appear in the zone chapters (e.g., § 18.10.020, § 18.12.020, § 18.14.020).

If you need the full original text or the zoning map PDF, contact East Palo Alto Planning or request the City’s official Title 18 Development Code documents and zoning map (verify any post‑2018 amendments). Verify parcel‑level rules with the City — parcel specifics can change findings and required permits. Not found in retrieved materials: up‑to‑date fee schedules, permit processing times, and any amendments adopted after the 2018 Development Code.

Retrieved passages

• East Palo Alto Zoning Code (Title 18) High relevance show source text
• East Palo Alto Zoning Code (Chapter 18.88) High relevance show source text
• East Palo Alto Zoning Code (Chapter 18.88) High relevance show source text
• East Palo Alto Zoning Code (Title 18) High relevance show source text
• East Palo Alto Zoning Code (Title 18) High relevance show source text
• East Palo Alto Zoning Code (Title 18) High relevance show source text
• East Palo Alto Zoning Code (Title 18) High relevance show source text
• East Palo Alto Zoning Code (Title 18) High relevance show source text

Cited sections

• City of East Palo Alto Development Code (Title 18), Article 1–Article 2 (Development Code title, purpose, definitions): **§ 18.02.010**, **§ 18.02.020**, Chapter 18.08. (Title 18)
• Residential zones — Land use and development standards: **§ 18.10.020** (Table 2‑1), **§ 18.10.030** (Table 2‑2). (§ 18.10.020)
• Mixed‑Use zones — Land use and development standards: **§ 18.12.020** (Table 2‑3), **§ 18.12.030** (Table 2‑4). (§ 18.12.020)
• Commercial zones — Land use and development standards: **§ 18.14.020** (Table 2‑5), **§ 18.14.030** (Table 2‑6). (§ 18.14.020)
• Special purpose zones — Land use and development standards: **§ 18.16.020** (Table 2‑7), **§ 18.16.030** (Table 2‑8). (§ 18.16.020)
• Ravenswood Specific Plan overlay and subdistrict descriptions: **§ 18.18.020** (Ravenswood Specific Plan — subdistricts and special rules). (§ 18.18.020)
• Use permit cross‑references and permit chapters (CUP/AUP): Chapter **18.88**; Temporary Use Permit rules: Chapter **18.94** (noted in use tables).
• Design Review references appear in the zone chapters (e.g., § 18.10.020, § 18.12.020, § 18.14.020). (§ 18.10.020)
• EastPaloAlto_ZoningCode.md

• Official East Palo Alto code library