East Palo Alto — Land Use

Overview

East Palo Alto regulates what you can build and operate by zoning district in Title 18 of its Development Code. Land use rules answer three questions: which uses are allowed, what permits they need, and the dimensional/development standards that govern where and how they fit on a site. Residential, mixed‑use, and commercial districts each have distinct allowed uses, heights, setbacks, and open space rules.

Unlisted uses are prohibited in residential zones, and new or modified construction requires Design Review; permitted and conditional uses are controlled by the zone’s land‑use table and cross‑references (§ 18.10.020.C–E; § 18.14.020).

How East Palo Alto organizes land use decisions

• The East Palo Alto zoning & planning overview and East Palo Alto Zoning map place each parcel in a base district (e.g., R‑LD, MUC, C‑N).
• Allowed uses are listed in zone‑specific tables, with permit types: permitted by right (P), Administrative Use Permit (AUP), Conditional Use Permit (CUP), Temporary Use Permit (TUP), or prohibited (—). See residential Table 2‑1 (§ 18.10.020) and commercial Table 2‑5 (§ 18.14.020).
• Development standards (setbacks, height, FAR, open space) are set in the zone’s tables and in citywide standards like setback rules (§ 18.10.030; § 18.12.030; § 18.14.030; § 18.22.060).
• Use permits (AUP/CUP) are required when a land‑use table says so (§ 18.88.020), and design review applies to new or modified construction in residential and commercial zones (§ 18.10.020.E; § 18.14.020.C).
• Off‑street parking is required per Table 3‑1 and may be studied by the Director (§ 18.30.050).

District‑by‑District rules

R‑LD — Single‑Family Residential (Low Density)

• Purpose and where it applies: Maintains traditional single‑family neighborhoods; implements the General Plan’s Low Density Residential designation (§ 18.10.010.A).
• Typical allowed uses:
  • Single‑family detached and attached dwellings: P (§ 18.10.020 Table 2‑1).
  • ADUs: P (§ 18.10.020; § 18.96.040).
  • SROs, supportive, and transitional housing (≤6): P (§ 18.10.020).
  • Guest houses, home businesses (HOP), accessory structures, community gardens, animal keeping: P (§ 18.10.020; § 18.48.010; § 18.48.050).
  • Schools: CUP; certain civic/institutional uses: CUP (§ 18.10.020).
  • Land uses not listed are prohibited (§ 18.10.020.C).
• Key dimensional standards (Table 2‑2):
  • Front: 10 ft living area; 23 ft garage. Side: 5 ft. Rear: 10 ft with at least 750 sq ft usable rear yard (§ 18.10.030 Table 2‑2).
  • Height: 2 stories or 26 ft (greater governs). Lot coverage: 50%. FAR: 0.55 (§ 18.10.030 Table 2‑2).
  • Setbacks increase 1 ft per 2 ft of height over 18 ft for portions exceeding 18 ft (§ 18.10.030 notes; § 18.22.060.B.2.c).

R‑MD — Multiple‑Family Residential (Medium Density)

• Purpose and where it applies: Transitional multifamily areas (duplexes, townhomes, small MF) in two subzones R‑MD‑1 and R‑MD‑2; implements MDR (§ 18.10.010.B).
• Typical allowed uses:
  • Multi‑family, two‑family, attached single‑family: P (§ 18.10.020).
  • ADUs, SROs, supportive/transitional housing (≤6): P (§ 18.10.020).
  • Neighborhood service uses: Not listed for R‑MD (treat as prohibited, § 18.10.020.C).
  • Child/adult day care small: P; large: AUP (§ 18.10.020).
• Key dimensional standards (Table 2‑2):
  • Density: R‑MD‑1 12–15 du/ac; R‑MD‑2 12–22 du/ac (§ 18.10.030).
  • Front: 20 ft. Side: 10 ft. Rear: 20 ft first story; 30 ft second story. Coverage: 60%. FAR: 0.65 (§ 18.10.030).
  • Height: R‑MD‑1 2.5 stories or 30 ft; R‑MD‑2 3 stories or 36 ft (§ 18.10.030).
  • Common open space: 250 sq ft/unit; private open space: 200 sq ft ground, 100 sq ft upper (min 6‑ft dimensions) (§ 18.10.030 Table 2‑2).

R‑HD — Multiple‑Family Residential (High Density)

• Purpose and where it applies: Higher‑density multifamily (townhomes to apartments) in R‑HD‑3 and R‑HD‑5; implements HDR (§ 18.10.010.C).
• Typical allowed uses:
  • Multi‑family, two‑family, attached single‑family: P (§ 18.10.020).
  • Neighborhood service uses: CUP; must meet cluster size ≤2,000 sq ft and ≥500 ft separation (§ 18.10.020; § 18.10.030.F).
  • ADUs, SROs, supportive/transitional housing (≤6): P (§ 18.10.020).
• Key dimensional standards (Table 2‑2):
  • Density: 22–43 du/ac (§ 18.10.030).
  • Front: 15 ft. Side: 10 ft interior/15 ft street side. Rear: 20 ft. Coverage: 70% (§ 18.10.030).
  • Height: R‑HD‑3 3 stories or 36 ft; R‑HD‑5 5 stories or 60 ft (§ 18.10.030).
  • Common/private open space: 100/50–100 sq ft per unit with 6‑ft minimum dimensions (§ 18.10.030).

R‑UHD — Multiple‑Family Urban High Density

• Purpose and where it applies: Very high‑density mid‑/high‑rise housing near services and transit; implements UR (§ 18.10.010.D).
• Typical allowed uses:
  • Multi‑family, two‑family, attached single‑family: P (§ 18.10.020).
  • Neighborhood service uses: CUP (§ 18.10.020; § 18.10.030.F).
  • ADUs, SROs, supportive/transitional housing (≤6): P (§ 18.10.020).
• Key dimensional standards (Table 2‑2):
  • Density: 43–86 du/ac (§ 18.10.030).
  • Front: 20 ft. Side: 10/15 ft. Rear: 20 ft. Coverage: 70% (§ 18.10.030).
  • Height: 7 stories or 75 ft (§ 18.10.030).
  • Common/private open space: 50/50 sq ft per unit; 6‑ft minimum dimensions (§ 18.10.030).

Accessory Dwelling Units (ADUs) in Residential Zones

• Definition and where allowed: ADUs are independent dwellings on residential lots; allowed in single‑family and multifamily zoning where a legally created dwelling exists (§ 18.96.020; § 18.96.040.A).
• Key development standards:
  • Lot size: Attached ADU lot ≥ 5,500 sq ft; detached ADU lot ≥ 7,500 sq ft and located in rear yard (§ 18.96.040.C).
  • Unit size: Attached max 1,000 sq ft and ≤50% of primary living area; detached ≤700 sq ft (expandable by 1 sq ft per 10 sq ft of lot area above 6,500 sq ft, up to 1,000 sq ft) (§ 18.96.040.D).
  • Setbacks: Detached 6 ft from rear property line and primary house; 3 ft side on interior lots; 12 ft street‑side on corners; above‑garage ADU rear/side ≤ 5 ft; zero setback for garage conversions (§ 18.96.040.L–M).
  • Open space: Maintain at least 750 sq ft open space on the lot (§ 18.96.040.F).
  • Parking: 1 uncovered space per ADU unless an exception applies (e.g., within ½‑mile of transit, in a designated historic district, internal conversion, no on‑street permit, car share within one block) (§ 18.96.040.G).
  • Access: Same driveway as main dwelling; attached ADU entry via common entrance or side/rear door (§ 18.96.040.I–J).
  • Ministerial approvals for internal conversions meeting criteria; zoning clearance letter required before building permit submittal (§ 18.96.040.K).
  • Commission may modify most standards (not lot size) with findings; may waive certain occupancy restrictions with conditions (§ 18.96.070).
  • Legalization path for pre‑1990 units via AUP and specific standards (§ 18.96.140).
• Related: See East Palo Alto ADUs and California ADU law for state overlays; verify project‑specific applicability.

MUC — Mixed Use Center

• Purpose/where it applies: Not provided in source materials. Density and bulk standards below apply citywide where mapped (§ 18.12.030).
• Allowed uses: Not found in source materials.
• Key dimensional standards (Table 2‑4):
  • Density: 22–65 du/ac.
  • FAR (mixed use): 1.75 FAR (≤ 0.5 FAR may be office/retail/service).
  • Setbacks: Front none required but ≤ 10 ft; Side 5 ft (or 20 ft when adjoining residential); Rear 5 ft (or 20 ft adjoining residential).
  • Height: 5 stories or 60 ft, whichever is greater (§ 18.12.030).
  • Common/private open space required per residential tables; landscaping per Chapter 18.28 (§ 18.12.030; § 18.10.030).

MUL — Mixed Use Low

• Allowed uses: Not found in source materials.
• Key dimensional standards (Table 2‑4):
  • FAR (nonresidential and residential only): 0.35 FAR / 1.0 FAR (as shown in table).
  • Setbacks and adjacency buffers same as MUC.
  • Height: 3 stories or 36 ft, whichever is greater (§ 18.12.030).

MUH — Mixed Use High

• Allowed uses: Not found in source materials.
• Key dimensional standards (Table 2‑4):
  • FAR: 2.5 FAR.
  • Setbacks and adjacency buffers same as MUC.
  • Height: 8 stories or 100 ft, whichever is greater (§ 18.12.030).

C‑G — General Commercial

• Allowed uses (highlights from Table 2‑5):
  • Retail <10,000 sq ft: P; ≥10,000 sq ft: AUP (§ 18.14.020).
  • Food service (no alcohol/drive‑through/late hours): P; with alcohol/late hours: CUP (§ 18.14.020).
  • Offices (business/corporate/medical/professional): P (§ 18.14.020).
  • Laboratories, maintenance/repair, health/fitness (≥2,000 sq ft: AUP), live‑work (not on 1st floor): P/AUP as listed (§ 18.14.020).
  • Hotels/motels/time‑shares: AUP (§ 18.14.020).
• Development standards (Table 2‑6):
  • Setbacks: Generally none; when abutting residential, rear 20 ft (§ 18.14.030).
  • FAR: 2.0 FAR. Height: 3 stories or 75 ft, whichever is greater (§ 18.14.030).

C‑N — Neighborhood Commercial

• Allowed uses (highlights):
  • Retail <10,000 sq ft: P; ≥10,000 sq ft: AUP (§ 18.14.020).
  • Multi‑family/attached single‑ or two‑family above 1st floor: P (§ 18.14.020).
  • Live‑work (not on 1st floor): P (§ 18.14.020).
  • Food service: P; with alcohol/late hours: CUP (§ 18.14.020).
• Development standards (Table 2‑6):
  • Density: 0–22 du/ac (mixed residential over commercial).
  • FAR: 2.0 FAR overall; table notes 0.35 FAR for ground‑floor commercial uses.
  • Height: 3 stories or 36 ft, whichever is greater; rear 20 ft when abutting residential (§ 18.14.030).

C‑O — Office Commercial

• Allowed uses (highlights):
  • Offices: P; labs: AUP (§ 18.14.020).
  • Retail <10,000 sq ft: P; ≥10,000 sq ft: AUP (§ 18.14.020).
  • Hotels/motels/time‑shares: AUP (§ 18.14.020).
  • Residential over ground floor not listed (treat as prohibited, § 18.10.020.C does not apply here; follow Table 2‑5 which shows dashes in C‑O column).
  • Live‑work (not on 1st floor): P (§ 18.14.020).
• Development standards (Table 2‑6):
  • FAR: 3.0 FAR.
  • Setbacks: Generally none; rear 20 ft when abutting residential. Director may require added setback for structures >30 ft abutting residential to reduce neighborhood impact (§ 18.14.030).
  • Height: 8 stories or 100 ft, whichever is greater (§ 18.14.030).

Specific Plan/Employment districts (IT, REC, 4C, BRC, WO)

• These districts exist within the Ravenswood/“Four Corners” area (e.g., IT Industrial Transition, REC Ravenswood Employment Center, 4C Four Corners, BRC Bay Road Central, WO Waterfront Office) and appear in the sign regulations (§ 18.32 Appendix Sign Tables).
• Allowed uses and development standards for these districts are Not found in source materials. The code notes an emergency shelter location standard for IT (§ 18.48.080.B.10). Verify with the jurisdiction and the Ravenswood Specific Plan (§ 18.18.020).

Common land‑use choices at a glance

P = Permitted, AUP = Administrative Use Permit, CUP = Conditional Use Permit, — = Not listed/prohibited.

Citywide land‑use standards that matter

• Setbacks and encroachments apply across zones: corner lots need a 12 ft street‑side yard in residential; certain architectural features may encroach 2–6 ft (§ 18.22.060).
• Schools in residential areas must be on ≥1 acre sites and ≥1,000 ft from another school/day care (§ 18.10.030.C).
• Parking quantities are set by Table 3‑1; the Director can require a study (§ 18.30.050).
• Emergency shelters are subject to specific standards and are allowed in the IT district within the Four Corners Ravenswood Specific Plan (§ 18.48.080.B.10).
• Planned Development Permits can modify standards (e.g., setbacks, height, FAR) on ≥5 acres, but cannot authorize uses not otherwise allowed in the base zone and must provide community benefits (§ 18.92.020–.030).
• Signs are regulated separately (see Signage); permitted sign types vary by district (§ 18.32 Appendix 1).

Practical notes and cross‑checks

• Design Review: Required for new or modified construction in residential and commercial zones (§ 18.10.020.E; § 18.14.020.C). See Design Review.
• Landscaping/open space: Residential open space minimums apply by zone; landscaped areas must meet Chapter 18.28 and the Water Efficient Landscape ordinance; see Landscaping and Screening (§ 18.10.030; § 18.12.030).
• Historic considerations: ADU parking exemptions apply in architecturally/historically significant districts—confirm status on the City’s register; see Historic Preservation (§ 18.96.040.G.2.b).
• Nonconforming uses: Existing uses/structures may have different rules—see Nonconforming Uses.
• Building code: Separate from land use; projects must also meet the California Building Standards Code.

Checklist

• Confirm your parcel’s base zone on the zoning map and any overlay districts. If an overlay applies, verify applicable standards. Not found in source materials.
• Identify whether your proposed use is P, AUP, CUP, TUP, or prohibited in the zone (residential § 18.10.020; commercial § 18.14.020).
• If AUP/CUP is required, prepare for the use‑permit process (§ 18.88.010–.020).
• Check development standards: setbacks, height, coverage/FAR, density, open space (§ 18.10.030; § 18.12.030; § 18.14.030; § 18.22.060).
• Verify parking requirements and whether a parking study may be required (§ 18.30.050).
• Determine if Design Review applies (§ 18.10.020.E; § 18.14.020.C).
• For ADUs: confirm lot size, unit size, setbacks, parking exceptions, and ministerial eligibility (§ 18.96.040).
• If within Ravenswood/“Four Corners” or industrial transition areas, confirm specific plan district rules. Not found in source materials.
• If pursuing a master plan on ≥5 acres, assess a Planned Development Permit for modified standards (§ 18.92.020–.030).

Risks & Ambiguities

Plain‑English Summary

East Palo Alto uses zone‑by‑zone land‑use tables to say what you can build and whether you need a use permit. Single‑family homes are limited to R‑LD; multifamily is allowed in R‑MD and higher. Commercial districts allow smaller retail by right and larger stores with an AUP, and residential above shops is only allowed in C‑N. Heights, setbacks, and open space vary by zone—and ADUs are allowed in all residential zones, with specific size and setback rules.

Source References

• § 18.06 — Zones and Zoning Map (table of contents)
• § 18.08.010 — Definitions
• § 18.10.010 — Residential zone purposes
• § 18.10.020 — Residential allowed uses (Table 2‑1)
• § 18.10.030 — Residential development standards (Table 2‑2) and neighborhood service uses
• § 18.10.040 — Residential site/architectural standards
• § 18.12.030 — Mixed‑use development standards (Table 2‑4)
• § 18.14.020 — Commercial allowed uses (Table 2‑5)
• § 18.14.030 — Commercial development standards (Table 2‑6)
• § 18.22.060 — Setback regulations and encroachments
• § 18.30.050 — Off‑street parking requirements
• § 18.32 (Appendix 1) — Sign tables by district
• § 18.36.020 — Density bonus definitions
• § 18.48.010 — Regulations for specific uses (purpose)
• § 18.48.050 — Animal keeping
• § 18.48.080 — Emergency shelters (IT district; standards)
• § 18.48.160 — Residential care facilities (CUP and spacing)
• § 18.58.030; § 18.58.050 — Subdivision design and grading standards
• § 18.88.010–.020 — AUP/CUP purpose and applicability
• § 18.92.020–.030 — Planned Development Permit (≥5 acres; modifiable standards)
• § 18.96.020; § 18.96.040; § 18.96.070; § 18.96.140 — ADUs (definition, standards, modifications, legalization)

Source passages

• East Palo Alto Zoning Code (§ 18.10.020) High relevance show source text
• East Palo Alto Zoning Code (§ 18.96.040) High relevance show source text
• East Palo Alto Zoning Code (§ 18.96.140) High relevance show source text
• East Palo Alto Zoning Code (§ 18.96.020) High relevance show source text
• East Palo Alto Zoning Code (§ 18.12.030) High relevance show source text
• East Palo Alto Zoning Code (§ 18.96.070) High relevance show source text
• East Palo Alto Zoning Code (§ 18.10.030) High relevance show source text
• East Palo Alto Zoning Code (§ 18.08.010) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.88.020) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.48.050) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.48.160) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.58.030) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.14.030) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.92.020) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.48.010) Medium relevance show source text
• East Palo Alto Zoning Code (§ 18.36.020) Medium relevance show source text

Cited sections

• § 18.06 — Zones and Zoning Map (table of contents) (§ 18.06)
• § 18.08.010 — Definitions (§ 18.08.010)
• § 18.10.010 — Residential zone purposes (§ 18.10.010)
• § 18.10.020 — Residential allowed uses (Table 2‑1) (§ 18.10.020)
• § 18.10.030 — Residential development standards (Table 2‑2) and neighborhood service uses (§ 18.10.030)
• § 18.10.040 — Residential site/architectural standards (§ 18.10.040)
• § 18.12.030 — Mixed‑use development standards (Table 2‑4) (§ 18.12.030)
• § 18.14.020 — Commercial allowed uses (Table 2‑5) (§ 18.14.020)
• § 18.14.030 — Commercial development standards (Table 2‑6) (§ 18.14.030)
• § 18.22.060 — Setback regulations and encroachments (§ 18.22.060)
• § 18.30.050 — Off‑street parking requirements (§ 18.30.050)
• § 18.32 (Appendix 1) — Sign tables by district (§ 18.32)
• § 18.36.020 — Density bonus definitions (§ 18.36.020)
• § 18.48.010 — Regulations for specific uses (purpose) (§ 18.48.010)
• § 18.48.050 — Animal keeping (§ 18.48.050)
• § 18.48.080 — Emergency shelters (IT district; standards) (§ 18.48.080)
• § 18.48.160 — Residential care facilities (CUP and spacing) (§ 18.48.160)
• § 18.58.030; § 18.58.050 — Subdivision design and grading standards (§ 18.58.030)
• § 18.88.010–.020 — AUP/CUP purpose and applicability (§ 18.88.010)
• § 18.92.020–.030 — Planned Development Permit (≥5 acres; modifiable standards) (§ 18.92.020)
• § 18.96.020; § 18.96.040; § 18.96.070; § 18.96.140 — ADUs (definition, standards, modifications, legalization) (§ 18.96.020)

• Official East Palo Alto code library