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East Palo Alto planning panel denies permits for Shell station project at 2194 University Ave.
Summary
The Planning Commission voted 6–1 on June 9, 2025, to deny design review, conditional use, and tree removal permits for the Shell station renovation at 2194 University Avenue, citing unresolved neighborhood impacts and inconsistency with the General Plan; staff will prepare formal findings for the denial.
The East Palo Alto Planning Commission voted on June 9 to deny permits for a proposed renovation of the Shell service station at 2194 University Avenue, rejecting the applicant’s design review, conditional use permit and tree removal request.
During the public hearing, staff presented a detailed report recommending approval for Option 1, which would have added a 2,048-square-foot convenience store, a 726-square-foot automated car wash, a 7-foot perimeter masonry wall, enhanced lighting and up to 24 security cameras, and site circulation improvements. Planner Michelle told the commission the project “meets all of the East Palo Alto Municipal Code section 18.48 service station standards” and recommended adoption of a mitigated negative declaration with conditions. The applicant and architect described a multi-year outreach process and offered voluntary mitigation, including raising the wall from 6 to 7 feet and adding cameras.
Neighbors urged the commission to prioritize livability. Public commenter Owen Byrd said he supported a refurbished station but asked for screening and opposed the car wash: “No car wash — those noise and the trips will negatively affect the Salazars,” he said. Longtime resident Roxana Salazar testified she was "okay with the convenience store, but am very much in opposition to the proposed car wash," citing late-night hours and ongoing site problems that have affected adjacent yards.
Commissioners debated traffic sight-lines, planting widths and whether the car wash was compatible with the General Plan’s pedestrian-focused vision for University Avenue. After competing procedural motions, the commission adopted a motion to deny, with the roll call showing Alan Fisk voting no and Chair Robert Sherrard, Vice Chair Dorinal Hernandez, Commissioners Brown Austin, Monette and Cowell voting to deny. Chair Sherrard said the commission would ask staff to memorialize the bases for denial in a formal resolution. The commission’s action means the applicant may either revise the proposal and return or appeal to the City Council.
The denial covers the specific applications heard: design review permit DR-18022, conditional use permit CUP-20002, and tree removal permit TRP24-002. Staff told the commission it will prepare the written findings that document the legal bases (including general-plan consistency considerations) used to support the denial.
