Planning & Transportation Commission - October 29, 2025

Commissioners favor flexibility but divide over retail protections

Palo Alto’s Planning and Transportation Commission generally favored simpler, more flexible retail rules but remained divided over how much protection to retain for existing retail districts and storefronts. No motion or vote followed the study session. Staff will use the feedback to prepare a permanent ordinance before the Council-approved interim rules expire in December 2026.

Staff presented options that could broaden allowed uses, eliminate the separate takeout-service definition while continuing to restrict drive-throughs, distinguish daytime animal care from overnight facilities, expand fitness-center flexibility, permit limited retail components in medical offices and allow some offices on side or rear frontages. The package also raised possible changes to parking requirements, waiver standards, retail-preservation rules and zoning-map overlays.

Commissioners repeatedly asked for objective standards. Several supported separate daytime and overnight animal-care categories but wanted controls for odors, noise, waste and outdoor kennels. Bart Hechtman emphasized simplification and said retail-like uses could be merged into retail if code review found no necessary distinction, while Kevin Ji and Cari Templeton favored retaining distinctions or safeguards where needed to protect commercial character and neighboring businesses. Forest Peterson supported keeping California Avenue’s existing formula-retail definition, and Bryna Chang sought clearer definitions for medical retail and limited flexibility for neighborhood-serving offices away from primary storefronts.

Parking and retail preservation also remained unsettled. Allen Akin supported area-specific rules and cautioned against ignoring parking effects altogether; Peterson argued for a transit-oriented approach, while other commissioners sought more information before easing requirements. Staff said zoning complexity, large spaces and building utility constraints can impede leasing, and a consultant reported 37 available retail spaces with a median size of 3,460 square feet. Staff plans more research on definitions, parking and the Retail Preservation Ordinance before returning with draft language. The resulting recommendation is expected to go first to the retail committee and then the full City Council.

SamTrans maps a 2026 engineering start for El Camino plan

SamTrans outlined a regional framework for redesigning 22 miles of El Camino Real across 15 jurisdictions, including Palo Alto, around safety and multimodal access. The commission took no formal action and instead offered initial feedback. The initiative remains in its project-initiation stage, with no preferred alternative expected until 2027.

The proposed menu includes traffic calming, improved crosswalks, wider sidewalks, bus lanes and stop upgrades, bicycle facilities or parallel bicycle routes, and other access improvements. SamTrans estimated full-corridor implementation at $750 million to $1 billion over six to 10 years. A potential San Mateo County Transportation Authority highway funding round could cover up to half of total costs, but funding, phasing and design continuity among jurisdictions remain unresolved.

Commissioners supported the safety goals but focused on practical constraints. Bart Hechtman questioned how limited curb-to-curb space could accommodate all modes, Forest Peterson pressed for early engineering work and coordination with major construction partners, and Cari Templeton highlighted circulation and wayfinding at the Palo Alto Transit Center, difficult crossings and flooding at the University Avenue underpass. Bryna Chang asked that future housing and downtown planning be coordinated with the corridor effort.

SamTrans aims to finish the action plan and seek adoption from the SamTrans and San Mateo County Transportation Authority boards by the end of 2025. A coordinated Caltrans project-initiation process would follow, with traffic, stormwater and other engineering analyses starting in 2026 during a $2.5 million initial phase. The action plan is also expected to identify smaller spot improvements that could move ahead before a full corridor redesign.

Primary sources

Watch the meeting on YouTube · Read the official meeting agenda