RESOLUTION NO. ___
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EAST PALO ALTO AMENDING THE EAST PALO ALTO VISTA 2035 GENERAL PLAN
TO ADD THE NEIGHBORHOOD CENTER OVERLAY LAND USE
DESIGNATION AND TO APPLY THE OVERLAY DISTRICT TO CERTAIN
PROPERTIES
WHEREAS, the Planning Commission of the City East Palo Alto considered adoption of an amendment to the General Plan to add the land use designation of Neighborhood Center Overlay (NCO) to provide for higher density residential development and to permit neighborhood service uses; and WHEREAS, the Planning Commission considered adoption of an amendment to the General Plan to specifically add the Neighborhood Center Overlay designation to existing land use designations for certain properties currently designated as High Density Residential and Urban Residential bounded by O’Connor Street, Euclid Ave, Manhattan Ave, and West Bayshore Road; and High Density Residential and Urban Residential properties fronting Euclid Avenue between O’Connor Street and East O’Keefe Street; and WHEREAS, the provisions of the Government Code section 65350, et. seq. regarding amendment to the General Plan have been complied with; and WHEREAS, the City Council of the City of East Palo Alto has considered the recommendation of the Planning Commission concerning amending the General Plan;
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF EAST PALO ALTO THAT IT HEREBY:
1. Adds the Neighborhood Center Overlay land use designation, as set forth in Exhibit “A,” to the East Palo Alto Vista 2035 General Plan, and
2. Revises the land use designations to High Density Residential – Neighborhood Center Overlay and Urban Residential – Neighborhood Center Overlay for the project sites described in Exhibit “B”.
BE IT FURTHER RESOLVED THAT this resolution shall take effect upon the effective date of Ordinance No. ____________ amending Title 18 of the East Palo Alto Municipal Code and Ordinance No. _________ rezoning the designated properties. In the event such ordinances do not become effective, this resolution shall be void and of no legal effect.
BE IT FURTHER RESOLVED THAT the environmental effects of the Neighborhood Center Overlay land use designation were analyzed for the project sites described in Exhibit "B" in the Environmental Impact Report (EIR) (SCH#2020040270) and Mitigation Monitoring and Reporting Plan, which were certified and approved by the City on __________, 2022. Future applications for General Plan land use designation changes to the High Density Residential – Neighborhood Center Overlay or Urban Residential – Neighborhood Center Overlay are not reasonably foreseeable and therefore would be required to complete additional environmental review.
ADOPTED on this _____ day of _______ 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
SIGNED:
Ruben Abrica, Mayor
ATTEST: APPROVED AS TO FORM:
____________________
James Colin
City Clerk
_______________________________
Valerie J. Armento
Interim City Attorney
EXHIBIT A
City of East Palo Alto General Plan 2035, Chapter 4 Land Use and Urban Design, Land Use Designations, is amended to include the Neighborhood Center Overlay as follows:
Neighborhood Center Overlay (NCO)
Description: This overlay designation is intended to support the development of housing at increased intensities with ancillary neighborhood-serving retail uses in limited locations in the City and is consistent with Figure 11-12 of the Westside Area Plan and with Westside Area Plan Policies 5.2, 5.3, 5.4, and 5.5. This designation is intended to be applied on a project-by-project basis and may only be combined with High Density Residential and Urban Residential land use designations. Mid-rise and high-rise residential development is encouraged, ideally supported by high-frequency public transit and located within walking distance of neighborhood services and amenities.
Parking structures shall be designed so that they do not face the primary public streets.
Allowed Land Uses: High-density multiple-family dwellings, such as rental apartments, condominiums, and single room occupancy (SRO) developments with neighborhoodserving retail and other uses such as day care centers and public facilities may be allowed if they are compatible and serve the needs of residents living in higher density residences.
Density/Intensity: 86.1 - 175 units/acre, or 250 to 525 persons/acre.
Maximum height of 13 stories and 135 feet.
Table 4-2 of the East Palo General Plan shall be amended to read as follows (added text shown in underline):
Table 4-2: Land Use Classification System
Major
Classes
Maximum
Density /
FAR
Land Use Designation and Summary
Description
Maximum Building Height
(see zoning code for further
restrictions and standards)
RESIDENTIAL
0 – 12 du/a Low Density Residential (R-LD).
Single-family dwellings, with 2nd units
allowed on some parcels.
Maximum height of 2 stories
and 26 feet.
12 – 22 du/a Medium Density Residential (R-MD).
A range of multi-family residential uses
including second units, single-family,
duplex, triplex, quadplex, rowhouses,
courtyard buildings and small-scale
multi-family buildings.
Maximum height of 3 stories
and
36 feet.
22 – 43 du/a High Density Residential (R-HD). A
range of multi-family housing types
ranging from townhomes to multi-family
apartments at moderate to high
densities.
Maximum height of 5 stories
and
60 feet.
43 – 86 du/a Urban Residential (R-UHD). Highdensity multi-family dwellings (apartments, condos, and SROs).
Maximum height of 7 stories
and
75 feet.
86 – 175 du/a Neighborhood Center Overlay
(NCO). Very high-density multi-family
dwellings (apartments, condos, and
Maximum height of 13 stories
and 140 feet.
SROs) and neighborhood-serving
retail.
COMMERCIAL
Up to 22 du/a;
1.0 FAR
Neighborhood Commercial (NC).
Local-serving retail, services and
related uses.
Maximum of 3 floors or 36
feet.
Up to 2.0 FAR General Commercial (GC). Regional
retail, office, and service-oriented
business activities serving a
community-wide population or broader
market.
Maximum of 3 stories and
75 feet.
Up to 3.0 FAR Office (OC). Single-tenant or multitenant offices that include professional, legal, medical, financial,
corporate and general business
offices.
Maximum of 8 stories or
100 feet, whichever is
greater.
MIXED USE
Up to 22 du/a;
1.0 FAR
Mixed Use Low (MUL). Low-density
mixed-use.
Maximum of 3 stories and 36
feet.
Up to 65 du/a;
1.75 FAR
Mixed Use Corridor (MUC). Multi-story
mixed-use buildings.
Maximum 5 stories or 60 feet.
Up to 86 du/a;
2.5 FAR
Mixed Use High (MUH). Multi-story
mixed-use buildings at a larger scale
than MUC.
Maximum of 8 stories or 100
feet, whichever is greater.
INDUSTRIAL
Up to 1.0 FAR General Industrial (I-G). Industrial
(storage and manufacturing), and R&D
(lab/medical).
Maximum of 3 stories or 30
feet.
Ranges from
0.75 to 3.0
FAR
Industrial Buffer (I-B). High-quality
office buildings, along with a limited
range of manufacturing and repair
businesses.
Maximum of 8 stories or 100
feet. Maximum height within
200 feet of University Village
area is 3
stories above grade.
COMMUNITY
Determined
during
approval
Parks/Recreation/Conservation
(PRC). Public recreational uses,
including park and open space.
n/a
N/A Resource Management (RM).
Preservation of sensitive open space
lands in a natural condition.
n/a
N/A
Public/Institutional (PI). Education,
city buildings, fire/police stations, &
other uses.
n/a
EXHIBIT B
The City of East Palo Alto General Plan 2035 Land Use Designations Figures (Figures 4-2 and 4-2C) are hereby amended to change the Land Use Designation from “High Density Residential (R-HD)” to “High Density Residential – Neighborhood Center Overlay (R-HD-NCO)” and from “Urban Residential (R-UHD)” to “Urban Residential – Neighborhood Center Overlay (R-UHD-NCO)” on an approximately 3.92-gross-acre site bounded by Manhattan Avenue, West Bayshore Road, and O’Connor Street and bisected by Euclid Avenue, as set forth in Table B-1 and as depicted in Figure 4-2 and Figure 4-2C.
Table B-1: Amended General Plan Land Use Designation by Parcel Number Assessor’s
Parcel No.
Existing Land Use Designation Amended Land Use Designation 063-282-010 High Density Residential (R-HD) High Density Residential (Neighborhood Center Overlay ((R-HD(NCO))
063-282-020 High Density Residential (R-HD) High Density Residential (Neighborhood Center Overlay) (R-HD(NCO))
063-282-030 High Density Residential (R-HD) High Density Residential (Neighborhood Center Overlay) (R-HD(NCO))
063-282-040 High Density Residential (R-HD) High Density Residential (Neighborhood Center Overlay) (R-HD(NCO))
063-282-050 High Density Residential (R-HD) High Density Residential (Neighborhood Center Overlay) (R-HD(NCO))
063-282-060 High Density Residential (R-HD) High Density Residential (Neighborhood Center Overlay) (R-HD(NCO))
063-282-070 High Density Residential (R-HD) High Density Residential (Neighborhood Center Overlay) (R-HD(NCO))
063-282-080 Urban Residential (R-UHD) Urban Residential (Neighborhood Center Overlay) (R-UHD(NCO))
063-282-090 Urban Residential (R-UHD) Urban Residential (Neighborhood Center Overlay) (R-UHD(NCO))
063-281-020 Urban Residential (R-UHD) Urban Residential (Neighborhood Center Overlay) (R-UHD(NCO))
063-281-030 Urban Residential (R-UHD) Urban Residential (Neighborhood Center Overlay) (R-UHD(NCO))
063-281-040 Urban Residential (R-UHD) Urban Residential (Neighborhood Center Overlay) (R-UHD(NCO))
063-281-100 High Density Residential (R-HD) High Density Residential (Neighborhood Center Overlay) (R-HD(NCO))
063-281-110 High Density Residential (R-HD) High Density Residential (Neighborhood Center Overlay) (R-HD(NCO))
Figure 4-2: General Plan Land Use Designations shall be amended as follows:
Neighborhood Center
Overlay
Figure 4-2C: General Plan Land Use Designations, Southwest shall be amended as follows: