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November 28, 2022 Packet Pg. 307
OLE EUR Xref P:\2020\2202032\drawings\outgoing\consultants\civil (BKF)\211110-Backgrounds\211110 - 6th lvl Plan-Floor Plan - LEVEL 6 - Export-2202032-00_405 Industrial Rd San Carlos_TI_R21-rvt-1-LEVEL 6 - Export.dwg DN 405 INDUSTRIAL ROAD APN 046-051-080 ROOF PA ARB MAR STPA PA STPA PA PA PA PA PA PA PA PA PA PA STPA QTY SYMBOL ABBR. SCIENTIFIC NAME COMMON NAME STPA (Y/N) SZE MATURE HEIGHT MATURE WIDTH WUCOLS TREES ARB MAR ARBUTUS 'MARINA' STRAWBERRY TREE YES 24" BOX 25' 30' L OLE EUR OLEA EUROPAEA 'SWAN HILL' OLIVE NO 24" BOX 35' 30' VL PLANTING SCHEDULE - ROOF TERRACES QTY SYMBOL ABBR. SCIENTIFIC NAME COMMON NAME STPA (Y/N) SIZE SPACING MATURE HEIGHT MATURE WIDTH WUCOLS SHRUBS ACA COG ACACIA COGNATA 'COUSIN ITT' COUSIN ITT ACACIA NO 5 GAL 3' O.C. 30" 3' L CAL LIL CALLISTEMON 'LITTLE JOHN' LITTLE JOHN DWARD BOTTLE BRUSH YES 5 GAL 30" O.C. 2' 3' L GAR ELL GARRYA ELLIPTICA SILK TASSEL YES 10 GAL 5' O.C. 6' 6' L LAV ASS LAVATERA ASSURGENTIFLORA TREE MALLOW NO 10 GAL 5' O.C. 6' 6' L MEL NES MELALEUCA NESOPHILA PINK MELALEUCA NO 10 GAL 3' O.C. 6' 6' L OLE MON OLEA MONTRA 'LIL OLLIE' DWARF OLIVE NO 5 GAL 3' O.C. 3' 4' L GAL SPE GALVEZIA SPECIOSA ISLAND SNAPDRAGON NO 5 GAL 3' O.C. 3' 3' L GROUNDCOVERS ARC EME ARCTOSTAPHYLOS 'EMERALD CARPET' EMERALD CARPET MANZANITA YES 1 GAL 12" O.C. 6" 3' L ERI GLA ERIGERON GLAUCUS BEACH ASTER YES 1 GAL 18" O.C. 12" 2' L SEN MAN SENECIA MANDRIALISCAE BLUE CHALK FINGERS NO 1 GAL 18" O.C. 12" 2' L GRASSES & RUSHES CAL KAR CALAMAGROSTIS 'KARL FOERSTER' KARL FOERSTER FEATHER REED GRASS YES 4" POT 3' O.C. 3' 3' M JUN PAT JUNCUS PATENS CALIFORNIA GREY RUSH YES 1 GAL 3' O.C. 3' 3' L MUH CAP MUHLENBERGIA CAPILLARIS 'WHITE CLOUD' WHITE CLOUD GRASS YES 4" POT 3' O.C. 3' 3' L SUCCULENTS AGA BLU AGAVE 'BLUE GLOW' BLUE GLOW AGAVE NO 5 GAL 18" O.C. 18" 18" VL YUC BRI YUCCA 'BRIGHTSTAR' BRIGHT STAR SPANISH DAGGER NO 5 GAL 3' O.C. 3' 3' VL EXISTING TREE PROPOSED TREE PLANTING AREA STORMWATER PLANTING AREA - FLOW THROUGH PLANTER LEGEND PA STPA plot date : 6/17/2021 9:54:23 AM SCALE: SAN CARLOS, CA 94070 405 INDUSTRIAL ROAD DATE: PROJECT #2202032.00 DATE: 08/08/2022 L4.2 CONCEPTUAL PLANTING PLAN: ROOF TERRACES SCALE: SEE PLAN N 0 10' 20' 40' SCALE: 1" = 20' THIS PLANS MEETS WATER-EFFICIENT LANDSCAPING REQUIREMENTS PER THE MODEL WATER EFFICIENCY LANDSCAPE ORDINANCE (MWELO) CONTAINED WITH CHAPTER 2.7, DIVISION 2, TITLE 23, CALIFORNIA CODE OF REGULATIONS.
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November 28, 2022 Packet Pg. 308
plot date : 6/17/2021 9:54:23 AM SCALE: SAN CARLOS, CA 94070 405 INDUSTRIAL ROAD DATE: PROJECT #2202032.00 DATE: 08/08/2022 L4.3 CONCEPTUAL PLANTING IMAGERY SCALE:
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November 28, 2022 Packet Pg. 309
plot date : 6/17/2021 9:54:23 AM SCALE: SAN CARLOS, CA 94070 405 INDUSTRIAL ROAD DATE: PROJECT #2202032.00 DATE: 08/08/2022 L4.4 PLANT PALETTE GROUND FLOOR SCALE: SEE PLAN PINUS CANARIENSIS CANARY ISLAND PINE *PLATANUS RACEMOSA CALIFORNIA SYCAMORE PRUNUS LAUROCERASUS ENGLISH LAUREL ACACIA COGNATA "COUSIN IT" ACACIA *BACCHARIS PILULARIS 'TWIN PEAKS' TWIN PEAKS DWARF COYOTE BRUSH MAHONIA EURYBRACTEATA SOFT CARESS MAHONIA TREES
SHRUBS OLEA MONTRA DWARF OLIVE RHAMNUS 'LITTLE SUR' LITTLE SUR COFFEE BERRY RHAMNUS 'LEATHERLEAF' LEATHERLEAF COFFEE BERRY
FERNS POLYSTICHUM MUNTUM WESTERN SWORD FERN WOODWARDIA FIMBRIATA GIANT CHAIN FERN DIETES IRIOIDES FORTNIGHT LILY BOUTELOUA 'BLONDE AMBITION' BLONDE AMBITION GRAMA GRASS CAREX TUMILICOLA BERKELEY SEDGE JUNCUS CALIFORNICA JUNCUS GRASSES & RUSHES CHONDROPETALUM TECTORUM CAPE RUSH ARCTOSTAPHYLOS 'EMERALD CARPET' EMERALD CARPET MANZANITA *ARCTOSTAPHYLOS 'PACIFIC MIST' PACIFIC MIST MANZANITA
GROUNDCOVERS SATUREJA DOUGLASII YERBA BUENA
PERENNIALS ACHILLEA MILLEFOLIUM 'SALMON' YARROW HEUCHERA MAXIMA ISLAND ALUM ROOT VERBENA LILACINA "DE LA MINA" VERBENA DE LA MINA BIGNONIA CAPREOLATA CROSSVINE CAMPSIS RADICANS TRUMPET VINE VITIS CALIFORNICA 'ROGERS RED' ROGERS RED WILD GRAPE VINES IRIS DOUGLASIANNA DOUGLAS IRIS CERCIS OCCIDENTALIS WESTERN REDBUD *FESTUCA MAIREI ATLAS FESCUE *MYRICA CALIFORNICA PACIFIC WAX MYRTLE *HETEROMELES ARBUTIFOLIA TOYON * PLANTS USED IN CALTRANS ROW
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November 28, 2022 Packet Pg. 310
plot date : 6/17/2021 9:54:23 AM SCALE: SAN CARLOS, CA 94070 405 INDUSTRIAL ROAD DATE: PROJECT #2202032.00 DATE: 08/08/2022 L4.5 PLANT PALETTE ROOF TERRACES SCALE: SEE PLAN ARBUTUS MARINA STRAWBERRY TREE OLEA EUROPAEA OLIVE "SWAN HILL" ACACIA COGNATA "COUSIN IT" ACACIA GARRYA ELLIPTICA SILK TASSEL LAVATERA ASSURGENTIFLORA TREE MALLOW TREES
SHRUBS OLEA MONTRA DWARF OLIVE GALVEZIA SPECIOSA ISLAND SNAPDRAGO ERIGERON GLAUCUS BEACH ASTER
GRASSES & RUSHES CALAMAGROSTIS 'KARL FOERSTER' KARL FOERSTER FEATHER REED GRASS MUHLENBERGIA CAPILLARIS 'WHITE CLOUD' WHITE CLOUD GRASS AGAVE 'BLUE GLOW' BLUE GLOW AGAVE YUCCA 'BRIGHTSTAR' BRIGHTSTAR SPANISH DAGGER CALLISTEMON LITTLE JOHN DWARF BOTTLE BRUSH MELALEUCA NESOPHILA PINK MELALEUCA
GROUNDCOVER ARCTOSTAPHYLOS 'EMERALD CARPET' EMERALD CARPET MANZANITA SENECIA MANDRIALISCAE BLUE CHALK FINGERS JUNCUS CALIFORNICA JUNCUS
SUCCULENTS
SHRUBS
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November 28, 2022 Packet Pg. 311
INDUSTRIAL WAY
HOLLY STREET
N46*51'36''F 476.39'
L=174.16' R=553.00'
= 18*02'41''
N24*42'40''W 117.72'
L=62.88' R=347.00'
= 10*23'00''
L=123.53' R=147.00'
= 48*08'54''
N33*49'14''W 105.32' N43*08'24''W 366.26'
N46*51'36''E 136.74' N42*08'24''W 53.01' STORM DRAIN EASEMENT TO CITY OF SAN CARLOS PER 7768 OR 394 CALTRANS HIGHWAY 101 DELIVERIES MAIN ELECTRICAL ROOM TRASH ROOM EMERGENCY ELECTR ROOM FIRE PUMP ROOM 405 INDUSTRIAL ROAD SS SD APN 046-051-080 PROPERTY LINE
PROPERTY LINE PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
LOW
LOW LOW
LOW LOW LOW
LOW LOW LOW
LOW
LOW
LOW SD SD
1 PLA RAC
1 PLA RAC
2 PLA RAC
3 CER OCC 25 PRU LAU TREES QTY ABBR SCIENTIFIC NAME COMMON NAME NATIVE (Y/N) MATURE HEIGHT MATURE WIDTH WUCOLS 3 CER OCC CERCIS OCCIDENTALIS WESTERN REDBUD YES 20' 15' L 4 PLA RAC PLATANUS RACEMOSA CALIFORNIA SYCAMORE YES 50' 50' M 25 PRU LAU PRUNUS LAUROCERASUS ENGLISH LAUREL YES 30' 15'M TOTAL 32 PLANT PALETTE - TREE CANOPY TREE CANOPY LEGEND NEW TREE CANOPY AT PLANTING NEW TREE CANOPY AT 15 YEARS AFTER PLANTING NEW TREE CANOPY AT 30 YEARS AFTER PLANTING plot date : 6/17/2021 9:54:23 AM SCALE: SAN CARLOS, CA 94070 405 INDUSTRIAL ROAD DATE: PROJECT #2202032.00 DATE: 08/08/2022 L5.1 TREE CANOPY STUDY SCALE: SEE PLAN 0 10' 20' 40' SCALE: 1" = 20' N
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Exhibit C
CITY COUNCIL FINDINGS
405 INDUSTRIAL ROAD PROJECT
Planned Development Zoning and Planned Development Plan Findings:
A. The proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply.
Basis for Finding: The City does not have an adopted Specific Plans, however the East Side Innovation District Vision Plan is considered a guiding document for development in the area.
The project is consistent with the East Side Vision planning strategies within the area, including enhancing Industrial Road as a green boulevard, locating taller buildings along Industrial Road and provision of community benefits. The project is consistent with the General Plan as described in the section above and the General Plan classification of General Commercial/Industrial does not have an intensity limitation. The project complies with the LC Zoning District development standards except for height, floor area and on-site landscaped area.
B. The subject site is physically suitable for the type and intensity of the land use being proposed;
Basis for Finding: The proposed project is consistent with the General Plan land use classification, which seeks to allow retail service, office, research and development and industrial uses. This designation offers maximum flexibility for non-residential use. The research and development use would be compatible with other research and development uses in the surrounding area. The 2.41-acre site is large enough to accommodate the intensity of development while providing limited landscaping, adequate on-site circulation and adequate emergency access.
C. Adequate transportation facilities and public services exist or will be provided in accord with the conditions of PD plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;
Basis for Finding: The City has undertaken an environmental review of the project as required by the California Environmental Quality Act (CEQA), including a complete Initial Study/Mitigated Negative Declaration and a separate Transportation Impact Analysis. The analysis concluded that there will not be a significant reduction in traffic levels of service associated with the project.
There are no anticipated public service concerns associated with the project that would be detrimental to the public health, safety, or welfare.
D. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;
Basis for Finding: The project includes demolition of the existing buildings and construction of a new research and development office/lab. The project has been designed to be in scale with other newer developments in the area including PAMF and Meridian 25 (825/835 Industrial Road). The upper level of the building steps back from Industrial Road to reduce the apparent
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mass of the building. Planting is proposed to screen the balcony level and along the western side of the site as a green screen of the lower building levels.
E. The development generally complies with applicable adopted design guidelines; and
Basis for Finding: The City does not have adopted design guidelines. The project has undergone review by City staff to ensure quality architecture. The project site is at a key location identified as a Landmark and Gateway site in the General Plan and Zoning Code. The consistent theme is that this site is a “gateway” to the City of San Carlos intended to be redeveloped with a substantial building. The building design along the rear of the site adjacent to US Highway 101 provide visual interest with the step backs and alternating glass finishes.
F. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the following factors shall be considered:
1. Appropriateness of the use(s) at the proposed location.
2. The mix of uses, housing types, and housing price levels.
3. Provision of units affordable to persons and families of low and moderate income or to lower income households.
4. Provision of infrastructure improvements.
5. Provision of open space.
6. Compatibility of uses within the development area.
7. Creativity in design and use of land.
8. Quality of design, and adequacy of light and air to the interior spaces of the buildings.
9. Overall contribution to the enhancement of neighborhood character and the environment of San Carlos in the long term.
Basis for Finding: The proposed development complies with the development standards in the zoning code with the exception of height, floor area and landscaped area. The property is located between Industrial Road, Holly Street and US Highway 101 and is appropriate for higher intensity land use. The project includes contribution of community benefit that may be utilized to benefit the adjacent neighborhood.
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ORDINANCE NO. 1593
AN ORDINANCE OF THE CITY OF SAN CARLOS APPROVING
A DEVELOPMENT AGREEMENT WITH MENLO BCSP 405 PROPERTY, LLC FOR THE 405 INDUSTRIAL PROJECT.
The City Council of the City of San Carlos does ordain as follows:
SECTION 1:
WHEREAS, pursuant to Title 18 of the City of San Carlos Municipal Code Menlo BCSP 405 Property LLC filed an application for approval of a Development Agreement in conjunction with its application for a Planned Development Plan and accompanying Zoning Map Amendment, Design Review, Grading and Dirt Haul Certificate, and Transportation Demand Management Plan to facilitate the development of the 405 Industrial Life Science/Research & Development Project (“Project”); and
WHEREAS, the City has determined that the Project is a development for which a development agreement is appropriate in order to: 1) eliminate uncertainty in the City’s land use planning for the project and provide for the orderly development of the project; 2) assure installation of necessary improvements on the property; 3) provide for the public infrastructure and services appropriate to the development of the project; 4) secure City improvements that benefit the community; 5) provide for the developer to deliver community benefits in excess of those that the City could require as conditions of approval; and 6) otherwise achieve the goals and purposes of Chapter 18.37 of the SCMC; and
WHEREAS, by Resolution PC2022-09, adopted on September 19, 2022, the Planning Commission recommended the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act (CEQA) for the implementation of the mitigation measures outlined in the Mitigated Negative Declaration; and
WHEREAS, by Resolution PC2022-10, adopted on September 19, 2022, the Planning Commission recommended the City Council approve the Zoning Map Amendment to change the site from Landmark Commercial (LC) Zoning District to Planned Development (PD) Zoning District and adopt the Planned Development Plan; and
WHEREAS, the Planning Commission discussed the specific terms of the Development Agreement and recommended the City Council adopt the Development Agreement by Resolution PC2022-10, adopted on September 19, 2022; and
WHEREAS, at a duly noticed public hearing held on September 19, 2022, the Planning Commission approved the Design Review, Grading and Dirt Haul Certificate, and the Transportation Demand Management Plan, subject to approval of the Planned Development Plan and effective on the effective date of the Planned Development Plan; and WHEREAS, by Resolution 2022-114, adopted November 14, 2022, the City Council adopted the Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act (CEQA) for the implementation of the mitigation measures outlined in Mitigated Negative Declaration; and
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WHEREAS, the City Council of the City of San Carlos held a duly noticed public hearing on November 14, 2022 and introduced an ordinance amending the Zoning Map to change the site from Landmark Commercial Zoning District (LC) to Planned Development Zoning District (PD) and adopted the Planned Development Plan; and
WHEREAS, the City Council of the City of San Carlos held a duly noticed public hearing regarding the adoption of the Development Agreement on November 14, 2022.
SECTION 2: The City Council finds that the Development Agreement is consistent with the General Plan as described in Exhibit A.
SECTION 3: The City Council hereby approves the Development Agreement included as Exhibit B and the City Manager is hereby authorized to execute the Development Agreement on behalf of the City. The City Manager is further authorized, with concurrence of the City Attorney, to approve minor, non-monetary amendments to the Development Agreement that are necessary for the development of the 405 Industrial Project as contemplated in the Development Agreement and Project Approvals.
SECTION 4: Severability. The City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable and if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.
SECTION 5: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
****
I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 14th day of November, 2022 and passed and adopted as an Ordinance of the City of San Carlos at a regular meeting thereof held on the 28th day of November, 2022 by the following vote:
AYES, COUNCILMEMBERS: __________________________________________________ NOES, COUNCILMEMBERS: _________________________________________________ ABSENT, COUNCILMEMBERS: _______________________________________________ ______________________________
CITY CLERK of the City of San Carlos
APPROVED:
MAYOR of the City of San Carlos
Exhibits:
A. Consistency with the General Plan
B. Development Agreement
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EXHIBIT A
GENERAL PLAN POLICIES
The site at 405 Industrial Road has a General Plan land use designation of General Commercial/Industrial. The proposed life science/research and development project is consistent with the following General Plan Polices
• LU-5.2: Implement the City’s adopted Economic Development Plan, which is updated annually as it relates to supporting the local economy. • LU-5.3: Support and encourage businesses and land uses that contribute to the City’s financial viability.
• LU-5.7: Support high-wage industries that provide quality jobs for workers at all education levels.
• LU-5.9: Encourage new commercial development on parcels fronting Highway 101 to expand the City’s tax base and to be of high-quality design. • LU-5.13: Consider use of multiple level parking facilities to provide increased space where available land is limited.
• LU-5.15: Promote economic revitalization on underutilized parcels designated for higher intensity land uses.
• LU-6.1: Support commercial/industrial activity and businesses on the East Side. • LU-6.2: Prohibit the conversion of property designated for industrial/commercial land on the East Side to non-industrial/commercial uses. ·Ensure proposed new uses in the East Side do not introduce land use conflicts that would adversely impact industrial/commercial activities.
• LU-6.3: Support the expansion of key growth industries while maintaining the overall diversity of land uses within East Side employment areas. • LU-6.4: Encourage the development of the Landmark sites at the intersection of Industrial Road and Holly Street.
• LU-6.6: Encourage new development on the East Side to feature high quality architecture that reinforces the character of the area.
• LU-8.1: Require all development to feature high quality design that enhances the visual character of San Carlos.
• LU-8.3: Encourage design features and amenities in new development and redevelopment, including, but not limited to:
o Visual buffers.
o Facilitation of pedestrian activity.
o Distinctiveness and variety in architectural design
• LU-8.4: Promote pedestrian-scaled design through site planning, building design, finish details and landscaping for all types of development by requiring height and locational transitions between buildings of varied levels that are sensitive to the interrelationships of surrounding uses and structures, especially residential. • LU-8.5: Optimize architectural quality by encouraging the use of quality materials, particularly as accents and authentic detailing, such as balconies and window trims. • LU-8.8: Encourage design of convenient pedestrian walkways with shade and minimal tripping hazards, preferably with landscape buffers.
• LU-8.10: On all sides of buildings, require the incorporation of quality architectural design elements for all building façades and stepping back upper floors in order to reduce bulk and mass and to break up monotonous wall lines.
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• LU-8.18: Encourage “green building” practices in new development and redevelopment, such as those that make a building more energy efficient and reduces its effect on human health and the environment through better siting, design, construction, maintenance and operation.
• LU-11.1: Require high quality design for buildings at visually significant locations in gateway areas.
• LU-11.2: Encourage design features, such as landscaping, art and displays in gateway areas that are welcoming, attractive and contribute to a unique sense of place. • LU-11.3: Encourage distinctive architectural features, such as tower elements or a plaza at building entry, for buildings located at visually significant locations within gateway areas. • LU-11.5: Limit the visibility of surface parking within gateway areas through landscaping and architectural treatments such as low decorative walls or trellises. • LU-11.6: Discourage the use of sound walls within gateway areas. If sound walls cannot be avoided, ensure that soundwalls are designed to be attractive and well landscaped. • LU-11.9: Ensure that new development on the Landmark sites at the northeast and southeast corners of Holly Street and Industrial Road function as the primary gateway features for the Holly Street Gateway area. Site planning, building treatments, pedestrian improvements and landscape features shall exhibit exceptional design and respect integrity of adjacent uses including nearby residential properties. • LU-11.11: Ensure that new development or redevelopment on the northwest and southwest corners of Holly Street and Industrial Road complies with the policies set forth in Land Use Goal 5.
• LU-11.12: Develop welcoming gateway areas that emphasize the unique qualities of San Carlos.
• CSH-3.1: Strive to reduce base-line and development-related traffic by 20 percent through public-private partnership efforts.
• CSH-3.2: Support city-wide efforts to reduce vehicular trips within and through the community.
• CSH-3.3 Support the incorporation of Transportation Demand Measures in new development to reduce traffic impacts.
• CSH-3.11: New developments and businesses shall be required to provide adequate loading, unloading and delivery areas, and/or shall be required to conduct such activities during nonbusiness/ peak hours
• EM-11.9 Coordinate with major employers, neighboring municipalities, transit agencies and providers to enhance regional transit and shuttle service.
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IRV #4887-2417-2078 v1
DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT (“Agreement”) dated for reference purposes as of _____________, 2022 (“Agreement Date”), is entered into by and between MENLO BCSP 405 Property LLC_, a Delaware limited liability company (“Developer”) and the CITY OF SAN CARLOS, a California municipal corporation (“City”). Developer and City are sometimes referred to individually herein as a “Party” and collectively as the “Parties.”
R E C I T A L S
This Agreement is entered into on the basis of the following facts, understandings and intentions of the Parties. The following recitals are a substantive part of this Agreement; capitalized terms used herein and not otherwise defined are defined in Article 1 of this Agreement.
A. In order to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic costs and risks of development, the Legislature of the State of California enacted section 65864 et seq. of the Government Code (“Development Agreement Statute”), which authorizes a city and a developer having a legal or equitable interest in real property to enter into a binding, long-term development agreement, establishing certain development rights in the property.
B. In accordance with the Development Agreement Statute, the City Council has adopted a development agreement ordinance codified as Chapter 18.37 of the City’s Municipal Code (“Development Agreement Ordinance”), which authorizes the execution of development agreements and sets forth the required contents and form of those agreements. The provisions of the Development Agreement Statute and the City’s Development Agreement Ordinance are collectively referred to herein as the “Development Agreement Law.” C. Developer is the fee owner of that certain real property located at 405 Industrial Road designated as APN 046-051-080 and more particularly described and depicted in Exhibits A and B attached hereto and incorporated herein (“Property”). The Property is currently developed with public storage buildings.
D. Developer intends to develop the Property with a 6-story building with four stories of life science office/research and development space (206,708 square feet) above 2 levels of above grade parking (89,907 square feet) and two levels of below grade parking as more particularly shown in those certain Planned Development Plans, prepared by RMW,dated Aug.
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8, 2022, entitled “Planning Package for 405 Industrial Road” (“Project”).
E. This Agreement sets forth, among other things, the applicable fees, policies and zoning requirements that apply to development of the Project, and provides Developer with a vested right to develop the Project on the Property in accordance with the Planned Development Zoning and the Planned Development Plan approved by the City for the Project as well as the City’s General Plan, and the other relevant land use designations and zoning provisions applicable to the Property, each as in effect as of the Effective Date, and more particularly defined in Recital H, below as “Existing Approvals” and this Agreement.
F. The City has prepared a draft Initial Study and Mitigated Negative Declaration report for the Project (“MND”) and held hearings pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code section 21000 et seq.). On August 9, 2022, the City circulated the Initial Study/Mitigated Negative Declaration for public review and comment for a period through September 8, 2022. City published the Response to Comments together with the Initial Study/Mitigated Negative Declaration on September 15, 2022.
G. The Planning Commission on September 19, 2022, recommended the following action by adoption of Resolutions Nos. PC2022-09 and PC 2022-10 to the City Council:
certification of the Initial Study/Mitigated Negative Declaration (MND), approval of the Planned Development Zoning and Planned Development Plan and this Agreement. The Planning Commission approved the Design Review and Transportation Demand Management Plan subject to the approval of the Planned Development Zoning and Plan.
H. Prior to or concurrently with approval of this Agreement, the City has taken or will take the following actions to review and plan for the future development and use of the Project (collectively, the “Existing Approvals”):
1. Certification of the MND by Resolution No. _______ adopted by the City Council on _______________;
2. Approval of rezoning by Ordinance No. ________ adopted by the City Council on _____________;
I. Under this Agreement, Developer will provide substantial public benefits in connection with the Project including off-site landscape improvements along Industrial Road and a contribution of $4,200,000 to the City in community benefits, all as more specifically described in Article 6 and Exhibit D to this Agreement.
J. City has determined that by entering into this Agreement, City will further the purposes set forth in the Development Agreement Ordinance and City will benefit from public benefits provided by the Developer to complete improvements within the GESC neighborhood, with specific projects yet to be determined by the City Council.
K. For the reasons recited herein, City and Developer have determined that the Project is a development for which this Agreement is appropriate. This Agreement will eliminate uncertainty regarding Project Approvals, thereby encouraging planning for, investment in, and commitment to use and development of the Property. Development of the Property in
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IRV #4887-2417-2078 v1
accordance with the terms of this Agreement will in turn provide substantial public benefits to the City, thereby achieving the goals and purposes for which the Development Agreement Law was enacted.
L. The terms and conditions of this Agreement have undergone review by City staff, the Planning Commission and the City Council at publicly noticed meetings, and have been found to be fair, just and reasonable, in conformance with the Development Agreement Law and the goals, policies, standards and land use designations specified in the General Plan, and consistent with the requirement under Government Code Section 65867.5, and further, the City Council finds that the economic interests of City’s citizens and the public health, safety and welfare will be best served by entering into this Agreement.
M. City has approved this Agreement by Ordinance No. __________, adopted by the City Council on _________________ (“Enacting Ordinance”).
NOW, THEREFORE, in consideration of the mutual promises, covenants and provisions set forth herein, the receipt and adequacy of which are hereby acknowledged, the Parties agree as follows:
A G R E E M E N T
ARTICLE 1.
DEFINITIONS
1.1 Definitions.
“Administrative Amendment” is defined in Section __.
“Advanced Costs” is defined in Section 5.3.2.
“Agreement” means this Development Agreement.
“Agreement Date” means the reference date identified in the preamble to this Agreement.
“Annual Review Form” is defined in Section 7.2.1.
“Applicable City Regulations” means (a) the permitted uses of the Property, the maximum density and/or total number of residential units, the intensity of use, the maximum height and size of the proposed buildings, provisions for reservation or dedication of land for public purposes, the conditions, terms, restrictions, and requirements for subsequent discretionary actions, the provisions for public improvements and financing of public improvements, and other terms and conditions of development applicable to the Property as set forth in the General Plan of the City on the Effective Date, the Municipal Code of the City on the Effective Date, and the other ordinances, policies, rules, regulations, standards and specifications of the City in effect on the Effective Date; (b) New City Laws that apply to the Property as set forth in Section 4.3.3, 4.3.4 or 4.3.6 herein; and (c) regulations that apply to the Property as set
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forth in Section 4.3.1 and 4.3.2 herein.
“Applicable Law” means (a) all State and Federal laws and regulations applicable to the Property and the Project as enacted, adopted and amended from time to time and (b) the Applicable City Regulations.
“CEQA” is defined in Recital F.
“Changes in the Law” is defined in Section 4.3.6.
“City” means city of San Carlos, a California municipal corporation. “City Council” means City Council of the City of San Carlos. “Claims” means liabilities, obligations, orders, claims, damages, fines, penalties and expenses, including attorneys’ fees and costs.
“Connection Fees” means those fees charged by City or by a utility provider to utility users as a cost for connecting to water, sanitary sewer and other applicable utilities. “Default” is defined in Section 12.1.
“Developer” means MENLO BCSP 405 Property LLC .
“Development Agreement Law” is defined in Recital B.
“Development Agreement Ordinance” is defined in Recital B. “Development Agreement Statute” is defined in Recital A. “Effective Date” is defined in Section 3.1.
“Enacting Ordinance” is defined in Recital M.
“Exactions” means exactions imposed by City as a condition of developing the Project as more particularly set forth in Section 5.2 and in connection with Subsequent Project Approvals, as set forth in 11.2 of this Agreement which may include requirements for acquisition, dedication or reservation of land; and obligations to construct on-site or off-site public and private infrastructure improvements such as roadways, utilities or other improvements necessary to support the Project, whether such exactions constitute subdivision improvements, mitigation measures in connection with environmental review of the Project, or impositions made under Applicable City Regulations. For purposes of this Agreement, Exactions do not include Impact Fees.
“Existing Approvals” is defined in Recital H.
“General Plan” means the General Plan of the City of San Carlos in effect as of the Effective Date.
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“Impact Fees” means the monetary fees and impositions more particularly set forth in Section 5.1.1, below and in Exhibit C, attached, hereto, other than taxes and assessments, charged by City in connection with a development project for the purpose of defraying all or a portion of the cost of mitigating the impacts of a development project or development of the public facilities and services related to a development project, including any “fee” as that term is defined by Government Code section 66000(b). For purposes of this Agreement, a monetary fee or imposition that meets both the definition of an Impact Fee and the definition of an Exaction will be considered an Impact Fee.
“Initial Term” is defined in Section 3.2.1.
“Insubstantial Amendment” is defined in Section 9.2.
“Litigation Challenge” is defined in Section 11.6.2.
“Mitigated Negative Declaration (MND)” is defined in Recital F. “MMRP” means the Mitigation Monitoring and Reporting Program adopted by the City Council in connection with its certification of the MND. “Mortgage” is defined in Section 8.1.
“Mortgagee” is defined in Section 8.1.
“Municipal Code” means the Municipal Code of the City of San Carlos in effect as of the Effective Date.
“New City Laws” means and includes any ordinances, resolutions, orders, rules, official policies, standards, specifications, guidelines or other regulations, which are promulgated or adopted by the City (including but not limited to any City agency, body, department, officer or employee) or its electorate (through the power of initiative or otherwise) after the Effective Date. “Notice” is defined in Section 13.7.
“Other Agency Fees” is defined in Section 5.1.4.
“Other Agency Subsequent Project Approvals” means Subsequent Project Approvals to be obtained from entities other than City.
“Party/Parties” is defined in the introductory paragraph preceding the Recitals of this Agreement.
“Permitted Delay” is defined in Section 13.2.
“Planning Commission” means the Planning Commission of the City of San Carlos. “Prevailing Wage Components” is defined in Section 5.3.2. “Prevailing Wage Laws” is defined in Section 5.3.
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“Processing Fees” means all fees charged on a City-wide basis to cover the cost of City processing of development project applications, including any required supplemental or other further environmental review, plan checking (time and materials) and inspection and monitoring for land use approvals, design review, grading and building permits, General Plan maintenance fees, and other permits and entitlements required to implement the Project, which are in effect at the time those permits, approvals or entitlements are applied for, and which fees are intended to cover the City’s actual and reasonable costs of processing the foregoing. “Project” is defined in Recital D.
“Project Approvals” means the Existing Approvals and, when and as approved in accordance with the terms of this Agreement, the Subsequent Project Approvals. “Property” is defined in Recital C.
“Subsequent Project Approvals” is defined in Section 11.1. “Term” is defined in Section 3.2.1.
ARTICLE 2.
GENERAL PROVISIONS
2.1 Ownership of Property The Parties hereby acknowledge that, as of the Effective Date, Developer has a a fee interest in the Property.
ARTICLE 3.
EFFECTIVE DATE; OPERATIVE DATE; TERM; FORCE MAJEURE;
REPRESENTATIONS
3.1 Effective Date. This Agreement shall become effective the date that is thirty (30) days after the date the Enacting Ordinance is adopted (“Effective Date”).
3.2 Term.
3.2.1 Term of Agreement. The “Term” of this Agreement shall commence on the Effective Date and shall expire on the tenth (10th) anniversary of the Effective Date, unless extended or earlier terminated as provided herein.
3.2.2 Effect of Termination. Upon the expiration of the Term, this Agreement shall be deemed terminated and of no further force and effect, subject, however, to the provisions set forth in Section 12.7
3.3 City Representations and Warranties. City represents and warrants to Developer that:
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3.3.1 City is a municipal corporation, and has all necessary powers under the laws of the State of California to enter into and perform the undertakings and obligations of City under this Agreement.
3.3.2 The execution and delivery of this Agreement and the performance of the obligations of City hereunder have been duly authorized by all necessary City Council action and all necessary approvals have been obtained.
3.3.3 This Agreement is a valid obligation of City and is enforceable in accordance with its terms.
3.3.4 The foregoing representations and warranties are made as of the Agreement Date.
During the Term of this Agreement, City shall, upon learning of any fact or condition which would cause any of the warranties and representations in this 3.3 not to be true, immediately give written Notice of such fact or condition to Developer.
3.4 Developer Representations and Warranties. Developer represents and warrants to City that:
3.4.1 Developer is duly organized, validly existing and in good standing under the laws of the State of California and has all necessary powers under the laws of the State of California to own property interests and in all other respects enter into and perform the undertakings and obligations of Developer under this Agreement.
3.4.2 The execution and delivery of this Agreement and the performance of the obligations of Developer hereunder have been duly authorized by all necessary corporate, partnership or company action and all necessary shareholder, member or partner approvals have been obtained.
3.4.3 This Agreement is a valid obligation of Developer and is enforceable in accordance with its terms.
3.4.4 Developer has not (i) made a general assignment for the benefit of creditors, (ii) filed any voluntary petition in bankruptcy or suffered the filing of any involuntary petition by Developer’s creditors, (iii) suffered the appointment of a receiver to take possession of all, or substantially all, of Developer’s assets, (iv) suffered the attachment or other judicial seizure of all, or substantially all, of Developer’s assets, (v) admitted in writing its inability to pay its debts as they come due, or (vi) made an offer of settlement, extension or composition to its creditors generally.
The foregoing representations and warranties are made as of the Agreement Date.
During the Term of this Agreement, Developer shall, upon learning of any fact or condition which would cause any of the warranties and representations in this 3.4 not to be true, immediately give written Notice of such fact or condition to City.
ARTICLE 4.
DEVELOPMENT OF PROPERTY
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4.1 Vested Rights. City hereby grants to Developer a vested right to develop and construct the Project at the Property, including all on-site and off-site improvements authorized by, and in accordance with, the Project Approvals. Except as otherwise provided in this Agreement, no New City Laws that conflict with this Agreement, the Applicable City Regulations, or the Project Approvals shall apply to the Project or the Property. For purposes of this Section and Section 4.3, the word “conflict” means any modifications that purport to: (i) limit the Project Approvals, including but not limited to the permitted uses of the Property, the maximum density and intensity of use (including but not limited to floor area ratios of buildings and the overall maximum number of residential units), or the maximum height and size of proposed buildings; (ii) impose requirements for reservation or dedication of land for public purposes or requirements for infrastructure, public improvements, or public utilities, other than as provided in the Project Approvals; (iii) impose conditions upon development of the Property other than as permitted by Applicable Law, Changes in the Law, and the Project Approvals; (iv) limit the timing, phasing, sequencing, or rate of development of the Property; (v) limit the location of building sites, grading or other improvements on the Property in a manner that is inconsistent with the Existing Approvals; (vi) limit or control the ability to obtain public utilities, services, infrastructure, or facilities (provided, however, nothing herein shall be deemed to exempt the Project or the Property from any water use rationing requirements that may be imposed on a City-wide basis from time to time in the future or be construed as a reservation of any existing sanitary sewer or potable water capacity); (vii) require the issuance of additional permits or approvals by the City other than those required by Applicable Law and the Existing Approvals; (viii) increase the permitted Impact Fees or add new Impact Fees, except as permitted by Section 5.1 of this Agreement; (ix) establish, enact, increase, or impose against the Project or the Property any special taxes or assessments other than those specifically permitted by this Agreement, including Section 5.5 (x) apply to the Project any New City Laws that are not uniformly applied on a City-wide basis to all substantially similar types of development projects and project sites (i.e., to all for sale residential projects, to all rental residential projects, to all office projects, to all mixed-use projects etc.); or (xi) impose against the Project any condition, dedication or other Exaction not specifically authorized by Applicable Law or the Project Approvals. To the extent that New City Laws conflict with the vested rights granted pursuant to this Agreement, they shall not apply to the Property or the Project, except as provided in 4.3, below.
4.2 Development and Design Standards. The Project shall be developed in conformance with the Existing Approvals and Applicable City Regulations, including the General Plan and the zoning in effect as of the Effective Date. The design, permitted uses, FAR, maximum height and size of buildings and development standards shall all be in accordance with the Existing Approvals and Applicable City Regulations.
4.3 Reservations of Authority. Notwithstanding any other provision of this Agreement to the contrary, the following regulations and provisions shall apply to the development of the Project:
4.3.1 Procedural Rules. Regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure then applicable in City at the time of building permit application;
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4.3.2 Uniform Construction Codes. Regulations governing construction standards and specifications, including City’s building code, plumbing code, mechanical code, electrical code, fire code and grading code, and all other uniform construction codes then applicable in City at the time of building permit application;
4.3.3 New City Laws Not in Conflict. New City Laws applicable to the Property or Project, which do not conflict with this Agreement, including Developer’s vested rights under Error! Reference source not found. above;
4.3.4 New City Laws- Health and Safety. New City Laws which may be in conflict with this Agreement, but which are necessary to protect the physical health and safety of the public.
4.3.5 Exactions. Exactions for Subsequent Project Approvals, if applicable, permitted by Section 11.2.
4.3.6 Changes in the Law. As provided in Section 65869.5 of the Development Agreement Law, this Agreement shall not preclude the applicability to the Project of changes in laws, regulations, plans or policies, to the extent that such changes are specifically mandated and required by changes in State or Federal laws or by changes in laws, regulations, plans or policies of special districts or other governmental entities, other than the City, created or operating pursuant to the laws of the State of California (“Changes in the Law”). In the event Changes in the Law prevent or preclude compliance with one or more provisions of this Agreement, the Parties shall meet and confer in good faith in order to determine whether such provisions of this Agreement shall be modified or suspended, or performance thereof delayed, as may be necessary to comply with Changes in the Law. Following the meeting between the Parties, the provisions of this Agreement may, to the extent feasible, and upon mutual agreement of the Parties, be modified or suspended, but only to the minimum extent necessary to comply with such Changes in the Law. In such event, this Agreement together with any required modifications shall continue in full force and effect. Nothing in this Agreement shall preclude Developer from contesting by any available means (including administrative or judicial proceedings) such Changes in the Law or their applicability to the Project and, in the event that such challenge is successful, this Agreement shall remain unmodified and in full force and effect, unless the Parties mutually agree otherwise.
4.4 Regulation by Other Public Agencies. Developer acknowledges and agrees that other public agencies not within the control of City may possess authority to regulate aspects of the development of the Property separately from or jointly with City, and this Agreement does not limit the authority of such other public agencies. Developer shall, at the time required by Developer in accordance with Developer’s construction schedule, apply for all such other permits and approvals as may be required by other governmental or quasi-governmental entities in connection with the development of, or the provision of services to, the Project. Developer shall also pay all required fees when due to such public agencies. Developer acknowledges that City does not control the amount of any such fees. City shall reasonably cooperate with Developer in Developer’s effort to obtain such permits and approvals; provided, however, City shall have no obligation to incur any costs, without compensation or reimbursement by Developer, or to amend any policy, regulation or ordinance of City in connection therewith.
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4.5 Life of Project Approvals. The term of any and all Project Approvals shall automatically be extended for the longer of the Term of this Agreement or the term otherwise applicable to such Project Approvals.
4.6 Initiatives. If any New City Law is enacted or imposed by an initiative or referendum, which New City Law would conflict with the Project Approvals or this Agreement or reduce the development rights or assurances provided by this Agreement, such New City Law shall not apply to the Property or Project; provided, however, the Parties acknowledge that City’s approval of this Agreement is a legislative action subject to referendum. Without limiting the generality of the foregoing, no moratorium or other limitation (whether relating to the rate, timing, phasing or sequencing of development, whether imposed by ordinance, initiative, resolution, policy, order or otherwise, and whether enacted by the City Council, an agency of City, the electorate, or otherwise) affecting subdivision maps, use permits, building permits, occupancy permits, or other entitlements to use that are approved or to be approved, issued or granted by City shall apply to the Property or Project. Developer agrees and understands that City does not have authority or jurisdiction over any other public agency’s ability to grant governmental approvals or permits or to impose a moratorium or other limitations that may affect the Project. City shall reasonably cooperate with Developer and, at Developer’s expense, shall undertake such actions as may be necessary to ensure this Agreement remains in full force and effect. City, except to submit to vote of the electorate initiatives and referendums required by law to be placed on a ballot and fulfill any legal responsibility to defend a ballot measure passed by its voters, shall not support, adopt or enact any New City Law, or take any other action which would violate the express provisions or spirit and intent of this Agreement.
4.7 Timing of Development. Developer shall meet its obligation to provide the public benefits described in Article 6 within the times provided therein. However, and not in limitation of any of the foregoing, since the California Supreme Court held in Pardee Construction Co. v.
City of Camarillo, 37 Cal.3d 465 (1984), that the failure of the parties therein to consider, and expressly provide for, the timing of development resulted in a later-adopted initiative restricting the timing of development to prevail over such parties’ agreement, it is the desire of the Parties hereto to avoid that result. Therefore, notwithstanding the adoption of an initiative after the Effective Date by City’s electorate to the contrary, the Parties acknowledge that, except as otherwise provided for in the Existing Approvals, Developer shall have the vested right (but not the obligation) to develop the Project in such order and at such rate and at such times as Developer deems appropriate in the exercise of its business judgment.
4.8 Expansion of Development Rights. If any New City Laws or Changes in Law expand, extend, enlarge or broaden Developer’s rights to develop the Project, then, (a) if such law is mandatory, the provisions of this Agreement shall be modified as may be necessary to comply or conform with such new law, and (b) if such law is permissive, the provisions of this Agreement may be modified, upon the mutual agreement of Developer and City. Immediately after enactment of any such new law, upon Developer’s request, the Parties shall meet and confer in good faith for a period not exceeding sixty (60) days (unless such period is extended by mutual written consent of the Parties) to prepare such modification in the case of a mandatory law or to discuss whether to prepare a proposed modification in the case of a permissive law.
Developer shall have the right to challenge City’s refusal to apply any new law mandating expansion of Developer’s rights under this Agreement, and in the event such challenge is
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successful, this Development Agreement shall be modified to comply with, or conform to, the new law.
4.9 No Reservation of Sanitary Sewer or Potable Water Capacity. City has found the Project to be consistent with the General Plan which anticipates that there will be sufficient potable water and sanitary sewer capacity to serve future development contemplated by the General Plan, including the Project. However, nothing in this Agreement is intended to exempt the Project from any water use rationing requirements that may be imposed on a City-wide basis from time to time in the future or be construed as a reservation of any existing sanitary sewer or potable water capacity.
ARTICLE 5.
OTHER RIGHTS AND OBLIGATIONS OF THE PARTIES
5.1 Fees.
5.1.1 Impact Fees. City and Developer understand and agree that the Impact Fees associated with the Project are as set forth in Exhibit C, attached below, are a material consideration for Developer agreeing to develop the Project, whereby the Developer shall pay the Impact Fees prior to issuance of the building permit for the Existing Approvals. Once the Impact Fees are paid Developer shall not be required to re-pay the Impact fees in the event of an act of God which requires re-construction of the project according to the Existing Approvals. For the period commencing on the Effective Date and continuing until expiration of the Impact Fee Limitation Period (defined below), Developer shall pay when due all existing Impact Fees applicable to the Project in accordance with this Agreement in effect as of the Agreement Date at the lower of (i) the rates in effect as of the Agreement Date, including all existing fee escalation provisions or (ii) the rates in effect when such existing Impact Fees are due and payable, and shall not be required to pay any escalations in such Impact Fees in excess of the fee escalation provisions in any Impact Fee in effect as of the Agreement Date or new Impact Fees enacted or established after the Agreement Date. As used herein the term (“Impact Fee Limitation Period”) means the period commencing on the Effective Date and expiring on the 10th anniversary thereof. Except as otherwise provided in this Section 5.1.1, Developer agrees to pay when due any and all existing, , increased or modified Impact Fees, at the rates then in effect at the time building permits are issued on any or all portions of the Project so long as any new fees or increases in existing fees from the amount existing as of the Agreement Date are uniformly applied by City to all substantially similar types of development projects and properties (i.e., to all for-sale residential projects, to all rental residential projects, to all office projects, etc.) and are consistent with the provisions of applicable California law, including the provisions of Government Code Section 66000 et seq., and all applicable nexus and rough proportionality tests and other legal requirements. Developer retains all rights to protest an imposition, fee, dedication, reservation, or other exaction, as set forth in California Government Code Section 66020.
5.1.2 Processing Fees. Subject to Developer’s right to protest and/or pursue a challenge in law or equity to any new or increased Processing Fees, City may charge and Developer agrees to pay all Processing Fees which are in effect on a City-wide basis at the time permits, approvals or entitlements are applied for.
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5.1.3 Connection Fees. Developer shall pay connection fees assessed by utility providers and other agencies assessing such fees at the rates in effect from time to time.
5.1.4 Other Agency Fees. Nothing in this Agreement shall preclude City from collecting fees from Developer that are lawfully imposed on the Project by another agency having jurisdiction over the Project, which the City is required to collect pursuant to Applicable Law (“Other Agency Fees”).
5.2 Exactions. City may impose and Developer shall comply with those Exactions required by this Agreement, the Existing Approvals, and Subsequent Project Approvals, if applicable, in accordance with Section 11.2 below.
5.3 Prevailing Wage.
5.3.1 Prevailing Wage Indemnity. Developer shall defend (with counsel reasonably acceptable to the City), indemnify, assume all responsibility for, and hold harmless City Parties from and against any and all present and future Claims arising out of or in any way connected with Developer’s or its contractors' or subcontractors’ obligations to comply with all Prevailing Wage Laws, including all Claims that may be made by contractors, subcontractors or other third party claimants pursuant to Labor Code sections 1726 and 1781.
5.3.2 Release of City. Developer hereby waives and releases City Parties from any and all manner of Claims or other compensation whatsoever, in law or equity, of whatever kind or nature, whether known or unknown, direct or indirect, foreseeable or unforeseeable, absolute or contingent, now existing or which may in the future arise, including lost business opportunities or economic advantage, and special and consequential damages, arising out of, directly or indirectly, or in any way connected with Developer’s obligation to comply with all Prevailing Wage Laws in connection with the Prevailing Wage Components. Developer is aware of and familiar with the provisions of Section 1542 of the California Civil Code which provides as follows:
A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE
CREDITOR OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO
EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE
RELEASE AND THAT, IF KNOWN BY HIM OR HER, WOULD HAVE
MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE
DEBTOR OR RELEASED PARTY.
INITIALS: DEVELOPER _______
5.4 Other Financing Mechanisms. Without limitation of and in addition to the provisions of this Agreement, upon Developer’s request, City will give good faith consideration to establishing any other mechanism that is legal and available to the City to aid in financing the construction of Project facilities and infrastructure. These mechanisms may include, without limitation, direct funding of condemnation costs and construction costs, acquisition of improvements, establishing reserve accounts to fund capital improvement program projects, Landscaping and Lighting Districts, Geological Hazard Abatement Districts or other similar mechanisms. Any such request by Developer must be made to the City Manager in written form
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and must outline the purposes for which any such mechanism will be established or issued, the general terms and conditions upon which it will be established or issued and a proposed timeline for its establishment or issuance. City reserves full and complete discretion with respect to consideration of any proposed alternative funding mechanisms and nothing in this Agreement is intended to or shall limit City’s ability to approve or disapprove such mechanisms in its sole discretion and nothing in this Agreement is intended to or shall prejudge or commit to City regarding the findings and determinations to be made with respect thereto.
5.5 Taxes and Assessments. Developer covenants and agrees to pay prior to delinquency all existing taxes and assessments and any and all new taxes or assessments that are adopted after the Effective Date and which conform to the terms of this Agreement, including this Section. As of the Agreement Date, City is unaware of any pending efforts to initiate, or consider applications for new or increased special taxes or assessments covering the Property, or any portion thereof. City shall retain the ability to initiate or process applications for the formation of new assessment districts or imposition of new taxes covering all or any portion of the Property. City may impose new taxes and assessments, other than Impact Fees, on the Property in accordance with the then applicable laws, but only if such taxes or assessments are adopted by or after Citywide voter approval, or approval by landowners subject to such taxes or assessments, and are imposed on other land and projects of the same category within the jurisdiction of City in a reasonably proportional manner as determined by City, and, as to assessments, only if the impact thereof does not fall disproportionately on the Property as compared to the benefits accruing to the Property as indicated in the engineers report for such assessment district. Nothing herein shall be construed so as to limit Developer from exercising whatever rights it may otherwise have in connection with protesting or otherwise objecting to the imposition of taxes or assessments on the Property.
5.5.1 Tax Localization Plan and Requirements.
1. Developer shall use best efforts to require the incorporation of requirements substantially in the form set forth in Exhibit H in its contracts with general contractors performing work at the Project Site, in connection with causing sales and use tax arising from purchases of materials, fixtures or equipment for the Project to be allocated to the City, to the extent allowed by law (the “Tax Localization Plan”). Developer shall use best efforts to direct its general contractors to comply with the Tax Localization Plan. In order to monitor compliance with the Tax Localization Plan, Developer shall designate a representative for the purpose of semiannual review with the City of relevant documents and filings with the State Board of Equalization.
2. Subject to the succeeding sentence, as between Developer and City, Developer shall be responsible for the administrative expenses incurred in connection with the implementation of the Tax Localization Plan.
3. Developer will assist City at Developer’s sole expense in defending against any administrative proceedings instituted by the State Board of Equalization or the California Department of Tax and Fee Administration (CDTFA) relating to whether the City is the proper point-of -sale location.
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ARTICLE 6.
PUBLIC BENEFITS
In consideration of the rights and benefits conferred by City to Developer under this Agreement, upon issuance of a certificate of occupancy for the Existing Approvals, Developer shall perform and provide the Public Benefit obligations described in Exhibit D, some of which exceed those dedications, conditions, and exactions which may be imposed under Applicable Law. Once the Public Benefits are paid, Developer shall not be required to re-pay the Public Benefit fees in the event of an act of God which requires re-construction of the project according to the Existing Approvals.
ARTICLE 7.
ANNUAL REVIEW
7.1 Periodic Review. As required by California Government Code Section 65865.1 and the Development Agreement Ordinance, City and Developer shall review this Agreement and all actions taken pursuant to the terms of this Agreement with respect to the development of the Project every twelve (12) months to determine good faith compliance with this Agreement.
Specifically, City’s annual review shall be conducted for the purposes of determining good faith compliance by Developer with its obligations under this Agreement. Each annual review shall also document Developer’s progress toward completion of Project components.
7.2 Process. The annual review shall be conducted as provided in the Development Agreement Law and City’s Development Agreement Ordinance as follows.
7.2.1 By the anniversary of the Effective Date each year, the Developer shall provide documentation of its compliance with the Agreement during the previous calendar year, including a completed Annual Review Form in the form provided in Exhibit E (“Annual Review Form”). Promptly upon receipt of Developer’s completed Annual Review Form, the City’s Community Development Director shall review the Annual Review Form and shall reasonably determine, on the basis of substantial evidence, whether the Developer has complied with the provisions of this Agreement.
7.2.2 If the City’s Community Development Director reasonably finds good faith compliance by Developer with the terms of this Agreement, the City’s Community Development Director or his or her designee shall so notify Developer in writing in a form that may be recorded at Director’s discretion. If the City’s Community Development Director reasonably finds that Developer has not complied in good faith with the terms of this Agreement, the City’s Community Development Director shall notify Developer in writing in a form that may be recorded when final and that specifies the respects in which Developer has failed to comply, reasonable terms of compliance, and a reasonable time for Developer to meet the terms of compliance. If Developer does not act in good faith to comply with any terms of compliance within the prescribed time limits, this Agreement shall be subject to termination or modification pursuant to Section 7.2.3.
7.2.3 Within seven (7) days after issuance of a finding of compliance or a finding of noncompliance, any interested person may file a written appeal of the finding with the City Council. The
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appellant shall pay fees and charges for the filing and processing of the appeal in amounts established by resolution of the City Council. The appellant shall specify the reasons for the appeal. The issuance of a finding of compliance or finding of noncompliance by the City’s Community Development Director and the expiration of the appeal period without appeal, or the confirmation by the City Council of the issuance of the finding on such appeal, shall conclude the review for the applicable period and such determination shall be final.
7.2.4 If a finding of noncompliance does not include terms of compliance, or if Developer does not act in good faith to comply with the terms of compliance within the time specified for compliance, the City’s Community Development Director may refer the development agreement to the City Council for termination or modification. The City Council shall conduct a public hearing after the time specified for compliance. After the public hearing, the City Council may terminate the development agreement, modify the finding of noncompliance, or rescind the finding of noncompliance, and issue a finding of compliance.
7.3 No Waiver. Failure of City to conduct an annual review shall not constitute a waiver by the City of its rights to otherwise enforce the provisions of this Agreement nor shall Developer have or assert any defense to such enforcement by reason of any such failure to conduct an annual review.
ARTICLE 8.
MORTGAGEE PROTECTION
8.1 Mortgagee protection. This Agreement shall not prevent or limit Developer in any manner, at Developer’s sole discretion, from encumbering the Property or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security device securing financing with respect to the Property (“Mortgage”). This Agreement shall be superior and senior to any lien placed upon the Property or any portion thereof after the date of recording the Agreement, including the lien of any Mortgage. Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish or impair the lien of any Mortgage made in good faith and for value, but all of the terms and conditions contained in this Agreement shall be binding upon and effective against and shall run to the benefit of any person or entity, including any deed of trust beneficiary or mortgagee (“Mortgagee”), who acquires title or possession to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu of foreclosure or otherwise.
8.2 Mortgagee Not Obligated. No Mortgagee (including one who acquires title or possession to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu of foreclosure or otherwise) shall have any obligation to construct or complete construction of improvements, or to guarantee such construction or completion; provided, however, that unless a new entitlement application for a new project is approved, a Mortgagee shall not be entitled to devote the Property to any use except in full compliance with this Agreement and the other Project Approvals nor to construct any improvements thereon or institute any uses other than those uses or improvements provided for or authorized by this Agreement, or otherwise under the Project Approvals. Except as otherwise provided in this Section 8.2, all of the terms and conditions contained in this Agreement and the other Project Approvals shall be binding upon
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and effective against and shall run to the benefit of any person or entity, including any Mortgagee, who acquires title or possession to the Property, or any portion thereof.
8.3 Notice of Default to Mortgagee. If City receives a notice from a Mortgagee requesting a copy of any Notice of Default given Developer hereunder and specifying the address for service thereof, then City agrees to use its diligent, good faith efforts to deliver to such Mortgagee, concurrently with service thereon to Developer, any Notice of Default given to Developer.
8.4 Right to Cure. In the event of a Default by Developer, any Mortgagee shall have the right to remedy, or cause to be remedied, such Default within sixty (60) days following the later to occur of (i) the date of Mortgagee’s receipt of the Notice of Default referred to in Error! Reference source not found. above, or (ii) the expiration of the period provided herein for Developer to remedy or cure such Default, and City shall accept such performance by or at the insistence of the Mortgagee as if the same had been timely made by Developer; provided, however, that (a) if such Default is not capable of being cured within the timeframes set forth in this Section 8.4 and Mortgagee commences to cure the Default within such timeframes, then Mortgagee shall have such additional time as is required to cure the Default so long as Mortgagee diligently prosecutes the cure to completion and (b) if possession of the Property (or portion thereof) is required to effectuate such cure or remedy, the Mortgagee shall be deemed to have timely cured or remedied if it commences the proceedings necessary to obtain possession thereof within sixty (60) days after receipt of the copy of the notice, diligently pursues such proceedings to completion, and, after obtaining possession, diligently completes such cure or remedy.
8.5 No Supersedure. Nothing in this Article 8 shall be deemed to supersede or release a Mortgagee or modify a Mortgagee’s obligations under any subdivision or public improvement agreement or other obligation incurred with respect to the Project outside this Agreement, nor shall any provision of this Article 8 constitute an obligation of City to such Mortgagee, except as to the notice requirements of Section 8.3.
8.6 Technical Amendments to Article 8. City agrees to reasonably consider and approve interpretations and/or technical amendments to the provisions of this Agreement that are required by lenders for the acquisition and construction of the Project on the Property or any refinancing thereof and to otherwise cooperate in good faith, at Developer's expense, to facilitate Developer’s negotiations with lenders.
ARTICLE 9.
AMENDMENT
9.1 Amendment of Agreement By Mutual Consent. This Agreement may be amended in writing from time to time by mutual consent of the Parties hereto or their successorsin-interest or assigns.
9.2 Insubstantial Amendments to Agreement. Any amendment to this Agreement which, in the context of the overall Project contemplated by this Agreement, does not substantially affect (i) the Term of this Agreement; (ii) permitted uses of the Property; (iii)
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provisions for the reservation or dedication of land, if applicable; (iv) conditions, terms, restrictions or requirements for subsequent discretionary actions; (v) the approved FAR; (vi) Property or the maximum height or size of proposed buildings; or (vi) the nature, timing of delivery, or scope of public improvements required by the Existing Approvals or Subsequent Project Approvals (if applicable) , shall be deemed an “Insubstantial Amendment” and shall not, except to the extent otherwise required by law or this Agreement, require notice or public hearing before the parties may execute an amendment hereto. The Director shall have the authority to execute an Insubstantial Amendment or, in his or her reasonable discretion, seek approval of an Insubstantial Amendment by City resolution.
9.3 Requirement for Writing. No modification, amendment or other change to this Agreement or any provision hereof shall be effective for any purpose unless specifically set forth in a writing which refers expressly to this Agreement and is signed by duly authorized representatives of both Parties or their successors.
9.4 Amendments to Development Agreement Statute. This Agreement has been entered into in reliance upon the provisions of the Development Agreement Statute as those provisions existed as of the Agreement Date. No amendment or addition to those provisions which would materially affect the interpretation or enforceability of this Agreement shall be applicable to this Agreement, unless such amendment or addition is specifically required by the California State Legislature, or is mandated by a court of competent jurisdiction. In the event of the application of such a change in law, the Parties shall meet in good faith to determine the feasibility of any modification or suspension that may be necessary to comply with such new law or regulation and to determine the effect such modification or suspension would have on the purposes and intent of this Agreement. Following the meeting between the Parties, the provisions of this Agreement may, to the extent feasible, and upon mutual agreement of the Parties, be modified or suspended but only to the minimum extent necessary to comply with such new law or regulation. If such amendment or change is permissive (as opposed to mandatory), this Agreement shall not be affected by same unless the Parties mutually agree in writing to amend this Agreement to permit such applicability. Developer and/or City shall have the right to challenge any new law or regulation preventing compliance with the terms of this Agreement, and in the event such challenge is successful, this Agreement shall remain unmodified and in full force and effect.
9.5 Operating Memoranda. The provisions of this Agreement require a close degree of cooperation between City and Developer and development of the Property hereunder may demonstrate that refinements and clarifications are appropriate with respect to the details of performance of City and Developer. If and when, from time to time, during the Term of this Agreement, City and Developer agree that such clarifications are necessary or appropriate, City and Developer may effectuate such clarifications through operating memoranda approved by City and Developer, which, after execution, shall be attached hereto as addenda and become a part hereof, and may be further clarified from time to time as necessary with future approval by City and Developer. No such operating memoranda shall constitute an amendment to this Agreement requiring public notice or hearing. The City Manager, in consultation with the City Attorney, shall make the determination on behalf of City whether a requested clarification may be effectuated pursuant to this Section 9.5 or whether the requested clarification is of such a character to constitute an amendment hereof pursuant to Section 9.1 or Section 9.2 above. The
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City Manager shall be authorized to execute any operating memoranda hereunder on behalf of City.
ARTICLE 10.
ASSIGNMENT
10.1 Assignment. Because of the necessity to coordinate development of the entirety of the Property pursuant to plans for the Project, particularly with respect to the provision of onand off-site public improvements and public services and benefits, certain restrictions on the right of Developer to assign or transfer its interest under this Agreement with respect to the Property, or any portion thereof, are necessary in order to assure the achievement of the goals, objectives and public benefits of the Project and this Agreement. Developer agrees to and accepts the restrictions set forth in this Article 10 as reasonable and as a material inducement to City to enter into this Agreement.
10.2 Notice of Assignment. Developer shall provide the City with written notice of any proposed transfer or assignment of Developer’s rights or obligations hereunder (each, an “Assignment”) at least thirty (30) days prior to such Assignment and request City’s reasonable consent to such Assignment, as provided herein. Each such notice of proposed Assignment shall be accompanied by reasonable (non-confidential) evidence of the corporate, limited liability company or other legal entity’s existence and good standing and a proposed form of Assignee’s assumption of Developer’s obligations hereunder substantially in the form of Exhibit F, which would be recorded in the Official Records of San Mateo County concurrent with the transfer.
Developer shall pay the actual costs borne by City in connection with its review of the proposed Assignment, including the costs incurred by the City Attorney’s Office.
10.3 Release of Developer. Notwithstanding any sale, transfer or assignment of all or a portion of the Property, Developer shall continue to be obligated under this Agreement as to all or the portion of the Property so transferred unless City has consented to the Assignment as provided above. If the required City consent is given, then Developer shall be released from any further liability or obligation under this Agreement related to the transferred Property provided:
(i) neither Developer nor Assignee is in default under this Agreement at the time of such transfer; (ii) Developer and Assignee have executed and acknowledged and delivered to City for recordation in the Official Records of the County of San Mateo an assignment and assumption agreement substantially in the form of Exhibit _G attached hereto; and (iii) the Assignee has expressly assumed for the benefit of City the obligations of Developer as to the portion of the Property so transferred. No release of Developer shall be effective unless and until each of the above conditions have been met. Notwithstanding anything to the contrary contained in this Agreement, if an Assignee Defaults under this Agreement, such Default shall not constitute a Default by Developer (or any other Assignee) with respect to any other portion of the Property hereunder and shall not entitle City to terminate or modify this Agreement with respect to such other portion of the Property.
10.4 Partial Assignment. Subject to the limitations set forth in this Article 10, in the event of a transfer of a portion of the Property, Developer shall have the right to assign its rights, duties and obligations under this Agreement that are applicable to the transferred portion, and retain all rights, duties and obligations applicable to the retained portions of the Property. Upon
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Developer’s request, City, at Developer’s expense, shall cooperate with Developer and any proposed Assignee to allocate rights, duties and obligations under this Agreement and the Project Approvals between the assigned portion of the Property and the retained Property. Assignee shall succeed to the rights, duties and obligations of Developer only with respect to the parcel or parcels, or portion of the Property so purchased, transferred, ground leased or assigned, and Developer shall continue to be obligated under this Agreement with respect to any remaining portions of the Property retained by Developer and not assigned.
10.5 Successive Assignment. In the event there is more than one Assignment under the provisions of this Article 10, the provisions of this Article 10 shall apply to each successive Assignment and Assignee.
10.6 Other Permitted Transfers. The provisions in this Article 10 shall not be deemed to prohibit or otherwise restrict Developer from (i) granting easements or licenses or modifying existing easements to facilitate development of the Property consistent with the Project Approvals; (ii) encumbering the Property or any portion hereof or of the improvements thereon by a Mortgage securing financing with respect to the Property or Project; (iii) transferring all or a portion of the Property pursuant to a foreclosure, conveyance in lieu of foreclosure, or other remedial action in connection with a Mortgage, or to any transferee from a Mortgagee or owner of the Property upon foreclosure or after a conveyance in lieu of foreclosure; (iv) transferring any completed components of the Project, provided the City has issued an Occupancy Permit for such components and all Impact and Public Benefit fees have been paid according to this Agreement.
ARTICLE 11.
COOPERATION AND IMPLEMENTATION
11.1 Subsequent Project Approvals. Certain subsequent land use approvals, entitlements, and permits other than the Existing Approvals, may be necessary or desirable for implementation of the Project (“Subsequent Project Approvals”). The Subsequent Project Approvals may include, the following: major amendments of the Existing Approvals that are not Insubstantial Amendments as described in Section 9.2, above, , grading permits, building permits, sewer and water connection permits, certificates of occupancy, lot line adjustments, site plans, development plans, land use plans, building plans and specifications, parcel maps and/or subdivision maps, conditional use permits, variances, design review, demolition permits, improvement agreements, encroachment permits, and any amendments to, or repealing of, any of the foregoing. As required by Government Code Section 65867.5, any tentative map prepared for the Project shall comply with the water supply verification requirements set forth in Government Code Section 66473.7.
11.2 Scope of Review of Subsequent Project Approvals. With the Existing Approvals, City has made a final policy decision that the Project is in the best interests of the public health, safety and general welfare. Applications for Subsequent Project Approvals that are consistent with this Agreement and the Existing Approvals shall be processed and considered in a manner consistent with the vested rights granted by this Agreement and shall be deemed to be tools to implement those final policy decisions, and shall be reasonably approved by City so long as they are consistent with this Agreement and the Existing Approvals. While City expressly reserves its
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discretion with respect to all Subsequent Project Approvals, City agrees that it shall not use its authority in considering any application for a Subsequent Project Approval to change the policy decisions reflected by the Existing Approvals, including by reducing the density or changing the permitted uses of the Property or the permitted rate of development, or otherwise to prevent development of the Project as set forth in the Existing Approvals.
City reserves reasonable discretion to impose appropriate reasonable future Exactions in connection with issuance of Subsequent Project Approvals, provided that in exercising its discretion in connection with consideration of Subsequent Project Approvals, City agrees that City shall not revisit the fundamental policy decisions reflected by the Existing Approvals or impose any Exactions that would (i) conflict with the Applicable City Regulations or the Existing Approvals as set forth in Section 4.1 herein unless expressly permitted by Sections 4.3 or Section 11.6.6 Subject to the foregoing, Exactions imposed on Subsequent Project Approvals shall be reasonable and may include dedications of land for public uses and requirements that Developer construct or cause the construction of ancillary public rights-of-way and internal streets, utilities, and public facilities, including all applicable in-tract subdivision improvements.
At such time as any Subsequent Project Approval applicable to the Property is approved by City, then such Subsequent Project Approval shall become subject to all the terms and conditions of this Agreement applicable to Project Approvals and shall be treated as a “Project Approval” under this Agreement.
11.3 Processing.
11.3.1 Developer Covenant. Developer acknowledges that City cannot begin processing applications for Subsequent Project Approvals until Developer submits complete applications on a timely basis. Developer shall use diligent good faith efforts to (i) provide to City in a timely manner any and all documents, applications, plans, and other information necessary for City to carry out its obligations hereunder; and (ii) cause Developer’s planners, engineers, and all other consultants to provide to City in a timely manner all such documents, applications, plans and other materials required under Applicable Law.
It is the express intent of Developer and City to cooperate and diligently work to obtain any and all Subsequent Project Approvals.
11.3.2 City Covenant. Upon submission by Developer of all appropriate applications and Processing Fees for any pending Subsequent Project Approval, City shall, to the full extent allowed by Applicable Law, promptly and diligently, subject to City ordinances, policies and procedures regarding hiring and contracting, commence and complete all steps necessary to act on Developer’s currently pending Subsequent Project Approval applications including: (i) providing at Developer’s expense and subject to Developer’s request and prior approval, reasonable overtime staff assistance, additional staff and/or staff consultants for concurrent, expedited planning and processing of each pending Subsequent Project Approval application; (ii) if legally required, providing notice and holding public hearings; and (iii) acting on any such pending Subsequent Project Approval application.
11.4 Other Agency Approvals. Other public agencies not within the control of City may possess authority to regulate aspects of the development of the Property separately from or jointly with City, and this Agreement does not limit the authority of such other public agencies.
Nevertheless, City shall be bound by, and shall abide by, its covenants and obligations under this Agreement in all respects when dealing with any such agency regarding the Property. City shall
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cooperate with Developer, at Developer’s expense, to the extent appropriate and as permitted by law, in Developer’s efforts to obtain, as may be required, Other Agency Subsequent Project Approvals.
11.5 Mitigation Measures. Developer shall, at its sole cost and expense, comply with the MMRP requirements as applicable to the Property and Project.
11.6 Cooperation in the Event of Legal Challenge.
11.6.1 No Delay. The filing of any third party lawsuit(s) against City or Developer relating to this Agreement, the Project Approvals or construction of the Project shall not delay or stop the development, processing or construction of the Project or approval of any Subsequent Project Approvals, unless the third party obtains a court order preventing the activity, and in such case, the Term shall toll unless or until the dispute is resolved City shall not stipulate to or cooperate in the issuance of any such order.
11.6.2 Cooperation by Parties. City and Developer shall cooperate in the defense of any court action or proceeding instituted by a third party or other governmental entity or official challenging the validity of any provision of this Agreement or the Project Approvals (“Litigation Challenge”), and the Parties shall keep each other informed of all developments relating to such defense, subject only to confidentiality requirements that may prevent the communication of such information. If Developer opts not to contest or defend such Litigation Challenge, City shall have no obligation to do so, but shall have the right to do so at its own expense.
11.6.3 Potential Joint Defense. If Developer desires to contest or defend a Litigation Challenge and the Parties determine to undertake a joint defense or contest of such Litigation Challenge: i) the Parties will cooperate in the joint defense or contest of such challenge; ii) Developer shall select the attorney(s) to undertake such defense, subject to City’s approval, which shall not be unreasonably withheld; iii) Developer will take the lead role in defending such Litigation Challenge; iv) upon Developer’s request, City shall enter into a joint defense agreement in a form reasonably acceptable to the City Attorney to facilitate the sharing of materials and strategies related to the defense of such Litigation Challenge without waiver of attorney client privilege; v) Developer shall reimburse City, within forty-five (45) days following City’s written demand therefor, which may be made from time to time during the course of such litigation, all reasonable costs incurred by City in connection with the Litigation Challenge.
11.6.4 Potential Separate Defense. If Developer desires to contest or defend any Litigation Challenge and if at any time one or both of the Parties determine that they require separate representation: i) Developer shall take the lead role in defending such Litigation Challenge; ii) Developer shall be separately represented by legal counsel of its choice; iii) in any action or proceeding, City shall be separately represented by the legal counsel of its choice, selected after consultation with Developer, with reasonable costs of such representation to be paid by Developer; iv) Developer shall reimburse City, within forty-five (45) days following City’s written demand therefor, which may be made from time to time during the course of such litigation, all reasonable costs incurred by City in connection with the Litigation Challenge; and v) upon Developer’s request, City shall enter into a joint defense agreement in a form reasonably acceptable to the City Attorney to facilitate the sharing of materials and strategies related to the defense of such Litigation Challenge without waiver of attorney client privilege.
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11.6.5 Cost Awards and Proposed Settlements. Developer shall indemnify, defend, and hold harmless City Parties from and against any damages, attorneys’ fees or cost awards, including attorneys’ fees awarded under Code of Civil Procedure section 1021.5, assessed or awarded against City by way of judgment, settlement, or stipulation. Any proposed settlement of a Litigation Challenge by a Party shall be subject to the approval of the other Party, such approval not to be unreasonably withheld, conditioned or delayed. If the terms of the proposed settlement would constitute an amendment or modification of this Agreement or any Project Approvals, the settlement shall not become effective unless such amendment or modification is approved by City in accordance with Applicable Law, and City reserves its full legislative discretion with respect thereto.
11.6.6 Revision to Project. In the event of a court order issued as a result of a successful Litigation Challenge, the City shall, to the extent permitted by law or court order, in good faith seek to comply with the court order in such a manner as will maintain the integrity of the Project Approvals and avoid or minimize to the greatest extent possible (i) any impact to the development of the Project as provided for in, and contemplated by, the Project Approvals, or (ii) any conflict with the Project Approvals or frustration of the intent or purpose of the Project Approvals.
11.7 Subsequent CEQA Review. The City has prepared and certified the MND, which evaluates the environmental effects of the Project, and has imposed all feasible mitigation measures to reduce the significant environmental effects of the Project. The Parties understand that the MND is intended to be used not only in connection with the Existing Approvals, but also, to the extent legally permitted, in connection with any necessary Subsequent Project Approvals. However, the Parties acknowledge that certain Subsequent Project Approvals may legally require additional analysis under CEQA. Nothing contained in this Agreement is intended to prevent or limit the City from complying with CEQA. In acting on Subsequent Project Approvals, City will rely on the MND to the fullest extent permissible by CEQA as determined by City in its reasonable discretion. In the event supplemental or additional review is required for a Subsequent Project Approval, City shall limit such supplemental or additional review to the scope of analysis mandated by CEQA in light of the scope of City’s reasonable discretion to be exercised in connection with the Subsequent Project Approval. Developer acknowledges that, if the City determines based upon supplemental or additional CEQA review that the Project will result in new significant effects or substantially increase the severity of effects that were identified in the MND, City may require additional feasible mitigation measures necessary to mitigate such impacts. In the event further mitigation measures are identified by such additional environmental review, City may require, and Developer shall comply at its expense with, all feasible mitigation measures necessary to substantially lessen new or substantially more severe significant environmental impacts of the Project, which were not foreseen at the time of execution of this Agreement.
ARTICLE 12.
DEFAULT; REMEDIES; TERMINATION
12.1 Breach and Default. Subject to Permitted Delay and a Mortgagee’s right to cure under Section 8.4, failure by a Party to perform any material action or covenant required by this Agreement (not including any failure by Developer to perform any term or provision of any
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other Project Approval) within thirty (30) days following receipt of written Notice from the other Party specifying the failure shall constitute a “Default” under this Agreement; provided, however, that if the failure to perform cannot be reasonably cured within such thirty (30) day period, a Party shall be allowed additional time as is reasonably necessary to cure the failure so long as such Party commences to cure the failure within the thirty (30) day period and thereafter diligently prosecutes the cure to completion. Any Notice of Default given hereunder shall specify in detail the nature of the failures in performance that the noticing Party claims constitutes the Default, all facts constituting evidence of such failure, and the manner in which such failure may be satisfactorily cured in accordance with the terms and conditions of this Agreement. During the time periods herein specified for cure of a failure of performance, the Party charged therewith shall not be considered to be in Default for purposes of (a) termination of this Agreement, (b) institution of legal proceedings with respect thereto, or (c) issuance of any approval with respect to the Project. The waiver by either Party of any Default under this Agreement shall not operate as a waiver of any subsequent breach of the same or any other provision of this Agreement.
12.2 Termination. In the event of a Default by a Party, the non-defaulting Party shall have the right to institute legal proceedings pursuant to Section 12.3 and/or terminate this Agreement upon giving notice of intent to terminate pursuant to Government Code Section 65868. Following notice of intent to terminate, the matter shall be scheduled for consideration and review in the manner set forth in Government Code Section 65867. Following consideration of the evidence presented in said review before the City Council, a Party alleging Default by the other Party may give written notice of termination of this Agreement to the other Party.
Termination of this Agreement shall be subject to the provisions of Section 12.7 hereof. In the event that this Agreement is terminated pursuant to Section 7.2.4 herein or this Section 12.2 and the validity of such termination is challenged in a legal proceeding that results in a final decision that such termination was improper, then this Agreement shall immediately be reinstated as though it had never been terminated.
12.3 Legal Actions.
12.3.1 Institution of Legal Actions. In addition to any other rights or remedies, a Party may institute legal action to cure, correct or remedy any Default, to enforce any covenants or agreements herein, to enjoin any threatened or attempted violation thereof, or to obtain any other remedies consistent with the terms of this Agreement.
12.3.2 Acceptance of Service of Process. In the event that any legal action is commenced by Developer against City, service of process on City shall be made by personal service upon the City Clerk of City or in such other manner as may be provided by law. In the event that any legal action is commenced by City against Developer, service of process on Developer shall be made by personal service upon Developer’s registered agent for service of process, or in such other manner as may be provided by law.
12.4 Rights and Remedies Are Cumulative. The rights and remedies of the Parties are cumulative, and the exercise by a Party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the
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same Default or any other Default by the other Party, except as otherwise expressly provided herein.
12.5 No Damages. In no event shall a Party, or its boards, commissions, officers, agents or employees, be liable in damages for any Default under this Agreement, it being expressly understood and agreed that the sole legal remedy available to a Party for a breach or violation of this Agreement by the other Party shall be an action in mandamus, specific performance or other injunctive or declaratory relief to enforce the provisions of this Agreement by the other Party, or to terminate this Agreement. This limitation on damages shall not preclude actions by a Party to enforce payments of monies or the performance of obligations requiring an obligation of money from the other Party under the terms of this Agreement, including, but not limited to, obligations to pay attorneys’ fees and obligations to advance monies or reimburse monies. In connection with the foregoing provisions, each Party acknowledges, warrants and represents that it has been fully informed with respect to, and represented by counsel of such Party’s choice in connection with, the rights and remedies of such Party hereunder and the waivers herein contained, and after such advice and consultation has presently and actually intended, with full knowledge of such Party’s rights and remedies otherwise available at law or in equity, to waive and relinquish such rights and remedies to the extent specified herein, and to rely to the extent herein specified solely on the remedies provided for herein with respect to any breach of this Agreement by the other Party.
12.6 Resolution of Disputes. With regard to any dispute involving the Project, the resolution of which is not provided for by this Agreement or Applicable Law, a Party shall, at the request of the other Party, meet with designated representatives of the requesting Party promptly following its request. The Parties to any such meetings shall attempt in good faith to resolve any such disputes. Nothing in this Section 12.6 shall in any way be interpreted as requiring that Developer and City reach agreement with regard to those matters being addressed, nor shall the outcome of these meetings be binding in any way on City or Developer unless expressly agreed to in writing by the Parties to such meetings.
12.7 Survival. In the event this Agreement expires or is terminated, neither Party shall have any further rights or obligations hereunder, except for those obligations of Developer set forth in Section 5.4 (Prevailing Wage Requirements), Section 11.6 (Cooperation in the Event of Legal Challenge) or expressly set forth herein as surviving the expiration or termination of this Agreement. The termination or expiration of this Agreement shall not affect the validity of the Project Approvals (other than this Agreement).
12.8 Effects of Litigation. In the event litigation is timely instituted, and a final judgment is obtained, which invalidates in its entirety this Agreement, neither Party shall have any obligations whatsoever under this Agreement, except for those obligations which by their terms survive termination hereof.
12.9 California Claims Act. Compliance with the procedures set forth this ARTICLE 12 shall be deemed full compliance with the requirements of the California Claims Act (Government Code Section 900 et seq.) including, but not limited to, the notice of an event of default hereunder constituting full compliance with the requirements of Government Code Section 910.
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ARTICLE 13.
MISCELLANEOUS
13.1 Incorporation of Recitals; Introductory Paragraph; Exhibits. The Recitals contained in this Agreement, the introductory paragraph preceding the Recitals and the Exhibits attached hereto are hereby incorporated into this Agreement as if fully set forth herein.
13.2 Permitted Delay. Performance by either of the Parties of an obligation hereunder shall be excused during any period of “Permitted Delay.” Permitted Delay shall mean delay beyond the reasonable control of a Party caused by (a) calamities, including without limitation earthquakes, floods, and fire; (b) civil commotion; (c) riots or terrorist acts; (d) strikes or other forms of material labor disputes; (e) shortages of materials or supplies; or (f) vandalism. A Party’s financial inability to perform or obtain financing or adverse economic conditions generally shall not be grounds for claiming a Permitted Delay. The Party claiming a Permitted Delay shall notify the other Party of its intent to claim a Permitted Delay, the specific grounds of the same and the anticipated period of the Permitted Delay within thirty (30) business days after the occurrence of the conditions which establish the grounds for the claim. If notice by the Party claiming such extension is sent to the other Party more than thirty (30) days after the commencement of the cause, the period shall commence to run only thirty (30) days prior to the giving of such notice. The period of Permitted Delay shall last no longer than the conditions preventing performance (“Duration of Permitted Delay”). The Permitted Delay shall extend the Term of this Agreement by the Duration of Permitted Delay.
13.3 Indemnity. Developer shall indemnify, at City’s request defend, and hold the City Parties harmless from and against any and all Claims arising directly as a result of Developer’s acts, omissions, negligence or willful misconduct in connection with Developer’s performance under this Agreement or arising directly as a result of Developer’s (or Developer’s contractors, subcontractors, agents, or employees) work performed in connection with the development of the Property or the Project, including without limitation, Claims involving bodily injury, death or property damage. Developer’s indemnification obligations set forth in this Section shall not apply to the extent any such Claims are the result of the active negligence or willful misconduct of any City Party.
13.4 Severability. If any term or provision of this Agreement, or the application of any term or provision of this Agreement to a particular situation, is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remaining terms and provisions of this Agreement, or the application of this Agreement to other situations, shall continue in full force and effect unless amended or modified by mutual consent of the Parties.
13.5 Construction. Each reference herein to this Agreement or any of the Existing Approvals or Subsequent Project Approvals shall be deemed to refer to the Agreement, Existing Approval or Subsequent Project Approval as it may be amended from time to time, whether or not the particular reference refers to such possible amendment. Section headings in this Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants or conditions of this Agreement. This Agreement has been reviewed and revised by legal counsel for City and Developer, and no presumption or rule that ambiguities shall be construed against the drafting party shall apply to the interpretation or enforcement of
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this Agreement. Unless the context clearly requires otherwise, (i) the plural and singular numbers shall each be deemed to include the other; (ii) the masculine, feminine, and neuter genders shall each be deemed to include the others; (iii) “shall,” “will,” or “agrees” are mandatory, and “may” is permissive; (iv) “or” is not exclusive; (v) “include,” “includes” and “including” are not limiting and shall be construed as if followed by the words “without limitation,” and (vi) “days” means calendar days unless specifically provided otherwise.
13.6 Covenants Running with the Land. Except as otherwise more specifically provided in this Agreement, this Agreement and all of its provisions, rights, powers, standards, terms, covenants and obligations, shall be binding upon the Parties and their respective successors (by merger, consolidation, or otherwise) and assigns, and all other persons or entities acquiring the Property, or any interest therein or portion thereof, and shall inure to the benefit of the Parties and their respective successors and assigns, as provided in Government Code section 65868.5.
13.7 Notices. Any notice or communication required hereunder between City and Developer, or assignee, if applicable (“Notice”) must be in writing, and may be given either personally, by registered or certified mail (return receipt requested), or by Federal Express or other similar courier promising overnight delivery. If personally delivered, a Notice shall be deemed to have been given when delivered to the party to whom it is addressed. If given by registered or certified mail, such Notice shall be deemed to have been given and received on the first to occur of (i) actual receipt by any of the addressees designated below as the Party to whom Notices are to be sent, or (ii) five (5) days after a registered or certified letter containing such Notice, properly addressed, with postage prepaid, is deposited in the United States mail. If given by Federal Express or similar courier, a Notice shall be deemed to have been given and received on the date delivered as shown on a receipt issued by the courier. Any Party hereto may at any time, by giving ten (10) days written Notice to the other Party hereto, designate any other address in substitution of the address to which such Notice shall be given. Such Notices shall be given to the Parties at their respective addresses set forth below.
To City:
With a copy to:
To Developer: Jane Vaughan, Menlo Equities
2765 Sand Hill Road, Menlo Park, CA 94025
With a copy to:
Cathy Mossman, Beacon Capital Partners
13.8 Counterparts and Exhibits; Entire Agreement. This Agreement may be executed in one or more counterparts, each of which shall be deemed to be an original. This Agreement, together with the Project Approvals and attached Exhibits, constitutes the final and exclusive understanding and agreement of the Parties and supersedes all negotiations or previous agreements of the Parties with respect to all or any part of the subject matter hereof.
13.9 Recordation of Agreement. Pursuant to California Government Code Section 65868.5, no later than ten (10) days after the Effective Date, the City Clerk shall record an
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executed copy of this Agreement in the Official Records of the County of San Mateo. Thereafter, if this Agreement is terminated, modified or amended, the City Clerk shall record notice of such action in the Official Records of the County of San Mateo.
13.10 No Joint Venture or Partnership. It is specifically understood and agreed to by and between the Parties hereto that: (i) the subject development is a private development; (ii) City has no interest or responsibilities for, or duty to, third parties concerning any public improvements until such time, and only until such time, that City accepts the same pursuant to the provisions of this Agreement or in connection with the various Existing Approvals or Subsequent Project Approvals; (iii) Developer shall have full power over and exclusive control of the Project herein described, subject only to the limitations and obligations of Developer under this Agreement, Existing Approvals, Subsequent Project Approvals, and Applicable Law; and (iv) City and Developer hereby renounce the existence of any form of agency relationship, joint venture or partnership between City and Developer and agree that nothing contained herein or in any document executed in connection herewith shall be construed as creating any such relationship between City and Developer.
13.11 Waivers. Notwithstanding any other provision in this Agreement, any failures or delays by any Party in asserting any of its rights and remedies under this Agreement shall not operate as a waiver of any such rights or remedies, or deprive any such Party of its right to institute and maintain any actions or proceedings which it may deem necessary to protect, assert or enforce any such rights or remedies. A Party may specifically and expressly waive in writing any condition or breach of this Agreement by the other Party, but no such waiver shall constitute a further or continuing waiver of any preceding or succeeding breach of the same or any other provision. Consent by one Party to any act by the other Party shall not be deemed to imply consent or waiver of the necessity of obtaining such consent for the same or similar acts in the future.
13.12 Headings. Section headings in this Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants, or conditions of this Agreement.
13.13 California Law; Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of California, without reference to choice of law provisions. The exclusive venue for any disputes or legal actions shall be the Superior Court of California in and for the County of San Mateo, except for actions that include claims in which the Federal District Court for the Northern District of the State of California has original jurisdiction, in which case the Northern District of the State of California shall be the proper venue.
13.14 City Approvals and Actions. Whenever reference is made herein to an action or approval to be undertaken by City, the City Manager or his or her designee is authorized to act on behalf of City, unless specifically provided otherwise or the context requires otherwise.
13.15 Estoppel Certificates. A Party may, at any time during the Term of this Agreement, and from time to time, deliver written Notice to the other Party requesting such Party to certify in writing that, to the best of knowledge of the certifying Party, (i) this Agreement is in
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full force and effect and a binding obligation of the Parties; (ii) this Agreement has not been amended or modified either orally or in writing, or if amended, identifying the amendments; (iii) the requesting Party is not in default in the performance of its obligations under this Agreement, or if in default, to describe therein the nature and amount of any such defaults; and (iv) any other information reasonably requested. The requesting Party shall be responsible for all reasonable costs incurred by the Party from whom such certification is requested and shall reimburse such costs within thirty (30) days of receiving the certifying Party’s request for reimbursement. The Party receiving a request hereunder shall execute and return such certificate, or give a written, detailed response explaining why it will not do so, within twenty (20) days following the receipt thereof. The failure of either Party to provide the requested certificate within such twenty (20) day period shall constitute a confirmation that this Agreement is in full force and effect and no modification or default exists. The City Manager shall have the right to execute any certificate requested by Developer hereunder. City acknowledges that a certificate hereunder may be relied upon by transferees and Mortgagees.
13.16 No Third Party Beneficiaries. Notwithstanding Articles 8 and 10, City and Developer hereby renounce the existence of any third party beneficiary to this Agreement and agree that nothing contained herein shall be construed as giving any other person or entity third party beneficiary status.
13.17 Signatures. The individuals executing this Agreement represent and warrant that they have the right, power, legal capacity, and authority to enter into and to execute this Agreement on behalf of the respective legal entities of Developer and City and that all necessary board of directors’, shareholders’, partners’, city councils’ or other approvals have been obtained.
13.18 Time of the Essence. Time is of the essence of this Agreement. All references to time in this Agreement shall refer to the time in effect in the State of California.
13.19 Limitation on Liability. In no event shall: (a) any partner, officer, director, member, shareholder, employee, affiliate, manager, representative, or agent of Developer or any general partner of Developer or its general partners be personally liable for any breach of this Agreement by Developer, or for any amount which may become due to City under the terms of this Agreement; or (b) any member, officer, agent or employee of City be personally liable for any breach of this Agreement by City or for any amount which may become due to Developer under the terms of this Agreement.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
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IN WITNESS WHEREOF, this Agreement has been entered into by and between Developer and City as of the day and year first above written.
CITY:
CITY OF SAN CARLOS, a California
municipal corporation
By:
Jeff Maltbie, City Manager
APPROVED AS TO FORM: [signature must be notarized]
By:
Gregory Rubens, City Attorney
ATTEST:
By:
Crystal Mui, City Clerk
DEVELOPER:
__________________________,
a _________ _________________
By: Menlo BCSP 405 Holdings LLC, a Delaware limited liability company, its Sole Member
By: Menlo BCSP 405 JV LLC,
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a Delaware limited liability company,
its Sole Member
By: Menlo Equities Development Company XI LLC,
a Delaware limited liability company,
its Manager
By: ME Manager Holdings LLC,
a Delaware limited liability company,
its Managing Member
By: Omega Point LLC,
a California limited liability company,
its Sole Member
By: Diamant Investments LLC,
a Delaware limited liability company,
its Sole Member
By: _______________________________
Name: Richard Holmstrom
Title: Manager
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Exhibit A: LEGAL DESCRIPTION
Real property in the City of San Carlos, County of San Mateo, State of California, described as follows:
PARCEL 2, AS SHOWN ON THE PARCEL MAP ENTITLED, "PARCEL MAP, BEING A PORTION OF THE LANDS CONVEYED BY DEED RECORDED IN BOOK 2903 OF OFFICIAL RECORDS AT PAGE 125", WHICH MAP WAS FILED IN THE OFFICE OF THE RECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA ON APRIL 5, 1973 IN BOOK 20 OF PARCEL MAPS AT PAGE 23.
APN: 046-051-080 JPN: 046-005-051-08A
Exhibit B: Plat Map
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Exhibit C: Impact Fees as of Effective Date
Note: Per Section 5.1.1 of the Agreement, the amount of the Impact Fees listed below are effective as of the date of the Agreement and are to be paid at time of building permit. The City annually reviews and/or adjusts its impact fees, thus the amount of the fees are based upon the City’s impact fees in effect at the time plans are submitted for a building permit.
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.
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Exhibit D: Public Benefits
Community Benefits: Contribute $4,200,000 to the City in community benefits. The use of the funds to be determined by the City Council with input from the neighborhood.
Offsite Improvements:
• New landscaping at the northeast corner of Industrial Road and Holly Street on City owned property, consistent with the East Side Innovation District Plan goals of a green boulevard along Industrial Road.
• Replacement planting of 17 trees along the western side of Industrial Road from Holly Street to Taylor Way, installed within the existing planters.
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Exhibit E: Annual Review Form
[City to provide]
Exhibit F: Form Notice of Assignment
[City to provide]
Exhibit G: Form Assignment and Assumption Agreement
[City to provide]
Exhibit H
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TAX LOCALIZATION PLAN
California Sales and Use Tax. As Owner so directs, Contractor and all Subcontractors shall take measures to ensure that, to the fullest extent permitted by applicable laws and regulations, all sales, purchases, and uses of tangible personal property subject to sales or use tax are located at the Site for purposes of state and local sales and use tax law, with the objective of maximizing the allocation to the City of construction sales and use tax revenues derived from the Project.
The measures taken by the Contractor or Subcontractors to satisfy this provision shall be subject to Developer’s prior review and approval, and all calculations and payments are subject to an audit by City. Without limiting the generality of the foregoing, Contractor shall:
(i) obtain all permits and licenses necessary to maximize the City’s allocation of construction sales and use taxes derived from the Project, including but not limited to California Seller’s Permits, Use Tax Direct Payment Permits, and any other license or permit necessary or desirable to maximize the City’s allocation of sales and use taxes derived from the Project; (ii) designate, and require all Subcontractors to designate, the Site as the place of sale of all “fixtures” furnished and/or installed as part of the Project; (iii) designate, and require all Subcontractors to designate, the Site as the place of use of all “materials” used in the construction of the Project; and (iv) allocate, and require all Subcontractors to allocate, the local sales and use taxes derived from the Construction Contract and all Subcontracts directly to the City.
If required by Developer, Contractor shall establish a purchasing entity or purchasing office located in the City. Contractor shall complete and file, and require all Subcontractors to complete and file, any forms the State Board of Equalization (the “SBOE”) or the California Department of Tax and Fee Administration (CDTFA) required to affect the allocation of sales and use tax required by this Section pursuant to applicable regulations of the SBOE/CDTFA, as amended or supplemented from time to time. If required by Developer, Contractor shall, and shall cause its Subcontractors to, maintain a monitoring report or other documentation, in such detail as Owner may specify, tracking the amount and categories of construction sales and use tax revenues allocated to the City under this Section.
In this clause the “City” means the City San Carlos and “Site” means the Property. “Owner” means Developer.
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CITY COUNCIL
STAFF REPORT
MEETING DATE: November 28, 2022
ITEM TITLE: Adopt Ordinance 1594 Repealing and Replacing San Carlos Municipal Code Section 10.32.224 Parking Restriction–700 Block of Laurel Street (during the Farmers’ Market) with Section 10.32.224 Parking Restriction–During Farmers’ Market.
RECOMMENDATION:
Staff recommends that the City Council adopt Ordinance 1594 repealing and replacing San Carlos Municipal Code Chapter 10.32.224 Parking restriction –700 Block of Laurel Street (during the farmers’ market) with Section 10.32.224 Parking Restriction – During Farmers’ Market.
FISCAL IMPLICATIONS:
There are no fiscal implications associated with adopting the Ordinance.
BACKGROUND:
This proposed Ordinance was introduced at the City Council meeting on November 14, 2022.
In 2005, the City Council adopted Section 10.32.224 in the Municipal Code to prohibit parking on the 700 block of Laurel Street during the Farmers’ Market held each Thursday from May 1 to September 30. This action would close the block to vehicular traffic while the market was in operation and to accommodate the Farmers’ Market setup.
In 2010, the City Council amended this section of the Code by adding the following passage: “The non-accessible public parking spaces behind Laurel Street Park shall be reserved for the event organizers during this period. The accessible parking space shall remain available to the public during the Farmers’ Market event.” The passage references Laurel Street Park which is now known as Harrington Park.
Over the years, the location, days, and times of the Thursday Farmers’ Market have changed multiple times. Staff recommends updating the Code section to reflect the actual practice.
ANALYSIS:
The San Carlos Municipal Code Section 10.32.224 currently reads as follows:
10.32.224 Parking restriction—700 block of Laurel Street (during the farmers’ market).
No person shall park or leave standing any vehicle in the 700 block of Laurel Street from
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May 1st to September 30th, on each Thursday, between the hours of two-thirty p.m. to nine p.m. The non-accessible public parking spaces behind Laurel Street Park shall be reserved for event organizers during this period. The accessible parking space shall remain available to the public during farmers’ market events. (Ord. 1423 § 1, 2010: Ord. 1357 § 1, 2005)
Staff proposes new code language that would (1) allow the City Council flexibility to establish the location, time, and date of the Farmers’ Market, (2) enable these parameters be adopted by Resolution, in lieu of an Ordinance revision, when changes occur in the market, and (3) establish a No Parking and Tow Away Zone at the Farmers’ Market to ensure that staff will have the ability to secure the location.
The proposed code language is:
10.32.224 Parking Restriction—During Farmers’ Market
No person shall park or leave standing any vehicle in the area designated by the City Council for the Farmers’ Market. The time, place, and duration of the Farmers’ Market will be established by a City Council Resolution. The Council also establishes a No Parking and Tow Away Zone at the Farmers’ Market location reflecting the days and time where it resides.
Next Steps. Should the City Council adopt Ordinance 1594 this evening, it would become effective on December 28, 2022.
ALTERNATIVES:
Options available to the City Council include:
1. Adopt Ordinance 1594 Repealing and Replacing the San Carlos Municipal Code Section
10.32.224 Parking restriction–700 Block of Laurel Street (during the farmers’ market) with Section 10.32.224 Parking Restriction–During Farmers’ Market; or
2. Do not adopt the Ordinance; or
3. Provide staff with alternative direction.
Respectfully submitted by:
Steven Machida, Public Works Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):
1. Ordinance 1594
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ORDINANCE NO. 1594
AN ORDINANCE OF THE CITY OF SAN CARLOS REPEALING AND REPLACING SAN CARLOS MUNICIPAL CODE SECTION 10.32.224 PARKING RESTRICTION – 700 BLOCK OF LAUREL STREET (DURING FARMERS’ MARKET) WITH SECTION 10.32.224 PARKING RESTRICTION – DURING FARMERS’ MARKET.
SECTION 1. Findings. The City Council of the City of San Carlos does hereby finds and declares as follows:
WHEREAS, San Carlos Municipal Code Chapter 10.32.224 establishes the parking restriction on the 700 block of Laurel Street during the Farmers’ Market; and WHEREAS, in 2005, the City Council adopted the Section 10.32.224 in the Municipal Code to require no parking on the 700 block of Laurel Street during the Farmers’ Market each Thursday from May 1st to September 30th; and
WHEREAS, in 2010, the City Council amended this section of the Code by adding the following passage: The non-accessible public parking spaces behind Laurel Street Park shall be reserved for the event organizers during this period. The accessible parking space shall remain available to the public during the Farmers’ Market event; and WHEREAS, over the years, the location, days and times of the Thursday Farmers’ Market have changed multiple times; and
WHEREAS, the City Council has determined that San Carlos Municipal Code Section
10.32.224 should be updated to reflect the actual practice; and NOW, THEREFORE, the City Council of the City of San Carlos does ordain as follows:
SECTION 2: The City Council hereby repeals Chapter 10.32.224 Parking restriction—700 block of Laurel Street (during the farmers’ market) and replacing it with Section 10.32.224 Parking Restriction-During Farmers’ Market as follows (new language is shown with bold underline and repealed language is shown in strikethrough):
10.32.224 Parking restriction—700 Block of Laurel Street (during Farmers’ Market.
No person shall park or leave standing any vehicle in the 700 block of Laurel Street from May 1st to September 30th, on each Thursday, between the hours of two-thirty p.m. to nine p.m. The non-accessible public parking spaces behind Laurel Street Park shall be reserved for event organizers during this period. The accessible parking space shall remain available to the public during farmers’ market events. (Ord. 1423 § 1, 2010: Ord. 1357 § 1, 2005)
10.32.224 Parking Restriction—During Farmers’ Market
No person shall park or leave standing any vehicle in the area designated by the City Council for the Farmers’ Market. The time, place and duration of the Farmers’ Market will be established by a City Council Resolution. The Council also establishes a No Parking and Tow Away Zone at the Farmers’ Market location reflecting the days and time where it resides.
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SECTION 3: CEQA. this Ordinance is exempt from additional environmental review pursuant to California Environmental Quality Act (“CEQA”) Guidelines Section 15061(b)(3); under the general rule that CEQA applies only to projects, which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
SECTION 4: Severability. That the City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable, and, if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.
SECTION 5: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 14th day of November, 2022 and passed and adopted as an Ordinance of the City Council of the City of San Carlos at a regular meeting thereof held on the 28th day of November, 2022 by the following vote:
AYES, COUNCILMEMBERS: ___________________________________________________ NOES, COUNCILMEMBERS: __________________________________________________ ABSENT, COUNCILMEMBERS: ________________________________________________ ________________________________
CITY CLERK of the City of San Carlos
APPROVED:
____________________________
MAYOR of the City of San Carlos
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CITY COUNCIL
STAFF REPORT
MEETING DATE: November 28, 2022
ITEM TITLE: Consideration of Adopting an Ordinance Extending Urgency Ordinance 1578 Pursuant to Government Code Section 65858(a) that Imposes Interim Regulations and Objective Standards for the Subdivision and Development of Qualified Senate Bill 9 Properties for a Period of One Year.
RECOMMENDATION:
Staff recommends that the City Council adopt an Ordinance to extend interim Urgency Ordinance 1578 for a period of one year from the date of the original expiration of the Urgency Ordinance.
FISCAL IMPLICATIONS:
There are no direct fiscal impacts associated with the City Council extending Urgency Ordinance 1578, which establishes interim regulations and objective standards for the subdivision and development of qualified Senate Bill 9 properties.
BACKGROUND:
On September 6, 2021, Governor Newsom signed Senate Bill 9 (SB 9), entitled the “California Home Act,” into law. This bill applies to all single-family zones and requires jurisdictions to approve1 of:
(1) a one-time, two-lot subdivision and subsequent development of up to two (2) units per resulting lot; or
(2) development of up to four (4) units on a lot that is not subdivided. However, the proposed subdivision or development project is required to meet certain qualifying location and development criteria.
SB 9 provisions supersede San Carlos’ local zoning regulations and became effective on January 1, 2022. While jurisdictions may choose to allow larger size residential units, SB 9 grants allowance of at least 800 square feet for a SB 9 residential unit on each SB 9 lot, whether the lot has been subdivided or not. SB 9 also allows local jurisdictions to extend approval of tentative maps for land divisions or subdivisions from 12 months to 24 months. The allowance for the extension of approved tentative maps is optional and is not directly related to parcel maps 1 A ministerial approval means property owners have the ability (granted by the State of California under SB 9) to subdivide and develop their property in accordance with the provisions under SB 9, and without discretionary approval by a municipality as long as the subdivision and/or development complies with established regulations that do not conflict with state law.
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approved for SB 9 lot splits. All development pursuant to SB 9 can be regulated further by local agencies through Objective Design and Development Standards.
SB 9 became effective on January 1, 2022 for all local jurisdictions. Therefore, adopting an Urgency Ordinance and new Objective Design and Development Standards became a high priority in response to this new legislation. SB 9 regulations are only applicable to single-family zones which are designated as RS-3 and RS-6 zoning districts in San Carlos.
On Monday January 10, 2022, the San Carlos City Council adopted Urgency Ordinance 1576 (see attachment 3) with a 5-0 vote to impose interim regulations and objective standards for the subdivision and development of qualified SB 9 properties for a period of 45 days. On Monday February 14, 2022, City Council approved the extension of the SB 9 Urgency Ordinance 1578 (see attachment 4) with a 5-0 vote for a period of 10 months and 15 days from the day of adoption.
The Ordinance is set to expire on December 29, 2022.
Since the adoption of the interim SB 9 Urgency Ordinance 1578 on February 14, 2022, staff has received only one SB 9 application, which was a conversion unit. The low amount of SB 9 applications was a common trend throughout the Bay Area. According to an article from the SF Chronicle from July 2022, there was not one example of a SB 9 project that has broken ground in the Bay area. According to the article, 14 property owners applied in SF, seven in San Jose, three in Santa Rose, two in Concord, and one in Hayward.
Extension Discussion
Staff recommends that the City Council extend adopted Urgency Ordinance 1578 for a period of one year from the date of expiration to December 29, 2023. Extending the Urgency Ordinance will allow the City to complete the Objective Design Standards (ODS) project concurrently with the permanent SB 9 Ordinance. The goal of the ODS project is to establish objective design guidelines for future residential developments, including SB 9 projects. Thus, completing the ODS project in conjunction with the permanent SB 9 ordinance will help ensure that the new standards are also applicable to SB 9 projects, rather than creating a second set of standards specific to SB 9 projects. Therefore, staff anticipates there will be no need to develop separate objective standards, as required by the State Law, only for SB 9 projects.
Extension of the Urgency Ordinance will also help to consistently apply future objective design standards for all residential developments, including SB 9 projects, while meeting State law requirements. Although staff anticipates returning to the Council with the permanent SB 9 ordinance earlier than the one year extension period, staff requests an extension to the interim SB 9 Urgency Ordinance to accommodate for any unforeseen challenges.
Objective Design Standards and SB 9
The State of California has adopted legislation requiring cities to approve certain housing proposals (separate from SB 9 applications) through ministerial, or "over-the-counter," processes based on objective standards. State law defines objective standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.” The result of these laws is to encourage cities to create quicker, more accessible pathways for housing to be built. Since the permanent SB 9 Ordinance also has to include objective design standards, it would be efficient to streamline both efforts and adopt the Citywide ODS first, anticipated for October 2023, and then incorporate them
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into the permanent SB 9 ordinance to ensure consistency. To clarify, the citywide ODS would apply to all residential projects, including SB 9 developments.
Staff met with the Housing Subcommittee on September 21, 2022 to discuss the option of extending the SB 9 Urgency Ordinance for a period of one year and adopt the permanent SB 9 Ordinance concurrently with the citywide ODS project. The Housing Subcommittee supported the recommendation to extend the SB 9 Urgency Ordinance for a one year period and adopt the permanent SB 9 Ordinance in conjunction with the citywide ODS project. One of the major benefits of this approach is it will result in a clear set of objective design standards that are consistent both within the citywide ODS and the permanent SB 9 ordinance. Meanwhile, the current SB 9 Urgency Ordinance that is being proposed for an extension has robust standards and will help the City regulate any SB 9 project applications in the meantime.
Neighboring cities such as Burlingame and Los Altos, are taking a similar approach of adopting their citywide objective design guidelines as phase 1, and incorporating them into the future permanent SB 9 Ordinance as phase 2. Redwood City has not adopted an SB 9 Urgency Ordinance and plans to adopt a standard SB 9 Ordinance as part of its Housing Element adoption.
This demonstrates that it will serve San Carlos well to take more time in developing a permanent SB 9 ordinance and learn from the best practices of other cities since the trends indicate a low influx of SB 9 applications.
Meanwhile, staff has been working on the following tasks per Council’s direction towards preparation of the permanent SB 9 ordinance in conjunction with the citywide ODS project:
Public Education and Outreach
• Discussed Objective Design Standards for future residential projects in San Carlos, including SB 9 developments, at one community workshop on May 4, 2022 and one joint Residential Design Review Committee (RDRC) and Planning and Transportation Commission (PTC) on June 6, 2022.
• Updated the City’s SB 9 Webpage with links to informational resources, notices about upcoming meetings, and a contact information button for the community to get involved; Staff has made every effort to keep the information language easy to understand for the general public.
• Disseminated social media posts and E-notify email blasts to keep the community informed about any upcoming meetings and/or updates related to the SB 9 Urgency Ordinance.
• Designated a staff person to respond to SB 9 inquiries.
Documents
• A comprehensive SB 9 handout and application that provides an overview of submittal requirements and checklists to ensure potential applicants understand how to properly submit an SB 9 project is complete.
• Two SB 9 forms including Affidavit of Intent to Owner-Occupy and Affidavit of Tenant Disclosure and Acknowledgement Form as required by State Law are complete.
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Apart from the above efforts, staff will be working to ensure that the citywide ODS project helps develop robust objective design standards that apply to SB 9 projects. This will include continued research and monitoring of SB 9 related best practices from neighboring jurisdictions. Extending the SB 9 Urgency Ordinance would allow staff time to receive community input for the citywide ODS project and meet with the Housing Subcommittee and Planning and Transportation Commission for further guidance.
Staff is preparing for the third ODS Community Workshop in early 2023 and anticipates the completion of the ODS project in the fall of 2023. Once the citywide ODS are completed, they will be incorporated into the future permanent SB 9 Ordinance that will be brought for the Council’s consideration in October 2023.
Public Notice
A public notice (Attachment 2) was placed in the local newspaper and posted at City Hall at least 10 days prior to the meeting.
CEQA
The extension of the Urgency Ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to the general rule described in Section 15303 (a) and (b) of the CEQA Guidelines, as the ordinance does not have the potential to cause a significant effect on the environment.
FINDINGS AND CONCLUSION:
The extension of the SB 9 Urgency Ordinance would ensure that any incoming SB 9 applications are regulated by the City. If the Urgency Ordinance expires, San Carlos’ existing zoning regulations are insufficient for regulating SB 9 subdivisions and/or developments and do not thoroughly address community concerns regarding parking, scale, and development intensity. In addition, under the SB 9 state law, the City does not have the discretion to review and impose reasonable conditions on such SB 9 subdivisions and/or developments. Accordingly, the Urgency Ordinance would continue to provide the City with clear and measured regulations for how such development can occur, while maintaining consistency with state law. It would also allow time for staff to prepare a permanent SB 9 ordinance concurrently with the Citywide Objective Design Standards, engage the public, and prepare information and recommendations for review by the Planning Commission and City Council. Without an extension to the SB 9 Urgency Ordinance, staff will not have enough time to complete the Citywide ODS project which is a critical piece of the future permanent SB 9 Ordinance.
Staff recommends the City Council extend the Urgency Ordinance 1578 imposing interim regulations and objective standards for the subdivision and development of qualified Senate Bill 9 properties. A 4/5 vote of the City Council is required to extend this Urgency Ordinance, which would be in effect for a period of one year. See Attachment 1 for the proposed Ordinance.
ALTERNATIVES:
The alternatives available to the City Council include:
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1. Adopt the Urgency Ordinance extending Urgency Ordinance 1578 Imposing Interim Regulations and Objective Standards Pursuant to Government Code Section 65858(a) for the Subdivision and Development of Qualified Senate Bill 9 Properties for a Period of One Year; or
2. Do not extend Ordinance 1578; or
3. Provide staff with alternate direction.
Respectfully submitted by:
Al Savay, Community Development Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):
1. Proposed SB 9 Urgency Ordinance
2. Legal Notice
3. SB 9 Urgency Ordinance 1576
4. SB 9 Urgency Ordinance 1578
Resources:
• Full SB 9 State Legislation
• SB 9 City Webpage
• City Council Staff Report February 14, 2022
• Resources from 21 Elements
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ORDINANCE NO. ______
AN URGENCY ORDINANCE OF THE CITY OF SAN CARLOS, PURSUANT TO GOVERNMENT CODE SECTION 65858(a), EXTENDING URGENCY ORDINANCE 1578, IMPOSING INTERIM REGULATIONS AND OBJECTIVE STANDARDS FOR THE SUBDIVISION AND DEVELOPMENT OF QUALIFIED SENATE BILL 9 PROPERTIES FOR A PERIOD OF ONE YEAR.
SECTION 1: The City Council of the City of San Carlos does hereby ordain as follows:
WHEREAS, this Ordinance is adopted as an urgency ordinance pursuant to Government Code Section 65858(a). The facts constituting the urgency are as follows:
a) A severe housing crisis exists in the state with the demand for housing outstripping supply.
b) In September 2021, Governor Newsom signed into law Senate Bill 9 ("SB 9"), entitled the "California Home Act". Among other provisions, this bill adds Sections 65852.21and 66411.7 to the Government Code and becomes effective on January 1, 2022.
c) SB 9 requires cities and counties, including the City of San Carlos ("City"), to ministerially approve a parcel map for an urban lot split and/or a proposed housing development containing a maximum of two residential units within a single-family residential zone, if the two-unit or subdivision project meets certain statutory criteria. SB 9 specifies that proposed projects and subdivisions cannot be proposed in prohibited locations under Government Code Section 65913.4(a)(6)(B)-(K), such as in an earthquake fault zone, lands under conservation easement, a federally designated flood plain, and high fire hazard severity zones as defined under state law.
d) SB 9 further restricts the standards and regulations that local agencies, including the City, may impose on qualifying two-unit or subdivision projects. For example, SB 9 specifies that local agencies may impose only objective zoning, subdivision, and design standards that do not conflict with the statutes, but such standards must not physically preclude a unit size of 800 square feet. In addition, SB 9 permits a local agency to deny a proposed two-unit or subdivision project only if the agency's Building Official makes a written finding based on preponderance of the evidence that the proposed project would have a specific, adverse impact upon public health and safety or the physical environment, which is a very high standard for municipalities to meet under the statute.
e) The default statutory standards contained in SB 9 does not include objective zoning, subdivision, and design standards, such as, floor area, lot coverage, height, fencing regulations, subdivision and site development standards and regulations that are included in the San Carlos Municipal Code (SCMC) Titles 17 and 18 which are otherwise required to be complied by all residential development projects including accessory dwelling units (ADUs) or junior accessory dwelling units (JADUs).
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f) SB 9 specifically authorizes local agencies to impose objective zoning, subdivision, and design standards consistent with the bill's provisions, and to adopt an ordinance to implement its provisions. SB 9 further provides that such ordinances are not considered a "project" under the California Environmental Quality Act (CEQA). g) There is a need for the City to update its standards for SB 9 projects to bring its design and development regulations into compliance with the requirements of the bill. h) There is a need for the City to update its standards for SB 9 projects to ensure orderly development that also addresses aesthetics and massing of future projects. i) On January 10, 2022, the City Council adopted Urgency Ordinance 1576 with a 5-0 vote to enact the urgency ordinance for a period of 45 days with a possibility to extend for a period of 10 months and 15 days for the purpose of establishing regulations and objective standards pertaining to single-family home developments and subdivisions in a manner that complies with SB 9 and is consistent with California Government Code Sections 65852.21 and 66411.7, as amended.
j) On February 3, 2022, a public notice was published for the February 14, 2022 City Council Meeting to consider extending the Urgency Ordinance 1576. k) On February 14, 2022, the City Council adopted Urgency Ordinance 1578 with a 5-0 vote to extend the urgency ordinance 1576 for a period of 10 months and 15 days for the purpose of establishing regulation and objective standards pertaining to singlefamily home developments and subdivisions in a manner that complies with SB 9 and is consistent with California Government Code Sections 65852.21 and 66411.7, as amended.
l) In March 2022, City initiated work on the Objective Design Standards (ODS) project to develop quantifiable development standards for single-family, mixed-use and multifamily residential projects. m) On November 18, 2022, a public notice was published for the November 28, 2022 City Council meeting to consider extending the Urgency Ordinance 1578 for a period of one year to adopt a permanent SB 9 Ordinance concurrently with the Citywide Objective Design Standards for residential developments.
n) California Government Code Section 65858 authorizes the City to extend an urgency measure by a four-fifths (4/5ths) vote where necessary to protect the public health, safety, and welfare without following the procedures otherwise required prior to adoption of a zoning ordinance.
I) The City Council finds that an extension to the Urgency Ordinance 1578 is necessary to allow staff time to work on a permanent SB 9 ordinance. . m) Any interim urgency measure extended pursuant to Government Code Section 65858 shall be of no further force and effect one year from the date of the original expiration of Urgency Ordinance 1578 unless extended by the legislative body. During the effective term of the urgency ordinance, City staff intends to undertake further study and present its recommendations to the City Council regarding permanent revisions to the City's Municipal Code pertaining to SB 9 residential development and subdivision projects and consistent with the goals and policies of the General Plan, California
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Planning and Zoning Law, concurrently with ODS and the provisions of California Government Code Section 65858.
SECTION 2: The City Council finds that there is a current and immediate threat to the public peace, health, welfare, and safety, specifically including possible permanent damage to the City's aesthetics that can result from unregulated and unorderly developments due to SB 9 projects. The City Council finds that it is necessary to impose the Urgency Ordinance pursuant to Government Code Section 65858(a) to protect the public health, welfare, and safety for the following reasons:
a) Based on the recent amendments to state law with respect to the regulation of SB 9 units and lot subdivisions, there is a need for the City to update its current codes. b) City staff needs time to analyze the impacts on the current Zoning Ordinance with respect to SB 9 and recommend changes with appropriate public input to provide for orderly and aesthetically a p p e a l i n g developments throughout the City thus maintaining the character of the City; and
c) The citizens of San Carlos will be well-served if the City more fully addresses the potential impacts of SB 9 projects on aesthetics, safety, and environmental protection; and
d) The most appropriate way to ensure the Planning and Transportation Commission and public reviews and comments on the permanent ordinance is to adopt the Urgency Ordinance imposing interim regulations and development standards for SB 9 projects while the permanent ordinance is being prepared.
e) The subdivision of lots and design and construction of single- family residences, second primary dwelling units and accessory dwelling units pursuant to Senate Bill 9 (SB 9) without adequate standards can cause: land use and site development conflicts and incompatibilities including public safety, visual, privacy, acoustic and aesthetic impacts which would negatively impact the public welfare and the unique quality and character of the City of San Carlos.
f) All of the facts and recitals above are true, correct, incorporated herein and made a part hereof such that there exists a current and immediate threat to the public health, safety, and welfare requiring immediate implementation of an urgency ordinance to regulate SB 9 residential development projects, subdivisions and site developments in the City of San Carlos.
WHEREAS, the City Council finds and determines that the immediate preservation of the public health, safety and welfare requires that this Ordinance be enacted as an urgency ordinance pursuant to Government Code Section 65858(b), and take effect immediately upon adoption.
Therefore, this Urgency Ordinance is necessary for the immediate preservation of the public peace, health, safety and welfare and its urgency is hereby declared.
SECTION 3: The City Council does hereby, pursuant to Government Code Section 65858(a), extends and imposes the Urgency Ordinance for a period of one year from the date of the original expiration of Urgency Ordinance 1578.
SECTION 4: For purposes of this Interim Urgency Ordinance temporary regulations and standards shall be placed on all qualifying properties within RS-3 and RS-6 districts per the
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language in Exhibit A.
SECTION 5: This is an extension to the Urgency Ordinance1578, which requires 4/5 vote of approval of all of the members of the City Council and goes into effect immediately upon its adoption.
SECTION 6: California Environmental Quality Act Determination. The City Council hereby finds pursuant to Section 15001 of the California Environmental Quality Act (CEQA) Guidelines, this ordinance exempt from CEQA because pursuant to Section 15001 of the California Environmental Quality Act (CEQA) Guidelines, this ordinance is exempt from CEQA because this project is consistent with the programs and policies of the San Carlos 2030 General Plan, is within the scope of the activities and impacts identified in San Carlos 2030 General Plan Program Environmental Impact Report (EIR) and no new environmental effects have been found and no new mitigation is necessary. Therefore, no additional environmental review is required pursuant to Public Resources Code Section 21166 and California Environmental Quality Act (CEQA) Guidelines Section 15303 (a) and (b).
SECTION 7: Severability. If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid or unconstitutional the remainder of this Ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are severable. The City Council of the City of San Carlos hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases beheld unconstitutional, invalid, or unenforceable.
SECTION 8: Effective Date and Publication. This Ordinance extension shall take effect December 29, 2022. The City Clerk shall cause publication of the Urgency Ordinance within 15 days after passage in a newspaper of general circulation published and circulated in the City or, if none, by posting in at least three public places in the city. Within 15 days after the extension of the Urgency Ordinance amendment, a summary of the amendment shall be published with the names of the City Council members voting for and against the amendment.
SECTION 9: Conflicting Provisions Deemed Ineffective During Ordinance Operative Period. Any provision of the Municipal Code relating to residential development and lot subdivision standards which is in conflict with this ordinance is hereby deemed ineffective during the ordinance's operative period.
*****
I, City Clerk Crystal Mui, hereby certify that the foregoing Urgency Ordinance was extended by the required 4/5th vote, effective immediately, at a regular meeting of the City Council of the City of San Carlos held on the 28
th day of November, 2022 by the following vote
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
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______________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
Exhibit A: Proposed Regulations and Standards for SB-9 projects
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EXHIBIT A
Regulations and Objective Standards for Qualified Senate Bill 9 Subdivisions and Development Projects
New text is highlighted in red.
1.Purpose and Intent.
The purpose of this article is to establish regulations and objective standards to govern the development of qualified Senate Bill 9 subdivisions and development projects on RS-3 (singlefamily, low density) and RS-6 (single-family) properties within San Carlos. The establishment of these regulations will result in the orderly subdivision and development of qualified Senate Bill No. 9 (2021) ("SB 9") projects while ensuring that the new units are consistent with the existing development patterns of the City and do not create any significant impacts with regards to public infrastructure or public safety. The regulations are established to implement the requirements under California Government Code Sections 65852.21 and 66411.7.
2.Definitions.
For purposes of this article, the following definitions apply:
(a) "Accessory dwelling unit" or "ADU", means an attached or detached residential dwelling unit that provides complete independent living facilities for one (1) or more persons and located on a single lot with a proposed or existing single-unit dwelling.
It shall include a separate external entrance and permanent provisions for living, sleeping, eating, cooking, and sanitation (at minimum, a sink, toilet, and shower) on the same parcel as the single-family or multifamily dwelling. At a minimum, the kitchen shall contain a sink, standard refrigerator, and either a built-in cooktop or range, as well as a food preparation counter and storage cabinets. An accessory dwelling unit also includes an efficiency unit and a manufactured home, as defined in Section 18007 of the Health and Safety Code.
(b) "Dwelling unit" means any building or portion thereof which contains living facilities, including provisions for sleeping, eating, cooking, and sanitation, for not more than one family. Dwelling Unit includes an ADU, JADU, a primary dwelling unit, and a SB 9 dwelling unit.
(c) "Junior accessory dwelling unit" or "JADU", or "efficiency unit is a unit that is no more than five hundred (500) square feet in size and contained entirely within a singlefamily dwelling unit (must contain a separate, external entrance). A junior accessory dwelling unit may include separate sanitation facilities (bathroom containing, at minimum, a sink, toilet, and shower) or may share sanitation facilities with the singlefamily dwelling. An efficiency kitchen is required, which must include a sink and a built-in cooking facility with appliances (e.g., microwave, toaster oven, hot plate), as well as a food preparation counter and storage cabinets. (d) "Existing dwelling unit" means a primary dwelling unit or other dwelling unit on a parcel that exists prior to any voluntary demolition or reconstruction or remodel where more than 50% of the exterior wall framing has been removed or altered. Any existing dwelling unit where more than 50% of the exterior wall framing has been removed is considered a new dwelling for purposes of this article. (e) "Primary dwelling unit" means a single-family residence on the parcel and is the
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larger of the two if there is an existing accessory dwelling unit on the parcel. (f) "Private Road" means a road, way, or street in private ownership and under private maintenance, not offered for dedication as a public road, way, place, or street, which affords the principal means of access to three or more lots or parcels which do not have frontage on a public street.
(g) "SB 9 dwelling unit" or "SB 9 unit" or "second primary dwelling unit" means a dwelling unit that is developed using the provisions in this article and the provisions identified in California Government Code Sections 65852.21 and 66411.7.
3.Eligibility of properties for a subdivision
The following parcels are not eligible for a subdivision or development under this article:
(a} Any parcel that was established through a prior exercise of a subdivision as provided for in this article.
(b} Any parcel proposing to be subdivided that is adjacent to another parcel where either the owner of the parcel proposing to be subdivided or any person acting in concert with said owner has previously subdivided that adjacent parcel using the provisions in this article. For the purposes of this article, "any person acting in concert" with the owners includes, but is not limited to, an individual or entity operating on behalf of, acting jointly with, or in partnership or another form of cooperative relationship with, the property owner.
(c} Any parcel located within an historic district or included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or a parcel within a site that is designated or listed as a City of San Carlos or San Mateo County landmark or historic property or district pursuant to a City of San Carlos or San Mateo County ordinance.
(d) Any parcel where the subdivision or the proposed housing development would require the demolition or alteration of any of the following types of housing:
i. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income.
ii. Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power.
iii. A parcel or parcels on which an owner of residential real property has exercised the owner's rights under Government Code section 7060 et seq. to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application. iv. Housing that has been occupied by a tenant in the last three years. (e) Any parcel locations under Government Code Section 65913.4(a)(6)(B)-(K), such as in an earthquake fault zone, lands under conservation easement, a federally designated flood plain, and high fire hazard severity zones as defined under state law.
(f) Any parcel where the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in paragraph
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(2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
4.Objective standards and requirements for a subdivision.
The following objective standards and regulations apply to all subdivisions under this article. All applicable objective standards within Article 17 of the San Carlos Municipal Code shall apply in addition to the objective standards under the provisions of this article:
(a) A Parcel Map and an application for Subdivision Application shall be submitted to the City for all proposed subdivisions.
(b) The subdivision shall create no more than two new parcels of approximately equal area provided that one parcel shall not be smaller than 40 percent of the lot area of the original parcel proposed for subdivision. In no instance shall any resulting parcel be smaller than 1,200 square feet in area.
(c) Existing corner parcels shall be split approximately perpendicular to the longest contiguous property line.
(d) The front parcel line of any newly created parcel shall be the parcel line that is closest to or parallel to the public or private road that serves the parcel. (e) The side lot lines of all lots, as far as practicable, shall be at right angles to straight streets on which the lot faces, or radial to curved streets. (f) Lots without frontage on a street are not permitted. Lots, other than corner lots, may not front on more than one street unless necessitated by topographic or other unusual conditions.
(g) Flag lots are not allowed.
(h) No setbacks shall be required for an existing dwelling structure on the parcel from a proposed property line.
(i) Separate utility meters shall be provided for each parcel prior to recordation.
G) All newly created parcels shall be connected to public sewer per the City of San Carlos Engineering Standards.
(k) No dedications of rights-of-way or the construction of offsite improvements for the parcels being created pursuant to this section shall be required as a condition of approval.
(I) The subdivision is subject to all impact or development fees related to the creation of a new parcel.
(m) A note on the parcel map and a recorded deed restriction in a form approved by the City Attorney shall be applied to all newly created parcels indicating that the parcel was split using the provision of this article and that no further subdivision of the parcels is permitted.
(n) Prior to the recordation of the parcel map, the applicant shall sign and record an affidavit stating that the applicant intends to reside in one of the proposed or existing primary dwelling units or SB 9 units for three years from the date of the approval of the subdivision. This requirement shall not apply if the applicant is a community land trust or a qualified nonprofit corporation as provided in Sections 402.1 and 214.15 of
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the Revenue and Taxation Code.
5. Objective standards and requirements for dwelling units on a parcel subdivided pursuant to this article.
The following objective standards and regulations apply to all development on a parcel that has been subdivided or concurrently subdivided under the provisions of this article:
(a) A maximum of two units shall be allowed per subdivided parcel (b) ADUs and JADUs are not allowed
(c) The uses shall be limited to those permitted in the underlying zoning district (d) The following development is permitted on the parcel:
(1) An existing primary dwelling unit and an SB 9 unit; or (2) Two SB 9 units.
(3) If there is an existing primary dwelling unit and ADU or JADU on the property, then no further development is permitted for that property. (e) The maximum floor area (MFA) permitted on each lot shall be 1,600 square feet (800 square feet for each unit).
Exception:
If there is an existing primary dwelling unit on the parcel, the floor area of the existing residence cannot be increased, and any SB 9 dwelling unit shall not exceed 800 square feet.
(f) Setbacks and Floor Area: The minimum front setback for any new primary dwelling unit or SB 9 dwelling unit shall adhere to the underlying zoning district and be four
(4) feet from the interior side and rear property lines and the maximum floor area on the property shall be 1,600 square feet (800 square feet for each unit).
Basements are not permitted.
Exception:
No setback is required for a new SB 9 dwelling unit constructed in the same location as an existing structure on the parcel.
(g) The maximum height of all new SB 9 dwelling units shall be 16 feet. If there is an existing primary dwelling on the parcel, the maximum height per the underlying zoning district of the existing residence cannot be increased.
Exception:
The maximum height of SB 9 units within Hillside Overlay Districts shall be 20'- 0. (h) One uncovered parking space is required. The parking space shall be at least 10 feet wide by 20 feet deep and shall be contained entirely on the private property.
No parking is required when the parcel is located within one-half mile walking distance of either a high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop, as defined in Section 21064.3 of the Public Resources Code; or if there is a car share vehicle located within one block of the parcel.
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(i) If the two SB 9 dwelling units are configured as a duplex on a parcel, a solid one- hour fire wall between the units is required. In addition, a deed restriction in a form approved by the City Attorney shall be recorded stipulating that the duplex shall be maintained as two separate units.
(j) All new SB 9 units shall have 1- hour rated Type 5A construction on all exterior walls and Class A roof assemblies.
(k) If the parcel is fully developed with the number of units permitted under this section, the applicant or property owner shall record a deed restriction in a form approved by the City Attorney stipulating that no further development of the parcel is permitted. (I) Fire access to all new units shall be compliant with the Redwood City - San Carlos Fire Department standard specifications and the California Fire Code. (m) If the proposed dwelling units are developed subsequent to a subdivision completed pursuant to this Article, the owner shall sign and record an affidavit placing a covenant that will run with the parcel to confirm that the owner intends to reside in either the primary dwelling unit or an SB 9 unit on the parcel for three years from the issuance of an SB 9 dwelling unit's Certificate of Occupancy and closing of all construction permits pertaining to the parcel.
(n) All newly created dwelling units shall be connected to public sewer per the City of San Carlos Engineering Standards.
(o) All outdoor patios, covered patios, decks, and other hardscape shall meet the City's requirements with regard to lot coverage, setbacks, natural state, height, etc. (p) All new SB9 units shall comply with San Carlos Municipal Code and adopted California Building Code, and California Fire Code.
(q) No dwelling unit shall be rented for a period of less than thirty (30) days and cannot be occupied as a short-term rental unit.
(r) An SB 9 unit may be rented separately from the primary dwelling unit. (s) Development projects pursuant to this section shall be subject to all impact or development fees related to the development of a new dwelling unit.
6.Objective standards and requirements for new dwelling units on a parcel that is not being subdivided.
The following objective standards and regulations apply to all new development on a parcel, including primary dwellings, SB 9 dwelling units, an ADU, or a JADU attached or detached to the primary dwelling, that are developed under the provisions of this article on a parcel that is not being subdivided:
(a) The maximum of four (4) units are allowed per lot.
(b) The uses shall be limited to those permitted in the underlying zoning district (c) The following development is permitted on the parcel:
(1) a primary dwelling unit and an SB 9 unit (or two SB 9 units); (2) an ADU; and
(3) a JADU
(d) The maximum floor area (MFA) and maximum lot coverage (MLC) permitted on the
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parcel shall be determined pursuant to Table 18.04.030 of the Municipal Code, 800 square feet of additional MFA/MLC is permitted for an SB 9 unit that is not the primary dwelling.
(e) The maximum floor area of an SB 9 unit shall be 800 square feet. Basements are not permitted.
(f) The minimum front setback for any new SB 9 dwelling unit shall be the same as required for the underlying zoning district and four (4) feet from the interior side and rear parcel lines.
Exception:
No setback is required for a new SB 9 dwelling unit constructed in the same location as an existing structure on the parcel.
(g) The maximum height of the SB 9 dwelling unit shall be 16 feet.
Exception:
The maximum height of SB 9 units within Hillside Overlay Districts shall be 20'-0. (h) One uncovered parking space is required. The parking space shall be at least 10 feet wide by 20 feet deep and shall be contained entirely on the private property. No parking is required when the parcel is located within one-half mile walking distance of either a high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code, or a major transit stop, as defined in Section 21064.3 of the Public Resources Code; or if there is a car share vehicle located within one block of the parcel. A solid (no openings) one-hour rated fire wall is required between any SB 9 unit and the primary dwelling unit or an ADU or JADU. (i) All new SB 9 units shall have 1- hour rated Type 5A construction on all exterior walls and Class A roof assemblies.
U) Fire access to all new units shall be compliant with the Redwood City - San Carlos Fire Department standard specifications and the California Fire Code. (k) All newly created SB 9 units shall be connected to public sewer per the City of San Carlos Engineering Standards.
(I) All new SB 9 units shall comply with San Carlos Municipal Code and adopted California Building Code, and California Fire Code.
(m) All outdoor patios, covered patios, decks, and other hardscape shall meet the City's requirements with regard to lot coverage, setbacks, natural state, height, etc. (n) No dwelling unit shall be rented for a period of less than thirty (30) days and cannot be occupied as a short-term rental unit.
(o) An SB 9 dwelling unit may be rented separately from the primary dwelling unit. (p) Development projects pursuant to this section shall be subject to all impact or development fees related to the development of a new dwelling unit.
7.Objective building and design requirements for all SB 9 dwelling units.
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All SB 9 dwelling units shall be reviewed and approved without discretionary review or a hearing. As part of the Planning Department's ministerial approval, the following objective design requirements shall be required.
If it is not feasible to comply with all applicable Objective Design Standards when constructing up to two 800 square foot residential units on a property, the applicant shall provide all necessary information requested by the City (e.g., a topographic survey, etc.) to demonstrate that it is infeasible to construct one or both of the two 800 square foot residential units while complying with all applicable Objective Design Standards for review by the City.
On review of the complete feasibility study, the Planning Director shall determine which of these Objective Design Standards may be reduced and/or waived to allow for up to two residential units that are no more than 800 square feet and evaluate feasible locations for the residential unit(s) to find the location(s) that create the fewest impacts to environmentally sensitive areas such as hillside districts, stream overlays, etc.
Where there is any discrepancy between these objective standards and other requirements within the San Carlos Municipal Code for the underlying Zoning District, the stricter objective standards shall apply:
I. Site Planning
Grading
Grading shall not exceed 999 cubic yards.
Hillside Overlay Development- All objective design standards within the Hillside Overlay District per SCMC 18.12 Hillside Overlay District shall apply in addition to the standards specified below.
Proposed grading which necessitates terracing shall not have retaining or skirt walls exceeding four feet in height and shall have a horizontal separation equal to the wall height.
Slopes created by grading of the site shall not exceed thirty percent.
Parking Front Setback Adjustment. In order to reduce grading, required parking (including a private garage) may be located at five feet to the street property line; provided, that portions of the new units and accessory structures other than the garage shall comply with the setback requirements of the base zoning district.
Natural State. A minimum area of twenty-five percent of the lot area plus the percentage figure of average slope, not to exceed a maximum of eighty-five percent, must remain in its natural state.
Site Access, Driveways. Each driveway shall follow natural terrain contours to the maximum extent feasible to minimize grading, and also shall comply with the following standards:
1. Maximum Grade. The finished grade of a driveway shall conform to the finished grade of the lot, but in no case shall exceed an average grade of eighteen percent.
2. Agency Review. The location and design of any driveway shall be referred to the Fire Department for review and comment as to on- and off-street safety of vehicles, vehicle passengers and pedestrians, and access for emergency vehicles.
Retaining Walls. Large retaining walls in a uniform plane shall be avoided. Retaining walls shall be divided into terraces with variations in plane and include landscaping to break up the length of walls and to screen them from view. No retaining wall located in the front or rear yard area shall be higher than six feet, and must incorporate a threefoot recessed offset feature every thirty feet, or other methods of articulation.
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Decks. No portion of the walking surface of a deck with visible underpinnings shall exceed a height of six feet above grade. Decks shall be integrated into the architecture of the house, and not appear as an add-on to the primary building mass.
Retaining walls over four feet in height, accessory structures, and buildings visible from a downslope shall be screened.
Colors and Materials. A mixture of materials and color shall be used to blend structures with the natural appearance of the hillside which shall include darker and earth tone exterior colors. In areas of potential high fire hazard, exterior building materials shall be fire-retardant.
Trees
A tree removal/ pruning permit is required for removal or pruning of any protected and/or significant tree.
All objective standards within the SCMC 18.18 Landscaping shall apply.
Driveways
One driveway is permitted per lot.
Utilities & Services
Each home shall be provided with a location for the storage of trash receptacles which is screened from the view from the public right-of-way.
Transformers, back flow preventers, generators, and other similar elements shall be screened from view from the public right-of-way.
II. Building Design (Detached & Attached)
Entrances
Entrances shall not exceed 10 feet in height.
The principal entry shall be located in a visible location facing the street and shall incorporate a projection (e.g., porch) or recess, or combination of projection and recess at least forty square feet in area, with a minimum depth of five feet.
Porches shall not encroach more than 3'-0 into the front setback regardless of height.
Where the entrances to both units are located on the front elevation, both doors shall be located together to mimic the appearance of a single-family home and shall have a covered entry.
Where entrances are located on separate elevations, both entrances shall have a covered entry.
The main entry feature shall not be the garage door.
Design elements and detailing shall be continued completely around the structure. Such elements shall include window treatments, trim detailing, and exterior wall materials.
All vents, gutters, downspouts, flashings, electrical conduit, etc., shall be painted to match the color of the adjacent surface.
No street-facing facade shall run in a continuous plane of more than twenty-five feet without a window or a projection, offset, or recess of the building wall at least one foot in depth.
Building entrances and front porches, and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises count towards this requirement.
Building elevations abutting side yards shall be designed to provide at least one horizontal plane break of at least three feet, and one vertical break.
All exterior building materials and colors shall be the same for all units on the property.
Exterior materials shall be hard board, stucco, unpainted brick, or stone in an earth tone color. Board- formed non-colored concrete and stained wood with proper fire assemblies may be used for accent walls.
Roofing shall be 30-year (minimum) composition shingle, tile, natural slate or standing seam metal in anon-reflective earth tone color.
The exterior use of foam as trim and plywood or aluminum as siding materials is prohibited.
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Building materials which are vinyl or include reflective minerals such as hematite or quartz are prohibited.
Fenestration
Window and door frames shall be colored metal: black, white or earth tone in color.
The window type and style shall be consistent on all elevations.
Trim at least one inch in depth must be provided around all windows, or window must be recessed at least two inches from the plane of the surrounding exterior wall. For doublehung and horizontal sliding windows, at least one sash shall achieve a two-inch recess.
Exterior Lighting
Exterior building lighting shall be directed downward, have a shielded light source, and be designed so that the light is not directed off site.
Massing
Garage Frontage. Where an attached garage is located on the front half of the lot and garage doors face a street, garage width shall not exceed sixty-five percent of the width of the front facade of the building (sixty percent on lots wider than one hundred feet}.
Paving
The maximum amount of paving in street-facing yards is fifty percent of the required yard.
Alley Access
A detached garage or carport is permitted to have access to the alley if:
1. The garage or carport entrance is set back a minimum of four feet from the rear property line;
2. A forty-five-degree visibility triangle is provided on either side of the garage or carport;
3. The garage door does not cross the property line when opened or closed III. Landscape Elements
Retaining Walls
Retaining walls shall not exceed 6 feet in height in the required front or rear setback.
Retaining walls shall be stone or unpainted brick in earth tone colors, or non-colored concrete.
Hardscape
Hardscape shall be gravel, stone, or unpainted brick in earth tone colors, or non-colored concrete.
Softscape
All landscaping shall be drought tolerant and native.
Landscaping shall not be planted in a linear pattern.
All new trees shall be installed at a minimum of 24- inch box and shall be adequately spaced.
One tree per every 1000 s.f. lot coverage. One must be a 24" box street oriented tree.
Landscaping
All landscaping shall adhere to the Objective Standards within SCMC 18.18 Fencing
All other fence regulations apply per the SCMC 18.158.040
8. Permit review process.
All applications for lot splits and new development using this article shall be ministerially approved without public hearings or discretionary review.
9.Fees.
The City Council may establish and set by resolution all fees and charges, consistent with Government Code sections 65852.2 and 65852.22, and related provisions, as may be necessary to effectuate the purpose of this article.
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CITY OF SAN CARLOS
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the San Carlos City Council will hold a public hearing on Monday, November 28, 2022 at 7:00 p.m., pursuant to San Carlos Municipal Code Chapter
18.35, and Government Code Section 65858 for the purpose of hearing and considering all comments of all persons interested in or concerned with the City Council’s consideration of extending Urgency Ordinance 1578 establishing interim development and subdivision standards applicable to all properties in the RS-3 and RS-6 Zoning Districts that propose lot splits and additional development under the provisions of Senate Bill (SB) 9. Following a duly noticed public hearing for November 28, 2022, if extended by the City Council, this Urgency Ordinance would be effective for a period of one year from December 29, 2022.
The interim ordinance establishes regulations for the subdivision (i.e., lot splits) and other development of qualified SB 9 properties. It is being proposed for an extension so the future SB 9 Permanent Ordinance can be adopted in conjunction with the Citywide Objective Design Standards, which will apply to SB 9 units.
This project is consistent with the programs and policies of the San Carlos 2030 General Plan, is within the scope of the activities and impacts identified in San Carlos 2030 General Plan Program Environmental Impact Report (EIR) and no new environmental effects have been found and no new mitigation is necessary. Therefore, no additional environmental review is required pursuant to Public Resources Code Section 21166 and California Environmental Quality Act (CEQA) Guidelines Section 15303 (a) and (b).
Meeting Materials. The agenda and relevant materials for this item will be available for viewing on the City’s website at cityofsancarlos.org/agenda on November 24, 2022. A hardcopy may be obtained upon request to the City Clerk. The public will have the options to observe the meeting and address the Council in–person in City Hall’s Council Chambers or remotely via Zoom. Details and instructions will be available on the agenda.
Questions & Comments. Questions regarding the project may be directed to Sajuti Haque at [email protected]. Comments may be sent via email to the City Clerk [email protected] and the City Council – [email protected], mailed to the City Clerk at 600 Elm Street, San Carlos, CA 94070, or made in person at the public hearing.
All persons interested in the above are hereby invited to participate in this public hearing and be heard. If you challenge this proposal in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk prior to the public hearing.
Crystal Mui,
City Clerk
Publication Date: November 18, 2022
If you require translation for this notice, please contact the City Clerk’s Office at 650-802-4222
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CITY COUNCIL
STAFF REPORT
MEETING DATE: November 28, 2022
ITEM TITLE: Receive a Presentation on the Focused General Plan Update, Which Includes Amendments to the Land Use Element, Community Safety and Services Element, and Minor Changes to the Circulation, Noise, and Environmental Management Elements and Associated
Amendments to the Zoning Ordinance in Response to the Housing Element Update.
RECOMMENDATION:
Receive a presentation on proposed amendments to the San Carlos General Plan’s Land Use Element, Community Safety and Services Element, including minor changes to the Circulation, Noise, and Environmental Management Elements and proposed amendments to the Zoning Ordinance in response to the 2023-2031 Housing Element Update.
FISCAL IMPLICATION:
There are no fiscal implications associated with receiving this presentation.
BACKGROUND:
As defined by the California Government Code, a “General Plan” is a long-range visionary document that establishes a framework for how a city will grow and change over a span of typically 20 years. The current General Plan for San Carlos was adopted in 2009 and covers subsequent years to 2030. The San Carlos General Plan establishes goals, policies, and actions guiding growth, conservation, and enhancements in the city. In California, General Plans serve as a “constitution” or blueprint for all future development. General Plans are required to have chapters or “elements” that discuss land use, circulation/mobility, open space, conservation, noise, environmental justice, air quality, safety, and housing. San Carlos’ General Plan is titled San Carlos General Plan: Envision 2030.
The City is currently in the process of updating two of its General Plan elements: (1) the Housing Element and (2) the Community Safety and Services Element. Both are required to address State law mandates. The Housing Element focuses on the provision of adequate housing for all current and future San Carlos residents. The City’s Community Safety and Services Element, which will be renamed Environmental Safety and Public Services Element, focuses on reducing potential short-term and long-term risks related to fires, floods, droughts, earthquakes, landslides, climate change, and other hazards. Changes to the Housing Element and Environmental Safety and Public Services Element necessitate changes to other General Plan elements including the Land Use Element (and Land Use Map), Circulation Element, Noise Element, and Environmental Management Element to ensure consistency among all the Elements within the General Plan.
Revisions to the Housing Element also necessitate changes to San Carlos’ Zoning Ordinance
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and Zoning Map. All revisions have been analyzed in an Environmental Impact Report (EIR) that has been prepared in compliance with CEQA requirements. This EIR is now undergoing public review and available for public comment prior to the City Council’s consideration of whether to adopt the proposed modifications to the General Plan and Zoning Ordinance.
On September 26, 2022, the City Council held a study session on the Draft Housing Element.
The purpose of this informational session is to share other modifications to the General Plan and Zoning resulting from the proposed updates to the General Plan’s Housing Element and Environmental Safety and Public Services Element. A significant driver of all of these changes is the State’s requirement to plan for additional housing in San Carlos.
DRAFT LAND USE ELEMENT CHANGES
The following is a summary of changes made to the Land Use Element. These changes were made to ensure consistency with proposed changes to the Housing Element.
POLICY LU-1.6 Consider reduced parking requirements for multi-family residential and mixed-use projects within the TOD corridor. Reduced parking requirements may be permitted only if a parking study is submitted demonstrating that the reduced parking is adequate to accommodate on-site parking demand associated with the project.
ACTION LU-1.8 Amend the Zoning Ordinance to address the new multiple family and mixed use designations.
Land Use Element, Pages 52 – 53
The majority of new housing in San Carlos is expected on infill parcels near Downtown, along the El Camino Real corridor, along Old County Road between Holly Street and Terminal Avenue, and along East San Carlos Avenue. These units will mostly be multiple family residences, such as apartments, townhouses, or condominiums. New single-family residences will likely occur on vacant parcels, as accessory dwelling units (ADUs), and as rebuilt or remodeled homes in existing single-family neighborhoods.
An estimate of total housing units, population, and job growth in San Carlos by 2030 is shown in Table 3-3. These numbers are based on the anticipated growth of areas throughout the city that are likely to undergo changes in development patterns over the next 20 years. These projections assume densities that are probable given allowable densities, economic forces, and likely development patterns. The General Plan has the potential to result in approximately 1,436 4,900 additional residential units to be built within San Carlos’ city limits between 2009 and 2030 2022 and 2030.
TABLE 3-3: HOUSING, POPULATION AND JOB GROWTH UNDER THE GENERAL PLAN Housing Units 11,960 12,318 1,436
4,900
13,396
17,218
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PG 53
The General Plan will also accommodate growth in commercial, office, mixed use, and industrial land uses. Table 3-4 shows the projected gross square footage increase in commercial, office, mixed use, and industrial uses from 2008 to 2030 for this General Plan.
PG 55
Buildings of varying heights, typically one to two stories, with traditional storefronts are generally built to the sidewalk and address the street. Downtown supports the highest levels of density in San Carlos. The tallest buildings of greatest mass are located in the Downtown area. The picturesque Downtown is an important visual resource for residents, workers and visitors in San Carlos.
POLICY LU-8.2 Ensure that new development is sensitive sensitively transitions to the character of adjacent structures and the immediate neighborhood.
POLICY LU-8.7 Encourage R e q u i r e new residential development to provide outdoor areas and landscaping or native vegetation, or tree canopy to enhance the surroundings.
POLICY LU-8.19 Residential and mixed use structures shall be designed to be compatible with existing structures in the vicinity, avoid minimize obstructing views from adjacent structures or views of community importance, avoid minimize interference with the right or ability to use solar energy and be consistent with the community design principles.
POLICY LU-8.20 Require all new residential multi-family residential, commercial and industrial projects subject to design review by the appropriate decision-making body for compliance with site planning, architecture, signing and landscaping criteria prior to approval, as permitted by State law.
ACTION LU 8.3 Amend the Zoning Ordinance to limit the height of building walls at the street facing property line to two stories on the 600, 700, and 800 blocks of Laurel Street. Additional stories may be permitted if they are stepped back a minimum distance from the ground level building wall.
ACTION LU-8.4 Develop objective design standards consistent with State law and amend the Zoning Ordinance and Planning Division application submittal checklist to require information and materials that accurately and sufficiently demonstrate a project’s compliance new objective design standards.
(Action 8-6 number changed to 8-5 due to removal of 8-3.) POLICY LU-9.5 Require buffering, screening, transitional standard, or other measures for new and expanded multi-family residential, mixed use, and/or commercial/industrial developments adjacent to single-family residential neighborhoods to minimize impacts POLICY LU-9.10 In the event of closure of a school, the primary planned use of these sites remains for school and associated recreation purposes, or housing. The school site should be considered for acquisition by the City.
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POLICY LU-9.14 Legally nonconforming multi-family residential structures located within multifamily residential zoning districts may be replaced, restored, rebuilt, or repaired and used consistent with the Zoning Ordinance in effect at the time the structure was originally constructed only upon issuance of a conditional use permit approved by the Planning Commission.at the time of the replacement, restoring, rebuilding, or repairing.
ACTION LU-9.2 Amend the Zoning Ordinance to include objective design standards, transitional design standards for multi-family residential buildings and commercial uses adjacent to single-family homes, as appropriate.
ACTION LU-9.3 Consider amending the Zoning Ordinance to require courtesy notification of nearby residents for any multi-family residential use or commercial use proposed in immediate proximity to a single-family residential neighborhood.
POLICY LU-10.6 Require all new development and significantly modified development in the High and Very High Fire Susceptibility Zones to install and maintain fire prevention design and materials in accordance with Building Codes at the time of the construction/reconstruction.
Modifications to the Land Use Map, page 31 Land Use Element, are also proposed for consistency with proposed changes to the Zoning Map.
DRAFT NOISE ELEMENT CHANGES
This modification was made to consider all areas where new multi-family residential is proposed, not just the downtown area.
POLICY NOI-1.5 B For new multi-family residential development maintain a standard of 65 Ldn in community outdoor recreation areas. Noise standards are not applied to private decks and balconies and shall be considered on a case-by-case basis in the downtown core.
DRAFT CIRCULATION ELEMENT CHANGES
The following amendments are required by State Department of Forestry and Fire Protection (AKA CALFIRE).
POLICY CSH-1.1 Widths of streets and highways should be sufficient to address existing and projected traffic volumes, emergency access requirements, while providing positive pedestrian and bicycle experiences.
POLICY CSH-3.5 Street and right-of-way widths should be designed and constructed in accordance with the street standards established in this plan, the City Subdivision Ordinance and Standard Details. However, flexibility for street widths should be permitted with sensitivity to slope, neighborhood character, traffic volume, emergency access requirements, and pedestrian/bicycle needs.
DRAFT ENVIRONMENTAL MANAGEMENT CHANGES
The following amendment is required by State Department of Forestry and Fire Protection (AKA CALFIRE).
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ACTION EM-11.3 Design streets to accommodate all modes of transportation, including emergency vehicles, and provide for a safe and attractive pedestrian experience.
See Attachment 1 for changes shown in red-line strikeout within the existing General Plan. Note:
Changes to Safety Element provided under separate cover in Attachment 2.
DRAFT SAFETY ELEMENT CHANGES
The City’s Community Safety and Services Element was last updated and adopted in 2009. Since that time, recent State legislation was passed which placed new requirements on how and when cities need to update this Element, specifically, California Senate Bill 379 (“SB379”), California Senate Bill 1035 (“SB1035”), and California Senate Bill 1241 (“SB1241”). The State requires that this Element be updated every eight years, in tandem with the Housing Element update.
This Element, now renamed the Environmental Safety and Public Services Element, is being updated as needed to address climate adaptation and resiliency strategies and ensure consistency with the 2021 Multijurisdictional Local Hazard Mitigation Plan prepared by the Metropolitan Transportation Commission (MTC).
The proposed draft Environmental Safety and Public Services Element (Attachment 2) contains goals, policies, and implementation programs that focus on:
• Strengthening the resilience of the community and the built environment against environmental hazards, including geologic and seismic hazards, flooding, wildfire, poor air quality and climate change effects, hazardous materials, and aviation hazards from the San Carlos Airport,
• Providing fire prevention and suppression services,
• Planning for disaster preparedness and evacuation, and • Providing public services such as schools, police service, fire service, libraries, and community building activities.
The proposed implementation programs address a wide range of City activities including:
procedures, permits, agreements, and ordinances; special projects; outreach and education programs; and interagency coordination and consultation with other organizations.
New goals include:
• Goal ESPS-3 Agency Coordination: A resilient San Carlos is well prepared to minimize risks associated with wildfire.
• Goal ESPS-4: Develop a community that proactively prevents wildfires and protects life, property, and infrastructure from urban and wildfire impacts. • Goal ESPS-8: A community that is resilient against changing climate conditions. • Goal ESPS-9: The City of San Carlos has a sustainable and resilient water supply despite the potential for more frequent and severe drought conditions. • Goal ESPS-10: A community that is resilient during and after extreme heat and severe weather events.
• Goal ESPS-11: A community that is protected against sea level rise and safeguards the natural and built environment from inundation due to rising sea levels. • Goal ESPS-12: A community protected against rising groundwater levels caused by sea level rise.
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CAL FIRE Review of Wildfire Policies
As a part of the review process, the wildfire policies are required to be reviewed and approved by the California Department of Forestry and Fire Protection (CAL FIRE). CAL FIRE reviewed the Element’s wildfire policies in early November and the Safety Element has been further revised to reflect these changes. The full text of the proposed Environmental Safety and Community Services Element Update can be found in Attachment 2.
For a summary of CAL FIRE’s comments, and the City’s response, refer to the table below.
CAL FIRE's Comments and Response
Page/Section CAL FIRE Comment Response
Section:
Wildfire
Hazards.
Subsection:
Background
Information
Provide a clearer definition for “State Responsibility Area (SRA)”; consider using the definition from the Riverside County Local Hazard Mitigation Plan (LHMP):
State Responsibility Areas (SRAs) are those lands within California that meet specific geographic and environmental criteria. These are areas where CAL FIRE has legal and
financial responsibility for wildland fire protection and where CAL FIRE administers fire hazard classifications and building standard regulations. SRAs are defined as lands that 1) are county unincorporated areas, 2) are not federally owned, 3) have wildland vegetation cover rather than
agricultural or ornamental plants, 4) have watershed
and/or range/forage value, and 5) have housing densities not exceeding three units per acre.60 Similar to the Federal Responsibility Areas (FRAs), where SRAs contain built
environment or development, the responsibility for fire protection of those improvements (non‐wildland) is that of a local government agency.
Edit made
Protection section to the front of the Element.
No edit - This was a CAL FIRE
suggestion, but not a
requirement. Staff elected not
to make this change because
it would impact the
numbering of the goals,
policies, and programs within
this document and within the
Draft EIR.
Fire Hazards
Severity
Zones Map
Use the same colors for Moderate, High, and Very High that are used in the CAL FIRE FRAP maps.
Edit made
Action ESPS3.3
Use the term “less combustible native plants.” Edit made
Action ESPS3.7
Remove the phrase “if the policy is unwritten” from the sentence: Adopt a formal written policy regarding the City’s policy allowing rebuilding in the VHFHSZ.
Edit made
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Action ESPS3.8
This is a great policy. No edit needed
Action ESPS-3.18
Throughout Replace “VHFSZ” with “VHFHSZ” (Very High Fire Hazard Severity Zone)
Edit made
ZONING ORDINANCE AMENDMENTS
Amendments to the City’s Zoning Ordinance (Title 18 of the San Carlos Municipal Code) would be initiated to allow for fulfilment of the City’s RHNA by increasing the residential density within certain zoning designations, as well as by creating new zoning designations. The proposed Zoning Ordinance amendments are anticipated to include the multi-family residential and mixeduse categories, which would provide for development of some lower-level commercial/retail, and office. New zoning designations would include Multi-Family and Mixed-Use designations that would allow up to 120 dwelling units per acre. The new, higher density residential and mixed-use zoning designations would occur primarily along the El Camino Real corridor, San Carlos Avenue corridor, and in the Downtown area west of El Camino Real. The proposed amendments also include updating the development/design standards to remove housing development constraints (such as setbacks, height, parking, and open space requirements) and reflect recent changes in State law, and to better reflect current development practices and the new density changes. The Zoning Map will also be updated to reflect these changes (Attachment 6).
The proposed Title 18 and Zoning Map amendments are necessary to support the Housing Element update and include creating a new multiple family residential zone (RM-100) and increasing residential densities in certain mixed use zones as shown in Table 1 belowError! Reference source not found..
Table 1: Proposed Zones and Densities
Existing
Zone
Renamed
Zone
Existing Density
(units/acre)
Proposed Density
(units/acre)
MU-N MU-N-40 20 40
MU-N MU-N-50 20 50
MU-N MU-N-120 20 120
MU-DC MU-DC-100 50 100
MU-D MU-D-100 50 100
MU-D MU-D-120 50 120
MU-SC MU-SC-120 50 120
MU-NB MU-NB-120 50 120
MU-SB MU-SB-100 50 100
MU-SB MU-SB-120 50 120
These proposed amendments reflect the City’s planning for additional multi-unit housing types in the multi-unit zones and in the mixed-use zones. New and amended zoning designations would include Multi-Unit and Mixed-Use designations that would allow up to 120 dwelling units per acre along El Camino Real and San Carlos Avenue.
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The purpose of these amendments is to make Title 18 consistent with the goals, policies, and programs of the updated Housing Element for 2023-2031. Amendments to Title 18 are necessary to implement the Housing Element actions/programs as necessary to meet San Carlos’ Regional Housing Needs Allocation.
To view the full scope of changes to the Zoning Ordinance, refer to Attachments 3 and 4, and to view the draft Zoning Map, refer to Attachment 6.
Since the Draft Zoning Ordinance amendments were released on October 17, 2022 in conjunction with the Planning and Transportation Commission (PTC) informational session on this project, requests for clarification and refinements to some of the proposed changes have been made by developers and recognized by staff. Attachment 5 provides an outline of additional items to address within the Zoning Ordinance. These additional items will be reflected in the January 3, 2023 edition of proposed changes to the Zoning Ordinance for the PTC’s review, and would subsequently come forward for City Council consideration on January 23, 2023.
NEXT STEPS:
Staff will present the entire Focused General Plan Update project, which includes the following eight components to the Planning and Transportation Commission for formal recommendation on January 3, 2023:
1. Environmental Impact Report
2. Housing Element, 2023-2031
3. Land Use Element, including revised Land Use Map
4. Environmental Safety and Public Services Element
5. Circulation Element (minor changes)
6. Noise Element (minor changes)
7. Environmental Management Element (minor changes)
8. Zoning Ordinance Amendments, including amendments to the Parking Chapter, and revised Zoning Map
The Planning and Transportation Commission will consider this item and make a formal recommendation on Tuesday, January 3, 2023. The meeting materials and all documents for this meeting will be available on the City’s website on Thursday, December 22, 2022.
Following the Planning and Transportation Commission’s recommendation, the Focused General Plan update will be considered for formal adoption by the City Council on January 23, 2023.
The timeline to adopt these changes is driven by a State mandate that Housing Elements be completed by the end of January 2023.
Although the State Department of Housing and Community Development (HCD) will be in the process of reviewing and commenting on San Carlos’ Housing Element, the City will follow through on its obligation to adopt the Housing Element by the end of January. If the State requires substantial changes to the Housing Element, staff will bring these changes back to the Planning and Transportation Commission for recommendation, and City Council for approval to receive certification from HCD, determining that San Carlos’ Housing Element complies with all state law requirements.
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Respectfully submitted by:
Al Savay, Community Development Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):
1. Draft General Plan Amendments (Land Use, Circulation, Noise, Environmental Management)
2. Draft Environmental Safety and Community Services Element – November 18, 2022
3. Draft Zoning Ordinance Amendments
4. Draft Parking Ordinance Amendments
5. Proposed Additional Amendments to the Zoning Ordinance for January 2023 Edition
6. Draft Zoning Map Amendments
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San Carlos
2030 General Plan
A D O P T E D O C T O B E R 1 2 , 2 0 0 9
U P D A T E D J A N U A R Y 3 1 , 2 0 2 3
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TABLE OF CONTENTS
GENERAL PLAN i
1. Introduction 1
2. General Plan Vision 1516
3. Land Use Element 1920
4. Housing Element Under separate cover
5. Circulation & Scenic Highways Element 81
6. Environmental Management Element 109
7. Parks & Recreation Element 155
8. Environmental Safety & Public Services Community Safety & Services Element Under separate cover 181
9. Noise Element 225
10. General Plan Preparers 245
Appendices
Appendix A: Hazardous Material Sites
Appendix B: Glossary and Acronyms
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TABLE OF CONTENTS
List of Figures
Figure 1-1 General Plan Components.......................................5 Figure 1-2 Regional Location.......................................................7 Figure 1-3 City Limit and Sphere of Influence Areas.............8 Figure 3-1 Planning Areas.......................................................... 26 Figure 3-2 General Plan Land Use Map
........................................................................................................... 29 31 Figure 3-3 Redevelopment Areas............................................ 34 Figure 3-4 Major Developed Areas in San Carlos
........................................................................................................... 54 55 Figure 3-5 Gateways .................................................................. 62 Figure 6-1 Vegetation and Habitat Types............................ 114 Figure 6-2 Wetlands and Waterbodies................................ 115 Figure 6-3 Known Occurrences of Sensitive Species
and Habitat............................................................. 117 Figure 7-1 Parks, Open Space Sites, and Vacant Land....... 161 Figure 7-2 Residences More Than ½ Mile from a
City Park................................................................. 162 Figure 7-3 Parks and Open Space ......................................... 165 Figure 7-4 Existing and Planned Trails.................................. 166 Figure 8-1 Regional Faults and Historical
Earthquakes............................................................ 184 Figure 8-2 San Carlos Area Faults......................................... 186 Figure 8-3 Liquefaction Potential........................................... 188 Figure 8-4 Expansive Soils....................................................... 189 Figure 8-5 Floodplain................................................................ 193 Figure 8-6 Dam Inundation Areas......................................... 195 Figure 8-7 Areas at Risk from Wildland Fires in
Western Foothills................................................. 200 Figure 8-8 Public Services ....................................................... 213 Figure 9-1 Land Use Compatibility for Community
Noise Environment............................................... 231 Figure 9-2 San Carlos Airport Noise Contour Map ........236 Figure 9-3 2030 Traffic and Railroad Noise Level
Contours.................................................................238
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TABLE OF CONTENTS
GENERAL PLAN iii
ii GENERAL PLAN
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TABLE OF CONTENTS
GENERAL PLAN iii
List of Tables
Table 3-1 Existing Land Use in San Carlos.......................... 22 Table 3-2 General Plan Land Use Designations
Within the City Limit............................................. 28 Table 3-3 Housing, Population and Job Growth
Under the General Plan......................................... 5253 Table 3-4 Commercial, Office and Industrial
Growth Under the General Plan......................... 5354 Table 3-5 Primary and Secondary Gateways in San
Carlos........................................................................ 61 Table 5-1 Traffic Capacity Range ........................................... 84 Table 5-2 Level of Service (Transportation
Research Board)...................................................... 88 Table 5-3 Intersection Level of Service................................ 89 Table 6-1 Government Code Open Space
Classifications......................................................... 111 Table 6-2 Sensitive Species Found in the City Limit
and Sphere of Influence ....................................... 118 Table 7-1 San Carlos City Parks.......................................... 158 Table 7-2 Open Space Areas................................................ 163 Table 7-3 Potential San Carlos Trail Connections........... 167 Table 8-1 Estimated Maximum Parameters for
Major Known Faults Affecting the
Project Area........................................................... 187 Table 9-1 Non-Transportation Noise Standards............. 232 Table 9-2 2009 Vehicular Traffic Noise on Major
Roadways................................................................ 233
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Introduction
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2 GENERAL PLAN
1 INTRODUCTION
Purpose
In California, General Plans serve as the “Constitution” for all future development in cities. The General Plan
provides the fundamental basis for the City’s land use
and development policy, and represents the basic
community values, ideals and aspirations to govern a
shared environment over the life of the General Plan.
The General Plan addresses all aspects of development
including land use, environmental management and
sustainability, traffic and circulation, housing, parks and recreation and other topics. The General Plan’s
policies are implemented through the Municipal Code,
which includes the Zoning Code, Building and Construction Code, Subdivision Ordinance and other City regulations. Further, the General Plan’s policies also
impact the goals, objectives and strategies of the Redevelopment Agency’s Redevelopment Implementation Plan. City staff in all departments will implement the
actions detailed in the plan.
Contents
2 Purpose
3 General Plan Contents
6 The City and Its Planning Area
9 San Carlos Today
11 The General Plan Update Process
The General Plan establishes a framework for how the City will grow and change over the next two decades. It establishes goals, policies and actions that will guide growth, conservation and enhancement in San Carlos over the next 20 years.
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GENERAL PLAN 3
1 INTRODUCTION
California Government Code Section 65300 requires that
the General Plan be comprehensive, internally
consistent and long-term. Although it is required to
address the issues specified by State law, the General
Plan may be ultimately organized in a way that best
suits San Carlos. The Plan should be clearly written,
available to all those concerned with the community’s
development and easy to administer. This document
supersedes the previous General Plan, adopted in 1992,
the East Side Specific Plan adopted in 1991 and the West Side Specific Plan adopted in 1994 and all amend- ments to these Plans.
The overall role of the General Plan is to:
Define a realistic vision of what the City desires to be in 20 years.
Express policy direction in regard to the physical,
social, economic, cultural and environmental
character of the city.
Serve as a comprehensive guide for making decisions about land use, circulation, environmental management, parks and recreation, housing, noise
public health and safety.
Provide the legal foundation for zoning, subdivision and public facilities ordinances, other adopted Citywide plans, compliance with the
California Environmental Quality Act (CEQA)
decisions and projects, all of which must be consistent with the General Plan. Present a clear and easy to understand format that
encourages public participation and understanding.
General Plan Contents
The General Plan is divided into seven elements:
Land Use Element. The Land Use Element designates where lands can be developed for specific uses such as residential, commercial, industrial,
open space, public facilities and mixed uses. It also
provides development regulations for each land
use designation and overall land use poli- cies.
Housing Element. The Housing Element is intended to provide for the maintenance and development of housing for City residents. It is completed pursuant to Government Code Section
65588, which requires the Housing Element be
updated every five years. It analyzes existing
housing stock, analyzes existing and projected
housing needs and quantifies the number of
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1 INTRODUCTION
4 GENERAL PLAN
housing units that may be developed, preserved
and improved through its policies and actions.
The Housing Element covers the Planning period
2009 to 2014.
Circulation and Scenic Highways Element. The
Circulation and Scenic Highways Element specifies the general location and extent of existing major streets and other transportation facilities.
This Element, as updated in May 2005 and
amended in 2008, is carried forward.
Environmental Management Element. The Environmental Management Element focuses on the protection, preservation and enhancement of
natural resources in San Carlos. To achieve this, it
combines two elements required under State law:
the Open Space Element and the Conserva- tion
Element. It provides for the protection of open
space, conservation of biological resources,
protection of water and air quality and adaptation strategies and reduction measures for greenhouse gas emissions and reduction of solid waste. Parks and Recreation Element. The Parks and
Recreation Element provides for parks, open
space, trails and recreational activities for San
Carlos.
Environmental Safety and Public Services
ElementCommunity Safety and Services
Element. The Environmental Safety and Public
Services ElementCommunity Safety and Services
Element is in- tended to help prepare the
community for risks associated with natural and
artificial hazards. This Element also describes the
public services available to residents of San Carlos.
Noise Element. The Noise Element identifies
sources of noise and provides for reduction of
noise that negatively impacts the community.
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San Carlos Train Station
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These principles, goals, policies and actions provide
guidance to the City on how to direct change and manage its resources over the next 20 years. These may not all be fully realized during the planning period due to fiscal constraints.
Figure 1-1 illustrates that policies and actions are at the same level of importance, and are both intended to
implement goals. In most cases, goals have both implementing policies and actions. In some cases a goal may be implemented exclusively through either policies or actions.
FIGURE 1-1 GENERAL PLAN COMPONENTS
Each element of this General Plan contains background information, guiding principles, and a series of goals, policies and actions.
Guiding Principle. A guiding principle is an
overarching choice or direction which becomes
a touchstone leading the creation of all the goals,
policies, and actions.
Goals: A goal is a description of the general
desired result that the City seeks to create
through the implementation of its General Plan.
Policies: A policy is a specific statement that
guides decision-making as the City works to
achieve a goal. Such policies, once adopted,
represent statements of City regulation and require no further implementation. The General Plan’s policies set out the standards that will be
used by City staff, the Planning Commission and
City Council in their review of land development projects and in decision-making processes.
Actions. An action is a program, implementation measure, procedure, or technique intended to help achieve a specified goal. The City must
take additional steps to implement each action in
the General Plan.
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Using the General Plan
The General Plan is a document intended to be used by
a variety of people. Some of the key groups that will use the General Plan include elected and appointed City
officials, City staff, City residents and individuals
proposing new development projects. For all of these
users, the General Plan identifies the context and expectations for how San Carlos will grow and change.
This General Plan is written and designed to communicate information in a clear and accessible manner.
The City and its Planning Area
San Carlos is located on the San Francisco Peninsula,
between Belmont and Redwood City as shown in Figure 1-2. The city limit extends to the City of Belmont to the northwest, the San Francisco Bay to the northeast,
the City of Redwood City to the southeast and unincorporated San Mateo County to the southwest. Since the surrounding communities that border San Carlos
are largely built out, the Planning Area includes only the city limit and the Sphere of Influence (SOI). The city
limit and SOI are shown in Figure 1-3.
Government Code Section 56076 defines a SOI as a “plan
for the probable physical boundaries and service area of a local agency, as determined by the commis- sion.” The term “commission” refers to the Local Agency
Formation Commission (LAFCo). A SOI is an area
within which a city may expand its boundaries and
services through the process of annexation. The
purpose of a SOI is to encourage “logical and orderly
development and coordination of local governmental
agencies so as to advantageously provide for the present and future needs of the county and its communities.” San Carlos’ SOI includes three areas of San Mateo
County. Devonshire Area, which includes an island
referred to as Devonshire Canyon located within the city limit and nearby 17-acre Devonshire area adjacent to
Club Drive, Cranfield Avenue and the City of Bel- mont; Palomar Park, a neighborhood which lies to the south of the city limit; and Pulgas Ridge (formally des- ignated as Hassler Area by LAFCo), an area that in- cludes
Pulgas Ridge Open Space Preserve and several San
Mateo County institutional facilities.
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FI G U R E 1- 2
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San Francisco Bay
Pacific Ocean
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FI G U R E 1- 3
C i t y L i m i t a n d S p h e r e
of I n f l u e n c e Ar ea s
City Limit
Sphere of Influence Areas Belmont
Bair Island
tu101
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Palomar Park
Redwood City
San Mateo County 0 0.25 0.5 Miles
Arundel Rd
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San Carlos Today
San Carlos is a community with a strong sense of place
and a distinct village feel. This section briefly dis- cusses the City’s history, population and housing and the
opportunities and constraints they present for this
General Plan.
Brief History
The first known human inhabitants of the San Carlos
area were the Ohlone, who were also known as the
Costanoans. Historians believe that two sub-tribes
existed in and around San Carlos, the Salson to the north of Belmont Creek and Lhamshin around the greater San
Carlos area. Spanish settlement of the area, beginning in 1769, led to the dispersal of the tribes to the Spanish missions and eventually the disappearance of the
Ohlone as a cultural group.
Colonization of the San Francisco Bay Area accelerated
in 1776 with the establishment of the Mission San Francisco de Asis. By the 1790s, the mission and other San Francisco establishments were being supported by
small farms as far south as San Mateo. To encourage
further settlement of the area, the Spanish government
granted land to retired soldiers and men of influence.
Don Jose Dario Arguello, commandante of the presidios at San Francisco and later governor of Alta California, received a 35,000-acre land grant that encompassed what would later become Atherton, Belmont, Menlo Park, Redwood City, San Carlos and part of San
Mateo.
Early attempts to develop San Carlos began in the late
1800s. These early efforts were generally not success- ful until 1917, when the Mercantile Trust Company hired
Fred Hugh Drake, a prominent real estate and business
promoter to oversee the development of the city. Drake
expanded infrastructure, established a chamber of
commerce, encouraged the development of housing and
gave the city the motto “The City of Good Living.”
The Devonshire Hills subdivision was one of the first
neighborhoods in San Carlos and was established by
Drake in 1924, one year before the City’s incorporation in 1925. This subdivision used principles from the
Garden City urban planning movement, establishing
dog-leg cul-de-sacs and pass-through walkways.
Commercial development followed soon after the establishment of residential neighborhoods. Support businesses, such as gas stations, grocery stores and a
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pharmacy were established by 1926 along El Camino
Real. Industrial activity also came to San Carlos at this time when Fred Hugh Drake helped to bring about a
Southern Pacific spur track between San Francisco and
Sunnyvale. This rail connection led to the creation of the city’s first industrial area, located east of the rail- road.
After World War II, the population in San Carlos rapidly expanded, especially after the establishment of the Dalmo Victor and Eitel McCullough electronics plants
in 1944. The population quadrupled between 1940 and
1950, largely due to the presence of these two electronics plants. The electronics industry grew and by 1958 it comprised a substantial portion of the industrial area.
Also in the late 1940s, the San Carlos Airport moved
from its former location between Brittan and San Carlos Avenues to its present site, east of Highway 101.
Additional residential development in areas east of El
Camino Real and north and south of Holly Street also
occurred at this time.
As the city grew in the 1950s, residential growth was
focused in the western hills, above Arguello Park and
west of both Alameda de las Pulgas and San Carlos
Avenue. In 1956, the City annexed 500 acres west of
the Alameda so that the area could be subdivided to
provide an additional 1,300 homes, including apartments. In the East Side of San Carlos, growth in the service, supply and electronics industries fueled the
City’s economic development. More recently, high- tech
and biotechnology firms have contributed to eco- nomic
growth and transformation in San Carlos. An- other
recent trend has been the redevelopment of infill parcels with mixed-use and multi-family family hous- ing in
areas near Downtown and the El Camino Real transit
corridor.
Population and Housing
The City of San Carlos has grown at a constant pace
since its incorporation in 1925, and is expected to continue to grow in the future. The California Department of Finance estimated that the San Carlos population was 28,857 in 2008. The Association of Bay Area Governments (ABAG) projects that the population in San Carlos will grow to 33,700 by 2030, representing a 16
percent increase from 2005. San Carlos’ predicted
growth rate is slightly higher than San Mateo County’s
(14 percent growth by 2030).
There are a variety of housing types in San Carlos, but single-family detached homes constitute 75 percent of
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San Carlos’ housing supply. However, multi-family
housing is the fastest growing housing type in San Carlos. Between 2000 and 2008, multi-family housing units increased by 7 percent, compared to less than one
percent for single-family. The percentage of multifamily housing units is expected to increase due to infill development. About 75 percent of San Carlos residents
own their houses, which is a greater percent- age than
other parts of San Mateo County and the Bay Area.
Key Issues for the General Plan
This General Plan provides policy direction on the key
issues facing San Carlos over the next 20 years. These
key issues were identified through an extensive public
participation process described in Section E below.
Some of the key issues addressed in this General Plan
include:
Environmental Sustainability. How can San
Carlos most effectively protect its valuable natural resources and meet present needs without compromising the ability of future generations to
meet their needs?
Community Identity. How can new development enhance San Carlos’ unique sense of place and respect existing residential neighborhoods?
Housing. How can San Carlos become a more
inclusive city with affordable housing available to
all residents?
Economic Development. What are the best ways
for San Carlos to expand the local economy while
protecting existing businesses that are important
to the community?
Parks and Open Space. How should San Carlos
provide for the recreational needs of residents and
support open space preservation?
Goals and policies in this General Plan address these
and other questions that are important to the San Carlos community. The General Plan Vision Statement, included in Chapter 2, also identifies key values and
aspirations held by the community.
The General Plan Update Process
The General Plan update process began in 2007 and
continued through 2009. During this period, a range of
public input opportunities occurred to ensure that an
updated General Plan reflects the community’s vision
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for San Carlos. The following outreach efforts were
undertaken to involve San Carlos residents in the process.
General Plan Advisory Committee
The General Plan Advisory Committee (GPAC) was
formed and was comprised of 15 members appointed by
the City Council. GPAC included individuals from
various City Commissions and Committees, as well as
members from the residential and business community
at-large. The GPAC’s charge was to examine the various issues that contributed to the General Plan update, provide direction through collaboration and create a
forum that effectively and efficiently implemented their charge. The GPAC helped to guide the develop- ment
of the land use alternatives, goals, policies and actions and the preparation of a preferred General Plan. GPAC
meetings were open to the public and allowed all
interested community members to voice their opinions
regarding the content and direction of the General Plan.
In total, there were 26 GPAC meet- ings. There were
also three subcommittees: the Cli- mate Action Plan
Subcommittee, the Housing Sub- committee and the
Specific Plan Subcommittee. The Climate Action Plan
Subcommittee worked to prepare the Climate Action
Plan which helped inform policies
and actions in the General Plan. The Housing Subcommittee focused on the Housing Element, ensuring that it contains all State-mandated information. The
Specific Plan Subcommittee reviewed the former West
Side and East Side Specific Plans and other development policies and recommended inclusion of appropriate policies into the General Plan update.
Public Workshops
The following workshops took place to foster community participation in the General Plan Update process. Building Community Meeting. City staff, in
conjunction with the former citizens group San
Carlos Building Community Task Force, held a
forum to present information about what a general plan is, to describe the process of updating it and to have break-out groups for people to brainstorm ideas. Visioning Workshop. The Visioning Workshop
helped to formulate a vision for San Carlos’ future and to identify issues that need to be addressed in the General Plan. Youth Workshop. The Youth Workshop identified planning issues that were important to San
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Carlos youth and their vision for the future of the
city.
Land Use and Policy Alternatives Workshop. The
public reviewed and commented on land use and
policy alternatives for the General Plan Up- date
in this public workshop. The information
gathered at the workshop was utilized to prepare
the preferred land use map and policy alternatives which were presented during City Council and Planning Commission Study Sessions.
Housing Workshops. Two community workshops on housing issues were conducted to inform the draft of the Housing Element. Climate Action Plan Workshop. One community workshop was held to elicit community ideas on reduction goals and supporting meas- ures for
reducing greenhouse gas emissions re- sulting
from energy consumption, transportation, land
use and solid waste production.
GPAC, Planning Commission and City
Council Study Sessions
Based on the GPAC discussion of the Study Areas, three
citywide land use alternatives were developed for the
City of San Carlos. The GPAC discussed the
alternatives at two meetings. The result was three
unique alternatives for the future of San Carlos. Alternative 1 focused on a minimal amount of change to existing land uses. Alternative 2 focused future development on the east and west sides of the city with moderate job growth on the east side. Alternative 3
focused housing on the west side of the city and job
growth on the east side of the city. The Planning
Commission and City Council reviewed and commented on the alternatives. The GPAC then prepared a draft preferred land use alternative for review by the
Planning Commission, who provided a recommendation to the City Council. The City Council provided final direction to create the preferred land use alterna- tive for inclusion in this plan.
Public Review Period and Adoption
The following drafts and adoption procedures were a
part of the General Plan Update process:
Preliminary Draft General Plan. A preliminary
draft of the General Plan was released for public
review on May 1, 2009. The public was invited to
comment on this document at a General Plan
Advisory Committee (GPAC) meeting on May 13
and 14, 2009.
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Draft General Plan. The Public Review Draft General
Plan and Environmental Impact Report (EIR) was
published in June 2009. The EIR was prepared
pursuant to the California Environ- mental Quality
Act (CEQA) to disclose the poten- tial environmental
consequences of implementa- tion of this plan. Public
comment on these documents was received at
Planning Commission and City Council meetings in
July and August 2009.
Final General Plan and EIR Adoption. The pub- lic
had an opportunity to comment on the Final General
Plan and EIR during public hearings with the
Planning Commission and City Council. These
hearings occurred in September and Octoo- ber 2009.
2023 Focused General Plan Update
The 2023 Focused General Plan Update concentrated on the 2023-2030 Housing Element, Environmental Safety and
Public Services Element, and other elements as necessary for consistency with the Housing and Environmental Safety and Public Services Elements’ update. A series of community engagement events including but not limited to communitywide public workshops, online surveys, special needs housing service providers focus group, newsletters and
social media news or “e-blasts”, and study sessions with the Housing Subcommittee, the Planning Commission, and the
City Council.
The community engagement and technical planning/analyses phases began in 2020 and continued through 2021 and 2022. The Focused General Plan Update is anticipated to be complete in January 2023 with the certification of an EIR; the adoption of the updated Housing, Environmental Safety and Public Services, Land Use, Circulation and Scenic Highways, Noise and Environmental Management elements; and the adoption of a Zoning Code and Zoning Map Amendment.
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Fountain at Laurel Park
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Vision Statement
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Background of the Vision Statement
On January 8, 2008, the City of San Carlos held two
Visioning Workshops, the first public workshops for the General Plan Update. Approximately 60 youth attended
the Youth Workshop and 67 citizens attended the
Visioning Workshop. Individuals attending both
workshops were asked to describe San Carlos as they
would like it to be in the year 2030. The workshops
started the process for establishing a vision for the future of San Carlos. After the workshops, a draft vision statement was prepared and presented to the GPAC, the
Planning Commission and the City Council in pub- lic
meetings in February 2008. The City Council en- dorsed
the Vision Statement on February 11, 2008.
The Vision Statement is a description of what San Carlos wants to become through the implementation of the General Plan. The Vision Statement provides a sense of the purpose and mission for the General Plan and sets the tone for the Plan’s guiding principles, goals, policies and actions.
Contents
Background of the Vision Statement
San Carlos General Plan Vision
Statement
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GENERAL PLAN VISION 2
San Carlos General Plan Vision Statement
In 2030 San Carlos is a safe, beautiful, vibrant and livable community with tree-lined streets, open space, public art, high-quality architecture and state-of-the-art infrastructure. We enjoy a balance of residential, schools, retail, commercial and industrial uses and services that enhance our quality of life, support the fiscal health of the City and sustain a robust local economy. Downtown San Carlos is the heart of the community – a place to experience and savor the joys of daily life while enjoying a mix of stores and services.
Housing in San Carlos meets the needs of a diverse community. People who work in San Carlos can afford to live here. San Carlans are also able to work for employers located within the community. The City pursues creative solutions to economic development objectives and encourages innovative environmentally sustainable industries and businesses to locate and remain in San Carlos.
San Carlos is committed to sustainability. Sustainability promotes the use of resources in the present in a manner that does not compromise the choices and quality of life of future generations.
Mobility is part of the San Carlos way of life. It is precious to us, and we value our collective ability to freely and efficiently move about the city and region. The airport remains a unique part of our transportation system. Sidewalks, paths and bikeways connect residential neighbor- hoods to all commercial areas, schools, parks and open space. Destinations and places in San Carlos are accessible using all forms of transporta- tion.
Quality educational opportunities, at all levels, are available to the entire community. Our outstanding educational system, providing both formal and informal learning opportunities, enhances our quality of life.
Public service, charitable giving, volunteerism and citizen participation are integrated into public, non-profit and educational services offered.
Community care services are inclusive for seniors and citizens with mental and physical disabilities.
San Carlans enjoy a wide variety of private and public community venues, including parks, trails, community centers, arts, museums, cul- tural centers and clubs, faith-based places of worship and congregation, recreational facilities, sports and other civic and cultural events. We enjoy access to affordable and high-quality health services. The City’s government contributes to our distinctive community identity and sense of civic pride.
GENERAL PLAN 17
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Land Use
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Introduction
As required by California Government Code Section
65302(a) and Public Resources Code Section 2762(a), the Land Use Element of the General Plan addresses the
following issues:
Distribution, location and extent of the uses of
land for housing, business, industry, open space,
natural resources, recreation, and enjoyment of
scenic beauty, education, public buildings and
grounds and other categories of public and private uses of land. Standards of population density and building intensity for the land use designations.
The Land Use Element focuses on development that
could potentially occur both within the existing city
limit and the city’s Sphere of Influence (SOI). The SOI The purpose of the Land Use Element is to shape the potential physical development of the City and to preserve, protect and enhance the community’s current quality of life consistent with the City’s Vision. The Land Use Element is not designed to discourage or promote development as allowed in this General Plan, but rather describes the manner in which development should be managed in the event that it does occur. The Land Use Element is the central chapter of the General Plan.
Contents
20 Introduction
21 Land Use Regulations
53 Community Character & Urban Design
76 Cultural and Historical Resources
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is the area adjacent to or an island within the city limit that is planned for the probable physical boundary and
service area of the City.
The Land Use Element also addresses issues related to
economic development, urban design and cultural resources. For each of these topics, including land use, background information is provided followed by goals,
policies and actions. This Element also includes a
statement of Guiding Principles relating to land use in San Carlos.
Land Use Regulations
Existing Land Use in San Carlos
Details on existing land use in San Carlos are included to document the current development pattern and to
provide background for the land use goals, policies and actions.
The City is largely a residential community characterized by a traditional Downtown area with multi-family housing immediately adjacent and by mainly singlefamily residential neighborhoods east and west of Downtown and extending to the western hills. San
Carlos also has a substantial industrial area and retail centers, located east of El Camino Real.
The Land Use Element is divided into three basic
sections, which cover:
Land Use Regulation: This section includes
background information about existing land use
and annexation protocol, 2030 General Plan land
use designations, and goals, policies, and actions
related to land use.
Community Character and Urban Design: This
section includes background information about
the community character of San Carlos and
goals, policies, and actions related to community character and urban design.
Cultural Resources: This section includes
background information about cultural and historic resources in San Carlos and related goals, policies, and actions.
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Table 3-1 quantifies the amount of different types of
land uses in San Carlos based on 2007 data from the San Mateo County Assessor’s Office. In terms of acre- age,
single-family residential is the most common land use,
representing 60 percent of the total land in San Carlos.
The second largest land use category is indus- trial,
representing 12 percent of the total land in San Carlos.
The following land use categories were created to
describe the existing pattern of development in San
Carlos and are not the General Plan land use designations which are identified later in this Element.
Single-Family Residential. Single-family residential
development is the largest land use in San Carlos,
comprising 60 percent of the city’s land. Most parcels
designated as single-family contain detached units.
Single-family neighborhoods are generally located west
of Downtown, though there are two small single- family
neighborhoods in the East Side area. The exist- ing
single-family neighborhoods will likely experience the
least amount of change during the 20-year planning
horizon of this General Plan.
Land Use Category Acres
Source: San Mateo County Assessor’s Office, 2007.
Percent of
Total Acres
TABLE 3-1 EXISTING LAND USE IN SAN CARLOS,
2007
Single-Family Residential 1,473 60%
Multiple-Family Residential 199 8%
Commercial 121 5%
Office 54 2%
Industrial 291 12%
Airport 19 1%
Public/Quasi-Public 97 4%
Park/Open Space 57 2%
Vacant 157 6%
Total 2,469 100%
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annexation was received from over 80 percent of the property owners in the HIA. The balance of the HIA to the north remains unincorporated under a compromise known as “ABC” reached between the Cities of San Carlos and Belmont and the HIA property owners in 1997. The ABC Compromise requires San Carlos or Belmont to meet certain conditions in order to annex the remaining unincorporated portions of the HIA. The portion of the HIA that was annexed to San Carlos conforms to both County and City industrial zoning regulations. Existing land use regulations strongly discourage housing, commercial, retail and non-industrial uses in this area.
San Carlos East Side Area
The Land Use Element frequently refers to an area known as the “East Side” area. The East Side area includes all areas of San Carlos east of the Caltrain right-of-way. Included in the East Side area are a diversity of land uses, including the Laureola residential neighborhood, the San Carlos airport, businesses serving the building industry, light industrial businesses, and retail uses. Three Landmark Sites in the East Side area were designated for redevelopment at major entries to the city. One of the Landmark Sites, located at the south end of the city on Industrial Road, has been redeveloped as office and hotel. Recently, the Palo Alto Medical Foundation hospital, was approved for development on Industrial Road. The East Side area also has seen recent growth in regionalserving retail uses. The San Carlos Marketplace project, located on Industrial Road at Howard Avenue, added over 100,000 square feet of additional retail and commercial space to the area.
Key issues for the East Side area that are addressed in this General Plan include: preserving existing residential neighborhoods; maintaining existing industrial uses, promoting “green” businesses; redeveloping the two remaining Landmark Sites on Industrial Road, north and south of Holly Street and adjacent to Highway 101; and encouraging additional retail development along Highway 101 to generate additional sales tax revenue for the City.
The Harbor Industrial area (HIA) is also located in the East Side area of the City. This subarea comprises large manufacturing businesses, biotechnical and biomedical firms and light and heavy industrial uses. The majority of the area (from Belmont Creek to north of Holly Street) was annexed in 1997 after a petition for Downtown
The Land Use Element often mentions the City’s Downtown area.
The Downtown is generally defined as Laurel Street from Holly Street to Arroyo Street, including properties west to the predominantly multi-family Walnut Street and the Civic Center on Elm Street. This area is commercial in nature and marked by numerous restaurants, personal service uses, and small retail shops. The Downtown Urban Design Guidelines were developed for this area of the City in order to retain and enhance the vitality of the Downtown as a central point for social interaction and commercial activity.
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Multiple Family Residential. Multi-family housing
accounts for 8 percent of land in the city. Multi-family residential includes those parcels containing more than one housing unit, such as duplexes, triplexes, fourplexes, townhomes, condominiums and apartment buildings. In recent years, an increasing amount of infill multi-family housing development has occurred in and
around Downtown. In addition to the Down- town
area, Laurel Street and El Camino Real corridor north of Holly Street and south of Arroyo Street, multi- family
housing is also found along the southern edge of the
Devonshire Area and along the western bound- ary of
the city.
Commercial. Commercial land refers to parcels that
contain a number of business types including retail,
services, restaurants, offices and medical facilities.
Commercial uses account for approximately 5 percent of
land in San Carlos. Much of the commercial land in San
Carlos is located Downtown, along Laurel Street and
along El Camino Real. Other commercial uses are
located in the East Side area along Old County Road,
Brittan Avenue and Industrial Road.
Office. Office refers to parcels that contain business, professional and medical services. Office uses occupy 2 percent of San Carlos’ area. Most office uses are located in Downtown San Carlos and in the East Side area.
Industrial. Industrial development refers to parcels
used for production and manufacturing and also includes uses such as warehouses, services and supplies, self-storage facilities, automobile repair garages, research and development uses. Approximately 12 percent of San Carlos’ land is developed as industrial.
Industrial uses are concentrated in the East Side area
and include large manufacturing businesses, biotechnical and biomedical firms and light and heavy industrial uses.
Public/Quasi-Public. Public and Quasi-Public land
uses represent 4 percent of the city’s acreage, and include schools, libraries, City offices and utilities. These uses are scattered throughout the city.
Park. Parks and open space account for 2 percent of San Carlos’ land and include existing City parks.
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Airport. The San Carlos Airport, occupying 1 percent of the city’s area, is located in the eastern corner of the city on land owned by San Mateo County.
Vacant. Parcels that are void of any structures are
classified as vacant. Approximately 6 percent of San
Carlos’ land is vacant.
Planning Areas
During the General Plan Update process, the City identified areas that have the greatest potential to experience land use changes over the next 20 years. This General Plan refers to these areas as “Planning Areas.” Figure 3-1 shows the location of the nine General Plan
Planning Areas. The Planning Areas are distinctive
places in San Carlos and, as such, have specific policies and programs targeted towards them. These areas are
referenced throughout this General Plan.
Airport Land Use Compatibility
In addition to the General Plan, there are other plans
and regulations used by the City to guide development
in specific areas of San Carlos. To foster land use compatibility surrounding the San Carlos Airport, the City refers to the San Mateo County Comprehensive Airport/Land Use Compatibility Plan (CLUP). The CLUP is developed and updated by Airport Land Use Commission of the San Mateo City/County Association of Governments (C/CAG), and was most recently adopted
in November 1996. The main goal of the CLUP is to
minimize public exposure to excessive noise and safety
hazards associated with the airport. Public Utilities
Code Section 21676 requires San Carlos’ and San Mateo
County’s General Plan land use desig- nations to be in
conformance with the land use plans and policies of the CLUP.
Sphere of Influence and Annexation
The City and San Mateo Local Agency Formation
Commission (LAFCo) have established a SOI for San
Carlos. The SOI represents the area that the City may
consider for annexation during the next 20 years. The
SOI of San Carlos includes three distinct unincorporated areas. The Devonshire Area contains Devonshire Canyon, an island within the city limit and a 17-acre
Devonshire area adjacent to Club Drive and the City of
Belmont; Palomar Park, a neighborhood which lies to
the south of the city limit; and Pulgas Ridge (named
Hassler Area by LAFCo) which contains the Pulgas
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FI G U R E 3 - 1
Pl a n n i ng Ar ea s
City Limit
Sphere of Influence Areas
Planning Area 1
Planning Area 2
Planning Area 3
Planning Area 4
Planning Area 5
Planning Area 6
Planning Area 7
Planning Area 8
Planning Area 9
Devonshire
Belmont
5 4
5 6
8 1 2 7
Bair Island
tu101
9 3
%('&280
Pulgas Ridge
Palomar Park
Redwood City
San Mateo County 0 0.25 0.5 Miles
Arundel Rd
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Ridge Open Space Preserve and several San Mateo
County institutional facilities. These three unincorporated areas are illustrated in Figure 3-1 and on all maps herein described as Devonshire, Pulgas Ridge (formerly Hassler), and Palomar Park.
LAFCo oversees and adopts the SOI for each city in San
Mateo County and must approve the annexation of land
outside city boundaries. Landowners wishing to apply
for annexation into San Carlos must submit an
annexation application to the San Mateo LAFCo in
coordination with the City of San Carlos. For an annexation application to be approved, the project must comply with the City’s Adopted Annexation Policies,
which are described below.
Residential Annexation Policies
The City of San Carlos has adopted residential annexation policies that apply to all residential annexations within the city’s SOI. These policies are designed to
regulate annexation in an efficient and orderly manner
and to ensure that areas annexed into the city are compatible with all City policies. Most significantly, the policies are designed to retain the neighborhood character of the annexed area and the existing city neighborhoods.
Consistency with the San Mateo County
General Plan
San Mateo County has jurisdiction over land outside of
San Carlos’ city limit but within the SOI. The San Mateo County General Plan is the ultimate land use regulation in these unincorporated areas. County land use
designations for the Palomar Park area include Low
Density Residential (0.3-2.3 DUs/Ac), Medium Low
Density Residential (2.4-6.0 DUs/Ac) and Institu- tional.
The County land use designation for the Has- sler
Area/Pulgas Ridge Open Space Preserve is Public
Recreation and Institutional. Lastly, the County land
use designation for the Devonshire Area is Medium
Density Residential (6.1-8.7 DUs/Ac).
General Plan Land Use Designation
This section outlines land use designations for land
within the city limit and the SOI. All new develop- ment in the city and the SOI, as it annexes into San Car- los, must conform to these designations.
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This General Plan defines various land use designations by their allowable uses and maximum densities and intensities. The 16 19 different land use
designations in this Element establish a range of
densities and inten- sities of use in order to provide
flexibility for develop- ment while still maintaining San Carlos’ existing char- acter. The development levels
listed here do not create entitlements to a specific
number of dwelling units or amount of floor area ratio.
Densities on individual parcels may be lower due to site constraints or other City regulations. Table 3-2
summarizes these designa- tions and provides acreage
for each land use designa- tion and Figure 3-2 maps
these designations.
The goals, policies and actions contained in this Element provide direction on how the various land use designations should be developed to contribute to the
overall character of San Carlos.
The following describes the proposed land use designations for the General Plan Update:
• Single-Family, Low Density 3 du/ac permits singlefamily homes at densities of up to three dwelling units per acre.
Designation Acres Percent
Single Family, 3 du/ac 158.3 5.7%
Single Family, 6 du/ac 1,416.4 50.6%
Multi-Family, 15-20 du/ac 126.8 4.5%
Multi-Family, 46-59 du/ac 7.1 Less than 1%
Multi-Family, 75-100 du/ac 42.1 1.5%
Multi-Family, 90-120 du/ac 2.0 Less than 1%
Mixed Use, 30-40 du/ac 20.6 Less than 1%
Mixed Use, 38-50 du/ac 18.1 Less than 1%
Mixed Use, 75-100 du/ac 32.6 1.2%
Mixed Use, 90-120 du/ac 43.1 1.5%
Neighborhood Retail & Mixed Use,
21-50 du/ac
6.1 Less than 1%
Neighborhood Retail 0.8 Less than 1%
Planned Industrial 307.1 11%
General Commercial – Industrial 118.7 4.2%
Public 13.6 Less than 1%
Park 143.3 Less than 1%
Open Space 186.1 6.7%
Open Space – Schools 71.0 2.5%
Airport 85.4 3.1%
Total1 2.799 100%
TABLE 3-2 GENERAL PLAN LAND USE DESIGNATIONS WITHIN THE CITY LIMIT May exceed 100% due to rounding.
Source: MIG, 2022
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Designation Acres Percent*
Single-Family, Low Density 358 14%
Single-Family 1,221 49%
Multiple-Family, Low Density 75 3%
Multiple-Family, Medium Density 52 2%
Mixed Use, Low Density 27 1%
Mixed Use, Medium Density 63 3%
Mixed Use, Medium-High Density 7 0.3%
Neighborhood Retail/Mixed Use,
Medium Density 23 1%
Neighborhood Retail 1 0.03%
Planned Industrial 278 11%
General Commercial/Industrial 121 5%
Public 4 0.2%
Park 60 2%
Open Space 94 4%
Open Space/Schools 71 3%
Airport 24 1%
Total 2,480 100%
* Percentages have been rounded.
Source: San Mateo County Assessor’s Office, 2008.
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FI G U R E 3 - 2
G e n e r a l P l a n L a n d U s e M a p
City Limit
Sphere of Influence Areas
Single Family, Low Density (3 DUs/Ac)
Single Family (6 DUs/Ac)
Multiple Family, Low Density (10-20 DUs/Ac)
Multiple Family, Medium Density (21-59 DUs/Ac)
Mixed Use, Low Density (10-20 DUs/Ac)
Mixed Use, Medium Density (21-50 DUs/Ac)
Mixed Use, Medium High Density (21-59 DUs/Ac)
Neighborhood Retail/Mixed Use, Medium Density (21-50 DUs/Ac) Belmont
Bair Island
tu101
Neighborhood Retail
Planned Industrial
General Commercial/Industrial
Public
Park
Open Space
Open Space/Schools
Airport
County Jurisdiction
&('%280
Devonshire
Arundel Rd
Figure 3-2
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• Single-Family, 6 du/ac permits single-family homes at densities of up to six dwelling units per acre. • Multiple-Family, Low Density15-20 du/ac permits multifamily dwellings at densities of 10 15 to 20 dwelling units per acre.
• Multiple-Family, Medium Density46-59 du/ac permits multifamily dwellings at densities of up 46 to 59 dwelling units per acre.
• Multiple-Family, 75-100 du/ac permits multi-family dwellings at densities of 75 to 100 dwelling units per acre.
• Multiple Family, 90-120 du/ac permits multi-family dwellings at densities of 90 to 120 dwelling units per acre.
• Mixed Use, 30-40 du/ac permits both commercial and multifamily residential uses at residential densities of 30-40 dwellings units per acre.
• Mixed Use, Low Density38-50 du/ac permits both commercial and multi-family residential uses at residential densi- ties of 10 to 2038-50 dwellings units per acre.
• Mixed Use, Medium Density75-100 du/ac permits both
commer- cial and multi-family residential uses at residential densities of 50 75-100 dwellings units per acre.
• Mixed Use, Medium High Density90-120 du/ac permits both commercial and multi-family residential uses at resi- dential densities of 59 90-120 dwellings units per acre.
• Neighborhood Retail/Mixed Use, Medium Density permits both commercial and multi-family residen- tial uses at densities of 50 dwelling units per acre. Neighborhood retail without a mixed use component is permitted under this designation. • Neighborhood Retail permits resident-serving retail and services. Planned Industrial permits research and
development, bio-tech, light industrial, flex, warehousing and related uses.
• General Commercial/Industrial allows all retail, service, office, research and development and industrial uses. This designation offers maximum flexibility to allow the market to determine the mixture of non-residential uses.
• Public permits city facilities, utilities, and other pub- lic and quasi-public uses.
• Park allows for active and passive public parks. Park lands are for outdoor and indoor recreation including playing fields, playgrounds, community centers and other
appropriate recreational uses.
• Open Space applies to undeveloped park lands, visually significant open lands, water areas and wild- life habitat.
Land designated as open space is in- tended to remain
undeveloped in the future. Trails, trail heads and agricultural uses such as 4H are ap- propriate uses.
• Open Space/Schools applies to public and private schools with a primary planned use of these sites to remain a joint use for school and associated recreation purposes.
•
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• Airport applies to the San Carlos Airport and allows airport and aviation-related uses.
• County Land includes land outside the city limit, but within the SOI.
All County Land is subject to standards and regulations in the San Mateo County General Plan and Zoning Ordinance.
•
• Planned Industrial permits research and development, biotech, light industrial, flex, warehousing and related uses. • General Commercial/Industrial allows all retail, service, office, research and development and industrial uses. This designation offers maximum flexibility to allow the market to determine the mixture of non-residential uses.
• Public permits city facilities, utilities, and other pub- lic and quasi-public uses.
• Park allows for active and passive public parks. Park lands are for outdoor and indoor recreation including playing fields, playgrounds, community centers and other appropriate
recreational uses.
• Open Space applies to undeveloped park lands, visually significant open lands, water areas and wild- life habitat. Land designated as open space is in- tended to remain undeveloped in the future. Trails, trail heads and agricultural uses such as 4H are ap- propriate uses.
• Open Space/Schools applies to public and private schools with a primary planned use of these sites to remain a joint use for school and associated recreation purposes.
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What Does Density Look Like?
One of the functions of the land use designations is to establish maximum densities for residential and
mixed-use development. Residential densities are
typically described as the maximum number of
dwelling units per acre. The land use designations in
this General Plan allow for residential densities ranging from three dwelling units per acre to 59 120 dwelling units per acre. To illustrate what
development at these densities looks like,
photographs of residential and mixed-use buildings at
varying densities are provided on this page to the left.
It should be noted, however, that building size and
shape is constrained by height limits, setbacks, and
open space require- ments, not density. The same size
building might have a range of density depending on
the number of studios versus 3- to 4-bedroom units,
for example.
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Airport applies to the San Carlos Airport and allows airport and aviation-related uses.
• County Land includes land outside the city limit, but within the SOI. All County Land is subject to standards and regulations in the San Mateo County General Plan and Zoning Ordinance.
San Carlos Economic Development Plan
The City developed the 2007 Economic Development
Plan to guide the investment in economic development
initiatives. The plan aims to enhance the business climate of the city. Some recommendations in the Plan call for the City to focus available funding on infra- structure improvements to increase traffic capacity, attract large to mid plate retail, and improve pub- lic/private
partnerships. The Plan also includes strate- gies to
channel development in specific areas of town. Land use recommendations of the Economic Develop- ment Plan
are incorporated in the Land Use Map and goals,
policies, and actions for Downtown, El Camino Real,
and the East Side area. The Plan is reviewed and
updated annually. All projects and activities must be
consistent with the adopted General Plan.
Redevelopment Plan and Planning Areas
In accordance with California State Law, each redevelopment agency has a geographically defined “Project Area.” A portion of the property taxes from the properties within the Project Area goes to support the activities of the Redevelopment Agency. These redevelopment activities, with some limited exceptions for housing funds, must also occur within the Project Area.
In 1986, the Agency adopted the Redevelopment Plan
for the Project Area. The Project Area is composed of
approximately 450 acres of commercial and industrial
land uses and is shown in Figure 3-3. Though no residential land uses were present in the Project Area FOCUS Priority Development Areas (PDAs)
The San Carlos General Plan was prepared with regional land use planning efforts in mind. One of these regional planning efforts is the Association of Bay Area Governments (ABAG) Focus program.
The FOCUS program encourages infill development near transit in urban areas throughout the Bay Area. An area with a minimum size of 100 acres, near transit and that have the potential to increase housing and enhance the pedestrian environment are eligible to become a Priority Development Area (PDA). PDAs are eligible for planning grants and technical assistance from the regional agencies. The Railroad Area Corridor, near the Caltrain station along El Camino Real consisting of Planning Areas 1 and 2, is one of 11 designated PDAs in San Mateo County.
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at the time it was adopted, some housing has subsequently been developed. The Plan presents the goals and objectives that will guide redevelopment and affordable housing implementation activities in the Project Area; the specific programs, projects and expenditures for the five-year term (2004-05 through 2008-09); an explanation of how the projects will eliminate blight in the Project Area; and an explanation of how the
Agency’s affordable housing projects and expenditures
will implement the low and moderate income housing
requirements of the Law. All projects and activities
must be consistent with the adopted General Plan. Pedestrian-oriented retail on Laurel Street East and West Side Specific Plans
Cities and counties in California often prepare "specific plans" to establish detailed policies and standards for a particular geographic area. Prior to the adoption of this General Plan, San Carlos had two specific plans: the West Side Specific Plan and the 1991 East Side Specific Plan. During the General Plan Update process, the contents of these specific plans were reviewed and incorporated into the General Plan as appropriate. This General Plan also includes new policies for these areas. The West Side Specific Plan (which addressed current Planning Areas 1-3) and the East Side Specific Plan (which addressed current portions of Planning Areas 2-3 and all of Areas 4-9) have been officially "retired" from use as City policy documents. This General Plan replaces these specific plans as the policy document to guide growth, conservation and enhancement in these two important areas of San Carlos.
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FI G U R E 3 - 3
Re d e v e l o p m e n t
A r e a s
City Limit
Sphere of Influence Areas
Redevelopment Areas
o
l
n
tu101
M
0 0.25 0.5 Miles
St
l
r
ck
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Goals, Policies and Actions
GOAL
LU-1
Ensure a sustainable land use pattern.
POLICY LU-1.1 Recognize Planning Areas 1, 2, and 3
as the city’s Transit Oriented Development (TOD) corridor.
POLICY LU-1.2 Encourage development of higher
density housing and support additional job growth within the TOD corridor while being sensitive to surrounding uses.
POLICY LU-1.3 Ensure that development within the TOD
corridor maintains and improves the
mobility of people and vehicles along
and across the corridor.
Denotes synergy
with Climate
Action Plan
The Guiding Principles for the Land Use Element establish a framework for the basic intent of this Element and are a broad statement of overall community value relating to land use in San Carlos. The Guiding Principles are to:
Provide for land use patterns that promote
economic,social and environmentalsustainability
and enhance the livability and high quality of life
for residents, workers and visitors of San Carlos.
Increase community connectionsthroughout San
Carlos through a diversity of measures both
physical and social.
Protect, preserve and enhance natural resources.
Enhance a unique sense of place and community
character with excellent design.
Provide for a vibrant, diverse and sustainable
economythat provides a range of employment and
generates sufficient revenue to maintain high
quality Cityservices.
POLICIES
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POLICY LU-1.4 Establish and support the El Camino
Real/Caltrain multi-modal TOD corridor for the purpose of the mobility of people and vehicles along and across
the corridor.
POLICY LU-1.5 Support land use patterns in the TOD
corridor that will attract and serve riders of public transit.
POLICY LU-1.6 Consider reduced parking require-
ments for multi-family residential and
mixed-use projects within the TOD
corridor. Reduced parking requirements may be permitted only if a parking study is submitted demonstrating that the reduced parking is adequate to
accommodate on-site parking demand associated with the project.
POLICY LU-1.7 Encourage mitigation of parking conflicts between different land uses.
POLICY LU-1.8 As San Carlos’ Climate Action Plan is
updated over time, continue to include
land use goals and measures in the
Plan that contribute to a reduction in
greenhouse gas emissions.
POLICY LU-1.9 To the extent possible, retain the chan-
nels, floodplains, riparian corridors
(including suitable setbacks from top
of bank) and closely associated upland
areas of Cordilleras, Brittan and Pulgas
Creeks and their tributaries as significant open space areas. These areas should be maintained in their natural
state to function as appropriate open
space areas, greenbelt and to support a
riparian habitat.
POLICY LU-1.10 Require that development within the
Pulgas, Brittan and Cordilleras Creek
watersheds shall preserve watershed
integrity, including natural vegetation,
soil and slope stability, water quality,
scenic values and potential archaeological resources.
POLICY LU-1.11 Preserve existing open space by supporting urban infill.
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POLICY LU-1.12 Promote the development of publicly
accessible urban trails throughout the
city to provide access to the natural
environment and facilitate nonmotorized transportation options.
POLICY LU-1.13 Permit shared parking arrangements
for commercial and industrial uses in
which a single parking area serves different uses that generate peak-parking demand at different hours of the day.
POLICY LU-1.14 Support creative, innovative and flexi-
ble approaches to parking standards
and the provision of parking facilities.
POLICY LU-1.15 Measures of impact to traffic from de-
velopment may include Level of Service (LOS), Vehicle Miles Traveled (VMT), pedestrian delay, or other
measures.
ACTION LU-1.1 Amend the Zoning Ordinance to cre-
ate a Transportation Demand Management Ordinance that contains strategies to enhance travel patterns
and to reduce vehicular trip generation
from new development by 20 percent.
ACTION LU-1.2 Include in the Transportation Demand
Management Ordinance a requirement
that new office development over a
certain size include showers and safe
and secure bike racks to encourage
employees to bicycle to work.
ACTION LU-1.3 Adopt and regularly maintain a Cli-
mate Action Plan.
ACTION LU-1.4 Consider the adoption of programs to
incentivize the establishment of green
businesses.
AC TIONS
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ACTION LU-1.5 Consider adoption of a lighting ordinance that restricts the type, intensity and placement of outdoor lighting fixtures in development. New lighting should illuminate properties appropriately and help keep them safe and secure, but shall not cause glare or spillover into surrounding properties or negatively affect the night sky.
ACTION LU-1.6 Amend the Zoning Ordinance to ad-
dress methods to increase shade in
surface parking lots, require a standard for tree coverage in new development and promote water efficient landscaping.
ACTION LU-1.7 Encourage redevelopment of current
urban pathways and as appropriate
reacquire urban pathways ceded to
residents/owners.
ACTION LU-1.8 Amend the Zoning Ordinance to
address the new multiple family and
mixed use designations.
GOAL
LU-2
Preserve and strengthen Downtown as the
civic, cultural and social heart of the city.
POLICY LU-2.1 The downtown is generally defined as
Laurel Street from Holly Street to Arroyo Street, including properties west to Walnut Street and the Civic Center.
POLICY LU-2.2 Strive to maintain the character of the
historic Downtown core, which is centered at the 1100 and 1200 blocks of San Carlos Avenue and the 600, 700 and 800
blocks of Laurel Street.
POLICY LU-2.3 Encourage development that respects the
character of the historic Downtown
core.
POLICIES
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POLICY LU-2.4 Encourage uses that enhance the vitality of Laurel Street south of the Downtown area.
POLICY LU-2.5 Maintain a mixture of businesses that
support the economic viability of
Downtown.
POLICY LU-2.6 Support active ground floor uses such as
retail, restaurants and services and, on
Laurel Street between Holly Street and
Eaton Avenue, limit residential uses to
upper floors.
POLICY LU-2.7 Encourage residential and other uses in
the Downtown Laurel Street area that
contribute to the Downtown’s vibrancy and activity.
POLICY LU-2.8 Maintain all alleys for public use. Permit exceptions only if doing so will result in
a demonstrably superior de- velopment
project.
POLICY LU-2.9 Continue to allow shared parking be-
tween commercial and residential
uses.
POLICY LU-2.10 Improve connections between El Camino
Real, Old County Road, In- dustrial
Road and Laurel Street to at- tract
additional visitors into the Downtown.
POLICY LU-2.11 Ensure convenient bicycle and pedes-
trian access to Downtown from surrounding areas and the TOD corridor.
POLICY LU-2.12 Provide for bicycle and pedestrian
safety Downtown.
POLICY LU-2.13 Maintain Downtown and Burton Park as
the city’s central gathering places.
POLICY LU-2.14 Continue to support Downtown community events and civic activities.
POLICY LU-2.15 Provide for and encourage the devel-
opment of parks and public gathering
places in and near Downtown.
POLICY LU-2.16 Ensure adequate accessibility to the
Downtown, which may include expanding automobile parking, bicycle parking and public transit.
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POLICY LU-2.17 Within the Downtown,
encourage the private assemblage of
land parcels.
POLICY LU-2.18 Consider innovative
and flexible ap- proaches to parking
in the Downtown
area.
POLICY LU-2.19 Encourage
opportunities for pedes- trian
linkages from the parking plazas
to the streets.
POLICY LU-2.20 Facilitate expansion of
public parking in conjunction with the
redevelopment
of consolidated parcels.
ACTION LU-2.1 Review the Zoning Ordinance to en- sure
standards support a vibrant and diverse Downtown.
ACTION LU-2.2 Amend the Zoning Ordinance as nec- essary to maintain and enhance the character of Laurel Street.
ACTION LU-2.3 Establish a strategy to attract quality retail establishments and mixed-use
residential development to Downtown
San Carlos.
ACTION LU-2.4 Develop a Civic Center Area Master Plan
to program long term uses in the area,
such as establishing spaces for
community events, programs and
gathering, which is consistent and
complementary to the Parks Master
Plan.
ACTION LU-2.5 Work with the Chamber of Commerce
and other business organizations to
enhance the success of Downtown
businesses.
ACTION LU-2.6 Review Downtown parking standards
and amend as necessary to encourage
and support a pedestrian-oriented environment while minimizing impacts on adjacent neighborhoods.
AC TIONS
AC TIONS
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ACTION LU-2.7 Evaluate options to increase safe and
convenient bicycle access and parking
in the Downtown area.
ACTION LU-2.8 Study existing alleys within the Downtown area to define the use of the alley prior to consideration of removal.
ACTION LU-2.9 Examine incentives for private assemblage of parcels within the Downtown area.
ACTION LU-2.10 Examine the viability of converting the
600, 700 and/or 800 blocks of Laurel
Street to a more pedestrian-friendly
environment.
San Carlos Wine and Art Faire
GOAL
LU-3
Promote connectivity and provide retail
and services within walking distance of
homes and employment areas.
POLICY LU-3.1 Encourage the establishment of
“Neighborhood Hubs” within existing
residential neighborhoods.
POLICY LU-3.2 Require land use designation and zoning amendments for approval of each new “Neighborhood Hub” proposal.
POLICY LU-3.3 Encourage neighborhood-serving
small scale retail and service uses that
promote community health, interaction and socialization of neighborhoods within Neighborhood Hubs such as small stores selling fresh and
POLICIES
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locally grown produce and basic daily
goods, cafés and delicatessens.
POLICY LU-3.4 Prohibit uses within Neighborhood Hubs
that would adversely impact ad- jacent
properties.
POLICY LU-3.5 Design Neighborhood Hubs for easy
access by bicyclists and pedestrians.
POLICY LU-3.6 Locate Neighborhood Hubs in areas
½-mile or greater from existing neighborhood-serving retail and/or another Neighborhood Hub.
POLICY LU-3.7 Require the design of Neighborhood Hub
structures to complement the
residential character of its immediate
surroundings.
POLICY LU-3.8 Require neighborhood design to pro-
vide a sense of place, promote casual
interaction and enhance overall wellbeing.
POLICY LU-3.9 Promote development opportunities
for regular physical activity by locating residential developments near services.
POLICY LU-3.10 Encourage the creation of safe, walk-
able environments that include elements such as wide, smooth sidewalks, good lighting, safe crosswalks, clear signage, curb bulb-outs, curb cuts,
street furniture and trees and trafficcalming measures which allow Neighborhood Hubs
This Land Use Element includes policies encouraging the development of “Neighborhood Hubs.” Neighborhood Hubs are envisioned as nodes or focal points that offer neighborhood-serving retail and amenities within a reasonable walking distance from adjoining residential areas. These hubs would increase the accessibility of goods and services within existing residential neighborhoods, particularly for the benefit of senior citizens and those with limited mobility. Development within Neighborhood Hubs uses would be subject to clear restrictions to ensure that new commercial development is compatible with surrounding residential neighborhoods. Neighborhood Hubs are only envisioned in the area beyond a ½-mile radius from the Downtown, west of El Camino Real. To establish a Neighborhood Hub, a project applicant would need to obtain approval of General Plan and Zoning Ordinance amendments.
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people of all ages and abilities to exercise and safely access public transportation, community centers and schools and goods and services.
POLICY LU-3.11 In addition to public sidewalks require
internal linkages in between retail developments.
POLICY LU-3.12 Increase the ability for workers in the
East Side to walk or ride a bike to retail
and service uses by supporting ancillary uses, such as retail and restaurants, in industrial areas.
POLICY LU-3.13 Provide for safe and convenient pedes-
trian and bicycle connections between
residential and commercial areas
throughout San Carlos.
POLICY LU-3.14 Require sidewalks, or deferred im-
provement agreements, for all new
and substantially renovated commercial properties on the East Side.
ACTION LU-3.1 Amend the Zoning Ordinance to establish a Neighborhood Hubs overlay district and standards for structures
and uses located within Neighborhood
Hubs. Ensure that any potential adverse impacts to neighboring properties are mitigated.
ACTION LU-3.2 Consider development of a Complete
Streets policy, setting performance
standards and prioritizing implementation steps.
ACTION LU-3.3 Work with SamTrans and other public
agencies to provide a public mass
transit stop accessible to every home
and business in San Carlos.
ACTION LU-3.4 Encourage prominent and secure on- site
bicycle parking at retail and ser- vice
uses.
AC TIONS
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GOAL
LU-4
Ensure that any annexation of lands occurs in an orderly and systematic manner and adheres to all City goals, policies, and
standards.
POLICY LU-4.1 To the extent not inconsistent with this
General Plan and until such time as the
City approves an Annexation Ordinance, the annexation policies of the 1992 General Plan as amended by the
August 13, 2001 (Resolution 2001-115,
Exhibit B) Amendment to the San Carlos General Plan, shall apply to annexation requests. Policies 4.2 through
4.10 below are the Policy intent for the
Annexation Ordinance.
POLICY LU-4.2 Annexation of all or portions of unincorporated residential areas shall only be permitted when public services and
facilities meeting City standards are
available to the lands proposed for inclusion in the city. All streets, sewage and drainage systems and police and
fire protection must meet City standards. In no case shall the city taxpayer be burdened with paying for additional services for newly annexed
lands. Funds for these services shall be
generated through, property tax
revenue, the establishment of special
assessment districts or they shall be
paid for by the developer/property
owner.
POLICY LU-4.3 Annexation of undeveloped parcels shall
be in substantial compliance with the
following criteria:
a. The parcels are contiguous to parcels located in the City of San Carlos and contiguous or provisions have been made to become contiguous to city streets.
POLICIES
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b. Require minimum lot size in hillside areas considered for subdivision or annexation to be larger than lots on flat areas to minimize slope
instability, erosion and drainage
impacts. Lots shall meet, or shall be
merged to meet, the minimum lot
size established in the subdivision
ordinance.
c. Parcels with development potential
of five or more lots shall cluster
single-family detached homes utilizing the Planned Community P-C zone to the degree feasible. In such
cases the density may not exceed the
density permitted by the lot size
standards of the San Carlos Subdivision Ordinance. Further, the provisions related to portions of the development which must remain
ungraded shall apply. Only the lot
size requirements may vary. In
such cases, the minimum lot size
shall be 10,000 square feet.
POLICY LU-4.4 Substandard, undeveloped parcels which
do not meet the lot size stan- dards of
the City's Subdivision Ordi- nance will
not be supported for an- nexation to the
city.
POLICY LU-4.5 Annexation of developed parcels shall be
in substantial compliance with the
following criteria:
a. The parcels are contiguous to parcels located in the City of San Carlos and contiguous to city streets. b. The parcels are connected to the
city's sanitary sewer system or can
be connected to the city's sewer to
the satisfaction of the City Engineer.
c. The structures on the parcels shall
comply with the Building Codes in
effect at the time the structures were
constructed. A Code Compli- ance
evaluation prepared by a li- censed
Civil Engineering or Archi- tect
shall be submitted to the San
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Carlos Building Department for review and approval prior to annexation.
POLICY LU-4.6 Parcels proposed for annexation to the
City shall be prezoned.
a. Parcels with development potential
of five or more lots shall be zoned to
Planned Community (with
minimum R-1-LD Development
Standards) prior to approval of a
Tentative Subdivision Map.
b. Other parcels proposed for annexation shall be prezoned R-1-LD LowDensity, Single-Family Residential District.
POLICY LU-4.7 Prior to annexation of parcels, public
services and facilities meeting City
standards shall be installed or provisions for their installation shall have been made to the satisfaction of the City
Engineer. Public services and utilities
include:
a. Construction and acceptance of improvements shall be completed prior to issuance of Building Permits or sewer connections. b. Construction of streets meeting
City subdivision street standards
from the terminus of city streets
currently meeting City standards to
and throughout the subdivision.
Where possible and appropriate
and subject to environmental,
health and safety considerations,
rural road standards shall apply.
Assessment districts may be used by
the developer for installation of
portions of the street which is the
responsibility of the owner of abutting unimproved lands at the time their development.
POLICY LU-4.8 Annexation of parcels shall be in com-
pliance with City General Plan policies.
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POLICY LU-4.9 An environmental analysis under the
provisions of the California Environmental Quality Act and a fiscal impact analysis shall be conducted.
POLICY LU-4.10 Allow single existing developed properties which meet all annexation policies, with the exception of minimum lot size requirements, to be considered for
annexation and in no circum- stances
shall such properties be al- lowed to
further subdivide.
ACTION LU-4.1 Amend the Municipal Code to codify
annexation standards for residential,
commercial/industrial and other uses.
The Drake Building at El Camino Real and San Carlos Avenue GOAL
LU-5
Support and maintain land uses that contribute to a vibrant and resilient local economy and support the fiscal well being
of the City.
POLICY LU-5.1 Maintain a diversity of land uses while
achieving the desired transportation
level of service.
POLICY LU-5.2 Implement the City’s adopted Economic
Development Plan, which is updated
annually as it relates to supporting the
local economy.
POLICY LU-5.3 Support and encourage businesses and
land uses that contribute to the City’s
financial viability.
AC TIONS
POLICIES
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POLICY LU-5.4 Support independent local businesses
that serve city residents and visitors
that contribute to San Carlos’ character.
POLICY LU-5.5 Support organizations that offer lifelong education and workforce- training
geared to emerging economic sectors.
POLICY LU-5.6 Strive for a balanced ratio of jobs and
housing units.
POLICY LU-5.7 Support high-wage industries that provide quality jobs for workers at all education
levels.
POLICY LU-5.8 Encourage retail uses along Laurel Street south of the Downtown to ex- tend and
increase the area’s economic vitality
and support surrounding uses.
POLICY LU-5.9 Encourage new commercial development on parcels fronting Highway 101 to expand the City’s tax base and to be
of high quality design.
POLICY LU-5.10 Work with the appropriate business
community organizations to identify
common goals for strengthening the
economy in the city.
POLICY LU-5.11 Continue to require developers to pay
their fair share of the capital cost of
public facilities through appropriate
development impact and utility
connection fees.
POLICY LU-5.12 Encourage expediting new business
registration applications.
POLICY LU-5.13 Consider use of multiple level parking
facilities to provide increased space
where available land is limited.
POLICY LU-5.14 Where feasible, ensure that no net loss
occurs in the availability of public
parking facilities as a result of new
development.
POLICY LU-5.15 Promote economic revitalization on
underutilized parcels designated for
higher intensity land uses.
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POLICY LU-5.16 Identify, develop and implement
Redevelopment Agency sponsored
programs and other public/private
partnership developments to help
facilitate economic development.
POLICY LU-5.17 Encourage the development as well as
improvements to the ingress and egress
on the following plazas: South Plaza,
Williams Plaza, Wheeler Plaza and
Clark Plaza. Encourage the
consolidation and acquisition of parcels
when opportunities become available
to expand the parking plazas, provide
improved ingress and egress and
improve the efficiency of design.
ACTION LU-5.1 Continue to review, update and implement the Economic Development Plan as needed to ensure that the City’s
economic development strate- gies
reflect current market conditions and
future projections.
ACTION LU-5.2 Continually monitor the supply of land
available for commercial devel- opment
to support the City’s economic
development goals.
ACTION LU-5.3 Review impact fees for new development to ensure that fees are appropriate to contribute to the cost of providing public facilities and services.
ACTION LU-5.4 Ensure that new development is not a
financial burden on municipal service
levels by evaluating the fiscal impact of
all new projects and establishing
preferences for projects that generate
sufficient revenue to offset increased
operation and maintenance costs, consistent with other local, state and federal regulations.
ACTION LU-5.5 Routinely review the jobs to housing
balance and make recommendations to
correct imbalances.
ACT I ONS
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ACTION LU-5.6 Study ways for San Carlos to actively
attract and retain businesses. Potential
methods may include:
a. Expediting permit approvals.
b. Providing incentives for property
maintenance.
c. Providing financial and nonfinancial incentives for businesses to remain in the city.
Commercial development in East Side area
POLICY LU-6.1 Support commercial/industrial activ- ity
and businesses on the East Side.
POLICY LU-6.2 Prohibit the conversion of property
designated for industrial/commercial
land on the East Side to nonindustrial/commercial uses. a. Ensure proposed new uses in the
East Side do not introduce land use
conflicts that would adversely
impact industrial/commercial
activities.
POLICIES
GOAL
LU-6
Strengthen the economic vitality of the
East Side of the city by encouraging a diversity of commercial uses while protecting and preserving existing industrial uses.
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POLICY LU-6.3 Support the expansion of key growth
industries while maintaining the overall diversity of land uses within East Side employment areas.
POLICY LU-6.4 Encourage the development of the
Landmark sites at the intersection of
Industrial Road and Holly Street.
POLICY LU-6.5 Work with San Mateo County to maintain and enhance the San Carlos Airport general aviation facility as an economically significant facility of countywide importance.
POLICY LU-6.6 Encourage new development on the East
Side to feature high quality architecture that reinforces the character of the area.
POLICY LU-6.7 Maintain and strengthen industrial uses
in the inner core of the East Side area.
POLICY LU-6.8 Strongly discourage the land subdivi- sion of large, existing industrial par- cels in
the East Side area.
ACTION LU-6.1 Study ways for San Carlos to actively
attract and retain commercial/
industrial uses on the East Side. Potential methods may include:
a. Expediting permit approvals.
b. Providing incentives for property
maintenance.
c. Providing financial and nonfinancial incentives for commercial/industrial businesses to remain in the city.
ACTION LU-6.2 Consider providing incentives where
appropriate, such as an increased floor
area ratio to large-scale industrial development projects that assemble parcels totaling at least 1 acre in area.
ACTION LU-6.3 Create and implement an ongoing
monitoring system to track economic
vitality, identify changing conditions
and respond rapidly to new economic
development opportunities.
ACT I ONS
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ACTION LU-6.4 Amend the Zoning Ordinance and
develop criteria for the evaluation of
new commercial/industrial condominiums and condominium conversions.
Future Development
This section quantifies the growth that is likely to occur under this General Plan.
Residential Growth
The majority of new housing in San Carlos is expected
on infill parcels near Downtown, along the El Camino
Real corridor and along Old County Road between
Holly Street and Terminal Avenue and along East San
Carlos Avenue. These units will mostly be multiple
family residences, such as apartments, townhouses, or
condominiums. New single-family residences will
likely occur on vacant parcels, accessory dwelling units (ADUs), and as rebuilt or remod- eled homes in existing single-family neighborhoods.
An estimate of total housing units, population and jobs in San Carlos by 2030 is shown in Table 3-3. These
numbers are based on the anticipated growth of areas
throughout the city that are likely to undergo
changes
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in development patterns over the next 20 years. These
projections assume densities that are probable given allowable densities, economic forces and likely devel- opment patterns.
The General Plan has the potential to result in approximately 1,4364,900 additional residential units to be built within San Carlos’ city limit between 2009 and 20302022 and 2030.
Existing Increase Total 2008
By 2030 2030
Housing Units 11,96012,318 1,436
4,900
13,396
17,218
Population 28,857 3,446 32,303
Jobs 19,288 9,165 28,453
Source: Department of Finance, Economics Research Associates and DC&E.
Housing and Population Updated: 2022, City of San Carlos, Department of Finance, and MIG.
Non-Residential Growth
The General Plan will also accommodate growth in commercial, office, mixed use, and industrial land uses. Table 3-4 shows the projected gross square footage increase in commercial, office, mixed use, and industrial uses from 2008 to 2030 for this General Plan. Most of the commercial and
TABLE 3-3 HOUSING, POPULATION AND JOB
GROWTH UNDER THE GENERAL PLAN
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office growth is expected to occur in the Downtown area and along El Camino Real, Old County Road, Brit- tan
Avenue and Industrial Road. Industrial growth would
be limited to the East Side area of San Carlos.
stand the ways in which the city has developed as well
as the opportunities that are present to guide future
development. This understanding will help direct future improvements to the city’s character and built form. * Gross square footage.
Existing
Conditions
2008
General
Plan
2030
Percent
Change
2008-2030
City Identity
San Carlos is a community with a strong sense of place
and a distinct hometown feel. These characteristics are due in part to the mixture of uses in the city – the residential neighborhoods, commercial districts, industrial areas and parks and open space. All of these areas
possess their own unique identities but also interact in ways that make San Carlos a vibrant and dynamic
Source: Department of Finance, Economics Research Associates and DC&E.
Community Character and Urban
Design
This section includes an overview of San Carlos’ existing urban design characteristics. It also includes goals, policies and actions to guide new development as the
city continues to evolve over time. By examining the
built environment in San Carlos, one can better underplace to live, work and visit.
Major Developed Areas in San Carlos
The city has been divided into a series of five geographic areas because each area has a unique character and a distinctive land use pattern. These areas, illustrated in Figure 3-4, include the major developed areas in San Carlos as described below.
TABLE 3-4 COMMERCIAL, OFFICE AND INDUSTRIAL
GROWTH UNDER THE GENERAL PLAN
Commercial* 2,084,557 2,808,587 26%
Office 904,423 1,476,429 39%
Industrial 6,192,078 8,333,255 26%
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FI G U R E 3- 4
M a j o r D e v e l o p e d A r e a s
in S a n C a r l o s
City Limit
Sphere of Influence Areas
Downtown
El Camino Real
Laurel Street (South of Arroyo Street)
East Side Area
Harbor Industrial Area (subarea of East Side Area)
Residential Neighborhoods West of El Camino Real
Devonshire
Belmont
mÆ
tu101
Bair Island
'%&(
280
Pulgas Ridge
Palomar Park
Redwood City
San Mateo County 0 0.25 0.5 Miles
Arundel Rd
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Downtown and Historic Downtown Core Area
Downtown is defined as Laurel Street from Holly Street
to Arroyo Street including properties west to Walnut
Street and the Civic Center. The historic Downtown
Core Area is centered at the 1100 and 1200 blocks of San Carlos Avenue and the 600, 700 and 800 blocks of Laurel Street. Laurel Street is a pleasant pe- destrian
environment with a grid street pattern, pedes- trian
amenities and attractive landscaping. Laurel Street Park is centrally located in the Downtown area and offers
people a place to gather and visit. The street width
supports a pedestrian environment and is in scale with
the surrounding buildings. The alley be- tween Laurel
Street and El Camino Real minimizes curb cuts along
Laurel Street and allows service vehi- cles to access
businesses from the rear of the buildings.
Buildings of varying heights, typically one to two stories, with traditional storefronts are generally built to the sidewalk and address the street. Downtown supports the highest levels of density in San Carlos. The tallest buildings of greatest mass are located in the
Downtown area. The picturesque Downtown is an
important visual resource for residents, workers and
visitors in San Carlos.
Laurel Street (South of Arroyo Street)
Laurel Street, south of Arroyo Street to Eaton Avenue,
differs from the Downtown. Although the buildings are
of similar height, one to two stories, storefronts along this portion of Laurel Street are broken up by mixed-use residential and residential buildings. Store- fronts are mostly active along the street with the pres- ence of
ground floor retail, however the residential units
interspersed along the street interrupt the conti- nuity of these active uses. As in the Downtown por- tion of
Laurel Street, an almost continuous alley be- tween
Laurel Street and El Camino Real reduces curb cuts
along Laurel Street and provides access for service
vehicles at the rear of buildings. Parking is mostly
limited to parallel and diagonal parking along Laurel
Street, though there are a few parking lots behind
buildings and fronting Laurel Street.
Development on the east side of Laurel Street, between
Belmont Avenue and White Oak Way, is oriented towards El Camino Real. Key building facades fronting Laurel Street have no windows or entrances which
creates a block of blank walls with little visual interest.
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South Laurel Street has limited spaces to gather and has no public open space such as a plaza or pocket park.
Trees and landscaping are intermittent along this
portion of the street. The corridor has few curb cuts and a relatively narrow street which helps create a pedestrian environment. However, more active street fronts and street amenities such as benches could enhance the walkability of the area. This area includes many important community, business and personal
support services and convenience uses. Uses include
retail, restaurants and offices as well as multi-family residential uses.
El Camino Real
The El Camino Real corridor is a linear commercial area with a diverse range of uses including auto- related
businesses, lodging, restaurants and miscella- neous
small businesses. Although it is a regional tran- sit
corridor serving the San Mateo Peninsula, El Camino
Real is largely automobile oriented. The vis- ual quality of the area is dominated by automobiles and businesses
catering to automobile drivers. Parking lots, large signs and single-story buildings predomi- nately define the
visual character of the corridor, al- though there are a few older, multi-store buildings
built to the sidewalk. The train tracks also run parallel to El Camino and the majority of the land between the
tracks and the road is vacant. The elevated railroad
tracks present a physical barrier and obstruct views on the east side of El Camino Real. Landscaping is minimal and there are few pedestrian amenities along the corridor. However, recent development activity on El
Camino Real demonstrates the potential for this corridor as a transit-oriented area suitable for increased residential and mixed-use development.
East Side Area
The East Side area includes 600 acres of land in the
eastern portion of the city. The area is defined by the city limit to the north, east and south and the railroad tracks to the west. Initially, this area was the site of small industrial firms including manufacturing, repair- ing,
building supply uses, service businesses and hous- ing
which arose after World War II. In the 1990s, the uses in the East Side area began to transition and new uses
including research and development space, com- puter
hardware and software, telecommunications, medical
research and biotechnology firms moved to the area,
reflecting San Carlos’ location in the northern portion of Silicon Valley. Many of the businesses were
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established along American, Central and Washington
Streets. Additional businesses, such as Lucky Grocery
Store, Home Depot and Hollywood Video later developed along the western edge of the East Side area.
The East Side area is bisected by Highway 101. The area east of Highway 101 includes the San Carlos Air- port,
SamTrans bus storage facility, the Hiller Aviation
Museum, two-story office buildings, limited freewayoriented lodging and restaurant buildings and a solid waste transfer station and recycling facility. Large
parking areas separate uses. The automobile is the
dominant mode of transportation in the area.
Harbor Industrial Area
The Harbor Industrial area (HIA), located between the
city limit to the north, Highway 101 to the east, Old
County Road to the west and as far south as Holly Street on the eastern edge, is a subarea within the East Side
area (Figure 3-4). This subarea comprises large
manufacturing businesses, biotechnical and biomedical
firms and light and heavy industrial uses. The majority of the area (from Belmont Creek to north of Holly Street) was annexed in 1997 after a petition for annexation was received from over 80 percent of the property owners in the HIA. The balance of the HIA to the north
remains unincorporated under a compromise known as
“ABC” reached between the Cities of San Carlos and
Belmont and the HIA property owners in 1997. The
ABC compromise requires San Carlos or Belmont to
meet certain conditions in order to annex the remaining unincorporated portions of the HIA. The portion of the
HIA that was annexed to San Carlos conforms to both
County and City industrial zoning regulations. Existing land use regulations strongly discourage housing,
commercial, retail and non- industrial uses in this area.
San Carlos Airport
The East Side area is the site of the 160-acre San Carlos Airport, located east of Highway 101, along the bay
shoreline. The San Carlos Airport is located on land
owned by the County of San Mateo and managed by the
County Public Works Department. Private planes are
the primary users of the airport and are utilized for both business and recreation. The airport also allows private jets under 12,500 pounds to land and take off at any
time, but certain activities such as student training are limited to daytime to meet noise abatement requirements. The airport houses around 500 aircraft
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and is the place of business for over 25 aviation-related businesses. Other airport services include emergency
response functions such as Air-Ambulance, Medivac
flights and law enforcement patrols.
The San Carlos Airport is also the home of the Hiller
Aviation Museum. The museum was founded by helicopter pioneer Stanley Hiller Jr. in 1998. The museum includes a large collection of aviation history spanning the past 30 years and is an exciting destination for adults and children.
Residential Neighborhoods East of El Camino Real
There are two residential neighborhoods in the East Side area, between Old County Road and Industrial Road,
both north and south of Holly Street. The
neighborhoods are predominantly comprised of one- or
two-story single-family homes set back from the narrow
residential streets. These neighborhoods have abundant
street trees and a strong sense of neighbor- hood.
Laureola Park is a major focal point of one of the
residential neighborhoods.
Residential Neighborhoods West of El Camino Real
The character of residential neighborhoods in San Carlos is diverse. Adjacent to Downtown and Laurel Street are older residential areas with traditional grid street patterns, higher densities, historic homes and a mixture of housing types. Relatively old and established street trees, pre-World War II buildings and attractive streetscapes create the visual character in this neighborhood.
Residential areas on the south end of the city (adjacent to Redwood City) are characterized by one- and twostory single-family homes with tree-lined streets.
Homes are set back from an elongated, suburban street
grid pattern and are a mix of one and two stories.
The western portions of San Carlos, west of Alameda de
las Pulgas, contain residential neighborhoods that are
integrated into picturesque and often dramatic hill- side terrain. In these areas, streets follow the contours of the hills, with many multi-story hillside homes ap- pearing as single-story residences from the street. The far
western portion of the city, near Brittan and Crest- view Avenues, features single-family homes and condominiums with commanding views of the San Fran9.a November 28, 2022 Packet Pg. 490
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cisco Bay and the East Bay. Much of the development of
this far western portion of the city occurred by clustering residential sites and large areas of private open space which add to its rural character.
Devonshire Canyon
Located in the western part of the city, Devonshire
Canyon is unincorporated land under the jurisdiction of San Mateo County, surrounded on all sides by San
Carlos. Devonshire Canyon is characterized by singlefamily homes located within exceptionally scenic hilly terrain. Most houses are located in flatter canyon floor areas, with the steeper areas largely but not completely undeveloped. Roads in Devonshire Canyon are extremely narrow and winding and generally do not have sidewalks. Upper branches of Pulgas Creek are also
located in this area and provide scenic riparian
corridors.
residential neighborhoods. One way to achieve this goal is to design the sides of new building projects that front residential neighborhoods to be compatible with the
scale and character of existing well-established
neighborhoods. The illustration below shows how a
conceptual downtown mixed-use project could be designed to be compatible with an adjacent single-family neighborhood. In this example, retail uses, upper level residential flats and the majority of the building mass are fronting the Downtown street. The portion of the
building adjacent to single-family homes on the residential street features lower density, lower heights and architectural details that are more residential in character.
Portions of the building fronting single-family homes
could also feature rowhouse style units with stoops and individual entries fronting the residential street.
Commercial/Residential
Interfaces
A key goal of the Land Use Element is to ensure that new development is designed to be sensitive to adjacent uses, particularly
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Illustrative example of infill mixed-use development sensitive to adjacent residential neighborhoods
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Views
San Carlos has varied topography which ranges from
land at sea level to the hilly western portion of the city with elevations up to 900 feet. The hillsides and ridgelines that comprise the city’s diverse landscape provide a rich array of scenic resources and afford numerous
vantage points from which scenic vistas can be enjoyed.
Views of the surrounding open space and San Francisco Bay can be accessed in many areas west of Alameda de las Pulgas, including City parks and open space and existing residential neighborhoods.
Gateways
Creating aesthetically pleasing gateways is an important component of land use planning and community design that contributes to a city’s character and sense of place. Gateways are locations that announce to a visitor or resident that they are entering the city or a unique neighborhood within the city. Features associ- ated with gateways can include signs, structural ele- ments such
as towers or fences or walls, landscaping, architecturally significant buildings and natural fea- tures such as a
row of trees. Gateways often feature
Landmark structures. A Landmark is an element by
which people orient themselves and can help create a
unique identity for an area. Examples of visual landmarks include statues, major works of public art, historic buildings, water towers, significant landscaping or land forms and other easily identifiable features.
Gateways in San Carlos have been classified into two
categories: primary and secondary. Primary gateways
are the major regional entry points into the city on
roadways or transportation routes. Secondary gateways are more local entry points into the city from nearby cities including Belmont and Redwood City. The
best example of a primary gateway is at San Carlos
Avenue and El Camino Real. This gateway is characterized by the Caltrain transit hub and historic Train Depot and the architecturally unique and historic Drake Building. This gateway has a prominent archi- tectural
signage feature that indicates the entrance to Downtown San Carlos. Combined, these features give the visitor a sense of arrival into Downtown. How- ever, the
majority of primary and secondary gateways do little to announce arrival to a unique area. Holly Street at US
Highway 101 and Industrial Road is the primary access
route from Highway 101 to San Carlos.
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High traffic volumes and a mixture of land uses, including residential, industrial and commercial, do not effectively announce to visitors their entrance to San
Carlos even though a small monument feature is installed. The primary and secondary gateways are identified in Table 3-5. The location of each gateway is shown in Figure 3-5.
Map ID Gateway
Primary Gateways
1 Holly Street east of El Camino Real
2 San Carlos Avenue at El Camino Real
3 North El Camino Real
4 South El Camino Real
5 Brittan Avenue at Highway 101
Secondary Gateways
6 Industrial Road at the San Carlos/Redwood City city limit 7 Industrial Road at the San Carlos/Belmont city limit
8 North Alameda de las Pulgas
9 South Alameda de las Pulgas
10 North Crestview Drive
11 South Crestview Drive
Hillside residential development
TABLE 3-5 PRIMARY AND SECONDARY GATEWAYS IN
SAN CARLOS
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FI G U R E 3 - 5 hg
G a t e w a y s 7
City Limit
Sphere of Influence Areas
hg Primary Gateway
hg Secondary Gateway
Belmont
hg
8 hg
3 hg
1 2hg
Bair Island
tu101
hg
hg10
Devonshire
5 6hg
4hg
%&'(
280
Pulgas Ridge
hg11
Palomar Park
San Mateo County
hg
9 Redwood City
0 0.25 0.5 Miles
Arundel Rd
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Source: Duany Plater-Zyberk & Company, 2009
Form-Based Codes and the Urban to Rural Transect
Action 8.1 calls for San Carlos to prepare a form-based code as a tool to implement urban design-related policies in this General Plan. Formbased codes are different from conventional zoning ordinances in that they focus primarily on the physical form and character of development and de-emphasize use regulations. Form-based codes also include development standards that graphically illustrate required massing and placement of buildings. Form-based codes are an effective tool to create mixed-use, walkable and compact development that is sensitive to existing development and supports a vibrant, pedestrian-oriented community.
Form-based codes are typically based upon an urban planning concept known as the rural-to-urban transect (“transect”). At its essence, the transect concept features a series of zones transitioning from natural open space to a dense urban core. The transect concept maintains that only certain types of streets, building types, building forms and civic spaces are appropriate in each zone. In San Carlos, distinct transect zones might range from a Downtown zone (most dense) to low density single-family and open space zones (least dense). The diagram below illustrates the concept of the transect.
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Goals, Policies and Actions
These goals, policies and actions address the visual
appearance and character of the built environment and
are intended to maintain and enhance San Carlos’ sense
of place and the quality of life of its residents. These urban design principles should be applied to individual buildings and to larger development pro- jects, to new
development as well as the redevelop- ment of existing
areas.
Laurel Street with hillside homes in background
GOAL
LU-7
Promote the community character of San
Carlos, including the unique village character of Downtown.
POLICY LU-7.1 Support development and improve-
ments to infrastructure that increase
physical and social connections between the neighborhoods of the city.
POLICY LU-7.2 Actively encourage and promote a
balanced development pattern that
provides opportunities for community
connections and social interaction.
POLICY LU-7.3 Provide for a downtown scale of
development that is compatible with
San Carlos’ unique village character.
POLICIES
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POLICY LU-7.4 Respect the visual prominence of
important city landmarks, gateways
and destinations.
POLICY LU-7.5 Consider the inclusion of public art as part of development projects.
POLICY LU-7.6 Encourage and support meaningful public
involvement in San Carlos City
government where active nongovernmental organizations can thrive.
POLICY LU-7.7 Support the arts and encourage the
development of cultural amenities that
may enrich San Carlos.
ACTION LU-7.1 Prepare a community study to seek
new ways to enhance walkability and
connect all areas of the community.
The current Bicycle Transportation Plan
could be expanded to be a Bicycle and
Pedestrian Transportation Plan.
ACTION LU-7.2 Revise the Zoning Ordinance to address
the importance of public and private
open space opportunities as part of all
new development review, considering
scale, size, location and context of the
development.
ACTION LU-7.3 Revise the Zoning Ordinance to establish
a zoning district for existing parks and
open space lands and amend the
zoning map accordingly.
ACTION LU-7.4 Study methods to establish diverse,
reliable and stable funding sources for
public art.
ACTION LU-7.5 Encourage new and existing commercial
development to
incorporate accessible roof gardens,
public plazas, public courtyards and
passageways, landscaping, public art
and other desired public amenities
beyond those specified during the
normal City review process.
ACT I ONS
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GOAL
LU-8
Ensure excellence in all development design.
POLICY LU-8.1 Require all development to feature high
quality design that enhances the visual
character of San Carlos.
POLICY LU-8.2 Ensure that new development is sensitively transitions to the character of adjacent struc- tures and the immediate
neighbor- hood.
POLICY LU-8.3 Encourage design features and amenities in new development and redevelopment, including, but not limited to:
a. Interconnected street layout.
b. Clustering of buildings.
c. Landscaping on each lot.
d. Visual buffers.
e. Facilitation of pedestrian activity.
f. Distinctiveness and variety in architectural design.
POLICY LU-8.4 Promote pedestrian-scaled design through
site planning, building design, finish
details and landscaping for all types of
development by requiring height and
locational transitions be- tween
buildings of varied levels that are
sensitive to the interrelationships of
surrounding uses and structures,
especially residential.
POLICY LU-8.5 Optimize architectural quality by encouraging the use of quality materials, particularly as accents and authentic
detailing, such as balconies and window trims.
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POLICY LU-8.6 Encourage new commercial develop-
ment to provide outdoor areas and
landscaping and tree canopy to enhance the surroundings.
POLICY LU-8.7 Require Encourage new residential
development to provide
outdoor are
areas and landscaping or native e vegetation, or
tree
canopy to enhance the surroundings.
POLICY LU-8.8 Encourage design of convenient pedes-
trian walkways with shade and minimal tripping hazards, preferably with landscape buffers between roadways
and walkways.
POLICY LU-8.9 Encourage the design of attractive outdoor pedestrian spaces that en- courage
impromptu public gathering places
with features such as plazas, in- terior
walkways and paseos, ornamen- tal
gates, trellises, lighting, trees and
landscaping, seating and fountains.
POLICY LU-8.10 On all sides of buildings, require the
incorporation of quality architectural
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design elements for all building
fa- çades and stepping back upper
floors in order to reduce bulk and
mass and to break up
monotonous wall lines.
POLICY LU-8.11 Discourage abrupt changes in
building scale. A gradual
transition between low-rise to
mid-rise buildings should be
achieved by using the low-rise
buildings at the edge of the
project site. Consider the
relationship of buildings to the
street, to one another and to
adjacent structures and land uses,
es- pecially single-family
residential.
POLICY LU-8.12 Require residential building
entrances to be related to the
street.
POLICY LU-8.13 Require parking areas associated
with development to be located
and de- signed to minimize
visual impact to the greatest
extent feasible. This may include
locating parking behind
buildings street frontage, below
grade, or screening through the
use of natural landscaping.
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POLICY LU-8.14 Encourage construction of parking areas
with permeable materials where
appropriate.
POLICY LU-8.15 Require the undergrounding of all
utilities, or a deferred improvement
agreement, in conjunction with new
construction and encourage the undergrounding of existing utilities where feasible.
POLICY LU-8.16 Require high quality signage through
design, use of materials and colors
compatible with and complementary
to the architectural character of the
building(s) and surrounding.
POLICY LU-8.17 Require telecommunications and util- ity facilities to be sensitively placed,
shielded, screened or lessened from
view to the greatest extent possible
through design review.
POLICY LU-8.18 Encourage “green building” practices
in new development and redevelopment, such as those that make a building more energy efficient and reduces its effect on human health and the environment through better siting, design, construction, maintenance and operation.
POLICY LU-8.19 Residential and mixed use structures
shall be de- signed to be compatible
with existing structures in the vicinity,
avoid minimize ob- structing views
from adjacent struc- tures or views of
community impor- tance, avoid
minimize interference with the right or
ability to use solar energy and be
consistent with the community design
principles.
POLICY LU-8.20 Require all new residential multi- family residential, commercial and in- dustrial
projects subject to design re- view by
the appropriate decision- making body
for compliance with site planning,
architecture, signing and landscaping
criteria prior to approval, as permitted
by State law..
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POLICY LU-8.21 Utilize railroad corridor development
and design guidelines1 unless an action conflicts with other parts of the General Plan.
ACTION LU-8.1 Adopt a form-based zoning code to
emphasize building placement, the
framing of public space and promoting
a pedestrian-oriented environment.
ACTION LU-8.2 Review and amend existing residential
design guidelines and create commercial design guidelines as needed.
ACTION LU-8.3 Amend the Zoning Ordinance to limit the
height of building walls at the streetfacing property line to two sto- ries on the 600, 700 and 800 blocks of Laurel
Street. Additional stories may be
permitted if they are stepped back a
minimum distance from the groundlevel building wall.
ACTION LU-8.4 3 Review and amend the Sign
Ordinance as needed.
ACTION LU-8.5 4 Amend Develop objective design
standards consistent with State law and
amend the Zoning Ordinance and
create a Planning Department Division
application submittal checklist to
require informa- tion and materials that
accurately and sufficiently demonstrate
a project’s compliance with new
objective design standardsarchitectural
facade and design policies.
ACTION LU-8.6 5 Research and consider the adoption
of a new outdoor lighting ordinance. A
lighting ordinance would restrict the
type, intensity and placement of outdoor lighting fixtures of development.
A lighting ordinance would permit
appropriate illumination, improve security, would limit glare or spillover into surrounding properties and would
protect the night sky.
ACT I ONS
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1 In accordance with Sections 4.800-4.933 of Resolution Number 2003-79.
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GOAL
LU-9
Protect and enhance all residential
neighborhoods.
POLICY LU-9.1 Maintain and enhance neighborhoods to
be safe and attractive.
POLICY LU-9.2 Support resident-driven neighborhood
efforts that strengthen identity and
protect and/or enhance neighborhood
character and complement the principles, goals, policies and actions of the General Plan.
POLICY LU-9.3 Assure that redevelopment, public or
private, mitigates any negative traffic
and parking impacts on or adjacent to
residential neighborhoods.
POLICY LU-9.4 Mitigation measures shall be utilized to
the greatest extent feasible for
neighborhoods surrounding new proposed development.
POLICY LU-9.5 Require buffering, screening,
transitional standardssetbacks, or other
measures for new and ex- panded
multi-family residential, mixed use,
and/or commercial/industrial developments adjacent to single-family residential neighborhoods to minimize
impacts and compatibility conflicts.
POLICY LU-9.6 Encourage the location of support facilities such as schools, parks and churches within or near residential
neighborhoods.
POLICY LU-9.7 Encourage the development of community gardens to provide opportunity for interactions and increase residents’ access to healthy foods.
POLICY LU-9.8 Encourage developers of new or expanded multi-family residential projects to include gardening spaces for
POLICIES
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residents of the development as part of
the landscaping requirement.
POLICY LU-9.9 Encourage the design of development to
minimize the obstruction of significant views of the San Francisco Bay, the western hills, or other significant
natural vistas to the greatest extent
possible.
POLICY LU-9.10 In the event of closure of a school, the primary planned use of these sites remains for school and associated recreation purposes, or housing. The school site should be considered for
acquisition by the City.
POLICY LU-9.11 Require and monitor adequate parking
and/or parking alternatives for new
schools, parks and other public uses
within residential neighborhoods.
POLICY LU-9.12 Ensure that development in residential
areas is compatible with neighborhood
character.
POLICY LU-9.13 Require appropriate transitions of
building scale, massing and height to
adjacent single-family homes.
POLICY LU-9.14 Legally nonconforming multi-family
residential structures located within
multi-family residential zoning districts may be replaced, restored, rebuilt, or repaired and used consistent with
the Zoning Ordinance in effect at the
time the structure was originally
constructed only upon issuance of a
conditional use permit approved by the
Planning Commission.at the time of the
replacement, restoring, rebuilding, or
repairing.
POLICY LU-9.15 In prioritizing uses for in-kind benefits or bonuses offered by a project developer, uses benefiting the neighborhood in which the development is occurring
shall be considered.
POLICY LU-9.16 Require a contribution of parkland
and/or fees in-lieu of land dedication
as a condition of approval of all new
residential subdivisions.
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POLICY LU-9.17 Require exterior building materials to be non-combustible in areas of poten- tial
high fire hazard.
POLICY LU-9.18 Continue the City’s program of joint use of school recreation facilities as a means
of providing adequate recrea- tion
space for San Carlos citizens.
POLICY LU-9.19 As lands are subdivided, encourage
dedication of trail and path easements
where appropriate to expand the City
and County’s trail and path system.
POLICY LU-9.20 Conversion of existing rental housing
stock to condominiums shall be permitted only when it can be shown that:
The vacancy rate in rental units in
the city is in excess of 5 percent.
Adequate provisions are made for
the protection of tenants including
relocation assistance.
ACTION LU-9.1 Update development standards and use
regulations in the Zoning Ordi- nance
for consistency with the General Plan.
ACTION LU-9.2 Amend the Zoning Ordinance to in- clude
objective design standards, transitional
design standards for multi-family
residential buildings and commercial
uses adjacent to single- family homes,
as appropriate. Standards may include
height limitations, increased setbacks,
landscaping requirements and density
limitations.
ACTION LU-9.3 Consider amending the Zoning Ordinance to require courtesy notification of nearby residents for any multi- family
residential use or commercial use
proposed in immediate proximity to a
single-family residential neighborhood.
ACT I ONS
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GOAL
LU-10
Minimize the impacts of development in
hillside areas.
POLICY LU-10.1 Require minimum lot size in hillside
areas considered for subdivision or
annexation to be larger than lots on flat
areas to minimize slope instability,
erosion and drainage impacts.
POLICY LU-10.2 Require development in hillside areas to be designed into the natural features of
the hillside including topography,
trees, vegetation, landforms and drainage channels.
POLICY LU-10.3 In hillside areas, encourage houses to be oriented to the natural topography of
the site.
POLICY LU-10.4 Design and locate roads, utilities and
other infrastructure to reasonably
minimize impacts on the hillside environment. Design should respect the natural topography, produce the least
visual impact and require the least
grading while remaining consistent
with public health and safety standards.
POLICY LU-10.5 Minimize grading and removal of earth
material in hillside areas to the greatest
extent possible.
POLICY LU-10.6 Require all new development and
significantly modified development in
the High and Very High Fire
Susceptibility Zones to install and
maintain fire prevention design and
materials in accordance with Building
and Fire Codes at the time of the
construction/reconstruction.
ACTION LU-10.1 Consider the development of Hillside
Development Guidelines, including the
development of lot size and cross slope
standards.
POLICIES
ACT I ONS
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GOAL
LU-11
Provide for attractive and functional gateways.
POLICY LU-11.1 Require high quality design for buildings at visually significant locations in gateway areas.
POLICY LU-11.2 Encourage design features, such as
landscaping, art and displays in gateway areas that are welcoming, attractive and contribute to a unique sense of place.
POLICY LU-11.3 Encourage distinctive architectural
features, such as tower elements or a
plaza at building entry, for buildings
located at visually significant locations
within gateway areas.
POLICY LU-11.4 Ensure that building placement, front-
age treatments and landscaping enhance the pedestrian experience and increase accessibility within gateway
areas.
POLICY LU-11.5 Limit the visibility of surface parking
within gateway areas through landscaping and architectural treatments such as low decorative walls or trellises.
POLICY LU-11.6 Discourage the use of sound walls within gateway areas. If sound walls cannot be
avoided, ensure that soundwalls are
designed to be attrac- tive and well
landscaped.
POLICY LU-11.7 Require roadway improvements in
gateway areas that enhance automotive, bicycle and pedestrian circulation.
POLICY LU-11.8 Place a special emphasis on the preservation of architecturally significant buildings within gateway areas.
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POLICY LU-11.9 Ensure that new development on the
Landmark sites at the northeast and
southeast corners of Holly Street and
Industrial Road function as the primary gateway features for the Holly Street Gateway area. Site planning,
building treatments, pedestrian improvements and landscape features shall exhibit exceptional design and
respect integrity of adjacent uses including nearby residential properties.
POLICY LU-11.10 Consider placing street enhancements,
such as welcome signage, at major entrances to the city and residential areas as shown on the Gateway Map in Figure 3-5.
POLICY LU-11.11 Ensure that new development or redevelopment on the northwest and southwest corners of Holly Street and
Industrial Road complies with the
policies set forth in Land Use Goal 5.
POLICY LU-11.12 Develop welcoming gateway areas that
emphasize the unique qualities of San
Carlos.
POLICY LU-11.13 Study and evaluate options for improving circulation on Holly Street between Industrial Road and El Camino Real, working with the public, in particular the residents of Holly Street.
ACTION LU-11.1 Develop design guidelines for development and improvements within gateway areas to enhance community
character. These guidelines should
promote architectural styles, landscape, street furniture, public art and signage that are in keeping with the
aesthetic values of San Carlos.
ACT I ONS
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Cultural and Historical Resources
Existing Conditions
The City of San Carlos has a rich historical legacy dating back to prehistoric times. Remnants of the early inhabitants are limited as there are only a few known
archaeological sites in the city located primarily near the banks of Cordilleras and Pulgas Creeks. San Car- los’
existing historic character is defined by its more recent cultural resources.
Archaeological Resources
Archaeological data for San Carlos and San Mateo
County is largely missing due to urbanization. There
are documented prehistoric archaeological deposits
near the banks of Cordilleras and Pulgas Creeks where
such items as burned mammal bone and chert flakes
were found. There is more information known about
the Ohlone Indians who inhabited the area beginning
around 500 AD. Their territory extended from Monterey Bay to San Francisco Bay. However, due to Spanish settlement in the 18th century, much of the information known about the various Ohlone tribes is from a European perspective. There is little physical evi- dence of their settlement in San Carlos.
Museum of San Carlos History and the San Carlos
Villagers
The Museum of San Carlos History, located at 533 Laurel Street, has a collection of artifacts, photographs and documents relating to the history of the city. The collection includes Native American artifacts such as a grinding stone, photos of early San Carlos life, information on the city and memorabilia from San Carlos High School and past Chickens’ Ball events. The Museum also serves as a source of information for re- search on local families and historic properties in the city.
The San Carlos Villagers serve as Museum docents and
handle the day-to-day affairs of the Museum. The San
Carlos Villagers were formed in April 1949 to preserve
the history of San Carlos and were appointed as Museum docents by the City Council in 1981. Villagers collect documents, photos and memorabilia that reflect
San Carlos’ rich background and safeguard it for future generations. The Villagers are composed of volunteers
from the community and any resident of San Carlos is
invited to become a Villager.
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Historic Architecture and Urban Design:
The early development pattern of San Carlos began in
the late 1800s with the construction of the San Carlos
Train Depot in 1888. Lot sizes and expanded and widened streets, including San Carlos Avenue were established following the 1906 San Francisco earthquake.
Another period of expanded infrastructure and development of housing occurred in 1917. As development moved westward, 1924 marked the creation of the
Devonshire Hills subdivision on a 1,400-acre site. This subdivision used principles from the Garden City urban planning movement, established dog-leg cul de sacs and pass-through walkways. Bungalow architec- ture
later gave rise to English Tudor and Spanish Eclec- tic styles found in and near the Downtown. The city has
many fine examples of late 19th and early 20th cen- tury architecture. These buildings are documented in the
city’s 1991 Historic Resources Inventory. Two of the
city’s historic resources are listed in the National
Register of Historic Places as noted below.
Historically Noteworthy Properties
San Carlos has two listings in the National Register of Historic Places, the nation’s cultural resource inventory. The Southern Pacific Depot at 559 El Camino Real is one listing on the National Register. Leland
Stanford assisted with construction of the train depot by providing materials, Italian stonemasons and mem- bers
from his architectural staff to design and build the
structure. Built in the unique Richardson Romanesque
style, the depot is one of San Carlos’ most prominent
architectural landmarks. The other listing, located at 125 Dale Avenue, was built by Nathanial Brittan, son of
John Brittan, in 1872. Nathanial was a member of the
San Francisco Bohemian Club and often hosted club
members at this three story octagonal “folly” Vic- torian home.
Existing Preservation Plans and Policies
In 1990, a group of volunteers identified and researched the historic resources in San Carlos. The volunteers’ efforts led to the creation of the 1991 Historic Resources Inventory. The inventory contains 52 listings which include residential and commercial structures and one public park. For descriptive purposes, the inventory also identifies two historic districts - the
Hacienda Gardens Apartments at 1315 San Carlos
Avenue and the 1000 Block of Elm Street between Morse
Boulevard and Brittan Avenue. Hacienda Gar- dens,
constructed in 1931, was the first apartment
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complex in the city. Built in the Spanish Eclectic style, the apartments were well suited for the suburban
commuter and are an indicator of development trends
during the Great Depression. The 1000 block of Elm
Street, which consists of structures mainly built between 1926 and 1929, represents a mixture of architectural styles including Spanish Eclectic and Tudor Revival. A noteworthy characteristic of the houses on the street is the general intactness. It is also a symbol of a major period of development in the city.
Although these resources are highly valued by the City, San Carlos has no historic preservation ordi- nance, nor formal designation. Protection of historic resources is provided through the California Environ- mental
Quality Act (CEQA), which requires that any potential
impacts to historical properties be sufficiently
evaluated, but does not necessarily prohibit demolition of or damage to a potentially historically significant
property.
Early development in San Carlos
Residential street in Laureola Neighborhood
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Goals, Policies and Actions
GOAL
LU-12
Protect San Carlos’ historic and cultural
resources to maintain and enhance a
unique sense of place.
POLICY LU-12.1 Evaluate historical and cultural resources early in the development review process through consultation with interested parties.
POLICY LU-12.2 Foster the preservation, restoration and compatible reuse of architecturally
and/or historically significant structures and sites.
POLICY LU-12.3 Ensure that modifications to identified
historic resources are consistent with
the U.S. Secretary of the Interior’s
Standards for the Treatment of Historic Properties.
POLICY LU-12.4 Encourage continued use and adaptive
reuse of designated historic resources
through application of the U.S. Secretary of the Interior's Standards and Guidelines for rehabilitation, reconstruction and restoration.
POLICY LU-12.5 Treat with respect and dignity any
human remains discovered during
implementation of public and private
projects within the city and fully comply with the California Native American Graves Protection and Repatriation Act and other appropriate laws.
POLICY LU-12.6 Promote the maintenance, restoration
and rehabilitation of historical resources through but not limited to the use of Federal Rehabilitation Tax Credits, State incentives including the Mills Act and the California Cultural and
Historical Endowment and the California State Historical Building Code.
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POLICY LU-12.7 Use public art to enliven and beautify the public realm at appropriate loca- tions.
POLICY LU-12.8 Retain the exterior architectural character and setting of the Historical San Carlos Depot and San Carlos Museum
(former San Carlos Fire House).
ACTION LU-12.3 Update the city’s inventory and map
of historic and architecturally significant properties and landmarks every five years.
ACTION LU-12.4 Develop a cultural landmarks and historic preservation plan and supporting ordinances.
ACTION LU-12.5 Develop and implement a Public Arts
Action Plan.
ACTION LU-12.1 Ensure thorough compliance with the
provisions of the California Environmental Quality Act (CEQA) relating to potential impacts to cultural and historical resources.
ACTION LU-12.2 Apply for Certified Local Government
status to become eligible for participation in federal and State historic preservation programs.
Drake Building
ACT I ONS
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Circulation and
Scenic Highways Element
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CIRCULATION & SCENIC HIGHWAYS ELEMENT
ADO PT ED MAY 9, 2005 AN D AME NDED APR IL 14, 2008
Introduction
Purpose
The location and appropriate size of roads for the private automobile and public bus are important to San Carlos residents. Adequate facilities for other transportation modes help reduce dependence on the automobile as a method of reducing traffic congestion, improving safety, reducing pollution, promoting energy conservation, promoting health and increasing accessibility for all residents.
The Scenic Highways Element deals with identification
and protection of the scenic qualities of major road corridors. The San Carlos Scenic Highways Element describes a system of selected roads with adjacent scenic corridors and a set of implementation policies establishing a program for protection and enhancement of scenic qualities within these corridors. The Plan involves State, County and local scenic highways and 82 GENERAL PLAN
Contents
82 Introduction
83 Circulation System
88 Circulation
90 Transportation Demand Measures
91 Transportation Facilities
92 Scenic Highways
95 Goals, Policies and Actions
5 The Circulation Element describes facilities for the efficient transportation of goods and the safe and effective movement of people throughout the City. It includes a plan of the streets and highways plus facilities for pedestrian, bicycle, rail and air transportation.
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roads, and as such represents the local component of the regional scenic highway system.
Relation to Other Elements
The Circulation Element is primarily related to the Land Use and Housing Elements. Circulation routes must
consider the accommodation of public utilities, the
intensity and pattern of land use and the provision of
local connections along designated points for access and safety. Transportation routes must be sensitive to
employment locations and concentrations of residential
groups to be served.
The Scenic Highways Element is primarily related to the Land Use Element and secondarily related to the
Environmental Management and Parks and Recreation
Elements.
The Circulation and Scenic Highways Element was
updated in 2005 and amended in 2008. It has been reformatted for integration into the 2030 General Plan.
Goals, objectives and policies are formatted and numbered consistent with the 2030 General Plan numbering system and as goals, policies and actions.
Circulation System
The streets and highways in San Carlos may be di- vided into four classifications: freeway/state highway, arterial street, collector street and minor street. Free- ways and State highways are the primary responsibil- ity of the
California Department of Transportation. As such, the
geometries and cross-section design of these facilities are largely determined by that agency.
The street system within San Carlos is structured
around arterial streets, which often carry the larger volume of traffic around, rather than through residential districts, commercial districts and industrial districts.
The arterials are fed by collector streets which act to collect traffic from minor streets within each of the districts. Usable road width, sight distance and travel speed generally increase as one moves from minor
streets to more important travel routes. A local system of curved streets with offset intersections is considered preferable to the standard grid system. Curved residential streets help prevent through traffic and add character to the neighborhood.
Overall, the amount of total traffic is expected to increase in direct proportion with increased population.
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Table 5-1 shows the normal range of traffic capacity on through streets in terms of average daily traffic.
Volume
Camino Real should have a minimum of four lanes for
moving traffic and a median divider with left turn
stacking lanes. Left turn lanes should be spaced to guide traffic to arterial and collector streets as well as the Central District. Site and building design, land- scaping and control are extremely important considType (ADT) Lanes erations on adjacent properties. Land uses should continue to be highway commercial oriented.
Freeways and State Highways
San Carlos is situated between two major freeways:
U.S. 101 and Interstate 280. U.S. 101 and Interstate 280 are major north-south links between the Cities of San
Francisco and San Jose. U.S. 101 is a significant source of noise affecting the community. Interstate 280 is a
state-recognized scenic route. El Camino Real (State
Route 82) traverses the city parallel to the railroad tracks in a northwest-southeast direction. The high- way
functions as an inter-city traffic facility with adja- cent highway commercial uses. Within San Carlos,
El
Highway 20,000 per lane 4-10
Arterial 10,000 – 30,000 2-4
Major Collector 5,000 – 10.000 2
Collector 5,000 2
TABLE 5-1 TRAFFIC CAPACITY RANGE
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A southbound off- and on-ramp now connects Brittan Avenue with U.S. 101. This added partial interchange helps provide access to the San Carlos industrial area and relieves congestion at the Holly Street/U.S. 101 interchanges by allowing traffic to enter the industrial area at Brittan Avenue.
A full cloverleaf exists at the Holly Street/U.S. 101 in- terchange.
Arterial Streets
Arterial streets comprise the major network of streets within the community. Their function is to link resi- dential, commercial and industrial districts with the freeways and highway system, to provide convenient access to other transportation facilities and to act as the
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major emergency service and evacuation routes. Arterials are typically two- to four-lane streets having some controls over parking and access points. The arterials
also perform the important function of acting as northsouth routes should the freeway system be blocked to emergency vehicles. As San Carlos has no east-west
highways, they also serve as primary east-west routes.
Frequently there are serious conflicts between the landservice and traffic-service functions of arterial streets. If the land adjacent to the arterial is intensively used, the conflict is hazardous and the accident potential is high.
The traffic function of arterials, that of moving relatively large volumes of vehicles, is most important. Land
access is its secondary function. For this reason
driveways and intersections should be kept to a minimum.
Arterial streets should be designed to carry two to four moving lanes of traffic.
Arterials
Number
of Lanes
The City has completed several street modifications and improvements designed to accommodate traffic in the
Holly Street/Brittan Avenue/Howard Avenue corridor:
1. Widened and added turn lanes to the El Camino
Real, Old County Road and Industrial Road interARTERIAL STREETS IN SAN CARLOS Alameda de las Pulgas 2-4
Brittan Avenue 2-4
Crestview Drive 2-4
Holly Street 2-4
Crestview Drive 2-4
Howard Avenue
(Laurel Street to Industrial Road) 2-4
Industrial Road 4
Laurel Street 2
Old County Road 2
San Carlos Avenue 2-4
Shoreway Road 2
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sections with Holly Street.
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2. Constructed a Holly Street grade separation at Old
County Road/Railroad/El Camino Real. This grade
separation provides for increased safety and
congestion reduction for increased rail commuter
service during peak hours.
3. Constructed southbound off- and on-ramps at Brittan Avenue and U.S. 101. Widened Brittan Avenue from U.S. 101 to El Camino Real and constructed a
grade-separation at Brittan Avenue and Old County
Road/Railroad/El Camino Real. The Brit- tan
Avenue grade separation also includes a grade
separation at Howard Avenue and Old County
Road/Railroad/El Camino Real.
Circulation System
Arterial Streets
Additional improvements will be necessary on Holly
Street/Brittan Avenue/U.S. 101 intersections and roadways for increased interchange capacity and improved access to and from U.S. 101.
1. At the Holly Street/U.S. 101 Interchange, widen the
eastbound to northbound on-ramp loop to two
lanes, eliminate the northbound to westbound offramp loop, widen the northbound off-ramp to two lanes and install a traffic signal for westbound traffic.
2. Widen eastbound Holly Street approaching Industrial Road by 10 feet for a distance of 205 feet to increase the length of the three-lane segment from 115 feet to 320 feet.
3. Widen Brittan Avenue to add an approximately 400-
foot dedicated left-turn lane eastbound approaching Industrial Road.
Collector Streets
Collector streets are of less importance than arterials but should still be designed to carry through traffic. These facilities, as their name implies, have the prime purpose of collecting traffic. Their function is to trans- fer traffic from local generators (residential neighbor- hoods,
schools and employment centers) and minor streets to
arterials. The design of collector streets should reflect this emphasis on carrying traffic. They should be twolane streets and protected from cross traffic. Local streets should avoid crossing a collector,
T-intersections are preferred and good sight distance at
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intersections is necessary. Collector streets should not form a continuous system; otherwise there will be a
tendency to use them as arterials.
Number
Local Streets
Local streets are used to provide access to abutting
property, locations for easements, open space for light and air and a firebreak between buildings. Carrying
traffic is a secondary function of local streets and they should be designed to discourage through traffic. Local streets are an important element in community deCollectors of Lanes sign. These facilities provide a permanent framework
for building and landscaping. Local streets are typically two-lane facilities with direct access to abutting properties. On-street parking should be provided
wherever topographically possible and should consider the integration of sidewalks and bicycle lanes.
Street and Sidewalk Standards
Local conditions may necessitate modification and
flexibility of street and sidewalk standards where topography, location, or other conditions warrant. Detailed standards for street and sidewalk improvements, including street trees and landscaped strips are set forth in San Carlos Subdivision Ordinance and Stan- dard
Details.
COLLECTOR STREETS IN SAN CARLOS
Arroyo 2
Beverly Drive/Windsor Drive/Torino Drive 2
Cedar Street 2
Club Drive 2
Cordilleras Avenue 2
Devonshire Avenue 2
Devonshire Boulevard 2
Easton Avenue 2
Elm Street 2
Hillcrest Road/Shelford Avenue/Wellington Drive 2
Howard Avenue 2
Melendy Drive 2
St. Francis Way 2
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Traffic Volume and Intersection Service
Levels
Updated traffic volume estimates for the eastern portion of the city were derived in 2001 and have been incorporated into this document. The level of service of an intersection can vary from “A” free flow through “F” forced flow jammed as defined in Table 5-2. The
intersection counts and volume/capacity ratios were
based on peak traffic volume (typically between 4:00
and 6:00 p.m. in San Carlos). Traffic volumes are presented in forms of Average Daily Traffic (ADT).
Level of Service (LOS)
Volume to
Capacity Ratio
(V/C)
Circulation
Holly Street – Brittan Ave./U.S. 101 Access
San Carlos currently has two accesses to U.S. 101 at
Holly Street and Brittan Avenue within the city limit.
Harbor Boulevard in Belmont and Whipple Avenue in
Redwood City also provide a means of access to the
community from the Bayshore (U.S. 101) freeway. The
Holly Street interchange consists of a full cloverleaf and a six-lane over-crossing. Approximately 12,000 cars per day enter the city via the Holly Street inter- change.
Between the Ralston Avenue and Whipple Avenue interchanges, average daily traffic on U.S. 101 is approximately 220,000 vehicles. U.S. 101 is currently operating at a LOS F in both directions at peak hours.
Changes and intensification of land use can contribute
to a reduction of level of service to unacceptable levels.
In 2007, a level of service, under cumulative conditions, analysis was conducted for buildout allowed by proTABLE 5-2 LEVEL OF SERVICE (TRANSPORTATION
RESEARCH BOARD)
A Free Flow Less than or equal
to 0.60
B Stable Flow (Slight Delay) 0.61 – 0.70
C Stable Flow (Acceptable Delay) 0.71 – 0.80
D Approaching Unstable Flow (Tolerable
Delay) 0.81 – 0.90
E Unstable Flow (Congestion; Intolerable
Delay) 0.91 – 1.00
F Forced Flow (Jammed) Greater than 1.00
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jected growth and planned projects. It was determined
that several intersections, under future conditions,
would operate at unacceptable levels of service.
Cumulative traffic from foreseeable projects will result in the intersections along Holly Street/Brittan Avenue/U.S. 101 to function at the following service levels (Table 5-3).
would reduce cumulative impacts to a less-thansignificant level. Improvements described in the discussion of Arterial Streets (above) to the Holly Street/Brittan Avenue/Hwy 101 intersections and
roadways will be necessary to return intersections to
acceptable levels. Measures which require a fair share
of the cost of mitigation, for the traffic generated by the impacts of development, should be considered by the
City.
Intersection
AM
Peak Hour
PM
Peak Hour
Parking
Adequate off-street parking is necessary to relieve traffic congestion in San Carlos’ commercial, industrial and residential areas. All new developments should provide
for adequate off-street parking to avoid resi- dential
impacts and encourage the use of alternate
transportation. As development intensifies or land uses change, an off-street parking problem could deSource: Palo Alto Medical Foundation San Carlos Center, Addendum to the EIR, July 2007, Appendix B. SCH# 2003062086,
Road improvements to the Brittan Avenue/Industrial
Road intersection, Holly Street/Industrial Road intersection and the Holly Street/U.S. 101 interchange velop. Some possible solutions might include expansion of the parking plazas, changed parking time controls, or alternative transportation systems.
Facilities for the Disabled
State law requires that extra wide parking spaces be
provided for disabled persons at locations near the enEl Camino Real/Holly Old County Road/Holly
Industrial/Holly
Brittan/Industrial
TABLE 5-3 INTERSECTION LEVEL OF SERVICE
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try to public buildings and business developments.
Curb ramps at street intersections designed to facilitate wheelchairs should be provided and made conditions of
project approval for new developments where feasi- ble.
Pedestrian Facilities and Trails
Pedestrian sidewalks should be installed in those areas where new development occurs. Sidewalks might not
be appropriate in those areas where their inclusion
would be inconsistent with prior development in the
surrounding area.
A local trails system is part of San Carlos’ circulation system. This planned trail system partially exists in the Western Hills area and is being expanded by the City’s
Trails Committee and Parks and Recreation Department.
Bicycle Facilities
Two regional level bike trails are located outside of the city limit to the west in the San Francisco Watershed
property and to the east through Redwood Shores. The
two regional systems as well as the main bike trails
through San Carlos are consistent with the San Mateo
County “Bikeways Plan.”
Standards for bike routes in San Carlos are those
adopted by the California Department of Transportation. In general, the bike route designations in San Carlos consist of roadway striping to provide separate
bike lanes and signing. Wherever possible, bike paths
separating bicycles from vehicular traffic are considered desirable. The City’s Bicycle/Pedestrian Advisory Committee has been combined with the Traffic and Transportation Commission to form a new Commission called the Transportation and Circulation Commission, who is working on updating the Bicycle
Transportation Plan.
Transportation Demand Measures
(TDMs)
Through both local and regional implementation of
TDM Programs, the City intends to address traffic congestion problems by effectively managing future commercial and residential growth. The following sections describe in detail the City’s Transportation Systems
Management Strategies.
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Regional Efforts
The City of San Carlos endorses the City/County Association of Governments of San Mateo County (C/CAG) Congestion Management Program requiring
vehicle trip reduction measures for projects generating a net 100 or more peak-period trips in the Congestion
Management Program network.
Local Policies
In addition to regional efforts, San Carlos has local
policies designed to reduce the vehicle trips generated by development. These policies are outlined in this
document.
Transportation Facilities
Transportation facilities provide for the movement of
goods and people generally along fixed routes and on a
fixed schedule in contrast to the circulation system of roads for private automobiles and trucks which permit
random movement. Three modes of transportation are
readily available to San Carlos: rail, road and air.
Rail Facilities
Rail service to San Carlos consists of the railroad line from Gilroy to San Francisco. The railroad provides
both consumer and freight services through the city. A
significant portion of San Carlos residents work in San Francisco, north San Mateo County, San Jose, or Santa
Clara County. Significant energy savings, safety improvements and pollution reduction result from those who use the commuter trains rather than driving private automobiles.
Public Bus
The San Mateo Transit District provides inter-county
bus services to all of the cities of Bayside San Mateo
County. Local service is available to parts of San Carlos and commuter service is available via express routes along Bayshore Freeway.
Air
The San Mateo County Airport at San Carlos is a general aviation facility located in the eastern portion of the city. The airport is primarily oriented to private planes used for business and pleasure. For interna- tional
flights, San Carlos residents rely on the San
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Francisco, Oakland and San Jose International Airports. These airports can be reached by San Carlos residents in three ways; 1) by private vehicle, 2) by
SamTrans and VTA buses, and 3) Caltrain through its
connection with BART.
Scenic Highways
Scenic Roads and Corridors
The Scenic Highways portion of this Element is a plan
for the development, establishment and protection of
scenic roads of State, regional and local value. View
sheds from scenic roads are an important resource to
San Mateo County and to San Carlos for both aesthetic
and recreational values. It is common for persons to
select travel routes for visual amenities as well as for consideration of travel time and operating speeds.
Scenic corridors can best be defined as the visual land area outside the road right-of-way and generally described as the “view from the road.” It is within this area that development standards are applied to retain and
enhance scenic qualities and restrict unsightly use of the land. These standards may include architectural and
site review procedures and regulations on building setbacks, signs, grading, tree removal and undergrounding of utility lines.
In 1963, the State of California adopted a Master Plan for scenic highways which defines the system of scenic
highways for State growth. In San Mateo County, four
routes are included in the Master Plan. They are the
Cabrillo (Coast) Highway (State Route 1); Skyline
Boulevard (State Route 35); Half Moon Bay Road, west
of Interstate Route 280 (Route Map 92); and Junipero
State Freeway (Interstate Route 280). This system of
State roads in San Mateo County constitutes the greatest length of scenic highway mileage in all of the nine Bay Area Counties and acknowledgment by the State of
the abundance of scenic attributes which exist in San
Mateo County. However, inclusion in the State Master
Plan does not automatically designate a road an official State scenic highway; it merely indicates that the road qualifies for official designation and so may receive an official designation if a specific scenic corridor is defined for the roadway and a plan and program for protecting scenic resources within the corridor area adopted. If the scenic corridor and regulatory controls adopted by a jurisdiction are satisfactory to the State,
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the county roads or State highways are then officially
designated as State scenic highways.
This Scenic Highways Element specifies roads within
the State Master Plan in the vicinity of San Carlos and, also, City and County roads with significant scenic
value.
State Scenic Highway
Junipero Serra Freeway (Interstate 280). This State
freeway extends the entire length of the county from
Daly City to Menlo Park (28.5) miles. Designed as the
world’s most beautiful freeway, this highway traverses
the foothills of the Peninsula between San Francisco and San Jose. Sweeping panoramic views of the Bay- side
and the San Francisco Watershed property are visible
from four vista points adjacent to the roadway. The
highway was designed to blend with its natural
surroundings and two of its bridges have won national
awards for excellence of design. This road is included
in the State Master Plan for scenic highways.
County Scenic Highways
Edgewood Road. Edgewood Road is located immediately adjacent to the San Carlos planning area connecting Alameda de las Pulgas with Cañada Road and Interstate 280. The rural nature of the area through which this road passes, its scenic views and surround- ing land use warrant inclusion as a scenic road. Edge- wood
Road passes the Hetch Hetchy Aqueduct right- of-way,
the Pulgas Ridge Regional Open Space and the
Edgewood County Park site.
Cañada Road. Cañada Road is located westerly of the
San Carlos planning area and within the limits of the
San Francisco Watershed lands. These lands are dedicated to permanent open space providing a pleasant drive between Edgewood Road and State Route 92 to
the north. It is also used extensively by bicyclists.
City Scenic Roads
Alameda de las Pulgas. Alameda de las Pulgas is an
arterial city street traversing north to south from San Carlos Avenue to Eaton Avenue and is lined with residential uses. The street is characterized by trees, landscaping and low- to medium-density residential development. Within San Carlos, special landscape treatment has been implemented at points along the road to enhance the corridor.
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San Carlos Avenue. San Carlos Avenue is an arterial,
urban city street traversing east to northwest between El Camino Real and Cranfield Avenue and is lined with
commercial and residential uses. Some locations afford
urban landscape views of hills or the San Fran- cisco
Bay. Within San Carlos, special landscape treat- ment
has been implemented at points along the route to
enhance the corridor. Tree-lined stretches of San Carlos Avenue along the Pulgas Creek open space cor- ridor
that were planted by early settler Timothy Guy Phelps
in 1863 provide scenic riparian habitat. De- scending
into downtown San Carlos, San Carlos Ave- nue
provides a view corridor of the historic Roman- esque
train station completed in 1888 and City Hall Park.
Continued maintenance of the residential and
commercial land uses adjacent to this route is anticipated.
Brittan Avenue. Brittan Avenue is an arterial street
located to the south of Holly Street extending the length of the city in an east/west direction from
U.S. 101 to Crestview Drive. Brittan Avenue is considered a primary entry and access to San Carlos. Street improvements have included a grade separation and
landscaping.
Brittan Avenue from Alameda de las Pulgas to Crestview Drive extends through a canyon representative of the natural interior coast range woodland. Singlefamily homes front on Brittan Avenue with a backdrop of hillside open space retained in permanent City ownership. A portion of the northern side of the canyon is permanently protected by the existence of Big Canyon
Park.
Club Drive. Club Drive extends from San Carlos Avenue to Crestview Drive. The route climbs a major ridge where significant panoramic views are available. Club
Drive is generally lined with single-family resi- dential uses with open space uses existing in the can- yon
below.
Crestview Drive. Crestview Drive extends along the
major ridge in the western portion of San Carlos. The
route extends from the Belmont city limit southerly to
connect with Edgewood Road at the lower elevations
near the headwaters of Cordilleras Creek. The route
offers views of the San Francisco Bay and the San Francisco Watershed lands.
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El Camino Real. El Camino Real is a State Highway
paralleling the railroad extending from Redwood City
on the south to Belmont on the north. Beautification
efforts have included landscaped medians with left turn pockets and landscaping along the east and west sides.
Holly Street. Holly Street is an arterial street extend- ing east to west from U.S. 101 to Elm Street. Holly Street is considered a primary entry and access to San Carlos.
Street improvements have included entryway
decorative features, a grade separation and landscaping.
San Carlos Airport
Goals, Policies and Actions
Circulation and Transportation
GOAL
CSH-1
To develop a circulation system that is
safe, environmentally-friendly and responsive to the needs of various land uses planned within the City of San Carlos.
POLICY CSH-1.1 Widths of streets and highways should
be sufficient to address existing and
projected traffic volumes, emergency
access requirements, while pro- viding
positive pedestrian and bicycle
experiences.
POLICY CSH-1.2 The major road system should be designed to carry traffic around rather than through residential areas.
POLICIES
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POLICY CSH-1.3 Adequate access should be provided to
the commercial and industrial areas of
the city.
POLICY CSH-1.4 Adequate freeway access and interchange capacity should be considered and planned for to accommodate future traffic circulation needs.
GOAL
CSH-2
To provide a safe, efficient and aesthetically pleasing circulation network for various transportation modes in addition to the automobile.
POLICY CSH-2.1 Continue to recognize, protect and
support the San Carlos Airport as a regionally-important general aviation facility.
POLICY CSH-2.2 Provide for adequate pedestrian and
bicycle facilities as viable transportation alternatives in San Carlos.
POLICY CSH-2.3 Access to public transportation facili-
ties should be convenient and designed to encourage use of public transit.
Denotes synergy
with Climate
Action Plan Caltrain Shuttle from San Carlos Train Station
POLICIES
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ACTION CSH-2.1 Plan for the expansion of the airport
in accordance with the adopted Airport Land Use Committee Plan. Provide adequate surface transportation access to that facility.
ACTION CSH-2.2 Continue to support operation of ade-
quate public bus service throughout
San Carlos.
ACTION CSH-2.3 Support the Peninsula Corridor Joint
Powers Board efforts to upgrade and
expand the Peninsula rail service.
Work with that agency in implementing its plans for local facility improvements.
POLICY CSH-3.1 Strive to reduce base-line and devel-
opment-related traffic by 20 percent
through public-private partnership efforts.
POLICY CSH-3.2 Support city-wide efforts to reduce
vehicular trips within and through the
community.
POLICY CSH-3.3 Support the incorporation of Transpor-
tation Demand Measures in new development to reduce traffic impacts.
POLICY CSH-3.4 Support Smart Growth and Sustainability principles to reduce travel time
ACT I ONS
GOAL
CSH-3
Maintain a street and highway system
which accommodates future growth while
maintaining acceptable levels of service.
POLICIES
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from housing to jobs, provide affordable transportation to all members of the community, allow compact mixeduse development and decrease dependency on automobiles.
POLICY CSH-3.5 Street and right-of-way widths should be designed and constructed in accordance with the street standards established in this plan, the City Subdivision Ordinance and Standard Details.
However, flexibility for street widths
should be permitted with sensitivity to
slope, neighborhood character, traffic
volume, emergency access
requirements, and pedestrian/bicycle
needs.
POLICY CSH-3.6 Parking and access facilities in the
Central District shall be designed to
adequately accommodate both customers and employees.
POLICY CSH-3.7 Public sidewalks and walkways shall be
designed to accommodate access in
accordance with the Americans with
Disabilities Act and shall be kept clear
of obstruction.
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POLICY CSH-3.8 The City shall strive to maintain inter- section service levels above the mid- range of level D
(not to exceed a Vol- ume-to-Capacity Ratio
(V/C) of .85 or a total average delay time at
intersec- tions of 45 seconds whenever V/C Ratio is not available). The City recog- nizes that certain development pro- ject(s) may cause this
level of service goal to be exceeded. The City
may ap- prove such development project(s) if
specific economic, legal, social, techno- logical,
or other benefits outweigh the adverse effect of
exceeding the mid- range level D goal.
POLICY CSH-3.9 Where appropriate and relevant, based on the location and scope of a development project
under considera- tion, the City shall consider
regional, as well as local traffic impacts when
assessing new development projects.
POLICY CSH-3.10 The City shall support efforts for a co- ordinated transportation system and maintaining
acceptable levels of traffic
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with local, regional and Caltrans agencies.
POLICY CSH-3.11 New developments and businesses shall
be required to provide adequate
loading, unloading and delivery areas,
and/or shall be required to conduct
such activities during nonbusiness/peak hours.
POLICY CSH-3.12 The City should preserve its existing
alley and pedestrian path systems to
the maximum extent feasible.
POLICY CSH-3.13 The City may consider traffic-calming
devices to reduce speeds and to discourage thru traffic in residential neighborhoods. Impacts of diverting
traffic to adjacent neighborhoods, bicycle and pedestrian access and safety, noise, emergency response time, aesthetics and maintenance should be reviewed prior to allowing trafficcalming devices.
POLICY CSH-3.14 The City shall support the continued
operation and upgrading of the railroad commuter service between Gilroy and San Francisco.
POLICY CSH-3.15 The City supports dedication and
preservation of rights-of-way for future transit service along the rail corridor.
POLICY CSH-3.16 The City shall support adequate access
to affordable transportation alternatives for people with impaired mobility.
POLICY CSH-3.17 The City shall consider revising its
parking requirements to reflect current
trends in business, industry and housing.
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ACTION CSH-3.1 New development projects shall be
required to mitigate traffic, circulation
and/or parking impacts. The City may
impose a mitigation fee on new
developments for the proportional
share of costs to mitigate the traffic,
circulation and/or parking impact of a
project.
ACTION CSH-3.2 The City shall consider adoption of a
Transportation Impact Fee for new development to support city-wide Transportation Demand Measures.
ACTION CSH-3.3 The City shall support local school district efforts to reduce traffic through programs such as safe routes to school,
school pools and school bus/shuttle
programs.
ACTION CSH-3.4 The City shall encourage City employees to utilize alternative transportation through incentive, ridesharing and guaranteed ride home programs.
ACTION CSH-3.5 The City shall coordinate with adjacent
communities and responsible agencies
to provide an interconnected system of
pedestrian ways, trails, bikeways and
transit routes.
ACTION CSH-3.6 The City shall consider traffic control
measures at intersections when traffic
volumes and safety warrants are met.
ACTION CSH-3.7 The City shall strive to reduce vehicu-
lar trip generation from new development by 20 percent, using a combination of both public and private funds and efforts. The 20 percent reduction
shall be obtained through implementation of Transportation Demand Measures (TDMs). For private development projects, no less than a 10 percent reduction in vehicular trip generation should be attained through the implementation of TDMs that are privately funded and implemented.
TDMs may include, but are not limited
to, incorporation of the following
ACT I ONS
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measures into new development projects:
Mixed-use areas
Neighborhood centers
Pedestrian-oriented public and private development improvements Increased/enhanced pedestrian linkages
Bicycle-friendly improvements
Access to transit corridor
Participation in local public shuttle
programs
Parking management
Links between commercial, residential and industrial areas of the community Access to a variety of transportation
modes
C/CAG Congestion Management
Plan Trip Reduction Measures
ACTION CSH-3.8 The City shall consider designating Infill Opportunity Zones as outlined in SB
1636.
ACTION CSH-3.9 The City shall support San Mateo
City/County Association of Governments (C/CAG) policies on Congestion Management.
ACTION CSH-3.10 The City shall support an intra-city
(east/west) local shuttle to feed into
other forms of local and regional
transportation.
Pedestrians crossing San Carlos Avenue
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Bicycle and Pedestrian
GOAL
CSH-4
Provide for safe walking and bicycle riding
for transportation and recreation.
POLICY CSH-4.1 Support bicycle safety education programs for bicyclists and motorists of all ages.
POLICY CSH-4.2 Reduce potential conflicts, safety hazards and physical obstacles between bicyclists, automobiles and pedestrians
and ensure compliance with the
Americans with Disabilities Act.
POLICY CSH-4.3 The safety of bicyclists, pedestrians, as well as motorists shall be considered in
street design wherever possible.
ACTION CSH-4.1 Provisions shall be made for bicycle
transportation within the city as designated on the San Carlos plan for bicycle routes.
Caltrain at San Carlos Train Station
ACT I ONS
POLICIES
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GOAL
CSH-5
Ensure all modes of transportation connect safely and efficiently both within San Carlos and with neighboring jurisdictions.
POLICY CSH-5.1 Connect neighborhoods, school sites,
activity centers, transportation centers,
recreational sites and other important
community amenities with sidewalks,
pedestrian paths, trails and bikeways.
POLICY CSH-5.2 The City shall support the Peninsula
Corridor Joint Powers Board improvement of the railroad station and adjacent parking facilities. In general,
the station should act as a major transportation terminal for the city providing facilities for bus, auto parking, bicycle storage, public gathering spaces and community amenities, consistent
with the historic character of the station.
POLICY CSH-5.3 Support an interconnected system of
pedestrian ways, paths, trails, bikeways and transit routes within the city and between adjacent communities.
ACTION CSH-5.1 Peninsula Corridor Joint Powers Board
should be encouraged to alleviate existing parking deficiencies through its redesign and the expansion of the San
Carlos Depot’s parking lots, consistent
with the character of the Train Station.
POLICIES
ACT I ONS
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GOAL
CSH-6
Integrate transportation and land use.
POLICY CSH-6.1 Bicycling and walking facilities should
be incorporated into all new development projects to the maximum extent feasible.
POLICY CSH-6.2 Support transit-oriented development
with mixed, dense land use that reduces the need to travel and that is linked to good transit. The City shall
work with local, regional and State
representatives to encourage the support and funding of transit oriented development projects.
POLICY CSH-6.3 Encourage developers to consider al-
ternatives to at-grade parking for new
development.
ACTION CSH-6.1 Support improved east-west connectivity by providing pedestrian/bicycle under crossings of the Caltrain tracks at
intervals, during future track reconstruction, or as developer mitigation.
Bicyclist on Old County Road
POLICIES
ACT I ONS
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5 CIRCULATION & SCENIC HIGHWAYS ELEMENT
108 GENERAL PLAN
GOAL
CSH-7
Contribute to a comprehensive regional
trail system for alternative transportation
and outdoor recreation purposes.
POLICY CSH-7.1 Trails and paths intended for general
circulation shall provide reasonablydirect and convenient routes of travel for potential users.
POLICY CSH-7.2 Crosswalks at major intersections
should be preserved wherever possible, particularly in areas with high pedestrian traffic.
POLICY CSH-7.3 Financing and implementation of
street modifications for pedestrian or
bicycle use shall, whenever possible,
be integrated with other related programs, including, but not limited to:
street and road projects, street or
sidewalk maintenance projects and
traffic mitigation programs.
POLICY CSH-7.4 Support traffic controls that recognize
bicycles and pedestrians.
POLICY CSH-7.5 Encourage bicycle storage (public and
private) and improved bikeway access
to station stops and park and ride facilities.
POLICY CSH-7.6 Support the provision of railcars suffi- ciently equipped for use by bicyclists.
POLICY CSH-7.7 Public trails should be located and de-
signed so that they serve the needs of
the public while minimizing private
property impacts.
POLICY CSH-7.8 The local public path and trail system
should be linked with existing private
and regional systems and the road system.
POLICIES
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GENERAL PLAN 109
Scenic Highways and Roads
ACTION CSH-7.1 The local trails system should be
documented and enhanced as part of
the city’s circulation system.
ACTION CSH-7.2 Residential sidewalks shall be a minimum of 4 feet wide and commercial sidewalks shall be a minimum of 8 feet
wide wherever possible.
ACTION CSH-7.3 Provide continuity to bike routes
within the City and interjurisdictionally.
ACTION CSH-7.4 As lands are subdivided, dedication of
trail and path easements should be required where appropriate as a part of the City and County’s trail and path
system. Subdividers should dedicate,
construct and maintain trails and paths
wherever feasible.
POLICY CSH-8.1 The City shall continue its program of
protecting and enhancing local scenic
roads through right-of-way protection
and appropriate architectural and
landscape controls and requirements.
POLICY CSH-8.2 The City shall encourage the planting of native trees and shrubs along local
scenic roads, where practical.
POLICY CSH-8.3 The City shall maintain local scenic roads in safe condition.
ACT I ONS
GOAL
CSH-8
To develop a system of scenic highways
and roads that reflects the aesthetic and
visual qualities of the existing and developing San Carlos landscape and the surrounding region.
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110 GENERAL PLAN
POLICY CSH-8.4 The City shall continue architectural and site plan review of all signage,
structures and site developments proposed in the scenic corridors to ensure appropriateness of design and materials and proper placement of structures and vegetative screening where necessary.
POLICY CSH-8.5 Traffic mitigation funds should be
available to provide aesthetic enhancement to the city’s Scenic Highways and Roads.
ACTION CSH-8.1 As utility funds become available, the
City shall undertake further undergrounding of utilities with priority for projects adjacent to local scenic roads.
ACTION CSH-8.2 The City should consider conducting a
comprehensive study and update to the
local scenic road designations.
Bicycle parking at San Carlos Train Station
Intersection of San Carlos Avenue and El Camino Real
ACT I ONS
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GENERAL PLAN 111
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Environmental Management Element
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6 ENVIRONMENTAL MANAGEMENT ELEMENT
Introduction
State law requires that a General Plan include both a
Conservation Element and an Open Space Element. This
General Plan combines these two elements into a single
Environmental Management Element that ad- dresses
each element’s similar and overlapping con- cerns, and
satisfies the legal requirements for both.
State law identifies a series of topics which must be
addressed in the Conservation and Open Space Elements. The Conservation Element is required to address the conservation, development and utilization of natural resources, including forests, rivers and other
waters, fisheries, plants and wildlife, minerals and
Contents
112 Biological Resources
125 Open Space
127 Hydrology
133 Air Quality
140 Greenhouse Gas Emissions
149 Solid Waste
153 Community Involvement
The Environmental Management Element aims to protect, preserve and enhance natural resources in San Carlos. The Element identifies San Carlos’ important open space lands and en- sures that future development will respect the natural and scenic qualities of those places, help- ing to shape the desired physical form of the community by safeguarding open space for future generations. The Environmental Management Element also provides direction on the conservation of biological resources in and near San Carlos, including plants and wildlife, as well as water and air quality. Additionally, the Element identifies ways to reduce greenhouse gas emissions and solid waste and suggests strategies for adaptation to climate change.
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GENERAL PLAN 111
6 ENVIRONMENTAL MANAGEMENT ELEMENT
soils. The Open Space Element must address a range of
open space types, including six major categories of open space. Most of these types of open space are cov- ered
in this Environmental Management Element while a
few are covered elsewhere in this General Plan. Table 6- 1 lists all six types of open space and identifies where they are addressed in this General Plan.
Not all required topics are discussed in this Element,
because they are included elsewhere in the General Plan or such resources do not exist in San Carlos. For
example, areas important for the preservation of historic and cultural resources are addressed in the Land Use Element, and open space for public health and
safety is primarily discussed in the Safety Element. San Carlos does not have forest, fishery, agricultural, or
mineral resources. Other federal and State laws require communities to address air quality and the community production of greenhouse gas (GHG) emissions and solid waste and to develop impact reduction
strategies. To this end, the Environmental Management Element includes the topics of air quality, GHG emissions and solid waste.
Category Element Addressed In:
TABLE 6-1 GOVERNMENT CODE OPEN SPACE
CLASSIFICATIONS
Open Space for the Preservation of Natural Resources
Plant and animal habitat areas
Rivers, streams, lakes and their banks
Watershed lands
Areas required for ecological and
other scientific study purposes
Environmental Management
Environmental Management
Environmental Management
Environmental Management
Open Space Used for the Managed Production of Resources Agricultural lands and rangelands
Forest and timber lands
Mineral resource production areas
Not applicable to San Carlos
Not applicable to San Carlos
Not applicable to San Carlos
Open Space for Outdoor Recreation and Scenic Resources
Areas of outstanding historic or cultural Land Use
value
Parks and other areas used for Parks and Recreation
recreation
Areas of outstanding scenic value Land Use
Scenic corridors, trails and links Land Use
between different open space areas
Open Space for Public Health and Safety
Areas requiring special management or
regulation because of risks presented by Safety Element natural hazards such as steep slopes or flooding
Open Space in Support of the Mission of Military Installations Areas associated with military bases Not applicable to San Carlos Open Space for the Protection of Native American Sacred Sites
Local tribal lands
Any Native American cultural sites Land Use Element
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Biological Resources
The following section provides background information pertaining to biological resources in San Carlos. The background information supports the goals and policies
related to biological resources, which are also included in this section.
Background Information
This section includes background information on natural vegetative communities, special status plants and wildlife, wetlands, riparian habitat and soil types in and near San Carlos.
Natural Communities in San Carlos
Although native vegetation within San Carlos has been
substantially altered, the presence of large areas of undeveloped lands to the west and the remaining riparian corridors along creeks contributes to a diverse assemblage of resident and migrant wildlife species. In general, each habitat differs in its relative value to specific species and can be characterized by both vegetation and dependent animal species, although some wildlife species may utilize more than one habitat type.
Figure 6-1 shows a general map of the vegetation and
The Environmental Management Element is divided
into three sections:
Background Information: Provides information on the existing conditions of biological resources, hydrology, air quality, greenhouse gas emissions and solid waste.
Guiding Principles: Provides a framework and
establishes the basic intent of the element and
are a broad statement of overall commu- nity
value relating to environmental manage- ment
in San Carlos.
Goals, Policies and Actions: Provides policy
guidance for protecting and preserving important resources covered in this Element, mentioned above.
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GENERAL PLAN 113
habitat types based on CalVeg mapping by the U.S.
Forest Service.
The habitat types found within and around San Carlos
all provide different ecological functions and value. The more common habitat types are outlined below:
Non-vegetated and sparsely vegetated habitat. Most of the non-vegetated and sparsely vegetated habi- tat
areas are located east of Alameda de las Pul- gas
as shown on Figure 6-1.
Aquatic habitat. Aquatic habitat includes streams,
ponds, lakes and bay shoreline that provide habitat to a variety of birds, amphibians, fish and mammals.
Wetlands. Wetlands are areas that are periodically or permanently inundated by surface or ground water and support vegetation adapted to
life in saturated soil. Wetlands provide habitat to
fish and wildlife and provide stormwater, flood
and water recharge, filtration and purification
functions. Seasonal wetlands are areas of prolonged saturation that are dry during the summer months. Wetlands tend to be present near aquatic
features such as creeks, lakes, or ponds
and along the bayshore, but also may be found
within seasonal swales or isolated depressions
such as a low spot in the ground. Wetlands and
major waterbodies in and near San Carlos are
shown in Figure 6-2. Although there are only
documented areas of wetlands near the eastern
city border, it is likely that these features exist in
other areas of the city and its SOI.
Riparian habitats. Riparian habitat is a distinct
plant community found along the margins of
creeks and rivers. It has a very high value to
wildlife and generally exhibits a rich and diverse
animal community. Although mostly urbanized,
Pulgas, Brittan, Belmont and Cordilleras Creeks
support areas of riparian habitat. However, the
scale of the riparian habitat area is too small to be
shown in Figure 6-1.
Oak woodland. Oak woodland habitat consists of
patches of several or more mature trees frequently dominated by California coast live oak and valley oak. Some areas of oak woodland
habitat also support a dense understory shrub
layer of vegetation that includes coyote brush,
poison oak, California coffeeberry, Himalayan
blackberry and California rose. Several types of
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FI G U R E 6- 1
V e ge ta t i o n a n d Ha b i ta t Ty p e s
City Limit
Sphere of Influence Areas
Blue Oak Woodland
Annual Grass
Chamise-Redshank Chaparral
Coastal Scrub
Montane Hardwood
Valley Foothill Riparian
Coastal Oak Woodland
Valley Oak Woodland
Lacustrine
Saline Emergent Wetland
Source: US Forest Service CalVeg,
California Wildlife Habitat Relationship,
CALFED Baseline Mapping, 2004.
Devonshire
Belmont
tu101
Bair Island
%('&280
Pulgas Ridge
Palomar Park
Redwood City
San Mateo County 0 0.25 0.5 Miles
Arundel Rd
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FI G U R E 6- 2
We t l a n d s a n d W a t e r b o d i e s
City Limit
Sphere of Influence Areas
Tidal Salt, Brackish Freshwater Marsh
Intertidal Mudflat and Rocky Shores
Seasonal Wetlands
Lakes, Ponds and Creeks
Waterbodies
Belmont
tu101
Bair Island
Devonshire
%&'(
280
Pulgas Ridge
Palomar Park
Redwood City
San Mateo County 0 0.25 0.5 Miles
Arundel Rd
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116 GENERAL PLAN
oak woodland are shown on Figure 6-1. This
habitat is found in small patches in single-family
neighborhoods and concentrated in open space
and park areas.
Annual grassland. The majority of grassland habitat in San Carlos is rather low-quality grassland dominated by annual, non-native upland grasses
and forbs.
Scrub. Scrub habitat in the San Carlos area is
characterized by Chamise-Redshank Chapparal.
Scrub is found in some of the upland open space
and park areas.
Sensitive Plant and Wildlife Species in San Carlos
San Carlos’ hilly, densely vegetated open space areas
and proximity to the San Francisco Bay provide potential habitat for a variety of sensitive plant or wildlife species. As of February 2009, the California Natural
Diversity Database (CNDDB), an inventory of rare
plants and animals in California, identified no occurrences of sensitive species or habitats in the urban ar- eas of San Carlos. However, known occurrences of sensitive
species are documented nearby. Specifically, the dusky
footed woodrat is known to be located on, or in the
immediate vicinity of an area at the western end
of Devonshire Boulevard, and the highest concentrations of nests occurring in riparian, coast live oak woodland and chaparral dominated by chamise and
toyon. Circles around these point locations, using radii given in the CNDDB, are drawn on Figure 6-3. Sensitive habitat, plants and wildlife found within the city limit and SOI are summarized in Table 6-2.
Coastal salt marsh and wetland habitat near the San
Carlos Airport, but outside the city limit and SOI, are known to support sensitive species. Water birds such as the endangered California clapper rail and threat- ened western snowy plover could potentially be pre- sent in
areas adjacent to the San Carlos Airport. There is also potential for the federal endangered salt marsh harvest mouse to occur in these areas, particularly in places with cordgrass or alkali brush.
The San Francisco garter snake, California red-legged
frog, California tiger salamander and dusky footed
wood rat all have potential to occur in open space areas in and around San Carlos. The San Francisco garter
snake, a federal endangered species, typically resides in densely vegetated ponds near exposed hillsides where
they can sun themselves, feed and find cover in
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FI G U R E 6 - 3
K n ow n O c c u r r e n c e s of
Se n s i t i v e S p e c i e s a n d
H a b i t a t
City Limit
Sphere of Influence Areas
Plant Species
Animal Species
Davidson's
bush-mallow
Alameda song
sparrow/pallid bat
Belmont
California clapper
rail/Salt marsh
harvest mouse
Northern Coastal
Salt Marsh
Bair Island
California
clapper
rail
Habitat
Source: California Natural Diversity Database, 2009.
Alameda
Song
Sparrow
tu101
Devonshire Westerm
snowy
plover
Santa Cruz kangaroo rat
(covers entire map area) Alameda Song Sparrow
Arcuate bush-mallow
&%('
280
dusky-footed
woodrat
Pulgas Ridge
Serpentine
Bunchgrass
Crystal Springs lessingia
Palomar Park
Redwood City
Hoary bat
B
a
y
checkerspot
butterfly
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118 GENERAL PLAN
arcuate bush mallow
western
E
d
g
e
w
o
o
d
P
a
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o
-
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s
t
m
a
n
San Mateo
County
0 0.25 0.5 Miles
leatherwood
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Species Habitat Status
Habitat
Serpentine Bunchgrass n/a Recognized as a sensitive community by CDFG Plants
Arcuate bush-mallow Chaparral and coastal scrub on dry slopes CNPS List 1B (rare, threatened or endangered in California) Crystal Springs lessingia Mixed woodlands, oak woodlands, valley and foothill grasslands, coastal scrub on serpentine soils CNPS List 1B (rare, threatened or endangered in California) Davidson’s bush-mallow Coastal scrub CNPS 1B (rare, threatened or endangered in California) Serpentine benchgrass Serpentine soils Recognized as a sensitive community by CDFG Insects
Bay checkerspot butterfly Serpentine rock outcrops and serpentine soils Federally threatened Edgewood Park micro-blind
harvestman
Serpentine rock outcrops and serpentine
grasslands Recognized as a species of special concern by CDFG Birds
Alameda song sparrow Tidal marsh Recognized as a species of special concern by CDFG California clapper rail Tidal marsh State and federally endangered western snowy plover Tidal salt, brackish freshwater marsh Federally threatened Mammals
Pallid bat Desert scrub with rocky outcrops, forested oak and pine regions Recognized as a species of special concern by CDFG Santa Cruz kangaroo rat Desert scrub and sandy hills Recognized as a species of special concern by CDFG San Francisco dusky footed
wood rat Chaparral and coastal scrub on dry slopes Recognized as a species of special concern by CDFG Notes: CDFG = California Department of Fish & Game; CNPS = California Native Plant Society Source: California Natural Diversity Database (CNDDB), February 2009.
TABLE 6-2 SENSITIVE SPECIES FOUND IN THE CITY LIMIT AND SPHERE OF INFLUENCE
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rodent burrows. Often the prey of the San Francisco
garter snake, the California red-legged frog, a federal threatened species, occurs in areas of riparian vegetation with deep, still, or slow-moving water. The California tiger salamander, also a federal endangered species, is found in vernal pools and seasonal ponds in grassland and low foothills. The dusty footed wood rat, a California species of concern, typically is found in
woodland areas with dense underbrush. Known
populations occur in the Devonshire SOI. Additionally, native shrubs like the arcuate bush mallow, also known to occur in the Devonshire SOI, could potentially occur in open space areas west of Alameda de las Pulgas.
Invasive Plants
Invasive plants are a concern throughout the Bay Area.
Detrimental effects from invasive plants particular to
urban areas include the displacement of native plants
and wildlife and increasing risk of exposure to wildfires and floods. Plants and trees such as the eucalyptus, Scotch and French broom and pampasgrass increase fire fuel loads and can also be highly flammable.
Other invasive plants, such as the giant reed, can clog stormwater systems, which can increase the risk of
flooding.
The California Invasive Plant Inventory or Invasive
Plants of California’s Wildlands can assist in determining if a plant is an invasive species. Cal-IPC ranks species as “High,” “Moderate,” or “Limited” impact, and any species from these can be evaluated for potential
threat to local habitat. Even species ranked as “Limited” impact for California as a whole can have severe impacts in a particular county or property due to local history and site conditions.
Watersheds and Riparian Corridors
Natural drainage in San Carlos is divided into two main watersheds: Pulgas Creek and Cordilleras Creek.
Within the watersheds are Pulgas, Brittan, Belmont and
Cordilleras Creeks, which are the main drainage ways
through San Carlos emptying into San Francisco Bay.
Salt and brackish marshes are found near the terminus
of each of the creeks east of Highway 101. The upper
portions of these watersheds are generally
undeveloped, the middle sections are primarily residential and the eastern portions are typically commerDRAFT GENERAL PLAN 119
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120 GENERAL PLAN
cial and industrial. The quality of the watersheds is
discussed in Section D.1.c below.
The four creeks in San Carlos are identified in Figure 6-
2. Belmont Creek is located at the northern San Car- los boundary in the East Side area. Belmont Creek flows
into Belmont Slough and O’Neill Slough.
Pulgas and Brittan Creeks are the two main creeks
within the City of San Carlos. The creeks have mostly
unhardened channels in the upper reaches and hardened channels in the lower flatlands, where Brittan Creek joins Pulgas Creek via an underground conduit
(paralleling El Camino Real). Following the confluence
of Pulgas Creek and Brittan Creeks, the combined flow
drains into Smith Slough south of Bair Island.
Cordilleras Creek, the longest of the four creeks, defines the southern boundary of San Carlos, which is shared with Redwood City. Cordilleras Creek, like the
combined Pulgas/Brittan Creek, also flows into San
Francisco Bay via Smith Slough. Similar to Pulgas and
Brittan Creeks, the upper reaches of the creek are mostly unhardened with hardened channels in the lower
flatlands.
The creeks discussed above are “losing creeks,” meaning they are not recharged by groundwater. Consequently, they are intermittent and generally flow during the winter wet-weather season and from irrigation runoff during the dry months.
Protecting the habitat functions of San Carlos’ streams and riparian corridors is a priority for the City. The
riparian protection ordinance regulates construction or other work performed in or near creeks. Exceptions to
this rule include placement of approved storm drainage outflows and removal of sedimentation.
Creek restoration and maintenance and tree and vegetation replacement standards should further the enhancement and protection of creeks.
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GENERAL PLAN 121
Goals, Policies and Actions
GOAL
EM-1
Protect natural habitat and other biological resources.
POLICY EM-1.1 Ensure that potential impacts to biological resources and sensitive habitat are carefully evaluated when considering development project applications.
POLICY EM-1.2 Ensure that development is consistent
with all federal, State and regional
regulations for habitat and species
protection.
POLICY EM-1.3 Work to manage or eliminate non- native
invasive species from City- owned
property and open space.
The Guiding Principles are a set of key objectives that articulate San Carlos’ core values relating to the environment. The Guiding Principles of the Environmental Management Element are:
Ensure natural resources are preserved,sustained
andmanaged through environmentalstewardship.
Support community health and wellnessthrough
sound environmental practice.
Empower the community to help protect the
environment through public awareness and
involvement.
Ensure that there is a Climate Action Plan (CAP) in
place at all times to address reduction of
greenhouse gas emissions and manage the
impacts of climate change.
Endeavor to be amodel city of good conservation
and resource management practices.
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POLICY EM-1.4 Protect and preserve the circadian cycle (the cycle of night and day) by limiting sources of light during nighttime hours.
POLICY EM-1.5 Promote the preservation of native
species, habitat and vegetation types
and overall natural diversity.
ACTION EM-1.1 Continue to cooperate with local, regional and State agencies involved in protecting critical habitat.
ACTION EM-1.2 Seek grant funding for the removal of
invasive plants and installation of native
trees and shrubs.
ACTION EM-1.3 Use native plants wherever possible on
City-owned and controlled property.
ACTION EM-1.4 Enforce rules and regulations in public
open space areas to minimize the impacts of destructive activities.
POLICY EM-2.1 Preserve and enhance riparian areas.
POLICY EM-2.2 Continue to enforce the City’s Ripar-
ian Ordinance for all four of the City’s
creeks (Pulgas, Brittan, Cordilleras
and Belmont) and their tributaries.
POLICY EM-2.3 Carefully evaluate the cumulative and
compounding impacts of incremental
creek encroachments.
POLICY EM-2.4 Restore culverted or buried channels
to their natural state wherever feasible.
Denotes synergy
with Climate
Action Plan
GOAL
EM-2
Promote healthy streams and riparian corridors.
ACT I ONS POLICIES
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GENERAL PLAN 123
POLICY EM-2.5 Promote the establishment of native
vegetation and the removal of nonnative invasive plants in riparian areas.
POLICY EM-2.6 Encourage property owners to replace
fallen trees along waterways to maintain an upper canopy of vegetation.
The species shall be as approved by the
City arborist. Encourage use of trees
native to the area.
POLICY EM-2.7 Retain Pulgas, Brittan, Cordilleras and
Belmont Creek channels and their 100-
year floodplains wherever possible as
natural open space areas. These areas
are to function as storm drainage facilities and as open space greenbelts to support natural habitat.
POLICY EM-2.8 Participate and help coordinate with
neighboring jurisdictions’ watershed
management efforts.
ACTION EM-2.1 Consider amending the Riparian Ordinance to strengthen stream protection requirements and reduce potential for
flooding. Potential amendments may
include evaluation of increased setbacks, limited walls and fences, requiring Best Management Practices (BMPs) for biotechnical bank stabilization and
erosion control and vegetation management requirements.
ACTION EM-2.2 Consider establishing incentives to stabilize creek banks utilizing natural methods.
ACTION EM-2.3 Provide information to the public on City regulations and best practices for
riparian corridor management.
ACT I ONS
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ACTION EM-2.4 Develop a citywide policy that applies
to all City properties and operations and
establishes protocols to work with water
service providers to determine appropriate location(s) for and implementation of a reclaimed (recycled) water distribution system (purple pipe) for landscaping and other non-potable water uses for residential, commercial and industrial consumers.
ACTION EM-2.5 Explore availability of grant funding for removal of invasive plants from riparian
areas and planting of native and appropriate trees and shrubs.
ACTION EM-2.6 Consider preparation of Watershed
Management Plans for all watersheds,
addressing flooding causes, improvement of creek functionality and water quality and creek channel restoration.
GOAL
EM-3
Enhance the urban forest.
POLICY EM-3.1 Maintain and expand the urban can-
opy with special emphasis on protection of heritage trees.
POLICY EM-3.2 Review and amend the Zoning Ordi-
nance as needed to identify barriers to
the effective enhancement of the urban forest and the protection of heritage trees.
POLICY EM-3.3 Assist community groups with tree
planning efforts.
POLICIES
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GENERAL PLAN 125
ACTION EM-3.1 Implement Climate Action Plan meas-
ures to require tree planting.
ACTION EM-3.2 Review and amend the Zoning Ordinance as needed to identify barriers to the effective enhancement of the urban
forest and the protection of heritage
trees.
ACTION EM-3.3 Establish and implement a program to
protect existing and plant new trees at
city facilities, public parks and in public
planting strips and parking lots, working with non-profit volunteer groups if possible.
Open Space
This section contains background information on open
space areas in San Carlos. Also in this section are goals and policies related to open space.
Background Information
Open space is defined as undeveloped areas that are set aside for outdoor recreation, natural resource preservation and the protection of public safety. Within San Carlos there are approximately 73 acres of open space
designated as a city park and an additional 86 acres of land designated as open space in the Land Use Element.
This acreage includes Chilton Park and un- developed
portions of Big Canyon Park and Eaton Park, but does
not include other city parks that are de- veloped for
active use.
Open space near San Carlos but outside the city
boundary includes Peninsula Watershed lands, Pulgas
Ridge Open Space Preserve and Edgewood Park. Bair
Island is a significant open space area near the San Carlos airport located within Redwood City, and is part of the Don Edwards San Francisco Bay National Wildlife
Refuge. Bair Island consists of 2,600 acres of open space.
Including Bair Island, there are approximately 3,370
acres of open space in areas near San Carlos. Both
Figures 7-1 and 7-3 in the Parks and Recreation Element depict open space lands within and surround- ing the
city.
ACT I ONS
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Goals, Policies and Actions
GOAL
EM-4
Acquire, preserve, protect and restore
open space and enhance the public’s ability to enter and enjoy open space.
POLICY EM-4.1 Retain existing public open space as
open space.
POLICY EM-4.2 Support an open space system that is
diverse in uses and opportunities and
includes natural function/wildlife
habitat as well as passive and appropriate active recreation.
POLICY EM-4.3 Focus open space acquisition efforts on
the most environmentally sensitive
areas.
POLICY EM-4.4 Coordinate with Midpeninsula Re- gional
Open Space District and other agencies
on planning and managing public open
space, including man- agement of the
Pulgas Ridge Open Space Preserve for
public open space use.
POLICY EM-4.5 Support the efforts of non-profit or-
ganizations to expand and manage
protected open space.
POLICY EM-4.6 Establish public access to public open
space lands appropriate to the character and conservation value of the open space.
POLICY EM-4.7 Prohibit the sale of City-owned open
space properties.
ACTION EM-4.1 Seek additional funding sources, including State and federal programs, to finance open space acquisition, restoration and management.
POLICIES
ACT I ONS
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ACTION EM-4.2 Review new development proposals for
opportunities to create open space.
ACTION EM-4.3 Establish and work to achieve City
standards for open space based on
population.
ACTION EM-4.4 Study the need for an Open Space Ordinance.
ACTION EM-4.5 Encourage the development of riparian
open space areas for publicly-accessible,
low-impact recreation.
ACTION EM-4.6 Implement the approved Trails Connection Plan.
Hydrology
This section contains background information and
goals, policies and actions related to water supply, water quality and wastewater and stormwater services in San Carlos.
Background Information
Water Supply
California Water Service Company (Cal Water), the
main water provider in the city, purchases water from
the San Francisco Public Utilities Commission. Water
consumed in San Carlos is from Cal Water’s Bayshore
district, the source of which is predominantly the Hetch Hetchy reservoir, located in the Sierra Nevada
mountains. While State law calls for water to come from other lower elevation reservoirs, Hetch Hetchy
continues to be the source for most of San Carlos’ water due to its higher water quality. The San Carlos water infrastructure system includes 21 storage tanks and 29 booster pumps. Although Cal Water is the primary
water service provider in San Carlos, the Mid- Peninsula Water District also serves approximately 100 residential and commercial accounts in the city. Addi- tionally,
some properties rely on wells for the provi- sion of
water.
Cal Water encourages water conservation through rebate programs, providing low flow shower heads at no cost, distributing literature on conservation practices and giving talks at local schools. Cal Water does not
currently have a recycled water system in San Carlos,
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but it does offer water recycling in other parts of the State and estimates that water recycling will likely be offered in San Carlos within the next few years.
Groundwater
The city is located within the San Mateo Subbasin of the Santa Clara Valley Groundwater Basin. The San Mateo
Subbasin is bounded by the Westside Basin to the north, San Francisco Bay to the east, San Francis- quito Creek to the south and the Santa Cruz Mountains to the west.
The Subbasin has two main water-bearing units: the
Holocene and Pleistocene alluvium and the Santa Clara
Formation. The alluvium is the most im- portant waterbearing unit in the Subbasin, and most of the wells in the Subbasin draw water from the deeper aquifers of
this unit. A relatively shallow water table aquifer
overlies the aquifers in the lowland areas. Groundwater is commonly found at less than 5 feet below grade in the flatland areas.
Water Quality
Residents in San Carlos drink water from the Bayshore
District of Cal Water. Supply from this district exceeded water quality standards in 2007. Testing includes primary and secondary standards. Primary standards limit levels of contaminants in drinking water. Secondary standards limit substances that affect the taste, odor, or appearance of water; five inorganic
chemicals are identified: calcium, chloride, magnesium, sodium and sulfate. The 2007 Water Quality Report for primary standards identified fluoride, haloacetic acids, trihalomethanes, chloramine, copper and lead.
None of the identified substances in either cate- gory
exceed public health standards.
The health of the watersheds in San Carlos, described in the Biological Resources section of this Element, is
typical of urbanized areas. Upland sections of the creeks tend to have less pollution while urbanized por- tions of the waterways contain contaminants. Various
contaminants have been identified in San Carlos creeks
including polychlorinated biphenyls (PCBs), which can
persist in the tissues of animals found in the creeks, as well as ultimately pollute the Bay. The City considers
the habitat functions of streams and riparian corridors a priority and, therefore, developed watershed protection mechanisms such as creek setbacks, regulations for construction adjacent to creeks and pesticide application in watershed areas. However, water from local watersheds is not used for drinking in San Carlos.
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Wastewater
The Public Works Department operates and maintains
the wastewater collection system in the city. The Public Works wastewater system also serves several outside sewer districts including Devonshire Canyon, Scenic Heights, Emerald Lake and the unincorporated
portion of the Harbor Industrial Area. Properties in
these areas are subject to an Outside Sewer Service
Agreement with the City of San Carlos. These properties must be located in the SOI and must demonstrate consistency with applicable General Plan policies. In
assigning sewer service to these properties, the City will give priority to single-family residences with fail- ing septic tanks. Collected wastewater is delivered to a
pump station operated by the South Bayside System
Authority (SBSA). This wastewater is then pumped to
the SBSA treatment plant, located in Redwood Shores,
east of the city. There are 106 miles of sewer lines in San Carlos ranging in size from 5 to 27 inches. The av- erage annual wastewater flow for the City of San Car- los is
2.6 million gallons per day (MGD). Wastewater flows in
San Carlos have decreased in the last 13 years by 25
percent due to water conservation efforts and sewer
main replacement.
The SBSA plant is a regional wastewater treatment facility that serves San Carlos and the nearby municipalities of Belmont, Redwood City, Menlo Park, Portola Valley and portions of Atherton, Woodside, East Palo
Alto and San Mateo County. Altogether, the SBSA plant
serves over 200,000 customers. The current ca- pacity of the plant is 29 million gallons per day (MGD). The
wastewater system has sufficient treatment capac- ity to meet Regional Water Quality Control Board (RWQCB)
Standards.
Stormwater
As mentioned above, there are two watersheds in San
Carlos: the Pulgas Creek Watershed and the Cordilleras Creek Watershed. The creeks within the watersheds and the city’s SOI that receive stormwater drainage include Belmont, Pulgas Brittan and Cordilleras Creeks. These creeks are unlined channels that eventually empty into the San Francisco Bay. The creeks do not have sufficient capacity to carry stormwater during high tides. In addition, flooding results from limited
upstream capacity for stormwater.
The City of San Carlos maintains all stormwater facilities within the city. There are approximately 27 miles
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of closed conduits in the city that receive stormwater
drainage through 680 inlets. Stormwater capacity
within San Carlos varies based on calculated need, with most storm drains accepting 100-year flood events. The
City of San Carlos operates approximately 6,500 linear
feet of flood control channel with a capac- ity of over 500 cubic feet. The drainage system dates to the early
twentieth century and, as such, does not meet today’s
design standards. Repairs are completed as- needed.
Developers or property owners are responsi- ble for
adding extensions to the stormwater system when new
development occurs.
San Carlos participates in San Mateo County’s Stormwater Management Plan, which outlines maintenance activities to be undertaken by cities; targets industrial and illicit discharge; describes public information about stormwater; provides guidelines to cities for
construction permits; and establishes monitoring programs to measure the success of the other portions of the plan.
Goals, Policies and Actions
GOAL
EM-5
Assure a high level of domestic water
quality, promote water conservation and
reduce toxics in run-off, including stormwater and the sanitary sewer system.
POLICY EM-5.1 Reduce the discharge of toxic materials into the city’s sanitary sewer and stormwater collection system by promoting the use of Best Management Practices (BMPs).
POLICY EM-5.2 Promote the use of less toxic house- hold and commercial cleaning materi- als.
POLICIES
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POLICY EM-5.3 Promote the conservation and efficient
use of water in new and existing residences and by commercial and industrial consumers.
POLICY EM-5.4 Encourage the use of drought-tolerant
plants and efficient watering techniques for all City landscaping.
POLICY EM-5.5 Recycled water distribution system
(purple pipe) should be used for landscaping and other non-potable water uses for residential, commercial and
industrial customers, where technically and financially feasible.
POLICY EM-5.6 Continue public education programs
on water issues working with water
service providers, local non-profits
and other environmental organizations, including conservation measures and BMPs for residents, businesses, contractors and City employees.
POLICY EM-5.7 Encourage site designs that manage
the quantity and quality of storm water run-off.
POLICY EM-5.8 Work with water service providers to
provide high quality domestic water.
POLICY EM-5.9 Sewer service may be extended outside the city limit only as required to protect public health due to failing
septic systems in accordance with the
following policies:
• Extension of sewer service would
be denied if there is insufficient
capacity in the wastewater collection system.
• No change to the land use would
occur.
• The extension of sewer service
could not be used to enable further
subdivision.
• The property owner would be required to annex as such time as a complete consolidation of properties could be annexed.
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• The property owner would be required to complete all improvements necessary to meet City building and engineering standards.
• Applicant to assure payment of all
sewer connection, plan checking
and inspection fees.
POLICY EM-5.10 Require the evaluation of potential
groundwater depletion that could occur from new development through dewatering.
ACTION EM-5.1 Evaluate amending the Zoning Code to
maximize permeable surfaces or other
water catchment methods for new development as applicable.
ACTION EM-5.2 Utilize bioswales and other bio-filtration systems as applicable to cleanse run-off
before it enters creeks and the San Francisco Bay.
ACTION EM-5.3 Minimize road surface pollutant runoff by utilizing appropriate methods such as
regular street sweeping.
ACTION EM-5.4 Implement Climate Action Plan meas-
ures to provide for water-efficient landscaping.
ACTION EM-5.5 Establish water conservation goals for
City buildings and operations.
ACTION EM-5.6 Evaluate potential incentives for the use of drought-tolerant landscaping and recycled water for landscape irrigation.
ACTION EM-5.7 Amend the Municipal Code to codify
the Outside Sewer Service policies for
residential uses.
ACTION EM-5.8 Develop a recycled water implementation plan, which would identify potential sources and uses of recycled water, environmental benefits, capital and operating costs and potential utility providers.
ACT I ONS
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ACTION EM-5.9 Monitor outside agencies responsible for
cleaning up known toxic sites.
ACTION EM-5.10 Implement the NPDES Stormwater
Permit and for those properties exempt
from the Permit, require a stormwater
pollution prevention plan, including use
of best management practices, to control
erosion and sedimentation during construction.
Air Quality
Air is a critical component of the natural environment
and the availability of clean, non-polluted air is an important factor for human health and quality of life for San Carlos residents. The primary factors that determine air quality are the locations of air pollutant sources and the amount of pollutants emitted from those
sources. Meteorological and topographical con- ditions
are also important factors. Atmospheric condi- tions,
such as wind speed, wind direction and air temperature gradients, interact with the physical features of the landscape to determine the movement and dispersal of air pollutants.
Regulatory Framework
The federal Clean Air Act (CAA) governs air quality in
the United States. In addition to being subject to federal requirements, air quality in California is also governed by more stringent regulations under the California CAA. At the federal level, the United States Environmental Protection Agency (U.S. EPA) administers the CAA. The California CAA is administered by the
California Air Resources Board (CARB) at the State level and by the Air Quality Management Districts at the
regional and local levels. The Bay Area Air Quality
Management District (BAAQMD) regulates air quality
at the regional level, which includes the nine-county Bay Area.
United States Environmental Protection Agency
The EPA is responsible for enforcing the federal CAA.
The EPA is also responsible for establishing the National Ambient Air Quality Standards (NAAQS). The NAAQS are required under the 1977 federal CAA and
subsequent amendments. The EPA regulates emission
sources that are under the exclusive authority of the
federal government, such as vehicles, aircraft, ships and locomotives. The agency has jurisdiction over emission
sources outside State waters (e.g. beyond the
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outer continental shelf) and establishes various emission standards, including those for vehicles sold in states other than California. Automobiles sold in California must meet the strict emission standards established by the CARB.
California Air Resources Board
In California, the CARB, which is part of the California Environmental Protection Agency, is responsible for
meeting the State requirements of the federal CAA,
administering the California CAA and establishing the
California Ambient Air Quality Standards (CAAQS).
The California CAA, as amended in 1992, requires all air districts in the State to endeavor to achieve and maintain the CAAQS. The CAAQS are generally more stringent
than the corresponding federal standards and
incorporate additional standards for sulfates, hydrogen sulfide, vinyl chloride and visibility reducing particles.
The agency is responsible for setting emission standards for vehicles sold in California and for other emission sources, such as consumer products and certain off-road equipment. The CARB established passenger vehicle fuel specifications, which became effective in 1996.
Bay Area Air Quality Management District
Regional air quality is regulated by the BAAQMD. The
BAAQMD regulates stationary sources (with respect to
federal, State and local regulations), monitors regional air pollutant levels (including measurement of toxic air contaminants (TACs)), develops air quality control
strategies and conducts public awareness programs.
The BAAQMD has also developed CEQA Guidelines
that establish significance thresholds for evaluating new projects and plans and provide guidance to lead
agencies for evaluating air quality impacts of projects and plans.
The BAAQMD is in the process of preparing the 2009
Bay Area Clean Air Plan which will update the Bay Area
2005 Ozone Strategy in accordance with California CAA
requirements to implement “all feasible measures” to
reduce ozone. The 2009 Plan will also consider the impacts of ozone control measures on particulate matter, air toxics and GHGs. Additionally, the 2009 Bay Area
Clean Air Plan will review progress in improving air
quality in recent years and will establish emission control measures to be adopted or implemented from 2009 through 2012. The Plan will also address PM10 and
PM2.5, defined below, as well as climate change.
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Criteria Air Pollutants and Effect
The CARB and the EPA currently focus on five “criteria pollutants” as indicators of air quality and as such air quality studies generally focus on those five pollut- ants:
CO, O3, NO2, SO2 and suspended particulates (i.e. PM10
and PM2.5).
Carbon Monoxide. CO, a colorless and odorless
gas, interferes with the transfer of oxygen to the
brain. It can cause dizziness and fatigue, and can
impair central nervous system functions. CO is
emitted almost exclusively from the incomplete
combustion of fossil fuels. CO is a non-reactive air
pollutant that dissipates relatively quickly, so
ambient CO concentrations generally follow the
spatial and temporal distributions of vehicular
traffic. The highest CO concentrations measured
in the Bay Area are typically recorded during the
winter.
Ozone. O3, a colorless toxic gas, is the chief component of urban smog. Short-term O3 exposure can reduce lung function in children, make persons susceptible to respiratory infection and produce symptoms that cause people to seek medical treatment for respiratory distress. Long-term exposure can impair lung defense mechanisms and lead to emphysema and chronic bronchitis. Although O3 is not directly emitted, it forms in the atmosphere through a chemical reaction between
reactive organic gas (ROG) and nitrogen oxides
(NOx) under sunlight. ROG and NOx are primarily emitted from automobiles and industrial sources. Highest O3 concentrations occur during
summer and early autumn, on days with low wind
speeds or stagnant air, warm temperatures and
cloudless skies.
Nitrogen Dioxide. NO2, a reddish-brown gas, irritates the lungs. It can cause breathing difficulties at high concentrations. Like O3, NO2 is not directly emitted, but is formed through a reaction
between nitric oxide (NO) and atmospheric oxygen. NO and NO2 are collectively referred to as nitrogen oxides (NOx) and are major contributors
to O3 formation. NO2 also contributes to the formation of PM10 (see discussion of PM10 below). Sulfur Oxides. Sulfur oxides, primarily SO2, are a
product of high-sulfur fuel combustion. The main
sources of SO2 are coal and oil used in power
stations, in industries and for domestic heating.
SO2 is an irritant gas that attacks the
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throat and lungs. It can cause acute respiratory
symptoms and diminished ventilator function in
children. SO2 concentrations have been reduced to
levels well below the State and national standards, but further reductions in emissions are needed to attain compliance with standards for
PM10, of which SO2 is a contributor.
Suspended Particulate Matter. Particulate matter pollution consists of very small liquid and solid particles suspended in the air, which can in- clude
smoke, soot, dust, salts, acids and metals.
Particulate matter also forms when industry and
gaseous pollutant undergo chemical reactions in
the atmosphere. Respirable particulate matter
(PM10) and fine particulate matter (PM2.5) represent fractions of particulate matter. PM10 refers to particulate matter less than 10 microns in diameter and PM2.5 refers to particulate matter that is
2.5 microns or less in diameter. Major sources of
PM10 include motor vehicles; wood burning stoves
and fireplaces; dust from construction, landfills
and agriculture; wildfires and brush/ waste
burning; industrial sources; windblown dust from
open lands; and atmospheric chemical and
photochemical reactions. PM2.5 results primarily from diesel fuel combustion (from motor vehicles, power generation and industrial facilities), residential fireplaces and wood stoves. PM10 and PM2.5 pose a greater health risk than
larger-size particles, because these tiny particles
can penetrate the human respiratory system’s
natural defenses and damage the respiratory tract
increasing the number and severity of asthma attacks, cause or aggravate bronchitis and other lung diseases and reduce the body’s ability to fight
infections.
Toxic Air Contaminant Levels
TACs are a broad class of compounds known to cause
morbidity or mortality (usually because they cause
cancer) and include, but are not limited to, the criteria air pollutants listed above. TACs are found in ambient
air, especially in urban areas, and are caused by industry, agriculture, fuel combustion and commercial operations (e.g. dry cleaners). Diesel exhaust is the most common source of TACs. TACs are typically found in
low concentrations, even near their source (e.g. benzene near a freeway). Because chronic exposure can result in adverse health effects, TACs are regulated at the regional, State and federal level.
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Background
This section describes the San Carlos climate and existing air quality conditions.
Climate
San Carlos is located in the western portion of the San Francisco Bay Area Air Basin. The basin includes the
counties of San Francisco, Santa Clara, San Mateo,
Marin, Napa, Contra Costa and Alameda, along with
the southeast portion of Sonoma County and the
southwest portion of Solano County. San Carlos is located in the Peninsula climate subregion of the Bay Area and the climate is characterized by warm dry summers
and cool moist winters.
Temperatures in San Carlos tend to be less extreme
compared to inland locations due to the moderating
effect of the Pacific Ocean and the Bay. In summer, high temperatures are generally in the high 70’s and in the
50's during winter. Low temperatures range from the
50's in summer to the 30's in winter.
Existing Air Quality Conditions
Air quality is affected by the rate of pollutant emis- sions and by meteorological conditions such as wind speed,
atmospheric stability and mixing height, all of which
affect the atmosphere's ability to mix and dis- perse
pollutants. Long-term variations in air quality typically result from changes in air pollutant emis- sions, while short-term variations result from changes in
atmospheric conditions.
For the most part, San Carlos enjoys good air quality due to the almost persistent northwesterly flow of air.
Episodes of high particulate levels can occur in late fall and winter when high pressure systems produce extended periods of light winds and low-level temperature inversions. Although less common, this pattern in summer can produce fair weather and very warm
temperatures throughout the Bay Area. This condition
frequently produces poor atmospheric mixing that results in degraded regional air quality. Ozone standards traditionally are exceeded in downwind portions of the Bay Area when this condition occurs during the
warmer months of the year.
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In 2007, the BAAQMD operated a network of 27 permanent monitoring stations in the Bay Area. In addition, CARB operated one station. These stations monitored air pollutant levels continuously. The closest station is located in Redwood City at 897 Barren Avenue.
Attainment Status
Areas that do not violate ambient air quality standards are considered to have attained the standard. Violations of ambient air quality standards are based on air pollutant monitoring data and are judged for each air
pollutant.
For the five criteria pollutants, attainment status is as follows:
Carbon Monoxide. Maintaining CO standards for
over a decade and is classified attainment
maintenance by the EPA.
Ozone. The Bay Area as a whole does not meet
State or federal ambient air quality standards for
ground level O3. This is non-attainment and is
considered serious by the State.
Nitrogen Dioxide. The region is in attainment for
this pollutant.
Sulfur Oxides. The region is in attainment for this
pollutant.
Suspended Particulate Matter. The region does
not meet State standards for particulate matter
(both PM10 and PM2.5) and does not meet federal
standards for PM2.5.
Goals, Policies and Actions
GOAL
EM-6
Support atmospheric conditions that are
clean, healthful, provides maximum visibility and meets air quality standards.
POLICY EM-6.1 Support and comply with the Bay
Area Air Quality Management District, State and federal standards and policies that improve air quality in the
Bay Area.
POLICIES
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POLICY EM-6.2 Support and encourage commercial
uses to adopt environmentally
friendly technologies and reduce the
release of pollutants.
POLICY EM-6.3 Support the reduction of emissions of
particulates from wood burning appliances, construction activity, automobiles, trucks and other sources.
POLICY EM-6.4 Implement Bay Area Air Quality Management District (BAAQMD) guidelines that establish minimum screening or buffer distances between emissions sources and sensitive receptors.
Exceptions may be made for projects
that do not meet the distance requirements, but can be determined compatible with adjacent uses through a project-specific study that determines
potential health risk. Mitigation
measures shall be required to reduce
these risks to acceptable levels.
POLICY EM-6.5 Consider potential impacts from land
uses that may emit pollution and/or
odors when locating air pollution
sources near sensitive receptors. Air
pollution sources could include freeways, industrial uses, hazardous materials storage, waste disposal/transfer stations and other similar uses.
POLICY EM-6.6 BAAQMD recommended measures to
reduce PM10 and exhaust emissions
associated with construction shall be
applied to new development in San
Carlos.
ACTION EM-6.1 Require review by appropriate agencies
of development applications that may
create potential air quality impacts to
assure compliance with relevant regulations.
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ACTION EM-6.2 Provide information to the public on
Best Management Practices including
low emission alternatives to wood burning appliances.
ACTION EM-6.3 For use on City-operated properties, ex-
plore options for landscaping equipment which will reduce contribution of air pollution. Encourage the same options by residents and businesses.
Greenhouse Gas Emissions
Background
This section contains background information and
goals, policies and actions related to GHG emissions.
Climate Action Plan
The City is taking a proactive approach in addressing
GHG emission reduction by developing a Climate Action Plan (CAP) in concert with this General Plan. Addressing climate change in this manner defines San Carlos as an innovative member of the local government community. Key components of the CAP are integrated into the General Plan. The General Plan goals, policies and actions reinforce the CAP. The CAP is intended to be updated on a more regular basis than the General Plan, ensuring that implementation of the City
efforts to assure GHG emissions are in compliance with
current regulation. This approach is especially
important given the constant flux of new research findings, technological improvements and policy updates dealing with climate change.
Baseline Greenhouse Gas Emissions
The community GHG emission inventory found that an
estimated 267,237 metric tons of carbon dioxide
equivalent (CO2e) were released in 2005, the baseline
year. The largest source of emissions was the transportation sector, with approximately 56 percent of all emissions. The commercial/industrial/municipal sector produced approximately 20 percent, the residential sector amounted to approximately 18 percent, and the
waste sector released nearly 5 percent of the community’s GHG emissions. City operations account for approximately 0.6 percent of the GHG emissions.
Projected Greenhouse Gas Emissions
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sions will increase to 365,787 metric tons per year by
2030. That would be an increase of nearly 37 percent
over a span of 25 years. The increase can be attributed to estimated increases in population, consumption,
households and commercial activity.
Climate Change Strategies and Adaptations
To achieve a 15 percent reduction of the baseline by 2020 and 35 percent reduction by 2035, the CAP pro- vides a
strategic policy focus on five areas: Building
Efficiency/Site Design; Auto Emission Reduction; Low
Carbon Energy Use; Alternative, Non-Automotive
Travel Modes; and a Waste Reduction program. In total, the Plan includes 23 broad-based goals and 42 reduction measures. Each reduction measure is tied to a target whereby a specific number of metric tons CO2e
would be reduced per year.
The climate action goals and measures in the CAP are
separated into three chapters for analysis in the CAP:
Energy, Transportation and Land Use and Solid waste.
In the General Plan, these goals and measures for
transportation and land use are also reflected in the
Housing and Land Use Elements. For instance, increased housing density near transit not only reduces emissions through reduced energy consumption
through the sharing of walls, air conditioning/heating
units and infrastructure, but it also reduces residents’ vehicle miles traveled, achieving emission reduction in the transportation sector.
Also included in the CAP and carried forward into the
General Plan are adaptation strategies that may be necessary as the climate changes and sea levels rise. Adaptation measures are important in order to allow the community to proactively prepare for potential effects.
The challenge will be reducing the effects to the lowest level possible and ensure that the community is prepared. Adaptation strategies are also included in the Community Safety and Services Element of the General Plan.
Open Space in San Carlos
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Goals, Policies and Actions
GOAL
EM-7
Develop a Greenhouse Gas Emissions Inventory and develop and implement a Climate Action Plan to address San Carlos’ contribution to Global Climate Change.
POLICY EM-7.1 Take appropriate action to address
climate change and reduce greenhouse gas emissions.
POLICY EM-7.2 Monitor and participate in federal,
State and regional policies and directives relating to climate change, and make adjustments to City policies and
programs as appropriate.
POLICY EM-7.3 Participate in regional, State and fed-
eral efforts to reduce greenhouse gas
emissions and mitigate the impacts resulting from climate change.
POLICY EM-7.4 Utilize the expertise of regional, State
and federal agencies when developing, revising and implementing greenhouse gas reduction strategies.
POLICY EM-7.5 Ensure consistency with the San Car-
los Climate Action Plan through adjustment of City policies, programs, and actions as appropriate.
POLICY EM-7.6 Support greenhouse gas (GHG) emis-
sion reduction measures and climate change
resiliency strategies that are cost
effective and help create an environmentally sustainable, livable and equitable community. The cost of implementation to the City and the private sector shall be considered prior to the adoption of any GHG reduction
strategy.
POLICIES
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POLICY EM-7.7 Collaborate with stakeholders and
volunteers in the formulation and implementation of greenhouse gas reduction strategies.
ACTION EM-7.1 Implement strategies in the Climate Ac-
tion Plan to achieve the greenhouse gas
reduction target.
ACTION EM-7.2 Develop criteria for reviewing all pro-
posed projects within the city to determine consistency with the Climate Action Plan (CAP) and review projects meeting the identified criteria to ensure
consistency with the CAP.
ACTION EM-7.3 Update the Climate Action Plan (CAP)
every five years, including but not limited to:
a. A revised greenhouse gas (GHG)
emissions inventory;
b. An overview of new knowledge on
the causes and anticipated impacts of
climate change;
c. Collaborate with stakeholders and
volunteers to assist in the preparation and implementation of the effective CAP. d. An assessment of the appropriateness and adequacy of San Carlos’ GHG reduction target;
e. A summary of the quantified cost per
metric ton of carbon dioxide
equivalent reduced per emission reduction measure;
f. An evaluation of the effectiveness of
existing programs; and
g. Modifications to goals, policies and
strategies as needed to achieve the
GHG reduction target.
ACTION EM-7.4 Develop and implement a comprehen-
sive outreach program that works with
locally-based organizations and volunteers to educate the public about the Climate Action Plan and greenhouse gas
reduction strategies and programs.
ACT I ONS
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GOAL
EM-8
Prepare for the potential impacts of climate change through the adoption of adaptation and resiliency strategies.
POLICY EM-8.1 Adjust the Climate Action Plan as nec-
essary to comply with current law and
new threats to the community that
may develop as a result of climate
change.
POLICY EM-8.2 Partner with neighboring communi-
ties and regional agencies to develop
and implement regional adaptation
programs.
ACTION EM-8.1 Update the Climate Action Plan every
five years to re-evaluate projections for
climate change threats and the appropriateness of adaptation and resiliency strategies.
ACTION EM-8.2 Incorporate climate change threats into
the City’s Emergency Incident Plan and
Emergency Operations Center training.
ACTION EM-8.3 Cooperate with regional agencies and
partner with neighboring communities
to prepare for and mitigate coastal inundation as a result of sea level rise.
View of San Francisco Bay from San Carlos hills
POLICIES
ACT I ONS
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GOAL
EM-9
Reduce energy consumed citywide.
POLICY EM-9.1 Provide assistance and support efforts
for increased energy efficiency for
businesses and residences through a
combination of incentives and regulations.
POLICY EM-9.2 Support on-site generation of energy
through alternative forms of energy
production such as solar panels, wind
turbines and biomass facilities.
POLICY EM-9.3 Emphasize energy conservation in lo-
cal government housing assistance
programs.
POLICY EM-9.4 Provide outreach to residents, busi-
nesses and property owners on incen- tives,
regulations and programs to in- crease
energy efficiency.
POLICY EM-9.5 Design all new construction and major
remodels of government agency buildings to relevant green building standards.
POLICY EM-9.6 Encourage new private construction
and major remodels to be designed to
meet or exceed Green Uniform Building Code requirements.
POLICY EM-9.7 Implement energy efficiency in City-
owned and -operated facilities to reduce municipal energy costs and serve as a model for the community.
ACTION EM-9.1 Implement measures in the Climate Ac-
tion Plan intended to reduce energy
consumption.
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ACTION EM-9.2 Adopt a Green Building Code as called
for in the Climate Action Plan.
ACTION EM-9.3 Review and amend the Zoning Ordi-
nance to identify and reduce barriers to
the establishment of on-site energy generators.
ACTION EM-9.4 Integrate energy cost reduction meas-
ures into City’s facilities where feasible.
ACTION EM-9.5 Encourage energy efficiency audits and
upgrades of facilities to which the City
provides funding, including the fire department and sewage service.
ACTION EM-9.6 Periodically investigate funding re-
sources available to assist the City in energy conservation or on-site energy production at City facilities.
GOAL
EM-10
Promote local food production and distribution systems.
POLICY EM-10.1 Promote consumption of food grown
in the local region.
POLICY EM-10.2 Support the establishment of commu-
nity gardens, especially within established residential neighborhoods, encouraging organic, edible plants.
POLICY EM-10.3 Encourage neighborhood grocery
stores, farmers markets and food assistance programs to increase their use of locally grown/prepared goods.
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POLICY EM-10.4 Encourage institutions, such as
schools, hospitals, colleges, government agencies and businesses to provide foods produced locally and in the region. Encourage and support active
school garden programs.
POLICY EM-10.5 Encourage residents to grow produce.
ACTION EM-10.1 Support the establishment of organic,
edible food gardens on commercial,
public and quasi-public properties.
ACTION EM-10.2 Consider utilizing undeveloped City
property for urban agricultural uses
where appropriate.
GOAL
EM-11
Promote and expand public and alternative modes of transportation.
POLICY EM-11.1 Encourage and support maximum al-
lowable density Transit Oriented Development projects within Planning Areas 1, 2 and 3.
POLICY EM-11.2 Work with transit service providers to
increase the frequency, reliability and
quality of transit service.
POLICY EM-11.3 Support the addition of amenities,
such as bus shelters and directional signage,
to promote increased transit ridership.
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POLICY EM-11.4 Provide an integrated network of bi-
cycle and pedestrian thoroughfares
that connects jobs and housing to
other city destinations.
POLICY EM-11.5 Evaluate and encourage a shuttle sys-
tem in San Carlos to connect residential neighborhoods to commercial areas, transit and other destinations in San Carlos.
POLICY EM-11.6 Encourage employers to incentivize
employee use of mass transit and alternative modes of transportation.
POLICY EM-11.7 Support programs to reduce vehicle
trips associated with transporting stu- dents
to and from schools.
POLICY EM-11.8 Promote a car sharing program.
POLICY EM-11.9 Coordinate with major employers,
neighboring municipalities, transit agencies
and providers to enhance re- gional
transit and shuttle service.
POLICY EM-11.10 Evaluate and encourage new forms of
mass transit.
POLICY EM-11.11 Amend the Zoning Ordinance to cre-
ate a Transportation Demand Management (TDM) Ordinance that contains strategies to reduce vehicle trips.
POLICY EM-11.12 Include in the Transportation Demand
Management Ordinance a requirement that new office development over a certain size include showers and
safe and secure bike racks to encourage employees to bicycle to work.
ACTION EM-11.1 Implement measures in the Climate
Action Plan to reduce transportation
emissions.
ACTION EM-11.2 Implement traffic calming devices to
increase roadway safety for bicycles
and pedestrians.
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ACTION EM-11.3 Design streets to accommodate all
modes of transportation, including
emergency vehicles, and provide for a safe and
attractive pedestrian experience.
ACTION EM-11.4 Coordinate with neighboring jurisdic-
tions, the County and regional agencies to expand bicycle connections to regional destinations.
ACTION EM-11.5 Encourage transit providers to utilize
vehicles with low polluting technologies and to reduce or eliminate idling.
Solid Waste
This section provides background information about
solid waste providers in San Carlos and goals, policies and actions related to solid waste.
Background
Waste Haulers
Solid waste and recyclables are collected within the city by a provider contracted through the South Bay Waste
Management Authority (SBWMA). This is a
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joint powers agreement with 12 member agencies. San Carlos solid waste and recyclables are initially taken to the
Shoreway Recycling and Disposal Center (SRDC) which
receives about 150 tons per day (five-day aver- age) of solid waste and 62 tons per day of recyclables from the city.
SBWMA is currently in the selection process for a new
contract to begin on January 1, 2011. The selected pro- vider will be a recycling and solid waste services man- agement company that provides residential and com- mercial
collection, transfer, recycling and composting. In addition, the provider will be responsible for house- hold hazardous waste disposal. In March 2009, the City began a food scraps program that works in con- cert with the yard waste recycling program. It is an innovative program in that it encourages the recycling of household food scraps including paper
products contaminated with food waste that have previously been omitted from the recycling chain. The Feed the Pail, Feed the Planet food waste program is an integral part of the Waste Management Authority's goal of re- ducing the
amount of household waste that is sent to the landfill.
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Waste Generation and Diversion Rates
In 1989, California passed the Waste Management Act
which requires municipalities to divert 50 percent of
their waste from landfills. Between 1999 and 2004, San
Carlos was unable to reach the 50 percent diversion
goal. According to the San Mateo Recycle Works program, however, San Carlos improved the diversion rate by 42 percent in 2005 and by 47 percent in 2006. The
City’s enhanced efforts to enforce a construction and
demolition Ordinance are expected to improve the
division rate in 2009 by 60 percent.
Shoreway Recycling and Disposal Center
The SBWMA runs the Shoreway Recycling and Disposal Center (SRDC), located on the border of San Carlos and Redwood City. The SRDC is a solid waste transfer station and material recovery facility with a
permitted operating capacity of 3,000 tons per day.
There are plans to reconfigure the transfer station and build a new recycling facility capable of handling a
single stream recycling program for San Carlos and the
11 partner agencies that use this facility. This reconfiguration will increase the level of recycling in San Carlos and help the City meet its 50 percent recycling
goal under AB 939.
Landfills
The majority of the solid waste collected in San Carlos is transported to the Ox Mountain Landfill in Half Moon
Bay. The landfill, owned and operated by Allied Waste,
is expected to reach capacity in 2023. In 2007, a total of 603,160 tons of solid waste was disposed at the Ox
Mountain Landfill, of which 34,670 tons (or 5.74 percent) came from San Carlos.
Recycling
Acceptable residential recyclable material includes
plant materials, mixed paper, plastic (#1-7), aluminum
and bi-metal cans, glass, used motor oil, batteries and cell phones. Commercial recycling includes plastic,
glass, cardboard, mixed office paper, food scraps and
plant materials.
In 2006, the City of San Carlos collected 2,732 tons of recyclable material. San Carlos recently participated in a pilot program to collect household batteries and cell phones. This program is now being expanded to other
cities within the jurisdiction of the South Bayside
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Waste Management Authority (SBWMA), of which San
Carlos is a member.
Composting
In March 2009, San Carlos instituted a food scrap and
yard trimming program. Single-family home residents
are able to compost food scraps and yard trimmings.
Future Expansion of Services
SBWMA is conducting a procurement process to implement a comprehensive array of new solid waste and recycling collection services beginning January 1, 2011.
The new services will convert the residential collection services to a cart-based program with weekly collection for solid waste, recyclables and organics (plant materials and food scraps). Residents will also be able to fully commingle all recyclables (paper, glass, plastics and
metals) in the cart along with recycling a wider variety of materials including used oil, oil filters and household batteries and cell phones.
The SRDC facility will also undergo substantial renovation and environmental enhancements in preparation for the rollout of new collection services to be completed Fall 2010. New features include a new material recovery facility, expanded transfer stations and a new environmental education center. These facility
improvements will result in a new material recovery
facility that will handle a 20,000 ton per year increase from residential and commercial customers.
Goals, Policies and Actions
GOAL
EM-12
Reduce solid waste disposal and increase
recycling.
POLICY EM-12.1 Work with the local waste manage-
ment authority to increase community
diversion of solid waste that meets or
exceeds the targeted rate in the Climate Action Plan.
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POLICY EM-12.2 Minimize City government waste by
expanding reduction, recycling and
composting programs and practicing
reuse.
POLICY EM-12.3 Encourage the public and private sec-
tors to utilize reusable, returnable, recyclable, environmentally-friendly products and repairable goods through
incentives, educational dis- plays and
activities, as well as City purchasing
policies and practices.
ACTION EM-12.1 Implement measures in the Climate
Action Plan to reduce solid waste and
increase recycling and reuse.
ACTION EM-12.2 Consider incentives to households and
businesses to reduce the volume of
solid waste sent to the landfill.
ACTION EM-12.3 Require adequate facilitation of recy-
cling in all new development and new
commercial tenancies.
ACTION EM-12.4 Encourage recycling programs in exist-
ing multi-family buildings.
ACTION EM-12.5 Encourage building deconstruction in
lieu of demolition. Require a construction and demolition debris waste plan to maximize recycling rates.
ACTION EM-12.6 Encourage the use of recycled pave-
ment and/or permeable products for
public and private parking lots and
driveways.
ACTION EM-12.7 Support the commercial food scraps
and organics recycling program.
ACTION EM-12.8 Evaluate options for increasing ease of
properly disposing household hazardous waste, including but not limited to electronics, fluorescent bulbs, thermometers, spent fire extinguishers and pharmaceuticals.
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Community Involvement in
Environmental Management
This section includes background information on
community involvement in environmental management and goals, policies and actions related to public awareness and public participation in environmental
issues.
Background Information
The City of San Carlos is committed to working with
residents to address environmental issues. Part of the
public process includes outreach efforts to engage the
public on the issues at hand, and public participation
opportunities including workshops, study sessions and
Planning Commission and City Council meetings. The
City values the expertise its residents possess on the
environmental issues affecting the city. Citizens are
encouraged to participate in committees and other forums to make sure that local knowledge and expertise informs environmental policies and programs. Examples of past opportunities to address environmental issues in San Carlos include the Natural Resources Task Force and the Flooding, Land Use and Creeks Ad Hoc
Committee. More recently, San Carlos Green has
been an active collaborator in the area of promoting the urban forest, recycling and the CAP.
Goal, Policies and Actions
GOAL
EM-13
Increase public awareness of environmental issues and promote public participation in environmental policy-making and programs.
POLICY EM-13.1 Encourage the active participation of
residents, businesses and other stakeholders in the City’s environmental programs.
POLICY EM-13.2 Support the efforts of local non-profit
organizations involved in protecting
the natural environment.
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POLICY EM-13.3 Support the expansion of environ-
mental education programs and curriculum.
ACTION EM-13.1 Provide information about the City’s
environmental issues, goals and programs to the public on a regular basis.
ACTION EM-13.2 Provide the community with information on City policies and practices that support good conservation and resource management.
ACTION EM-13.3 Evaluate the development of an environmental sustainability implementation plan.
ACTION EM-13.4 Continue to encourage local businesses
to utilize sustainable practices.
ACTION EM-13.5 Encourage the development of a committee or commission to serve as a permanent citizen’s advisory committee to aid the City with developing and
implementing environmental management policies, researching best practices, researching available support and funding options and presenting
program and code proposals to the
City.
ACTION EM-13.6 Actively seek outside grants, dona- tions, tax relief, or other sources of funding to
minimize City costs associ- ated with
achieving natural resource goals.
Open space near San Carlos
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Parks and Recreation Element
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7 PARKS AND RECREATION ELEMENT
Introduction
The Parks and Recreation Element is closely related to
the City’s Master Plan for Parks, Open Space, Buildings, and other Recreational Facilities, adopted in August 2008. The Master Plan establishes a long-term vision for San
Carlos’ park facilities, identifies specific improvements to the existing park system and presents a strategy for funding capital improvements, operation and maintenance. The Parks and Recreation Element establishes a broad policy framework to support the Master Plan. The
Master Plan also contains detailed existing condi- tions information that is the foundation for the goals and
policies in this Element.
A Parks and Recreation Element is an optional element
of the General Plan and is not required by State law. The decision by the City of San Carlos to include this
Element in the General Plan shows the City’s commitment to providing, protecting and enhancing San Carlos’ public parks and recreational opportunities. The Contents
Introduction
Existing Setting
City Parks
Open Space
Trails
Recreational Programs
Funding Sources
Guiding Principles
Goals, Policies and Actions
The Parks and Recreation Element addresses parks, open space, trails and recreational activities available to residents and visitors to San Carlos. This element provides information and policy guidance to ensure adequate provision of parks and recreational opportunities in the City of San Carlos.
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7 PARKS AND RECREATION ELEMENT
City recognizes that parks and recreation are important amenities in San Carlos and contribute to a high quality of life for all city residents.
Existing Setting
This section describes existing parks, open space, trails and recreation programs in San Carlos.
City Parks
San Carlos residents enjoy a total of 16 public parks
located throughout the city. Figure 7-1 and Figure 7-3
show park locations and Table 7-1 identifies their size and provides a description of each park. San Carlos
parks occupy approximately 135 acres within the city
limit. Park amenities include multi-use athletic fields, basketball and tennis courts, a dog park, playground
equipment, jogging paths, hiking trails, children’s play areas and passive recreation areas.
Ball Fields at Laureola Park
The information in this element is organized into three sub-sections:
Existing Setting: Contains information on existing parks and recreational opportunities in the City of San Carlos.
Guiding Principles: Establishes the key objectives that guide policies in the Parks and Recreation Element.
Goals, Policies and Actions: Provides guidance
to the City regarding parks and recreation decisions.
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Park Name Acreage Description
Arguello Park 21.0
Arguello Park is the largest and most diverse of the developed parks with a turfed play area, picnic locations, a running trail and unmarked hiking trails. The park was recently renovated in 2006. Tennis courts are located on adjacent school property.a
Big Canyon Park 16.0 Big Canyon Park is a beautiful and rustic open space area. The 1.2-mile trail in the park is rugged, hilly and narrow with great views of the City and the East Bay.
Burton Park 10.3
Burton Park is the oldest and best known of the developed parks. It currently contains Madsen softball diamond, used by adult softball leagues, little leagues, soccer teams and other baseball teams; a large soccer field; three lighted tennis courts, two full basketball courts; two horseshoe pits; the Kiwanis Recreation Building; two children’s play areas; park benches; picnic tables; barbecue pits and a turfed play area. The park playground was recently renovated and other renovations are planned in the future.
Cedar Park 0.6 Cedar Park has a small turf area, children’s play area, asphalt basketball court/multi-use section, park benches, picnic table and barbecue pit.
Chilton Avenue/
Sequoia Court 1.6
Chilton Avenue/Sequoia Court is an undeveloped hill area. There is an excellent view of the canyon and surrounding area from the western boundary and another great view of San Carlos and the East Bay from the middle of the property. Children enjoy climbing on a major rock outcropping located on the slope leading down to Bay View. No park improvements have yet been developed on this site.
City Hall Park 1.3 City Hall Park is centrally located in the downtown area. It attracts mainly passive forms of recreation, but contains a turf area large enough for active games and play.
Crestview Park 7.0
Crestview is one of the newest City parks and it is frequently used by soccer players, neighboring families and jogging and walking enthusiasts. The park facilities include a soccer field, basketball courts, children’s play area, paved area with stanchions making it accessible for volleyball play and a jogging/walking path.
Eaton Park 57.6
Eaton Park is a beautiful, natural open space with meandering trails, natural vegetation and varied wildlife. It is undeveloped except for a trail, which winds its way up the hillside toward Loma Lane and a 4H facility. A fire access road winds its way to the top of the park as well.
Heather Dog
Exercise Area 1.5 The park is used by dog owners and their pets. There is also a trail in the southern part of the park with a great view through the canyon.
Highlands Park 11.2 The complex is used for year-round athletic events, including baseball, soccer, softball, tennis and sports camps, as well as for neighborhood recreational activities including a children’s play area.
TABLE 7-1 SAN CARLOS CITY PARKS
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Park Name Acreage Description
Hillcrest Circle
Park 0.2
The park contains a children's play area, half-court basketball court, picnic bench, barbecue pit and drinking fountain. The park attracts neighborhood youth that frequent the play areas, the basketball court and other “free play” sections of the asphalt. The park was recently renovated.
Laurel Street Park 0.3
The park is utilized by shoppers as a resting spot before further shopping and by customers of adjacent restaurants. The park is used annually for a portion of the Chamber of Commerce Art and Wine Festival, the Sister City Committee’s “Taste of Italy,” concerts in the park and the Kiwanis Club’s annual toy drive.
Laureola Park 2.6
This neighborhood park gets a variety of uses throughout the year. Little League baseball uses the field area in the spring and the American Youth Soccer Organization (AYSO) makes use of the entire turf area in the fall.
In addition, residents utilize the turf, basketball court and the children's play area regularly. The Special Needs Program is the main tenant of the recreation building year-round, but the building is also used for other special interest classes and community groups.
North Crestview 4.3
This is currently an undeveloped park site, located across the street from Vista Park. It was originally acquired by the City for development of a vehicular connection between Highway 280 and Crestview Drive, which was never constructed. The site is steeply sloping up from the street, thus making access difficult. The site offers magnificent views eastward across the Bay. It borders the open space area owned by the San Francisco Public Utilities Commission. Opportunities exist to connect to adjacent trail systems via the North Crestview site.
Rosek Park 0.2 This triangular-shaped parcel is primarily a turf area with a large oak tree. The park is occasionally used by neighborhood children for free play and by adults as a picnic or resting area.
San Carlos Avenue
Neighborhood
Park
0.3 The park is a reasonably-utilized facility, primarily attracting neighborhood children and adult chaperones. It currently contains a swing set, park benches, barbecue pit, small turf area, drinking fountain and climbing apparatus.
Vista Park 3.8
Vista Park, landscaped with native vegetation, has walking paths, park benches, trash receptacles and picnic tables. The park has a magnificent view to the east. It is presently used by local resident walkers, pet owners and passive users.
a
Parks Master Plan will complete future Arguello Park improvements.
Source: City of San Carlos, 2007.
TABLE 7-1 SAN CARLOS CITY PARKS (CONTINUED)
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The City has identified the need to acquire land to expand existing parks and to develop new City parks. The acquisition of new parkland has been considered for the areas east of El Camino Real, Devonshire Can- yon and
the Civic Center area. Additionally, an off- leash dog
exercise area and a skate park have also been
considered. There are also planned expansions and
improvements for many City parks, including Arguello, Burton and Highland parks.
Figure 7-1 provides information to facilitate future decisions about park and open space land acquisition. This map identifies the following categories of land: City
parks and open spaces, publicly-owned vacant land,
privately-owned vacant land and privately- owned
designated open space.
Service Standards
It is the City’s goal to provide 2.5 acres of developed/ active parks for every 1,000 residents in San Carlos. This service standard is stated as Policy 1.1 of this Ele- ment.
Currently the City provides 2.3 acres of developed/active parks for every 1,000 residents.
Walkability Policy
A goal of the Parks and Recreation Department is to
locate a park or recreational facility within ½-mile of every resident. This goal is stated as Policy 1.2 of the General Plan. Residences that are more than ½-mile
from a City park are shown on Figure 7-2. Approximately 90 percent of existing residential parcels in San Carlos are within ½-mile of a park or recreational facility.
Open Space
San Carlos residents have access to a variety of open
space areas. Open space areas are lands set aside for
preservation of significant natural resources, open space and public education. Open space areas provide for
passive recreation with trails, views, natural vegetation, wildlife and environmental educational facilities.
Open space areas in the vicinity of San Carlos are listed in Table 7-2. These areas are owned and operated by the Midpeninsula Regional Open Space District (MPROSD),
San Mateo County and the State Depart- ment of Fish
and Game.
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FI G U R E 7 - 1
P a rk s, O p e n Spa c e S i t e s,
and Vac a n t Land
City Limit
Sphere of Influence Areas
Regional Open Space Bair Island
Existing City Park
City Owned Land Designated as Open Space
Private Land Designated as Open Space
Vacant City Owned Parcels
Vacant Private Owned Parcels
Belmont
tu101
Devonshire
('&%280
Pulgas Ridge
Palomar Park
Redwood City
San Mateo County 0 0.25 0.5 Miles
Arundel Rd
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FI G U R E 7- 2
R e s i d e n c e s M o r e t h a n 1/ 2 Mi le
fr om a Ci ty P a rk
City Limit Bair Island
Sphere of Influence Areas
City Park
Residential parcel located more than 1/2 mile from a park Belmont
Arguello
Cedar
Rosek
Laureola
tu101
Devonshire
San Carlos Ave
Chilton Park
Hillcrest Circle
City Hall Downtown
Alameda
Vista Highlands
North Crestview
Burton
('&%280
Heather Dog Area
Pulgas Ridge
Big Canyon
Crestview Eaton
Palomar Park
Redwood City
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San Mateo County 0 0.25 0.5 Miles
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PARKS AND RECREATION ELEMENT 7
Open Space Acreage Description
MPROSD manages 26 open space preserves totaling
over 57,000 acres. The three closest MPROSD preserves are Pulgas Ridge, Purisima Creek Redwoods and Teague Hill, with Pulgas Ridge Open Space Pre serve
located within San Carlos’ SOI. San Mateo County
manages five regional parks, the largest being 467-acre Edgewood Preserve, located approximately 3 miles
south of San Carlos. The State Department of Fish and
Game runs Bair Island, a 1,985-acre Ecological Preserve within the Don Edwards National Wildlife Refuge,
located adjacent to San Carlos in the wetlands of San
Francisco Bay. The Peninsula Watershed owned by the
San Francisco Public Utilities Commission lies west of
and adjacent to the Pulgas Ridge SOI. A 19,000-acre
Scenic Easement and a 4,000-acre Scenic and Recreation
Easement overlay the Peninsula Water shed. Open
space within San Carlos includes Big Can yon Park,
Eaton Park and land designated as open space in this
General Plan. The open space facilities controlled or
operated by the City are essentially un improved or in
their natural state with minimal or no aboveground
improvements provided by the City, other than trails
and trail heads.
GENERAL PLAN 163
TABLE 7-2 OPEN SPACE AREAS
Midpeninsula Regional Open Space District (MPROSD)
Pulgas Ridge 366
6 miles of developed trails, various
trails and one wheelchair accessible
trail and an off-leash dog area.
Purisima Creek
Redwoods 3,360
24 miles of trails, features Purisima
Creek Canyon, views of the coast
and Half Moon Bay.
Teague Hill 626
One developed trail takes hikers or
equestrians through a small portion
of the northwest corner of Teague
Hill, into the Santa Cruz Mountains.
San Mateo County
8.49 miles of trails, features
Edgewood Park 467 serpentine grasslands that are famous for their magnificent displays of
wildflowers each spring.
State Department of Fish and Game
Bair Island
Ecological
Reserve
1,985 Former salt ponds that have been
restored to tidal wetlands.
San Francisco Public Utilities Commission
Peninsula
Watershed
19,000
4,000
Scenic Easement
Scenic and Recreation Easement.
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Hiking Trail at Big Canyon Park
Figure 7-1 shows the locations of open space within and surrounding the city. Figure 7-3 shows the loca tion of the Pulgas Ridge Open Space Preserve, Penin sula
Watershed, Edgewood Park and Bair Island re gional
open spaces surrounding San Carlos.
Trails
Highlands, Arguello, Big Canyon, Eaton and Heather
Dog Area are the five city parks with hiking trails within the city limit. Among these parks, the City
owns and maintains 8.7 miles of recreational trails
which are shown in Figure 7-4. The longest trail within San Carlos’ trail system is the Eaton-Big Canyon Trail, which runs through both Eaton and Big Canyon Parks
and connects the two parks together. The City does not
maintain equestrian facilities or mountain biking trails at this time. Information on pathways through the city
for bicycling and jogging are discussed in the
Circulation and Scenic Highways Element of this Gen
eral Plan.
The City has plans to expand the system of public trails in San Carlos. In February of 2007 the City Council
approved a Trails Connections Plan that identifies 14
possible new connections to existing trails in San Car los and surrounding areas. Existing trails and planned
connections are shown in Figure 7-4 and listed in Table 7-3. Of the 14 connections, six connect trails within San Carlos and the remaining eight are regional connec
tions. The first priority trails, as identified in the plan, are scheduled to be implemented before the second
priority trails. In addition to implementing the Trails Connections Plan, the City’s planned improvements to
the trail system include extending existing trails and
addressing soil erosion and trail drainage issues.
164 GENERAL PLAN
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Arundel Rd
FI G U R E 7- 3
P a r k s a n d O p en S p a c e
City Limit
Sphere of Influence Areas
City Park
Regional Open Space
Belmont
San
Carlos Arguello
Cedar
Rosek
Laureola
tu101
Bair Island
Ave Hillcrest Circle Downtown
Devonshire
Chilton Park
City Hall
Alameda
Burton
Vista
North Crestview
Highlands
Peninsula
('&%280
Heather Dog Area
Watershed Lands
Pulgas Ridge Open
Space Preserve
Big Canyon
Crestview Eaton
Palomar Park
Redwood City
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Edgewood Park
Hetch-Hetchy
Aqueduct Corridor
San Mateo County 0 0.25 0.5 Miles
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F I G U RE 7 - 4
E x i s t i ng a n d P l a n n e d T r a i l s
City Limit
Sphere of Influence Areas
City Park Bair Island
Existing Trail
Potential Trail Connection
Existing Bay Trail
Planned Bay Trail
Source: City of San Carlos, 2008;Association
of Bay Area Governments, 2009.
Belmont
tu101
Devonshire
('&%280
Pulgas Ridge
Palomar Park
Redwood City
Arundel Rd
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San Mateo County
0 0.25 0.5 Miles
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7 PARKS AND RECREATION ELEMENT
GENERAL PLAN 167
First Priority
Second Priority
Source: City of San Carlos, 2007, Trails Connections Plan.
As previously noted, the
City does not currently
meet its standard of 1 mile
of hiking trail per 1,000
residents. To do so, the
City would need a total of
27 miles of trails (at the
city’s current popula tion).
Additional trail miles
would be provided with
implementation of the
Councilapproved Trail
Connections Plan
and identified during development of the upcoming
Open Space Management Plan. The Action Plan of the
Parks Master Plan schedules the Open Space Manage
ment Plan for development during Fiscal Year 2008/09
to 2011/12.
Recreational Programs
The Parks and Recreation Department provides recrea
tional services and programs for all residents of San
Carlos including youth, adults, senior citizens and
people with disabilities. Services and programs are
primarily provided at the Adult Community Center,
Sustainability and the Parks
and Recreation Department
ing to the advancement of sustainability practices
within the city. The Department uses a small electric truck for park maintenance, has a strong recycling program, and implements an Integrated Pest Management plan which strives to reduce the
amount of chemicals used for park maintenance.
The Department uses 100 percent of all downed
trees for mulch, and utilizes an irrigation system
that regulates the amount of water used based on
atmospheric conditions.
TABLE 7-3 POTENTIAL SAN CARLOS TRAIL
CONNECTIONS
1 Crestview to Pulgas Ridge Open Space Preserve and San Francisco Watershed Lands
2 Unimproved City-Owned Parcel on Crestview (Across
Crestview Drive from Vista Park) to San Francisco Watershed Lands
3 Devonshire Trail System to Crestview
4 Highland Area/Heather Park to Big Canyon/Eaton Trail System 5 Lynton/Oakley Avenue to Club Drive to Witheridge Road to Belmont Trail System
6 End of Brittan to Pulgas Ridge Open Space Preserve
7 Cranfield Avenue to Club Drive to Witheridge in Belmont 8 Eaton Park to City-Owned Parcel Off La Mesa Drive Via Loma Road to Edgewood Park
9 Oakley/Devonshire to Crestview Drive and Vista Park
10 Lands of Rosa Flores Via Chesham to Proposed Devonshire Trail System
11 Land of Rosa Flores Via Winding Way to Proposed Devonshire Trail System
12 Existing Trail from Highlands Park to Winding Way
13 Alameda to Dundee and Highland Park Across Black Mountain Property to Bell/Lupin Avenue
14 Lower Crestview Drive to Pulgas Ridge Open Space Preserve
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168 GENERAL PLAN
the Burton Park buildings and the Laureola Park Spe
cial Needs Building. The Adult Community Center
serves residents over 50, offering a number of classes
and activities. Meeting and dining spaces for special
events are available at the Adult Community Center. At
Burton Park is the Youth Center, which targets pre teen and young teen youth and has a full-size gymna sium,
activities room, TV lounge, learning kitchen, dance
studio and computer-equipped homework center. The
Laureola Park Special Needs Building offers pre-school
programs and serves special-needs residents, offering
recreation and socialization activities
Youth Center at Burton Park
for children, teenagers and adults with physical, social, or learning limitations.
To enhance the recreational programming available to
San Carlos residents, the City has identified the need for new recreational facilities and improvements to existing ones. The City has planned new recreational facilities
including an aquatics center, a performing arts center, a new community center and a gymnasium for adult
recreation. The City has planned improve ments for
existing facilities such as the Adult
Master Plan for Parks, Open Space,
Buildings and other Recreational Facilities
The Master Plan for Parks, Open Space, Buildings and other Recreational Facilities was adopted in August, 2008. The purpose of the plan is to provide the city with a long-term vision for its park system by identifying improvements to existing parks and targeting opportunities for new park facilities. The implementation strategy, a component of the Master Plan, prioritizes and schedules park system improvements and discusses funding for capital improvements and ongoing operation costs and maintenance. Specific recommendations in the Master Plan will be supported by broader policies regarding parks and recreational facilities in the 2030 General Plan.
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GENERAL PLAN 169
Community Center, the Laureola Park Building and the
San Carlos Museum of History.
Funding Sources
Many California cities experience fiscal pressure to
provide recreational facilities and programs for their
residents. Despite funding cuts, the City remains
committed to providing a high level of service for
residents. The City is considering a wide variety of
funding mechanisms to maintain prior funding levels.
The City has a Quimby Act Ordinance in place. The
Quimby Act authorizes cities and counties to pass
ordinances requiring that developers set aside land,
donate conservation easements, or pay fees for park
improvements. Revenues generated through the
Quimby Act cannot be used for the operation and
maintenance of park facilities. The City will also
consider additional funding sources including other
development-related financing mechanisms, voter
approved taxes and assessments, private sector funding
and grant resources.
The Guiding Principles are a set of key objectives that articulate San Carlos’ core values relating to parks and recreation. The Guiding Principles of the Parks and
Recreation Element are:
Strengthen a sense of place and communityimage
in San Carlos through parks and recreational
programs.
Provide facilities and recreational opportunities
for all residents of all ages and abilities.
Maintain a diversity of passive and active facilities
and recreational uses in San Carlos.
Support a sustainable way of life through parks
and recreation.
Facilitate and support community problem
solving.
Support urban trailsto enhance pedestrian
mobility and interconnectivity.
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Goals, Policies and Actions
POLICY PR-1.1 Actively pursue land acquisitions to
provide additional recreational
opportunities, especially in
underserved areas, which will help the
City achieve the goal of increased park
land.
POLICY PR-1.2 Maintain a balance of athletic fields, active parks and passive open space that
supports a variety of recreational uses.
ACTION PR-1.1 Explore opportunity sites for the
development of new parks facilities,
focusing on providing recreation
opportunities to underserved areas
based on the City‘s Master Plan for
Parks, Open Space, Buildings and other
Recreational Facilities.
ACTION PR-1.2 Work to fund land acquisition for parks
and open space including all available
mechanisms both public and private.
ACTION PR-1.3 Continue to monitor possibilities for
acquisition of land to expand the Adult
Community Center and/or City Hall
Park.
ACTION PR-1.4 Strive to provide a minimum of 2.5
acres of traditional parkland for every
1,000 residents.
ACTION PR-1.5 Strive to provide a park facility within
½-mile of every resident.
POLICIES
AC TIONS
GOAL
PR-1
Increase the amount of City-owned park
and open space land.
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ACTION PR-1.6 Provide the opportunity for the Parks and Recreation Department during the
development review process to assess
on-site open space and recreational
amenities.
ACTION PR-1.7 Investigate acquisition of open space
lands or easements to expand trail network, especially in areas adjacent to existing open space.
ACTION PR-1.8 Explore purchase or easement encumbrance of land in the Devonshire Canyon area.
ACTION PR-1.9 Update the City’s park development
impact fee to address residential renovations, remodels and additions that potentially increase the number of residents living in a dwelling unit.
ACTION PR-1.10 Identify parcels that may be suitable
for acquisition; for example, parcels in
underserved areas of the city and parcels adjacent to parks and public facilities.
ACTION PR-1.11 Consider adoption of an ordinance
requiring the maximum allowable park
land dedication fee.
ACTION PR-1.12 All City-owned Park Facilities and Open
Space Park Facilities, as defined by the
Municipal Code, should be re- zoned to
allow such uses. The City Council may
change the zoning to al- low other uses
if it finds that it is a change in use that
will meet the goals of the Parks and
Recreation Element of the General Plan.
Dog exercise area at Crestview Park
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GOA
L PR2
Provide cultural, historical, environmental
education and recreational facilities that
support a diversity of needs and interests.
POLICY PR-2.1 Consider the recreational needs and
interests of all segments of the San
Carlos community when evaluating
decisions relating to parks facilities.
POLICY PR-2.2 Consider establishing a new facility for
the visual and performing arts.
POLICY PR-2.3 Continue to support implementation of
trail connections as identified in the
City’s Master Plan for Parks, Open
Space, Buildings and other Recreation
Facilities.
POLICY PR-2.4 Continue to maintain City-owned
open space trails and connections to
regional trails.
POLICY PR-2.5 Promote the development of publicly-
accessible urban trails throughout the
city to provide access to the natural
environment and facilitate nonmotorized transportation options.
POLICY PR-2.6 Complete the Bay Trail alignment in
San Carlos.
POLICY PR-2.7 Encourage new development to pro-
vide trails and trail connection easements or dedications where feasible and appropriate.
POLICY PR-2.8 Address any multi-use trail conflicts with enforced policy and posted sign- age.
POLICY PR-2.9 Continue building and renovating
playgrounds to universal accessibility
standards.
Denotes synergy
with Climate
Action Plan
POLICIES
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POLICY PR-2.10 Improve the availability and quality of
athletic fields in San Carlos.
ACTION PR-2.1 Study the feasibility of acquiring additional parkland to construct a new community center and outdoor aquatics facility.
ACTION PR-2.2 Consider constructing an outdoor theater.
ACTION PR-2.3 Continue joint-use agreements with the
San Carlos Elementary School Dis- trict
for additional use of school facili- ties
and fields.
ACTION PR-2.4 Continue and enhance alternative funding
strategies for providing addi- tional
facilities, including naming rights and
sponsorships, grants and endowments.
ACTION PR-2.5 Coordinate with relevant agencies and
organizations to support development
of the Bay Trail Network and to provide a safe and convenient route in the vicinity of the San Carlos Airport.
ACTION PR-2.6 Prepare an Open Space Management
and Trails Master Plan to further identify trail connectivity and future trail development for public benefit.
ACTION PR-2.7 Maintain a current map of trails that is
available to the public and update as
necessary to define trails as multi-use
or single-use.
ACTION PR-2.8 Extend and improve trails in Big Canyon, Eaton Park and Arguello Park.
ACTION PR-2.9 Consider providing space, whether in
new or existing parks, for off-leash dog
areas, a skate park, bocce courts, Frisbee golf, BMX bicycling and other alternative sports.
AC TIONS
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ACTION PR-2.10 Study feasibility and desirability of
reopening and/or expanding pedestrian and bicycle pathways.
Oak tree at Burton Park
GOAL
PR-3
Provide recreational programs to meet the
needs of all residents.
POLICY PR-3.1 Ensure that recreational programs are
available for all ages and abilities.
POLICY PR-3.2 Support recreational programs that
encourage the interaction of different
segments of the San Carlos population.
POLICY PR-3.3 Expand the availability of aquatics
facilities and programming.
POLICY PR-3.4 Promote visual and performing arts
programs.
POLICIES
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POLICY PR-3.5 Ensure that parks facilities and usage will only be expanded with a commensurate expansion in maintenance resources, including future staff and
equipment.
POLICY PR-3.6 Partner with adjacent agencies includ- ing San Mateo County, Belmont Parks and
Recreation, San Francisco Public
Utilities Commission and the Midpeninsula Regional Open Space District to provide expanded parks and open
space amenities for San Carlos residents.
POLICY PR-3.7 Protect the Youth Center as a valuable
venue exclusively for youth activities
and programs.
ACTION PR-3.1 Seek to establish a joint use agreement
with the Sequoia Union High School
District to increase access to pools,
gymnasiums, theaters, athletic fields
and other facilities.
ACTION PR-3.2 Seek to improve existing fields through
the City/San Carlos Elemen- tary
School District joint use agree- ment.
City Hall Park
AC TIONS
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GOAL
PR-4
Provide for environmentally-sustainable
parks and recreational programs.
POLICY PR-4.1 Preserve and protect sensitive species and habitats in City parks and open space,
as identified by the Environ- mental
Management Element of this Plan or
state and federal guidelines.
POLICY PR-4.2 Maintain and enhance ecological diversity in City parks and open space.
POLICY PR-4.3 Incorporate sustainable practices into
the on-going maintenance of City
parks and recreational facilities.
POLICY PR-4.4 Design new park and community fa-
cilities with environmentally-friendly
features, incorporating formalized
Bay-Friendly Landscaping practices
and to be Leadership in Energy and
Environmental Design (LEED) certified or equivalent.
POLICY PR-4.5 Consider transit, bicycle and pedes-
trian accessibility when evaluating locations for new or substantiallyrenovated parks facilities.
POLICY PR-4.6 Use sustainable materials—reused,
renewable, locally-sourced and/or recycled—to the greatest extent possible.
POLICY PR-4.7 Continue to employ integrated pest
management policy and practices as
part of parks maintenance and recreation services programs.
POLICY PR-4.8 Replant, when necessary, with native
species and/or climate-appropriate
plants.
POLICIES
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POLICY PR-4.9 Design and maintain trails with appropriate drainage standards and to prevent soil erosion.
POLICY PR-4.10 Integrate stormwater management onsite to the greatest extent possible for all parks facilities.
POLICY PR-4.11 Maintain or plant trees where appro-
priate to provide shade, absorb carbon,
reduce the heat island effect and reduce cooling loads in shaded buildings.
POLICY PR-4.12 Study the feasibility of reducing or
eliminating City department use of
gasoline-powered landscape maintenance equipment.
ACTION PR-4.1 Based on recommendations for in-
creased energy efficiency, develop an
implementation program for efficiency
modifications to Departmentmaintained facilities.
ACTION PR-4.2 Adopt Bay-Friendly Landscaping Principles or current best practices as part of the City’s parks maintenance program.
ACTION PR-4.3 Continue and enhance the grass- cycling
and plant debris compost pro- gram.
ACTION PR-4.4 Develop a program to replace sheared
hedges in City parks with plants that
can grow to their natural shape and size
within the space allotted to them.
ACTION PR-4.5 Continue and enhance smart irrigation
with climate-based controllers in City
parks.
AC TIONS
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ACTION PR-4.6 Study the feasibility of minimizing the
use of new lawns in City parks and the
replacement of some existing lawns
with meadows or no-mow turf alternatives.
ACTION PR-4.7 Continue department policy of not
purchasing or providing water in plastic bottles.
Park bench at Vista Park
POLICY PR-5.1 Continue to use the Parks and Recreation Commission as a forum for resident involvement in decision-making relating to parks and recreation.
POLICY PR-5.2 Provide regular outreach to the public
about City parks and recreational programs.
POLICY PR-5.3 Support community efforts to use parks
and recreation as an expression of civic
pride.
POLICIES
GOAL
PR-5
Promote civic engagement in parks and
recreation.
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POLICY PR-5.4 Work with the Parks and Recreation
Foundation and other civic or private
organizations to raise private funds for
prioritized projects.
POLICY PR-5.5 Continue to support community events,
volunteers and non-profits.
POLICY PR-5.6 Continue to support and partner with
other City departments to meet City
and department goals.
POLICY PR-5.7 Continue to support and recognize the
role of community groups.
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Community Safety and
Services Element
8 COMMUNITY SAFETY
AND SERVICES ELEMENT
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POLICY CSS-3.7 Maintain Cityowned open
space lands in a
manner that
minimizes and
reduces fire
hazard threats to
fixed public and
private
properties, by reducing hazardous
vegetation fuels.
POLICY CSS-3.8 Provide adequate
access for fire and
emergency service
vehicles to new
de- velopment in
hillside areas, as
per the
International Fire
Code and the
Urban Wildland
Interface Code.
The Community Safety and Services Element provides information about risks in San Carlos due to natural and man-made hazards and contains policies designed to protect the community and its property from these hazards. This Element also provides information about public services in San Carlos.
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POLICY CSS-3.9 Support “early review” of proposed
development by the Belmont-San Carlos Fire Department and institute impact fees to ensure adequate all-risk fire equipment for the community.
POLICY CSS-3.10 Continue to require all new development to provide all necessary water service, fire hydrants and road improvements consistent with City standards and the California Fire Code.
POLICY CSS-3.11 Ensure that in existing developed ar- eas within the city there is an accept- able
level of fire safety and emergency
medical/paramedic services.
POLICY CSS-3.12 Incorporate drought-resistant and fire- resistant plants in capital improvement
projects in areas that are subject to
wildland fires.
POLICY CSS-3.13 Ensure that property owners maintain
property in a manner that minimizes
fire hazards through the removal of
vegetation, hazardous structures and
materials and debris as governed under the City Municipal Code for enforcement.
ACTION CSS-3.1 Update the City’s Community Wildfire
Protection Plan as appropriate.
ACTION CSS-3.2 Enforce the established residential fire sprinkler ordinance.
ACTION CSS-3.3 Maintain and make available to the
public a current map of areas subject
to wildland fires as provided by the
California Department of Forestry and
Fire Protect (CAL FIRE).
ACTION CSS-3.4 Work with the City of Belmont Public
Works Department and the City of San
Carlos Public Works Department on
the redesign of the upper Crestview
Drive/Hallmark Drive gate. An increase to the overall fully open width is needed. This redesign will permit twoway ingress and egress for emerACT I ONS
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gency personnel and equipment, as
well as the movement of citizens when
evacuation orders are given to the
public.
ACTION CSS-3.5 Assure that streets and egress gates
provide adequate width to allow for
emergency vehicle ingress and egress.
Hazardous Materials and Waste
A “hazardous material” is defined by the California
Health and Safety Code Section 25501 as, “any material
that, because of its quantity, concentration, or physical or chemical characteristics, poses a significant present or potential hazard to human health and safety or to the
environment if released into the workplace or the
environment.” Products as diverse as gasoline, paint
solvents, film solvents, household cleaning products,
refrigerants and radioactive substances are categorized as hazardous materials. What remains of hazardous
material after use, or processing, is considered to be a hazardous waste.
Background Information
This section describes hazardous material sites, hazardous waste collection and hazardous materials response in San Carlos.
Hazardous Material Sites. Due to San Carlos’ history of industrial use, hazardous materials may be present in
the soils and groundwater in or near these areas, especially in the East Side and along portions of El Camino Real. Common hazardous materials in industrial areas
include oils, fuels, paints, solvents, acids and bases, disinfectants and metals. Legacy pollutants used in
industrial practices up to the 1970s, such as polychlorinated biphenyl (PCB), may also be present in these areas. The State Department of Toxic Substances Control (DTSC) is responsible for maintaining a list of sites with active hazardous material users and/or genera- tors and sites with historical or current environmental
contamination. The Department is also responsible for
coordinating the cleaning-up of contaminated sites.
Figure HAZ-1 in Appendix D shows the locations of
hazardous materials sites in San Carlos according to the DTSC’s records. Table HAZ-1, in Appendix D, lists the
hazardous materials sites with current or historic
environmental contamination.
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Hazardous materials have also been known to infiltrate
the groundwater, in some cases contaminating entire
groundwater systems. Although there are hazardous
materials sites in San Carlos, there are currently no
known regional plumes of contaminated groundwater,
according to the County of San Mateo Health Services
Agency and the State Water Board.
Hazardous Materials Response. The Hazardous Materials
Response Team of San Mateo County responds to hazardous materials emergencies throughout the county.
The team is comprised of the South County Fire Hazmat
Team, the Environmental Health Division of the County
Health Services Agency and the Sheriff’s Office of
Emergency Services.
Household Hazardous Waste (HHW). Hazardous waste
generated by San Carlos residences is collected in part by the recycling and solid waste services management
company at the Shoreway Recycling and Disposal Center, in part through San Mateo County Environmental Health HHW monthly drop-off appointment events in
San Mateo, and in part through other collection facilities. There are several other convenient locations for drop off of HHW including:
A mercury thermometer exchange at the South
Bayside System Authority wastewater treatment
plant.
Fluorescent bulb recycling bins at certain lighting
retailers.
A pharmaceutical drop-box is also available at the
San Carlos Police Department.
Batteries, mobile phones and motor oil can be recycled curb-side at your home or business.
Some HHW, including medical wastes, asbestos, tires
and explosives are not readily disposable within San
Carlos.
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Goals, Policies and Actions
GOAL
CSS-4
Protect the community from the harmful
effects of hazardous materials.
POLICY CSS-4.1 Prohibit uses involving the manufacturing of hazardous materials throughout the city. Hazardous materials are defined in Chapter 6.95, Section 25501 0-1 of the Health and Safety Code. This policy applies only to the
direct manufacture of hazardous substances. It does not apply to the storage or use of such materials in conjunction with permitted industrial uses.
POLICY CSS-4.2 Require producers of and users of hazardous materials in San Carlos to conform to all local, State and federal regulations regarding the production,
disposal and transportation of these
materials.
POLICY CSS-4.3 Mitigate hazard exposure to and from
new development projects through the
environmental review process, design
criteria and standards enforcement.
POLICY CSS-4.4 Mitigate indoor air intrusion potential in areas of new development or redevelopment where the property is located above known volatile compound plumes.
POLICY CSS-4.5 Where deemed necessary, based on the
history of land use, require site assessment for hazardous and toxic soil contamination prior to approving development project applications.
POLICIES
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POLICY CSS-4.6 Prohibit land uses and development
which emit odors, particulates, light
glare, or other environmentallysensitive contaminants from being located within proximity of schools, community centers, senior homes and
other sensitive receptors. Sensitive receptors shall be prohibited from locating in the proximity of environmentally sensitive contaminants.
POLICY CSS-4.7 Require the preparation of emergency
response plans as part of use applications for all large generators of hazardous waste as required by federal law.
POLICY CSS-4.8 Actively promote public education,
research and information dissemination on hazards materials.
POLICY CSS-4.9 Encourage the use of green building
practices to reduce potentiallyhazardous materials in construction materials.
ACTION CSS-4.1 Provide on-going training for appropriate City personnel in hazardous materials, response and handling.
ACTION CSS-4.2 Disseminate information on proper
disposal of household hazardous
waste.
ACTION CSS-4.3 Coordinate with waste disposal ser- vices and other government agencies to
increase the convenience of proper
disposal of household hazardous
waste.
ACTION CSS-4.4 Evaluate opportunities to participate in household hazardous waste collec- tion
services.
Airport Operations
This section includes background information about the
San Carlos Airport and a goal, a policy and an ac- tion related to airport safety.
ACT I ONS
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Background Information
The San Carlos Airport is located within the San Carlos city limit east of US 101, along the bay shoreline. The 160-acre airport is located on land owned by the County of San Mateo and managed by the County Public Works
Department.
Private planes are the primary users of the San Carlos
Airport and are utilized for both business and recreation. Due to the airport’s 2,600-foot runway, large aircraft, such as commercial jets, are not permitted to use the airport. The airport also allows private jets under 12,500 pounds to land and take off at any time, but activities such as student training are limited to daytime to meet noise abatement requirements. The airport
houses around 500 aircraft and is the place of business for over 25 aviation related businesses, including a
helicopter training school. Other airport services include emergency response functions such as AirAmbulance, Medivac flights and law enforcement patrols.
The City/County Association of Governments of San
Mateo County (C/CAG) serves as the State-mandated
Airport Land Use Commission is responsible for promoting land use compatibility around the County’s airports in order to minimize public exposure to excessive noise and safety hazards. The primary means by which this is accomplished is through the San Mateo
County Comprehensive Airport/Land Use Plan
(CLUP), adopted by C/CAG in 1996. The CLUP is a
State mandated document that addresses airport/land
use compatibility related to proposed land use policy
actions within the environs of San Carlos Airport.
San Carlos Airport
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Goals, Policies and Actions
POLICY CSS-5.1 Maintain land use and development in
the vicinity of San Carlos Airport that
are consistent with the relevant airport/land use compatibility criteria and guidelines contained in the
adopted Airport/Land Use Compatibility Plan (CLUP) for the environs of San Carlos Airport, including noise,
safety, height and avigation easement
requirements.
ACTION CSS-5.1 Submit proposed land use policy actions (general plans/amendments, specific plans/amendments, rezonings, etc.) and related development plans, if any, that affect property located within the Area B portion of the Airport Influence Area (AIA) boundary for San Carlos Airport, to the San Mateo County Airport Land Use
Commission for review/action, pursuant to California Public Utilities Code Section 21676(b), prior to final action by
the City.
Emergency and Disaster Preparedness
This section addresses disaster preparedness and
emergency response plans in San Carlos.
Disaster Preparedness and Emergency Response
As required by State law, the City of San Carlos has
established emergency preparedness procedures to respond to a variety of natural and man-made disasters
POLICIES
ACT I ONS
GOAL
CSS-5
Minimize risks associated with operations
at the San Carlos Airport.
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that could affect the community. In the event of an
emergency, the City will respond according to the
Standardized Emergency Management System (SEMS)
developed by the State. The SEMS system establishes a
hierarchy of response, with local government as the first responders. If San Carlos does not have sufficient
resources to respond to a disaster, the County of San
Mateo would lend resources. Mutual Aid agreements
between various agencies would be enacted all the way
to the State level.
San Carlos established an Emergency Operations Center (EOC) program in 1987. The Emergency Response Plan establishes evacuation routes, identifies agencies responsible for emergency response and summarizes
and assesses potential threats and hazards. Additionally, as required by California Government Code 3100, all City employees will report to City Hall, after ensuring the welfare of their families, to assist in emergency response in the event of a disaster.
San Mateo County Sheriff’s Office of Emergency Services (OES) is responsible for coordinating emergency response in the county. The OES operates under a Joint
Powers Agreement with the 20 incorporated cities
in the county. The Emergency Services Council, which
consists of a representative from each of the 20 incorporated cities and a member of the County Board of Supervisors, governs the OES.
Goals, Policies and Actions
GOAL
CSS-6
Continue effective emergency response
procedures to ensure public safety in the
event of natural or man-made disasters.
POLICY CSS-6.1 Display leadership in the preparation for natural and man-made disasters by
taking a proactive rather than a reactive approach.
POLICY CSS-6.2 Preserve a Basic Emergency Operation
Plan consistent with the National Incident Management System (NIMS).
POLICIES
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POLICY CSS-6.3 Maintain City Hall as the Emergency
Operations Center (EOC) in San Carlos
and provide for fully-functional back
up EOC for City staff.
POLICY CSS-6.4 Coordinate the preparation for natural
and man-made disasters with the San
Mateo County Office of Emergency
Services, neighboring jurisdictions and
other governmental agencies.
POLICY CSS-6.5 Inform the public about disaster preparedness by providing information on supplies, training, evacuation routes,
communication systems and shelter
locations.
POLICY CSS-6.6 Make available to the community, programs and resources relating to disaster preparedness.
POLICY CSS-6.7 Support the efforts of neighborhood and
civic organizations to prepare for
disasters if City resources are not
available.
POLICY CSS-6.8 Identify and develop communication
systems, evacuation methods, shelter
locations and other services for special
needs populations.
POLICY CSS-6.9 Evaluate safety service limitations on an annual basis to provide for ade- quate
levels of service.
POLICY CSS-6.10 Identify potential emergency routes and suggest methods for operational needs
for first responders.
POLICY CSS-6.11 Establish the capability to re-locate
critical emergency response facilities
such as fire, police and essential services facilities, if needed, in areas that minimize their exposure to flooding,
seismic effects, fire, or explosion.
POLICY CSS-6.12 Develop a procedure to quantify community emergency preparedness levels.
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ACTION CSS-6.1 Evaluate the Emergency Operation Plan
on an annual basis and revise as needed
to promote disaster prepared- ness.
ACTION CSS-6.2 Coordinate emergency response procedures with acute care medical facilities in San Mateo County to ensure adequate preparedness for hospital patients and staff.
ACTION CSS-6.3 Participate in regional disaster event
simulations semi-annually by using the
primary EOC and methods for implementing a back-up EOC.
ACTION CSS-6.4 Create a back-up EOC for City staff.
Enter into a shared EOC agreement
with a neighboring jurisdiction or
County in the event City Hall is rendered inoperable as an EOC.
ACTION CSS-6.5 Participate in San Mateo County OES
preparedness exercises and disaster
simulations.
ACTION CSS-6.6 Encourage City employees through a
volunteer program to obtain training in
disaster preparedness and basic first
aid skills.
ACTION CSS-6.7 Maintain and enhance the community
disaster preparedness programs.
ACTION CSS-6.8 Identify the need for community
awareness and education programs for
residents. Develop programs to respond to identified needs.
ACTION CSS-6.9 Disseminate semi-annually, disaster
preparedness information to residents
through the City web site, newsletters,
e-notify, newspaper articles, or other
methods.
ACTION CSS-6.10 Make available multi-language disaster preparedness information.
ACT I ONS
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ACTION CSS-6.11 Identify and program for emergency
supplies through the EOC program in
public parks.
Public Services
Existing Public Services
This section addresses schools, police service, fire service and libraries in San Carlos. Figure 8-8 shows the location of the Adult Community Center, Youth Center, K-12 public schools serving San Carlos students, the police station, fire stations, library and City Hall.
Adult Community and Youth Centers.
The Adult Community Center (ACC)/Senior Services
provides a wide variety of classes, programs, activities and services to promote healthy lifestyles, lifelong
learning and independence for adults 50 and over. The
ACC is also available for private rental. The Youth
Center is a recreation facility at Burton Park designed for pre-teen and young teen members of the community. It includes a full size Gymnasium, Activities room, TV lounge, Learning Kitchen, Dance Studio and
computer-equipped Homework Center.
Schools
Two school districts serve San Carlos students, the San Carlos School District and the Sequoia Union High
School District.
San Carlos School District. The San Carlos School District (SCSD) administers elementary and middle school services within the City of San Carlos. There are four
elementary schools, two middle schools and a charter
school within the city limit. The schools include:
Arundel School (K-4)
Brittan Acres School (K-4)
Heather School (K-4)
White Oaks School (K-4)
Central Middle School (5-8)
Tierra Linda Middle School (5-8)
San Carlos Charter Learning Center (K-8)
Revenues for public schools are provided from Revenue Limit funding, federal funds and the remainder from local funding such as parcel tax funds and other
monies donated by the San Carlos Education Foundation and PTAs.
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Sequoia Union High School District. San Carlos high
school students attend schools in Belmont and Redwood City; these schools are under the jurisdiction of the Sequoia Union High School District (SUHSD).
Students attend either the Carlmont High School or
Sequoia High School. The Sequoia Union High School
District serves about 8,000 Midpeninsula students in
four comprehensive high schools and one continuation
high school, and in other specialized services and programs. Funding for the SUHSD comes from the Revenue Limit funding, federal funds and from State and local funds.
Private Schools. There are two private schools in San
Carlos. St. Charles School is a K-8 Catholic school located at 850 Tamarack Avenue. West Bay High School is a non-profit high school for transitional students. The high school is based on an independent study pro- gram
with the option of weekly personalized class time.
Adult Education. The City Parks and Recreation Department offers a variety of arts, fitness and sports, music, cooking, language, computer and gardening
classes for adult residents. The San Mateo Community
College District also offers adult education courses. The District includes three community colleges: Cañada
College in Redwood City, College of San Mateo in San
Mateo and Skyline College in San Bruno. Students can
obtain an Associate in Arts or Sciences, participate in vocational programs, or receive a Certifi- cate of
Proficiency in a chosen field.
Police
San Carlos is one of the safest cities in the Bay Area, with the San Carlos Police Department seeking to maintain
the high quality of life through crime preven- tion and law enforcement. The Department currently employs 32
sworn officers, a ratio of 1.1 officers per 1,000 residents.
The most common crimes in San Car- los include
commercial and vehicle burglaries and al- cohol and
drug related offenses. The police depart- ment operates programs including an In-House Youth
Counseling/Diversion Program, seatbelt awareness
and enforcement and regional drunk-driving. The department also participates in the San Mateo Gang Task Force.
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Fire
The Belmont-San Carlos Fire Department (BSCFD), a
joint powers and governmental agency, provides fire
and emergency response services to the cities of San
Carlos and Belmont, the unincorporated portion of the
Harbor Industrial Area and unincorporated portions
within San Carlos and Belmont. The BSCFD is responsible for fire response, advanced life support (ALS) and paramedic response and hazardous material response
for San Carlos and the entire county. In addition, the
BSCFD is also responsible for emergency preparedness
and other services such as plan checks, fire prevention and fire hydrant testing. The transportation component of ALS services is contracted out to American Medical Response (AMR) through the County of San
Mateo.
As shown in Figure 8-8, there are two fire stations within the city. Fire Station 13, located on Laurel Street, was built in 1995 and Fire Station 16, located on Alameda de las Pulgas, was built in 1964. The BSCFD stations in
Belmont located at the east and west ends of Ralston
Avenue also provide emergency response ser- vices to
San Carlos residents.
Library
The San Carlos branch of the San Mateo County library
system is located at 610 Elm Street. In addition to book circulation, the library offers child, adult and family programming and also has computer work stations that
are available for public use. The library also has
conference rooms that may be reserved. Funding for the
library comes from the County Library Joint Pow- ers
Authority, which is comprised of the cities of Atherton, Belmont, Brisbane, East Palo Alto, Foster City, Half
Moon Bay, Millbrae, Pacifica, Portola Valley, San Carlos and Woodside, as well as unincorporated areas of the
County of San Mateo. San Mateo County provides
staffing and materials and the individual cit- ies are
responsible for the buildings and maintenance.
Childcare Facilities
There are 13 registered childcare facilities in San Carlos, excluding home-based daycare. They are divided up between for-profit centers, after school extended care and faith-based locations. These childcare facili- ties offer services for a range of ages starting with in- fants and continuing through grade school. Some of the
public and faith based programs also offer income
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based pricing or tuition assistance to those children that qualify.
Community Building Activities
Numerous civic organizations sponsor events that help
to build community in San Carlos. Some of these organizations and events are described below.
San Carlos Fine Arts Association. The San Carlos Fine Arts Association’s mission is to promote community interest
in the arts by providing venues to share, edu- cate and display art. The Association works collabora- tively
with the Chamber of Commerce, the Museum Board
and sister cities to develop and support commu- nity
events which foster interest in the arts.
Sister Cities. San Carlos currently has two sister cities:
Okotoks, Canada; and San Carlos, Nicaragua. The
purpose of a sister city relationship is to encourage a global perspective among the people, institutions and
businesses of San Carlos and to create a forum for fellowship between San Carlos residents and the residents of sister cities.
Week of the Family. The city celebrates the annual Week of the Family during the first week of February. Hundreds of families take part in a number of free activities to celebrate and strengthen the values of a familycentered community. The goals of the Week of the Family are to strengthen family relationships, provide
families with tools that help families function, promote family life, educate families on the roles and responsibilities of family members and honor and pay tribute to families in San Carlos.
Non-profits and Volunteerism. San Carlan’s support
community in a broad array of associations, community groups, service clubs, faith based organizations, neighborhood associations and through other means.
This community support and volunteerism significantly enhances the City’s sense of community.
Community Theater. There are several community theater activities to promote local involvement in the arts.
The Kiwanis Show and Chicken’s Ball are Bi-annual
events that are developed, created and cast by local
community members for local fundraising charters. The
San Carlos Children’s Theater conducts classes and
workshops throughout the year, with local youth
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participating as actors, crew members and creative
teams. The Children’s Theater performs four or five
major productions at local schools sites each year.
Summer Concert Series. Summer Concert Series is held in Burton Park each July and August. These concerts help
to build community by providing a family- friendly
environment where San Carlos residents can congregate
and enjoy music in a public setting. Local businesses
and interest groups can demonstrate their civic
commitment by sponsoring concerts.
San Carlos Together. San Carlos Together is a citizens’ group dedicated to building community by bringing
people who live and work in San Carlos together to
socialize, share ideas and volunteer their services for a better community. The group will host Town Hall
Meetings at least twice each year as well as City Pride Days that will allow volunteers to work together to
make improvements around the city. San Carlos Together will also sponsor a First Night celebration on New Year’s Eve 2009 and will create an award program recognizing a citizen who has made an outstanding contribution to San Carlos.
San Carlos Villagers. The San Carlos Villagers were
formed in April 1949 to preserve the history of San
Carlos. The goal was to collect documents, photos and
memorabilia that reflected San Carlos’ rich background
and safeguard it for the future. The City Council appointed the Villagers as docents for the Museum of San Carlos in 1981, after the San Carlos Lions Club gifted the renovated Museum Building to the city. The Vil- lagers
compile, collect and assemble letters, photo- graphs,
personal articles and relics of historical interest detailing the city’s heritage.
Hometown Days. Hometown Days is sponsored by a
group of dedicated volunteers to promote a sense of
community spirit in San Carlos. This event brings the
community together and provides an opportunity for
schools, service clubs, local businesses and other organizations to connect with residents. Hometown Days typically includes a parade through downtown San
Carlos followed by a festival at Burton Park, where
families enjoy games, food, local arts and crafts and
entertainment.
Art and Wine Faire. The San Carlos Chamber of Commerce hosts the Art and Wine Faire one weekend every
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October. Held in the central core of downtown Laurel
Street, the event features juried art and crafts by the Pacific Fine Arts as well as wares made by local artists and craftspeople. San Carlos residents, Chamber
members, businesses, vendors and sponsors participate
in the two-day event, typically attended by more than
75,000 people. A variety of gourmet food, beverages
and music adds to the festive atmosphere.
Hot Harvest Nights Farmers' Market. The Hot Harvest
Nights Farmers' Market occurs every Thursday night
between May and September in Downtown San Carlos.
In 2007 the market featured over 50 booths set up in the middle of Laurel Street which was closed to traffic.
Vendors offer locally-grown produce, flowers, prepared food and artwork. Visitors also can enjoy live music during the Farmers’ Market. The event is sponsored by the City of San Carlos, San Carlos Chamber of Commerce and local business sponsors.
Goals, Policies and Actions
GOAL
CSS-7
Ensure adequate public services and high
quality design of public facilities to make
San Carlos a safe, enjoyable and quality
community in which to live, work and
shop.
POLICY CSS-7.1 Provide efficient and timely processing
of development review and building
permit applications, while maintaining
quality standards in accordance with
City Ordinances. Look for solutions to
problems, be responsive to community
concerns, promote positive communications at all levels of review and provide analysis and advice to decisionmakers to help them make informed decisions. Encourage early public input.
POLICIES
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POLICY CSS-7.2 Establish and regularly monitor levels of service of San Carlos’ public facili- ties
and services.
POLICY CSS-7.3 Adopt public improvement standards to
achieve high-quality public facili- ties.
Excellence in the appearance of public
facilities shall be of utmost im- portance
and consideration. New de- velopment
and redevelopment shall be designed
with complementary public and
private amenities. Streetlights,
benches, accessory structures, public
art and public and privates spaces shall
be designed in a complementary
fashion. Landscaping shall be an important and significant design component of development and landscaping of areas visible from public streets and
nearby residences shall be part of the
initial development. The City’s design
guidelines and standards shall establish the objectives, techniques and programs to implement the location,
amount and type of landscaping material appropriate to these objectives.
Encourage native plants and trees.
POLICY CSS-7.4 Work with all special districts, including the school districts, to ensure that development within the city is coordinated with provision of services.
POLICY CSS-7.5 Maintain neighborhood schools wherever possible. Evaluate City potential to acquire any surplus school sites. If
redeveloped, sites shall be used for
purposes which are compatible with
the surrounding neighborhood and
consistent with the General Plan Land
Use Map and shall strive to retain
school recreation facilities for neighborhood use.
POLICY CSS-7.6 Maintain existing library facilities as an important activity center within the
community.
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POLICY CSS-7.7 Continue to locate City administrative
functions in the Elm Street Civic Center area and consider joining other service providers for administrative functions when presented.
POLICY CSS-7.8 Approve rezoning and development
permits only when adequate services
are available, or when a program to
provide services has been approved by
the applicable district and the City.
POLICY CSS-7.9 Ensure that adequate public services and facilities are planned and con- structed
to accommodate the popula- tion of the
city.
POLICY CSS-7.10 Require existing overhead utility lines be placed underground in new development and redevelopment through a phased program of conversion in existing overhead areas.
POLICY CSS-7.11 Retain a City Corporation Yard.
POLICY CSS-7.12 Support the dedication and preserva-
tion of rights-of-way for future transit
service along the rail corridor.
ACTION CSS-7.1 Define acceptable service levels for San Carlos’ public facilities and services.
ACTION CSS-7.2 Annually update the City’s long-range
Capital Improvements Program. The
Program shall continue to address all
City facilities that are included in the
development impact fee program, facilities needed to solve existing deficiencies and to accommodate projected growth and shall include a funding and
phasing program for provision of
facilities in not less than five-year increments through the end of the updated planning period. Encourage all special districts serving San Carlos to
do the same.
ACT I ONS
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ACTION CSS-7.3 Create and implement a planting and
beautification program for public facilities.
ACTION CSS-7.4 Provide online access, as well as a hard copy on reserve in the San Carlos Library, of the complete General Plan and all its amendments.
San Carlos Library
POLICY CSS-8.1 Support schools and educational institutions as a key component of San Carlos’ identity.
POLICY CSS-8.2 Support the availability of all types of educational opportunities, both formal
and informal, for residents of all ages
and abilities.
POLICY CSS-8.3 Ensure that all residents have access to library services including access to
computers and other technology.
GOAL
CSS-8
Provide educational opportunities for all
ages.
POLICIES
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POLICY CSS-8.4 Evaluate through the California Environmental Quality Act (CEQA) process how new development impacts schools, as the quality of San Carlos
schools is a primary asset of the city.
POLICY CSS-8.5 Participate in the long-range planning
activities with San Carlos Unified
School District and Sequoia Union
High School District.
ACTION CSS-8.1 Study establishing additional educational uses in the Civic Center area.
ACTION CSS-8.2 Advocate for reestablishing a high school within San Carlos for San Car- los
residents.
ACTION CSS-8.3 Maintain and enhance City Council
collaboration with the San Carlos
School District and other appropriate
educational entities.
GOAL
CSS-9
Establish San Carlos’ position as a community cultural and arts center.
POLICY CSS-9.1 Provide diverse, high-quality experiences for cultural activities and the arts.
POLICY CSS-9.2 Provide functionally well-designed,
conveniently-located facilities for cultural activities and the arts, both indoors and outdoors.
POLICY CSS-9.3 Encourage galleries and artists’ studios to locate in San Carlos.
ACT I ONS
POLICIES
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POLICY CSS-9.4 Continue and enhance alternative
funding strategies for providing additional cultural and arts facilities including naming rights and sponsor ships, grants and endowments.
ACTION CSS-9.1 Provide for temporary and permanent
public art displays and cultural programs on City properties and facilities, in accordance with a Public Art Master
Plan.
ACTION CSS-9.2 Encourage voluntary installation of
easily viewable public art on private
properties in accordance with a Public
Art Master Plan.
ACTION CSS-9.3 Encourage art fairs and other cultural
events Downtown and elsewhere in the
community.
ACTION CSS-9.4 Prepare a feasibility study, including
program needs and site identification,
for a performing arts center.
ACTION CSS-9.5 Work collaboratively with local schools
and the community to build on the
availability of performing arts facilities at local schools.
ACTION CSS-9.6 Identify sites for and study the feasibility of, outdoor performing arts spaces.
ACTION CSS-9.7 Maximize the accessibility of all arts
facilities with convenient access, drop
off, pickup, parking and delivery.
ACTION CSS-9.8 Look for opportunities to develop a work center for artists. Study alterna- tives
for providing gallery spaces ca pable of
hosting exhibitions and dis- play space
for artists.
San Carlos community organizations
ACT I ONS
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GOAL
CSS-10
Promote Community Building activities in
San Carlos.
POLICY CSS-10.1 Continue to support and recognize the
role of community groups and organizations.
Laurel Park
Festival at Burton Park
POLICIES
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Noise Element
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9 NOISE ELEMENT
Introduction
State law requires that the General Plan include a Noise Element, which is to be prepared according to
guidelines adopted by the California Office of Noise
Control (ONC). In accordance with State law requirements, this Noise Element provides a systematic approach to limiting community exposure to noise, including the following components:
Quantitative analysis, based on noise measurements and modeling of major existing and future noise sources in the community, including both
mobile and stationary sources;
Mapping of generalized noise level contours to be
used as a basis for land use decision-making; and
Contents
Introduction
Background Information
Noise Terminology
Noise Control Ordinance 1086
Land Use Compatibility
Existing Noise
Future Noise
239 Goals, Policies and Actions
The purpose of the Noise Element is to identify sources of noise in San Carlos and to define strategies for reducing the negative impact of noise to the community. Noise is an environ- mental pollutant that can threaten the quality of life and human health by causing annoyance or disrupting sleep and everyday activities. With the presence of significant noise sources in San Carlos, including Highway 101, El Camino Real, the Caltrain corridor and the San Carlos Airport, reducing the negative impact of unwanted and excessive noise is an important aspect of maintaining the city’s high quality of life and community character.
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9 NOISE ELEMENT
Goals, policies and actions to address community
exposure to existing and projected noise sources.
The Noise Element describes compatible land uses for
varying noise levels, provides background information
on existing sources of noise and projects noise conditions in 2030.
The Noise Element is divided into two basic sections:
Background Information
Goals, Policies and Actions
Background Information
The following provides a discussion of existing and
future noise sources within San Carlos, as well as how
these noise sources affect the various land use types in the city. Major noise sources that will be addressed
include transportation sources such as traffic, public
transit and airport and industrial operations.
The Noise Element should provide a systematic approach to the measurement and modeling of noise; the establishment of noise standards; the control of major
noise sources; and community planning for the regulation of noise. This Noise Element provides baseline information on the existing noise environment based on
noise measurements taken throughout the city and
identifies noise-sensitive uses in San Carlos.
According to State Government Code and the State Office of Noise Control Guidelines, the following major noise sources should be considered in the preparation of a Noise Element:
Highways and freeways.
Primary arterials and major local streets.
Railroad operations.
Aircraft and airport operations.
Local industrial facilities.
Other stationary sources.
The Noise Element establishes uniformity between City
policy and programs undertaken to control and abate
environmental noise. The California Govern- ment
Code and State Office of Noise Control Guide- lines
require that certain major noise sources and areas
containing noise-sensitive land uses be identified and
quantified by preparing generalized noise exposure
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contours for current and projected levels of activity
within the community. The noise exposure information developed for the Noise Element is incorporated into the General Plan to serve as a basis for achieving land use compatibility with respect to noise. Noise exposure information is also used to provide baseline levels and noise source identification for use in the development and enforcement of a local noise control ordinance and for ensuring compliance with the State’s noise insulation standards, which are discussed in more detail below.
Noise Terminology
The discussion of noise requires the use of a number of technical terms. Some of the key noise-related terms
used in this Element include:
Decibel (dB). A decibel is a unit of measurement
which indicates the relative amplitude of a sound.
The zero on the decibel scale is based on the lowest
sound level that the healthy, unim- paired human
ear can detect. Sound levels in decibels are
calculated on a logarithmic basis. Each 10 decibel
increase in sound level is perceived as approximately a doubling of loudness over a fairly wide range of intensities.
A-weighted sound level (dBA). The A-weighted
sound level is the most common method to characterize sound in California. This scale gives greater weight to the frequencies of sound to
which the human ear is most sensitive. All sound
levels in this chapter are A-weighted, unless reported otherwise. Energy-equivalent sound/noise level (Leq). Leq
describes the average level that has the same
acoustical energy as the summation of all the timevarying events. This descriptor is useful be- cause sound levels can vary markedly over a short
period of time. The most common averag- ing
period for Leq is hourly, but it can be of any
duration.
Day/night average sound level (Ldn). Since the
sensitivity to noise increases during the evening
and at night, 24-hour descriptors have been developed that incorporate artificial noise penalties added to quiet-time noise events. Ldn is a measure of the cumulative noise exposure in a community, with a 10 dB addition to nocturnal (10:00
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p.m. to 7:00 a.m.) noise levels. This is the measurement that the City of San Carlos normally uses in noise evaluations and analysis.
Community Noise Equivalent Level (CNEL).
CNEL is the energy average of the A-weighted
sound levels occurring during a 24-hour period,
with 10 dB added to the A-weighted sound levels
occurring between 10:00 p.m. and 7:00 a.m. and
5 dB added to the A-weighted sound levels occurring between 7:00 p.m. and 10:00 p.m.
Noise Control Ordinance 1086
The City of San Carlos’ noise ordinance is intended to
protect residents and visitors to San Carlos from unreasonable noise associated with machines, persons, or devices. It specifies that unreasonable noise is that
which exceeds 10 dBA above local ambient noise levels. Noise levels are measured at a distance of 49 feet from the property lines of either public or private
property. Some noise sources are exempt from these
regulations, including transportation, construction,
home workshops or gardening tools and solid waste
pick-up. Violations of the specified noise levels are
monitored by the San Carlos Police Department and are
considered misdemeanors.
Land Use Compatibility
Land uses deemed as noise sensitive by the State of
California include schools, hospitals, rest homes, longterm care and mental care facilities. Many jurisdictions consider residential uses particularly noise sensitive
because families and individuals expect to use time in
the home for rest and relaxation and noise can interfere with these activities. Some variability in standards for noise sensitivity may apply to different densities of
residential development; single-family uses are frequently considered the most sensitive. Jurisdictions may identify other uses as noise sensitive such as
churches, libraries, day care centers and parks.
Land uses that are relatively insensitive to noise include some office, commercial and retail developments. There is a range of insensitive noise receptors which generate significant noise levels or where human occupancy is typically low. Examples of insensitive uses include industrial and manufacturing uses, utilities, agriculture, vacant land, parking lots and
transit terminals.
To assist with evaluating the compatibility of land uses with various noise levels, the California General Plan
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Guidelines compare the compatibility of noise levels
with various land uses. Figure 9-1 summarizes the
Guidelines’ recommendations.
Research determined how much noise is acceptable for
different land uses. In the mid-1970s, the Environmental Protection Agency concluded that a noise level of 55 dBA Ldn (including a 5 dBA margin of safety)
would have “no impact” on a residence. The State of
California built upon this information and established
guidelines suggesting 60 dBA Ldn as an upper limit for
acceptable environmental noise in a residential setting.
Certain land uses are sensitive to noise outdoors and
exterior noise thresholds are appropriate.
Other land uses are only sensitive to noise indoors (e.g. professional office spaces, high-density housing in a
downtown area).
One of the requirements of a Noise Element is to facilitate the noise insulation standards contained in the State Building Code that are applicable to new multi- family
housing development. Where the exterior noise
exposure level is 60 dBA Ldn or greater, the residential building must attenuate the interior noise level to 45
dBA Ldn or less in residential living areas. The intent of the Noise and Land Use Compatibility Guidelines is to
achieve an interior noise level of 45 dBA Ldn or less in all new residential housing. Three acceptability categories are identified: normally acceptable, conditionally acceptable and unacceptable. In the normally acceptable category, a use would be acceptable without additional mitigation measures. In the conditionally
acceptable category, the use would be acceptable with
the application of mitigation measures. In the unacceptable category, the use may be unacceptable even after the application of available mitigation measures.
Existing Noise
A noise study was completed as part of the General Plan update and included noise measurements along major
roadways. The major noise sources in San Car- los are
vehicular traffic on major roadways, railroad operations along the Caltrain corridor and the San Car- los Airport.
Table 9-2 details the current traffic noise levels for major roadways in San Carlos.
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FIGURE 9-1 LAND USE COMPATIBILITY FOR COMMUNITY NOISE ENVIRONMENT Land Use Category
Exterior Noise Exposure (Ldn)
55 60 65 70 75 80
Single-Family Residential
Multi-Family Residential, Hotels and Motels a
Outdoor Sports and Recreation, Neighborhood Parks and
Playgrounds
Schools, Libraries, Museums, Hospitals, Personal Care, Meeting Halls, Churches
Office Buildings, Business, Commercial and Professional Auditoriums, Concert Halls, Amphitheaters
a
See Policy NOI-1.5.
NORMALLY ACCEPTABLE. Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special insulation requirements.
CONDITIONALLY ACCEPTABLE. Specified land use may be permitted only after detailed analysis of the noise reduction requirements and needed noise insulation features included in the design.
UNACCEPTABLE. New construction or development should generally not be undertaken because mitigation is usually not feasible to comply with noise element policies.
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232 GENERAL PLAN
Hourly
Exterior Noise-Level
Standard In Any Hour
(dBA)
Interior Noise-Level
Standard In Any Hour
(dBA)
Land Use Receiving the Noise
Noise-Level
Descriptor
Daytime
(7am-10pm)
Nighttime
(10pm-7am)
Daytime
(7am-10pm)
Nighttime
(10pm-7am)
Residential
Leq 55 45 40 30
Lmax 70 60 55 45
Medical, convalescent
Leq 55 45 45 35
Lmax 70 60 55 45
Theater, auditorium
Leq -- -- 35 35
Lmax -- -- 50 50
Church, meeting hall
Leq 55 -- 40 40
Lmax -- -- 55 55
School, library, museum
Leq 55 -- 40 --
Lmax -- -- 55 --
Notes:
1. The Residential standards apply to all residentially zoned properties.
2. Each of the noise levels specified above shall be lowered by 5 dBA for tonal noises characterized by a whine, screech, or hum, noises consisting primarily of speech or music, or recurring impulsive noises.
3. In situations where the existing noise level exceeds the noise levels indicated in the above table, any new noise source must include mitigation that reduces the noise level of the noise source to the existing level.
4. The exterior noise standards are measured at any point on the receiving property where there is, or could be in the future, frequent human use and quiet would be beneficial.
5. These standards do not apply to temporary sources such as construction activities.
TABLE 9-1 NON-TRANSPORTATION NOISE STANDARDS
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GENERAL PLAN 233
Major
Roadway Segment
Ldn at
75 ft, dBA*
2009
Existing
Major
Roadway Segment
Ldn at
75 ft, dBA*
2009
Existing
* Noise levels are given at a distance of 75 feet from the center of the roadway.
TABLE 9-2 2009 VEHICULAR TRAFFIC NOISE ON
MAJOR ROADWAYS
El Camino Real
North of Holly St 69
San Carlos Ave to Brittan Ave 68
Brittan Ave to Howard Ave 69
South of Howard Ave 69
Holly Street
West of El Camino Real 62
Old County Rd to Industrial Way 65
East of Industrial Way 68
Old County Road
North of Holly St 63
Holly St to Brittan Ave 64
Brittan Ave to Howard Ave 64
South of Holly St 62
Industrial Road
North of Holly St. 61
Holly St to Brittan Ave 66
South of Brittan Ave 66
San Carlos
Avenue
North of Club Dr 63
Club to Alameda de Las Pulgas 65
Alameda de Las Pulgas to El
Camino Real 62
East of El Camino Real 59
Brittan Avenue
West of Alameda de Las Pulgas 61
Alameda de Las Pulgas to El
Camino Real 62
Old County Rd to Industrial Way 64
East of Industrial Way 64
Howard Avenue
West of El Camino Real 59
East of Old County Rd 60
Dartmouth
Avenue East of San Carlos Ave 59
Club Drive West of San Carlos Ave 57
Alameda de Las
Pulgas
San Carlos Ave to Brittan Ave 62
South of Brittan Ave 63
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234 GENERAL PLAN
Vehicular
Traffic continues to be the most significant source of
noise within San Carlos. Highway 101, as the dominant traffic noise source and El Camino Real (State Route 82), a major contributor to the noise environment, exhibit noise levels from 70 to 77 dBA Ldn at land uses immediately joining these roadways. Interstate 280 carries high volumes of traffic but does not affect
existing developed areas within the city. Major arterials, including Holly Street, San Carlos Avenue, Alameda de Las Pulgas, Brittan Avenue, Old Country Road and Edgewood Road are significant noise sources and
exhibit noise levels from 65 to 70 dBA Ldn at nearby land uses. Neighborhood streets such as Crest- view Drive
and Devonshire Boulevard exhibit noise levels from 60
to 65 dBA Ldn at nearby receivers. Resi- dential
neighborhoods insulated from through traffic have
noise levels less than 60 dBA Ldn which is an ac- ceptable level.
Railroad
The Caltrain railway roughly parallels Highway 101
and follows El Camino Real in the northeastern portion
of the city. The San Carlos Caltrain station is near the intersection of El Camino Real and San Carlos Avenue.
In 2009, there were 35 scheduled weekday northbound
stops per day and 35 scheduled weekday southbound
stops per day at the San Carlos Caltrain Station. Daynight average noise levels are estimated to range from 67 to 69 dBA Ldn at a distance of 100 feet from the tracks.
Train warning whistles can generate maximum noise
levels of approximately 105 dBA at 100 feet and would
be audible throughout the community. Trains are
required to blow their horns at railroad stations, so Ldn noise levels in the station area will be substantially
higher unless the City of San Carlos and Caltrain obtain Quiet Zone designations.
Trains are also a source of perceptible groundborne
vibration within approximately 50 to 100 feet of the
tracks. Ground-borne vibration occurs in areas adjacent to fixed rail lines when railroad trains pass through San Carlos. Ground vibration levels along the railroad
corridors are proportional to the speed and weight of
the trains as well as the condition of the tracks, train engine and car wheels. Vibration meas- urements
conducted in San Carlos indicate that the ac- ceptable
vibration levels occur about 65 feet from the center of the near railroad track for the maximum measured train
vibration level and about 55 feet from
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9 NOISE ELEMENT
GENERAL PLAN 235
the center of the near railroad track for typical train passbys.
Airport
Aircraft using San Carlos Airport intermittently contribute to ambient noise levels in the city. This general aviation airport is located in the northeast portion of the City of San Carlos east of Highway 101. The air- port
averages about 425 aircraft operations per day.
Approximately 49 percent of aircraft operations are
local general aviation, 48 percent are transient general aviation, 2 percent are air taxi operations and less than 1 percent are military operations. San Mateo County
and the San Carlos Airport Pilot’s Association promote
noise reduction practices by airport users, including
avoiding flying over sensitive areas. Existing noise
contours for the San Carlos Airport are shown on Figure 9-2. Noise compatibility is regulated by the City/County Association of Governments of San Mateo
County (C/CAG) Airport Land Use Commis- sion for
the County’s airports. The San Mateo County
Comprehensive Airport/Land Use Plan (CLUP),
adopted by C/CAG in 1996, is a State-mandated
document that promotes airport/land use compatibility. Table IV-2 of the CLUP includes noise compatibility standards.
Aircraft noise in California is described in terms of the CNEL. The noise levels measured in CNEL are approximately equivalent to noise measured with the day/night average noise level (Ldn) but include an
additional 5 dB weighting factor for the evening hours
(7:00 p.m. to 10:00 p.m.).
Jet aircraft to and from the Mineta, San José and San
Francisco International Airports generate intermittent
noise when passing over the City of San Carlos. Noise
generated by these over-flights, although audible and
noticeable in quiet areas above other ambient noise
sources, do not contribute to daily average noise levels in the city.
Non-Vehicular
There are no known stationary noise sources that make
a significant contribution to the community’s noise environment. The majority of commercial and industrial land uses within San Carlos are located east-northeast of El Camino Real and may be minor contributors to
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F I G U RE 9 - 2
S a n C a r l o s Ai r p o r t
N o i s e C o n t o u r M a p
City Limit
Sphere of Influence Areas
Airport Noise Contours
55 CNEL
60 CNEL
65 CNEL
Source: San Carlos Airport Master Plan Update
Airport Modernization Draft EIR (June 2002).
Belmont
Bair Island
mÆ
tu101
Devonshire
&%('
280
Pulgas Ridge
Palomar Park
Emerald Lake Hills
Redwood City
0 0.25 0.5 Miles
Arundel Rd
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9 NOISE ELEMENT
GENERAL PLAN 237
the noise environment, while Highway 101, major arterial roadways and the railroad contribute significantly.
Future Noise
The noise environment in San Carlos is not expected to
change as a result of the implementation of the General Plan. Vehicular traffic noise, the dominant source
throughout the city, is not anticipated to change substantially along local streets or major through routes, including Highway 101 and El Camino Real. Aircraft
noise in the region and sources of non-transportation
noise are similarly not anticipated to increase in the
community. Figure 9-3 shows the projected noise contours at buildout of the General Plan.
Currently, California is considering construction of a
high-speed train system that would link the San Francisco Bay Area and Los Angeles. The plan would be for high-speed trains to operate through San Carlos on or
near the existing Caltrain right-of-way. Numerous atgrade crossings along the Caltrain corridor would need to be eliminated in order to facilitate the high- speed trains, which would reduce noise from the sounding of
railroad train horns. The high-speed trains would
likely use electric power cars, which
would eliminate the low frequency rumble associated
with diesel-powered locomotives. However, overall
high-speed train noise levels may increase over conventional trains due to the aerodynamic effects. Vibration of the ground caused by the passby of high-speed trains is expected to be similar to that caused by conventional steel wheels/steel rail trains. As information becomes available, it should be incorporated into the
Noise Element and utilized accordingly in noise/
vibration and land use planning.
View of Downtown from San Carlos train station
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F I G U RE 9 - 3
2030 T r a f f i c a n d R a i l r o a d
N o i s e L e v e l C o n t o u rs
City Limit
Sphere of Influence Areas
Traffic Noise Level
< 55 db(A)
55 - 60 db(A)
60 - 65 db(A)
65 - 70 db(A)
70 - 75 db(A)
> 75 db(A)
Belmont
tu101
Bair Island
Source: Illingworth and Rodkin, 2009.
Note: Calculations assume an acoustically hard
ground surface and do not take shielding from
structures or barriers into account.
Devonshire
('&%280
Pulgas Ridge
Palomar Park
Redwood City
Arundel Rd
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9 NOISE ELEMENT
GENERAL PLAN 239
San Mateo County
0 0.25 0.5 Miles
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9 NOISE ELEMENT
GENERAL PLAN 239
Goals, Policies and Actions
GOAL
NOI-1
Encourage compatible noise environments
for new development and control sources
of excessive noise citywide.
POLICY NOI-1.1 Use the Noise and Land Compatibility
Standards shown in Figure 9-1, the noise
level performance standards in Table 9-
1 and the projected future noise
contours for the General Plan shown in
Figure 9-3 and detailed in Table 9-2, as a
guide for future planning and development decisions.
Caltrain platform
POLICY NOI-1.2 Minimize noise impacts on noisesensitive land uses. Noise-sensitive land uses include residential uses, retirement homes, hotel/motels, schools, libraries, community centers, places of
The Guiding Principles are a set of key objectives that articulate San Carlos’ core values relating to noise. The following Guiding Principle establishes a framework for the basic intent of this Element and is a broad statement of overall community value relating to noise in San Carlos:
Maintain a community with a noise environment
that supports a high quality of life.
POLICIES
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public assembly, daycare facilities,
churches and hospitals.
POLICY NOI-1.3 Limit noise impacts on noise-sensitive
uses to noise level standards as indicated in Table 9-1.
POLICY NOI-1.4 Require a detailed acoustic report in all cases where noise-sensitive land uses
are proposed in areas exposed to exterior noise levels of 60 CNEL Ldn or greater. If recommended in the report,
mitigation measures shall be required as
conditions of project approval.
POLICY NOI-1.5 New development of noise-sensitive land
uses proposed in noise-impacted areas
shall incorporate effective mitiga- tion
measures into the project design to
reduce exterior and interior noise levels
to the following acceptable levels:
a. For new single-family residential
development, maintain a standard
of 60 Ldn (day/night average noise
level) for exterior noise in private
use areas.
b. For new multi-family residential
development maintain a standard of
65 Ldn in community outdoor
recreation areas. Noise standards
are not applied to private decks and
balconies and shall be considered on
a case-by-case basis in the downtown core.
c. Interior noise levels shall not exceed
45 Ldn in all new residential units
(single- and multi-family). Development sites exposed to noise levels exceeding 60 Ldn shall be analyzed
following protocols in Appendix
Chapter 12, Section 1208, A, Sound
Transmission Control, 2001 Building Code Chapter 12, Appendix Section 1207.11.2 of the 2007 California Building Code (or the latest revision).
d. Where new residential units (singleand multi-family) would be exposed to intermittent noise levels generated during train operations,
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GENERAL PLAN 241
side homes shall not exceed 50 dBA
in bedrooms or 55 dBA in other occupied spaces. These single event limits are only applicable where
there are normally four or more train
operations per day.
POLICY NOI-1.6 Where noise mitigation measures are
required to achieve the noise level
standards, the emphasis of such measures shall be placed upon site planning and project design. The use of noise
barriers shall be considered after practical design-related noise mitigation measures have been integrated into the
project.
POLICY NOI-1.7 The City shall seek to reduce impacts
from ground-borne vibration associated with rail operations by requiring that vibration-sensitive buildings (e.g.
residences) are sited at least 100 feet
from the centerline of the railroad tracks
whenever feasible. The devel- opment
of vibration-sensitive buildings within
100 feet from the centerline of
the rail-road tracks would require a
study demonstrating that ground borne
vibration issues associated with rail operations have been adequately addressed (i.e. through building siting, foundation design and construction
techniques).
POLICY NOI-1.8 During all phases of construction activity, reasonable noise reduction measures shall be utilized to minimize the exposure of neighboring properties to
excessive noise levels.
a. Construction activities shall comply
with the City’s noise ordinance.
POLICY NOI-1.9 Minimize potential transportationrelated noise through the use of setbacks, street circulation design, coordination of routing and other traffic control measures and the construction of noise barriers and consider use of
“quiet” pavement surfaces when resurfacing roadways.
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POLICY NOI-1.10 Ensure that mixed-use development
projects are designed to minimize noise
impacts on residential units.
POLICY NOI-1.11 Ensure that proposed noise sensitive
land uses include appropriate mitigation to reduce noise impacts from aircraft operations at San Carlos Airport.
Work with the San Carlos Airport Pilots Association and San Mateo County to continue to refine and implement the
Airport’s noise abatement procedures.
POLICY NOI-1.12 Ensure consistency with the noise compatibility policies and criteria contained in the San Carlos Airport Land Use Plan.
POLICY NOI-1.13 Require a noise analysis for new residential uses located within the 55 CNEL impact area of the San Carlos Airport. If
recommended in the report, mitigation
measures shall be required as conditions
of project approval.
POLICY NOI-1.14 The Federal Transit Administration vibration impact criteria and assessment methods shall be used to evaluate the
compatibility of train vibration with
proposed land uses adjoining the UPRR
(Caltrain) corridor. Site specific vibration studies shall be completed for vibration-sensitive uses proposed within 100 feet of active railroad tracks.
ACTION NOI-1.1 Establish a noise abatement protocol for existing sensitive land uses located in
areas anticipated to experience significant noise increases with the implementation of the General Plan. Cumulative traffic noise impacts on existing noise-sensitive uses could be reduced
through the inclusion of exterior and/or
interior sound-reduction meas- ures
such as set-backs, noise barriers, forcedair mechanical ventilation and sound rated window construction. The
ACT I ONS
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9 NOISE ELEMENT
GENERAL PLAN 243
City should research sources of funding
for these actions.
ACTION NOI-1.2 Revise the City’s Noise Ordinance to be
consistent with this Element.
ACTION NOI-1.3 Require residents of new mixed-use
developments to be informed of potential noise from refuse collection and other activities typically associated with
commercial activity.
ACTION NOI-1.4 Require the evaluation of mitigation
measures for projects that would cause
the following criteria to be exceeded or
would cause a significant adverse community response:
a. Cause the Ldn at noise-sensitive
uses to increase by 3 dB or more and
exceed the “normally accept- able”
level.
b. Cause the Ldn at noise-sensitive
uses to increase 5 dB or more and
remain “normally acceptable.”
c. Cause noise levels to exceed the
limits in Table 9-1.
ACTION NOI-1.5 Enforce Section 27007 of the California
Motor Vehicle Code that prohibits amplified sound that can be heard 50 or more feet from a vehicle.
ACTION NOI-1.6 Enforce Section 27150 of the California
Motor Vehicle Code that addresses excessive exhaust noise.
ACTION NOI-1.7 Update and review procedures for
dealing with noise complaints in the
community.
ACTION NOI-1.8 Evaluate the necessity of requesting
Caltrain to establish a Quiet Zone designation for San Carlos.
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General Plan Preparers
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246 GENERAL PLAN
10 GENERAL PLAN PREPARERS
City Council, Planning Commission, and
City Staff
City Council Members
Bob Grassilli, Mayor
Randy Royce, Vice Mayor
Omar Ahmad
Matt Grocott
Brad Lewis
Planning Commission Members
Steve Divney
JoAnn Iwasa
Steve San Filippo
Alex Phillips
Teri L.K. Shugart
Key City Staff
Al Savay, Community Development Director
Deborah Nelson, Planning Manager
Stephanie Bertollo Davis, Senior Planner
Mark Sawicki, Economic Development, and Housing
Manager
General Plan Advisory Committee
The General Plan Consultant team was assisted and
advised by the City Council, Planning Commission,
City Staff and the General Plan Advisory Committee.
General Plan Advisory Committee Members
Andrew Klein, West of El Camino Real Representative
Chair
Mary Jo Hoffman, Arts and Culture Commission
Representative, Vice Chair
Cecily Harris, Parks and Recreation Commission
Representative
Chris Burton, West of El Camino Real Representative
Donald Cook, Open Position
Jason Mansfield, Transportation and Circulation
Commission Representative
JoAnn Iwasa, Planning Commission Representative
Kaveh Badiei, Housing Representative
Kevin Harris, Youth Advisory Council Representative
Martin Miller, Chamber of Commerce Representative
Michelle Margiotta, Harbor Industrial Area
Representative
Scot Marsters, Economic Development Advisory
Commission Representative
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GENERAL PLAN PREPARERS 10
Suzanne Henderson Emerson, Environmental
Community Representative
Thomas Knudsen, East Side Industrial Representative
Pat Bell, East of El Camino Real Representative
Report Preparers
Design, Community & Environment, Inc.
Primary Consultant
1625 Shattuck Avenue, Suite 300
Berkeley, CA 94709
Archaeological Resources Technology
Cultural Resources Consultant
135 Valencia A408
San Francisco, CA 94103
Economics Research Associates
Economics Consultant
388 Market Street, Suite 1580
San Francisco, Ca 94111
Hexagon Transportation Consultants, Inc.
Transportation Consultant
7888 Wren Avenue, Suite B-121
Gilroy, CA 95020
Illingworth & Rodkin
Air Quality Consultant
505 Petaluma Boulevard South
Petaluma, CA 94952
Stellar Environmental Solutions
Geology and Hazards Consultant
2198 Sixth Street, Suite 201
Berkeley, CA 94710
Pacific Municipal Consultants
Climate Action Plan
500 12th Street, Suite 240
Oakland, CA 94607
GENERAL PLAN 247
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Appendices
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A P P E N D I X A
H A Z A R D O U S M A T E R I A L S I T E S
................................................................................................................................................................................................
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A-2 GENERAL PLAN
APPENDIX A
Site Name Address Database Listing(s) Affected Media
Stewart Alsop 115 Dale Avenue LUST, Cortese, HAZNET, San Mateo County Bl S/GW Claremont High School 1400 Alameda de Las
Pulgas LUST Uk
Shell Oil 500 El Camino Real LUST S/GW
San Carlos Tire and Car
Clinic 260 El Camino Real LUST, CA FID UST, SWEEPS UST, San Mateo County Bl S/GW Auto Pride Car Wash 195 El Camino Real LUST, RCRA-SQG, FINDS, HAZNET, Cortese, CA FID UST, San Mateo Co. Bl, SWEEPS UST GW
The Lighthouse 734 El Camino Real LUST, SWEEPS UST S/GW/SV Unocal #293 90 El Camino Real LUST, HAZNET, Cortese, HIST UST, SWEEPS UST S/GW/SV Garden Supply 803 Old County Road LUST S/GW
RMC-Reed Roofing 789 Old County Road LUST, San Mateo Bl Uk J. Wing Partners 939 Laurel Street LUST, SLIC, HAZNET, Cortese S/GW Nielsen’s Automotive, Inc. 888 El Camino Real LUST, RCRA-SQG, FINDS, HAZNET, Cortese, San Mateo Co.
Bl, HIST UST, SWEEPS UST S/GW
Carlos Cleaners 1000 Laurel Street LUST, HAZNET, SLIC, San Mateo Co. Bl, Drycleaners Uk Peninsula Laboratories 601 Taylor Way LUST, SLIC, San Mateo Co. Bl S/GW RMC Lonestar 1026 Bransten Road LUST GW
Stop N’ Go 980 El Camino Real LUST, Cortese S/GW/SV
Carey Property 580 Bragato Road LUST S/GW
SITES WITH ACTIVE ENVIRONMENTAL CONTAMINATION IN SAN CARLOS
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APPENDIX A
Site Name Address Database Listing(s) Affected Media
Norman & Elaine Strom 1008 Bransten Road LUST, HAZNET, San Mateo Co. Bl Closure Pending BP Oil #11201 906 Holly Street LUST San Mateo Co. Bl GW Bragato Paving 535 Bragato Road LUST, HAZNET, San Mateo Co. Bl GW B&H Technical Ceramics 306 Industrial Boulevard LUST, Cortese GW Teigal Family Trust 495 Bragato Road LUST S/GW
Delta Star 270 Industrial Road LUST, SLIC, HAZNET, Cortese, San Mateo Co. Bl, EMI Uk Shell Oil Co. 1098 El Camino Real LUST, RCRA-SQG, Cortese, San Mateo Co. Bl, SWEEPS UST S/GW Matagrano, Inc. 610 Quarry Road LUST, HAZNET S/GW/SV
Olympian San Carlos 200 Industrial Boulevard LUST, San Mateo Co. Bl S/GW Liquid Carbonic Specialty
Gas 767 Industrial Boulevard LUST, CA WDS Uk
BFI Waste Systems 225 Shoreway Road LUST GW
City of San Carlos 1113 Industrial Road LUST, HAZNET, Cortese GW State Plumbing Supply 1000 American Street LUST, Cortese, San Mateo Co. Bl GW Beco Inc. 620 Airport Drive LUST, HAZNET, San Mateo Co. Bl, CA WDS, SWEEPS UST Closure received Eaton Cleaners and Dyers 1752-4 Laurel Street LUST, SLIC S/GW/SV Goodyear #1693 290 El Camino Real SLIC S/GW
GENERAL PLAN A-3
SITES WITH ACTIVE ENVIRONMENTAL CONTAMINATION IN SAN CARLOS
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A-4 GENERAL PLAN
APPENDIX A
Site Name Address Database Listing(s) Affected Media
G N Renn, Inc. 833 Old County Road SLIC, FINDS, EMI Uk
Kelly More Paint Co. 919 Old Country Road SLIC, SWEEPS UST, HIST UST Uk Peninsula Laboratories, Inc. 901 Taylor Way SLIC, LUST, San Mateo Co. Bl S/GW Circuits Facility 641 Quarry Road SLIC, San Mateo Co. Bl. Uk Kelly More Paint Co. 1015 Commercial Street SLIC, RCRA-SQG, FINDS, HAZNET, CERC-NFRAP, HIST UST, FTTS, CA WDS, SWEEPS UST, HIST FTTS, San Mateo Co. Bl Uk Tiegel Manufacturing Co. 495 Bragato Road SLIC, San Mateo Co. Bl S/GW Spencer Kellogg Industries 952 Bransten Road SLIC GW
301 Industrial Way 301 Industrial Way SLIC, HAZNET, EMI S Liquid Carbonic Corp 767 Industrial Road SLIC, HAZNET, Cortese, San Mateo Co. Bl GW Litton Electron Devices 960 Industrial Boulevard SLIC, CHMIRS, CA WDS GW Appert Facility Harris Corp 850 Bransten Road SLIC, HIST UST Uk Home Depot 1000 Howard Street SLIC S
SITES WITH ACTIVE ENVIRONMENTAL CONTAMINATION IN SAN CARLOS
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A P P E N D I X B
G L O S S A R Y A N D A C R O N Y M S
................................................................................................................................................................................................
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B-2 GENERAL PLAN
APPENDIX B
This glossary explains the technical terms used in the City of San Carlos General Plan. Definitions come from several sources, including existing San Carlos codes, the California Office of Planning and Research and the American Planning Association Glossary of Zoning, Development and Planning Terms.
Glossary
Acreage, Gross
The land area that exists prior to any dedications for
public use, health and safety purposes.
Acreage, Net
The portion of a site that can actually be built upon,
which is the area remaining after dedication of ultimate rights-of-way for:
Exterior boundary streets.
Flood ways.
Public parks and other open space developed to
meet minimum standards required by City ordinance.
Utility Easements and rights-of-way may not be
counted as net acreage.
Action
An action is a program, implementation measure, procedure, or technique intended to help to achieve a specified goal. (See “Goal”)
Adverse Impact
A negative consequence for the physical, social, or economic environment resulting from an action or project.