On November 29, 2016, the City Council certified the ConnectMenlo Environmental Impact Report and approved the General Plan Land Use and Circulation Elements. The ConnectMenlo General Plan and M-2 Area Zoning Update has been a multi-year comprehensive process that represents a vision for a live/work/play environment in the M-2 Area while maintaining the character and values that the City has embraced. The General Plan serves as the City’s comprehensive and long range guide to land use and infrastructure development in the City. The land use changes in the M-2 Area could result in an increase in net new development potential of up to 2.3 million square feet of non-residential uses, up to 4,500 residential units, and up to 400 hotel rooms.On December 6, 2016, the City Council adopted three new zoning districts for consistency with the new Bayfront (M-2 Area) land use designations in the Land Use Element. The new Office (O), Life Sciences (LS), and Residential Mixed Use (R-MU) zoning districts set the framework for creating the live/work/play environment concept that was desired for the area. Each of the districts includes development regulations, design standards, transportation demand management, and green and sustainable building requirements. The City Council also approved modifications to the C-2-B zoning district to allow for residential uses and mixed-use developments and established an administrative permit review process for hazardous materials when certain conditions are met. All of these ordinances become effective on January 6, 2017.