Agenda packet — San Carlos City Council, May 27, 2025 (part 2 of 9)

8. Indemnification. Owner, to the fullest extent permitted by law, shall indemnify, defend (with counsel reasonably acceptable to City), and hold harmless the City, its officers, elected and appointed officials, agents, contractors, representatives and employees (each individually a “City Party” and, collectively, the “City Parties”) from and against any and all third party suits or actions at law or in equity, liabilities, claims, obligations, losses, demands, penalties, fines, liens, judgments, damages, costs, and expenses (including reasonable attorneys’ fees) (collectively, “Claims”) including, but not limited to, Claims for bodily injury, sickness, disease or death of any person or damage to real or personal property, tangible or intangible arising directly or indirectly from the acts, omissions, negligence or willful misconduct of Owner or its contractors, subcontractors, agents or employees (each an “Owner Party” and collectively the “Owner Parties”) in connection with the design, operation, or maintenance of the Public Parking Area or performance or failure to perform Owner’s obligations under this Agreement.

Owner’s indemnity obligations under this Section shall not extend to Claims to the extent that any such Claims are the result of the gross negligence or willful misconduct of a City Party. The Owner’s duty to indemnify and hold harmless City includes the duty to defend as set forth in Civil Code section 2778. Owner’s indemnification obligations under this Section shall survive termination of this Agreement until such time as the statute of limitations periods for Claims that arose prior to termination expiration or termination has run.

9. Subordination. Owner shall cause the beneficiary of any Mortgage recorded against the Public Parking Area as of the recordation date hereof to subordinate the lien of its Mortgage to this Agreement within sixty (60) days following the effective date of this Agreement, with the form of subordination agreement substantially as set forth on the Lender

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Consent and Subordination page immediately following the signature page hereof, or such other form as is reasonably approved by the City Attorney.

10. Notices. Any notices required or permitted hereunder shall be in writing and shall be served on the Parties at the addresses set forth below. Each such notice shall be either sent by:
(a) overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered upon receipt or refusal of delivery; (b) by sending the same to such Party by registered or certified mail, return receipt requested, with postage prepaid, in which case notice shall be deemed delivered upon receipt or refuse of delivery; or (c) personal delivery, in which case notice shall be deemed delivered upon receipt or refusal of delivery. A Party’s address may be changed by written notice to the other Parties. Notice given by counsel shall be deemed given by the Party represented by such counsel.

If to City:

City of San Carlos
600 Elm Street
San Carlos, California 94070
Attn: City Manager
With copies to:

City of San Carlos
600 Elm Street
San Carlos, California 94070
Attn: City Attorney
and
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: CDD Director
If to Owner:

With a copy to:

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11. Amendments. This Agreement may not be amended, modified, and/or removed unless otherwise approved and agreed upon by a written agreement between City and Owner (or subsequent owner of the Project), and recorded with the County Recorder’s Office.

12. Successors and Assigns. The terms and conditions of this Agreement shall be binding upon and shall inure to the benefit of each of the Parties hereto, and their respective heirs, legal representatives, successors and assigns.

13. Force Majeure. The time within which Owner shall be required to perform any act under this Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed unavoidably and beyond the reasonable control of the Party seeking the delay by strikes; lock-outs; Acts of God; severe and unsafe weather; unavailability of materials or labor by reason of regulations or order of any governmental or regulatory body; unavailability of labor for any other reason beyond the reasonable control of the Party seeking the delay; changes in local, state or federal laws or regulations, any development moratorium, or any action of other public agencies that regulate land use, development or the provision of services when any of the foregoing prevents, prohibits or delays construction of the Project; enemy action; riots; insurrections; civil disturbances; wars; terrorist acts; fire; unavoidable casualties; natural disasters; emergency declarations; epidemics; pandemics; government mandated shutdowns; litigation involving this Agreement or the Project Approvals (as defined in the Development Agreement); any other cause beyond the reasonable control of Owner that substantially interferes with carrying out the development of the Project; or the occurrence of any of the following events: (a) the governmental offices where any action required under this Agreement (collectively, “Government Offices”) are not open for business and any Government Offices’systems are not operational such that such action cannot occur; (b) any other third party is not open for business such that its services required as necessary for a Party to perform obligations under this Agreement cannot be performed; (c) overnight couriers are not operating such that any documents cannot be delivered to the extent such documents are required to be originals; or (d) financial institutions or wire transfer systems are not operating, such that, as part of consummation of financial transactions contemplated hereby cannot occur) (each of the events described in (a) through (d), a “Government Closure” (collectively, “Force Majeure Events”). Such extension(s) of time shall not constitute a default under this Agreement and shall occur at the request of any Party. For the avoidance of doubt, none of the foregoing is Force Majeure Event: (1) a decline in market conditions; (2) economic recessions; (3) inability to obtain credit or financing; or (4) the appointment of a receiver to take possession of the assets of Owner, an assignment by Owner, for the benefit of creditors, or any other action taken or suffered by Owner under any insolvency, bankruptcy, reorganization, moratorium or other debtor relief act or statute.

14. Entire Agreement; Integration. This Agreement and the Development Agreement contain the entire understanding and agreement of the Parties regarding the subject matter hereof and supersede all prior agreements and understandings of the Parties, oral and written, with respect to the subject matter hereof. The Parties acknowledge that this Agreement has been executed pursuant to the terms of the Development Agreement and that Sections 2.9.1 and 2.9.5 and the last sentence of Section 2.9.3 and of the Development Agreement are incorporated herein by this reference

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15. Not a Public Dedication. Nothing herein contained shall be deemed to be a gift or dedication of the Public Parking Area or any other portion of Owner’s Property to the general public or for any public purpose whatsoever, it being the intention of the Parties that this Agreement shall be limited to and for the purposes herein expressed. Owner shall reserve the right to record and/or post notices pursuant to Civil Code Sections 813 and/or 1008 with regard to the Public Parking Area.

16. Governing Law. This Agreement shall be governed and construed in accordance with the laws of the State of California.

17. Severability. If any of the provisions contained in this Agreement shall for any reason be held to be invalid, illegal, or unenforceable in any respect, then such provision(s) shall be deemed severable from the remaining provision(s) contained in this Agreement, and this Agreement shall be construed as if such invalid, illegal, or unenforceable item had never been contained herein.

18. Recordation. This Agreement shall be recorded in the Official Records of the County of San Mateo following execution by the Parties.

19. No Partnership, Co-venture, or Principal-Agent Relationship. Nothing in this Agreement is intended to or does establish the Parties hereto as partners, coventurers, or principal and agent with one another.

20. No Third-Party Beneficiaries. Nothing in this Agreement shall provide any benefit to any third party (including but not limited to members of the public) or entitle any third party to any claim, cause of action, remedy or right of any kind.

21. Counterparts. This Agreement may be executed in counterparts, each of which shall constitute an original, and all of which together shall constitute one and the same instrument.
[Signature Pages to Follow]

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IN WITNESS WHEREOF, the Parties execute this Agreement as of the date set forth above.

OWNER:

ARE-SAN FRANCISCO NO. 88, LLC,
a Delaware limited liability company
By: Alexandria Real Estate Equities, L.P.,
a Delaware limited partnership,
managing member
By: ARE-QRS Corp.,
a Maryland corporation,
general partner
By:
[City Signatures Follow]

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STATE OF CALIFORNIA )

COUNTY OF SAN MATEO )
On , before me, , Notary Public,
personally appeared , who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature: (seal)
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

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CITY:

CITY OF SAN CARLOS,
a California municipal corporation
By:

Jeff Maltbie, City Manager
ATTESTATION:

By: Crystal Mui, City Clerk
APPROVED AS TO FORM:

By: Gregory J. Rubens, City Attorney

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STATE OF CALIFORNIA )

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

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Exempt from Recording Fees per Govt. Code §§ 6103 and 27383 Space above This Line for Recorder's Use Only

LENDER SUBORDINATION AND CONSENT
, with an office at , and its successors and assigns
(“Beneficiary”), is the beneficiary under that certain [Insert name and recording info of recorded loan document, such as: Deed of Trust, Security Agreement and Fixture Filing (with Assignment of Rents and Leases) executed by , as Trustor, dated as of and recorded on in the Official Records of San Mateo County, California (the “Official Records”) as Document No. (the “Deed of Trust”).

The Deed of Trust encumbers the real property described as the “Property” in the Public Parking Agreement (the “Agreement”) to which this Subordination and Consent of Lender is attached and made a part. As the beneficiary under the said Deed of Trust, Beneficiary hereby consents to the execution and recordation of the Agreement and agrees that upon recordation of the Agreement in the Official Records, Beneficiary’s interests in the Property and rights under the Deed of Trust shall be subject and subordinate to the Agreement.

Dated , 20
[Lender],
a
By:

Name:

Title:
[Signature must be notarized.]
Recording Requested by and
When Recorded Return to:

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EXHIBIT H

IMPACT FEES
All terms not defined herein shall have the meaning ascribed to them in the Development Agreement to which this Exhibit H is attached to and a part thereof.

The following Impact Fees shall apply to the Project as provided in Section 3.6.3 of this Development Agreement:

Impact Fee Calculator Escalator
Commercial Linkage fee
(Chapter 8.51 of the San
Carlos Municipal Code)
$20 per square foot of office and
research & development space
N/A
Sewer fees (connection and
capacity)
(Chapter 13.04 of the San
Carlos Municipal Code)
$7,510 for the first 100 galls per day
of estimated wastewater discharge +
$75 per each subsequent 1 gallon per
day of estimated wastewater
discharge
The sewer capacity
charge shall be
adjusted annually
based on the change in
the Engineering
News-Record
Construction Cost
Index (20-Cities
Average) from the
March 2016 Index
Traffic impact fee
(Chapter 8.50 of the San
Carlos Municipal Code)
Impact Fee in effect at time
Agreement Date for all uses other
than Office/R&D uses. For example,
the Impact Fee for retail, restaurant,
manufacturing, and warehousing are
as follows:

Retail: $28,487.37 per 1,000 square
feet;
Restaurant: $73,050.29 per 1,000
square feet;
Manufacturing: $5,009.59 per 1,000
square feet;
Warehousing: $1,420.63 per 1,000
square feet.

Escalator in effect on
Agreement Date for
all uses other than
Office/R&D uses.

Escalator in effect on
Agreement Date or
escalator in Revised
Traffic Impact Fee.

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Impact Fee Calculator Escalator
Traffic impact fee, continued For Office/R&D uses, Existing Traffic Impact Fee or fee in Revised
Traffic Impact Fee, as applicable, in
no event to exceed one hundred and
fifty percent of Existing Traffic
Impact Fee. For reference, currently
the Existing Traffic Impact Fee is as
follows for the following uses:

Research & Development: $3,663.73
per 1,000 square feet
Office: $8,598.55 per 1,000 square
feet
Child Care impact fee
(Chapter 8.52 of the San
Carlos Municipal Code)
Office/Research & Development:
$5.03 per square foot, subject to
credit if onsite child care is provided
Adjusted annually
based on the
Construction Cost
Index published by the
Engineering News
Record or a reasonable
replacement index

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EXHIBIT I

FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT
[ATTACHED]

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Recording Requested by and
When Recorded Return to:

SPACE ABOVE THIS LINE FOR RECORDER’S USE

ASSIGNMENT AND ASSUMPTION AGREEMENT -

DEVELOPMENT AGREEMENT
THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (“Agreement”) is made and entered into as of , 20 , by and between , a
company (“Assignor”), and , a
company (“Assignee”).

RECITALS
A. Assignor owns that real property located in the City of San Carlos (“City”), County of San Mateo, State of California, and more particularly described in Exhibit A attached hereto (the “Property”).

B. On the date hereof, Assignee is acquiring approximately acres of the Property as more particularly described in Exhibit B attached hereto (the “Assigned Property”).

C. The City and ARE-SAN FRANCISCO NO. 88, LLC, a Delaware limited liability company, entered into that certain Development Agreement dated as of , 202_ and recorded against the Property on , 202_ as Instrument No. in the San Mateo County Recorder’s Office (the “Development Agreement”).

D. Assignor desires to assign to Assignee all of Assignor’s rights, duties and obligations under the Development Agreement with respect to the Assigned Property only (excluding, however, Assignor’s obligations with respect to the construction of and/or payment for certain infrastructure and other project-wide items specified in Exhibit C, attached hereto (the “Assignor Retained Obligations”), for which Assignor remains responsible) (the “Assigned Rights and Obligations”), and Assignee desires to accept and assume Assignor’s rights and obligations under the Development Agreement with respect to the Assigned Property only (the “Assumed Rights and Obligations”), such assignment and assumption to be effective on the Effective Date (as defined in Section 1.3 below). The Assigned Rights and Obligations and the Assumed Rights and Obligations are referred to collectively herein as the “Assigned Property Rights and Obligations”.

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NOW THEREFORE, in consideration of these promises, and of the agreements, covenants and conditions contained in this Agreement and other good and valuable consideration, the parties agree as follows:

ARTICLE 1

ASSIGNMENT AND ASSUMPTION OF

THE ASSIGNED PROPERTY RIGHTS AND OBLIGATIONS

1.1 Assignment. Assignor assigns to Assignee, as of the Effective Date (as defined in Section 1.3 below), all of Assignor’s rights, title and interest in and to the Assigned Property Rights and Obligations.

1.2 Assumption. As of the Effective Date, Assignee accepts Assignor’s assignment of the Assigned Rights and Obligations and assumes the Assumed Rights and Obligations. From and after the Effective Date, Assignee shall keep and perform all covenants, conditions and provisions of the Development Agreement relating to the Assigned Property.

1.3 Effective Date. For purposes of this Agreement, the “Effective Date” shall be the later to occur of (1) the date on which the deed from Assignor to Assignee for the Assigned Property is recorded in the Office of the Recorder of the County of San Mateo; or (2) the date of the execution of this Agreement by all parties; provided, however, that this Agreement shall have no force and effect without the written approval of the City, as evidenced by the full execution by the City’s representatives of the form entitled City of San Carlos’s Consent, attached hereto as Exhibit D.

1.4 Timing Obligations. Nothing in this Agreement shall be deemed to relieve any party of the timing obligations established in the Development Agreement ARTICLE 2

RIGHTS AND REMEDIES

2.1 Assignor’s Release; No Assignor Liability or Default for Assignee Breach.

Pursuant to Section 9.2 of the Development Agreement, Assignor shall be released from the Development Agreement with respect to the Assigned Property and the Assumed Rights and Obligations as of the Effective Date. Any default or breach by Assignee under the Development Agreement following the Effective Date with respect to the Assigned Property or the Assumed Rights and Obligations (“Assignee Breach”) shall not constitute a breach or default by Assignor under the Development Agreement and shall not result in (a) any remedies imposed against Assignor, or (b) modification or termination of the Development Agreement with respect to that portion of the Property retained by Assignor after the conveyance of the Assigned Property, if any (the “Assignor Property”).

2.2 No Assignee Liability or Default for Assignor Breach. As of the Effective Date, any default or breach by Assignor under the Development Agreement prior to or after the Effective Date (“Assignor Breach”), shall not constitute a breach or default by Assignee under the Development Agreement, and shall not result in (a) any remedies imposed against Assignee,

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including without limitation any remedies authorized in the Development Agreement, or (b) modification or termination of the Development Agreement with respect to the Assigned Property.

ARTICLE 3

PERIODIC REVIEW OF COMPLIANCE

3.1 Assignor Responsibilities. Assignor shall participate in the annual review of the Development Agreement conducted pursuant to Section 65865.1 of the California Government Code with respect to the Assignor Property, and Assignee shall have no responsibility therefor.

3.2 Assignee Responsibilities. Assignee shall participate in the annual review of the Development Agreement conducted pursuant to Section 65865.1 of the California Government Code with respect to the Assigned Property, and Assignor shall have no responsibility therefor.

ARTICLE 4

AMENDMENT OF THE DEVELOPMENT AGREEMENT

4.1 Assignor. Assignor shall not request, process or consent to any amendment to the Development Agreement that would affect the Assigned Property or the Assigned Property Rights and Obligations without Assignee’s prior written consent, which consent shall not be withheld unreasonably. The foregoing notwithstanding, Assignor may process any amendment that does not affect the Assigned Property, and, if necessary, Assignee shall consent thereto and execute all documents necessary to accomplish said amendment, provided that said amendment does not adversely affect the Assigned Property or any of Assignee’s Assigned Property Rights and Obligations pursuant to the Development Agreement.

4.2 Assignee. Assignee shall not request, process or consent to any amendment to the Development Agreement that would affect the Assignor Property or the Assignor’s remaining rights and obligations pursuant to the Development Agreement without Assignor’s prior written consent, which consent shall not be withheld unreasonably. The foregoing notwithstanding, Assignee may process any amendment that does not affect the Assignor Property or any of Assignor’s remaining rights and obligations pursuant to the Development Agreement, and, if necessary, Assignor shall consent thereto and execute all documents necessary to accomplish said amendment.

ARTICLE 5

GENERAL PROVISIONS

5.1 Notices. All notices, invoices and other communications required or permitted under this Agreement shall be made in writing, and shall be delivered either personally (including by private courier) or by nationally recognized overnight courier service to the following addresses, or to such other addresses as the parties may designate in writing from time to time:

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If to Assignee:
with copies to:

If to Assignor:
with a copies to:

Notices personally delivered shall be deemed received upon delivery. Notices delivered by courier service as provided above shall be deemed received twenty-four (24) hours after the date of deposit. From and after the Effective Date and until further written notice from Assignee to the City pursuant to the terms of the Development Agreement, Assignee hereby designates as its notice address for notices sent by the City pursuant to Section 11.3 of the Development Agreement, the notice address set forth above.

5.2 Estoppel Certificates. Within ten (10) days after receipt of a written request from time to time, either party shall execute and deliver to the other, or to an auditor or prospective lender or purchaser, a written statement certifying to that party’s actual knowledge:
(a) that the Development Agreement is unmodified and in full force and effect (or, if there have been modifications, that the Development Agreement is in full force and effect, and stating the date and nature of such modifications); (b) that there are no current defaults under the Development Agreement by the City and either Assignor or Assignee, as the case may be (or, if defaults are asserted, so describing with reasonable specificity) and that there are no conditions which, with the passage of time or the giving of notice, or both, would constitute a default; (c) that this Agreement is unmodified and in full force and effect (or, if there have been modifications, that this Agreement is in full force and effect, and stating the date and nature of such modifications); and (d) such other matters as may be reasonably requested.

5.3 Attorneys’ Fees. In the event of any legal or equitable proceeding in connection with this Agreement, the prevailing party in such proceeding shall be entitled to recover its reasonable costs and expenses, including without limitation reasonable attorneys’ fees, costs and disbursements paid or incurred in good faith at the arbitration, pre-trial, trial and appellate levels, and in enforcing any award or judgment granted pursuant thereto.

5.4 No Waiver. No delay or omission by either party in exercising any right, remedy, election or option accruing upon the noncompliance or failure of performance by the other party under the provisions of this Agreement shall constitute an impairment or waiver of

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any such right, remedy, election or option. No alleged waiver shall be valid or effective unless it is set forth in a writing executed by the party against whom the waiver is claimed. A waiver by either party of any of the covenants, conditions or obligations to be performed by the other party shall not be construed as a waiver of any subsequent breach of the same or any other covenants, conditions or obligations.

5.5 Amendment. This Agreement may be amended only by a written agreement signed by both Assignor and Assignee, and subject to obtaining the City’s consent.

5.6 Successors and Assigns. This Agreement runs with the land and shall be binding on and inure to the benefit of the parties and their respective successors and assigns.

5.7 No Joint Venture. Nothing contained herein shall be construed as creating a joint venture, agency, or any other relationship between the parties hereto other than that of assignor and assignee.

5.8 Severability. If any term or provision of this Agreement or the application thereof to any person or circumstance is found by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Agreement, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each remaining term and provision of this Agreement shall be valid and enforceable to the full extent permitted by law; provided that, if the invalidation or unenforceability would deprive either Assignor or Assignee of material benefits derived from this Agreement or make performance under this Agreement unreasonably difficult, then Assignor and Assignee shall meet and confer and shall make good faith efforts to modify this Agreement in a manner that is acceptable to Assignor, Assignee and the City.

5.9 Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of California.

5.10 Third Party Beneficiaries. Assignor and Assignee acknowledge that the City is a third party beneficiary of the terms and conditions of this Agreement to the extent necessary for City to enforce the terms and conditions of the Development Agreement. This Agreement shall not be deemed or construed to confer any rights, title or interest, including without limitation any third party beneficiary status or right to enforce any provision of this Agreement, upon any person or entity other than Assignor, Assignee and the City.

5.11 Time of the Essence. Time is of the essence in the performance by each party of its obligations under this Agreement.

5.12 Authority. Each party represents that the individuals executing this Agreement on behalf of such Party have the authority to bind his or her respective party to the performance of its obligations hereunder and that all necessary board of directors’, shareholders’, partners’ and other approvals have been obtained.

5.13 Term. The term of this Agreement shall commence on the Effective Date and shall expire upon the expiration or earlier termination of the Development Agreement, subject to any obligations under the Development Agreement that expressly survive the expiration or

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termination of the Development Agreement. Upon the expiration or earlier termination of this Agreement, the parties shall have no further rights or obligations hereunder, except with respect to any obligation to have been performed prior to such expiration or termination or with respect to any default in the performance of the provisions of this Agreement which occurred prior to such expiration or termination or with respect to any obligations which are specifically set forth as surviving this Agreement or the Development Agreement.

5.14 Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. Signature pages may be detached from the counterparts and attached to a single copy of this Agreement to physically form one document.

5.15 Default. Any failure by either party to perform any material term or provision of this Agreement shall constitute a default (a) if such defaulting party does not cure such failure within thirty (30) days following written notice of default from the other party, where such failure is of a nature that can be cured within such thirty (30) day period, or (b) if such default is not of a nature that can be cured within such thirty (30) day period, if the defaulting party does not within such thirty (30) day period commerce substantial efforts to cure such failure, or thereafter does not within a reasonable time prosecute to completion with diligence the curing of such failure. Any notice of default given hereunder shall be given in the same manner as provided in Section 5.1 hereof and shall specify in detail the nature of the failures in performance that the noticing party claims and the manner in which such failure can be satisfactorily cured. [remainder of page left intentionally blank – signature pages follow]

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IN WITNESS WHEREOF, Assignor and Assignee have executed this Agreement by proper persons thereunto duly authorized, to be effective as of the Effective Date. “Assignor”
,
a company
By:

Name:

Title:

By:

Name:

Title:
“Assignee”
,
a company
By:

Name:

Title:

By:

Name:

Title:

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Notary
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STATE OF CALIFORNIA )
) ss:

COUNTY OF )
On , 20 before me,
Notary Public (insert name and title of the officer),
personally appeared , who proved to me on the
basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature:
[Seal]
A notary public or other officer
completing this certificate verifies only
the identity of the individual who signed
the document to which this certificate is
attached, and not the truthfulness,
accuracy, or validity of that document.

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Notary
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STATE OF CALIFORNIA )
) ss:

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

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EXHIBIT A
Description of the Property
(Attached)

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EXHIBIT B
Description of the Assigned Property
(Attached)

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EXHIBIT C
List of Assignor Retained Obligations
(Attached)

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EXHIBIT D

CONSENT OF CITY OF SAN CARLOS
The City of San Carlos hereby consents to the assignment and assumption of the Assigned Property Rights and Obligations as set forth in this Agreement and agrees to the terms and conditions set forth herein.

CITY OF SAN CARLOS,
a California Municipal corporation
By:

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EXHIBIT J

FORM OF BRIDGE EASEMENT AND MAINTENANCE AGREEMENT
[ATTACHED]

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RECORDING REQUESTED BY AND
AFTER RECORDING RETURN TO:

City of San Carlos
San Carlos, CA
Exempt from Recording Fee Per Gov Code 6103,
27383 Space above this line for Recorder’s Use
APN: 046-162-070 and 146-062-060
DOCUMENTARY TRANSFER TAX is $0.

NO CONSIDERATION.

Property is not sold. This instrument is being
recorded merely to confirm the use of the
property.

BRIDGE EASEMENT AND MAINTENANCE AGREEMENT
This Bridge Easement and Maintenance Agreement (“Easement Agreement” or “Agreement”)) is made and entered into on this day of (“Easement Agreement Effective Date”), by and between (“Owner”), and the CITY OF SAN CARLOS, a charter city and California municipal corporation (“City”) (each individually a “Party”) and together, the “Parties”).

R E C I T A L S
A. Owner is the owner of that certain real property consisting of approximately acres located within the City of San Carlos (“City”), County of San Mateo, State of California, designated as APN and depicted in Exhibit “A”, attached hereto and incorporated herein by reference (the “Property”).

B. The Property is connected to 930-1030 Brittan Avenue (“Brittan Property”) in the City via an existing bridge (“Bridge”) over Pulgas Creek that is located partially on the Property and partially on the Brittan Property, as depicted in Exhibit “B”, attached hereto and incorporated herein by reference.

B. The Property is part of a larger approximately 25.34-acre property being developed as 1,630,000 square feet of gross floor area of Class A office/research and development buildings, which may include a café and/or tenant amenities (possibly including a childcare center); surface parking lots and parking garages; and associated improvements (the “Project”).

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C. On , the City Council of the City of San Carlos adopted Ordinance No. , approving a Development Agreement by and between City and Owner recorded in the Official Records of San Mateo County at , (“Development Agreement”) and issued several other approvals for the Project identified in the Development Agreement.

D. The Development Agreement contemplates, among other things, that if Owner is able to enter into an agreement with the owner of Brittan Property (“Brittan Owner”) prior to the issuance of the first certificate of occupancy for any building in Phase I (as defined in the Development Agreement) of the Project other than a parking garage (“First Phase I Building COO”) to allocate maintenance responsibility for the Bridge between Owner and Brittan Owner, then prior to issuance of the First Phase I Building COO, Owner shall grant City a non-exclusive easement for the limited purpose of public pedestrian and bicycle access on the portion of the Bridge located within the Property.

E. Prior to the issuance of the First Phase I Building COO, Owner and Brittan Owner entered into an agreement to allocate maintenance responsibility for the Bridge between Owner and Brittan Owner.

F. City and Owner now desire that Owner grant to City an easement for public pedestrian and bicycle access to the portion of the Bridge located within the Property, in the area legally described and shown in Exhibit “C”, attached hereto and incorporated herein by reference (“Bridge Easement Area”), as a privately owned, publicly accessible space, and provide for the maintenance of the portion of the Bridge located within the Bridge Easement Area as set forth below.

AGREEMENT
NOW, THEREFORE, the Parties hereby incorporate the above recitals by this reference and agree as follows:

1. Grant of Bridge Easement. For valuable consideration, including the benefits and rights conferred upon Owner under the Project Approvals (as defined in the Development Agreement) and subject to the terms of this Easement Agreement, Owner hereby grants and dedicates to the City a nonexclusive easement for use and enjoyment by the general public on, over and across the portion of the Bridge located in the Bridge Easement Area for purposes of walking, cycling, jogging, running, roller blading, skateboarding, roller skating, and similar non-automotive recreational activities (“Bridge Easement”). This grant of the Bridge Easement conveys no rights affecting the use of Owner’s lands that are not included in the Bridge Easement Area, and Owner reserves all right to lands within the Property outside the Bridge Easement Area.

2. Operating Hours. The portion of the Bridge located within the Bridge Easement Area shall be publicly accessible from thirty (30) minutes prior to sunrise to thirty (30) minutes prior to sunset, seven (7) days a week, except for closures permitted in Section 4.

3. Rules and Regulations. Owner shall have the right to adopt, amend from time to time, and enforce reasonable rules and regulations relating to use of the Bridge Easement Area, including for purposes of public health, safety and security and to avoid interference with commercial operations at the Project. Owner shall provide City notice of such rules and post signs with the rules and regulations online and in a conspicuous location in, on, or immediately adjacent to the Bridge Easement Area.

Without limiting the generality of the foregoing, Owner shall have the right to place reasonable restrictions on the time, place, and manner of any organized gatherings in the Bridge Easement Area and

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the right to reasonably restrict the use of motorized means of transportation within the Bridge Easement Area.

4. Maintenance. During the term of this Agreement, Owner shall maintain, or cause to be maintained, the portion of the Bridge located within the Bridge Easement Area in good condition and in accordance with applicable law. The portion of the Bridge within the Bridge Easement Area shall be repaired or replaced with materials, apparatus and facilities of at least equal quality of the materials, apparatus and facilities at initial construction of the portion of the Bridge within the Bridge Easement Area. Owner may temporarily limit or close the Bridge Easement Area, or permit such limitations or closures, to perform maintenance, repair and replacement activities on the Bridge Easement Area, the portion of the Bridge within the Easement Area, or adjacent buildings and Project improvements.

Without limiting the foregoing, Owner agrees to utilize diligent good faith efforts to ensure that any maintenance, repair or other work is undertaken expeditiously and in a manner that minimizes any adverse impacts on any of the rights under this Easement Agreement. Owner shall erect, or cause to be erected, appropriate signage and safety barriers to notify the public of any restriction on public use of the Bridge Easement Area and/or the portion of the Bridge within the Bridge Easement Area during repairs, replacements, upgrades, and modifications of such portion of the Bridge or any adjacent buildings and/or Project improvements. In no event shall Owner have any obligation under this Easement Agreement to improve or maintain the portion of the Bridge located on the Brittan Property.

5. Future Modifications. Should Owner desire to modify the Bridge Easement Area and/or design, location, and/or configuration of the portion of the Bridge within the Bridge Easement Area, Owner shall submit applications to City for all necessary permits in accordance with applicable law and the Development Agreement.

6. Default and Remedies. Breach of, failure, or delay by either Party to perform any term or condition of this Easement Agreement shall constitute a default. In the event of any default of any term, condition, or obligation of this Easement Agreement, the non-defaulting Party shall give the defaulting Party notice in writing specifying the nature of the alleged default and the manner in which such default may be satisfactorily cured (“Notice of Breach”). The defaulting Party shall cure the default within 90 days following receipt of the Notice of Breach, provided, however, if the nature of the alleged default is non-monetary and such that it cannot reasonably be cured within such 90-day period, then the commencement of the cure within such time period, and the diligent prosecution to completion of the cure thereafter, shall be deemed to be a cure, provided that if the cure is not diligently prosecuted to completion, then no additional cure period shall be provided. If the alleged failure is cured within the time provided above, then no default shall exist, and the non-defaulting Party shall take no further action to exercise any remedies available hereunder. If the alleged failure is not cured, then a default shall exist under this Easement Agreement and the non-defaulting Party may bring any action at law or in equity to enforce the terms of this Easement Agreement.

7. Term. This Easement Agreement will commence on the Easement Agreement Effective Date. Owner’s obligation to make the Bridge Easement Area available to the public under this Easement Agreement shall commence upon the last to occur of completion of the Creek Trail or Alternative Creek Trail (each as defined in the Development Agreement), as applicable, and confirmation that the Bridge is safe for public access and shall terminate as provided in Section 8. Notwithstanding the foregoing, upon forty-eight (48) hours’ prior written notice to City, Owner may temporarily limit or close the Bridge Easement Area to perform construction activities on the Bridge Easement Area, the portion of the Bridge within the Bridge Easement Area, the Creek Trail Easement Area, the Creek Trail Improvements, or adjacent buildings and Project improvements.

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8. Termination. This Easement Agreement shall terminate in the event that City grants consent to termination in its sole and absolute discretion or in the event that any of the following occur:
(a) the Project is damaged or destroyed by a fire, earthquake, explosion, tornado, flood, or hurricane or other casualty (each, a “Casualty”), the Project is completely demolished following the Casualty, and the Project is not reconstructed; (b) all or a material portion of the Property is acquired by a public entity exercising its power of eminent domain or under threat of condemnation; or (c) the Pulgas Creek no longer exists and the Bridge in the Bridge Easement Area is not connected to segments of the Creek Trail or segments of another trail for public use that is constructed by the City or any private developer or developers as a condition of approval for a project or projects on neighboring properties. In the event of termination of this Easement Agreement, City and Owner shall promptly execute, acknowledge and record in the County Records a quitclaim or notice of termination of the Bridge Easement.

9. Subordination. Owner shall cause the mortgagee or beneficiary under any mortgage or deed of trust or similar financing instrument recorded against the Property (each, a “Mortgage”) as of the recordation date hereof to subordinate the lien of its Mortgage to this Agreement within sixty (60) days following the effective date of this Agreement. The form of subordination agreement shall be substantially as set forth on the Lender Consent and Subordination page immediately following the signature page hereof, or such other form as is reasonably approved by the City Attorney.

10. Mortgagee Protection. No violation or breach of the covenants, conditions, restrictions, provisions or limitations contained in this Agreement shall defeat or render invalid or in any way impair the lien or charge of any mortgage, deed of trust or other financing or security instrument (“Mortgage”); provided, however, that any successor of Owner to the Property shall be bound by this Agreement whether such successor's title was acquired by foreclosure, deed in lieu of foreclosure, trustee's sale or otherwise. Neither City nor Owner shall be permitted to cancel, surrender or materially modify the terms of this Easement Agreement without the consent of any mortgagee of record. Any mortgagee of record shall have the right (but not the obligation) to perform Owner’s obligations hereunder. Without limiting the foregoing, in the event of a default on the part of Owner hereunder, each mortgagee that shall have given notice of its Mortgage to City (each a “Mortgagee”), shall have the right (but not the obligation) during the same period available to Owner to cure or remedy, or to commence to cure or remedy, the default claimed or the areas of noncompliance set forth in City’s notice, provided that Mortgagee shall have an additional fifteen (15) days (with respect to monetary defaults only) or an additional thirty (30) days (with respect to non monetary defaults), or such reasonable period of time beyond thirty (30) days, if such non-monetary default is not susceptible to being cured within such thirty (30) days, beyond the applicable cure period set forth in this Agreement within which to cure or to commence the curing of such default as therein provided during which additional period this Agreement shall remain in full force and effect (nothing contained herein shall obligate a Mortgagee to cure a default, it being understood that any election to cure a default shall be at the Mortgagee’s sole option). In case of a default that is not susceptible of being cured by the Mortgagee, this Agreement will remain in full force and effect if Mortgagee institutes proceedings to acquire title to the Property by foreclosure or otherwise, and diligently prosecutes the same to completion. If the Mortgagee, or its nominee, or a purchaser at a foreclosure sale, or by deed in lieu of foreclosure, shall cure all defaults that are susceptible of being cured by such Mortgagee, or by such purchaser, as the case may be, then the defaults of any prior holder of the defaulting Owner’s interest hereunder that are not susceptible of being cured by such Mortgagee or by such purchaser shall no longer be deemed to be defaults hereunder. In the event any Mortgage encumbering the Property shall be foreclosed, the Owner shall remain liable for any defaults under this Agreement existing at the time of any foreclosure, and the successor in title of Owner to the Property shall be responsible only to the extent necessary to bring the Property into current compliance with Owner’s obligations under this Agreement, and not for any past uncured defaults. Upon request of any

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such mortgagee, the City will confirm the provisions hereof in a separate writing in favor of any Mortgagee, along with such changes reasonably requested by such Mortgagee and consented to by the City (not to be unreasonably withheld, conditioned or delayed).

11. Insurance. Owner shall obtain and maintain at all times during the Term insurance against claims for injuries to persons or damage to property which may arise out of any manner including (a) any injury to or death of any person or damage to or destruction of any property occurring in, on or about the Bridge Easement Area, or any part thereof, whether such injury, death, damage or destruction is caused by the person or property of the Owner, representatives, employees or subcontractors. The insurance carrier is required to maintain an A.M. Best rating of not less than “A- :VII”.

11.1 Coverages and Limits. Owner, at its sole expense, shall maintain the types of coverages and minimum limits indicated below, unless otherwise approved by City in writing. These minimum amounts of coverage will not constitute any limitations or cap on Owner's indemnification obligations under this Easement Agreement.
a. Commercial General Liability Insurance. Owner shall maintain occurrence-based coverage with limits not less than $2,000,000 per occurrence. If the submitted policies contain aggregate limits, such limits will apply separately to the project, or location that is the subject of this Easement Agreement or the aggregate will be twice the required per occurrence limit. The Commercial General Liability insurance policy shall be endorsed to name the City, its officers, agents, employees and volunteers as additional insureds, and to state that the insurance will be primary and not contribute with any insurance or self-insurance maintained by the City. b. Business Automobile Liability Insurance. Owner shall maintain coverage with limits not less than $1,000,000 per each accident for owned, hired and non-owned automobiles. c. Workers' Compensation and Employer's Liability Insurance. Owner shall maintain coverage as required by the California Labor Code and Employer’s Liability limits with limits not less than $1,000,000 per each accident for bodily injury or disease. The Worker’s Compensation policy shall contain an endorsement stating that the insurer waives any right to subrogation against the City, its officers, agents, employees, and volunteers.

11.2 Providing Certificates of Insurance and Endorsements. Prior to City’s execution of this Easement Agreement, Owner shall provide to City certificates of insurance and above-referenced endorsements sufficient to satisfaction of City’s Risk Manager. In no event shall Owner commence any work under this Easement Agreement until certificates of insurance and endorsements have been accepted by City’s Risk Manager.

11.3 Failure to Maintain Coverage. If Owner fails to comply with these insurance requirements, then City will have the option to declare Owner in default.

11.4 Submission of Insurance Policies. City reserves the right to require, at any time, complete copies of any or all required insurance policies and endorsements.

11.5 Indemnification. Owner, to the fullest extent permitted by law, shall indemnify, defend (with counsel reasonably acceptable to City), and hold harmless the City, its officers, elected and appointed officials, agents, contractors, representatives and employees, (each, individually a “City Party” and collectively the “City Parties”), from and against any and all third party suits or actions at

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law or in equity, liabilities, claims, obligations, losses, demands, penalties, fines, liens, judgments, damages, costs, and expenses (including reasonable attorneys’ fees) (“Claims”) including, but not limited to, Claims for bodily injury, sickness, disease or death of any person or damage to real or personal property, tangible or intangible, arising directly or indirectly from the acts, omissions, negligence or willful misconduct of Owner or its contractors, subcontractors, agents, or employees (each an “Owner Party” and collectively the “Owner Parties”) in connection with the design, operation, or maintenance of the portion of the Bridge within the Bridge Easement Area or performance or failure to perform Owner’s obligations under this Agreement. Owner’s indemnity obligations under this Section shall not extend to Claims to the extent that any such Claims are the result of the gross negligence or willful misconduct of a City Party. The Owner’s duty to indemnify and hold harmless City includes the duty to defend as set forth in Civil Code section 2778. Owner's indemnification obligations under this Section shall survive the termination of this Easement Agreement until such time as the statute of limitations periods for Claims that arose prior to termination expiration or termination has run.

12. Estoppel Certificates. Any Party to this Easement Agreement shall, promptly upon the request of any other Party or any Mortgagee, execute, acknowledge and deliver to or for the benefit of the requesting Party (or Mortgagee, if applicable), at any time, from time to time, and at the expense of the Party (or, if requested by any Mortgagee, Owner) requesting a certificate as herein below described, its certificate certifying (l) that this Easement Agreement is unmodified and in full force and effect (or, if there have been modifications, that this Easement Agreement is in full force and effect, as modified, and stating the modifications), (2) whether there are then existing any charges, offsets or defenses against .the enforcement of any agreement, covenant or condition hereof on the part of the Party requesting (or, if requested by a Mortgagee, Owner) the certificate to be performed or observed (and, if so, specifying the same), (3) whether there are then existing any defaults on the part of the Party requesting the certificate (or, if requested by a Mortgage, Owner) known to the Party delivering the certificate in the performance or observance of any agreement, covenant or condition hereof to be performed or observed and whether any notice has been given of any default that has not been cured (and, if so, specifying the same), and (4) any other matters reasonably requested.

13. Miscellaneous Provisions.

13.1 Entire Agreement/Integration, Amendments. This Easement Agreement and the Development Agreement contain the entire understanding and agreement of the Parties with respect to the subject matter hereof. No prior or other understanding shall be of any force or effect with respect to those matters covered herein. This Easement Agreement may be altered, amended or modified only by an instrument in writing, executed by the City and Owner, and recorded in the Official Records of San Mateo County. The Parties acknowledge that this Agreement has been executed pursuant to the terms of the Development Agreement and that Sections 2.4.3 and 2.5.2 of the Development Agreement are incorporated herein by this reference to the extent they pertain to the Bridge.

13.2 Recordation; No Waiver. This Agreement shall be recorded in the Official Records of San Mateo County. No waiver of any breach of any of the terms, covenants, agreements, restrictions or conditions of this Agreement shall be construed to be a waiver of any succeeding breach of the same or other terms, covenants, agreements, restrictions and conditions hereof.

13.3 Notice. Any notices required or permitted hereunder shall be in writing and shall be served on the Parties at the addresses set forth below. Each such notice shall be either sent by: (a) overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered upon receipt or refusal of delivery; (b) by sending the same to such Party by registered or

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certified mail, return receipt requested, with postage prepaid, in which case notice shall be deemed delivered upon receipt or refuse of delivery; or (c) personal delivery, in which case notice shall be deemed delivered upon receipt or refusal of delivery. A Party’s address may be changed by written notice to the other Parties. Notice given by counsel shall be deemed given by the Party represented by such counsel.

Owner’s Address:

With a copy to:

City’s Address: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Manager
With copies to: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: CDD Director
and
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Attorney

13.4 Counterparts. This Easement Agreement may be executed in one or more counterparts, each of which shall, for all purposes, be deemed an original and all such counterparts, taken together, shall constitute one and the same instrument.

13.5 Recitals. The Recitals above are incorporated herein by reference.

13.6 Binding on Successors and Assigns. The Bridge Easement Area is to be burdened by, and City is to be benefited by, the provisions of this Easement Agreement pertaining to the grant of Easement, and such Bridge Easement Area shall be held, conveyed, hypothecated, encumbered, leased, rented, used, occupied, and improved subject to the foregoing easements, limitations, restrictions, obligations and conditions. All provisions of this Easement Agreement shall run with the land and be binding upon all parties having or acquiring any right, title, or interest in the Bridge Easement Area, and shall be binding upon and inure to the benefit of the City and its and their successors and assigns.

13.7 Partial Invalidity. If any term or provision of this Easement Agreement or the application of it to any person or circumstance shall to any extent be invalid or unenforceable, the remainder of this Easement Agreement or the application of such term or provision to persons or circumstances, other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term and provision of this Easement Agreement shall be valid and shall be enforced to the extent permitted by law.

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13.8 Not a Public Dedication. Except as expressly provided herein, nothing herein contained shall be deemed to be a gift or dedication of the Bridge Easement Area or any other portion of Owner’s Property to the general public or for any public purpose whatsoever, it being the intention of the parties that this Easement Agreement shall be limited to and for the purposes herein expressed.

Owner shall reserve the right to record and/or post notices pursuant to Civil Code Sections 813 and/or 1008 with regard to the Bridge Easement Area.

13.9 No Partnership, Co-venture, or Principal-Agent Relationship. Nothing in this Agreement is intended to or does establish the Parties hereto as partners, coventurers, or principal and agent with one another.

13.10 No Third-Party Beneficiaries. Nothing in this Agreement shall provide any benefit to any third party (including but not limited to members of the public) or entitle any third party to any claim, cause of action, remedy or right of any kind.

13.11 Governing Law. This Agreement shall be construed and governed in accordance with the laws of the State of California, without regard to conflict of law principles.

13.12 Force Majeure. The time within which Owner shall be required to perform any act under this Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed unavoidably and beyond the reasonable control of the Party seeking the delay by strikes; lock-outs; Acts of God; severe and unsafe weather; unavailability of materials or labor by reason of regulations or order of any governmental or regulatory body; unavailability of labor for any other reason beyond the reasonable control of the Party seeking the delay; changes in local, state or federal laws or regulations, any development moratorium, or any action of other public agencies that regulate land use, development or the provision of services when any of the foregoing prevents, prohibits or delays construction of the Project; enemy action; riots; insurrections; civil disturbances; wars; terrorist acts; fire; unavoidable casualties; natural disasters; emergency declarations; epidemics; pandemics; government mandated shutdowns; litigation involving this Agreement or the Project Approvals (as defined in the Development Agreement); any other cause beyond the reasonable control of Owner that substantially interferes with carrying out the development of the Project; or the occurrence of any of the following events: (a) the governmental offices where any action required under this Agreement (collectively, “Government Offices”) are not open for business and any Government Offices’ systems are not operational such that such action cannot occur; (b) any other third party is not open for business such that its services required as necessary for a Party to perform obligations under this Agreement cannot be performed; (c) overnight couriers are not operating such that any documents cannot be delivered to the extent such documents are required to be originals; or (d) financial institutions or wire transfer systems are not operating, such that, as part of consummation of financial transactions contemplated hereby cannot occur) (each of the events described in (a) through (d), a “Government Closure” (collectively, “Force Majeure Events”). Such extension(s) of time shall not constitute a default under this Agreement and shall occur at the request of any Party. For the avoidance of doubt, none of the foregoing is Force Majeure Event: (1) a decline in market conditions; (2) economic recessions; (3) inability to obtain credit or financing; or (4) the appointment of a receiver to take possession of the assets of Owner, an assignment by Owner, for the benefit of creditors, or any other action taken or suffered by Owner under any insolvency, bankruptcy, reorganization, moratorium or other debtor relief act or statute.

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13.13 Exhibits; Attachments. The following attachments are attached to this Easement Agreement and are hereby incorporated herein by this reference for all purposes as if set forth herein in full:

Exhibit A Depiction of Property
Exhibit B Depiction of Bridge
Exhibit C Depiction and Legal Description of Bridge Easement Area

13.14 Attorneys’ Fees. Should any legal action be brought by any party with respect to this Easement Agreement, the prevailing party shall be entitled to recover from the non-prevailing party its reasonable attorney’s fees and such other costs as may be found by the court.

13.15 Joint and Several Liability. If more than one person or entity is included in the definition of Owner, the liability of all such persons hereunder shall be joint and several.

IN WITNESS WHEREOF, the City and Owner have executed this Easement Agreement as of the Easement Agreement Effective Date.

CITY
CITY OF SAN CARLOS, a municipal corporation
By:
[Signature must be notarized]
ATTEST:

By:

APPROVED AS TO FORM:

By:

OWNER
,
a
By:

Name:

Its:
[Signature must be notarized]

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STATE OF CALIFORNIA )

COUNTY OF SAN MATEO )
On , before me, , Notary Public, personally
appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

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STATE OF CALIFORNIA )

COUNTY OF SAN MATEO )
On , before me, , Notary Public, personally
appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

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LENDER SUBORDINATION AND CONSENT
, with an office at , and its successors and assigns (“Beneficiary”), is the beneficiary under that certain [Insert name and recording info of recorded loan document, such as: Deed of Trust, Security Agreement and Fixture Filing (with Assignment of Rents and Leases)] executed by , as Trustor, dated as of and recorded on in the Official Records of San Mateo County, California (the “Official Records”) as Document No. (the “Deed of Trust”).

The Deed of Trust encumbers the real property described as the “Property” in the Bridge Easement and Maintenance Agreement (the “Agreement”) to which this Subordination and Consent of Lender is attached and made a part. As the beneficiary under the said Deed of Trust, Beneficiary hereby consents to the execution and recordation of the Agreement and agrees that upon recordation of the Agreement in the Official Records, Beneficiary’s interests in the Property and rights under the Deed of Trust shall be subject and subordinate to the Agreement.

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STATE OF CALIFORNIA )
)ss:

COUNTY OF )
On , 2025, before me , Notary Public, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

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Exhibit A

DEPICTION OF THE PROPERTY

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Exhibit B

DEPICTION OF BRIDGE

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Exhibit C

DEPICTION AND LEGAL DESCRIPTION OF THE BRIDGE EASEMENT AREA

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EXHIBIT K

FORM OF COVENANTS, AGREEMENTS, AND DEED RESTRICTIONS FOR

PRIVATELY OWNED PUBLICLY ACCESSIBLE (POPA) CAMPUS AREAS [ATTACHED]
4872-1003-3234 v34 Exhibit K – 1
088919\14178297v25

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Page 1 of 15 ends

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OFFICIAL BUSINESS
Document entitled to free recording
Government Code Section 6103

RECORDING REQUESTED BY AND
PLEASE RETURN TO:

City of San Carlos
Attn: City Clerk
600 Elm Street
San Carlos, CA 94070

SPACE ABOVE THIS LINE FOR
RECORDER’S USE
APN:

Address:

COVENANTS, AGREEMENTS, AND DEED RESTRICTIONS FOR PRIVATELY

OWNED PUBLICLY ACCESSIBLE (POPA) CAMPUS AREAS
This Covenants, Agreements, and Deed Restrictions for Privately Owned Publicly Accessible (POPA) Campus Areas (this “Agreement”), is made and entered into as of , 202_ (“Effective Date”) by and between the CITY OF SAN CARLOS, a California municipal corporation (“City”), and (“Owner”). City and Owner are referred to individually as “Party,” and collectively as the “Parties.”

RECITALS
A. Owner owns that certain real property located in the City of San Carlos, State of California, as depicted in Exhibit A (the “Property” or “Owner’s Property”), attached hereto and incorporated herein.

B. Owner intends to develop the Property with approximately 1,630,000 square feet of gross floor area of Class A office/research and development buildings, which may include a café and/or tenant amenities (possibly including a childcare center); surface parking lots and parking garages; and associated improvements (“Project”). Owner anticipates that the Project will be constructed in three phases, as follows: the first phase is anticipated to consist of two office/research and development buildings totaling approximately 537,000 square feet of gross floor area and surface parking lots, (“Phase I”); the second phase is anticipated to consist of two office/research and development buildings and the amenity building totaling approximately 514,382 square feet of gross floor area and a parking garage (“Phase II”); and the third phase is anticipated to consist of two office/research and development buildings totaling approximately 683,150 square feet of gross floor area and a parking garage (“Phase III”). The Parties acknowledge that the number, location, and sequencing of Project phases is subject to change at the election of Owner.

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C. Owner and City are parties to that certain Development Agreement dated , 2025, and recorded in the Official Records of San Mateo County at , (“Development Agreement”). In connection with the Project, City has issued certain Project Approvals, as defined in the Development Agreement:

D. The Project includes privately owned publicly accessible campus areas as more particularly described in Exhibit B (the “POPA Areas”), attached hereto and incorporated herein. The portion of the Property that is subject to and bound by this Agreement is described in Exhibit B.

E. This Agreement shall satisfy Condition No. 75 of the Code Compliance Certificate- Design Review, Tentative Parcel Map, Grading and Dirt Hall Certificate, Protected Tree Removal and Transportation Demand Management Plan, as well as Section 2.9.4 of the Development Agreement.

F. The Parties now desire to set forth their respective rights and obligations with respect to the operation, use and maintenance of the POPA Areas.

NOW, THEREFORE, for good and valuable consideration, the sufficiency of which is hereby acknowledged, the parties hereto hereby covenant, represent, and agree as follows:

1. Definitions. The following defined terms shall apply to this Agreement. a. “Action Plan” is defined in Section 8.
b. “Building” or “Buildings” means the building structures constructed on the Property as part of the Project.
c. “Casualty” is defined in Section 4.
d. “Effective Date” is defined in Section 3.
e. “Laws” is defined in Section 6.
f. “POPA Improvements” is defined in Section 7.
g. “Publicly Accessible Plaza Purposes” is defined in Section 2.

2. Concurrent Uses. Each Party agrees and acknowledges that the POPA Areas will be used concurrently by the public for Publicly Accessible Plaza Purposes and by Owner, Owner’s tenants, and the guests, licensees, employees, agents, servants and representatives of Owner and Owner’s tenants. Owner shall not obstruct, use or permit the use of the POPA Areas in any manner that will unreasonably interfere with regular ingress to, egress from, or public use and enjoyment of the POPA Areas Publicly Accessible Plaza Purposes. Notwithstanding the foregoing, from time to time, Owner shall have the right to close public access to some or all of the POPA Areas temporarily for specific campus/tenant events no more than once per month. “Publicly Accessible Plaza Purposes” means use of the POPA Areas as a privately owned and

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maintained plaza held open to the public for public access and open space purposes, including, but not limited to, walking, sitting, picnicking, dining, active and passive recreational uses, and travel by non-automotive means, every day between and during the hours set forth in Section 5 (Operating Hours) of this Agreement.

3. Term; Termination. Owner’s obligation to make the POPA Areas available to the public under this Agreement shall commence upon City’s issuance of a certificate of occupancy for the first Building other than a parking garage for the Phase of the Project in which the POPA Areas subject to this Agreement are located (“Effective Date”). Notwithstanding the foregoing, upon forty-eight (48) hours’ prior written notice to City, Owner may temporarily limit or close the POPA Areas to perform construction activities on the POPA Areas, the POPA Improvements, or adjacent buildings and Project improvements. The term of this Agreement shall commence on the Effective Date and shall terminate at such time as City elects to terminate the Agreement in its sole and absolute discretion, or upon the occurrence of one of the events described in Section 3(a), 3(b), or 3(c), except as provided in 3(c):
a. The Project is completely demolished and not reconstructed for reasons other than those set forth in Section 3(b);
b. The Project is damaged or destroyed by a fire, earthquake, explosion, tornado, flood, or hurricane or other casualty (each, a “Casualty”), the Project is completely demolished following the Casualty, and the Project is not reconstructed; or c. The Project undergoes a substantial change that is not already permitted under the Project Approvals, and public access cannot be maintained by modifying the boundaries of or relocating any POPA Open Space. Upon Owner’s decision to propose such a substantial change to the Project, Owner shall request City’s prior written consent to modify the boundaries of or relocate any POPA Open Space, which shall not be unreasonably withheld, conditioned or delayed. Owner’s request shall include a proposed new location of such POPA Open Space or proposed modified boundaries of such POPA Open Space. City shall respond within fifteen (15) business days. If the City responds that the proposed location or new boundaries of such POPA Open Space are unacceptable, City and Owner shall meet and confer for at least thirty (30) days to identify a new location for or new boundaries of such POPA Open Space mutually agreeable to the Parties. If the City Community Development Director provides consent and the Planning Commission and/or City Council thereafter approve any necessary land use approvals for the relocation or modification of the POPA Open Space as described herein, Owner and City shall record a memorandum of modification to this Agreement or an amended and restated Agreement confirming the location, width, and dimensions for such POPA Open Space, in which case this Agreement shall not terminate (unless otherwise stated in the amended and restated Agreement).

The City Community Development Director is authorized to provide consent on behalf of the City, but such consent shall be subject to the Planning Commission and/or City Council’s approval of any land use approvals necessary for the modification or relocation.

4. Signage. The following signage shall be clearly and visibly posted within the POPA Open Space by Owner and maintained in good condition. Signs must comply with all

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Laws (defined below) and Owner must obtain all required permits for the signage pursuant to Section 6 herein prior to installation.
a. A primary monument sign with the name of each POPA Open Space must be prominently located at the main entrance; additional monument signs located at secondary entrances may be considered.
b. At each entrance(s) to the POPA Open Space, a sign shall be posted with the following rules, regulations, and information for visitors:

1. announce the area as a privately owned publicly accessible open space for public recreation and use;

2. hours of use;

3. the phone number of the Owner’s representative for visitors to contact for maintenance and safety concerns; and

4. state “in case of emergencies, please call 9-1-1.”
c. Fire lane signage must be posted in accordance with Fire Code requirements.

5. Operating Hours. The POPA Areas shall be publicly accessible seven days a week from thirty (30) minutes prior to sunrise to thirty (30) minutes after sunset.

6. Compliance with Law. Owner shall comply with all applicable legal requirements including all federal, state and local laws and regulations (including City ordinances, resolutions and policies, and requirements of other agencies with authority), whether or not said laws or regulations are expressly stated in this Agreement (collectively, “Laws”) applicable to the POPA Areas, and Owner shall, at its sole cost and expense, obtain and maintain all permits and licenses, if any, as required by the Laws applicable to the POPA Areas. The “Laws” applicable to the POPA Areas during the Term of the Development Agreement are defined in the Development Agreement.

7. Maintenance. During the term of this Agreement, Owner shall maintain the POPA Areas and the improvements to be constructed within the POPA Areas in accordance with the Development Agreement and the Project Approvals (collectively, the “POPA Improvements”) in good condition. All POPA Improvements shall be repaired or replaced with materials, apparatus and facilities of at least equal quality of the materials, apparatus and facilities at initial construction of the POPA Improvements. Landscaping shall be maintained as necessary to prevent death and overgrowth of landscaping, including watering/irrigation; fertilization; removing weeds; mowing; edging; trimming of grass; tree and shrub pruning; and trimming and shaping of trees and shrubs. Owner may temporarily limit or close the POPA Areas to perform maintenance, repair and replacement activities on the POPA Areas, the POPA Improvements, or adjacent Buildings and Project improvements. Without limiting the foregoing, Owner agrees to utilize diligent good faith efforts to ensure that any maintenance, repair or other work is undertaken expeditiously and in a manner that minimizes any adverse impacts on any of

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the rights under this Agreement. Owner shall erect appropriate signage and safety barriers to notify the public of any restriction on public use of the POPA Areas and/or POPA Improvements during repairs, replacements, upgrades, and modifications of the POPA Improvements or any adjacent Buildings and/or Project improvements. Owner shall provide City written notice of any complete closure of any POPA Open Space or portion thereof anticipated to last five (5) days or more.

8. Urgent Health or Safety Deficiencies.
a. City shall notify Owner in writing if the condition of the POPA Areas and/or the POPA Improvements creates an urgent deficiency related to public health and safety and specify in detail the deficiencies and the actions to be taken by Owner to cure the deficiencies. Upon notification of any maintenance deficiency pursuant to this Section 8.a, Owner shall have a reasonable time not to exceed three (3) business days present to City a plan of action with a clear schedule that will rectify the deficiency (“Action Plan”). The Action Plan shall be subject to City’s approval, with such approval not to be unreasonably withheld, conditioned, or delayed.
b. If, following notice as provided above, Owner fails to timely submit an Action Plan or, after City’s approval of the Action Plan, fails commence and diligently pursue action to cure in accordance with the approved Action Plan, or should a public health and safety emergency require immediate action, City, at its option, shall have the right (i) to seek immediate judicial relief to compel Owner submit an Action Plan, implement the approved Action Plan, or otherwise address any public health and safety emergency requiring immediate action, and/or (ii) impose penalties applicable to violations of the City’s Zoning Code pursuant to Section

18.39.050 of the San Carlos Municipal Code. In addition to the foregoing remedy, City may also pursue any and all other remedies available in law or equity in the event of Owner’s breach of the maintenance obligations set forth herein following written notice and an opportunity to cure as provided for above.

9. Rules and Regulations. Owner shall have the right to adopt, amend from time to time, and enforce reasonable rules and regulations for use of the POPA Open Space consistent with this Agreement, including for purposes of public health, safety and security, to avoid interference with commercial operations at the Project, and to ensure that the POPA Areas are available and used for Publicly Accessible Plaza Purposes. Owner shall provide City notice of such rules and post signs with the rules and regulations online and in a conspicuous location in, on, or immediately adjacent to the POPA Areas. Without limiting the generality of the foregoing, Owner shall have the right to place reasonable restrictions on the time, place, and manner of any organized gatherings in the POPA Areas and the right to reasonably restrict the use of motorized means of transportation within the POPA Areas.

10. Future Modifications. Should Owner desire to modify the POPA Area and/or POPA Improvement design, location, and/or configuration, Owner shall submit applications to City for all necessary permits pursuant to Section 6 and shall make good faith efforts to ensure that any proposed modifications provide substantially the same square footage as the POPA Areas.

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11. No Liability of City. City shall not be responsible for any of the costs of maintaining, repairing, replacing or modifying the POPA Areas or POPA Improvements. In addition, neither City nor any of its officers, agents, volunteers or employees shall be liable to Owner, or its contractors, subcontractors, officers, agents or employees, for any act or omission, injury or damage that may result to any person or property, or any obligation whatsoever, arising out of or in connection with any work to be performed by Owner hereunder or by failure to perform under this Agreement, except to the extent due to the active negligence or willful misconduct of City, it officers, agents, volunteers or employees.

12. Covenants Running with the Land. All of the provisions contained in this Agreement shall be binding upon Owner and its successors and assigns, and all other persons acquiring all or a portion of the POPA Areas, whether by operation of law or in any manner whatsoever. All of the provisions contained in this Agreement shall be enforceable as equitable servitudes and shall constitute covenants running with the land pursuant to California law. The provisions of this Agreement shall not be construed as personal obligations of Owner or as an easement. The Parties acknowledge and agree that this Agreement is to implement Section 2.9.4 of the Development Agreement, the terms of which constitute covenants running with the land pursuant to California Government Code Section 65868.5. Each covenant herein to act or refrain from acting is intended to burden the POPA Areas, runs with the POPA Areas, and is binding on Owner and its heirs, successors and assigns. Each and every contract, deed or other instrument covering, conveying or otherwise transferring the POPA Areas or any portion thereof or interest therein shall conclusively be held to have been executed, delivered and accepted subject to this Agreement. Upon conveyance of fee title to Owner’s the POPA Areas by Owner or its successor owner, as applicable, the conveying Party shall be released from all obligations under this Agreement accruing after the effective date of such conveyance.

13. Recordation; Amendment; No Waiver. This Agreement shall be recorded in the Official Records of San Mateo County. The Parties hereto declare and agree that each of the rights granted hereunder are a burden on the POPA Areas, and shall inure to the benefit of City, its successors and assigns, and all those taking by, under or through City. This Agreement may be modified only by the written consent of the Parties, evidenced by a document that has been fully executed, acknowledged and recorded in the Official Records of San Mateo County, California. No waiver of any breach of any of the terms, covenants, agreements, restrictions or conditions of this Agreement shall be construed to be a waiver of any succeeding breach of the same or other terms, covenants, agreements, restrictions and conditions hereof.

14. Legal and Equitable Relief. Each Party shall have the right to prosecute any proceedings at law or in equity against any other Party, or any other person or entity, violating or attempting to violate or defaulting in the performance of any of the provisions contained in this Agreement in order to prevent such party, person or entity from violating or attempting to violate or defaulting in the performance of any of the provisions of this Agreement or to recover damages for any such violation or default. It is agreed that damages would be an inadequate remedy for violation of this Agreement by any party and, therefore, injunctive or other appropriate equitable relief shall be available to the other Party. The remedies available under this Section 15 shall include, by way of illustration but not limitation, ex parte applications for temporary restraining orders, preliminary injunctions and permanent injunctions enjoining any such violation or default, and actions for specific performance of this Agreement. The result of

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every action or omission whereby any covenant, condition or restriction herein contained is violated in whole or in part is hereby declared to be and to constitute a nuisance, and every remedy allowed by law or equity against any Party, either public or private, shall be applicable against every such result and may be exercised by any Party.

15. Attorneys’ Fees. In the event that any action is brought by either Party hereto as against the other Party for the enforcement or declaration of any right or remedy in or under this Agreement or for the breach of any covenant or condition of this Agreement, the prevailing party shall be entitled to recover, and the other Party agrees to pay (in addition to any other relief that may be granted) all reasonable fees and costs to be fixed by the court therein including, but not limited to, reasonable attorneys’ fees.

16. Indemnification. Owner to the fullest extent permitted by law, shall indemnify, defend (with counsel reasonably acceptable to City) and hold harmless the City, its officers, elected and appointed officials, agents, contractors, representatives and employees (individually, a “City Party” and, collectively, “City Parties”) from and against any and all third party suits or actions at law or in equity, liabilities, claims, obligations, losses, demands, penalties, fines, liens, judgments, damages, costs and expenses (including reasonable attorneys’ fees) (collectively “Claims”), including, but not limited to, Claims for bodily injury, sickness, disease or death of any person or damage to real or personal property, tangible or intangible arising directly or indirectly from the acts, omissions, negligence or willful misconduct of Owner or its contractors, subcontractors, agents or employees (each, a “Owner Party” and collectively “Owner Parties”) in connection with the design, operation, or maintenance of the POPA Open Space or performance or failure to perform Owner’s obligations under this Agreement. Owner’s indemnity obligations under this Section 19 shall not extend to Claims to the extent that any such Claims are the result of the gross negligence or willful misconduct of a City Party. Owner’s duty to indemnify and hold harmless City includes the duty to defend as set forth in Civil Code section 2778. Owner’s indemnification obligations under this Section shall survive termination of this Agreement until such time as the statute of limitations periods for Claims that arose prior to termination expiration or termination has run.

17. Insurance.
a. Owner shall obtain and maintain at all times during the Term insurance against claims for injuries to persons or damage to property that may arise out of any manner including (a) any injury to or death of any person or damage to or destruction of any property occurring in, on or about the POPA Areas, or any part thereof, whether such injury, death, damage or destruction is caused by the person or property of the Owner, representatives, employees or subcontractors. The insurance carrier is required to maintain an A.M. Best rating of not less than “A-:VII”.
b. Coverages and Limits. Owner, at its sole expense, shall continuously maintain the types of coverages and minimum limits indicated below, unless otherwise approved by City in writing. These minimum amounts of coverage will not constitute any limitations or cap on Owner’s indemnification obligations under this Agreement.

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1. Commercial General Liability Insurance. Owner shall maintain occurrence based coverage with limits not less than $2,000,000 per occurrence. If the submitted policies contain aggregate limits, such limits will apply separately to the services, project, or location that is the subject of this Agreement or the aggregate will be twice the required per occurrence limit. The Commercial General Liability insurance policy shall be endorsed to name the City, its officers, agents, employees and volunteers as additional insureds, and to state that the insurance will be primary and not contribute with any insurance or self-insurance maintained by the City.

2. Business Automobile Liability Insurance. Owner shall maintain coverage with limits not less than $1,000,000 per each accident for owned, hired and non-owned automobiles.

3. Workers’ Compensation and Employer’s Liability Insurance.

Owner shall maintain coverage as required by the California Labor Code and Employer’s Liability limits with limits not less than $1,000,000 per each accident for bodily injury or disease. The Worker’s Compensation policy shall contain an endorsement stating that the insurer waives any right to subrogation against the City, its officers, agents, employees, and volunteers. c. Providing Certificates of Insurance and Endorsements. Prior to City’s execution of this Agreement, Owner shall provide to City certificates of insurance and abovereferenced endorsements sufficient to satisfaction of City’s Risk Manager. In no event shall Owner commence any work under this Agreement until certificates of insurance and endorsements have been accepted by City’s Risk Manager. d. Failure to Maintain Coverage. If Owner fails to comply with these insurance requirements, then City will have the option to declare Owner in default. e. Submission of Insurance Policies. City reserves the right to require, at any time, complete copies of any or all required insurance policies and endorsements.

18. Notices. Any notices required or permitted hereunder shall be in writing and shall be served on the Parties at the addresses set forth below. Each such notice shall be either sent by: (a) overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered upon receipt or refusal of delivery; (b) by sending the same to such Party by registered or certified mail, return receipt requested, with postage prepaid, in which case notice shall be deemed delivered upon receipt or refuse of delivery; or (c) personal delivery, in which case notice shall be deemed delivered upon receipt or refusal of delivery. A Party’s address may be changed by written notice to the other Parties. Notice given by counsel shall be deemed given by the Party represented by such counsel.

To City: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Manager

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With copies to: City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: City Attorney
and
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Attn: CDD Director
To Owner:

With a copy to:

19. Mortgagee Protection. No violation or breach of the covenants, conditions, restrictions, provisions or limitations contained in this Agreement shall defeat or render invalid or in any way impair the lien or charge of any mortgage, deed of trust or other financing or security instrument (“Mortgage”); provided, however, that any successor of Owner to the Property shall be bound by this Agreement whether such successor’s title was acquired by foreclosure, deed in lieu of foreclosure, trustee’s sale or otherwise. Neither City nor Owner shall be permitted to cancel, surrender or materially modify the terms of this Easement Agreement without the consent of any mortgagee of record. Any mortgagee of record shall have the right (but not the obligation) to perform Owner’s obligations hereunder. Without limiting the foregoing, in the event of a default on the part of Owner hereunder, each mortgagee that has given notice of its Mortgage to City (each a “Mortgagee”) shall have the right (but not the obligation) during the same period available to Owner to cure or remedy, or to commence to cure or remedy, the default claimed or the areas of noncompliance set forth in City’s notice, provided that Mortgagee shall have an additional fifteen (15) days (with respect to monetary defaults only) or an additional thirty (30) days (with respect to non monetary defaults), or such reasonable period of time beyond thirty (30) days, if such non-monetary default is not susceptible to being cured within such thirty (30) days, beyond the applicable cure period set forth in this Agreement within which to cure or to commence the curing of such default as therein provided during which additional period this Agreement shall remain in full force and effect (nothing contained herein shall obligate a Mortgagee to cure a default, it being understood that any election to cure a default shall be at the Mortgagee’s sole option). In case of a default that is not susceptible of being cured by the Mortgagee, this Agreement will remain in full force and effect if Mortgagee institutes proceedings to acquire title to the Property by foreclosure or otherwise, and diligently prosecutes the same to completion. If the Mortgagee, or its nominee, or a purchaser at a foreclosure sale, or by deed in lieu of foreclosure, shall cure all defaults that are susceptible of

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being cured by such Mortgagee, or by such purchaser, as the case may be, then the defaults of any prior holder of the defaulting Owner’s interest hereunder that are not susceptible of being cured by such Mortgagee or by such purchaser shall no longer be deemed to be defaults hereunder. In the event any Mortgage encumbering the Property shall be foreclosed, the Owner shall remain liable for any defaults under this Agreement existing at the time of any foreclosure, and the successor in title of Owner to the Property shall be responsible only to the extent necessary to bring the Property into current compliance with Owner’s obligations under this Agreement, and not for any past uncured defaults. Upon request of any such mortgagee, the City will confirm the provisions hereof in a separate writing in favor of any Mortgagee, along with such changes reasonably requested by such Mortgagee and consented to by the City (not to be unreasonably withheld, conditioned or delayed).

20. Subordination. Owner shall cause the Mortgagee of any Mortgage recorded against the POPA Areas as of the recordation date hereof to subordinate the lien of its Mortgage to this Agreement within sixty (60) days following the effective date of this Agreement with the form of subordination agreement substantially as set forth on the Lender Consent and Subordination page immediately following the signature page hereof, or such other form as is reasonably approved by the City Attorney.

21. Estoppel Certificates. Any Party to this Agreement shall, promptly upon the request of any other Party or any Mortgagee, execute, acknowledge and deliver to or for the benefit of the requesting Party (or Mortgagee, if applicable), at any time, from time to time, and at the expense of the Party (or, if requested by any Mortgagee, Owner) requesting a certificate as herein below described, its certificate certifying (l) that this Easement Agreement is unmodified and in full force and effect (or, if there have been modifications, that this Easement Agreement is in full force and effect, as modified, and stating the modifications), (2) whether there are then existing any charges, offsets or defenses against .the enforcement of any agreement, covenant or condition hereof on the part of the Party requesting (or, if requested by a Mortgagee, Owner) the certificate to be performed or observed (and, if so, specifying the same), (3) whether there are then existing any defaults on the part of the Party requesting the certificate (or, if requested by a Mortgage, Owner) known to the Party delivering the certificate in the performance or observance of any agreement, covenant or condition hereof to be performed or observed and whether any notice has been given of any default that has not been cured (and, if so, specifying the same), and (4) any other matters reasonably requested.

22. Miscellaneous.
a. Captions. The captions of this Agreement are inserted only as a matter of convenience and for reference. They do not define, limit, or describe the scope or intent of this Agreement and they shall not affect the interpretation hereof. b. Exhibits and Recitals. The Recitals above and each of the exhibits attached hereto are incorporated herein by reference.
c. Entire Agreement. This Agreement, together with the Development Agreement and the Project Approvals represent the entire understanding of the Parties as to those matters contained herein. No prior or other understanding shall be of any force or effect with

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respect to those matters covered herein. The Parties acknowledge that this Agreement has been executed pursuant to the terms of the Development Agreement and that Sections 2.9.4 and 2.9.5 of the Development Agreement are incorporated herein by this reference. d. Governing Law. This Agreement shall be construed and governed in accordance with the laws of the State of California, without regard to conflict of law principles. e. No Partnership, Co-venture, or Principal-Agent Relationship. Nothing in this Agreement is intended to or does establish the Parties hereto as partners, coventurers, or principal and agent with one another.
f. No Third-Party Beneficiaries. Nothing in this Agreement shall provide any benefit to any third party (including but not limited to members of the public) or entitle any third party to any claim, cause of action, remedy or right of any kind. g. Not a Public Dedication. Nothing herein contained shall be deemed to be a gift or dedication of the POPA Areas, the POPA Improvements, or any other portion of the Property to the general public or for any public purpose whatsoever, it being the intention of the Parties that this Agreement shall be limited to and for the purposes herein expressed. Owner shall reserve the right to record and/or post notices pursuant to Civil Code Sections 813 and/or 1008 with regard to the POPA Areas.
h. Force Majeure. The time within which Owner shall be required to perform any act under this Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed unavoidably and beyond the reasonable control of the Party seeking the delay by strikes; lock-outs; Acts of God; severe and unsafe weather; unavailability of materials or labor by reason of regulations or order of any governmental or regulatory body; unavailability of labor for any other reason beyond the reasonable control of the Party seeking the delay; changes in local, state or federal laws or regulations, any development moratorium, or any action of other public agencies that regulate land use, development or the provision of services when any of the foregoing prevents, prohibits or delays construction of the Project; enemy action; riots; insurrections; civil disturbances; wars; terrorist acts; fire; unavoidable casualties; natural disasters; emergency declarations; epidemics; pandemics; government mandated shutdowns; litigation involving this Agreement or the Project Approvals (as defined in the Development Agreement); any other cause beyond the reasonable control of Owner that substantially interferes with carrying out the development of the Project; or the occurrence of any of the following events: (a) the governmental offices where any action required under this Agreement (collectively, “Government Offices”) are not open for business and any Government Offices’ systems are not operational such that such action cannot occur; (b) any other third party is not open for business such that its services required as necessary for a Party to perform obligations under this Agreement cannot be performed; (c) overnight couriers are not operating such that any documents cannot be delivered to the extent such documents are required to be originals; or (d) financial institutions or wire transfer systems are not operating, such that, as part of consummation of financial transactions contemplated hereby cannot occur) (each of the events described in (a) through (d), a “Government Closure” (collectively, “Force Majeure Events”). Such extension(s) of time shall not constitute a default under this Agreement and shall occur at the request of any Party. For the avoidance of doubt, none of the foregoing is

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Force Majeure Event: (1) a decline in market conditions; (2) economic recessions; (3) inability to obtain credit or financing; or (4) the appointment of a receiver to take possession of the assets of Owner, an assignment by Owner, for the benefit of creditors, or any other action taken or suffered by Owner under any insolvency, bankruptcy, reorganization, moratorium or other debtor relief act or statute.
i. Severability. If any term, provision, condition or covenant of this Agreement or its application to any party or circumstances shall be held, to any extent, invalid or unenforceable, the remainder of this Agreement, or the application of the term, provision, condition or covenant to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected, and shall be valid and enforceable to the fullest extent by law.
j. Counterparts. This Agreement may be executed in counterparts, each of which shall constitute an original, and all of which together shall constitute one and the same instrument.
[Signature Page Follows]

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IN WITNESS WHEREOF, the parties hereto have duly executed this instrument as of the day and year first above written.
“CITY”:

CITY OF SAN CARLOS,
a California municipal corporation
By:

City Manager
“OWNER”:
,
a company
By:

Printed Name
Printed Name
Title:

APPROVED AS TO CONTENT:

By:

Print Name:

Its: Community Development Director
APPROVED AS TO FORM:

By:

Print Name:

Its: City Attorney

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STATE OF CALIFORNIA )

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

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STATE OF CALIFORNIA )

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

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Exempt from Recording Fees per Govt. Code §§ 6103 and 27383 Space above This Line for Recorder’s Use Only

SUBORDINATION AND CONSENT OF LENDER
[Lender] , a , with an office at ,
, , Attention: , and its successors and
assigns (“Beneficiary”), is the beneficiary under that certain [Deed of Trust] , executed by [Trustor] , a , as Trustor, dated as of
, 20 and recorded on , 20 in the Official
Records of Santa Clara County, California (the “Official Records”) as Document No. (the “Deed of Trust”).

The Deed of Trust encumbers the real property described as the “Property” in the Covenants, Agreements and Deed Restrictions for Privately Owned, Publicly Accessible (POPA) Campus Areas (the “Agreement”) between the City of San Carlos and Trustor dated , 20 and recorded in the Official Records of San Mateo County on , 20 as Instrument No. . As the beneficiary under said Deed of Trust, Beneficiary hereby consents to execution and recordation of the Agreement and agrees that Beneficiary’s interests in Owner’s Property and rights under the Deed of Trust shall be subject and subordinate to the Agreement.

Dated , 20
[Lender],
a
By:

Name:

Title:
[Signature must be notarized.]
Recording Requested by and
When Recorded Return to:

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4925-0852-3037 v5
085897\18413706v5

EXHIBIT A

DEPICTION OF THE PROPERTY
Exhibit A

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Exhibit B
4925-0852-3037 v5
085897\18413706v5

EXHIBIT B

LEGAL DESCRIPTION AND PLAT OF POPA AREAS

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APPENDIX I

DEFINITIONS
AB 1600 — Section 3.6.3.b
Administrative Amendment — Section 6.4.2
Agreement Date — Preamble
Agency/Agencies— Section 2.9.2.b
Alternative Creek Trail — Section 2.4.4.b
Alternative Event Space — Section 2.9.2.b
Amenity Uses — Section 2.9.2.a
Applicable General Plan — Section 3.2.a
Applicable Law – Section 11.6
Applicable Local Building Code Modifications — Section 3.2.c Applicable Rules — Section 3.2.d
Applicable Zoning Ordinance — Section 3.2.b
ARE — Preamble
Arts Master Plan — Section 2.3
Beneficial Project Features — Section 2.9
Bridge — Section 2.4.3
Brittan Owner — Section 2.5.2
Casualty — Section 2.5.1
CEQA — Recital I
City — Preamble, Section 1.1.1
City Council — Recital L
City Development Agreement Regulations — Recital C

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Claims — Section 11.7
Community Benefit Payments — Section 2.2.1
Community Benefits — Section 2.1
Community Group(s) — Section 2.9.2.b
Conflict — Section 3.4.2.a
Creek Improvements — Section 2.4.2
Creek Notice — Section 2.4.4.b
Creek Permits — Section 2.4
Creek Rights of Entry — Section 2.4
Creek/Trail Improvements — Section 2.4
Creek Trail — Section 2.4.3
Developer — Preamble, Section 1.1.2
Development Agreement — Preamble
Development Agreement Legislation — Recital B
Director — Section 5.2
Effective Date — Section 1.3.1
EIR — Section 1.4.1
Event of Default — Section 7.1
Event Space — Section 2.9.2.b
Existing Traffic Impact Fee — Section 3.6.3.a
Finding of Compliance — Section 5.3.1
Finding of Noncompliance — Section 5.3.2
First Phase I Building COO -— Section 2.5.2
First Phase II Building COO — Section 2.4.4.a
Force Majeure Events — Section 11.2

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Future Rules — Section 3.4.2(a)
General Plan — Recital H
Government Offices — Section 11.2
Government Closure — Section 11.2
Gross Occupiable Building Space— Section 2.2.2.a
Impact Fees — Section 3.6.3
Ministerial Approvals — Section 3.5.1(c)
MMRP — Recital I
Mortgage — Section 10.1
Mortgagee — Section 10.1
Non-Intended Prevailing Wage Requirement — Section 11.5 Notice of Default — Section 7.1
Off-Site Creek Improvements — Section 2.4.2
Office/R&D — Section 3.6.3(a)
Outside Release Date — Section 2.4.4.d
Parties — Preamble
Party — Preamble
PD Plan — Section 1.4.4
PD Rezoning — Section 1.4.3
Phase I — Recital E
Phase I Surface Parking— Section 4.3
Phase II — Recital E
Phase III — Recital E
Planning Commission — Recital L
Processing Fees — Section 3.6.2
Project — Recital E

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Project Approvals — Section 1.4
Project Creek Improvements — Section 2.4.1
Project Event Space — Section 2.9.2.b
Property — Recital D
Public Artwork — Section 2.3
Replacement Provisions — Section 11.5
Revised Traffic Impact Fee — Section 3.6.3.a
State or Federal Law — Section 3.4.3
Subsequent Approvals — Section 1.4.10
TDMP — Section 1.4.8
Tentative Parcel Map — Section 1.4.6
Term — Section 1.3.2
TMA — Section 2.6
TMA Plan — Section 2.6.1
TMA District — Section 3.7
Transfer — Section 9.1
Tree Permit — Section 1.4.7
Vested Elements — Section 3.2
Vision Plan — Recital H

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TABLE OF CONTENTS
Page
ARTICLE 1. GENERAL PROVISIONS....................................................................................... 3

1.1. Parties..................................................................................................................... 3

1.2. Property Subject to this Development Agreement................................................. 4

1.3. Term....................................................................................................................... 4

1.4. Project Approvals....................................................................................................4

1.5. Definitions.............................................................................................................. 5 ARTICLE 2. COMMUNITY BENEFITS AND ADDITIONAL BENEFICIAL PROJECT FEATURES.......................................................................................... 5

2.1. Community Benefits .............................................................................................. 5

2.2. Community Benefit Payments ............................................................................... 6

2.3. Public Artwork........................................................................................................6

2.4. Creek/Trail Improvements ..................................................................................... 6

2.5. Easements and Agreements.................................................................................... 8

2.6. Transportation Management Association Formation............................................. 9

2.7. School District Contribution ................................................................................ 10

2.8. Commercial Street................................................................................................ 10

2.9. Additional Beneficial Project Features ................................................................ 10

2.10. Sales Tax Point of Sale Designation .................................................................... 12 ARTICLE 3. DEVELOPMENT OF THE PROPERTY .............................................................. 13

3.1. Project Development.............................................................................................13

3.2. Vested Elements....................................................................................................13

3.3. Development Construction Completion............................................................... 14

3.4. Effect of Project Approvals and Applicable Rules; Future Rules........................ 15

3.5. Processing Subsequent Approvals ....................................................................... 17

3.6. Development Fees, Exactions; and Conditions.................................................... 18

3.7. Taxes, Assessment Districts, or Other Funding Mechanisms.............................. 20

3.8. Life of Project Approvals and Subdivision Maps................................................ 21

3.9. Further CEQA Environmental Review ................................................................ 21

3.10. Developer’s Right to Rebuild............................................................................... 22 ARTICLE 4. ADDITIONAL RIGHTS AND OBLIGATIONS OF THE PARTIES .................. 22

4.1. Conveyance of Public Infrastructure.................................................................... 22

4.2. Reimbursement..................................................................................................... 22

4.3. Surface Parking Lot.............................................................................................. 22 ARTICLE 5. ANNUAL REVIEW............................................................................................... 23

5.1. Annual Review..................................................................................................... 23

5.2. Developer Compliance Letter .............................................................................. 23

5.3. Director Review ................................................................................................... 24

5.4. Appeal or Referral to City Council ...................................................................... 24

5.5. Appeal Hearings....................................................................................................25

5.6. Final Determination...............................................................................................25

5.7. Relationship to Default Provisions....................................................................... 25

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ARTICLE 6. AMENDMENTS.................................................................................................... 26

6.1. Amendments to Development Agreement Legislation ........................................ 26

6.2. Amendments to or Cancellation of Development Agreement ............................. 26

6.3. Operating Memoranda.......................................................................................... 26

6.4. Amendments to Project Approvals ...................................................................... 27 ARTICLE 7. DEFAULT, REMEDIES AND TERMINATION.................................................. 28

7.1. Events of Default.................................................................................................. 28

7.2. Meet and Confer....................................................................................................28

7.3. Remedies and Termination................................................................................... 28

7.4. Legal Action by Parties........................................................................................ 29

7.5. Effects of Litigation.............................................................................................. 29

7.6. Judicial Reference ................................................................................................ 30

7.7. Termination .......................................................................................................... 30 ARTICLE 8. COOPERATION AND IMPLEMENTATION...................................................... 31

8.1. Further Actions and Instruments.......................................................................... 31

8.2. Regulation by Other Public Agencies.................................................................. 31

8.3. Other Governmental Permits and Approvals; Grants............................................31

8.4. Cooperation in the Event of Legal Challenge ...................................................... 32

8.5. Revision to Project ............................................................................................... 33

8.6. State, Federal, or Case Law.................................................................................. 33

8.7. Defense of Agreement.......................................................................................... 33

8.8. Encroachment Permits ......................................................................................... 33 ARTICLE 9. TRANSFERS AND ASSIGNMENTS................................................................... 33

9.1. Right to Assign..................................................................................................... 33

9.2. Release upon Transfer.......................................................................................... 34

9.3. Covenants Run with the Land .............................................................................. 34 ARTICLE 10. MORTGAGEE PROTECTION; CERTAIN RIGHTS OF CURE....................... 35

10.1. Mortgagee Protection ........................................................................................... 35

10.2. Mortgagee Not Obligated..................................................................................... 35

10.3. Notice of Default to Mortgagee; Right of Mortgagee to Cure ............................. 35

10.4. Limitation of Liability...........................................................................................36

10.5. No Supersedure .................................................................................................... 36

10.6. Technical Amendments to this Article 10............................................................ 36 ARTICLE 11. MISCELLANEOUS PROVISIONS .................................................................... 36

11.1. Limitation on Liability ......................................................................................... 36

11.2. Force Majeure ...................................................................................................... 37

11.3. Notices, Demands and Communications Between the Parties............................. 38

11.4. Project as a Private Undertaking; No Joint Venture or Partnership ..................... 39

11.5. Non-Intended Prevailing Wage Requirements..................................................... 39

11.6. Compliance with Law .......................................................................................... 40

11.7. Indemnification .................................................................................................... 40

11.8. Severability........................................................................................................... 40

11.9. Section Headings.................................................................................................. 41

11.10. Construction of Agreement .................................................................................. 41

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11.11. Entire Agreement ................................................................................................. 41

11.12. Estoppel Certificates............................................................................................. 41

11.13. Recordation .......................................................................................................... 42

11.14. No Waiver............................................................................................................ 42

11.15. Time Is of the Essence ......................................................................................... 42

11.16. Governing Law..................................................................................................... 42

11.17. Attorneys’ Fees .................................................................................................... 42

11.18. Third Party Beneficiaries...................................................................................... 42

11.19. Constructive Notice and Acceptance ................................................................... 43

11.20. Counterparts......................................................................................................... 43

11.21. Authority .............................................................................................................. 43

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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Consideration of Appointing Six Youth Advisory Council (YAC) Voting Members for the 2025-27 Term, Two Alternate YAC Members for the 2025-26 Term, and Recognizing Five Retiring YAC Voting Members.

RECOMMENDATION:

Staff recommend that the City Council appoint six Youth Advisory Council (YAC) voting members for the 2025-27 term, two alternate YAC members for the 2025-26 term, and recognize five retiring YAC voting members.

FISCAL IMPLICATIONS:

There are no fiscal implications associated with taking these actions.

BACKGROUND:

The YAC is a group of volunteer middle school and high school students appointed by the City Council. The YAC’s role is to advise the Parks & Recreation Department and the Youth Center staff on activities, events, and programs to meet the needs of youth in the community.

At the start of each calendar year, the Recreation Coordinator for Youth Development posts an application for the upcoming YAC open positions on the City’s website. Applicants must complete the online application and submit it by the deadline. Sixteen applicants are offered an oral board interview with City staff and a City Council representative. The number of open positions each year is dependent on the number of retiring or outgoing YAC members.

ANALYSIS:

Following the written application and oral board interview process, the following eight San Carlos youth are being recommended for appointment to the YAC:

Six Voting Members for the 2025-27 Term:
• Karan Sangani – Sequoia High School, Sophomore
Karan looks forward to organizing programs that bring awareness to and educate the youth community on safe social media use.

• Aditya (Tiko) Gupta – Sequoia High School, Sophomore
Tiko would like to be a member of the YAC because getting involved in the community

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and making a difference is very important to him. Tiko also wants to be a member to expand the intergenerational programs within the community and make San Carlos a great place for youth and adults alike.
• Keira Nayberg – Carlmont High School, Sophomore
Keira is a passionate advocate for San Carlos’ youth empowerment and organizing events that serve the current needs of the youth of San Carlos. • Avi Cancilla – Charter Learning Center, 7th Grade
Avi is looking forward to joining YAC to surveying the youth community and addressing the issues that mean most to San Carlos youth.
• Vir Rao – Synapse School, 7th Grade
Vir enjoyed his past year with YAC as a Member-At-Large and is looking forward to facilitating community building to create a sense of belonging amongst San Carlos youth. • Johan Sijp – Carlmont High School, Sophomore
Johan is passionate about creating a sense of community by facilitating events that encourage and allow teens to spread positivity and friendship.

Two Alternate Members for the 2025-26 Term:
• Doris Lin – Carlmont High School, Sophomore – 1st Alternate Doris is a diligent volunteer and is driven to looking forward to creating programs that improve the experience of teens who are navigating the job search while in high school. • Connor Huh – Nueva School, Junior – 2nd Alternate
Connor plans to build upon his past two years as a Voting Member on the YAC by leading projects that amplify youth voices and build community.

Recognition of Outgoing Youth Advisory Council Voting Members The following YAC members completed their terms of office as of June 30, 2025:
 Sufiya Kaul – two, two-year terms. Offices held: Chair, Secretary  Dylan Karmin – one, two-year term. Office held: Vice Chair  Cecily Mock – one, two-year term.
 Zuri Kadiwar – one, two-year term.
 Saba Rahimi – one, one-year term.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Appoint the recommended YAC members for the 2025-27 and 2025-26 terms and recognize retiring YAC voting members; or

2. Do not appoint recommended YAC members for the 2025-27 and 2025-26 terms; or

3. Provide staff with alternative direction.

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Respectfully submitted by:

Amy Newby, Parks & Recreation Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager

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CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Consideration of Introducing an Ordinance Retitling and Amending San Carlos Municipal Code Section 15.04.110 F (6)(a) to Designate Fire Hazard Severity Zones for Local Responsibility Areas as Recommended by the California Department of Forestry and Fire Protection Pursuant to Government Code Section 51178.

RECOMMENDATION:

Staff recommend that the City Council waive first reading and introduce an ordinance retitling and amending San Carlos Municipal Code Section 15.04.110 F (6)(a) regarding designation of Fire Hazard Severity Zones (FHSZ) for Local Responsibility Areas (LRAs).

FISCAL IMPLICATIONS:

There is no fiscal impact.

There may be staff time to coordinate with CAL FIRE, review the FHSZ maps, and facilitate the ordinance adoption process. Additional costs may arise if mitigation efforts are required. This effort may require interdepartmental coordination between the Fire Department, Community Development Department, Informational Technology Division, and City Clerk’s Office. However, these tasks can be completed with existing department budgets.

BACKGROUND:

On April 1, 2024, CAL FIRE's Office of the State Fire Marshal (OSFM) finalized the FHSZs for the State Responsibility Areas (SRA). The update process now extends to LRAs as mandated by Government Code Section 51178. This law requires CAL FIRE to classify areas into “moderate”, “high”, or “very high” fire hazard severity zones using consistent statewide criteria. The Fire Hazard Severity Zones are developed through a science and field-tested model that assesses various factors such as fire history, vegetation, flame length predictions, and typical weather patterns. The definitions are as follows:
• Moderate: Areas where wildland fire risk exists, but at a lower intensity or likelihood
• High: Areas with significant fire risk due to fuel loads, slope, and fire weather • Very High: Areas with extreme fire behavior potential where fires are likely to be fast-moving, intense, and difficult to control
The original FHSZ mapping process began in the late 1980s and was based on topography, fuel load, fire weather patterns, and historical wildfire data. These maps have long played a role in guiding where wildland-urban interface (WUI) building codes apply, defensible space standards

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are enforced, and fire hazard disclosures are required during real estate transactions. In recent years, California has experienced more frequent and destructive wildfires due to a combination of factors including climate change, prolonged drought, extended fire seasons, and increasing development along the wildland-urban interface.

In response, CAL FIRE initiated a comprehensive update of the FHSZ in 2022, using advanced fire science and modeling techniques to reflect the evolving wildfire landscape. This effort resulted in updated SRA maps finalized in late 2023, and local jurisdictions are now required to review and adopt updated FHSZ maps for their respective LRAs. As part of this statewide effort, CAL FIRE issued a major update to its LRA FHSZ maps for the first time since 2007. In November 2024, the City of San Carlos received official notice that portions of the city have been identified for updated FHSZ in the LRA under this new mapping initiative. CAL FIRE has identified the City of San Carlos as potentially containing Moderate and High FHSZ.

Per Government Code Sections 51178.5 and 51179, the City is required to:
• Make the draft maps available to the public for review and comment within 30 days of transmittal from the State Fire Marshal.
• Adopt the final map designations via ordinance within 120 days of receiving the recommendations from the State Fire Marshal.
• Submit the adopted ordinance and maps to CAL FIRE within 30 days of adoption.

This item is being brought forward to the City Council to fulfill the requirements of state law and to begin the adoption process.

ANALYSIS:

The draft maps and supporting data for LRAs were made available to the City of San Carlos from the State Fire Marshal on February 24, 2025. On March 10, 2025, the notification of the release of LRA maps was shared through public notice and the City of San Carlos website, and the maps were made available to the public for review and comment:
https://www.cityofsancarlos.org/city_hall/departments_and_divisions/fire/wildfire_preparedness. php#lrahazardseverityzoneupdate
The updated FHSZ provide essential information for community planning, hazard mitigation, and public safety. These designations are intended to help local governments and residents understand fire hazards and make informed decisions about mitigation strategies. It is important to note that Fire Hazard Severity Zone maps evaluate hazard, not risk—similar to how flood zone maps reflect the probability of flooding without predicting specific impacts. Hazard is based on the physical conditions that influence the likelihood and expected fire behavior over a 30- to 50-year period, without considering mitigation efforts. Risk, by contrast, reflects the potential damage under current conditions, accounting for factors like defensible space, fuel treatments, and ignition-resistant construction. Compared to the previous maps (published between 2007-2011), fire hazard severity zones in our area have been reduced. There are no areas in the City of San Carlos classified as Very High FHSZ. This means that property owners and new developments will not face additional defensible space requirements based on these classifications. The Fire Marshal is listed as the point of contact with CAL FIRE and will be submitting the final adopted ordinance and maps to CAL FIRE.

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ALTERNATIVES:

The alternatives available to the City Council include:

1. Introduce an Ordinance designating the Fire Hazard Severity Zones as recommended by the California Department of Forestry and Fire Protection pursuant to Government Code Section 51178; or

2. Do not introduce the Ordinance; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Greg DaCunha, RCFD Deputy Fire Chief
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Proposed Ordinance
Exhibit A to Ordinance - Fire Map

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ORDINANCE NO. ____

AN ORDINANCE OF THE CITY OF SAN CARLOS RETITLING AND AMENDING SAN CARLOS MUNICIPAL CODE SECTION 15.04.110 F (6)(a) TO DESIGNATE

FIRE HAZARD SEVERITY ZONES FOR LOCAL RESPONSIBILITY AREAS

AS RECOMMENDED BY THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION PURSUANT TO GOVERNMENT CODE SECTION 51178.

SECTION 1: Findings. The City Council of the City of San Carlos does hereby find and declares as follows:

SECTION 2: The City Council hereby approves the Municipal Code amendments as shown below with additional text underlined (example) and deleted text in strikeout (example):

SAN CARLOS MUNICIPAL CODE SECTION 15.04.110 F

6. Chapter 49—Requirements for Wildland-Urban Interface (WUI) Fire Areas. a. Section 4901.1. Amended to include:

VERY HIGH DESIGNATION OF FIRE HAZARD SEVERITY ZONES MAP:

The City Council hereby adopts and designates the most recent Very High Fire Hazard Severity Zones map as recommended by the Director of the California Department of Forestry and Fire Protection and as designated on map titled “City of San Carlos – San Mateo County Local Responsibility Area Fire Hazard Severity Zones Map” dated February 24, 2025, and retained on file, or via the internet, and made available at the offices of the Fire Chief and Building Official of the City of San Carlos. The map is also available on the city’s website. Buildings and structures shall comply with the provisions as stipulated by the City of San Carlos Building Official, the California Building Code Chapter 7A, or the California Residential Code Section R337.

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. 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.
* * * *

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I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 27th day of May, 2025 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 ____ day of ____, 2025 by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
____________________________
MAYOR of the City of San Carlos
Exhibit A: San Carlos Fire Map
AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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City and County boundaries as of 10/22/24 (CA Board of Equalization) CAL FIRE State Responsibility Areas (SRA25_1)
CAL FIRE Fire Hazard Severity Zones (FHSZSRA23_3, FHSZLRA_25_1) Data Sources:

Daniel Berlant, State Fire Marshal, CA Department of Forestry and Fire Protection Joe Tyler, Director/Fire Chief, CA Department of Forestry and Fire Protection Wade Crowfoot, Secretary for Natural Resources, CA Natural Resources Agency The State of California and the Department of Forestry and Fire Gavin Newsom, Governor, State of California Protection make no representations or warranties regarding the accuracy of data or maps. Neither the State nor the Department shall be liable under any circumstances for any direct, special, incidental, or consequential damages with respect to any claim by any user or third party on account of, or arising from, the use of data or maps. and other relevant factors including areas where winds
have been identified by the Office of the State Fire Marshal as a major cause of wildfire spread.
statewide criteria and based on the severity of fire hazard that is expected to prevail in those areas. Moderate, high, and very high fire hazard severity zones shall be based on fuel loading, slope, fire weather, Government Code section 51178 requires the State Fire
Marshal to identify areas in the state as moderate, high, and very high fire hazard severity zones based on consistent Waterbody
Federal Responsibility
Area (FRA)
Unzoned LRA
Incorporated City
Projection: NAD 83 California Teale Albers
Scale: 1:24,000 at 11" x 17"
Km 0 1
Mi 0 1
Very High High Moderate
High Moderate
Fire Hazard Severity Zones (FHSZ) in Local Responsibility Area (LRA), as Identified by the State Fire Marshal
San Carlos
101
82 UNINCORPORATED
SAN MATEO CO.

BELMONT

REDWOOD CITY

SAN MATEO
February 24, 2025
As Identified by the
State Fire Marshal Local Responsibility Area
Fire Hazard Severity Zones
CITY OF SAN CARLOS – SAN MATEO COUNTY
Fire Hazard Severity Zones in State Responsibility
Area (SRA), Effective April 1, 2024

CITY COUNCIL

STAFF REPORT
MEETING DATE: May 27, 2025
ITEM TITLE: Receive a Presentation and Provide Input on the Northeast Area Specific Plan Public Draft.

RECOMMENDATION:

Staff recommend that the City Council receive a presentation and provide input on the Northeast Area Specific Plan Public Draft.

FISCAL IMPLICATIONS:

There is no fiscal impact or no additional appropriation is necessary at this time.

Funds for this process were appropriated by the City Council as part of the Adopted Mid-Cycle Budget Adjustment for fiscal year (FY) 2022-23 under Capital Improvement Project C2211 (Northeast Area Specific Plan).

BACKGROUND:

The Northeast Area is comprised of approximately 145 acres on the eastside of San Carlos comprising of the area north of Holly Street, to the San Carlos City limits at Belmont Creek, and between Highway 101 and Old County Road (see Figure 1). The Northeast Area consists of over 175 diverse businesses, including large employers such as Sutter Health Palo Alto Medical Foundation and PG&E, and a variety of industrial uses.

Figure 1: Map of the Northeast Area Specific Plan Boundaries

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As part of the City of San Carlos 2022 Strategic Plan, the City Council directed staff to create a specific plan to thoughtfully plan for, manage, and direct change in the Northeast Area given the renewed development interest in this area. The City Council further directed staff to explore the possibility of introducing housing to the Northeast Area. On February 12, 2024, a milestone was reached when the City Council endorsed a preferred land use plan, which included housing.

The Northeast Area Specific Plan is intended to be a comprehensive planning and policy document that establishes a long-term vision and guides growth in the Northeast Area over a 20- year period. Since the commencement of this effort in late 2022, a robust strategy for community engagement has been conducted to shape the Northeast Area Specific Plan. This included stakeholder focus group meetings, pop-ups, online surveys, and virtual community workshops. In addition, the Planning and Transportation Commission and the City Council have provided input and direction at key points in the process including endorsement of a preferred land use plan and urban design framework in early 2024 that incorporates residential uses, public open space, retail uses, and continued allowance for light industrial uses. See Attachment 2 for links to the staff reports and meeting minutes from the January 16, 2024 Planning and Transportation Commission and February 12, 2024 City Council study sessions.

Since receiving the City Council’s endorsement of the preferred land use plan and urban design framework, staff finalized the development projections in conjunction with the 2045 General Plan Reset project. The projected growth anticipated in the Northeast Area Specific Plan is 1,890 new residential units and over 4.5 million square feet of nonresidential uses. Using these development projections, staff and the consultant team are currently preparing an associated Environmental Impact Report (EIR) and related technical studies including noise, traffic, and greenhouse gas emissions. The Draft EIR is anticipated for release in mid-June of this year.

The purpose of this meeting is to introduce the Public Draft Northeast Area Specific Plan to the City Council (see Attachment 1), which was developed based on the collective input from the community and direction from the Planning and Transportation Commission and the City Council.

The Public Draft was also presented to the Planning and Transportation Commission on April 2, 2025 (see Attachment 2 to view the Planning and Transportation Commission’s input).

ANALYSIS:

The Northeast Area Specific Plan incorporates overarching guiding principles that reflect the community’s aspirations into an overall vision for a district that balances traditional industry, innovation, environmental resiliency, and inclusive community life. The Specific Plan also proposes an overall framework of land uses, mobility improvements, and resiliency standards to accomplish the overall vision. See Figure 10 in Attachment 1 for a map that diagrams the overall vision. The Specific Plan is structured into seven comprehensive chapters that serve as a detailed framework for guiding development in the Northeast Area:

1. Introduction

2. The Vision

3. Existing Conditions

4. Land Use and Urban Form

5. Mobility and Parking

6. Environmental Resilience

7. Implementation

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Land Use and Urban Form
The Land Use and Urban Form chapter identifies two land use classifications (Planned Industrial and Mixed-Use 75-90 DUs/Ac) which encompass four zoning designations within the Northeast Area as summarized in Table 1 below. See Figure 66 in Attachment 1 for a zoning map showing the proposed zoning designations.

Table 1: Summary of Land Use Classifications and Zoning Designations Land Use Classifications Associated Zoning Designations Planned Industrial 1.Production and Innovation

2.Industrial Professional
Mixed-Use 75-90 DUs/Ac 1.Mixed-Use Northeast – 75 DUs/Ac (MU-NE-75)

2.Mixed-Use Northeast – 90 DUs/Ac (MU-NE-90)
Below is a description of each zoning designation:
• New Production and Innovation Zone: This zone is intended to continue to allow the same land uses that are currently allowed in the existing Light Industrial zone, which are a range of light industrial uses, including general service, research and development, biotechnology, warehousing, and service commercial uses. This has been expanded to also allow for industrial workshops, commercial recreation, office, and retail. • New Mixed-Use Northeast Zones: These zones provide for multifamily residential uses at a density of 90 dwelling units per acre (MU-NE-90) for the block bounded by Glenn Way, Old County Road, Bragato Road, and Taylor Way; and 75 units per acre (MU-NE75) for sites bounded by Industrial Road, Taylor Way, Old County Road, and an adjacent easement bordering the Greater East San Carlos (GESC) neighborhood. • Existing Industrial Professional Zone: These zones are meant to accommodate existing permitted facilities, including PG&E and Sutter Health Palo Alto Medical Foundation.

The Specific Plan also maintains three previously approved Planned Development (PD) Districts:
642 Quarry Road (PD-28), Palo Alto Medical Foundation (PD-21), and 201 Industrial Road (PD18). Proposed PD Plans would still be considered and regulated pursuant to San Carlos Municipal Code Chapters 18.10 and 18.36.

Development Standards
The Land Use and Urban Form chapter also provides development standards for each zone, including floor area ratio (FAR), density, height, setbacks, etc., which are summarized in Table 2 below. The maximum FAR and maximum building heights range and decrease toward the adjacent GESC residential neighborhood to transition to lower scale development. The MU-NE75 zone specifically has a required stepdown to 35 feet along its rear setback adjacent to the GESC neighborhood.

Projects within the Production and Innovation zone may request additional building height - from 100 to 155 feet - in exchange for community benefits. The proposed community benefits strategy is discussed further in this report. Projects within the Mixed-Use Northeast zones are not eligible

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for additional bonus heights through a community benefits process; this reflects current state law provisions a developer may exercise through State Density Bonus Law, which could include requests for additional building height among other reductions from zoning standards.

Table 2: Summary of Floor Area, Height, and Density Standards Production
and Innovation
Mixed-Use:
90 DUs/Ac
Mixed-Use:
75 DUs/Ac
Industrial
Professional
Maximum Floor
Area Ratio (FAR)

1.0 to 2.0 NA NA 1.5
Maximum Base
Height
75 to 100 ft. 90 ft. 75 ft. (35 ft.
along rear)
100 ft.

Maximum Bonus
Height
100 to 155 ft. NA NA NA
Minimum Density NA 75 DU/Ac 50 DU/Ac NA
Maximum Density NA 90 DU/Ac 75 DU/ac NA
The Land Use and Urban Form chapter also draws from the Objective Design Standards for mixed-use residential projects, which are currently in progress and are expected to be adopted prior to the Northeast Area Specific Plan. The Specific Plan expands on the Objective Design Standards where appropriate for the Northeast Area, including standards for active ground floor uses, public open space, and building height step downs for sites adjacent to single-family residential zoning districts.

Ground Floor Active Use Requirements
To encourage a range of active uses and support ground floor activation in the Northeast Area, the Land Use and Urban Form chapter identifies frontages where active uses are either allowed or required. See Figure 69 in Attachment 1 for a map showing specific locations designated for ground floor active uses.
• Allowed Active Use Corridors: To create pedestrian and visual activity at the ground floor, these frontages allow a range of active uses including retail, restaurant, and personal service uses with a minimum usable depth of 12 feet for a minimum of 65% of the frontage. • Required Industrial, Artisan, Manufacturing Uses: Along Quarry Road, these frontages require ground floor uses where goods are fabricated either as a primary use or accessory to another use (such as retail or restaurant uses) to create an environment where production is visible to the public with a minimum depth of 20 feet for a minimum building length of 30 feet.
• Required Retail Corners: To enhance vibrancy and district vitality, building corners at key intersections must provide ground floor active uses with a minimum usable depth of 12 feet for a minimum of 65% of the frontage.

The Land Use and Urban Form chapter also provides design standards at the ground level to support the pedestrian experience of the various ground floor active use corridors through minimum height and façade transparency standards. It is important to note that new developments, complete redevelopments, or major additions would be subject to the ground floor

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active use requirements summarized above.

Public Open Space
To provide public open space and community amenities, the Specific Plan requires various forms of public open space that would be created through new developments. New developments located on sites greater than 15,000 square-feet but less than one acre must dedicate at least 10% of the total site area to publicly accessible open space. If located on a site greater than oneacre, new developments must dedicate at least 15% of the total site area to publicly accessible open space.

As an example, should the entire Mixed-Use Northeast 90 block (bounded by Glenn Way, Old County Road, Bragato Road, and Taylor Way) be redeveloped, the approximate 14-acre site would yield an approximate 2.1-acre public open space amenity. This block, in particular, is identified as a potential site for a future public park in the Specific Plan, consistent with community input and past study sessions with the Planning and Transportation Commission and City Council.

While the exact design of the public park would be determined as part of a future development project, the Specific Plan outlines minimum criteria, specifically that it shall be located at the ground level with direct access from a public street; be unenclosed by a fence or gate; and be open to the public without charge.

In addition, new developments along Belmont Creek must create a multi-use pathway at least 10 feet in width for pedestrians and bicycles, as shown in Figure 112 in Attachment 1. These developments are also encouraged to allow an additional 15-foot buffer for flexible recreation spaces. Lastly, certain sites throughout the Northeast Area would also be required to create Paseos, which are shared pedestrian and bike paths with a minimum combined width of 26 feet.

Nonconforming Uses and Structures
Adoption of the Northeast Area Specific Plan will result in nonconforming uses and structures given its new zoning designations and associated development standards. For example, an existing industrial use in the Mixed-Use Northeast zones would be considered nonconforming because new or additional industrial uses would no longer be permitted in this zone. To address this issue, the Land Use and Urban Form chapter refers to San Carlos Municipal Code Chapter

18.19 (Nonconforming Uses, Structures, and Lots) and summarizes requirements that are most likely to apply in the Northeast Area.

Development standards set forth in the Northeast Area Specific Plan apply to new developments which include building additions, significant remodels, and complete redevelopments. Existing uses (i.e. current business operations) that become, as a result of this Specific Plan, a legal nonconforming use can continue to operate provided no alteration (other than maintenance) or addition is proposed. The current use/business operation can continue even with a change of ownership or change in tenant that maintains the same use. If the legal nonconforming use, however, were to lapse (i.e. no longer operate or vacate) for a period of six months or more, the use may not resume unless the use is re-established through a Conditional Use Permit process and subject to specific findings and approval by the Planning and Transportation Commission.

Mobility and Parking
The Mobility and Parking chapter of the Northeast Area Specific Plan outlines a multi-modal transportation network that aims to support various modes of transportation within the Northeast

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Area, and considers freight and vehicle movement to support the existing and future businesses.

The proposed transportation network emphasizes bicycle facilities, pedestrian connectivity, roadway safety improvements, and introduces a new street segment. This chapter also provides updated parking and Transportation Demand Management framework for new developments to better manage parking and support vehicle trip reductions.

Street and Active Mobility Network
The proposed street network identifies key roadway improvements that prioritize multi-modal connectivity, access, and safety as shown in Figure 89 in Attachment 1. These improvements include:
• A new north-south street segment connecting Quarry Road to Bragato Road • Signalized intersections on Industrial Road at Quarry Road and at Taylor Way • Pedestrian crossings with rectangular rapid flash beacons • Curb management, including specific locations to account for a variety and function of curb uses, including on-street parking and commercial loading The Mobility and Parking chapter also contains high level street design guidance for street redesigns in the Northeast Area. A future Streetscape Master Plan with more specific dimensional requirements based on surveyed conditions will be necessary to carry out the proposed improvements. Key street designs include:
• New Street: A proposed new street connecting Bragato Road to Quarry Road would serve as a service street for light industrial uses in the Northeast Area. The proposed new street would consist of one lane in each direction, a 9-foot pedestrian through zone on each side, and an 11-foot multi-use curb zone that could support loading activities. • Industrial Road: The proposed street design for Industrial Road consists of one travel lane in each direction with a center turn lane reducing the existing two travel lanes in each direction to accommodate active mobility improvements including a widened 8-foot pedestrian through zone on each side and 5-foot protected bicycle lanes in each direction.

The proposed street design is also consistent with the design for Industrial Road envisioned in the East Side Innovation District Vision Plan approved by the City Council in 2021.

Pedestrian and Bicycle Facilities
The Mobility and Parking chapter also proposes recommendations for pedestrian and bicycle improvements throughout the Northeast Area, which builds upon the adopted 2020 Bicycle and Pedestrian Master Plan. See Figure 90 for a roadway network map with pedestrian and bicycle improvements. These improvements include:
• Minimum pedestrian through zone of 8 feet throughout the Northeast Area • Three publicly accessible Paseos 26 feet in width
• Bicycle facilities ranging from shared roadway markings (Class III) to protected bicycle lanes (Class I)
• One District Mobility Hub and three Small Mobility Hubs which are specific open areas consisting of facilities such as bicycle parking, pick-up/drop-off zones, and wayfinding to support multiple transportation options

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Parking and Loading Requirements
The Mobility and Parking chapter outlines parking requirements for the Northeast Area that addresses the need for sufficient vehicle parking while recognizing that creating excess parking limits land available for other uses and can increase traffic congestion. The proposed parking requirements also ensure consistency with state law and regional policy, including Assembly Bill (AB) 2097 and the Metropolitan Transportation Commission (MTC) Transit-Oriented Communities (TOC) Policy. Compliance with the MTC TOC Policy makes the City eligible for future One Bay Area Grant (OBAG) funding that could go toward bicycle and pedestrian improvements, local road repair, and Safe Routes to School programs.

New standards for parking include the removal of parking minimums, and instead, introduce parking maximums. This approach is consistent with the MTC TOC Policy, as well as the Citywide TDM and Parking Reform project, which was recently presented to the City Council at their April 28, 2025 meeting. In addition, the Northeast Area is already subject to AB 2097, which eliminated parking minimums for projects within one-half mile major transit. See Table 11 in Attachment 1 for a complete list of parking maximum ratios. The Specific Plan establishes two tiers of maximum vehicle parking: Tier 1, which is the soft parking maximum, and Tier 2, which is the firm parking maximum. Enacting soft and firm maximums provide flexibility for future development to create more parking, if desired, in exchange for publicly accessible parking, additional trip-reduction strategies, or other benefits that support multimodal travel.

Given the prevalence of industrial and commercial uses with high loading activity in the Northeast Area, the Mobility and Parking chapter also specifies on-site loading requirements to support efficient loading activity for both non-residential and residential mixed-uses.

Transportation Demand Management Requirements
The Mobility and Parking chapter establishes Transportation Demand Management (TDM) requirements that apply to new developments in the Northeast Area. The TDM framework outlined in this chapter aims to be consistent with the TDM framework presented to the City Council on April 28, 2025 as part of the Citywide TDM and Parking Reform project.

TDM requirements apply to all new development projects or changes of use in the Northeast Area, which require a reduction ranging from 25 points to 35 points depending on the project’s land use and size. See Tables 17 and 20 in Attachment 1 for TDM thresholds and applicable trip reductions.

To reach the required points target, development projects must incorporate TDM measures from a menu of strategies listed in Tables 18 and 19 in Attachment 1.

Parking Management Strategies (On-Street and Off-Street) In anticipation of new development, land use changes, and an increase in future parking demand in the Northeast Area, the Mobility and Parking chapter identifies various parking management strategies to better manage and utilize on- and off-street parking supply in the district. Currently, on-street parking in the Northeast Area is not actively managed—spaces are largely unregulated and there is limited enforcement of common parking infractions. As a result, many businesses and motorists park vehicles on the sidewalk and/or use curb spaces for commercial vehicle storage. Some vehicles are left parked for long periods of time, limiting access for district users and customers. Off-street parking is not shared, often goes underutilized, or can be difficult to find. As development occurs in the district, especially in the context of AB 2097 where the City can no longer require off-street parking, the lack of comprehensive parking management could

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exacerbate parking inefficiencies.

In addition, parking management and trip reduction through the TDM requirements summarized above are highly dependent on each other for success. Lacking any comprehensive parking policy or management with existing and future parking supply would undermine the effectiveness of the TDM requirements which are designed to reduce vehicle trips. The Northeast Area Specific Plan introduces a framework for improved parking management through the following strategies:
• Shared Parking: Per the provisions of AB 2097, require that new on-site parking be shared (accessible to the general public, shared between businesses, or reserved for carshare vehicles for all or a portion of the day), which will help to ensure efficient use of new on-site parking.
• Unbundled Parking: All on-site parking spaces for residential uses shall be leased or sold separately from the rental or purchase fees for the individual units (excepting 100% affordable housing projects), which can reduce the demand for on-site parking and allow individuals without vehicles to avoid paying for unused parking. All on-site parking spaces for non-residential uses shall be unbundled, with the cost of the parking space included as a separate line item in the lease.
• Priced Parking and a Parking Benefit District: The Northeast Area Specific Plan is a 20-year plan, and when conditions are warranted, the City Council could choose to implement pricing and time-restrictions on public parking in the Northeast Area. Priced parking is one of the most effective tools to manage parking spaces, reduce congestion, and ensure that municipalities have the resources to effectively operate the parking system. As part of this framework, the City Council could also choose to establish a Parking Benefit District, which would allow for reinvestment of net parking revenue back into the district to fund overall transportation and streetscape improvements.

The strategies listed above were also presented at a City Council Study Session on April 28, 2025 where the Council provided input on parking and TDM strategies in the context of the Citywide TDM and Parking Reform project. Individual councilmembers expressed not being in favor of priced parking in particular. Priced parking has not been removed as a strategy in the Public Draft of the Specific Plan, as Public Draft was prepared prior to the April 28 City Council meeting. In addition, staff and the consultant team seek input from the full Council on priced parking and other parking management strategies in the context of the Northeast Area Specific Plan.

The Specific Plan is a long-term policy document that contemplates new growth and land use changes where these parking management strategies could be essential tools in the future. Best practices based on research and case studies show that comprehensive parking management leads to reduced vehicle trips. Fewer vehicle trips would help the City achieve other goals, including the reduction of greenhouse gas emissions and reduced traffic congestion. However, as noted above, staff do not expect priced parking to be an immediate tool, but rather a long-term policy strategy that could be considered in the future as parking conditions change.

Environmental Resilience
Recognizing the Northeast Area’s vulnerabilities to flood events, the Northeast Area Specific Plan includes an Environmental Resilience chapter that identifies priority sewer and stormwater updates and establishes two resilience zones in the Northeast Area’s most vulnerable areas. This chapter creates a coordinated resilience framework that leverages new investment and

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development in the Northeast Area. Key resilience measures required for all new development in the Northeast Area include:
• Prepare project-specific hydrology and hydraulic analyses demonstrating that peak stormwater flow is reduced when compared to pre-development conditions • Elevate critical site infrastructure (such as transformers and generators) • Adhere to OneShoreline’s recommended Sea Level Rise Base Flood Elevation (SLRBFE) of 3-feet above the project’s BFE Sea Level Rise Priority Zone
The Sea Level Rise Priority Zone applies to Northeast Area properties within the FEMA 100-year flood plain, as shown in Figure 110 in Attachment 1. Properties within this Zone require contextspecific strategies for new development given their heightened vulnerability to flooding due to extreme weather events and sea level rise. Key measures include a minimum 25-foot building setback from the edge of an existing drainage channel to create a buffer to support stormwater management and providing engineered detention basins as part of open space.

Creek Front Zone
The Creek Front Zone applies to properties adjacent to Belmont Creek, as shown in Figure 111 in Attachment 1. Belmont Creek is prone to flooding causing property damage to properties in this Zone. Key measures specific to properties in the Creek Front Zone include a minimum 35-foot setback from the existing top of bank to support stormwater detention, and providing native riparian vegetation at the initial 25 feet from the top of bank to filter pollutants and maintain water quality.

Implementation Chapter
The Implementation Chapter was incorporated into the Public Draft and posted on the project website on May 16, 2025, following a meeting with the City Council Infrastructure Financing Subcommittee on April, 4, 2025. The purpose of the Implementation chapter is to outline infrastructure improvements (such as stormwater, storm drain, electrical utilities, and telecommunication utilities); a community benefits strategy; and funding and financing strategy required to deliver the vision of the Specific Plan.

Funding and Financing Strategy
Because of the 20-year horizon of the Specific Plan, the implementation of the Specific Plan’s vision will happen incrementally in conjunction with development projects. The Implementation chapter outlines possible funding sources and resources the City can use to realize the Specific Plan vision recognizing that timing of development is uncertain. The funding sources identified in the Implementation chapter are the following:
• Developer Contributions: Achieved through development standards, future impact fees, community benefits
• Property Owners: Ongoing maintenance by individual property owners, and a potential future Community Facilities Districts (CFDs)

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• City Resources: General Fund, Capital Improvement Program (CIP), and from a potential future Parking Benefit District
• Outside Sources: Regional, state, and federal grant programs These funding sources would pay for two kinds of expenditures: capital improvements (infrastructure or public facilities construction) and ongoing operations and maintenance of the infrastructure or facility. Many improvements identified in the Specific Plan are anticipated to require a combination of funding sources. In addition, new development may offset some of these costs through increased taxes and fee revenue.

Community Benefits Strategy
As discussed in the Development Standards section of this report, nonresidential projects are eligible to exceed the maximum base height and floor area ratio (FAR) in exchange for provision of community benefits. The proposed community benefits approach allows developers to pay a community benefits fee, negotiate an agreement to provide the community benefit, or a combination of both. This approach would provide developers a higher degree of certainty through a fee option, while ensuring the City will receive investment in critical infrastructure and community amenities to support the growth contemplated in the Specific Plan. The City Council Infrastructure Financing Subcommittee preferred the community benefits fee option, but the Specific Plan includes all three options for full Council input.

The community benefits fee determined by an economic consultant is $20 per square-foot of all floor area that exceeds the base floor area or is above the maximum base building height (whichever yields a higher fee). This fee could include an escalator in its adoption recognizing inflation costs and that development will occur over time.

The Implementation chapter also includes a community benefits menu outlining the City’s goals and objectives for tangible, community serving amenities that could be delivered by future development in the Northeast Area. The menu of community benefits includes public open space, affordable commercial space, multi-modal street improvements, and community facilities. These contributions are required to be improvements beyond those achieved through base development standards, environmental mitigation measures, and impact fees.

COMMUNITY ENGAGEMENT:

Staff and the consultant team began community engagement efforts in February 2023, which marked the start of a series of community workshops that were aligned with the Specific Plan’s key decision milestones. Community engagement touchpoints to date include:
• (3) Online surveys
• (3) Virtual focus groups with property owners, business owners, and developers • (2) Pop-up events
• (1) Open house event
• (2) Project updates with the GESC neighborhood group
• (2) Project updates with the Harbor Industrial Association (HIA) • (6) City Council Subcommittee Meetings
• (3) Virtual community workshops
• (3) Planning and Transportation Commission Study Sessions, including the recent Study

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Session on April 2, 2025 to present the Public Draft
• (2) City Council Study Sessions
The most recent virtual community workshop was held in November 2024 to provide an update on the City Council-endorsed preferred land use plan and receive comments before finalization of the Public Draft. See Attachment 3 for a summary of the November 2024 community workshop, and Attachment 4 for all public comments received since the virtual community workshop. In addition, staff presented and received input at a Harbor Industrial Association (HIA) meeting and a staff-led Open House meeting in January 2025, which are summarized in Attachment 5 and Attachment 6 respectively.

NEXT STEPS:

Following this study session, staff and the consultant team will update the Specific Plan based on input received from the City Council, Planning and Transportation Commission, and the community. The project team will also continue preparing the associated Environmental Impact Report, with adoption of the final Specific Plan and EIR expected in the Fall of this year.

PUBLIC NOTICE:

A courtesy notice of this study session was published in the San Mateo Daily Journal newspaper on May 16, 2025. See attachment 7: Courtesy Notice – Proof of Publication.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Receive a presentation and provide direction to staff on the Public Draft Northeast Area Specific Plan; or

2. Do not provide direction to staff on the Public Draft Northeast Area Specific Plan; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Al Savay, Community Development Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Public Draft Northeast Area Specific Plan

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2. Links to Staff Reports and Meeting Minutes from the Planning and Transportation Commission Study Session on Sept. 18, 2023, City Council Study Session on Sept. 25, 2023, Planning and Transportation Commission Study Session on Jan. 16, 2024, City Council Study Session on Feb. 12, 2024, Planning and Transportation Commission Study Session on Apr. 2, 2025

3. November 2024 Community Workshop Summary

4. Public Comments as of November 2024

5. Harbor Industrial Association Meeting Summary

6. Open House Meeting Summary

7. Courtesy Notice – Proof of Publication

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PUBLIC DRAFT: MAY 2025
RESOLUTION:

ORDINANCE:

Northeast Area
Specific Plan

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Northeast Area Specific Plan
3 Figure 1 Plan Area in relation to the City of San Carlos and the larger region.

Northeast Area Specific Plan 5
Acknowledgments
City Council
Sara McDowell
Mayor
Pranita Venkatesh
Vice Mayor
John Dugan
Neil Layton
Adam Rak
Ron Collins (Former)
Planning and Transportation
Commission
Janet Castaneda
Kristen Clements
Ellen Garvey
Twisha Anand
Summer Bundy
Jim Iacoponi (Former)
David Roof (Former)
Economic Development
Advisory Commission
Kelly Hickey
Anthony Kamm
Rajesh Krishnan
Madhura Kumar
Heather Liu
Sailesh Mehra
Karen Molinari
City Staff
Jeff Maltbie
City Manager
Al Savay, AICP
Community & Economic Development Director
Lisa Porras, AICP
Planning Manager
Sajuti Haque, AICP
Project Manager
Rendell Bustos
Senior Planner
Akanksha Chopra
Associate Planner
Consultants
Perkins&Will
Prime Consultant, Urban Design
Nelson\Nygaard
Mobility
Strategic Economics
Economics
BKF
Civil Engineering
David J. Powers & Associates
Environmental Planning
Plan to Place
Public Engagement
Aaron Welch Planning
General Plan and Zoning Advisor
Good City Company
Strategic Advisor
Adopted
xxxx
Prepared by
Prepared for
This Specific Plan was the culmination of collaboration and civic discourse over the last two years and would not have been possible without the time, knowledge, and energy of the property owners, business owners, and residents of San Carlos who attended public workshops, Planning and Transportation Commission and City Council meetings, generously provided their invaluable input.

Northeast Area
Specific Plan
Northeast Area Specific Plan 7
Chapter 1
Introduction

1.1 At 2025, Why Now? 16

1.2 Where Is The Northeast Area? 18

1.3 What Is A Specific Plan? 20

1.4 How To Use This Document 22

1.5 Who Shaped This Plan? 24
Chapter 3
Existing Conditions

3.1 Northeast Area Background 54

3.2 Flooding, and Resilience 58

3.3 Natural Environment 60

3.4 Urban Heat 62

3.5 Zoning 64

3.6 Land Use 66

3.7 Business Snapshot 68

3.8 Transportation 72
Chapter 4
Land Use and Urban Form
Standards
Chapter 2
The Vision

2.1 A Vision For 2045 30

2.2 Guiding Principles 32

2.3 Land Use and Urban Form 34

2.4 Mobility and Parking 40

2.5 Flooding and Resilience 46
Contents

4.1 Land Use Designations 76

4.2 Zoning 78

4.3 Administrations and Permits 81

4.4 District Wide Development Standards 82

4.5 Non Residential Development Standards 84

4.6 Residential Development Standards 88

4.7 Open Spaces 92

4.8 Ground Floor Active Uses 94

4.9 Ground Floor Retail Corners 106

4.10 Ground Floor Industrial, Artisan, and
Manufacturing 110

4.11 Active Use Frontages - Residential 114

4.12 Floor Area Ratio (FAR) and Density
Standards 118

4.13 Height Standards 120

4.14 Bonus FAR and Building Height
Provisions 122
Chapter 5
Mobility and Parking
Standards

5.1 Street Network 126

5.2 Active Mobility 128

5.3 Mobility Hub 132

5.4 Vehicle Parking 134

5.5 Shared Parking 136

5.6 Unbundled Parking 137

5.7 ADA and Carpool/Vanpool Parking 138

5.8 EV Parking 140

5.9 Bicycle Parking 142

5.10 Transportation Demand Management 144

5.11 On-Site Loading 150

5.12 On-Street Loading 152

5.13 Street Design 154

5.14 Quarry Road 158

5.15 Taylor Way 160

5.16 Industrial Road 162

5.17 Old County Road 164

5.18 Bragato Road 166

5.19 Glenn Way 168

5.20 New Street 170

5.21 Paseo 172
CHAPTER 6
Environmental Resilience
Standards

6.1 District-Wide Development Standards 176

6.2 Sea Level Rise Priority Zone 178

6.3 Creek Front Zone 180

6.4 Green Streets 184
CHAPTER 7
Implementation
Glossary
Appendix

7.1 Implementation Overview 186

7.2 Storm Drain Infrastructure 188

7.3 Flooding and Sea Level Rise 188

7.4 Stormwater Treatment 192

7.5 Sanitary Sewer Infrastructure 196

7.6 Domestic Water Infrastructure 200

7.7 Dry Utility Infrastructure 204

7.8 Rehabilitation or Reconstruction of
Frontage Pavement 206

7.9 Parking Benefit District 208

7.10 Parking and Curb Management
District 210

7.11 Community Benefits 212

7.12 Funding and Financing 216

7.13 Implementation Actions 224
Northeast Area Specific Plan 9
List of Figures & Tables
Figure 1 Plan Area in relation to the City of San Carlos and the larger region. 3 Figure 2 An aerial photograph of Industrial Road and surrounding properties, looking southeast 15 Figure 24 Nottingham Science Park, UK, Studio Egret West. Credit: Studio Egret West 50 Figure 25 855 Brannan Street, San Francisco, David Baker Architects. Credit: Bruce Damonte 50 Figure 26 Mission Creek Stormwater Park, San Francsico, CMG Landsacpe. Credit: Sam Oberter 50 Figure 27 100 Hooper Street, San Francisco, Surface Design. Credit: Marion Brenner 51 Cover, Table of Contents Figure 28 Building 12, San Francisco, Perkins&Will. 51 Chapter 1
Introduction
Figure 3 Historic Topographic Map circa 1896. Credit: EDR 17 Figure 4 Illustrative Diagram of the North East Area Today 19 Figure 5 Citywide Context Key Map 19
Figure 6 The Layers of the Specific Plan Diagram 21
Figure 7 Example of Document Structure 23
Figure 8 Community Engagement Meeting Photos 27
Figure 9 An aerial photograph of Old County Road and the Caltrain Berm 29 CHAPTER 2
Vision
Figure 10 San Carlos Specific Plan Vision Diagram 31
Table 1 20-Year Development Projection 35
Figure 11 Land Use and Urban Form Vision Diagram 37
Figure 12 Aerial Photograph of Existing Industrial 39
Figure 13 University of Cincinnati Gardner Neuroscience Institute, Ohio, Perkins & Will. 39 Figure 14 Bongaroo South Public Domain, Australia, Aspect/Oculus. Credit: Simon Wood 39 Figure 15 1 De Haro, San Francisco, Perkins&Will. 39
Figure 16 Ninot Market Refurbishment, Spain, Mateo Arquitectura. Credit: Adria Goula 39 Figure 17 Mobility and Parking Vision Diagram 41
Figure 18 Curtin Bicycle Hub, Australia, Coniglio Ainsworth Architects. Credit: Dion Robeson 43 Figure 19 100 Hooper Street, San Francisco, Perkins&Will. 43 Figure 20 Brighton Boulevard, Denver, Stantec. Credit: Frank Ooms 43 Figure 21 Quay Street, Auckland, LandLab. Credit: LandLab 43 Figure 22 Santa Monica Municipal Garage, Santa Monica 43 Figure 23 Flooding and Resilience Vision Diagram 49
CHAPTER 3
Existing Conditions
Figure 29 Aerial Photograph of Quarry Road 52
Figure 30 Historical Mapping of Bay Shore, Pre-1950 54
Figure 31 Satellite Image, 1943. Credit: EDR 54
Figure 32 Historical Mapping Overlay, circa 1940 55
Figure 33 Historical Image of the San Francisco Speedway. Credit: Stanford Photo Archives 55 Figure 34 An aerial illustration of the District’s built form today 56 Figure 35 View of Palo Alto Medical Foundation 56
Figure 36 A 1975 parcel map showing the 50 foot easement on properties fronting Industrial Road 57 Figure 37 Photograph of flash flood in San Carlos in 2022. Credit:Tayfun Coskun/Anadolu Agency 58 Figure 38 Photograph of a flooded Belmont Creek east of Industrial Road. 58 Figure 39 Existing Flooding and Resilience Map 59
Figure 40 Photograph of Belmont Creek during a non-flood event 60 Figure 41 Photograph of the Drainage Channel adjacent to Palo Alto Medical Foundation 60 Figure 42 Existing Conditions Vegetation Map 61
Figure 43 Aerial photograph of the AutoVino pop up space located in a surface parking lot 62 Figure 44 Aerial photograph of industrial fabric within the district, illustrating a primarily hardscaped built environment. 62
Figure 45 Existing Conditions Heat Map 63
Table 2 Existing Zoning Regulations 64
Figure 46 Existing Zoning District Map 65
Figure 47 Pie Chart of Existing Land Uses 66
Figure 48 Existing Land Uses Map 67
Figure 49 Pie Chart of Existing Businesses 68
Figure 50 Existing Businesses Map 69
Figure 51 Photograph of 210 Industrial Road, a Multi-Tenant Commercial Space 70 Figure 52 Photograph of Duet Pharmacy on Industrial Road 70 Figure 53 Photograph of Maxx Metals on Quarry Road 70
Figure 54 Photograph of Palo Alto Medical Foundation (PAMF) 70 Figure 55 Photograph of Delta Star on Taylor Way and Industrial Road 71 Northeast Area Specific Plan 11
List of Figures & Tables
Figure 56 Photograph of the Badminton Academy on Quarry Road 71 Figure 57 Photograph of the San Carlos Research Center on Industrial Road 71 Figure 58 Photograph of the Greater East San Carlos Neighborhood 71 Figure 59 Photograph of Cars Blocking Sidewalk on Quarry Road 72 Figure 60 Photograph of Truck Blocking Bike Lane on Industrial Road 72 Figure 61 Photograph of Narrow Sidewalk on Industrial Road 72 Figure 62 Photograph of F-Street Underpass 72
Figure 63 Existing Transportation Infrastructure Map 73 Figure 64 Aerial photograph of the AutoVino parking lot 75 Figure 65 Land Use Framework Map 77
Figure 66 Zoning Districts Map 79
Table 3 District Wide Development Standards 82
Table 4 Non-Residential Development Standards 84
Table 5 Residential Development Standards 88
Figure 67 Built examples of publicly accessible open spaces 92 Figure 68 Site of future public park 93
Figure 69 Ground Floor Active Uses Map 95
Table 6 Ground Floor Active Uses Land Use Regulations 97 Figure 70 Ground Floor Retail Corner Section Diagram 107 Figure 71 300 Ivy Street, San Francisco, David Baker Architects. Credit: Bruce Damonte 108 Figure 72 Tartine Bakery, San Francisco, Commune Design. Credit: Commune Design 108 Figure 73 SF Jazz Center, San Francisco, Mark Cavagnero Architects. Credit: Tim Griffith 109 Figure 74 ASU Beus Center for Law & Society Building, Phoenix, Perkins&Will. 109 Figure 75 Ground Floor Industrial, Artisan, Manufacturing Section Diagram 111 Figure 76 Aarhus School of Architecture, ADEPT, Vargo Nielsen Palle. Credit: Rasmus Hjortshøj 112 Figure 77 Front Cafe, San Francisco, David Baker Architects., Credit: David Baker Architects 112 Figure 78 Emeryville Lofts, Emeryville - David Baker Architects. Credit: Brian Rose 113 Figure 79 Arcadios Produce, San Francisco. Credit: Janna Cordeiro 113 Figure 80 Residential Mixed-Use Section Diagram 115
Figure 81 1700 Webster, Oakland - Perkins&Will, Photo Credit: Russell Abraham 116 CHAPTER 4
Land Use and Urban Form
CHAPTER 5
Mobility and Parking
Figure 82 Logan Apartments, Oakland - Rad Urban. Credit: Rad Urban 116 Figure 83 Moss HQ, Chicago - Moss Design. Credit: Carmen Troesser 117 Figure 84 Belfield Avenue Townhomes, Philadelphia, Onion Flats Architecture.Credit: Onion Flats 117 Figure 85 FAR and Density Map 119
Figure 86 Easement, Setback, and Height Diagram 120
Figure 87 Maximum Building Heights Map 121
Figure 88 Bonus Density and Height Map 123
Table 8 On-Street Curb Uses 127
Figure 89 Roadway Network Map 125
Table 9 Paseo Type 126
Table 10 Bicycle Network Facilities 126
Figure 90 Active Mobility Map 127
Figure 91 Quay Street, Auckland, LandLab. Credit: LandLab 128 Figure 92 Neighborhood Street, San Francisco. Credit: SFMTA 128 Figure 93 Slabtown Marketplace, Portland. Credit: Holst Architecture 129 Figure 94 Auckland Landings Business Park, New Zealand, Surfacedesign. Credit: Blake Marvin 129 Figure 95 Charging Station, Essen Germany, GRAFT brandlab. Credit: Michael Romstöck 131 Figure 96 Curtin Bicycle Hub, Australia, Coniglio Ainsworth Architects. Credit: Dion Robeson 131 Figure 97 Kaiser-Josef-Platz, Austria, Ambient Consult/Atelier Dede. Credit: Christian Pichlkastner 131 Table 11 On-Site Maximum Vehicle Parking Standards 132
Table 12 Parking Facility Minimum ADA Standards 136
Table 13 Carpool Parking Standards 137
Table 14 EV Parking Standards 138
Table 15 Bicycle Parking Standards 141
Table 16 Minimum Bicycle Showers and Lockers Standards 141 Table 17 TDM Applicability 142
Table 18 Baseline Required TDM Strategies for Residential Projects 144 Table 19 Baseline Required TDM Strategies for Non-Residential Projects 144 Table 20 TDM Points Target 145
Table 21 TDM Points Menu 146
Table 22 Required On-Site Loading Spaces 149
Figure 98 Typical Street Design Section 152
Table 23 Furnishing and Curbside Table 154
Figure 99 Typical Furnishing and Curbside Elements 155
Figure 100 Quarry Road Section 157
Figure 101 Taylor Way Section 159
Northeast Area Specific Plan 13
Figure 102 Industrial Road Section 161
Figure 103 Old County Road Section 163
Figure 104 Bragato Road Section 165
Figure 105 Glenn Way Section 167
Figure 106 New Street Section 169
Figure 107 Paseo Section 172
Figure 108 Example of a stormwater park, Credit: CMG 174 Figure 109 Historic Topographic Map circa 1850, Credit: EDR 178 Figure 110 Sea Level Rise Priority Zone Map 179
Figure 111 Creek Frontage Zone Map 181
Figure 112 Creek Front Zone Section 183
Figure 113 Illustrative section of a typical green street 185 CHAPTER 6
Environmental Resilience
Figure 114 Aerial Photo of Quarry Road 186
Figure 115 Storm Drain Infrastructure 192
Figure 116 Sanitary Sewer Infrastructure 201
Figure 117 Domestic Water Infrastructure 204
Figure 118 Dry Utility Infrastructure 207
Figure 119 Rehabilitation or Reconstruction of Frontage Pavement 209 Figure 120 Illustration of Community Benefits Programs, Base Height and Bonus Height 214 Figure 121 Menu of Community Benefits 215
Figure 122 Allowed Community Benefit Areas 216
Table 24 Funding Sources for Capital Improvements 222
Table 25 Funding Sources for Operation and Maintenance 225 Table 26 List of Implementation Actions 227
CHAPTER 7
Implementation
CHAPTER 1
Introduction

THIS SECTION
WILL COVER:

At 2025, Why Now?
Where Is The Northeast Area?
What Is A Specific Plan?
How To Use This Document?
Who Shaped This Plan?

1.1 1.2

1.3 1.4

1.5

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Figure 2 An aerial photograph of Industrial Road and surrounding properties, looking southeast.

Northeast Area Specific Plan 17

INTRODUCTION
At 2025, Why Now?
Since partially being annexed into the City of San
Carlos in 1997, the Northeast Area (the area) has
remained largely unchanged. For decades, many
businesses have offered a wide mix of services,
businesses, and office uses. These businesses
serve the San Carlos community and customers
throughout the Peninsula and greater Bay Area.

Over the last few years, numerous properties
have changed to new owners, and the area is
experiencing renewed development interest,
especially in the life science and biotechnology
sectors. As a part of the City of San Carlos
2022 Strategic Plan, the City Council directed
staff to prepare a Specific Plan to manage
and direct changes in the area. This includes
examining what regulations can be implemented
to support the existing businesses and industrial
fabric, while encouraging new development and
welcoming new businesses and new jobs into the
City. This presented an opportunity for the City
of Good Living to ensure sustained economic
prosperity through a diverse mix of different types
of businesses, redefining what it means to be a
maker in the 21st century. At the onset of the project, the question of whether housing is appropriate in this area arose. All California cities and counties must provide a framework for the community’s long term
approach to housing. Housing affordability in San
Mateo County and in the Bay Area as a whole is a
critical issue. Council directed staff to examine if
the Northeast Area would be viable for residential
mixed-use development in the future and if so,
where. With its proximity to Caltrain, El Camino
Real, and Downtown as well as the Greater East San Carlos Neighborhood, the area is well situated to become a transit oriented community.

San Carlos, like most communities in California, is
directly experiencing multiple impacts of climate
change. The Northeast Area, being close to
the Bay and on low-lying terrain, is particularly
vulnerable to bayshore flooding and sea level rise. The historic topographic map circa 1850 (Figure 3) indicates that a large segment of the district
was originally a part of the historic San Francisco
bayshore. In recent years, strong storms and
king tides have swept the Bay Area causing
major flooding and damage to Northeast Area
properties, disrupting transportation routes, and
harming important economic assets. Along the
San Carlos bay shoreline, sea levels are projected
to rise approximately 24 inches by 2050 and 84
inches by 2100. If left unaddressed, sea level may
rise to permanently flood low-lying areas in the
Northeast Area.

These considerations, among many others, have
informed the Northeast Area Specific Plan, a
shared City-Community vision for a resilient 21st
century district. The Specific Plan responds to
the increasing hazards posed by climate change,
while envisioning a future built environment that
serves all San Carlos employees and residents
for generations to come. Grounded in community
input, the Specific Plan reflects an ambitious yet
pragmatic vision that will be realized incrementally
over time.

Figure 3 Historic Topographic Map circa 1850

1.1 The East Side is transforming.

Northeast Area Specific Plan 19

INTRODUCTION
Where Is The
Northeast Area?
The boundary consists of US 101 to the east,
Belmont Creek and the Harbor Industrial Area
to the north, Caltrain rail tracks to the west, and
the Greater East San Carlos neighborhood to the
south. The district is located within a 10-minute
walk of both the San Carlos and Belmont Caltrain
Stations.

The Northeast Area is home to over 175 diverse
businesses. Some of San Carlos’ largest employers
are located in the district, including Sutter Health
Palo Alto Medical Foundation, Natera, Inc. (a clinical
genetic testing company), PG&E, and Delta Star
(a transformer manufacturing company). Smaller
business also call the Northeast Area home and
offers services including recreation, gardening
supplies, food service equipment, plumbing
services, office supplies, and photography.

The Northeast Area offers a variety of smallscale industrial spaces. These spaces provide entrepreneurs and small businesses with
relatively lower-cost rents and the opportunity
to start and grow. The spaces are adaptable and
flexible to changing economic conditions, allowing
businesses to pivot and adjust to new market
conditions as needed.

The Northeast Area is comprised of
145 acres located on the eastside of
San Carlos.

Figure 4 Illustrative Drawing of North East Area Today
Figure 5 Context Key Map

1.2 Northeast Area Specific Plan 21

INTRODUCTION
What Is A Specific Plan?
The purpose of this Specific Plan is to serve as
a detailed framework for guiding development
within the Northeast Area in San Carlos, ensuring
it aligns with the community’s goals and with
the City’s General Plan. It outlines infrastructure
improvements, protects resources, attracts
investment, and enhances quality of life by laying
out guidelines for land use, transportation, and
environmental resilience As directed by State law,
the Northeast Area Specific Plan covered the
following:
ǌ Collaborated closely with the community and
key stakeholders to forge a cohesive and
forward-looking vision for the area, ensuring it
meets the aspirations and needs of those it will
affect.
ǌ Conducted a careful evaluation of the existing
infrastructure and formulated strategic
recommendations to address the anticipated
future needs of the neighborhood to ensure the
area’s infrastructure can support its growth and
evolution.
ǌ Established a robust framework for land use
that directs development towards creating
a transit-oriented, mixed-use neighborhood.

This framework aims to facilitate a blend
of residential spaces and job opportunities,
fostering a community where living and working
are closely integrated.
ǌ Enhanced the mobility infrastructure to support
a diverse mix of industrial and residential traffic.

This includes accommodating trucks and
personal vehicles while promoting bicycle and
pedestrian connectivity, ensuring seamless and
safe movement throughout the area.
ǌ Developed urban design standards that
emphasize the creation of walkable, livable
environments. These standards apply to streets,
streetscapes, buildings, and open spaces within
the project area, prioritizing public well-being
and aesthetic harmony to enhance the quality
of life for all residents.

Of critical importance is ensuring that the
Specific Plan supports and reinforces the plans
already adopted as well as the separate but
complementary planning efforts being conducted
in parallel. This includes the following:
2045 General Plan Reset is the City’s official
policy document that guides new development
and capital projects as San Carlos evolves and
changes over the course of a 20-year time
horizon. In May 2025, the City adopted an update
to the 2030 General Plan to reset the horizon year
from 2030 to 2045 to accommodate continued
interest in the development of new offices,
restaurants, commercial uses and services, retail,
industrial, and housing in the City. The 2045
General Plan Reset was much more focused than
a complete General Plan Update. It did not include
any changes to the 2030 General Plan land use
designations or development standards; instead
the focus was to adjust development projections
to the year 2045. The update also accounted for
other long range planning initiatives, specifically
the Downtown and Northeast Area Specific Plans.

A Specific Plan is a planning and policy document, that establishes a vision for a defined area or district within a city.

1.3 Community and
Key Stakeholder
Engagement
Infrastructure for a
Resilient Future
Calibrated Land Use
Framework
Enhanced Mobility
Network
Context Sensitive Urban
Design Standards
Figure 6 The Layers of the Specific Plan
Downtown Specific Plan is creating a new
vision for Downtown San Carlos based upon what
the community most loves and celebrates about
Downtown, and what needs updating.

Objective Design and Development Standards
creates clear and measurable design standards
for mixed-use and multi-family residential projects,
as well as single-family units.

East Side Innovation District Vision Plan
(adopted in 2021) guides new development in
the 150-acre commercially zoned area. This area
is envisioned to be a well-connected, multi-modal
neighborhood with a mix of uses that integrates
existing businesses with new science and
technology uses.

Climate Mitigation and Adaption Plan (adopted
in 2021) is San Carlos’ strategic plan to reduce
greenhouse gas emissions and adapt to changing
climate conditions.

Bicycle and Pedestrian Master Plan (adopted
in 2020) identifies specific projects and policies
to enhance the walkability and bikeability of San
Carlos.

Northeast Area Specific Plan 23

INTRODUCTION
How To Use This Document
This plan document is structured into seven comprehensive sections, each designed to provide a holistic understanding and actionable framework for the transformative development of the Northeast Area.

Chapter 1 - Introduction: This chapter provides
the fundamental information of the Specific Plan
including why the City took this effort on, what
area is impacted by this plan, and who shaped the
plan.

Chapter 2 - The Vision: This chapter articulates
the overarching vision, outlines key planning
principles, and describes the planning process
undertaken. It sets the stage for the Specific
Plan’s development, establishing a context that
highlights community aspirations with practical
objectives.

Chapter 3 - Existing Conditions: This chapter
outlines the current state of the area, and delves
into its existing conditions through historical
maps, topographical studies, and an analysis of its
socio-economic fabric. This baseline assessment
is crucial for understanding the area’s challenges,
needs and future potential.

Chapter 4,5,6 - Design Standards: This chapter
specifies the standards and guidelines essential
for enhancing the aesthetic and functional
quality of streets, open spaces, and buildings.

It distinguishes between mandatory standards
(“shall” or “must” statements) that will be
regulated, and recommended practices (“should”
statements) that articulate the aspirational vision
for the site’s development. All standards and
guidelines are subject to staff interpretation to
ensure proposed projects align with the Specific
Plan’s intent.

The design standards are broken out into three
chapters - Chapter 4: Land Use and Urban Form;
Chapter 5: Mobility and Parking; and Chapter 6:

Environmental Resilience.

Chapter 7 - Implementation: The document
concludes with an Implementation chapter, which
lays out the infrastructure improvements, capital
investments, monitoring mechanisms, community
benefits menu, and funding and financing required
to realize the plan’s vision.

Glossary: The glossary provides definitions for
terminology used throughout the document.

Appendix: The appendix provides a treasure trove
of reference materials, including market studies
and analyses on infrastructure and sustainability,
that have informed the creation of this Northeast
Area Specific Plan.

1.4 CHAPTER NUMBER AND TITLE

SUB SECTION

NUMBER AND TITLE

FIGURE LEGEND

STANDARDS
Figure 7 Example of Document Structure

INDEX OF SUB-SECTIONS

REGULATING
FIGURE
Northeast Area Specific Plan 25

INTRODUCTION
Who Shaped This Plan?
Community engagement and comprehensive stakeholder involvement have been central to shaping the Specific Plan, finding consensus between a diverse cross section of the San Carlos population.

The process began with a stakeholder focus
group workshop conducted by the City and
Consultant team in February 2023, marking
the commencement of a series of community
workshops. These workshops, designed to mirror
the Plan’s key decision milestones, included an
initial visioning session, a feedback gathering
stage on the developing preferred option, and
a final meeting in November 2024 for final
comments before finalization of the Specific Plan.

This approach ensured that the Plan accurately
reflected the community and city’s aspirations
and requirements. To complement these inperson engagements, the City and Consultant

1.5 Team also implemented online surveys. This was
supplemented by two pop-up events, hosted
at the San Carlos Public Library and Auto Vino,
aimed at both gathering additional feedback
and raising public awareness about the ongoing
Specific Plan.

Engagement with the Planning and Transportation
Commission and the City Council occurred at
significant points during the process, inviting
their insights and opinions on the Specific Plan’s
direction and the future of Northeast San Carlos.

This comprehensive engagement strategy has
ensured a Plan that is both reflective of and
responsive to the community’s and stakeholders’
visions for the area.

NEASP ENGAGEMENT BY THE NUMBERS
3 online surveys
distributed after each
public workshop.
3 virtual focus groups
with property owners,
business owners, and
developers.
3 pop-ups at the San
Carlos Public Library
and AutoVino.
3 project updates with
property owners and the
Greater East San Carlos
neighbors.
3 virtual community
workshops which
included interactive
sessions on plan
development and
refinement.
2 Planning and
Transportation
Commission
worksessions with
public comment.
2 City Council
workesssions with
public comment.

Northeast Area Specific Plan 27

INTRODUCTION

1.5 VIRTUAL COMMUNITY WORKSHOP
City staff and the consultant team presented in progress design options and facilitated community discourse at the 2nd virtual workshop in August 2023.

LIBRARY INFORMATIONAL POP UP
City staff answering community questions about the Specific Plan process at the San Carlos Library.

AUTOVINO POP UP EVENT
City staff hosted an outdoor pop up event at Auto Vino inviting community members to share their thoughts on the draft land use and urban design concepts.

CITY STAFF VISIONING SESSION AND SITE TOUR
At the onset of the planning process, city department representatives came together to walk the area and discuss opportunities and challenges.

Figure 8 Community Engagement Meetings Photos
The
Vision
CHAPTER 2
A Vision for 2045
Guiding Principles
Land Use and Urban Form
Mobility and Parking
Flooding and Resilience

2.1 2.2

2.3 2.4

2.5

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THIS SECTION
WILL COVER:

Figure 9 An aerial photograph of Old County Road and the Caltrain Berm Northeast Area Specific Plan 31

THE VISION
A Vision For 2045
The Northeast Area Specific Plan envisions
a mixed-use district that lies at the nexus of
traditional industry, innovation, and resilient,
inclusive community life.

2.1 Streets and public spaces are multi-functional,
serving as effective means for modes of lowcarbon transport to effectively navigate the district, supports vibrancy and economic development,
while acting as an absorbent landscape defending
the district from flooding and sea level rise.
0 400 800 Feet
Industrial
Professional
Production and
Innovation
Mixed-Use
Northeast 90
Mixed-Use
Northeast 75
Planned
Development
Zoning
Active Uses
Legend
Mobility
El Camino Real
Mobility Hub
Resilience
Major Stormwater
Infrastructure
Existing Water Channel
Water Retention in
Private Open Space
Stormwater Flow
Retail Gateway
Industrial,
Artisan,
Manufacturing
Ground Floor
Active Uses
Industrial Priority
Street
Local Streets
Multi-Modal
Street
Neighborhood
Greenway
Pedestrian/Bike
Paseo
F Street
Underpass
Belmont Creek
Trail
Figure 10 San Carlos Specific
Plan Vision Diagram
Northeast Area Specific Plan 33

THE VISION
Guiding
Principles
Celebrate the Industrial
Legacy
This Plan should foster a unique identity for
Northeast San Carlos that honors the industrious
and innovative spirit of the region.

Calibrate the Right Mix-ofUses
The land use should be diverse, stimulating
economic activity while balancing industrial
and residential needs to create a dynamic
and adaptable urban fabric.

Improve Access for All Modes of
Transportation
The transportation network should be inclusive
and multi modal, prioritizing seamless connectivity
for all user groups in the area.

Develop District Parking
Strategies
The parking strategy should focus on optimizing
parking availability and management to create
shared parking systems.

SHARED
Champion District
Resiliency
The Northeast Area should promote and
incentivize sustainable and innovative design
practices on the district scale.

Address Flooding and
Environmental Issues
The Specific Plan should propose and
incentivize proactive measures aimed at
mitigating flooding risks and addressing
environmental contamination challenges.

The following guiding principles
reflect the community’s aspirations
for the Northeast Area as it grows
incrementally and intentionally over
the next 20 years.

2.2 Northeast Area Specific Plan 35

THE VISION
Land Use and
Urban Form

WHAT WE HEARD
Community stakeholders spoke about a need for balanced economic growth, sensitive integration of residential uses, and provision of community amenities to support change.

Focus On Economic Growth, But Preserve
Existing Businesses
ǌ Protect the unique, diverse mix of local-serving
businesses and ensure they have the space to
operate and adapt by supporting flexible use and
improvements.

Integrate Residential Uses
ǌ Support for thoughtfully located housing, especially
affordable housing.
ǌ Prioritize multi-family housing, concentrating along
the south side of the Plan Area to take advantage of
transit proximity.
ǌ Consider the transition to Greater East San Carlos
neighborhood. Implement height transitions and
buffers between non-residential and residential
areas to ensure harmonious coexistence within the
community.

Provide Open Space or Community
Amenity for Employees and Residents
ǌ Enhance amenities and open space for employees
and residents.
ǌ Enhance the community by adding daytime
amenities and restaurants for employees, improving
family recreational options, and creating a trail along Belmont Creek for better connectivity.

2.3 LAND USE ALLOWABLE SQUARE FOOTAGE NET INCREASE
General Light Industrial 700,000
Manufacturing 492,000
Warehouse 40,000
Research and Development 2,964,000
General Office 180,000
Retail 80,000
Utilities 52,000
Residential 1,890,000 (1,890 units)

HOW THE SPECIFIC PLAN RESPONDS
Preservation of existing permitted land uses in the Light Industrial (IL) and Industrial Professional (IP) zoning districts.

Ground floor requirements for small scale manufacturing spaces on select roads to support current and future generations of San Carlos makers.

Ground floor retail at the district’s major gateways and allowable ground floor active uses along major corridors.

Residential mixed-use zoning in the southwestern portion of the Plan Area to balance employment with the City and region’s need for housing.

Ensuring that critical services for the region including PG&E and Palo Alto Medical Foundation (PAMF) are able to remain in the district.

Calibrated height and density envelopes that enables a dense, compact urban district with stepdown requirements to the surrounding neighborhood.

The updates to land use classifications, density, and height allowances could allow for a 20- year development projection of the following:

Table 1 20-Year Development Projection
Northeast Area Specific Plan 37

THE VISION
Land Use and Urban Form
The Specific Plan outlines a long term
land use and urban form framework
to guide intentional growth and
investment, centered on leveraging
future market demand to deliver
tangible community benefit.
0 400 800 Feet
Legend
Existing Conditions
Active Uses
Retail Gateway
Industrial, Artisan,
Manufacturing
Existing Water Channel
Study Area Boundary
Ground Floor Active Uses

2.3 Industrial
Professional
Production and
Innovation
Mixed-Use
Northeast 90
Mixed-Use
Northeast 75
Planned
Development
Zoning
Figure 11 Land Use and Urban Form
Vision Diagram
Continuation
of residential
zoning
Northeast Area Specific Plan 39

THE VISION

TRADITIONAL LIGHT

INDUSTRIAL
Traditional light industrial
uses can thrive in a mixeduse district, preserving
space for operations,
freight, and storage.

RESEARCH AND DEVELOPMENT (R&D)
R&D and life science uses serve as major economic
engines, where an influx of employees into the district can catalyze retail and community uses.

RESIDENTIAL MIXED-USE
Creating active ground floor uses can compliment the neighborhood and promote a lively neighborhood.

SMALL SCALE

MANUFACTURING
Allowing uses that
compliment the district’s
industrial uses and allow
for additional job sectors to
thrive.

RETAIL AND COMMUNITY USES
Creating opportunities for community and
retail to make use of building frontages
along appropriately chosen streets.

Land Use and Urban Form
Weaving together a dynamic mixeduse district where existing and future employees and residents can thrive.

2.3 Figure 12 Aerial of Existing
Industrial, Northeast Area, San
Carlos, California
Figure 13 University of Cincinnati Gardner Neuroscience Institute Cincinnati, Ohio
Figure 14 Bongaroo South Public Domain, Australia
Figure 15 1 De Haro, San
Francisco
Figure 16 Ninot Market Refurbishment
Barcelona, Spain
Northeast Area Specific Plan 41

THE VISION
Mobility and Parking

WHAT WE HEARD
Community stakeholders spoke about a need for improved
connectivity, effective parking solutions, and first-last mile connections to Caltrain and SamTrans.

HOW THE SPECIFIC PLAN RESPONDS
A new public street segment between Quarry Road and Bragato Road which creates an additional internal north-south connection through the district.

Roadway safety measures like a new signalized intersection on Industrial Road, midblock crossings with traffic calming measures.

Intentional on-street curb flexible space to serve the larger district including designated spaces for paid and permitted on-street parking, commercial loading, and mobility hubs.

Class I protected bikeways on select streets to ensure a safe, low-stress biking experience that connects to the larger city network.

Publicly accessible paseos and a Belmont Creek multi-use trail which serves as both active transportation corridor as well as usable community open space.

The proposed siting of a district mobility hub enables access to multiple transportation options.

Updated parking requirements for new development and shared parking policy to ensure supply can be used as efficiently as possible.

Focus On Improved Street Connectivity
ǌ Plan for a connected, functional street grid that
looks beyond the Plan Area to reduce congestion,
while supporting future urban development in both
the Northeast Area and Belmont’s Harbor Industrial
Area.
ǌ Enhance Bike and Pedestrian Connectivity, including
extending Eastside Connect along Old County Road
and adding a trail along Belmont Creek.

Prioritize Safety For All Modes
ǌ Address safety concerns on all streets to create
a safer and more accessible environment for
pedestrians, bicyclists, freight, and private vehicles. ǌ Address safety concerns at existing pedestrian
paseos to El Camino Real and proposed paseos into
the surrounding community.

Enact Effective Parking Solutions
ǌ Develop a parking strategy that enables existing
businesses to continue to operate while ensuring
new development can accommodate parking
demand.
ǌ Ensure new development have enough parking and
works with the City to prevent streets from being
used for vehicle storage.

Provide First and Last Mile Transit Solutions
ǌ In order to fully take advantage of nearby transit
and reduce vehicle activity, invest in first mile / lastmile mobility options for easy access to the Caltrain Stations and bus transit on El Camino Real.

2.4 Northeast Area Specific Plan 43

THE VISION
Industrial Priority -
Quarry Road
Local Streets - Taylor
Way, Bragato Road,
Glenn Way
Multi-Modal Boulevard -
Industrial Road
Neighborhood Greenway
- Old County Road
Ped/Bike Paseo
F Street Underpass
Belmont Creek Trail
Mobility Hub
Mobility and Parking
The Specific Plan outlines a multimodal, low-carbon transportation network that balance the needs
of current and future users. This
includes safe, low-stress facilities
for pedestrians, and cyclists while
ensuring economic prosperity with
proper freight service, and vehicle
travel lanes.
0 400 800 Feet
Legend
Mobility Existing Conditions
Transit Corridor - El
Camino Real
Existing Water
Channel
Study Area Boundary

2.4 Figure 17 Mobility and Parking Vision Diagram
Northeast Area Specific Plan 45

THE VISION

MOBILITY HUB
Creating a hub for residents
and workers to park and
charge electric vehicles,
bikes, and scooters.

MULTI-MODAL BOULEVARD
Creating streets that have multi-modal functions for
pedestrians, cyclists, vehicles, and transit options
ensures for a dynamic boulevard.

NEIGHBORHOOD GREENWAY
Using planting, material changes,
and street furniture to clearly
delineate paths of travel, creates
for a beautiful pedestrian
experience.

SHARED PARKING
Prioritizing well-designed
shared parking garages.

Mobility and Parking
The quality of a district’s public life is largely
defined by what happens in its streets.

2.4 Figure 18 Curtin University
Bicycle Hub,
Bentley, Australia

INDUSTRIAL PRIORITY STREETS
Streets that can effectively
accommodate freight movement
and access are needed in this
district to ensure operations of
traditional and emerging industrial
uses.

Figure 19 100 Hooper
Street, San
Francisco
Figure 20 Brighton
Boulevard,
Denver
Figure 21 Quay Street,
Auckland, New
Zealand
Figure 22 Santa Monica Municipal
Garage, Santa Monica
Northeast Area Specific Plan 47

THE VISION
Identifies priority underground sewer and stormwater updates within the District for long term stormwater management.

Design typologies for all streets integrate green stormwater infrastructure such as enhanced bioswales.

New development on large sites is required to integrate green spaces that can mitigate flooding.

The ground floor of all new development must be raised in preparation for future sea level rise.

Two resilience zones are established in the District’s low-lying terrain and subsequently most vulnerable areas: the Sea Level Rise Priority Zone and Creek Front Zone.

The Sea Level Priority Zone applies to land within the FEMA 100-year flood plain and requires context specific strategies for new development.

The Creek Front Zone applies to sites adjacent to the Belmont Creek and requires context specific strategies for new development.

Flooding and Resilience

WHAT WE HEARD
Community stakeholders acknowledge the district’s vulnerabilities to flooding and other environmental stressors amplified by climate change. Stakeholders spoke about investing in new stormwater and sewer infrastructure, more soft scape and park areas, and standards to protect existing and future development from flooding and sea level rise.

HOW THE SPECIFIC PLAN RESPONDS
Belmont Creek Needs Improvement
ǌ During extreme weather events, which are becoming
more frequent, Belmont Creek will flood its banks.

The existing culverts at Old County Road, Industrial
Road, and Highway 101 are undersized.
ǌ Belmont Creek and the Harbor Industrial Canal is
filled with sediment, vegetation, and other debris,
which causes flows to be “choked” when flowing
through the channel.
ǌ Belmont Creek and the Harbor Industrial Canal are
subject to downstream backwater effects due to
high tides in the San Francisco Bay.

Underground Utilities are Undersized
ǌ The existing utility infrastructure that handles rainfall runoff is undersized and requires improvements in
order to prevent localized flooding.
ǌ Property owners want to see capital investments
implemented in the near term to effectively manage
flooding vulnerability to protect properties.

The District Needs Green Space
ǌ The District is almost completely urbanized. As such, new development should include extensive Low
Impact Development (LID) techniques to increase
the amount of disconnected stormwater runoff,
capture, and reuse runoff, and well as maximize
infiltration and landscape features.
ǌ New development should incorporate design
elements such as publicly accessible green spaces
as well as green roofs, bio filtration planters that
can be used not only as detention and treatment
strategies, but they can also reduce the amount of
localized flooding through the District.

2.5 Northeast Area Specific Plan 49

THE VISION
Flooding and Resilience
The Specific Plan puts forward a
coordinated resilience strategy to
ensure proper defense from extreme
weather events and sea level rise,
while leveraging this new investment
to foster an enhanced quality of life for
all employees, residents, and visitors
of the District.

Legend
Resilient Features
Channel Easement
Major Stormwater
Infrastructure
Green Infrastructure
Water Retention in Private
Open Space
Stormwater flow
Critical Infrastructure
Low Carbon Mobility
Network
Existing Water Channel
Study Area Boundary
Existing Conditions

2.5 Figure 23 Flooding and Resilience
0 400 800 Feet Vision Diagram
Northeast Area Specific Plan 51

THE VISION

CREEK SETBACK
Create opportunities to bring
residents and workers to resilient
landscapes that double up as
floodable infrastructure.

ENHANCED BIOSWALES
Green streets can utilize
frontages to provide space for
enhanced bioswale facilities,
and add to overall street
aesthetics.

STORMWATER PARKS & PLAZAS
Larger areas in private spaces can utilize water retention methods in a thoughtful enjoyable and functional landscape.

BIORETENTION ALLEYS
Where space is limited
bioretention can still be
prioritized along alleyways
and paseos to create critical
stormwater infrastructure in
an industrial context.

RAISED GROUND FLOORS
Building 12 in San Francisco raised its
ground floor as a mitigation measure for
sea level rise.

Flooding and Resilience
Robust ecosystem infrastructure network
enables a myriad of public benefits.

2.5 Figure 24 Nottingham Science Park
Figure 25 855 Brannan Street
Figure 26 Mission Creek Stormwater Park
Figure 27 100 Hooper Street
Figure 28 Building 12, San Francisco
CHAPTER 3
Figure 29 Aerial photograph of Quarry Road
Existing
Conditions
Zoning
Land Use
Business Snapshot
Transportation
Northeast Area Background
Flooding and Resilience
Natural Environment
Urban Heat

3.1 3.2

3.3 3.4

3.5 3.6

3.7 3.8

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Northeast Area Specific Plan 55

EXISTING CONDITIONS

3.1 The wetlands were critical ecosystems and
foundational elements of the region’s natural
resilience. They served a multitude of ecological
functions, including water filtration, flood
protection, carbon sequestration, and providing
habitat for diverse species. As the demand for
industrial and commercial space grew over time,
the wetlands were filled to pave the way for urban
development. This development first extended to
the north of Old County Road and eventually to
the entire Northeast Area.

Figure 30 Historical Mapping of Bay Shore, Pre
1950
Northeast Area Background
The District’s original landscape was characterized by marshy wetlands and meandering creeks, draining into the sloughs of San Francisco Bay.

Figure 32 Historical Mapping Overlay, circa 1940.

Figure 31 Satellite Image of the Northeast Area
circa 1943
Figure 33 Historical Image of the San Francisco
Speedway in San Carlos, California
The filling of marshland in 1953 catalyzed a wave
of commercial and light industrial expansion,
including the site of the San Francisco Speedway
on the parcel currently home to PG&E. By the
1980s, the area was fully developed, marking a
significant economic upswing for the city. This
period set the stage for the area’s evolution into a
diverse industrial hub.

Starting in 1940, the Northeast Area of San Carlos underwent a remarkable transformation, beginning with commercial development along Quarry Road and Industrial Road.

Northeast Area Specific Plan 57

EXISTING CONDITIONS
The Northeast Area has evolved into a more diverse employment hub, fueled by the opening of the Palo Alto Medical Foundation’s campus in 2014.

The Northeast Area has a 50 foot easement that borders the Greater East San Carlos Neighborhood. This existing easement provides a natural buffer between the industrial and the single family residential properties.

Leveraging the region’s strategic location to
innovation hubs like the Redwood Shores,
convenient highway access, and access to skilled
workforce, the district has seen an influx in start
ups, and biotech companies.

Figure 34 An aerial illustration of the District’s built form today
Figure 35 View of Palo Alto Medical Foundation

3.1 SPOTLIGHT ON THE 50 FOOT EASEMENT
Subdivision maps from 1948 show the 50 foot
easement area along the southern boundary of
the plan area was originally owned by the City and
County of San Francisco. However, parcel maps
from 1974 and 1975 for properties along Taylor
Way and Industrial Road show the 50 foot area
divided into multiple parcels, owned by private
entities, not the City and County of San Francisco.

The easement includes a 15 foot storm drain
easement and 10 foot storm drain access
easement on the side closest to the single family
residential neighborhood. A subdivision map from
1997 for the portion of the 50 foot closest to
Old County Road indicates a 10 foot storm drain
easement as well and the adjacent 50 foot wide
parcel under private ownership. There are also
residential condominiums built within this 50’
parcel, adjacent to the storm drain.

This easement contains pipelines for the Hetch
Hetchy Regional Water System, which according
to the Bay Area Water Supply and Conservation
Agency (BAWSCA) supplies water for 1.8 million
citizens, businesses, and community organizations.

Due to the importance of this infrastructure, the
easement will not be subject to development
standards or guidelines featured in the following
chapters.

Figure 36 A 1975 parcel map showing the 50 foot easement on properties fronting Industrial Road.

Northeast Area Specific Plan 59

EXISTING CONDITIONS

3.2 Flooding and Resilience
Due to its location within the historic shoreline, the Northeast Area is susceptible to both flooding and sea level rise.

Originally, the wetlands in San Carlos served as
natural defenses against flooding, absorbing
and storing water during heavy rains and acting
as a vital buffer. However, development has
significantly diminished these natural protections,
making the area more vulnerable to extreme
weather events. In recent years, San Carlos has
experienced significant flooding challenges, with
intense rainfall overwhelming the city’s drainage
systems and causing widespread water intrusion
in residential and commercial districts. Looking
ahead, the northeast area faces mounting
climate-induced challenges. Today, the Northeast
Area has about a third of its area within the 100-
year FEMA floodplain.

According to the City’s Climate Mitigation and
Adaptation plan, the San Carlos bay shoreline,
sea levels are projected to rise approximately 24
inches (2 feet) by 2050 and 84 inches (7 feet) by
2100.1
The 2017 City of San Carlos Storm Drain Master
Plan highlights undersized storm drain pipes in
Quarry Road, Industrial Road, Bragato Road, north
of Holly Street on Industrial Road, and within
Shoreway Road across Highway 101.
1 The 2050 and 2100 projections are based on the
March 2020 Adapting to Rising Tides report for the San
Francisco Bay Area. This is consistent with the scenarios presented in the San Mateo County Sea Level Rise
Assessment.

Figure 37 Photograph of flash flood in San
Carlos in 2023.

Figure 38 Photograph of a flooded Belmont Creek east
of Industrial Road in 2023.

Figure 39 Existing Conditions Flooding
and Resilience Map
Undersized Storm Drain Pipes
Existing Stormwater Infrastructure
100 Year FEMA Floodplain
500 Year FEMA Floodplain
Sea Level Rise - 2 Foot Projection
Sea Level Rise - 4 Foot Projection
Sea Level Rise - 7 Foot Projection
0 400 800 Feet
Legend
Northeast Area Specific Plan 61

EXISTING CONDITIONS

3.3 Natural Environment
The Northeast Area’s wetlands have been significantly compromised by development, leaving the district susceptible to weather-induced flooding, a challenge set to intensify with climate change.

Belmont Creek, although its course has been
altered, is the sole lasting natural feature in an
area predominantly marked by hardscape and
scant green spaces or habitats. Surrounding
Belmont Creek is an established 25-foot buffer.

Complementing the creek’s natural flood control
role, several man-made open channels have been
constructed throughout the district to enhance
drainage and mitigate flooding. There is a 50 foot
easement on the open water channel closest to
the Palo Alto Medical Foundation. The open water
channel between PG&E and 201 Industrial Road
does not have an easement. As stated in Section

3.1, there is a 50 foot easement that serves as
a natural buffer between the Taylor Way and
Industrial Road properties and the residential
properties in the Greater East San Carlos
neighborhood.

Figure 40 Photograph of Belmont Creek, east
of Industrial Road.

Figure 41 Photograph of one of the existing
open water channels.

Figure 42 Existing Conditions Vegetation Map
Easements
Belmont Creek
Existing Water Channel
Tree Cover
Project Boundary
0 400 800 Feet
Legend
Northeast Area Specific Plan 63

EXISTING CONDITIONS

3.4 Urban Heat
Temperatures are expected to warm by 3 - 4.5°
Fahrenheit by 2050 and 5.5 - 8° Fahrenheit by
2100.

Analysis shows the highest degree of urban heat
intensity is in the southern portion of the district,
located around traditional industrial businesses
and surface parking lots.

The Northeast Area is primarily composed of paved and impervious areas, which contributes to worsen heat waves and diminished quality of life.

Figure 45 Existing Conditions Heat Map
0 400 800 Feet Figure 43 Aerial photograph of the AutoVino pop up space located in a surface
parking lot.

Figure 44 Aerial photograph of industrial fabric within the district, illustrating a primarily hardscaped
built environment.
5 (Highest Intensity)
4 3
2 1 (Lowest Intensity)
Project Boundary
Legend
Northeast Area Specific Plan 65

EXISTING CONDITIONS

3.5 Zoning
The predominant zoning districts are Light Industrial and Industrial Professional, which dictate the built environment’s characteristics.

The maximum Floor Area Ratio (FAR) and building
heights for these zones are detailed in the table
below. The built environment predominantly
features one-story structures under 20 ft in
height, centrally positioned and often encircled
by extensive paving and scant landscaping. This
architectural homogeneity, coupled with varied
front setbacks, results in an irregular street
frontage that lacks uniformity across different
parcels. There are also several properties that
have a unique development regulations under
individual planned developments in and around
the district including 642 Quarry Road, PG&E,
PAMF, and 405 Industrial Road. For more
information on planned development, go to the
San Carlos Municipal Code, Chapter 18.10
Planned Development District.

ZONING DISTRICT MAXIMUM FLOOR

AREA RATIO (FAR)

MAXIMUM ALLOWABLE
HEIGHT
Light Industrial (IL) 0.5 (1.0 for project sites greater than 1 acre)
75 Feet
Industrial Professional (IP) 2.0 100 Feet
Planned Development N/A N/A
Figure 46 Existing Zoning District Map
0 400 800 Feet
Light Industrial (IL)
Industrial Professional (IP)
Planned Development
Project Boundary
Table 2 Existing Zoning Regulations
Legend
Northeast Area Specific Plan 67

EXISTING CONDITIONS

3.6 Land Use
The current land use composition is predominantly shaped by industrial activities, accounting for 47% of the Plan Area’s utilization.

This is complemented by office/commercial
spaces making up 28%, transportation/utilities at
14%, warehousing operations at 9%, and a small
retail presence at 2%. With minimal vacancies, this
distribution highlights the Plan Area’s economic
vitality. The Northeast Area’s demographics shift
between active and semi-active periods.

During the day, it’s populated by office workers,
industrial employees, business owners, patients,
and recreational visitors. At night and on weekends,
the crowd changes to visitors frequenting places
like the trampoline park, badminton academy, and
sports facilities, indicating a versatile usage of the
area.

Figure 48 Existing Land Use Map
0 400 800 Feet
Industrial
Office / Commercial
Retail
Transportation / Utilities
Warehouse
Figure 47 Pie Chart of Existing Land Uses
Total
(blank)WarehouseTransportation/UtilitiesRetailOffice/CommercialIndustrial Industrial, 47%
Office/Commercial,
28%
Warehouse, 9%
Retail, 2%
Transportation/
Utilities, 14%
Project Boundary
Legend
Northeast Area Specific Plan 69

EXISTING CONDITIONS

3.7 Business Snapshot
The Northeast Area is made up of a wide range of businesses.

A more granular study of existing businesses can
be seen in Figure 50. A focal point of business
density is the southwestern corner of the area in
Williams Business Park. This business park has an
aggregation of smaller-scale businesses, leading
to a high density of approximately 3 businesses
per 10,000 sq. ft.

The map also highlights significant adaptive
reuse projects such as Viatris, Trampoline Park,
Badminton Academy, Advanced Sports, and Enel
X Way that have transformed the district in the
past decade by introducing recreational uses.

WALNUT ST
General Sales
Level of Concentration of Business
Food
Civic and Social
Recreational
Service
Business Service
Life Science
Construction, Material & Services
Industrial
Auto
Utility
Transportation
Other
Study Area Boundary
Utility, 1%
Transportation, 2%
Service, 7%
Other, 1%
Life Science, 3%
Industrial, 18%
Food, 6%
Construction and
Material, 23%
General Sales, 15% Auto, 16%
Business Service, 5%
Civic and Social, 1%
Recreational, 2%
Figure 49 Pie Chart of Existing Businesses
Figure 50 Existing Businesses Map
Auto
Business Service
Civic and Social
Construction, Material, Services
Food
General Sales
Industrial
Life Science
Recreational
Service
Transportation
Utility
Other
Concentration of
Business
Project Boundary
0 400 800 Feet
Legend
Northeast Area Specific Plan 71

EXISTING CONDITIONS
Figure 56 Notable Adaptive Reuse-Badminton
Academy
Figure 53 Light Industrial-Maxx Metals
Figure 51 Light Industrial-Multiple Tenant Space Figure 52 Retail-Duet Pharmacy Figure 55 Manufacturing-Delta Star Figure 57 Commercial-Life Sciences Figure 54 Palo Alto Medical Foundation (PAMF) Figure 58 Surrounding Residential Neighborhood A
C
B
D
A
C B
D
E F
G H
E
F
G
H

3.7 Northeast Area Specific Plan 73

EXISTING CONDITIONS

3.8 Transportation
Access to the Northeast Area is limited by major barriers and few gateways.

Internal circulation is challenging, especially for non drivers.

Connectivity is facilitated by two arterials:

Industrial Road and Old County Road, linking the
study area with the broader Harbor Industrial Area
to the north and Greater East San Carlos and East
Side Innovation District to the south. Industrial
Road transitions to a local/collector street north
of Quarry Road, culminating at Harbor Boulevard.

The San Carlos Caltrain Station, located just south
of the site, offers direct access to downtown San
Francisco and other Bay Area locations. Nearby,
on El Camino Real to the west of the site, several
bus stops provide convenient local transportation
options.

However, the Caltrain tracks are currently a major
barrier to connect to El Camino with poor access
for pedestrian and bicycles.

Figure 63 Existing Transportation Infrastructure Map
Numerous driveways with vehicles blocking
the sidewalk.

Wide streets with high vehicle speeds
offer limited protection for pedestrians
and bicyclists.

Narrow sidewalks with obstructions impede
users with mobility assistive devices. Large trucks
can conflict with bicyclists and block bike lanes.

The F Street underpass
provides a pedestrian
and bike connection, but
its lack of wayfinding
and 24-hr lighting makes
this a low visibility and
uncomfortable pathway.

Northeast Area Specific Plan | Nelson\Nygaard 6
Figure 59 Photograph of parked vehicles blocking the
sidewalk on Quarry Road.

Figure 60 Photograph of a parked truck blocking the
bike lane on Industrial Road.

Figure 61 Photograph of Industrial Road’s current street configuration near Delta Star.

Figure 62 Photograph of the F Street underpass which
connects Old County Road to El Camino Real.

Numerous driveways with vehicles blocking
the sidewalk.

Wide streets with high vehicle speeds
offer limited protection for pedestrians
and bicyclists.

Narrow sidewalks with obstructions impede
users with mobility assistive devices. Large trucks
can conflict with bicyclists and block bike lanes.

The F Street underpass
provides a pedestrian
and bike connection, but
its lack of wayfinding
and 24-hr lighting makes
this a low visibility and
uncomfortable pathway.

Northeast Area Specific Plan | Nelson\Nygaard 6
h vehicles blocking
Wide streets with high vehicle speeds
offer limited protection for pedestrians
and bicyclists.

Narrow sidewalks with obstructions impede
users with mobility assistive devices. Large trucks
can conflict with bicyclists and block bike lanes.

The F Street underpass
provides a pedestrian
and bike connection, but
its lack of wayfinding
and 24-hr lighting makes
this a low visibility and
uncomfortable pathway.

Northeast Area Specific Plan | Nelson\Nygaard 6 Traffic Signal Stop Signs
F Street Underpass
SamTrans Bus Routes
Bus Stops
Pedestrian Route
Class II Bike lane
Class III Bike lane
II
III
Project Boundary
0 400 800 Feet
Legend
CHAPTER 4

THIS SECTION
WILL COVER:

Figure 64 Aerial photograph of the AutoVino parking lot.

Land Use and
Urban Form

4.1 Land Use Designation

4.2 4.3

4.4 4.7

4.8 4.9

4.10

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Zoning
Administrations and Permits
District-Wide
Development Standards

Page 84 ends

Non-Residential
Development Standards
Residential
Development Standards
Open Spaces
Ground Floor Active Uses

4.5 4.6
Ground Floor Retail Corners
Ground Floor Industrial, Artisan,
and Manufacturing

4.11 4.12

4.13 4.14
Active Use Frontages - Residential
Floor Area Ratio (FAR) and Density
Height Standards
Bonus Height and FAR Provisions

STANDARDS

4.1.1 Land Use Designations
The District is organized into two land use
designations: Planned Industrial and Mixed-Use,
75-90 DUs/Acre.

Figure 65 Land Use Designations Map
Planned Industrial
Mixed-Use 75-90 DUs/Acre
Project Boundary
0 400 800 Feet
Planned Industrial
The Planned Industrial designated includes
the area in purple as illustrated in Figure 65.

According to the General Plan, this designation
permits research and development, bio-tech,
light industrial, flex, warehousing, and related
uses.

Land Use Designations
Mixed-Use 75-90 DUs/Acre
The Mixed-Use 75-90 Dwelling Units per Acre
(DUs/Acre) designation is shown as the area
in yellow as illustrated in Figure 65. Due to it’s
proximity to the San Carlos Caltrain Station,
Downtown San Carlos, and the Greater East
San Carlos Neighborhood, this designation
permits multi-family residential uses at
densities of 75-90 DU/Acre. Neighborhood
retail is permitted under this designation.

LAND USE AND URBAN FORM
Northeast Area Specific Plan 77

4.1 Land Use Designations
The framework provides flexibility for both existing and future land use designations to advance a 21st century model for mixed-use development focused on makers and innovators.

STANDARDS

4.2.1 Zoning The Northeast Area shall be organized into the following zoning districts: Production and
Innovation, Mixed-Use Northeast 90, MixedUse Northeast 75, Industrial Professional, and Planned Development.

Figure 66 Zoning Districts Map
Production and Innovation (P-I)
Mixed Use Northeast 90 (MU-NE-90)
Mixed-Use Northeast 75 (MU-NE-75)
Industrial Professional (IP)
Planned Development (PD)
Project Boundary
0 400 800 Feet
Production and Innovation (PI) The Production and Innovation Zone shown in the area in purple as illustrated in Figure

66. This District is intended to foster a mix of
industrial workshops, warehouses, commercial
recreation, research and development, office,
and retail.

Mixed-Use Northeast 90 (MU-NE-90) The Mixed-Use Northeast 90 Zone is shown in the area in gold as illustrated in Figure 66.

Due to it’s proximity to both the San Carlos
and Belmont Caltrain Stations, Downtown
San Carlos, and El Camino Real, this District
is intended for medium to high density multifamily residential, retail, and ground floor active uses.

Mixed-Use Northeast 75 (MU-NE-75) The Mixed-Use Northeast 75 Zone is shown in the area in yellow as illustrated in Figure

66. Due to it’s adjacency to the Greater East
San Carlos Neighborhood, this District is
intended to provide medium to low density mix
of multi-family residential, retail and ground
floor active uses.

Zoning Districts
Industrial Professional (IP) The PG&E property will remain Industrial Professional shown in dark blue as illustrated in Figure 66. This District is intended for
large or campus-like office and technology
development that includes office, research, and
development, manufacturing, and other largescale professional uses.

Planned Development (PD) The Northeast Area contains three existing Planned Development sites as shown in the blue hatching as illustrated in Figure 66. These PDs have been established to provide site specific coordination and development
standards. This includes PD 18, PD 21, and PD

28. PD-18
PD-21
PD-28
P-I

P-I P-I
P-I MU-NE-90
P-I MU-NE-75
IP

LAND USE AND URBAN FORM
Northeast Area Specific Plan 79

4.2 Zoning
The Northeast Area’s land use designations are codified into distinct Zoning Districts.

4.2.2 Legal Non-Conforming Uses
Nonconforming uses and structures are governed
by San Carlos Municipal Code Chapter 18.19.

This Chapter permits continuation of uses and
structures that were legally established but do
not comply with all standards of this Specific Plan.

The following is a summary of the most widely
applicable requirements. Please see San Carlos
Municipal Code Chapter 18.19 for additional
information and requirements.

Right to Continue (SCMC 18.19.040)
Nonconforming use or structure that was
lawfully established prior to the adoption of
this Specific Plan may continue provided there
is no alteration (other than maintenance) or
addition to the building or structure. The right
to continue a nonconforming use or structure
shall run with the land and shall not be affected
by a change of ownership.

Changes of Use (SCMC 18.19.070)
A nonconforming use shall not be changed to a
different use type or subclassification without
the approval of a use permit unless the new
use is permitted by right in the zoning district.

This requirement does not apply to a change
of ownership, tenancy, or management where
the new use is of the same use type and use
classification. The Zoning Administrator may
allow substitution of a nonconforming use
with another nonconforming use, subject to
approval of a minor use permit with specific
findings.

Lapse of Use (SCMC 18.19.090)
A nonconforming use shall not be resumed if it
has been abandoned or vacated for a period of
six months or more . The six-month period shall
commence when the use ceases and if any of
the following occurs: 1) the site is vacated, 2) the
business license lapses, 3) utilities are terminated,
or 4) the lease is terminated. The nonconforming
use, however, may be reestablished by the
Planning and Transportation Commission through
a conditional use permit with specific findings.

STANDARDS

4.3.1 Planning Authorities
Applicants shall refer to SCMC 18.25 Planning
Authorities to identify responsibilities for
specific bodies, officials and administrators as it
pertains to development in the Northeast Area.

Table 18.26.070: Review Authority provides a
summary of review authorities for decisions and
appeals.

4.3.2 Common Procedures
Applicants shall refer to SCMC 18.27 Common
Procedures to identify proceduces that are
common to the application and processing of all
permits and approvals.

LAND USE AND URBAN FORM
Northeast Area Specific Plan 81

4.3 Administrations and Permits

4.2 The Specific Plan directs applicants to Article IV of the Zoning Ordinance which will inform the appropriate pathway for approval.

STANDARDS

LAND USE AND URBAN FORM
Northeast Area Specific Plan 83

DEVELOPMENT STANDARDS SAN CARLOS MUNICIPAL CODE
(SCMC) CHAPTERS

GENERAL SITE REGULATIONS
Accessory Buildings and Structures Refer to SCMC 18.15
Fences and Walls
Height and Height Exceptions
Lighting and Illumination
Projections into Yards
Screening
Swimming Pools and Spas
Trash and Recycling Collection Areas
Underground Utilities
Visibility at Intersections and Driveways

AFFORDABLE HOUSING (MIXED USE RESIDENTIAL NORTHEAST ONLY) Affordable Housing Programs Refer to SCMC 18.16
Affordable Housing Incentives Refer to SCMC 18.17

LANDSCAPING
Landscaping Refer to SCMC 18.18

DISTRICT WIDE DEVELOPMENT STANDARDS SAN CARLOS MUNICIPAL CODE (SCMC) CHAPTERS

PERFORMANCE STANDARDS
Noise Refer to SCMC 18.21
Vibration
Odors
Heat and Humidity
Air Contaminants
Liquid or Solid Waste
Fire and Explosive Hazards
Hazardous and Extremely Hazardous Materials
Electromagnetic Interference
Radioactivity
Airport Land Use Compatibility Plan Consistency
SIGNS
Signs Refer to SCMC 18.22

SPECIFIC USES AND ACTIVITIES
Standards for Specific Uses and Activities Refer to SCMC 18.23

WIRELESS TELECOMMUNICATIONS
Wireless Telecommunication Facilities Refer to SCMC 18.24

4.4 District Wide
Development Standards
Northeast Area development projects, regardless of Zoning, shall adhere to development standards listed below:

4.4.1 District Wide Development Standards
Table 3 District Wide Development Standards

STANDARDS

LAND USE AND URBAN FORM
Northeast Area Specific Plan 85

4.5 Non-Residential
Development Standards
The Northeast Area’s non-residential zoning designations shall adhere to the following standards:

DEVELOPMENT STANDARDS PRODUCTION & INNOVATION INDUSTRIAL PROFESSIONAL LAND USE REGULATIONS Refer to SCMC 18.07.020 Refer to SCMC 18.07.020

DEVELOPMENT STANDARDS
Lot, Density, FAR Standards
Minimum Lot Size 40,000 sq. ft. 1 acres
Minimum Lot Size - Corner Lots 40,000 sq. ft. 1 acres
Maximum Lot Size n/a n/a
Minimum Lot Width 50’ 75’
Minimum Lot Width Corner Lots 60’ 75’
Height
Maximum Height Varies (Refer to Section 4.10: Height Standards) 100’ Building Placement Standards
Minimum Front Setback Varies (Refer to Sections 5.15 through 5.22 for Street Sections)
20’
Minimum Interior Side Setback 0’ 0’
Minimum Street Side Setback 5’ 5’
Minimum Rear Setback 0’ 0’
Minimum Creek Setback 35’ from creek top of bank
(Refer to Section 6.3: Creek Front Zone)
N/A
Floor Area Ratio
Maximum FAR Varies (Refer to Section 4.9) 2.0

4.5.1 Non-Residential Development Standards
Table 4 Non-Residential Development Standards

LAND USE AND URBAN FORM
Northeast Area Specific Plan 87

DEVELOPMENT STANDARDS PRODUCTION & INNOVATION PLANNED INDUSTRIAL SUPPLEMENTAL REGULATIONS Refer to SCMC 18.07.040
Landscaping A minimum of ten percent (10%) of the site must be landscaped.

Building Design Near HWY 101 For any site that is fully or partially located within two hundred (200) feet of the right-of-way line of Highway 101, all sides of the building shall be architecturally compatible where each wall is designed consistently with the primary facade in the extent of building articulation and quality of exterior materials, and consistent with the color scheme of the primary facade.

Sidewalks New sidewalks shall be provided as part of new development. Refer to Chapter 5: Mobility and Parking for sidewalk width specifications for relevant streets. No new sidewalks as part of development may be considered at the discretion of the Public Works Director.

Parking Location Surface parking lots shall be located at the side or rear of buildings.

Entries to parking structures, underground parking decks or partially undergound parking decks shall be located at the side or rear of buildings, wherever possible. If this is not possible, the approval will be at the discretion of the Community Development Director.

Limitation on Curb Cuts Wherever possible, parking and loading entrances shall share curb cuts in order to minimize the overall number of curb cuts. On corner lots, curb cuts shall be located on the street frontage with the least pedestrian activity wherever feasible.

Access shall be provided from a side street or alley wherever possible. If this is not possible, the approval will be at the discretion of the Community Development Director.

Access Location Access shall be provided from a side street or alley wherever possible. If this is not possible, the approval will be at the discretion of the Community Development Director.

Truck Docks Truck Docks shall be provided from a side street or alley wherever possible. If this is not possible, the approval will be at the discretion of the Community Development Director.

4.5 LAND USE AND URBAN FORM
Northeast Area Specific Plan 89

4.6 Residential
Development Standards
The Northeast Area’s Residential Zoning is broken into two separate Zones:

Mixed-Use Northeast 75 (MU-NE-75) and Mixed-Use Northeast 90 (MUNE-90), each with distinct development standards.

STANDARDS

4.4.1 Residential Development Standards
DEVELOPMENT STANDARDS MIXED USE NORTHEAST 75 (MU-NE-75) MIXED USE NORTHEAST 90 (MU-NE-90) LAND USE REGULATIONS Refer to SCMC 18.05.010
OBJECTIVE DESIGN STANDARDS (ODS) Refer to current draft of ODS, specifically Section 18.05.040

DEVELOPMENT STANDARDS
Lot, Density, FAR Standards
Maximum Density 75 du/ac 90 du/ac
Minimum Density 50 du/ac 75 du/ac
Minimum Lot Size 5,000 sq. ft. 5,000 sq. ft.

Minimum Lot Width 50’ 50’
Maximum Floor Area Ratio N/A N/A
Building Placement Standards
Front Setback 5’ min; 15’ max 10’ min; 15’ max
Interior Side Setback 0’ min; 10 min if adjacent to RS 0’ min; 15’ max Street Side Setback 5’ min; 15’ max 0’ min; 15’ max
Rear Setback 30’ min if adjacent to RS 0’ min; 15’ max
Build To Line Building shall be built to the required setback line for at least 80% of linear street frontage.

Table 5 Residential Development Standards

LAND USE AND URBAN FORM
Northeast Area Specific Plan 91

4.6 DEVELOPMENT STANDARDS MIXED USE NORTHEAST 75 (MU-NE-75) MIXED USE NORTHEAST 90 (MU-NE-90) Height
Maximum Height 75’ 90’
Maximum Height Adjacent to RS District 35’ within 130’ of the rear lot line. This applies to the entire length of the building. Refer to Figure

83. N/A
Maximum Stories 6 8
Ground Floor - Minimum 12’ 12’
Height Limitations and Exceptions Parapet, cornice, or sloping roof may project up to 5’ above height limit. Towers may extend up to 10’ above height limit, if site is greater than 15,000 sq. ft.

Refer to SCMC 18.15.060 for more detail.

Upper Story Stepbacks New development shall stepdown to 35’ when a building is within 130’ of the rear lot
line of Single-Family Districts.

Street facing facades above 4th floor
shall be stepped back at least 6’ from
5th story below along Old County Road
and Taylor Way.

Building Projections into Public Right Of Way
Building Projections 12’ min above sidewalk grade; 3’ max horizontal projection into public right-of-way (PROW).

Awnings and Overhangs 8’ min above sidewalk grade; 4’ maxhorizontal projection into public right-of-way (PROW) Max Length of Blank Wall 10’ max along ground floor; Max 25’ along upper floors Parking and Loading
Surface Parking Setback from Street Property Line Above grade surface parking may be located within 40’ of the street property line.

Refer to SCMC Table 18.05.030-5
Surface Parking Setback from Buildings and Plazas 8’; 5’ of walkway plus 3’ landscaping.

Parking Access Location Side street or alley wherever possible. Side street or alley wherever possible.

Parking access shall not be allowed on
Old County Road.

Curb Cuts See SCMC 12.04 for dimensional requirements. The number and size of curb cuts shall be minimized and placed in areas least likely to impede pedestrian circulation.

Loading/Service Area Side or rear of lot, must be screened from PROW.

Parking Podium Max height of a parking podium visible from the street is 5’ above finished grade.

Landscaping and Open Space
Minimum Usable Area for Private Open Space 20 sq.ft. min., min. 5’ depth Minimum Landscaping 10% of site
Figure 68 Site of Future Public Park
Potential Site of Future Public Park
Project Boundary
Publicly Accessible Open Spaces

STANDARDS

4.7.1 Future Public Park Siting
To ensure public access to open space, a public
park shall be located in the Mixed-Use Northeast
90 (MU-NE-90) Zoning District.

The primary entry to the open space shall be
located immediately from the public right of way
to maximum visibility from the greenway and
accessibility for the surrounding neighborhood.

The exact design of the park shall be determined
at a later date in partnership with applicant.

4.7.2 Minimum Publicly Accessible
Open Space
For lots greater than 15,000 sq. ft. (0.3 acres)
but less than 1 acre, a minimum of 10% shall be
required to be publicly accessible open or park
space. For lots greater than 1 acre, a minimum of
15% shall be required to be publicly accessible.

A community park/open space shall be provided
that meets the following design criteria:
• Is a minimum of 15% or 10% percent of site
area depending on the total lot size;
• Is located at ground level with direct
pedestrian and ADA access to the adjacent
public street;
• Is unenclosed by any wall, fence, gate,
or other obstruction across the subject
property;
• Is open to the public, without charge, each
day of the year, except for temporary
closures for necessary maintenance or
public safety;
Water quality facilities that do not provide any
type of recreational benefit (e.g., retention basins,
bio-swales, etc.) shall not be included in the
minimum park space.

Water quality facilities that include recreational
facilities, (e.g., underground detention basins with
recreational facilities above) may count towards
the minimum park space requirement;

4.7.3 Minimum Usable Area for Publicly
Accessible Open Spaces
In the MU-NE-90 Zone, the minimum usable area
shall be 20,000 sq.ft. and a minimum 100 foot
width.

In the MU-NE-75 Zone, the minimum usable area
shall be 5,000 sq.ft. and a minimum 20 foot width.

Figure 67 Built examples of publicly accessible open spaces.

LAND USE AND URBAN FORM
Northeast Area Specific Plan 93

4.7 Publicly Accessible
Open Spaces
Figure 69 Ground Floor Active Use Map
Required Retail Corners
Required Industrial, Artisan, Manufacturing Frontages
Allowed Active Use Corridors
Project Boundary

STANDARDS

4.8.1 Allowed Active Use Corridors
To create pedestrian and visual activity at the
ground floor of new developments, Active Use
Corridors are allowed on street segments lined
with pink identified in Figure 68. The list of
allowed active uses can be found in Table 6.

Ground floor active uses shall provide usable
spaces with a depth of at least twelve (12) feet
without interior obstructions such as walls or
partitions. Ground floor active uses shall extend
to at least fifty-five percent (55%) of the length
of the public street frontage.

4.8.2 Required Industrial, Artisan,
Manufacturing Uses
To support new small-scale industrial uses in the
Northeast Area, new development on Quarry
Road shall have Industrial, Artisan, Manufacturing
Uses (IAM) as the primary ground floor use.

Derived from San Francisco’s Production,
Distribution, and Repair (PDR) zoning, IAM shall
mean spaces where goods are produced or
fabricated. The list of uses can be found in Table

6. IAM can also include uses that are accessory
to production such as retail, restaurant, office, and
educational uses to create an environment where
production uses can be public facing.

This zone strategically clusters similar types
of businesses to optimize infrastructure and
minimize conflicts with residential uses.

4.8.3 Required Retail Corners
The required retail corners at the key intersections
illustrated in Figure 68 shall be limited to the
uses listed in Table 6.

A corner shall consist of the first 30 feet extending
from the intersection of two right-of-ways.

Required retail corners shall provide usable spaces
with a depth of at least twelve (12) feet without
interior obstructions such as walls or partitions.
and shall occupy at least fifty-five percent (55%)
of the public street frontage.

Applicants shall only be subject to this requirements
with new construction or a significant remodel.
0 400 800 Feet
Ground Floor Active Uses
PD-18
PD-21
PD-28
P-I

P-I P-I
P-I MU-NE-90
P-I MU-NE-75
IP

LAND USE AND URBAN FORM
Northeast Area Specific Plan 95

4.8 Ground Floor Active Uses
A diverse range of active uses on the ground floors of buildings will encourage activation in the Northeast Area at different times of the day and week and support the needs of the employees, residents, and visitors. Applicants are subject to these requirements with new construction or a significant remodel.

Table 6 prescribes the land use active use regulations for the first 12’ depth of the ground floor. Refer to Municipal Code Chapter 18.40 for descriptions of each use. The regulations for each are established by letter designation as follows:
“ P ” designates permitted uses.
“ C ” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning and Transportation Commission. “ - ” designates uses that are not permitted.

LAND USE AND URBAN FORM
Northeast Area Specific Plan 97

4.8 USE CLASSIFICATIONS REQUIRED RETAIL CORNERS

INDUSTRIAL, ARTISAN,

MANUFACTURING USES (IAM)

FRONTAGES

ALLOWED ACTIVE USE

FRONTAGES

PUBLIC AND SEMI-PUBLIC USES
College and Trade Schools, Public or Private - P C
Community Assembly Less Than 3,500 Square Feet - - P
Community Assembly 3,500 Square Feet or More - - C
Cultural Institutions - - P
Day Care Centers - - C
Government Offices - - P
Hospitals and Clinics - - P
Instructional Services - - C
Parks and Recreation Facilities Public - - P
Public Safety Facilities - - P
School Public or Private - - C
Social Service Facilities - - C
Table 6 Ground Floor Active Uses Land Use Regulations

LAND USE AND URBAN FORM
Northeast Area Specific Plan 99

USE CLASSIFICATIONS REQUIRED RETAIL

CORNERS

INDUSTRIAL, ARTISAN,

MANUFACTURING USES
(IAM)

ALLOWED ACTIVE USE

FRONTAGES

COMMERCIAL USES
Animal Care, Sales and Services See subclassifications below Grooming and Pet Stores - - P
Veterinary Services - - C
Artists Studios - P P
Automobile/Vehicle Sales and Services See subclassifications below Automobile Rentals - C C
Automobile Vehicle - P P
Sales and Leasing - P P
Automobile/Vehicle Washing - - -
Service Station - - -
Banks and Financial Institutions - - P
Business Services - - P
Commercial Entertainment and Recreation See subclassifications below Cinema/Theaters - - C
Small-Scale - - C
Large Scale - - C
Eating and Drinking Establishments See subclassifications below Bars/Night Clubs/Lounges P - C
Full Service P C P
Convenience P - P
Food Preparation - P P

4.8 LAND USE AND URBAN FORM
Northeast Area Specific Plan 101

USE CLASSIFICATIONS REQUIRED RETAIL

CORNERS

INDUSTRIAL, ARTISAN,

MANUFACTURING USES
(IAM)

ALLOWED ACTIVE USE

FRONTAGES

COMMERCIAL USES
Eating and Drinking Establishments See subclassifications below Funeral Parlors and Mortuaries - - -
Lodging See subclassifications below
Hotels and Motels - - C
Nurseries and Garden Centers - C P
Offices See subclassifications below
Business and Professional - C P
Medical and Dental P - P
Walk-In Clientele P - P
Personal Services See subclassifications below
General Personal Services - - P
Tattoo or Body Modification Parlor - - P
Retail Sales See subclassifications below
Convenience Market P - P
Food and Beverage Sales P C P
General Retail P C P
Price Point Retail P - C
Second Hand Store - - C

4.8 LAND USE AND URBAN FORM
Northeast Area Specific Plan 103

USE CLASSIFICATIONS REQUIRED RETAIL

CORNERS

INDUSTRIAL, ARTISAN,

MANUFACTURING USES
(IAM)

ALLOWED ACTIVE USE

FRONTAGES

RESIDENTIAL USES
Residential and Housing Types See subclassifications below Multi-Family Residential - - -
Accessory Dwelling Units - - -
Elderly and Long-Term Care - - -
Family Child Care See subclassifications below
Small - - P
Large - - P
Residential Care Facilities See subclassifications below General - - C
Limited - - C
Senior - - C
Single Room Occupancy - - C
Transitional Housing - - C
Supportive Housing - - C

4.8 LAND USE AND URBAN FORM
Northeast Area Specific Plan 105

USE CLASSIFICATIONS REQUIRED RETAIL

CORNERS

INDUSTRIAL, ARTISAN,

MANUFACTURING USES
(IAM)

ALLOWED ACTIVE USE

FRONTAGES

INDUSTRIAL USES
Construction and Material Yards - - -
Custom Manufacturing - P P
Industry, General - P P
Industry, Limited - P C
Recycling Facility See subclassifications below
Reverse Vending Machine - P -
Recycling Collection Facility - C -
Recycling Processing Facility - C -
Research and Development - P P
Research and Development Activities Requiring BSL-1 and BSL-2 Containment - P P Research and Development Activities Requiring BSL-3 Containment - - - Research and Development Activities Requiring BSL-4 Containment - - - Salvage and Wreckage - - -
Warehousing and Storage See subclassifications below
Chemical, Mineral, and Explosives Storage - - -
Indoor Warehousing and Storage - - C
Outdoor Storage - - -
Wholesale and Distribution - - P
Cannabis Microbusiness - C P

4.8 Buildings and the public realm
together create a dynamic urban
experience that is informed by and
integrates with the surrounding
context. Retail and active-use ground
floors offer flexibility and variety,
featuring a high level of transparency
that enhances the vibrancy of the
streets they face.

Ground Floor
Required
Retail Corners

4.9 1 2
3 4
Floor to Floor Height Corner Treatments and Entrances
Legend
1 2 Transparent Frontage Active Setbacks
3 4 Figure 70 Ground Floor Retail Corners Diagram

LAND USE AND URBAN FORM
Northeast Area Specific Plan 107

STANDARDS

4.9.1 Floor to Floor Height
All new development with required Required Retail
Corners shall have a minimum of 16 feet floor to
floor heights from sidewalk grade.

4.9.2 Transparency
Retail facades shall be at least 55 percent
transparent across the entire length of the retail
space, measured 12 feet vertically from the
sidewalk grade.

4.9.3 Corner Entrances
Retail corners entries shall have architectural
detailing that emphasizes the importance of the
corner such as minor inset at the ground floor and
large-scale awnings and canopies.

4.9.4 Active Setbacks
Retail corners shall setback at a minimum of 10
feet deep and a maximum of 30 feet deep from
the property line.

Figure 71 300 Ivy Street in San Francisco shows how corner retail can anchor the street life.

Figure 72 Tartine Bakery in San Francisco Dogpatch neighborhood is an example of manufacturing areas that can also house their brick and mortar shops to invite people to see the space product being made while enjoying it.

Figure 73 SF Jazz Center show a successful distinct corner with visual transparency.

Figure 74 ASU Beus Center for Law & Society Building has a recessed corner that allows for shelter and spill out space for corner retail.

4.9 LAND USE AND URBAN FORM
Northeast Area Specific Plan 109
Small scale Industrial, Artisan, and
Manufacturing spaces at the ground
floor of new development celebrates
the industrial legacy of the Northeast
Area, allowing people to see and
experience where goods are made
firsthand.

Figure 75 Ground Floor Industrial, Artisan,
Manufacturing Section
Floor to Floor Height Permeability to Street
Legend
1 2 Minimum Length and Depth Individualized Facades
3 4
1 2
3 4
5 Outdoor Spillover 5

LAND USE AND URBAN FORM
Northeast Area Specific Plan 111

4.10 Ground Floor
Industrial,
Artisan,
Manufacturing

STANDARDS

4.10.1 Floor to Floor Height
All new development with required ground floor
Industrial, Artisan, and Manufacturing spaces shall
have a minimum clear ceiling height of 20 feet,
measured from sidewalk grade.

4.10.2 Dimensions
Light industrial ground floor spaces shall be a
minimum of 20 feet in depth and at least 30 feet
in one dimension.

GUIDELINES

4.10.3 Permeability to Street
Small scale industrial frontages should open
directly onto the street to enhance the interaction
between ground-floor spaces and the public realm
and ensure eyes on the street. Options such as
concertina doors, large pivot doors, roll-up doors,
and expansive operable windows are ideal for
facilitating this connection. These options should
incorporate glazing to adhere to transparency
requirements.

4.10.4 Individualized Facades
The street-facing facades of individual shops or
light industrial facilities should be designed to allow for customization by each tenant, thereby creating
a diverse and visually engaging streetscape. By
varying facade materials, awning heights, signage
styles, and types of doorways and windows, each
unit can express its unique identity and contribute
to the dynamic character of the street.

4.10.5 Outdoor Spillover
Outdoor spillover spaces should be setback to a
maximum of 20 feet from the back of sidewalk.

This will enable space for social interaction and
flexible space for parking, loading, and service.

Figure 76 Aarhus School of Architecture maker spaces is open to the street to foster a dynamic environment that accommodates both active and passive participation.

Figure 77 Front Cage is an example of loading docks that can be re-purposed into versatile spaces, accommodating a range of uses like coffee shops, robotics studios, or breweries. Large roll-up doors, providing shade and inviting pedestrian interaction, can transform these areas into vibrant street-facing environments.

Figure 78 Emeryville Lofts is an example of industrial building facades that can accommodate a diverse range of uses, including salons, maker spaces, and offices.

Figure 79 Industrial streets will be strategically designed to optimize loading and unloading operations, ensuring efficient and smooth functionality for industrial activities.

LAND USE AND URBAN FORM
Northeast Area Specific Plan 113

4.10 Active Use Corridor includes
Residential Ground Floor Uses.

Residential buildings may be
characterized by a finer-grained
pattern of small-scale entryways.

These intermediate spaces are semipublic, creating a comfortable social interval between a unit and the street.

4.11 Active Use
Frontages:

STANDARDS

4.11.1 Applicable Areas
The following standards shall only apply to new
residential development located in the MU-NE-75
and MU-NE-90 Zoning Districts.

4.11.2 Floor to Floor Height
All new development with ground floor residential
uses shall have a floor to floor height of 15 feet,
measured from sidewalk grade. An example of
this is shown in Figure 80 under 1 - Floor to
Floor Height.

4.11.3 Ground Floor Dwelling Units
Applicants shall refer to Section 18.05.040
of the Draft Citywide Objective Design
Standards for guidance on the design of main
building entrances and ground floor residential
unit entrances.

4.11.4 Transparency
Frontages for residential amenities and
neighborhood services such as community
rooms, gymnasiums, leasing offices, and other
encouraged uses shall be at least 50 percent
transparent, measured 10 feet in height from the
sidewalk grade.

Figure 80 Residential Mixed Use Section

4.11.5 Landscaped Setbacks
Areas between stoops, recessed entries, or
common spaces and the back of the sidewalk
shall be landscaped and serve as a stormwater
management element. Refer to Section 4.4
for required setbacks for Mixed-Use Residential
development.

Floor to Floor Height Transparency
Active Use Frontages: Mixed-Use Residential
1 2 Ground Floor Units Landscape Setbacks
3 4
1 3 2
4 Mixed-Use
Residential

LAND USE AND URBAN FORM
Northeast Area Specific Plan 115
Figure 81 Multi-family residential lobby entrances can function as both welcoming entryways and sheltered seating spaces.

Figure 82 Logan Apartments in Oakland created an inviting and creatively designed residential entrance that enhances the street character by providing opportunities for social interaction and respite.

Figure 83 Moss HQ is a Live-work building that can foster diverse and dynamic street and neighborhood life through a variety of uses.

Figure 84 The Belfied Avenue Townhomes have raised residential stoops can encourage social interaction between neighbors and passersby, creating a more vibrant and engaged street life.

4.11 LAND USE AND URBAN FORM
Northeast Area Specific Plan 117
Figure 85 FAR and Density Map

2.0 FAR

1.5 FAR

1.0 FAR
90 DU/ACRE
75 DU/ACRE
Project Boundary

4.12.1 Floor Area Ratio (FAR)
Non-residential development in the Production
and Innovation (P-I) Zone and the Industrial
Professional (IP) Zone shall be allowed by right to
utilize the FAR shown in Figure 85.

Bonus FAR for non-residential properties can be
earned in exchange for community benefits as
allowed in Section 4.11 and Section 7.10.

For properties under an existing Planned
Development agreement, go to San Carlos
Municipal Code Chapter 18.37 Development
Agreements.

4.12.2 Measuring Floor Area Ratio (FAR)
Applicants shall refer to Chapter 18.03 Rules
of Measurement in the City of San Carlos
Municipal Code to determine floor area ratio.
0 400 800 Feet
FAR and Density Standards
P-I PD-18 IP
PD-21
PD-28

P-I P-I

P-I P-I
P-I
MU-NE-90
MU-NE-75

4.12.3 Residential Density
Residential development in the Mixed-Use
Northeast 90 (MU-NE-90) Zone and the MixedUse Northesat 75 (MU-NE-75) Zone shall be allowed by right to utilize the Dwelling Unit per
Acre (DU/Acre) densities shown in Figure 85.

LAND USE AND URBAN FORM
Northeast Area Specific Plan 119

4.12 Floor Area Ratio (FAR)
and Density Standards

STANDARDS
The Northeast Area promotes a
dense urban area with a broad mix of
commercial, residential, industrial, and
institutional uses, and fosters transit
oriented development, and a vibrant
public realm.

Figure 87 Maximum Building Heights Map
Figure 86 Easement, Setback and Height Diagram
100 Feet (P-I, IP)
90 Feet (MU-NE-90)
75 Feet (P-I, MU-NE-75)
N/A (PD-21)
Project Boundary
0 400 800 Feet
Maximum Building Heights
P-I PD-18 IP PD-21
PD-28

P-I P-I

P-I P-I
P-I
MU-NE-90
MU-NE-75

LAND USE AND URBAN FORM
Northeast Area Specific Plan 121

4.13 Height
Standards

4.13.1 Maximum Building Heights
Maximum building heights shall adhere to Figure
87, with heights ranging from 75 feet to 100
feet. Additional heights for select properties shall
be allowed as set forth under Section 4.11.

Properties under the Residential Mixed-Use
Northeast land use designation do not qualify
for additional heights unless otherwise allowed
under State Law for housing development.

4.13.2 Measuring Building Height
Applicants shall refer to Chapter 18.03 Rules
of Measurement in the City of San Carlos
Municipal Code to determine measuring
building height.

STANDARDS

4.13.3 San Carlos Airport FAA
Compliance
Applicants shall measure mean sea level (MSL) of
development site to determine allowable maximum
height envelop. All development shall comply with
Federal Aviation Administration (FAA) regulations
and subject to review by C/CAG Airport Land Use
Commission (ALUC), as necessary.

4.13.4 Height Stepdowns
New development in the MU-NE-75 Zoning
District shall step down to 35 feet when a building
is within 130 feet of the rear lot line abutting the 50 foot easement. The minimum 30 foot landscape
buffer shall occur within the 130 feet . An example
of the stepdown is illustrated in Figure 86.

Figure 88 Bonus Density and Height Map
To provide an incentive for
development, and in partnership with
the City to provide community benefits
that would not otherwise be created,
a non-residential project may have
increased FAR, density, and/or height
in return for provision of specific
community benefits.

No FAR Cap, Maximum Height - 155 Feet
No FAR Cap, Maximum Height - 100 Feet
Project Boundary
0 400 800 Feet
Bonus FAR and Building Height Provisions
Bonus density and height regulations
provide opportunity to deliver tangible
community benefits within the district.

These standards apply to new
development within the Production
and Innovation Zoning District.

LAND USE AND URBAN FORM
Northeast Area Specific Plan 123

4.14 Bonus FAR and
Building Height
Provisions

STANDARDS

4.14.1 Bonus FAR and Building Height
Applicants shall adhere to Figure 88 to determine
if property is qualified to earn an FAR or Building
Height bonus. There is no cap on bonus FAR.

4.14.2 Community Benefits Menu
Applicants shall refer to Section 7.10 to review
the Community Benefits menu and calculation
method.

4.14.3 San Carlos Airport FAA
Compliance
Applicants shall measure mean sea level (MSL)
of development site to determine allowable
maximum height envelop. All development shall
comply with Federal Aviation Administration (FAA)
regulations and maintain compliance with C/CAG
Airport Land Use Compatibility Plan (ALUCP).

CHAPTER 5 THIS S
ECTION WILL COVER:

Mobility and
Parking

5.14 page 158
Quarry Road

5.15 page 160
Taylor Way

5.16 page 162
Industrial Road

5.17 page 164
Old County Road

5.18 page 166
Bragato Road

5.19 page 168
Glenn Way

5.20 page 170
New Street

5.21 page 172
Paseo

5.1 page 126
Street Network

5.2 page 128
Active Mobility

5.3 page 132
Mobility Hubs

5.4 page 134
Vehicle Parking

5.5 page 136
Shared Parking

5.6 page 137
Unbundled Parking

5.7 page 138
ADA and Carpool/Vanpool
Parking

5.8 page 140
EV Parking

5.9 page 142
Bicycle Parking

5.10 page 144
Transportation Demand
Management (TDM)
page 150

5.11 On-site Loading

5.12 page 152
On-Street Loading

5.13 page 154
Street Design
Figure 89 Roadway Network Map
Signalized Intersections
New Public Street
Pedestrian Crossing with
Hybrid Beacon
Intersection Daylight
District Multi-Modal Entries
Curb Uses Allowed
Curb Uses Prohibited
Table 8 On-Street Curb Uses
Project Boundary
0 400 800 Feet
Existing Signalized Intersections
Existing Pedestrian Crossing
with Flashing Beacon

CURB USE TYPE
Timed and Paid On-Street Parking
Residential Parking Permit
ADA and EV Parking
Transit, Shuttle Stops
Short Term Pick-Up and Drop-Off
Commercial Loading
Bike and Micromobility Parking
Parklets and Curbside Dining
Street Network
127 Northeast Area Specific Plan

MOBILITY AND PARKING

5.1 Street Network
The quality of the Northeast Area’s
public life is largely defined by
what happens in its streets. The
Northeast Area prioritizes multi-modal
connectivity, access, and safety.

STANDARDS

5.1.1 New Public Street
A north-south street segment shall be built to
connect Quarry Road to Bragato Road. The final
alignment shall be determined by the city.

For information on this new public street’s width
and design, go to Section 5.13.

5.1.2 Vehicular Circulation
All streets shall have two-way traffic circulation.

5.1.3 Signalized Intersections
Industrial Road at Quarry Road and Taylor Way
shall have signalized intersections.

5.1.4 Pedestrian Crossing with Hybrid
Beacon
Mid block crossings shall have rectangular rapid
flash beacons (RRFB) and/or raised median
refuge in the center turn lane.

5.1.5 Intersection Daylight
Intersections of Quarry Road and Bragato Road
with the New Public Street and intersections of
Bragato Road and Taylor Way with Glenn Way shall
implement traffic calming measures to improve
safety including but not limited to the following:
speed tables, curb extensions, reduced lane
widths, physical buffers, high visibility markings,
and wayfinding.

5.1.6 Multi-Modal Gateways
District Gateways at Industrial Road and Old
County Road shall include wayfinding signage
that welcomes people to the district and brings
awareness to share the road.

5.1.7 On-Street Curb Uses
All streets except Old County Road and the south
edge of Taylor Way shall reserve space for onstreet curb uses. Refer to Table 8 for list of permitted uses:

Figure 90 Active Mobility Map
Table 9 Paseos Type
Table 10 Bicycle Network Facilities
0 400 800 Feet
Belmont Creek Trail
Paseo
Class I Bike Lane
Class III Bike Boulevard
Sidewalks
District Mobility Hub
Small Mobility Hub
El Camino Real Transit
Project Boundary
F-Street Underpass
Legend
129 Northeast Area Specific Plan

MOBILITY AND PARKING

5.2 Active Mobility
The sidewalk and bicycle network
is designed to connect pedestrians
and cyclists safely and efficiently to
destinations within the Northeast Area
and integrated into the larger City
fabric. These recommendations are
built on the adopted 2020 Bicycle
and Pedestrian Masterplan.

STANDARDS

5.3.1 Sidewalk Network The Northeast Area shall have a complete sidewalk network with a minimum pedestrian
throughway of 8 feet wide.

5.3.2 Paseos The Northeast Area shall provide three publicly accessible paseos as illustrated in Figure 90 and
Table 9.

5.3.3 Bicycle Network All public streets shall include bicycle facilities ranging from shared roadway markings (Class III)
to protected bicycle lanes (Class I) as illustrated
in Figure 90 and Table 10.

5.3.4 Belmont Creek Trail A multi-use trail shall be built along Belmont Creek within the Creek setback. For more information
on the trail width and design refer to Section 6.3

STREET NAME BIKE FACILITY
Industrial Road Class I
Old County Road Class I
Quarry Road Class III
Bragato Road Class III
Taylor Way Class I
Glenn Way Class III
New Street Class III

PASEO TYPE LOCATION
Creek Mid block access from
Quarry Road to Belmont
Creek.

Neighborhood Mid block access
from the intersection
of Fairfield Drive and
Northwood Drive to Taylor
Way.

Bragato RoadExtends Bragato Road to
Industrial Road.

Figure 91 Quay Street in Auckland is an example of using street furnishing and landscape to delineate a sidewalk and Class I Bikeway.

Figure 92 Sharrows allow cyclists and vehicles to share the road on a Class III Bikeway.

Figure 93 Slabtown Marketplace is an example of how curbless paseos can become places to hang out, pass through and even cycle through.

Figure 94 Auckland Landings Business Park blurs the line between logistic industrial uses, creek and bioretention, doubling its open space as an amenity for visitors and employees with a trail network. 131 Northeast Area Specific Plan

MOBILITY AND PARKING

5.3.1 District Mobility Hub
A District Mobility Hub shall be located at the
intersection of the F street underpass and Old
County road as illustrated in Figure 90.

The District Mobility Hub shall be located on private
property as a part of a proposed redevelopment.

The size of the Mobility Hub shall be determined
in coordination with the City during the permitting
process.

The mobility hub shall support multiple
transportation options for employees and
residents as follows:
• Short- and long-term bike parking
• E-bike charging
• Shared micromobility
• Car share
• Wayfinding and real-time travel information
• Ride-hail pick-up/drop-off
• Shuttle pick-up/drop-off
• Bike shop and repair
• Centralized package delivery

STANDARDS

5.3.2 Small Mobility Hub
A total of three small mobility hubs shall be located
in proximity to the district gateways as illustrated
in Figure 90. These small mobility hubs shall be
located as part of the curb zone.

The size and design of the Small Mobility Hub
shall be determined as part of the overall street
design and/or in coordination with an applicant as
part of a development proposal.

It shall support a selection of transportation
options for employees and residents as followed:
• Short-term bike parking
• Shared micromobility
• Car share parking spots
• Shuttle pick-up/drop-off
Figure 95 Charging station prototypes in Essen Germany
create sheltered charging stations and
opportunity for lounging areas during charging
cycles.

Figure 96 Curtin Bike Hub in Perth, Australia created
a bike hub with long term biking spaces,
showers, bike repair workshop, locker rooms
and a cafe.

Figure 97 The Kaiser-Josef-Platz Wels Mobility Hub creates shelter and visual markers for waiting vehicles, cyclists and people.
133 Northeast Area Specific Plan

MOBILITY AND PARKING

5.3 Mobility Hubs
Providing access to different ways of getting around is critical to support a growing district, reduce traffic congestion, and support sustainable lifestyles.

STANDARDS

5.4.1 Minimum Vehicle Parking
All new developments in the District shall
be compliant with the MTC Transit Oriented
Communities (TOC) policy. Therefore, parking
minimums do not apply.

5.4.2 Maximum Vehicle Parking
For all new developments and changes of use,
the number of on-site vehicle parking spaces
may not exceed the Tier 2 (Firm) Maximum
Parking Limits as defined in Table 11.

For all new developments and changes of use,
the number of on-site vehicle parking spaces may
only exceed the Tier 1 (Soft) Maximum Parking
Limits as defined in Table 11 if both conditions
(a) AND (b) are met:
a. A parking demand study is prepared and
submitted to the City that demonstrates the need
for additional parking. The parking demand study
should include, at a minimum:
i. Analysis demonstrating the estimated
peak daily parking demand for the project based
on the proposed land uses.
ii. A summary of the proposed parking
management approach for the project, including
pricing, unbundling, and shared parking
arrangements.
iii. A summary of any Transportation Demand
Management (TDM) strategies which will be
provided or an attached copy of an approved TDM
plan for the project.

LAND USE

MAXIMUM

PARKING LIMIT
(TIER 1 SOFT)

MAXIMUM

PARKING LIMIT
(TIER 2 FIRM)
UNIT
Multifamily Residential 0.6 0.7 per bedroom
Office 1.5 2.2 per 1K GSF
Research and Development 1.0 1.6 per 1K GSF
Light Industrial 0.4 0.6 per 1K GSF
Retail and Dining 2.0 2.5 per 1K GSF
Hotel 0.7 0.9 per room/key
Other non-residential uses 2.0 2.5 per 1K GSF
Table 11 On-Site Maximum Vehicle Parking Standards
b. One or more of the following conditions
are met:
i. If 100% of on-site parking provided is
publicly accessible. Publicly accessible parking is
defined as parking that is available for use to the
general public, either for a fee or free of charge,
for at least a portion of each day or on certain days
of the week. A parking management plan must be
submitted to the City demonstrating reasonable
access to shared parking.
ii. If TDM strategies are implemented that
exceed minimum TDM requirements by 33%, per
the requirements and TDM point system defined
in Section S.11 of this plan.
iii. At the discretion of the Community and
Economic Development Director, based on the
provision of additional benefits, investments, or
enhancements that support multimodal travel,
above and beyond those which are otherwise
required by City code or this plan.
135 Northeast Area Specific Plan

MOBILITY AND PARKING

5.4 Vehicle Parking Standards
Sufficient vehicle parking is necessary for the
success of the Northeast Area. Building too
much parking, however, limits land available for
other uses, impacts walkability and placemaking,
while increasing traffic congestion, vehicle miles
traveled, and housing costs.

Regional policy and state law prohibits minimum
parking requirements near certain types of
transit service and for most new developments
(see AB 2097 and MTC TOC Policy). Given
the Northeast Area’s proximity to two Caltrain
stations and frequent bus service on El Camino
Real, it is prudent to remove all minimum parking
requirements to ensure the district is compliant
with state law and/or eligible for future regional
funding opportunities.

Balancing Parking Maximums
Parking maximums are one of the best insurance
policies against excessive traffic. Set too high,
maximums can generate more traffic than the
surrounding street grid can accommodate. Set too
low, maximums can be a deterrent to development.

NEASP has established two tiers of Maximum
Vehicle Parking: Tier 1, which is the soft parking
maximum and Tier 2, which is the hard parking
maximum.

Conditional or soft maximums give the City
an opportunity to provide added flexibility for
developers to build more parking if desired, in
exchange for community benefits.

Eliminating Parking Minimums
137 Northeast Area Specific Plan

MOBILITY AND PARKING

5.5 Shared
Parking
A shared parking program creates a
pool of shared parking supply within
the district, offering a mix of short- and
long-term spaces by the facility to
serve visitors, customers, employees,
tenants, and residents. Coordination
between developers, area property
owners, tenants, the City, and a TMA
will ensure existing or new parking
facilities are efficiently shared and
conveniently located for users.

STANDARDS

5.5.1 Shared Parking Facility
A shared parking facility shall meet the following
characteristics:
• No individual spaces or parking areas shall
be reserved for any individual, tenant, or class
of individuals, except for persons with ADA
placards or users of special vehicles, such as
EV, carpool/vanpool, or carshare vehicles.
• Non-residential property owners may restrict
parking to district residents only, prohibiting
others from parking for more than 24 hours.
• Public/visitor parking may be separated from
employee and resident parking.

5.5.2 Required Provision of Shared
Parking
If on-site parking is provided as part of any new
development, at least 50% parking spaces shall
be managed as shared parking by satisfying one
or more of the following conditions:
• The parking spaces are accessible to the
general public, either for a fee or free of
charge, for at least a portion of each day or on
specific days of the week.
• The parking spaces are subject to a written
shared parking agreement that establishes
provisions and conditions for shared use of
parking between two or more parties.
• The parking spaces are available for multiple
different uses or tenants who do not have
reserved access to specific parking spaces
within the parking facility.
• The parking spaces are reserved for carpool
uses and/or carshare vehicles.

Up to 50% of accessible parking spaces which
are provided to satisfy ADA parking requirements
may be counted towards the shared parking
requirement.

At the time of site plan approval, the project
sponsor shall provide a parking management plan,
documenting how the shared parking requirement
will be met, as well as copies of any shared parking
agreements or arrangements.

5.6.1 Unbundled Parking for NonResidential Uses
All non-residential parking spaces shall be
unbundled from the cost of the lease. The cost of
the parking space shall be included as a separate
line item in the leasing agreement. The price
of parking shall be determined at the time the
project’s TDM Plan is approved. The price may be
modified later through a subsequent update to the
project’s TDM Plan.

Leases for parking spaces may be monthly or
annual but shall have a maximum lease term of
one year, with an option to renew the lease per
existing or modified terms. Monthly or yearly
parking leases shall identify primary address of
lessee in the leasing agreement.

Per AB 2097, the City retains discretion to require
new parking to be shared when it is provided
voluntarily (i.e. not built to satisfy minimum
parking requirements): “When a project provides
parking voluntarily, a public agency may impose
requirements on that voluntary parking to require
spaces for car share vehicles, require spaces to be
shared with the public, or require parking owners
to charge for parking.”
Other state and regional policies, such as AB 894
and MTC’s TOC Policy, require that local agencies
and jurisdictions allow shared parking between
different uses, emphasizing the importance of
using any new spaces as efficiently as possible.

These policies allow for a broad definition of
“shared” parking, which provides additional
flexibility in how shared parking requirements
could be met. Requiring that on-site parking be
shared provides flexibility to accommodate some
unshared uses while “unlocking” as much parking
as possible for shared use.

5.6 Unbundled
Parking
MTC TOC Policy requires that
jurisdictions allow the use of
unbundled parking. Unbundled
parking supports housing affordability,
allows tenants without a car to avoid
paying for parking they do not need,
incentivizes more mobility choices
including increased use of transit.

STANDARDS

5.6.2 Unbundled Parking for Residential
Uses
All on-site parking spaces shall be leased or sold
separately from the rental or purchase fees for the
individual units in perpetuity, such that potential
renters or buyers have the option of renting or
buying a unit at a price lower than would be the
case if there were a single price for both the unit
and the parking space. The price of parking shall
be determined at the time the project’s TDM Plan
is approved.

Affordable units which include financing
requirements that conflict with these provisions
may be granted an exception from these provisions
by the Director

5.7.1 ADA Compliance
ADA parking spaces shall comply with citywide
and state design requirements, and federal
requirements for design and access.

5.7.2 Minimum ADA Parking
Where on-site parking is provided for any new
development, the minimum number of required
ADA accessible parkings shall be identified in
Table 12.

In addition to providing the number of required
ADA-accessible parking spaces, the following
requirements shall be met for all on-site ADAaccessible parking provided:
• At least 1 out of every 6 ADA-accessible
parking spaces provided (rounded up) shall
be van-accessible.
• At least 1 out of every 3 ADA-accessible
parking spaces provided (rounded up) shall
be equipped with an electric vehicle charger
that meets the definition of Tier 2 or Tier 3
charging standards.
• All ADA parking spaces shall meet design
specifications and requirements as defined in
the California Building Code section 11B-502.

5.7 ADA and Carpool/
Vanpool Parking
Even in the absence of minimum parking requirements, projects that choose to provide on-site parking shall meet minimum requirements for accessible/ADA parking, electric vehicle (EV) parking, and carpool/vanpool parking.

STANDARDS

5.7.3 ADA Maximum Allocation
ADA accessible spaces shall count toward the
total parking supply and parking maximum.

5.7.4 On-Site ADA Parking Design
Where on-site parking is provided for any new
development or change of use, all ADA-accessible
parking spaces will comply with all local, state, and
federal ADA parking design standards including:
(a) Car-accessible spaces much be at least
96 inches wide and must include an accessible
aisle at least 60 inches wide.
(b) Van-accessible spaces must be either (i)
at least 132 inches wide and include an accessible
aisle at least 60 inches wide, or (ii) at least 96
inches wide and include an accessible aisle at
least 96 inches wide.
(c) All accessible spaces much have a slope
of no more than 2.08% in all directions.
(d) Wayfinding signage indicating the nearest
building entrance must be clearly visible and
legible from all accessible spaces.
(e) All payment technology and/or parking
access control features must be accessible for all
users and include accommodations for users with
limited vision and/or hearing.

PARKING FACILITY SIZE MINIMUM NUMBER OF ADA PARKING SPACES REQUIRED 0-100 spaces At least 1 space per 25 spaces (round up)
101-500 spaces 4 spaces, plus 1 additional space per 50 spaces above 100 (round up)
500 - 1000 spaces At least 2% of total spaces (round up) 1001+ spaces At least 20 spaces, plus 1 additional space for each 100 space over 1000 (round up)
Table 12 Parking Facility Minimum ADA Standards

5.7.5 Required Carpool and Vanpool
Parking
Where on-site parking is provided for all new
development or change of use, the minimum
number of parking spaces that are reserved for
the exclusive use of carpools and vanpools is
identified in Table 13.

5.7.6 Carpool and Vanpool Parking
Location
Designated carpool/vanpool spaces shall be
located in convenient locations, such as on the
first floor of parking garages and near building
entrances, elevators and stairways, or pedestrian
paths.

5.7.7 Carpool and Vanpool Parking
Signage
Carpool/vanpool parking spaces shall be signed
in a clear and conspicuous manner indicated
exclusive availability, such as special pavement
marking.

5.7.8 Carpool and Vanpool Parking
Maximum Allocation
Carpool/vanpool spaces shall count toward the
total parking supply and parking maximum.

LAND USE CARPOOL/VANPOOL PARKING SPACES
Residential N/A
Non-Residential At least 1 parking space per 10 total spaces (round up) 139 Northeast Area Specific Plan

MOBILITY AND PARKING
Table 13 Carpool Parking Standards

5.8 EV Parking
CALGreen building code and guidelines recommend that at least 35% of parking is reserved for clean air vehicles, which includes EV charging spaces and carpool/vanpool spaces. The San Carlos municipal code currently requires at least 10% of spaces be reserved for carpool/vanpool spaces.

STANDARDS

5.8.1 Minimum EV Charging
Requirements
Where on-site parking is provided for all new
development, the minimum number of electric
vehicle charging spaces shall be required, as
identified in Table 14. For the purpose of satisfying
these requirements, all EV charging spaces shall
meet the specifications of either Tier 2 or Tier 3
Electric Vehicle Supply Equipment (EVSE)

5.8.2 EV Location
EV parking spaces shall be located in the same
lot as the primary use. EV parking spaces shall
be located in convenient locations that are close
to a primary building entrance and/or first floor
parking garage.

5.8.3 EV Signage
EV parking spaces shall be signed in a clear
and conspicuous manner indicated exclusive
availability, such as special pavement marking.

5.8.4 EV Maximum Allocation
EV spaces shall count toward the total parking
supply and parking maximum.

5.8.5 EV Maximum Allocation
EV spaces shall count toward the total parking
supply and parking maximum.

LAND USE EV PARKING SPACES
Residential At least 1 parking space per 25 total spaces (round up) shall be equipped with a Tier 2 or Tier 3 EVSE charger.

Non-Residential At least 1 parking space per 25 total spaces (round up) shall be equipped with a Tier 2 or Tier 3 EVSE charger.

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141 Northeast Area Specific Plan

MOBILITY AND PARKING
Table 14 EV Parking Standards

LAND USE

REQUIRED

BIKE PARKING
SPACES

SHORT-TERM

BICYCLE

PARKING

LONG-TERM

BICYCLE

PARKING

CARGO &

ADAPTIVE

BICYCLES

ELECTRIC

BICYCLES
Residential 1 per unit 25% 75% 10% of total 1 outlet or charger per 5
Office 0.67 per 1000 total spaces
GSF
Research and
Development

0.67 per 1000
GSF
Light Industrial 0.1 per 1000
GSF
Retail 0.4 per 1000
GSF
75% 25% 5% of total
Dining 0.5 per 1,000
GSF
Other Determined
by zoning
administrator

LAND USE SHOWERS LOCKERS
Residential N/A N/A
Office 1 unisex for
first 40,000
SF; 1 unisex for
each additional
20,000 SF
75% of total
long-term
Research and spaces provided
Development
Light Industrial 1 unisex per
100,000SF
Retail N/A N/A
Dining
Other Determined by zoning administrator
143 Northeast Area Specific Plan

MOBILITY AND PARKING

STANDARDS

5.9 Bicycle Parking
Secure, publicly-accessible short- and long-term bicycle parking facilities are critical components of a multi modal transportation network. Studies consistently demonstrate the role that bicycle parking plays in supporting and incentivizing bicycle use. If bicycle parking needs are not considered and provided for when new developments are built, it can be more difficult to add parking by retrofitting existing buildings in the future.

5.9.1 Minimum Bicycle Parking
Requirements
For all new development, the minimum number of
short-term and long-term bicycle parking spaces
shall be identified in Table 15.

For dimension and location requirements, go to
SCMC 18.20.080.

5.9.2 Showers and Lockers
All new office and industrial development shall
provide showers and lockers per Table 17.

5.9.3 Siting, Design, and Signage All bicycle parking shall: • Be well-lit during both daytime and nighttime hours.
• Be identified by clear signage that is visible
from all major building entrances.
• Include at least five (5) feet of maneuvering
space adjacent to bicycle parking.
• Include forty-five (45) and never less than
thirty (30) inches of space between any sideby-side bicycle racks, including racks that are sold as a multiple rack that is attached
together.

Short-term bicycle parking shall: • Be located along the “desire line” or path most likely for people who are using a bicycle to
travel, either in the public right-of-way or on
private property.
• Be ideally located less than 25 feet away
and never 50 feet away from major building
entrances.
• When possible, be located in sheltered areas
with weather protection.

Long-term bicycle parking shall: • Be located in areas with controlled access, either through use of a key, smart card,
keycode, or similar technology.
• Be easily navigable and accessible for people
with less common bicycle types, including
larger cargo bicycles and three-wheeled
bicycles.
• Be located no lower than the first basement
level or the first complete parking level below
ground, and no higher than the first aboveground level.

Table 15 Bicycle Parking Standards
Table 16 Minimum Bicycle Showers and Lockers
Standards

LAND USE SMALL PROJECTS LARGE PROJECTS EXEMPTIONS
Residential 24-49 units 50+ units 0-24 units
Projects in which 100%
of units are affordable
Administrative
exemptions
Non-Residential 10,000 - 49,999 GSF 50,000+ GSF 0-9,999 GSF Administrative
exemptions
145 Northeast Area Specific Plan

MOBILITY AND PARKING

5.10 Transportation Demand
Management (TDM)
While San Carlos embarks on an update to its citywide TDM policy, a NEASPspecific TDM policy is a vital opportunity to embed TDM within the overall mobility framework while the broader policy is in development. The NEASP TDM Plan requirements may be superceded by the Citywide TDM Plan, upon its adoption.

STANDARDS

5.10.1 Definitions
For the purposes of this section, the following
definitions shall apply:
(a) “Director” refers to the San Carlos
Community and Economic Development Director
(b) “Project(s)” refers to any new development
or change of use.
(c) “Project Sponsor” refers to the owner of
the property which is subject to TDM requirements.

5.10.2 Applicability
TDM requirements shall apply to all new
developments or changes of use within the
district. Requirements shall be determined based
on the project size as defined in Table 17.

For mixed-use projects that include both residential
and non-residential components, residential and
non-residential TDM requirements shall apply to
each respective component of the project.

5.10.3 General Exemptions
The following projects are exempt for this chapter:
(a) Previously entitled projects. Projects with
an approved development agreement or, prior to
[INSERT DATE], that have an approved vesting
tentative map shall be measured according to
the performance standards specified in their
respective conditions of approval.

Projects for which the City has issued a building
permit prior to [INSERT DATE] shall also be
measured according to the performance standards
specified in their respective conditions of approval,
provided, however, that if such project requires
one or more additional building permits one or
more of which meet the applicability standards
within this Plan, the performance standards in this
Chapter shall apply.
(b) Accessory dwelling units and junior
accessory dwelling units as defined in SCMC
Chapter 18.04.
(c) Residential and non-residential projects
which are smaller than the minimum threshold for
“small project” designations are exempt from TDM
requirements.
(d) Residential projects for which 100% of
the housing units provided are affordable are
exempt from TDM requirements. This exemption
does not extend to non-residential components of
mixed-use projects.

5.10.4 Administrative Modifications or
Exemptions
The Director may grant an administrative
exemption that reduces, modifies, or waives
parts or all required TDM elements. Decisions to
grant such exemptions shall follow local, regional,
and state requirements and be made with
consideration of the overall mobility goals and
needs of the district. Administrative exemptions
shall prioritize modifications or alternatives which
address any extenuating circumstances without
reducing the overall intent and desired effect of
TDM requirements.

Table 17 TDM Applicability

TDM STRATEGY SMALL PROJECTS LARGE PROJECTS
Provide non-driving transportation subsidies (free or
discounted transit passes, bicycle subsidies, etc.)
-- Required
Implement non-driving education/marketing/
programs
Required Required
Retain an TDM coordinator or contact (on or off-site) Required Required Unbundled parking (if provide parking, per Section

5.7)
Required Required

LAND USE SMALL PROJECTS LARGE PROJECTS
Residential 25 Points 30 Points
Non-Residential 30 Points 35 Points
147 Northeast Area Specific Plan

MOBILITY AND PARKING

5.10 5.10.5 Baseline TDM Requirements
Any project which is subject to the TDM
requirements of this chapter must implement all
baseline required TDM strategies as indicated
in Table 18 (residential) and Table 19 (nonresidential).

Table 18 Baseline Required TDM Strategies for Residential Projects

TDM STRATEGY SMALL PROJECTS LARGE PROJECTS
Unbundled parking (if provide parking, per Section

5.7)
Required Required
Provide a parking cash-out option Required Required
Provide non-driving transportation subsidies (free or
discounted transit passes, bicycle subsidies, etc.)
-- Required
Provide pre-tax transportation benefits Required Required Provide ride matching services Required Required
Implement non-driving education/marketing/
programs
Required Required
Retain an on-site TDM coordinator or contact -- Required Provide a bike repair station Required Required
Table 19 Baseline Required TDM Strategies for Non-Residential Projects

5.10.6 Supplemental TDM Strategies
and Point Targets
In addition to baseline required TDM strategies, any
project which is subject to the TDM requirements
of this chapter shall implement supplemental
TDM strategies to achieve the minimum TDM
point target indicated in Table 20.

Any combination of strategies indicated in
Table 21 may be implemented in order to meet
the required point target for the project. TDM
point values reflect the approximate level of
effectiveness of each strategy at reducing Vehicle
Miles Traveled (VMT).

TDM point values for required baseline strategies
may be counted towards the overall required point
target for the project. For mixed-use projects
that include both residential and non-residential
components, each component shall achieve
the respective point target. Strategies which
are implemented for both residential and nonresidential components may count towards the point target of both components.

5.10.7 TDM Plan Requirements
Any project which is subject to the TDM
requirements of this chapter must submit, at the
time of site plan approval, a TDM plan indicating
how the requirements of this chapter will be met.

This TDM plan shall be certified by the C/CAG of
San Mateo County.

Table 20 TDM Points Target
The TDM plan must include, at a minimum:
(a) A list of all TDM strategies to be
implemented.
(b) A brief description of how the strategies
will be implemented and managed to support
successful reduction of Vehicle Miles Traveled
(VMT).
(c) A designated point of contact for
communication about the TDM plan.

5.10.8 Non-Compliance
If at any time a project fails to fulfill any of the
requirements of this chapter, the Project will be
considered non-compliant. A non-compliant
project will have up to one year from the first finding of non-compliance to rectify the compliance gaps
and submit an updated TDM plan documenting
actions taken.

If, after one year from the first finding of noncompliance, the Project is found to still be noncompliant with all requirements of this chapter, the Project may be assessed a financial penalty in
accordance with Chapter 1.20 of the San Carlos
municipal code.

If project non-compliance is found to be resulting
from conditions beyond the control of the Project
Sponsor, the Director may grant a temporary or
permanent exemption to that portion of the TDM
plan which is found to be non-compliant.

ID TDM STRATEGY

REQUIRED STRATEGIES
POINTS

RESIDENTIAL NON-RESIDENTIAL

PARKING
P.1 Charge for on-site parking 15
P.2 Provide a parking cash-out option for employees Required 2 P.3 Unbundle parking costs from other property costs or leases Required Required 0-19

SERVICE AND PROGRAMS
S.1 Provide non-driving transportation subsidies Large Projects Only Large Projects Only 10 S.2 Provide pre-tax transportation benefits Required 1
S.3 Provide ride matching services Required 2
S.4 Provide a guaranteed ride home program 1
S.5 Provide shuttle service 10
S.6 Provide free or subsidized car share membership 1
S.7 Provide car share vehicles on site 1
S.8 Provide an on-site bike library 1

MARKETING, EDUCATION, AND MANAGEMENT
M.1 Implement non-driving education/marketing/programs Required Required 2 M.2 Provide a behavior change and/or travel training program 1 M.3 Provide on-site real time travel and TDM information 1 M.4 Provide a travel training program 1
M.5 Provide bicycle skill and safety training 1
M.6 Provide bike repair workshops or clinics 1
M.7 Retain an on-site TDM coordinator or contact Required Large Projects Only 0.5

SITE ENHANCEMENTS
E.1 Implement multi modal network improvements 7
E.2 Provide on-site delivery amenities 1
E.3 Provide a bike repair station 0.5
E.4 Provide end-of-trip amenities (lockers, showers, changing rooms) 2 E.5 Provide on-site family-supportive amenities 3
OTHER
O.1 Other strategy proposed by project sponsor (point value determined at the time of TDM plan approval)
TBD
149 Northeast Area Specific Plan

MOBILITY AND PARKING
Table 21 TDM Points Menu

5.10 STANDARDS

5.11.1 On-Site Minimum Loading
Requirements
Every new development, and every building
enlarged by more than five thousand (5,000)
square feet, shall provide on-site loading and
unloading areas per Table 22, unless modified
by the zoning administrator.

5.11.2 Loading Location
All required loading berths shall be located on the
same site as the use served. No loading berth for
vehicles over two (2) ton capacity shall be closer
than fifty (50) feet to any property in a residential
district unless completely enclosed by building
walls, or a uniformly solid fence or wall, or any
combination thereof, not less than six (6) feet in
height. No permitted or required loading berth
shall be located within twenty-five (25) feet of the
nearest point of any street intersection.

5.11.3 Minimum Size
Each on-site loading space required shall meet
the following minimum size requirements:
(a) Type 1 spaces (large) shall not be less than
fourteen (14) feet wide, seventy (70) feet long,
and fourteen (14) feet high, exclusive of driveways
for ingress and egress, maneuvering areas and
setbacks. The minimum size requirement may be
modified if the Director finds that the applicant
has satisfactorily demonstrated that, due to the
nature of the proposed use, such size will not be
needed.
(b) Type 2 spaces (small) shall not be less than
ten (10) feet wide, eighteen (18) feet long, and ten
(10) feet high, exclusive of driveways for ingress
and egress, maneuvering areas and setbacks. The
minimum size requirement may be modified if the
Director finds that the applicant has satisfactorily
demonstrated that, due to the nature of the
proposed use, such size will not be needed.

5.11.4 Driveways for Ingress and Egress
and Maneuvering Areas
Each on-site loading space required by this
section shall be provided with driveways for
ingress and egress and maneuvering space.

Truck-maneuvering areas shall not encroach
into required parking areas, travel ways, or street
rights-of-way. This requirement may be modified if
the Director finds that sufficient space is provided
so that truck-maneuvering areas will not interfere
with traffic and pedestrian circulation.

5.11.5 Surfacing
All open on-site loading berths shall be improved
with a compacted base, not less than five (5) inches
thick, surfaced with not less than three (3) inches
of plant-mix asphalt, concrete, or comparable
material approved by the City Engineer.

Table 22 Required On-site Loading Spaces

LAND USE GROSS FLOOR
AREA (SQ. FT.) MINIMUM REQUIRED LOADING SPACES

TOTAL MINIMUM
SPACES

REQUIRED
TYPE 1 SPACES
(LARGE)
TYPE 2 SPACES
(SMALL)
Nonresidential
only
0-30,000 1 1 (Remainder needed
to meet total
requirement)
30,001-100,000 2 1 (Remainder needed
to meet total
requirement)
100,001-150,000 3 2 At least 1
150,001-250,000 4 2 At least 2
250,001+ 1 per each
additional 100,000
square feet or
portion thereof.

At least 2 At least 2
Mixed Use,
primarily
residential
(Residential
less than
50,000
sf of nonresidential
use)
0-100 units 1 0 (Remainder needed
to meet total
requirement)
100+ units 2 1 (Remainder needed
to meet total
requirement)
Mixed-Use,
primarily nonresidential
(Residential
with more
than 50,000
sf of nonresidential
use)
0-50,000 1 1 (Remainder needed
to meet total
requirement)
50,001-100,000 2 1 (Remainder needed
to meet total
requirement)
100,001+ Zoning Administrator may require additional loading spaces based on the project’s needs and site feasibility.
151 Northeast Area Specific Plan

MOBILITY AND PARKING

5.11 On-Site
Loading
On-site loading is necessary to
support efficient loading activity for
both residential and non-residential
uses. The Northeast Area has a
historic base of industrial, light
industrial, retail, and commercial uses
with high loading activity. Loading
standards should allow for on-street
loading areas, allowing for flexible use
of the curb for pick-up and drop-off
and commercial loading activity.

STANDARDS

5.12.1 On-Street Loading Location
Zones shall be located near adjacent uses
with high demand for short-term personal or
commercial passenger pick-up/drop-off activities
and/or door-to-door delivery services. Loading
zones shall not be reserved for the exclusive use
of a private establishment or property owner.

When considering where to locate on-street
loading zones, priority shall be given to:
(a) Areas which generate 10 or more delivery
orders and/or passenger pickups per hour
(b) Areas with high commercial activity
(c) Areas adjacent to properties or businesses
which do not have on-site parking

5.12.2 Dedicated Loading Zone
Unless otherwise posted, vehicles shall not
remain stopped for more than 5 minutes in a
dedicated loading zone. Zones shall be marked
with clear signage indicating time limits, hours of
enforcement, and any other restrictions on use.

5.12.3 Accessible Loading Zone At least one accessible loading zone that includes a curb ramp and clear access aisle shall be
provided for every 100 linear feet of loading zone
or fraction thereof.

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153 Northeast Area Specific Plan

MOBILITY AND PARKING

5.12 On-Street
Loading
The City may designate short-term
curbside loading zones to provide safe
and dedicated space for passenger
and/or commercial loading and reduce
obstructions to moving traffic in the
right-of-way caused by stopped
vehicles.

Street design is crucial for ensuring safety, accessibility, community interaction, traffic flow, and aesthetic appeal, thereby enhancing the overall livability and functionality of cities. The following sections provide high level design guidance for the future of streets in the Northeast Area. A future Streetscape Master Plan will be needed in the future to bring these designs to the next level of specificity.

Figure 98 Street Design Illustrative Section
155 Northeast Area Specific Plan

MOBILITY AND PARKING

5.13 Street Design

STANDARDS

5.13.1 Street Zones
Streets shall be comprised of five zones illustrated
in Figure 98, This includes the Frontage Zone,
Pedestrian Zone, Multi-Use Curb Zone, Travel
Lane, and Bike Facility.

5.13.2 Frontage Zone (Setback)
All new development with a ground floor
commercial/industrial use shall choose from the
following features within the frontage zone:
• Sidewalk Dining
• Outdoor Displays
• Public Art
• Seating
• Trees / Planting
• Multi-use spillover space
All new development with a ground floor
residential use shall choose from the following
features within the frontage zone:
• Porches
• Front Yards
• Trees and Plantings
For more information on trees and plantings
go to the City’s Preferred Street Trees List.

TYPE DESCRIPTION
Stormwater Infrastructure Landscape features that retain and convey stormwater runoff.

Parking Time-limited, paid.

RPP Parking Up to 72 hours for residential permit holders (otherwise time limits/pricing applies)
ADA Parking ADA vehicles only
Transit/Shuttle Stops Dedicated space near transit and/or shuttle stops for clear loading/unloading.

Pick-up/Drop-off Short term stopping (maximum 5 minutes) to accommodate passenger pick up/drop-off, small deliveries, and short commercial loading/unloading/delivery.

Commercial Loading Commercial vehicles only; up to 1 hour maximum Bike/Micromobility Parking On-street parking corral for bikes and shared micro-mobility devices.

Outdoor Dining Permit based use for outdoor dining and small public spaces.

Figure 99 Typical Furnishing and Curbside Elements
Table 23 Furnishing and Curbside Table
157 Northeast Area Specific Plan

MOBILITY AND PARKING

5.13 5.13.3 Pedestrian Zone
All sidewalks shall have a minimum pedestrian throughway of 8 feet wide.

5.13.4 Multi-Use Curb Zone
Curbside zones shall be designed to accommodate the following types of uses as illustrated in Table

23. 5.14
Quarry Road
Quarry Road is a primary east-west
street that connects Old County Road
to Industrial Road. The street is lined
with small scale industrial, artisan, and
manufacturing uses.

Right Of Way 60 Feet
Frontage Zone
(Setback)
Minimum 0 Feet
Maximum 20 Feet
Pedestrian Zone 9 Feet
Multi Use Curb
Zone
11 Feet.

Travel Lanes 10 Feet
Bicycle Facility Class III
Building Entries New development shall
provide a primary entry
on Quarry Road.

Figure 100 Quarry Road Section
159 Northeast Area Specific Plan

MOBILITY AND PARKING

STANDARDS

5.14.1 Street Design

5.15 Taylor Way
Taylor Way is a primary east-west
street that connects Old County Road
to Industrial Road. The street is serves
as a transition between light industrial
and residential uses. Right Of Way 60 Feet
Frontage Zone
(Setback)
Northern Edge: 10 Feet
Southern Edge: 5 Feet
Pedestrian Zone Northern Edge: 8 Feet
Southern Edge: 8 Feet
Multi Use Curb
Zone Northern
Edge: 10 Feet
Southern Edge: 4 Feet
Travel Lanes 10 Feet
Bicycle Facility Class I;
10 Feet; Bi-directional
Building Entries New development shall
provide a primary entry on Taylor Way.

Driveways shall be allowed
on the southern edge of Taylor Way interfacing with
the two-way protected
bike lane.

STANDARDS

5.15.1 Street Design
Figure 101 Taylor Way Section
161 Northeast Area Specific Plan

MOBILITY AND PARKING

5.16 Industrial Road

STANDARDS
Industrial Road is a north-south district
boulevard connecting the Northeast
Area to Belmont on the north and the
Eastside Innovation District on the
south. Right Of Way 80 Feet
Frontage Zone
(Setback)
Eastern Edge:

Minimum 0 Feet
Maximum 15 Feet
Western Edge:

Minimum 0 Feet
Maximum 30 Feet
Pedestrian ZoneEastern Edge: 9 Feet
Western Edge: 8 Feet
Multi Use Curb
Zone
Eastern Edge: 11 Feet
Western Edge: 11 Feet
Travel Lanes 10 Feet
Bicycle Facility Class I;
5 Feet;
Building Entries New development shall
provide a primary entry on
Industrial Road.

Driveways shall be allowed
on Industrial Road.

5.16.1 Street Design
Figure 102 Industrial Road Section
163 Northeast Area Specific Plan

MOBILITY AND PARKING

5.17 Old County Road
Old County Road is a district
boulevard connecting the Northeast
Area to Belmont on the north and San
Carlos Caltrain Station to the south.

Right Of Way 50 Feet
Frontage Zone
(Setback)
Eastern Edge:

Minimum 10 Feet
Maximum 30 Feet
Western Edge: None
Pedestrian Zone Eastern Edge: 9 Feet
Western Edge: None
Multi Use Curb
Zone Eastern Edge: 6 Feet
Western Edge: None
Travel Lanes Northbound: 10 Feet
Southbound: 11 Feet
Bicycle Facility Class I;
12 Feet; Bi-Directional.
3 Feet Buffer from Drive
Lane.

Building Entries New development shall
provide a primary entry on
Old County Road.

Driveways shall not be
allowed on Old County Road.

STANDARDS

5.17.1 Street Design
Figure 103 Old County Road Section
165 Northeast Area Specific Plan

MOBILITY AND PARKING

5.18 Bragato Road
Bragato Road is a east-west street
that bisects the district. The endpoint
of Bragato Road stitches the New
Road and Glenn Way.

Right Of Way 50 Feet
Frontage Zone
(Setback)
Northern Edge:
10 Feet
Southern Edge:
10 Feet
Pedestrian Zone Northern Edge: 9 Feet
Southern Edge: 9 Feet
Multi Use Curb
Zone Northern Edge: 10 Feet
Southern Edge: 10 Feet
Travel Lanes Westbound: 10 Feet
Eastbound: 11 Feet
Bicycle Facility Class III;
Building Entries New development shall
provide a primary entry
on Bragato Road only
if unable to provide
access on Old County
Road.

Driveways shall be
allowed on Bragato Road.

STANDARDS

5.18.1 Street Design
Figure 104 Bragato Road Section
167 Northeast Area Specific Plan

MOBILITY AND PARKING

5.19 Glenn Way
Glenn Way is a north-south street
that connects Bragato Road to
Taylor Way. The street serves as a
transition between Light Industrial and
Residential Mixed Use.

Right Of Way 50 Feet
Frontage Zone
(Setback)
Eastern Edge: Maximum
15 Feet
Western Edge:

Maximum 15 Feet
Pedestrian Zone Eastern Edge: 8 Feet
Western Edge: 8 Feet
Multi Use Curb
Zone Eastern Edge: 8 Feet
Western Edge: 9 Feet
Travel Lanes Northbound: 10 Feet
Southbound: 10 Feet
Bicycle Facility Class III;
Building Entries New development shall
provide a primary entry
on Glenn Way in lieu of
access on Taylor Way
and Bragato Road.

Driveways shall be
allowed on Bragato Road.

STANDARDS

5.19.1 Street Design
Figure 105 Glenn Way Street Section
169 Northeast Area Specific Plan

MOBILITY AND PARKING

5.20 New Street
The New Street is a north-south street
that connects Bragato Road to Quarry
Road. The street serves as a service
street for the light industrial sub-area.

Right Of Way 60 Feet
Frontage Zone
(Setback)
None
Pedestrian Zone Eastern Edge: 9 Feet
Western Edge: 9 Feet
Multi Use Curb
Zone Eastern Edge: 8 Feet
Western Edge: 9 Feet
Travel Lanes Northbound: 10 Feet
Southbound: 10 Feet
Bicycle Facility Class III;
Building Entries New development shall
provide loading, service,
and garage entries.

Driveways shall be
allowed on the New
Street.

STANDARDS

5.20.1 Street Design
Figure 106 New Street Section
171 Northeast Area Specific Plan

MOBILITY AND PARKING

5.21 Paseo
Paseos are shared pathways that
extends Bragato Road to Industrial
Road, the New Street to Belmont
Creek Park and creates a new
connection from Taylor Way to the
Greater East Side Neighborhood.

These paseos can accommodate
pedestrian and bicycle movement
while also serving as loading and
servicing areas for surrounding
properties.

Right Of Way 26 Feet
Frontage
(Setback)
Minimum 5 Feet on
both edges which
shall include green
infrastructure.

Shared Paseo 26 Feet
Shall be clear of
obstructions for fire
access
This zone is shared by
pedestrians, bikes and
fire access.

Bicycle Facility Class III
Building Entries New development shall
provide loading, service,
and garage entries.

STANDARDS

5.21.1 Street Design
Figure 107 New Street Section
173 Northeast Area Specific Plan

MOBILITY AND PARKING
Figure 108 Example of a stormwater park
CHAPTER 6
Environmental
Resilience

THIS SECTION
WILL COVER:
page 176

6.1 District-Wide Development
Standards

6.2 Sea Level Rise Zone
page 178

6.3 Creek Front Zone
page 180

6.4 Green Streets
page 184

6.1 District-Wide Development
Standards

STANDARDS

6.1.1 Applicable Sites
All new development within the NEASP shall
adhere to the standards in Section 6.1.

Properties located in Section 6.2: Sea Level
Priority Zone and Section 6.3: Creek Front
Zone shall adhere to additional design controls.

6.1.2 Open Space Dedication
For properties greater than 1 acre (gross), new
development shall dedicate 15% of total site area
toward publicly accessible open space.

For properties greater than 15,000 sq.ft. (0.3
acres) development shall dedicate 10% of total
site area toward publicly accessible open space.

For residential development, applicant shall
adhere to the Section 4.3 and Section 4.4 to
determine dimensions and amount of private vs.
common open space.

Future development projects should anticipate implementing measures to protect new buildings from flooding and reduce impact on existing drainage infrastructure. Coordinated area-wide and regional improvements are needed to address existing flooding conditions within the Northeast Area, specifically to address flooding of the area that is caused by flows overtopping Belmont Creek.

6.1.3 Landscaping Standards
The design of new open spaces shall adhere to
the landscaping standards in the San Carlos
Municipal Code, Chapter 18.18: Landscaping.

6.1.4 Stormwater Management
As part of individual development applications,
a project-specific hydrology and hydraulic
analysis shall be prepared to demonstrate that
peak stormwater flow is reduced compared
to pre-development conditions at the point of
connection to the existing storm drain system.

When a project is developed and there is
no storm drain main serving that site or the
new green infrastructure implemented by the
development, a new public storm drain main
shall be extended to the project site and along
the length of the project frontage.

6.1.5 Groundwater Rise Vulnerability
New development shall coordinate with the
City of San Carlos and OneShoreline to assess
groundwater rise vulnerability and identify
implementing measures to protect new buildings
from flooding and reduce impact on existing
drainage infrastructure.

OneShoreline provides voluntary planning
guidance and design recommendations for tideaffected areas such as the NEASP to account for climate-driven flooding, sea level rise, and
groundwater rise.

6.1.6 Municipal Regional Stormwater
Permit (MRP 3.0)
New development shall be subject to the
Municipal Regional Stormwater Permit (MRP).

For redevelopment projects, the “50% Rule” shall
apply as noted in the San Mateo County C.3
Regulated Projects Guide.

Projects that alter or replace less than 50
percent of existing impervious surface shall
treat stormwater runoff only from the portion of
the site that is redeveloped. Projects that alter
or replace 50 percent or more of the existing
impervious surface shall treat runoff from the
entire site.

6.1.7 Flooding Adaptation
All new development regardless of whether
the site is located within the FEMA 100-year
flood zone shall adhere to the San Carlos
Municipal Code, Chapter 15.56 - Flood Damage
Prevention.

Critical site infrastructure (such as transformers
and generators) shall be elevated to provide
resilience to current and future flooding
conditions in the area.

City of San Carlos staff shall determine on a case
by case basis if an individual project requires
a building height variance to accommodate
proposed finished floor elevations that have
been elevated to provide flood resilience.

6.1.8 Flooding Adaptation (100 Year Flood
Zone)
All new development within a 100-year flood
zone, shall set the finished floor elevation above
the 100-year base flood elevation (BFE). This does
not account for any elevation for future sea level
rise.

6.1.9 Sea Level Rise
All new development within the Northeast Area
shall adhere to One Shoreline definition of Sea
Level Rise Base Flood Elevation (SLR-BFE).

SLR-BFE is defined as 3 feet above the project
site’s Base Flood Elevation (BFE) on the FEMA
Flood Insurance Rate Map in effect at the time
of the Application Date. Where no BFE exists, the
SLR-BFE shall be at least 3 feet above the existing
grade. If the site is sloped, the average existing
grade shall be used.
177 Northeast Area Specific Plan

ENVIRONMENTAL RESILIENCE
The Sea Level Rise Priority Zone is the
approximate land area that covers the
historic San Francisco Bay Shoreline.

This area is vulnerable to flooding
due to extreme weather events and
impending sea level rise.

STANDARDS

6.2.1 Applicable Sites
All properties located within the Sea Level Rise
Priority Zone, as outlined in Figure 110, shall
adhere to additional regulations.

6.2.2 Drainage Channel Setback
Properties adjacent to an existing drainage
channel shall provide at least 25 feet setback
from the edge of the channel. The setback
shall be a natural buffer to support stormwater
management.

6.2.3 Open Space Design
Properties shall provide engineered detention
basins as part of open space dedication.

Figure 109 Historical Topographical Map, Circa 1850

6.2 Sea Level Rise
Priority Zone
Figure 110 Sea Level Rise Priority Zone Map

GUIDELINES

6.2.4 Parking Area
In parking areas, development should deploy
Low Impact Development (LID) strategies such
as permeable paving and enhanced green
infrastructure facilities.
0 400 800 Feet
FEMA 100 Year Floodplain
FEMA 500 Year Floodplain
4 Feet Sea Level Rise Zone
7 Feet Sea Level Rise Zone
Sea Level Rise Priority Zone
179 Northeast Area Specific Plan

ENVIRONMENTAL RESILIENCE
The Creek Front Zone is the area
directly adjacent to Belmont Creek.

Belmont Creek is prone to flooding
causing property damage to adjacent
properties.

6.3 Creek Front Zone
Figure 111 Creek Front Zone

STANDARDS

6.3.1 Applicable Sites
All properties located within the Creek Front
Zone, as outlined in Figure 111, shall adhere to
additional regulations.

6.3.2 Open Space Design
At least 50% of the open space shall directly
abut the Belmont Creek Greenway. All open
spaces shall be accessible to the public via the
greenway.

6.3.3 Belmont Creek Setback
Development shall setback 35 feet from the
existing top of bank to support stormwater
detention for flooding events and sea level rise.

An additional 15 feet is encouraged for a total of
50 feet.
0 400 800 Feet
FEMA 100 Year Floodplain
FEMA 500 Year Floodplain
4 Feet Sea Level Rise Zone
7 Feet Sea Level Rise Zone
Zone Boundaries

6.3.4 Riparian Bank
The first 25 feet from the top of bank shall
comprise of native riparian vegetation. This area,
an interface between the creek and the terrestrial
environment supports diverse habitats, and helps
maintain water quality by preventing erosion and
filtering pollutants. See Figure 112.

Applicant shall coordinate with City of San Carlos
and other regulatory agencies to determine the
appropriate plant species and if an additional
permits are required.

Site furnishings such as benches and exterior
lighting shall be allowed to encroach in the
riparian bank area adjacent to the multi-use
path by no more than 10 feet.

6.3.5 Multi-Use Pathway
A multi-use path for pedestrians and bicyclists
shall be built along the riparian landscape. The
pathway shall be at least 10 feet in width.

6.3.6 Transparency
Ground floor frontages along the Belmont
Creek shall be at least 50 percent transparent,
measured vertically, up to 12 feet from the
adjacent grade..

Fencing between the building frontage and the
greenway shall be prohibited.
181 Northeast Area Specific Plan

ENVIRONMENTAL RESILIENCE
Figure 112 Creek Front Zone Section

6.3.7 Spillover Frontage
While 35 feet is required, development should
allow an additional buffer of 15 feet from the
multi-use path to the building edge for greater
flooding protection and flexible recreational
spaces.

GUIDELINES

6.3 183 Northeast Area Specific Plan

ENVIRONMENTAL RESILIENCE

6.4 Green Streets
Figure 113 Illustration of a typical green street.

The roadways and landscape areas
that make up the District’s public
realm will be designed to work
together to support effective district
hydrology.

6.4.1 Municipal Regional Stormwater
Permit (MRP 3.0)
Any new roads, sidewalks, and bike lanes that
exceed a 5,000 square foot threshold shall
adhere to MRP 3.0 requirements.

6.4.2 Multi-Use Curb Zone
Stormwater Treatment
Applicants shall adhere to the San Mateo
Countywide, Green Infrastructure Design
Guide, Section 3.5: Sustainable Streets
Design Strategies and Guidelines to
determine the appropriate integration of LID
and green infrastructure in the multi-use curb
zone.

6.4.3 Paseos
Applicants shall adhere to the San Mateo
Countywide, Green Infrastructure Design
Guide, Section 3.6: Sustainable Streets
Design Examples to determine the optimal
design for the design of the Paseos.
185 Northeast Area Specific Plan

ENVIRONMENTAL RESILIENCE
Figure 114 Aerial photograph of Quarry Road
CHAPTER 6
Implementation

THIS SECTION
WILL COVER:

7.1 Storm Drain Infrastructure
Implementation Overview

Page 190 ends

San Carlos City CouncilMay 27, 2025

San Carlos City Council
May 27, 2025