Agenda packet, regular meeting — San Carlos City Council, September 22, 2025 (part 1 of 2)

CITY OF SAN CARLOS
City Council/Successor Agency to the
Redevelopment Agency/Housing Authority
Regular Meeting
September 22, 2025 7:00 PM
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
www.cityofsancarlos.org

AGENDA
This meeting will be conducted both in person at City Hall and virtually via Zoom. Members of the public will have the option to observe the meeting and address the City Council as outlined below.

In- Person Participation:
 Location. City Hall – 600 Elm Street, Council Chambers.

Masks are no longer required but are still recommended by the California Department of Health.

To maintain public health and safety, please do not attend in person if you are experiencing respiratory symptoms (e.g. cough, runny nose, and/or sore throat).  Provide Public Comment. To address the City Council on any item on the posted agenda, fill out a Request to Speak Form located in the back of the Council Chambers and submit it to the City Clerk; or, you may raise your hand when the Mayor calls for public comments.

Remote Participation:
 Observe Via:
- Zoom. https://us02web.zoom.us/j/88256140939; or call 1-669-900-9128 and enter the Meeting ID #: 882 5614 0939
- Meeting Webportal. www.cityofsancarlos.org/agenda
- Local TV. Comcast Channel 27 and AT&T Uverse Channel 99  Provide Public Comment. If you plan to make a public comment on any item on the posted agenda, please observe the meeting via Zoom (see above access information), and during the public comment period for the agenda item you wish to address, use the “raise hand” feature.

If joining Zoom by phone, press *9 to “raise hand”.

Councilmembers may participate in this meeting remotely pursuant to Assembly Bill 2449.

MAYOR: Sara McDowell

COUNCIL: John Dugan, Neil Layton, Adam Rak, Pranita Venkatesh

1. CALL TO ORDER

2. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS

3. PLEDGE OF ALLEGIANCE

4. CHANGES TO THE ORDER OF THE AGENDA

5. PRESENTATIONS
a. Receive an Annual Report from the Community Foundation of San Carlos.

6. COUNCIL COMMUNICATIONS AND ANNOUNCEMENTS

Council Communications and Announcements are brief items from members of the City Council regarding upcoming events in the community and correspondence that they have received. They are informational in nature and no action will be taken on these items at this meeting.

7. PUBLIC COMMENT
Persons wishing to address the City Council on matters NOT on the posted agenda may do so. Each speaker is limited to two minutes.

If the item you are speaking on is not listed on the agenda, please be advised that the City Council may briefly respond to statements made or questions posed as allowed under the Brown Act (Government Code Section 54954.2). The City Council's general policy is to refer items to staff for attention, or have a matter placed on a future City Council agenda for a more comprehensive action or report and formal public discussion and input at that time.

8. CONSENT CALENDAR
a. Motion to Waive Reading of All Ordinances.

b. Approve the City Council August 25, 2025 Regular Meeting Minutes.

c. Authorize Cancellation of the December 22, 2025 City Council Meeting. d. Deny Claim of Nancy Roston.
e. Deny Claim of Sapna Vasudeo.

f. Adopt a Resolution Authorizing the Execution of an Amendment to the Existing Professional Services Agreement with Perkins & Will for Additional Consulting Services Associated with the Northeast Area Specific Plan and Appropriate Additional Funds in the Amount of $104,000 from the General Capital Fund (Fund 25) Unassigned Fund Balance.
g. Adopt Three Resolutions Supporting Transportation Improvement Projects and the Submission of Applications to San Mateo County Transportation Authority for 2025 Measure A and Measure W Highway Program Call for Projects.

h. Adopt a Resolution of Local Support Authorizing the Filing of an Application for Funding Assigned to the Metropolitan Transportation Commission (MTC) and Committing any Necessary Matching Funds and Stating Assurance to Complete the U.S. 101/Holly Street Interchange Improvements and Overcrossing Project.

i. Adopt a Resolution Authorizing the Approval of a City Interfund Loan in the Amount of $489,840 from the General Fund Strategic Property Acquisition Reserve (SPAR) to the Affordable Housing In-Lieu Fund (Fund 29) for the Purchase of a Below Market Rate Unit at 633 Elm Street, Unit 215, and Authorizing Exercise of the Purchase Option, Negotiation of the Purchase, and Execution of the Necessary Documents. j. Adopt a Resolution Authorizing the Approval of a City Interfund Loan in the Amount of $4,557,734.81 from the General Fund Strategic Property Acquisition Reserve (SPAR) to the Affordable Housing In-Lieu Fund (Fund 29), for the Continuation of the Loan Drawdown Payments related to the 1244 Cherry Street Affordable Housing Project. k. Adopt a Resolution Awarding the 2025 Annual Sidewalk Replacement Project (C9465); Authorizing the Execution of an Agreement with J.J.R. Construction, Inc. in the Amount of $171,355; and Authorizing the Expenditure of a 30% Contingency in the Amount of $51,406.
l. Adopt a Resolution Accepting the Fire Station No. 16 Replacement Project (C9823) and Authorizing the Public Works Director to Issue and Record a Notice of Completion.
m. Adopt a Resolution Authorizing the Execution of the Second Amendment to the Communications Site Lease Agreement with New Cingular Wireless PCS, LLC to Extend their Lease at Highlands Park.

9. PUBLIC HEARING
a. Consideration of Introducing an Ordinance Amending San Carlos Municipal Code Title 18 – Zoning, to Create Objective Design Standards (ODS) for Development within the Multi-family (RM) Housing and Mixed-use (MU) Zoning Districts: Chapter

18.03 (Rules of Measurement), 18.04 (Residential Districts), 18.05 (Mixed-Use Districts), 18.06 (Commercial Districts), 18.15 (General Site Regulations), 18.18 (Landscaping), 18.26 (Planning Authorities), 18.27 (Common Procedures), 18.29 (Design Review and Objective Design Standards Compliance Review), 18.30 (Use

Permits), and 18.41 (Terms and Definitions) of the San Carlos Municipal Code. **Tabled from the September 8, 2025 City Council Regular Meeting**

10. NEW BUSINESS

a. Consideration of Adopting a Resolution Appropriating an Additional $300,000 from the General Capital Fund (Fund 25) Unassigned Fund Balance to the Park-in-Lieu Fund (Fund 27) Project C2221; Authorizing the Execution of an Agreement for Products and Services with David J. Powers & Associates, Inc. in the Amount of $251,773 for the Preparation of an Environmental Impact Report (EIR) as Required Under the California Environmental Quality Act (CEQA) for the North Crestview Park Master Plan to Consider Relocation of a Rare Plant Species; and Authorizing the Spending of Contingency in the Amount of $48,227 for a Not-to-Exceed Contract Amount of $300,000.

11.AGENDA SETTING

Items discussed in this Agenda Setting Section will be considered by the Council for placing on a future agenda. No action will be taken on these items at this meeting. a. Consider Agendizing an Item to Consider an Ordinance, modeled after San Mateo County’s Ordinance introduced in September 2025, to Ban the Sale and Distribution of Nitrous Oxide, often Called “Whippets” and Repurposed for Recreational Use by Youth and Sold by Local Smoke Shops.

12.CLOSED SESSION
a. Conference with Legal Counsel - Existing Litigation (Closed Session Held Pursuant to Government Code Section 54956.9(A)); Gerard Zelnik and Bianca Zelnik vs. City of San Carlos, San Mateo Superior Court Case No. 20-CIV-02572.

13.REPORT FROM CLOSED SESSION

14.ADJOURNMENT
Any writings or documents provided to a majority of the City Council regarding any item on this agenda will be made available for public inspection upon request.

In compliance with the Americans with Disabilities Act and Title VI, and as outlined in the City’s Reasonable Accommodations Policy, if you need special assistance or translation services to participate in this meeting, please contact the City Clerk’s Office at (650) 802-4222 or via email at [email protected].

Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.
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San Carlos City Council/Successor Agency to the
Redevelopment Agency/Housing Authority Regular Meeting
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
August 25, 2025 7:00 PM

MINUTES

ROLL CALL
City Council Present:

City Council Absent:

Sara McDowell, Mayor
John Dugan, Councilmember
Pranita Venkatesh, Vice Mayor
Neil Layton, Councilmember
Adam Rak, Councilmember
Staff Present: Nil Blackburn, Acting City Manager
Rendell Bustos, Senior Planner
Akanksha Chopra, Senior Management Analyst - Sustainability Rucha Dande, Senior Planner
Sajuti Haque, Economic Development and Housing Manager
Hanieh Houshmandi, Senior Traffic Engineer
Grace Le, City Engineer
Andrea Mardesich, Assistant Community Development Director Caitlyn Matoso, Recreation Supervisor
Rebecca Mendenhall, Administrative Services Director
Crystal Mui, City Clerk
Lisa Porras, Advance Planning Manager
Gregory Rubens, City Attorney
Adolfo Ruelas, Economic Development and Housing Coordinator Al Savay, Community Development Director
Tracy Scramaglia, Assistant Public Works Director

1. CALL TO ORDER
Mayors for a Day John and James Contarato called the meeting to order at 7:00 p.m.

Mayor McDowell introduced the Mayors for a Day, described how she had previously spent a day with them visiting various city facilities, and expressed gratitude to all staff who showed them what it’s like to work in the city.

2. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS
None.

3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by the Mayors for a Day.

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4. CHANGES TO THE ORDER OF THE AGENDA
None.

5. PRESENTATIONS
a. Present Proclamations Recognizing Retired Boardmember and Commissioners – Molly Barton, Janet Castaneda, John Durkin, Ellen Garvey, and Cecile Lee, for their Services.

Mayor McDowell presented proclamations to the three former commissioners who were present at the meeting - former Planning and Transportation Commissioner Ellen Garvey, former Parks, Recreation and Culture Commissioner John Durkin and former San Carlos Museum History Board Member Molly Barton.

The recipients each expressed gratitude for the opportunity to serve, and Mr. Durkin promoted upcoming Museum events.
b. Present Proclamations to Lorelei Ingalls and Katherine Kelly of Girl Scout Troop 62474 Upon Receiving their Gold Award.

Mayor McDowell presented proclamations to Girl Scouts Katherine Kelly and Loki Ingalls for achieving the Girl Scout Gold Award.

Ms. Ingalls and Ms. Kelly described their Gold Award projects and the impact they hoped to make in the community.

6. COUNCIL COMMUNICATIONS AND ANNOUNCEMENTS
Mayor McDowell reported attending the Council of Cities meeting, where participants received an update and toured the Belmont Creek Restoration Project. She provided an update on its progress and reported that Belmont expressed appreciation to the city for its contribution to the project, which will help mitigate flooding on the east side.

Mayor McDowell also reported on attending the San Carlos School District's ribbon cutting for the new HVAC systems at Tierra Linda Middle School, Mariposa, and Arundel Elementary, funded by Measure H.

7. PUBLIC COMMENT
None.

8. CONSENT CALENDAR
City Clerk Crystal Mui reported on an errata memo for Item ‘k’ – Childcare Grant Program NOLA, noting two updates: one to the application priorities and another to the application itself. Details on these edits were provided in the errata memo distributed to Council and the public earlier that afternoon.

Mayor McDowell commented on Item ‘i’, acknowledging the gift of funds from the estate of former Mayor Sylvia Nelson to the Adult Community Center and expressing gratitude for the contribution.

Public Comment
- Paula Ebejer Moffitt, resident and member of a NAMI San Mateo County committee, thanked the Council for its support of the NAMIWalks event (Item ‘l’).

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MOTION: Adopt City Council Consent Calendar Items ‘a’ through ‘m’ and Item ‘n’ Ordinance 1625 Approving San Carlos Municipal Code Amendment to Conform Chapter 3.14 - Public Projects, with Updated Bidding Threshold Amounts Under State Law.

MOVER: Dugan
SECONDER: Venkatesh
AYES: Dugan, Layton, Venkatesh McDowell
NAYS: None
ABSENT: Rak
RESULT: Motion Passed 4 – 0 – 1
a. Motion to Waive Reading of All Ordinances.
b. Approve the City Council June 23, 2025 Regular Meeting Minutes. c. Approve the City Council August 11, 2025 Special Meeting Minutes. d. Accept the Fiscal Year (FY) 2024-25 Fourth Quarter Investment Report for the Period Ending June 30, 2025.
e. Adopt a Resolution Accepting the 2024 Citywide Sidewalk Repair Project (C9465) and Authorizing the Public Works Director to Issue and Record a Notice of Completion.

Resolution 2025-083
f. Adopt a Resolution Awarding the 2025 Annual Street Resurfacing Pavement Project (C9416); Authorizing the City Manager to Execute an Agreement with A. Teichert & Son, Inc. dba Teichert Construction in the Amount of $6,146,719.00; and Authorizing the Expenditure of a 20% Contingency in the Amount of $1,229,343.80 for a Total Not-to-Exceed Contract Amount of $7,376,062.80. Resolution 2025-084
g. Adopt a Resolution Authorizing the City Manager to Execute Three-Year Agreements (with the Option to Extend for Two Additional Years) for Professional Services for As-Needed Economic Development and Housing Consulting Services Not to Exceed $200,000 Each Annually, with the Consulting Firms BAE Urban Economics, Economic & Planning Systems, and RSG. Resolution 2025-085
h. Approve Updates to the City's 2025 Strategic Work Plan Items. i. Adopt a Resolution Accepting the Gift of Funds from the Estate of Sylvia Nelson in the Amount of $25,000 for the San Carlos Adult Community Center. Resolution 2025-086 j. Deny Claim of Laura Fuentes.
k. Adopt a Resolution Approving Administrative Modifications to the Notice of Funding Availability (NOFA) for the Childcare Grant Program. Resolution 2025-087 (with edits to Exhibit A per the Errata Memo)
l. Adopt a Resolution Appropriating $5,000 from the General Fund Unassigned Fund Balance to Support the National Alliance on Mental Illness (NAMI) San Mateo County's NAMIWalks Event.

Resolution 2025-088
m. Adopt a Resolution Authorizing the City Manager to Execute an Addendum to the Master Software Agreement with The Active Network, LLC for Recreation Management Software, Technical Services, Subscriptions and Associated Licenses for Single Sign-On Connectivity in the Amount

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of $5,700, and Authorizing the City Manager the Authority to Extend, Amend, and Approve Additional or Future Services as Needed Until the Software is Replaced. Resolution 2025-089 n. Adopt Ordinance 1625 Approving San Carlos Municipal Code Amendment to Conform Chapter

3.14 - Public Projects, with Updated Bidding Threshold Amounts Under State Law.

9. REPORTS TO COUNCIL
a. Receive an Update on 2024 Police Services.

Police Chief Mark Myers presented the 2024 Police Services report, highlighting staffing, crime statistics, and various programs, and responded to Council questions.

Councilmembers expressed appreciation for the police services and community outreach efforts.

They requested a report comparing local crime rates to those of similar cities and directed the Chief to include crime location heat maps in future reports.

Public Comment
- A resident posed questions regarding crime against properties each year.

At Mayor McDowell’s request, Chief Myers responded to the public comment.

10. STUDY SESSION
a. Receive a Presentation and Provide Direction on Outdoor Dining and Retail Display Area Standards, Formula Businesses, Personal Services, and Parking Maximums for Inclusion in the Downtown Specific Plan.

Advance Planning Manager Lisa Porras presented on the Downtown Specific Plans and, along with Senior Principal Consultant Brian Canepa, outlined proposed changes in three categories:

New Standards, Formula Business and Personal Services, Parking Maximums.

New Standards
Ms. Porras, Principal Landscape Architect Consultant James Stickley, Principal Planner Rucha Dande, and City Attorney Greg Rubens responded to Council questions.

The City Council broke for a recess at 9:29 p.m. and reconvened at 9:36 p.m.

Public Comment
- A downtown business owner expressed that parklets are unattractive and should be removed. He suggested awnings instead of umbrellas, requested durable outdoor furniture that can remain in place, and emphasized focusing activity in the city center rather than in parks or surrounding areas.
- Sailesh Mehra, resident, supported the proposed approach on formula businesses and personal services. He also advocated for umbrellas without commercial messages and noted that shade structures, such as arbors or pergolas, would be permanent fixtures requiring anchors.
- Greg St Claire, resident and owner of a downtown business, stressed that successful outdoor dining requires protection, lighting, and heating. He raised concerns with design elements and suggesting underground utilities and more permanent structures. He stated that he’d provide further input by email.

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Council provided staff with comments on the New Standards/Design:
- Provide flexibility while setting clear expectations for businesses. - Restrict umbrella colors to the City’s navy, yellow, orange and green palette. - Be flexible with allowing existing awnings to remain until replacement is needed, with standards (e.g., not frayed).
- Consider formalizing an entertainment zone in the closed areas. - Allow retractable windscreens during inclement weather and define “inclement weather”. - Establish a maximum total height for barriers, including both the planter and the plant - Ensure design standards are objective and clear, but not overly prescriptive. - Prohibit picnic tables downtown.

MOTION: At 10:26 p.m., Extend the Meeting to 12:00 a.m.

MOVER: Dugan
SECONDER: McDowell
AYES: Dugan, Layton, Venkatesh, McDowell
NAYS: None
ABSENT: Rak
RESULT: Motion Passed 4 – 0 – 1
Formula Business and Personal Services
Staff and the consultant team respond to Council’s questions on formula businesses and personal services.

Public Comment
- Sailesh Mehra, resident, recommended holding a study session or conducting one-on-one outreach with business owners to gather additional input and feedback. - Greg St Claire, resident and downtown business owner, shared his history in San Carlos and expressed support for loosening restrictions and allowing chain businesses downtown.

The Council expressed hesitation about making changes to this category without additional discussion and analysis. Council suggested adding a standing item to their annual mini strategic retreat agenda to review current and anticipated business activity and assess the City’s needs.

Parking Maximums
Staff and the consultant team respond to Council’s questions on parking maximums.

After discussion, the Council decided not to pursue parking maximums at this time but directed staff to include language in the plan for future consideration when the Metropolitan Transportation Commission’s guidelines are finalized.

11. NEW BUSINESS
a. Consideration of Adopting a Resolution Approving the Preferred Alternative 1 for the Mid-term Improvements for the U.S. 101/Holly Street Bicycle and Pedestrian Project.

Assistant Public Works Director Tracy Scramaglia provided background on the U.S. 101/Holly Street Bicycle and Pedestrian Improvement Project and noted the recent tragic death of a cyclist on the overpass.

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Senior Engineer Consultant Alison Mills presented three alternatives for mid-term improvements to the Holly Street bicycle and pedestrian corridor and reported that community feedback strongly favored Alternative 1 due to its quicker implementation timeline. The Planning and Transportation Commission also recommended this option.

Mayor McDowell expressed disappointment that Caltrans had not completed the promised green bike lane striping as an immediate improvement.

MOTION: Adopt Resolution 2025-090 Approving the Preferred Alternative 1 for the Midterm Improvements for the U.S. 101/Holly Street Bicycle and Pedestrian Project.

MOVER: Layton
SECONDER: Venkatesh
AYES: Venkatesh, Dugan, Layton, McDowell
NAYS: None
ABSENT: Rak
RESULT: Motion Passed 4 – 0 – 1

12. AGENDA SETTING
None.

13. ADJOURNMENT
The meeting adjourned at 11:48 p.m.

Crystal Mui,
City Clerk

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Authorize Cancellation of the December 22, 2025 City Council Meeting.

RECOMMENDATION:

Staff recommend that the City Council authorize the cancellation of its regular City Council meeting scheduled for December 22, 2025.

FISCAL IMPLICATIONS:

There are no fiscal implications. The City is billed at a flat monthly rate for broadcasting City Council meetings, so canceling the December 22, 2025 meeting would not yield any cost savings.

BACKGROUND:

Traditionally, the City Council cancels its second meeting in December due to high vacation use and inability to interact with other public agencies. In addition, City facilities, including City Hall, the Adult Community Center, and the Youth Center, will be closed, and most City services and activities will be suspended from December 24, 2025 through January 1, 2026. Emergency services (police, fire, storm, sewer, and road repair) will continue during this furlough period.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Authorize the cancellation of the December 22, 2025 City Council regular meeting; or

2. Do not authorize the cancellation of the December 22, 2025 City Council regular meeting.

Respectfully submitted by:

Crystal Mui, City Clerk
Approved for submission by:
_______________________
Jeff Maltbie, City Manager

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Deny Claim of Nancy Roston.

RECOMMENDATION:

Staff recommend that the City Council deny the claim of Nancy Roston as recommended by the City’s claim administrators at Carl Warren.

FISCAL IMPLICATIONS:

None for this action.

BACKGROUND:

This item is coming before the Council to act on the claim submitted by Nancy Roston (“Claimant”). Staff recommend that the City Council deny the claim based on Carl Warren’s guidance.

The Tort Claims Act. California Government Code Sections 900, seq., mandates that all claims for money or damages against a public entity must be presented in writing to the public entity prior to filing suit. Generally, claims concerning personal injury, wrongful death, damage to personal property, or damage to crops must be presented to the public within six (6) months of the accrual of the claim. All other claims, principally claims on contracts and damage to real property, are subject to a one-year statute of limitations for presentation of the tort claim. Once a tort claim is received by the public entity, the entity has forty-five (45) days to act on the claim. A claim can be settled or rejected. If no action is taken within 45 days, the claim is deemed rejected by operation of law on the last day.

Claim Processing in San Carlos. When the City receives a claim, it is immediately forwarded to claims examiners at Carl Warren for investigation. Upon completing the investigation, Carl Warren provides the City with a recommendation on how to proceed with the claim.

About Carl Warren. Carl Warren is a leading national third-party administrator (TPA) that specializes in property and casualty claims management, subrogation recovery, and litigation management. Effective January 1, 2025, Carl Warren was hired by Pooled Liability Assistance Network Joint Powers Authority (“PLAN JPA”) to provide claims administration services to member cities. The City Council approved the City’s participation in the PLAN JPA (previously known as the Association of Bay Area Government Pooled Liability Assurance Network or “ABAG PLAN”) on November 27, 2017, and designated the Administrative Services Director and Senior

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Management Analyst as primary and alternate PLAN JPA Board members.

ANALYSIS:

On behalf of the Claimant, Derek Monte, attorney at Finkelstein & Fujii LLP., filed a claim against the City for property damage due to alleged sewer backup. Claimant alleged that on January 5, 2025, the Claimant’s home was flooded due to the backup of sewage from the main sewer line, which they claim resulting from tree roots infiltrating the main sewer line. The Claimant is seeking over $180,000 for home repair and property damages.

Public Works staff have consistently maintained the sewer system through routine hydraulic flushing. While root intrusions were identified, no public trees were found at the loss location. For this reason, Carl Warren recommends formal rejection of Nancy Roston’s claim.

The Council’s rejection of this claim does not prevent City staff or the staff of Carl Warren from continuing to work with the Claimant to resolve the dispute.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Deny claim of Nancy Roston; or

2. Do not deny claim of Nancy Roston; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Rebecca Mendenhall, Administrative Services Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Roston, N. Claim

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Deny Claim of Sapna Vasudeo.

RECOMMENDATION:

Staff recommend that the City Council deny the claim of Sapna Vasudeo as recommended by the City’s claim administrators at Carl Warren.

FISCAL IMPLICATIONS:

None for this action.

BACKGROUND:

This item is coming before the Council to act on the claim submitted by Sapna Vasudeo (“Claimant”). Staff recommend that the City Council deny the claim based on Carl Warren’s guidance.

About Carl Warren. Carl Warren is a leading national third-party administrator (TPA) that specializes in property and casualty claims management, subrogation recovery, and litigation management. Effective January 1, 2025, Carl Warren was hired by Pooled Liability Assistance Network Joint Powers Authority (PLAN JPA) to provide claims administration services to member cities. The City Council approved the City’s participation in the PLAN JPA (previously known as the Association of Bay Area Government Pooled Liability Assurance Network (ABAG PLAN) on November 27, 2017, and designated the Administrative Services Director and Senior

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Management Analyst as primary and alternate PLAN JPA Board members.

ANALYSIS:

The Claimant filed a claim against the City for property damage, alleging that sometime in April 2025, a City contractor left cement marks on their fence while repairing the sidewalk. The Claimant did not specify the amount claimed and failed to provide sufficient details to determine when and/or how the incident occurred.

On August 8, 2025, staff issued a Notice of Insufficiency pursuant to Government Code Sections 910 and 910.8. No response has been received from the Claimant since. Accordingly, Carl Warren recommends formal rejection of Sapna Vasudeo’s claim.

The Council’s rejection of this claim does not prevent City staff or staff of Carl Warren from continuing to work with the Claimant to resolve the dispute.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Deny claim of Sapna Vasudeo; or

2. Do not deny claim of Sapna Vasudeo; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Rebecca Mendenhall, Administrative Services Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Vasudeo, S. Claim

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Adopt a Resolution Authorizing the Execution of an Amendment to the Existing Professional Services Agreement with Perkins & Will for Additional Consulting Services Associated with the Northeast Area Specific Plan and Appropriate Additional Funds in the Amount of $104,000 from the General Capital Fund (Fund 25) Unassigned Fund Balance.

RECOMMENDATION:

Staff recommend that the Council adopt a Resolution authorizing the City Manager or his designee to execute an amendment to the existing professional services agreement with Perkins & Will for additional consulting services associated with the Northeast Area Specific Plan and appropriate additional funds in the amount of $104,000 from the General Capital Fund (Fund 25) Unassigned Fund Balance.

FISCAL IMPLICATIONS:

An additional appropriation of $104,000 is needed from Fund 25 Unassigned Fund Balance in fiscal year (FY) 2025-26 to complete the Northeast Area Specific Plan and the associated Environmental Impact Report. There are sufficient funds available to approve this request.

The City Council adopted Resolution 2022-099 on September 12, 2022, authorizing the City Manager to enter into a professional services agreement with Perkins & Will in an amount not to exceed $1,500,000 appropriated to Project C2211 Northeast Area Specific Plan in FY 2022-23.

The Council then adopted Resolution 2024-112 on October 15, 2024, authorizing an additional amount of $50,000 resulting in a total project budget of $1,550,000.

This request would amend the existing contract with Perkins & Will to add $104,000 for additional services related to completing the Northeast Area Specific Plan and Environmental Impact Report. This would increase the overall not-to-exceed contract amount with Perkins & Will to a total of $1,654,000. Any unused funds would be returned to the General Capital Fund.

BACKGROUND:

The Northeast Area Specific Plan is a City Council Strategic Goal and will create a vision, policies, and standards to guide new development and capital improvements in the northeast area of San Carlos. In addition, pursuant to the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) is currently in progress. The northeast area consists of approximately 145 acres, roughly bound by Belmont Creek, U.S. Highway 101, the western property lines of the residential parcels along Northwood Drive, the northeastern property lines of

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the residential parcels along Fairfield Drive, and the southeast property line of the Palo Alto Medical Foundation and Old County Road.

The Council provided input on the draft Northeast Area Specific Plan at a study session on May 27, 2025. The Council provided additional direction on specific policies and standards at a study session on September 8, 2025. Discussion topics included residential density, building height, public open space, community benefits, and nonconforming uses. Following this additional direction, staff and the consultant team are continuing to develop the next draft of the Specific Plan and the EIR.

ANALYSIS:

The additional $104,000 will replenish the project budget that will be used for extra project coordination and management to address Council input and direction received during study sessions at the May 27, 2025 and September 8, 2025 City Council meetings. The tasks listed below are included in the Perkins & Will’s proposed scope amendment and correspond to the direction received from the Council on September 8, 2025:

1. Project Coordination Extension: $35,279

2. Stakeholder and Leadership Engagement: $20,562

3. Design Studies: $12,721

4. Implementation Chapter: $9,515

5. Specific Plan Document Edits: $13,780

6. Update Environmental Impact Report: $11,360
Task 1 extends ongoing project management and regular coordination between staff and the consultant team. Task 2 provides for additional community engagement and additional touchpoints with City leadership. Tasks 3-6 are focused on addressing Council input received at prior study sessions, specifically on policies and standards related to maximum bonus building height, open space, community benefits, and nonconforming uses, as well as corresponding updates to the EIR.

Project Timeline
The Northeast Area Specific Plan project commenced in November 2022, followed by initial community outreach in March 2023. In early 2024, the Planning and Transportation Commission and the City Council endorsed a preferred land use scenario for the Specific Plan, enabling the advancement of technical analyses and preparation of the EIR. A complete draft Northeast Area Specific Plan was published in May of 2025 and was presented to the City Council at a study session on May 27, 2025.

This contract amendment will provide the necessary project management support to ensure timely preparation of the final Northeast Area Specific Plan and EIR for adoption in spring 2026.

Conclusion
The proposed agreement addendum for professional services has a term beginning upon execution and ending upon completion of the project. The addendum would increase the current contract not-to-exceed amount by $104,000.

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ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution Authorizing the Execution of an Amendment to the Existing Professional Services Agreement with Perkins & Will for Additional Consulting Services Associated with the Northeast Area Specific Plan and Appropriate Additional Funds in the Amount of $104,000 from the General Capital Fund (Fund 25) Unassigned Fund Balance; or

2. Do not adopt the Resolution; 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. Resolution

2. Proposed Addendum to Agreement for Professional Services

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS

AUTHORIZING THE EXECUTION OF AN AMENDMENT TO THE EXISTING

PROFESSIONAL SERVICES AGREEMENT WITH PERKINS & WILL FOR ADDITIONAL

CONSULTING SERVICES ASSOCIATED WITH THE NORTHEAST AREA SPECIFIC PLAN AND APPROPRIATE ADDITIONAL FUNDS IN THE AMOUNT OF $104,000 FROM THE GENERAL CAPITAL FUND (FUND 25) UNASSIGNED FUND BALANCE.

WHEREAS, on September 12, 2022, the City Council unanimously voted to adopt Resolution 2022-099 authorizing the City Manager to enter into a professional services agreement with Perkins & Will to prepare the Northeast Area Specific Plan; and WHEREAS, the City Council appropriated $1,500,000 to Project C2211 Northeast Area Specific Plan in fiscal year (FY) 2022-23 and an additional $50,000 in FY 2024-25 for a total project budget of $1,550,000; and
WHEREAS, on October 15, 2024, the City Council unanimously voted to adopt Resolution No. 2024-112 authorizing the City Manager to execute an amendment to the existing contract with Perkins & Will for additional services associated with the Northeast Area Specific Plan increasing the overall contract not-to-exceed amount by $50,000, or for a total of $1,550,000; and WHEREAS, this request would amend the existing contract with Perkins & Will for additional services related to the completion of the Northeast Area Specific Plan and associated Environmental Impact Report, which would increase the overall contract not-to-exceed amount by $104,000, or for a total of $1,654,000; and
NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby appropriates $104,000 from the General Capital Fund (Fund 25) Unassigned Fund Balance to the Northeast Area Specific Plan C2211; authorizes the City Manager or Designee to execute an amendment to the existing Professional Services Agreement with Perkins & Will for additional services associated with the Northeast Area Specific Plan. * * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of September 2025, by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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Addendum to Agreement 1 Revised: 09/04/2025

ADDENDUM TO AGREEMENT FOR PROFESSIONAL SERVICES
THIS ADDENDUM TO THE AGREEMENT FOR PROFESSIONAL SERVICES is made to the Agreement for PROFESSIONAL SERVICES dated by and between the CITY OF SAN CARLOS, hereinafter referred to as “CITY”, and Perkins and Will, Inc., hereinafter referred to as “CONSULTANT” and shall accept the attached amended Exhibit A. In all other respects the terms and conditions in the contract dated 10/20/2022 shall remain in full force and effect.

IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be executed on the date first written by their respective officers duly authorized in that behalf.

CITY OF SAN CARLOS:

Dated:

Nil Blackburn, Assistant City Manager
ATTEST:

Dated:

Crystal Mui, City Clerk
APPROVED AS TO FORM:

Dated:

Greg Rubens, City Attorney
CONSULTANT:

I acknowledge that I have full authority to execute this addendum on behalf of the Consultant, and have read, understand, and agree to comply with the provisions of this Addendum, including the Insurance and indemnity requirements set forth herein.

Dated:

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Addendum to Agreement 2 Revised: 09/04/2025
Exhibit A – Scope of Work

Pursuant to the Terms and Conditions of the original contract dated October 20, 2022 and amendment dated November 7, 2024, the following is a description of the additional consulting services for completion of the Northeast Area Specific Plan.

1. Project Coordination Extension: $35,279

2. Stakeholder and Leadership Engagement: $20,562

3. Design Studies: $12,721

4. Implementation Chapter: $9,515

5. Specific Plan Document Edits: $13,780

Costs
• Task 1-6 Total: $104,000 (Rounded Up From $103,217)
This will increase the overall contract not to exceed amount from a total of $1,550,000 to a total of $1,654,000.

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Adopt Three Resolutions Supporting Transportation Improvement Projects and the Submission of Applications to San Mateo County Transportation Authority for 2025 Measure A and Measure W Highway Program Call for Projects.

RECOMMENDATION:

Staff recommend that the City Council adopt the following three Resolutions:

1. A Resolution supporting the mid-term bike and pedestrian improvements project at U.S. 101/Holly Street and authorizing submittal of an application to San Mateo County Transportation Authority for 2025 Measure A and Measure W Highway Program Call for Projects.

2. A Resolution supporting the long-term U.S. 101/Holly Street Interchange Improvements and Overcrossing Project and authorizing submittal of an application to San Mateo County Transportation Authority for 2025 Measure A and Measure W Highway Program Call for Projects.

3. A Resolution supporting the East Side Streetscape Master Plan – Industrial Road Components Project and submitting an application to San Mateo County Transportation Authority for 2025 Measure A and Measure W Highway Program Call for Projects.

FISCAL IMPLICATIONS:

There are no fiscal implications and no additional appropriation is needed at this time. The cost to prepare the two U.S. 101/Holly Street grant applications is being borne by the San Mateo County Transportation Authority (“TA”). For the East Side Streetscape Master Plan project, the City Council previously allocated $350,000. Grant funding from the TA would supplement these funds and reimburse expenses incurred through an opportunity to conduct a more detailed study of Industrial Road.

BACKGROUND:

On June 2, 2025, the Planning and Transportation Commission found the proposed Capital Improvement Program for fiscal years 2025-27 in conformity with City of San Carlos’ 2030 General Plan. The proposed capital budgets supplement the City’s General Fund and other funds with grant funding from many sources. Given the ongoing need for funding of capital projects and capital maintenance, staff continue to monitor the availability of grant funds and align application submittals with City Council identified priorities. Grant funds vary significantly by source and

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program objective. Many grants are focused on funding construction of approved shovel-ready projects while others provide funding or a portion of funding for initial planning, design, environmental review, and entitlements. Finally, other grant programs provide funding for programmatic efforts. City staff look for opportunities within all programs to match community needs and the Council’s priorities.

On July 11, 2025, the TA issued a call for projects for the 2025 Highway Program. The purpose of this program is to reduce congestion and improve safety on highways (including supplemental roads such as Industrial Road in San Carlos) in San Mateo County.

Measure A and Measure W, which are funded by local sales tax, each dedicate a portion of their revenue to highway projects. Measure A, approved in 2004, allocates 27.5% of its funds to highways, while Measure W, approved in 2018, sets aside 22.5%. A small portion of Measure W’s highway funds, about 4%, is specifically reserved for efforts to reduce traffic congestion across the county. Based on current projections, both measures together are expected to provide around $1 billion for highway-related improvements over their lifespans.

ANALYSIS:

Based on staff’s analysis, three projects are eligible for Measure A and W funding through the TA’s 2025 Call for Projects.

U.S. 101/Holly Street Interchange Improvements and Overcrossing Project: Mid-term and Long-term
Significant planning and design activities have been undertaken to date for the mid-term and longterm improvements included in the U.S. 101/Holly Street Interchange Improvements and Pedestrian Overcrossing (“POC”) Project (“Project”). Planning for the Project made significant progress with an Engineer’s Report in 2015 and environmental documentation prepared in 2016, with a finding of negative declaration and plans for the POC being incorporated into the project in 2018. In 2019, the City solicited bids for the project. However, the Project was subsequently put on hold to accommodate Caltrans’ U.S. 101 Express Lane Project.

Since 2019, City staff have applied for funding to fully fund construction of the Project. Due to changed project conditions and the amount of time that has passed, the City is currently updating the design and engineering construction documents. In recent months, the Project has made significant progress with a focus on both near-term improvements and long-term planning. The demand for near-term improvements was spurred by the November 16, 2024 tragic death of a bicyclist who was killed after colliding with a vehicle while riding her bike across the interchange.

Members of the public urged the City Council to implement short-term improvements to immediately address bike and pedestrian safety on the interchange, which is managed by Caltrans. The key message was that a ped/bike overcrossing could take several years to implement, and something urgently needed to be done in the near term to protect cyclists and pedestrians. The City hosted a Community Listening Session in January 2025 to hear from the public. The need for both mid-term and long-term solutions were consistently advocated for by the community at the listening session.s

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The SMCTA Highway Program is a funding source that can support both the mid-term improvements and the long-term improvements included in the Project. The purpose of the SMCTA Highway program is to reduce congestion and improve safety on highways in San Mateo County. The program divides street and highway projects into two categories: those that will remove bottlenecks in the most congested commute corridors and those that will improve supplemental roadway projects throughout the county. Both Measure A and Measure W funding can be used for infrastructure improvements to highway networks and may include interchange modifications, ramp improvements, managed lanes implementation, and smaller bicycle and pedestrian improvements. Only Measure W funding can be used for a dedicated pedestrian and bicycle overcrossing.

U.S. 101/Holly Street Interchange Improvements and Overcrossing Project: Mid-term Improvements
The City of San Carlos requests SMCTA Highway Program funds to improve the near-term safety outcomes of the major highway interchange on U.S. 101 at Holly Street. This request will implement the first phase of improvements to the corridor, including mid-term improvements that will significantly increase bike and pedestrian safety while the long-term U.S. 101/Holly Interchange Improvements and Overcrossing Project is planned and implemented. The improvements funded in this first phase include rectangular rapid flashing beacons at U.S. 101 on- and off-ramps. The design significantly shortens bicyclist/vehicle conflict zones at on- and offramps by keeping the bikeway along the curb until it crosses ramps. Class IV separated bikeways will be implemented west of Shoreway Road and Class II bike lanes are to the east where conditions are constrained. The design keeps all existing lane widths intact in order to expedite Caltrans’ approval processes. The bikeway design significantly shortens bicyclist/vehicle conflict zones at on- and off-ramps and bicyclist and pedestrian crossings are adjacent to one another to consolidate where vehicles will be yielding to vulnerable users. Flexible delineator posts will be used as vertical separation for the Class IV bikeways. At on- and off- ramps along eastbound Holly Street, concrete islands will provide increased protection for bicycles. On the southwest corner of Shoreway Road, a concrete curb extension will shorten the crossing distance for pedestrians and slow right turning vehicles.

U.S. 101/Holly Street Interchange Improvements and Overcrossing Project The City of San Carlos requests SMCTA Highway Program funds to improve the safety of the major highway interchange on U.S. 101 at Holly Street. The improvements include two major components – the modification of the existing U.S. 101 interchange to promote safer on-and-off ramps, as well as a pedestrian overcrossing (POC) to reduce conflicts for non-motorized travelers who cross over U.S. 101. The existing interchange features a full cloverleaf interchange for drivers traveling onto, off, or overpassing U.S. 101 on the Holly Street overcrossing (OC). The Holly Street OC is four-to-six lanes wide, with minimal space and facilities for pedestrians and cyclists crossing over U.S. 101.

East Side Streetscape Master Plan – Industrial Road Components On October 25, 2021, the City Council adopted the East Side Innovation District Vision Plan, establishing a variety of goals for the area roughly bounded by U.S. 101 to the east, Brittan Avenue to the south, Old County Road to the west, and Terminal Way and Holly Street to the north. The Vision Plan calls for the transformation of Industrial Road into a green boulevard, investments in multi-modal streets, and reductions in congestion through coordinated

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transportation. Further north along Industrial Road, the City and community are also considering multi-modal improvements to the segment of Industrial Road within the Northeast Area Specific Plan area.

Both the East Side Innovation District Vision Plan and the Draft Northeast Area Specific Plan call for preparing a comprehensive streetscape master plan to evolve street designs envisioned for Industrial Road, Old County Road, and key cross streets such as Brittan Avenue. Accordingly, the City Council has allocated $350,000 to help fund the development of a comprehensive streetscape master plan for the complete east side area of San Carlos. Staff anticipate this project will commence by spring 2026.

Following the release of the 2025 Call for Projects, staff became aware that Industrial Road is now eligible for Measure A and W highway funding. These funds, in particular, can help fund the portion of the Streetscape Master Plan work associated with Industrial Road, including: (1) community outreach, (2) conduct comprehensive topographic and underground utility surveys along the entire Industrial Road corridor to ensure the accurate identification of existing conditions and utility locations, (3) a comprehensive traffic study to understand the tradeoffs from street redesigns, and (4) to bring the design of Industrial Road to a greater level of specificity. To best leverage existing CIP funds, the City is requesting grant funding to assist with those aspects of the streetscape master plan specifically focused on Industrial Road.

If awarded, this grant would also fund the preparation of 35% construction design drawings for Industrial Road, which would competitively position the City for additional grant opportunities in the future.

Study of the remaining streets (such as Brittan Avenue and Old County Road) would be covered by the existing CIP, as planned.

NEXT STEPS:

Staff is requesting City Council adopt the three Resolutions supporting these grant applications as required by the grant submittal criteria. The City will be notified by the end of 2025 regarding the outcome of the grant awards.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt three Resolutions supporting safety improvements and submitting applications to the San Mateo County Transportation Authority Measure A and W Highway 2025 Program Call for Projects; or

2. Do not adopt the three Resolutions; or

3. Provide staff with alternative direction.

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Respectfully submitted by:

Steven Machida, Public Works Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution - Mid-term bike and pedestrian improvements at U.S. 101/Holly Street interchange

2. Resolution - Long-term U.S. 101/Holly Street interchange improvements and overcrossing

3. Resolution - East Side Streetscape Master Plan – Industrial Road Components Project

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS

SUPPORTING THE MID-TERM BIKE AND PEDESTRIAN IMPROVEMENTS PROJECT AT U.S. 101/HOLLY STREET AND AUTHORIZING SUBMITTAL OF AN APPLICATION TO THE SAN MATEO COUNTY TRANSPORTATION AUTHORITY FOR 2025 MEASURE A AND MEASURE W HIGHWAY PROGRAM CALL FOR PROJECTS.

WHEREAS, the City of San Carlos (“City”) has identified needs for mid-term safety improvements at the U.S. 101/Holly Street Interchange, and WHEREAS, the mid-term bike and pedestrian improvements have been developed to improve safety for all users of the interchange, reducing the risk of collisions, and WHEREAS, the estimated total project cost is $7,906,000 to implement the mid-term improvements; and
WHEREAS, the City wishes to sponsor implementation of the PA&ED, PS&E, and construction of the mid-term improvements, and
WHEREAS, the City seeks $7,115,400 to implement the mid-term improvements, and WHEREAS, the San Mateo County Transportation Authority (“TA”) issued a Call for Projects for the 2025 Measure A and Measure W Highway Program on July 11, 2025, and WHEREAS, the TA requires the Sponsor's governing board to adopt a Resolution:

1. Supporting the Project and application for $7,115,400 in TA Measures A and W Highway Program funds for Project;

3. Certifying that any funds awarded by the TA will be used to supplement existing funds for program activities, and will not replace existing funds or resources; and

4. If funds are awarded, authorizing the City Manager, or designee, to sign a supplemental agreement and any amendments of the TA’s Primary Grant Agreement with the TA for TA Measures A and W Highway Program funding for the Project and to take any other actions necessary to give effect to this Resolution and execute applicable amendments.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of San Carlos hereby:

1. Directs staff to submit an application to the San Mateo County Transportation Authority for Measures A and W Highway Program funds for $7,115,400 for the mid-term bike Improvements and;

2. Authorizes the City Manager or his designee to execute and sign a supplemental agreement and any amendments of the TA’s Primary Grant Agreement with the San Mateo County Transportation Authority to encumber TA Measures A and W Highway Program funds;

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3. Commits to the completing the Project, including contributing $790,600 of matching funds needed for the requested Project’s scope of work implementation, if the requested TA funds are awarded;

4. Certifies that any funds awarded by the TA will be used to supplement existing funds for program activities, and will not replace existing funds or resources; and

5. Authorizes the City Manager or his designee to take any other actions necessary to give effect to this Resolution and execute applicable amendments.
*****
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of September 2025, by the following vote:

AYES, COUNCILMEMBERS: _______________________________________________ NOES, COUNCILMEMBERS: _______________________________________________ ABSENT, COUNCILMEMBERS: _______________________________________________ ________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos

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RESOLUTION NO. 2025 - ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS SUPPORTING THE LONG-TERM U.S. 101/HOLLY STREET INTERCHANGE

IMPROVEMENTS AND OVERCROSSING PROJECT AND AUTHORIZING SUBMITTAL OF

AN APPLICATION TO THE SAN MATEO COUNTY TRANSPORTATION AUTHORITY FOR 2025 MEASURE A AND MEASURE W HIGHWAY PROGRAM CALL FOR PROJECTS.

WHEREAS, the City of San Carlos (“City”) has identified needs for long-term safety improvements at the U.S. 101/Holly Street Interchange, and WHEREAS, the long-term U.S. 101/Holly Interchange Improvements and Overcrossing Project (“Project”) have been developed to improve safety for all users of the interchange, reducing the risk of collisions, and
WHEREAS, the estimated total project cost is $111,689,000 to implement the long-term Project scope, and
WHEREAS, the City wishes to sponsor implementation of the PA&ED, PS&E, and Construction of the long-term Project, and
WHEREAS, the City seeks $82,901,000 to implement the long-term Project scope which would fully fund the San Mateo County Transportation Authority’s maximum contribution to the project, and
WHEREAS, the City has secured $12,500,000 in State Transportation Improvement Funds and will commit $9,209,000 In local general funds for a total of $21,709,000 that will be applied as the required matching funds toward the application request; and WHEREAS, the San Mateo County Transportation Authority (TA) issued a Call for Projects for the 2025 Measure A and Measure W Highway Program on July 11, 2025, and WHEREAS, the TA requires the Sponsor's governing board to adopt a Resolution:

1. Supporting the Project and application for $82,901,000 in TA Measures A and W Highway Program funds for the Project;

2. Committing the Sponsor to the begin work within one year of an award and to the completion of the requested scope of work for the Project, including the commitment of matching funds in the amount of $21,709,000 needed for implementation and will continue to work with the San Mateo County Transportation Authority to secure the remaining $7,079,000 funding need for the Project;

3. Certifying that any funds awarded by the TA will be used to supplement existing funds for program activities, and will not replace existing funds or resources; and

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of San Carlos hereby:

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1. Directs staff to submit an application to the San Mateo County Transportation Authority for Measures A and W Highway Program funds for $82,901,000 the long-term U.S. 101/Holly Interchange Improvements and Overcrossing Project;

3. Commits to the completing the Project, including contributing $21,709,000 of matching funds needed for the requested Project’s scope of work implementation, if the requested TA funds are awarded;

4. Certifies that any funds awarded by the TA will be used to supplement existing funds for program activities, and will not replace existing funds or resources; and

5. Authorizes the City Manager or his designee, to take any other actions necessary to give effect to this Resolution and execute applicable amendments. *****
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of September 2025, by the following vote:

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS SUPPORTING THE EAST SIDE STREETSCAPE MASTER PLAN – INDUSTRIAL ROAD

COMPONENTS PROJECT AND SUBMITTING AN APPLICATION TO SAN MATEO COUNTY TRANSPORTATION AUTHORITY FOR 2025 MEASURE A AND MEASURE W HIGHWAY PROGRAM CALL FOR PROJECTS.

WHEREAS, Industrial Road is a major local roadway providing access to residents and businesses on the east side of San Carlos; and
WHEREAS, on October 25, 2021, the City Council adopted Resolution 2021-107 approving the East Side Innovation District Vision Plan; and WHEREAS, the East Side Innovation District Vision Plan calls for the establishment of Industrial Road as a green boulevard, investments in multi-modal streets, and reductions in congestion through coordinated transportation; and
WHEREAS, the City is currently developing a Northeast Area Specific Plan which will address development along the northern stretches of Industrial Road; and WHEREAS, on June 9, 2025, the City Council adopted the Fiscal Years 2025-27 Biennial Budget which allocates $350,000 as a Capital Improvement Program project to develop an East Side Streetscape Master Plan; and
WHEREAS, the East Side Streetscape Master Plan will identify opportunities to increase multi-modal connectivity and safety along local roadways; and WHEREAS, on July 11, 2025, the San Mateo County Transportation Authority (TA) issued a Call for Projects for the 2025 Measure A and Measure W Highway Program which allocates funding to eligible projects along key corridors; and
WHEREAS, Industrial Road is eligible for funding consideration through the San Mateo County Transportation Authority’s Measure A and Measure W Highway Program, and WHEREAS, the City wishes to sponsor the East Side Streetscape Master Plan - Industrial Road Components Project; and
WHEREAS, the City seeks $1,290,000 from the 2025 Measure A and Measure W Highway Program to conduct the East Side Streetscape Master Plan - Industrial Road Components Project; and
WHEREAS, the TA requires that the Sponsor’s governing board adopt a Resolution:

1. Supporting the East Side Streetscape Master Plan - Industrial Road Components and application for $1,290,000 in TA Measures A and W Highway Program funds for the Project;

2. Committing the Sponsor to begin work within one year of an award and to the completion of the requested scope of work for the Project, including the commitment of matching funds in the amount of $143,333 needed for implementation;

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3. Certifying that any funds awarded by the TA will be used to supplement existing funds for program activities, and will not replace existing funds or resources; and

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby:

1. Directs staff to submit an application to the San Mateo County Transportation Authority for Measures A and W Highway Program funds for $1,290,000 for the East Side Streetscape Master Plan - Industrial Road Components Project;

2. Authorizes the City Manager or his designee, to execute and sign a supplemental agreement and any amendments of the TA’s Primary Grant Agreement with the San Mateo County Transportation Authority to encumber TA Measures A and W Highway Program funds;

3. Commits to completing the Project, including contributing $143,333 of matching funds needed for the requested Project’s scope of work implementation, if the requested TA funds are awarded;

4. Certifies that any funds awarded by the TA will be used to supplement existing funds for program activities, and will not replace existing funds or resources; and

5. Authorizes the City Manager or his designee to take any other actions necessary to give effect to this Resolution and execute applicable amendments. * * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of September 2025, by the following vote:

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Adopt a Resolution of Local Support Authorizing the Filing of an Application for Funding Assigned to the Metropolitan Transportation Commission (MTC) and Committing any Necessary Matching Funds and Stating Assurance to Complete the U.S. 101/Holly Street Interchange Improvements and Overcrossing Project.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution of local support authorizing the submittal of a grant application to the Metropolitan Transportation Commission (MTC) for Regional Transportation Improvement Program (RTIP) funds to support the U.S. 101/Holly Street Interchange Improvements and Overcrossing Project (“Project”).

FISCAL IMPLICATIONS:

There are no fiscal implications and no additional appropriation is required at this time. The preparation of the grant application is supported through the existing Public Works Department budget. If grant funding is awarded, a local match may be required. Staff will return to the City Council at that time to request appropriation of matching funds and identify potential sources, which may include City capital improvement funds or other eligible grants.

BACKGROUND:

The U.S. 101/Holly Street Interchange Improvements and Overcrossing Project is a critical longterm infrastructure initiative for the City of San Carlos. The Project includes a comprehensive redesign of the existing full cloverleaf interchange and construction of a grade-separated pedestrian and bicycle overcrossing (“POC”), intended to improve safety, traffic operations, and accessibility for all modes of travel.

Significant planning and design work has been completed since the project’s inception over a decade ago. In 2015, the City completed an Engineer’s Report, followed by the preparation and adoption of environmental documentation in 2016, which resulted in a Negative Declaration. In 2018, the interchange project scope was combined with the grade-separated overcrossing to include pedestrian and bicycle improvements. The City moved forward with soliciting construction bids in 2019; however, the project was placed on hold to accommodate the construction schedule of Caltrans’ U.S. 101 Express Lanes Project.

In response to a tragic fatal collision involving a bicyclist in November 2024, the City Council and community renewed calls for a long-term solution at this location. At a Community Listening Session held in January 2025, residents emphasized the need for a dedicated, grade-separated

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pedestrian and bicycle facility and complete reconstruction of the interchange to eliminate dangerous conflict points. This feedback has reaffirmed the City’s commitment to advancing the full scope of long-term improvements.

To fund the construction phase of the Project, the City of San Carlos is seeking grant funding through the RTIP, a competitive funding program administered by the California Transportation Commission (CTC) and programmed through the MTC. RTIP funding consists primarily of state and federal funds derived from fuel taxes and other transportation revenue sources and is intended to support regionally significant highway and road improvements. Projects awarded funding through this program must be included in the State Transportation Improvement Program (STIP) and the federal Transportation Improvement Program (TIP).

Receipt of RTIP funding would support the advancement of the Project into the construction phase.

ANALYSIS:

The City of San Carlos applied for Regional Discretionary Funding from MTC through the RTIP to support the construction of the long-term interchange improvements and pedestrian overcrossing at Holly Street and U.S. 101.

As part of the RTIP application process, MTC requires the adoption of a Resolution of Local Support by the governing body of the applicant agency. The Resolution affirms the City's commitment to:
 Provide the required matching funds (if awarded);
 Comply with all federal, state, and regional regulations and deadlines;  Deliver the project as described in the application and approved in the TIP;  Maintain adequate staffing and oversight capacity;
 Coordinate with MTC, Caltrans, and other stakeholders throughout project delivery.

This Resolution is an administrative requirement to complete the funding application and does not obligate the City to any immediate financial commitments.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt the Resolution of local support authorizing the filing of an application for funding assigned to the MTC and committing any necessary matching funds and stating assurance to complete the Project; or

2. Decline to adopt the Resolution, which would make the City ineligible for RTIP funding in this cycle; or

3. Provide staff with alternative direction.

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Respectfully submitted by:

Steven Machida, Public Works Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution of Local Support

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7/11/23
RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS

OF LOCAL SUPPORT AUTHORIZING THE FILING OF AN APPLICATION FOR

FUNDING ASSIGNED TO THE METROPOLITAN TRANSPORTATION COMMISSION (MTC)

AND COMMITTING ANY NECESSARY MATCHING FUNDS AND STATING ASSURANCE TO COMPLETE THE U.S. 101/ HOLLY STREET INTERCHANCE IMPROVEMENTS AND OVERCROSSING PROJECT.

WHEREAS, the City of San Carlos (herein referred to as APPLICANT) is submitting an application to the Metropolitan Transportation Commission (MTC) for $12,500,0000 in funding assigned to MTC for programming discretion, which includes federal funding administered by the Federal Highway Administration (FHWA) and federal or state funding administered by the California Transportation Commission (CTC) such as Surface Transportation Block Grant Program (STP) funding, Congestion Mitigation and Air Quality Improvement Program (CMAQ) funding, Carbon Reduction Program (CRP) funding, Transportation Alternatives (TA) setaside/Active Transportation Program (ATP) funding, and Regional Transportation Improvement Program (RTIP) funding (herein collectively referred to as REGIONAL DISCRETIONARY FUNDING) for the U.S. 101/Holly Interchange Improvement Project (herein referred to as PROJECT) for the Regional Transportation Improvement Program (RTIP) (herein referred to as PROGRAM); and
WHEREAS, the United States Congress from time to time enacts and amends legislation to provide funding for various transportation needs and programs, (collectively, the FEDERAL TRANSPORTATION ACT) including, but not limited to the Surface Transportation Block Grant Program (STP) (23 U.S.C. § 133), the Congestion Mitigation and Air Quality Improvement Program (CMAQ) (23 U.S.C. § 149), the Carbon Reduction Program (CRP) (23 U.S.C. § 175), and the Transportation Alternatives (TA) set-aside (23 U.S.C. § 133); and WHEREAS, state statutes, including California Streets and Highways Code §182.6, §182.7, and §2381(a)(1), and California Government Code §14527, provide various funding programs for the programming discretion of the Metropolitan Planning Organization (MPO) and the Regional Transportation Planning Agency (RTPA); and WHEREAS, pursuant to the FEDERAL TRANSPORTATION ACT, and any regulations promulgated thereunder, eligible project sponsors wishing to receive federal or state funds for a regionally-significant project shall submit an application first with the appropriate MPO, or RTPA, as applicable, for review and inclusion in the federal Transportation Improvement Program (TIP); and
WHEREAS, MTC is the MPO and RTPA for the nine counties of the San Francisco Bay region; and
WHEREAS, MTC has adopted a Regional Project Funding Delivery Policy (MTC Resolution No. 3606, revised) that sets out procedures governing the application and use of REGIONAL DISCRETIONARY FUNDING; and
WHEREAS, APPLICANT is an eligible sponsor for REGIONAL DISCRETIONARY FUNDING; and
WHEREAS, as part of the application for REGIONAL DISCRETIONARY FUNDING, MTC requires a resolution adopted by the responsible implementing agency stating the following:

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• the commitment of any required matching funds; and
• that the sponsor understands that the REGIONAL DISCRETIONARY FUNDING is fixed at the programmed amount, and therefore any cost increase cannot be expected to be funded with additional REGIONAL DISCRETIONARY FUNDING; and • that the PROJECT will comply with the procedures, delivery milestones and funding deadlines specified in the Regional Project Funding Delivery Policy (MTC Resolution No. 3606, revised); and
• the assurance of the sponsor to complete the PROJECT as described in the application, subject to environmental clearance, and if approved, as included in MTC's federal Transportation Improvement Program (TIP); and
• that the PROJECT will have adequate staffing resources to deliver and complete the PROJECT within the schedule submitted with the project application; and • that the PROJECT will comply with all project-specific requirements as set forth in the PROGRAM; and
• that APPLICANT has assigned, and will maintain a single point of contact for all FHWA- and CTC-funded transportation projects to coordinate within the agency and with the respective County Transportation Agency (CTA), MTC, Caltrans, FHWA, and CTC on all communications, inquires or issues that may arise during the federal programming and delivery process for all FHWA- and CTC-funded transportation and transit projects implemented by APPLICANT; and
• in the case of a transit project, the PROJECT will comply with MTC Resolution No. 3866, revised, which sets forth the requirements of MTC’s Transit Coordination Implementation Plan to more efficiently deliver transit projects in the region; and • in the case of a highway project, the PROJECT will comply with MTC Resolution No. 4104, which sets forth MTC’s Traffic Operations System (TOS) Policy to install and activate TOS elements on new major freeway projects; and • in the case of an RTIP project, state law requires PROJECT be included in a local congestion management plan, or be consistent with the capital improvement program adopted pursuant to MTC’s funding agreement with the County Transportation Agency (CTA); and
WHEREAS, that APPLICANT is authorized to submit an application for REGIONAL DISCRETIONARY FUNDING for the PROJECT; and
WHEREAS, there is no legal impediment to APPLICANT making applications for the funds; and
WHEREAS, there is no pending or threatened litigation that might in any way adversely affect the proposed PROJECT, or the ability of APPLICANT to deliver such PROJECT; and WHEREAS, APPLICANT authorizes its Executive Director, General Manager, or designee to execute and file an application with MTC for REGIONAL DISCRETIONARY FUNDING for the PROJECT as referenced in this resolution; and WHEREAS, MTC requires that a copy of this resolution be transmitted to the MTC in conjunction with the filing of the application.

NOW, THEREFORE, BE IT RESOLVED that the APPLICANT is authorized to execute and file an application for funding for the PROJECT for REGIONAL DISCRETIONARY FUNDING under the FEDERAL TRANSPORTATION ACT or continued funding; and be it further RESOLVED that APPLICANT will provide any required matching funds; and be it further

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RESOLVED that APPLICANT understands that the REGIONAL DISCRETIONARY FUNDING for the project is fixed at the MTC approved programmed amount, and that any cost increases must be funded by the APPLICANT from other funds, and that APPLICANT does not expect any cost increases to be funded with additional REGIONAL DISCRETIONARY FUNDING; and be it further
RESOLVED that APPLICANT understands the funding deadlines associated with these funds and will comply with the provisions and requirements of the Regional Project Funding Delivery Policy (MTC Resolution No. 3606, revised) and APPLICANT has, and will retain the expertise, knowledge and resources necessary to deliver federally-funded transportation and transit projects, and has assigned, and will maintain a single point of contact for all FHWA- and CTC-funded transportation projects to coordinate within the agency and with the respective County Transportation Agency (CTA), MTC, Caltrans, FHWA, and CTC on all communications, inquires or issues that may arise during the federal programming and delivery process for all FHWA- and CTC-funded transportation and transit projects implemented by APPLICANT; and be it further
RESOLVED that PROJECT will be implemented as described in the complete application and in this resolution, subject to environmental clearance, and, if approved, for the amount approved by MTC and programmed in the federal TIP; and be it further RESOLVED that APPLICANT has reviewed the PROJECT and has adequate staffing resources to deliver and complete the PROJECT within the schedule submitted with the project application; and be it further
RESOLVED that PROJECT will comply with the requirements as set forth in MTC programming guidelines and project selection procedures for the PROGRAM; and be it further RESOLVED that, in the case of a transit project, APPLICANT agrees to comply with the requirements of MTC’s Transit Coordination Implementation Plan as set forth in MTC Resolution No. 3866, revised; and be it further
RESOLVED that, in the case of a highway project, APPLICANT agrees to comply with the requirements of MTC’s Traffic Operations System (TOS) Policy as set forth in MTC Resolution No. 4104; and be it further
RESOLVED that, in the case of an RTIP project, PROJECT is included in a local congestion management plan, or is consistent with the capital improvement program adopted pursuant to MTC’s funding agreement with the County Transportation Agency (CTA); and be it further
RESOLVED that APPLICANT is an eligible sponsor of REGIONAL DISCRETIONARY FUNDING funded projects; and be it further
RESOLVED that APPLICANT is authorized to submit an application for REGIONAL DISCRETIONARY FUNDING for the PROJECT; and be it further RESOLVED that there is no legal impediment to APPLICANT making applications for the funds; and be it further
RESOLVED that there is no pending or threatened litigation that might in any way adversely affect the proposed PROJECT, or the ability of APPLICANT to deliver such PROJECT; and be it further

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RESOLVED that APPLICANT authorizes its Executive Director, General Manager, City Manager, or designee to execute and file an application with MTC for REGIONAL DISCRETIONARY FUNDING for the PROJECT as referenced in this resolution; and be it further RESOLVED that a copy of this resolution will be transmitted to the MTC in conjunction with the filing of the application; and be it further
RESOLVED that the MTC is requested to support the application for the PROJECT described in the resolution, and if approved, to include the PROJECT in MTC's federal TIP upon submittal by the project sponsor for TIP programming.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of September 2025, by the following vote:

AYES, COUNCILMEMBERS: _______________________________________________ NOES, COUNCILMEMBERS: _______________________________________________ ABSENT, COUNCILMEMBERS: ______________________________________________ ________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Adopt a Resolution Authorizing the Approval of a City Interfund Loan in the Amount of $489,840 from the General Fund Strategic Property Acquisition Reserve (SPAR) to the Affordable Housing In-Lieu Fund (Fund 29) for the Purchase of a Below Market Rate Unit at 633 Elm Street, Unit 215, and Authorizing Exercise of the Purchase Option, Negotiation of the Purchase, and Execution of the Necessary Documents.

RECOMMENDATION:

Staff recommend that the City Council adopt a resolution authorizing the approval of a City interfund loan in the Amount of $489,840 from the General Fund Strategic Property Acquisition Reserve (SPAR) to the Affordable Housing In-Lieu Fund (Fund 29) for the purchase of a below market rate unit at 633 Elm Street, unit 215 and authorizing the exercise of the purchase option, negotiation of the purchase, and execution of the necessary documents.

FISCAL IMPLICATIONS:

The City has approximately $12 million in the General Fund SPAR Fund 0001, which it may use to acquire property for economic development and community development purposes. The affordable sale price for Unit 215 at 633 Elm Street (”Property") is $475,573, and with estimated closing costs of $14,267, the total purchase cost is approximately $489,840. $489,840 is proposed to be loaned to the Affordable Housing In-Lieu fund (Fund 29) to finance the purchase of this below market rate (BMR) unit.

The interfund loan terms would include:
• Principal Amount: $489,840 which is the total cost to purchase the BMR unit • Date of Distribution of Loan Proceeds: Starting September 23, 2025 • Interest: Interest shall accrue at the California State Treasurer’s Office Pooled Money Investment account (PMIA) average monthly effective rate as earned in the General Fund SPAR reserve.
• Payments: No payment due until the City receives sufficient commercial linkage fees in the Affordable Housing In-Lieu fund (Fund 29) or proceeds from the Property resale to repay the loan. Repayments may be made incrementally or in one lump sum depending on receipts.
• No prepayment penalty

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BACKGROUND:
633 Elm Street was developed in 2003 and includes 13 condominiums at BMR prices. The Property is one of these BMR units and is currently for sale. It is a one-bedroom unit that is deed restricted to moderate income households, consistent with the Resale Restriction Agreement recorded against the Property.

The Property was originally sold to the current owner via a Resale Restriction Agreement and Option to Purchase for Below Market Rate (Moderate Income) Property dated April 28, 2004 (“Agreement”) and recorded with the County of San Mateo Document Number 2004-083982. The Agreement provides the City with an option to purchase the Property if the owner notifies the City of an intent to sell. The City received notice of intent to sell on August 14, 2025.

ANALYSIS:

In the 2004 Agreement, the City, as the Housing Successor Agency, retains a purchase option requiring the owner to provide written notice to the City if they intend to sell the Property. By exercising its purchase option and purchasing the Property, the City maintains the ability to rent or resell the BMR unit to a qualified, income-restricted household.

The City has exercised its option to purchase BMR units before, with the intent of preserving affordability. The City currently owns three BMR units, including two units at 633 Elm Street and one unit at 1001 Laurel Street. The City used funds from Fund 29 to purchase these BMR units.

Currently, Fund 29 has a total unencumbered cash balance of $56,000, which is not sufficient to finance the purchase of Unit 215. Staff, therefore, recommend approval of an interfund loan to allow the use of SPAR Funds to finance the purchase of the Property to preserve the affordability.

Should the City Council approve the interfund loan and purchase of the Property, staff will begin conducting outreach through the City’s affordable housing waitlist to find an eligible buyer. If an eligible buyer is selected, staff will return to the Council for authorization of the resale. The interfund SPAR loan will be repaid once sufficient commercial linkage fees or funds from the resale have been deposited into Fund 29.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution authorizing the approval of a City interfund loan in the amount of $489,840 from the SPAR Fund to Fund 29 for the purchase of a below market rate unit at 633 Elm Street, Unit 215, and authorizing exercise of the purchase option, negotiation of the purchase, and execution of the necessary documents; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Al Savay, Community Development Director

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Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution

2. Resale Restriction Agreement (April 28, 2004)

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS

AUTHORIZING THE APPROVAL OF A CITY INTERFUND LOAN IN THE AMOUNT OF $489,840 FROM THE GENERAL FUND STRATEGIC PROPERTY ACQUISITION RESERVE (SPAR) TO THE AFFORDABLE HOUSING IN-LIEU FUND (FUND 29) FOR THE PURCHASE OF A BELOW MARKET RATE UNIT AT 633 ELM STREET, UNIT 215, AND AUTHORIZING

EXERCISE OF THE PURCHASE OPTION, NEGOTIATION OF THE PURCHASE, AND EXECUTION OF THE NECESSARY DOCUMENTS.

WHEREAS, the City of San Carlos (“City”) is a party to the Resale Restriction Agreement and Option to Purchase for Below Market Rate (Moderate Income) Property (“the Agreement”) dated April 28, 2004 and recorded with the County of San Mateo for the property located at 633 Elm Street, Unit 215, (Assessor’s Parcel Number 114-140-340) (“the Property”); and WHEREAS, the City received notice of intent to sell the Property on August 14, 2025; and WHEREAS, the City, as the optionee to the Agreement, wishes to exercise its purchase option to purchase the Property; and
WHEREAS, it is estimated that the purchase price and any necessary closing costs will not exceed the amount of $489,840; and
WHEREAS, the City created a Strategic Property Acquisition Reserve (SPAR) for the purpose of economic development and housing property acquisitions which currently has a fund balance of approximately $12 million; and
WHEREAS, the City desires to approve an interfund loan from SPAR to Fund 29 in the amount of $489,840 to finance the purchase of the Property; and WHEREAS, the City expects to receive commercial linkage fees to be deposited into Fund 29 from commercial development in the city on applications that have been approved in the near future; and
WHEREAS, the interfund loan would be distributed starting September 23, 2025, with an interest at the rate equal to the California State Treasurer’s Office Pooled Money Investment Account (PMIA) average monthly effective rate as earned in the General Fund SPAR reserve. No payments will be due until Fund 29 receives sufficient commercial linkage fees. Repayments may be made incrementally or in one lump sum depending on receipts with no prepayment penalty.

NOW, THEREFORE, BE IT RESOLVED, that the San Carlos City Council hereby authorizes the approval of a City interfund loan in the Amount of $489,840 from the SPAR to Fund 29 for the purchase of a below market rate unit at 633 Elm Street, Unit 215 and authorizes to exercise the purchase option, negotiation of the purchase, and execution of the necessary documents.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of September 2025, by the following vote:

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September 22, 2025 Packet Pg. 284
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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Ferst Anerécan Terle
* 17707 - IS
Exempt from the payment of fees pursuant to Government Code Section 27383 Recording Requested By:

City of San Carlos

And When Recorded Mail To:
2004-083982
03:06pm 04/28/04 R6 Fee: NO FEE
Count of Pages 12 Recorded in Official Records County of San Mateo Warren Slocum Assessor-County Clerk-Record Ce PO Box 3009 HRM *2004 06 ;
San Carlos, CA 94070-1309
er
Rox

THIS SPACE FOR RECORDER'S USE ONLY
DPN 330 -€77- 205-1SA

RESALE RESTRICTION AGREEMENT AND OPTION TO PURCHASE f SY

FOR BELOW MARKET RATE PROPERTY S
(MODERATE INCOME)
(One of two recorded documents.) lu

TITLE OF DOCUMENT
Section 1. Parties. This Resale Restriction Agreement and Option to Purchase (the Agreement) is entered into as of this rt day of ; , 2004, by and between the CITY OF SAN CARLOS REDEVELOPMENT AGENCY (Agency) and __Cfaselin Cont:
(Owner) for the property located at 633 Elm, Unit #215 with APN 114-140-340.

Section 2. Definitions. The following defined terms have the meanings indicated in this Section 2. Exhibits to this Agreement are hereby incorporated by reference. All recordings required by this Agreement shall be in the official records where deeds are recorded in the County where the land described on Exhibit A is located.
(a) “Agreement” means this resale restriction agreement and options to purchase. (b) “Below Market Rate Value" shall mean the below market rate value of the subject property as set by City Council Resolution or Ordinance. (c) “Business Day" means a day other than a Saturday, Sunday or holiday on which 4 8.i
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banks located in the county seat of the county in which the Residence is located are not required or authorized to remain closed.
(d) “BMR unit” means the Residence which has been designated as a below market rate unit by Section 4 of this Agreement.
(e) “Agency” means the San Carlos Redevelopment Agency. (f) “Closing Costs” shall mean the actual and reasonable costs to the Owner, including real estate commissions or sales administrative fees, real estate transfer taxes, and escrow costs incurred by reason of the Transfer of the Residence by the Owner but shall not include the costs of repair or rehabilitation of the unit for matters such as termite damage, appliance replacement, and the like. (g) The term “including” or variants thereof shall mean “including without limitation”.
(h) “Optionee” means the party who is entitled to exercise the Purchase Option as provided in this Agreement. The Optionee may be: the Agency or its designee.
(i) “Prohibited Transfer’ has the meaning stated in Section 8. (j) “Purchase Option” means the option to purchase granted by the Owner, as optionor, to the Optionee, as optionee, by this Agreement. (k) “Residence” means the real property described on Exhibit A, including all improvements and appurtenances.
(l) “Transfer” has the meaning stated in Section 8.

Section 3. Recitals. The following recitals of fact are a material part of this Agreement:
(a) WHEREAS, the Agency has developed a program to provide housing opportunities to low and moderate income purchasers of homes to be offered for sale at prices which are below those otherwise prevailing in the market; and (b) WHEREAS, the intent of the Agency is to preserve the affordability of the homes for persons of low and moderate income for as long as possible; (c) WHEREAS, the parties understand and agree that Owner will take out a purchase money loan secured by a First Deed of Trust on the property (the Purchase Money First). This purchase money loan may with Agency approval be at 100% of the Below Market Rate Value of the property. {n order to protect the Agency's interest in 2 8.i
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the property, further encumbrancing of the property, after the Purchase Money First, including refinancing thereof or subsequent loans and/or any other encumbrances or liens against the property shall be limited such that the total encumbrance of the property does not exceed the Below Market Rate Value of the property. Violation of this provision shall be considered a prohibited Transfer and will constitute breach of the agreement.

NOW, THEREFORE, in consideration of the benefits received by the Owner, and for other good and valuable considerations, the receipt and sufficiency of which are hereby acknowledged, and intending to be bound, the Owner and the Agency agree as follows:

Section 4. The Residence. The Residence which is the subject of this Agreement has a street address of 633 Elm, Unit #215 with APN 114-140-340, and its legal description is Exhibit A to this Agreement. The Residence is hereby designated as a below-market rate unit (the BMR unit) and shall be subject to the terms and conditions here set forth.

Section 5. Owner Representations and Warranties. The Owner represents and warrants to the Agency that the financial and other information previously provided to the Agency by the Owner for the purpose of qualifying to purchase the Residence was true and correct at the time it was given and remains true and correct as of the date of this Agreement.

Section 6. Purchase Option. The Owner agrees that the Optionee shall have the option to purchase the Residence on the terms and in the manner set forth in this Agreement.

Section 7. Leasing of Property. The Owner shall not lease the Residence.

Any lease is a violation of this Agreement and constitutes a Prohibited Transfer under Section 8 herein. In cases where the Owner fails to comply with this Section regarding leasing of the Residence, the Owner shall be liable to the Agency for the difference between the rent being charged for the Residence and the allowable rent had the Residence been rented to a person of very low income whose income did not exceed 50% of the median income in San Mateo County for a family of one. The Owner shall have sixty (60) days from the date of written notice of violation to abate the violation in order to prevent a Prohibited Transfer under Section 8 herein. Abatement shall require termination of any rental or lease and cessation of occupancy within said sixty (60) day period.

Section 8. Transfer by Owner. Any attempt by the Owner to make a Prohibited Transfer of title to or any interest in the Residence in violation of this Agreement shall be void and subject to exercise by the Optionee of the Purchase Option. (a) “Transfer” means any voluntary or involuntary sale, assignment or 3 8.i
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transfer of ownership of or any interest in the Residence, including a fee simple interest, tenancy in common, joint tenancy, community property, tenancy by the entireties, life estate, or other limited estate, leasehold interest or any rental of the Residence, or any interest evidenced by a contract, or any encumbrance or liens exceeding the Below Market Rate value of the property. Any Transfer without satisfaction of the conditions of this Agreement shall be deemed a “Prohibited Transfer’. (b) The following Transfers are not considered Prohibited Transfers and therefore are not subject to exercise by the Optionee of the Purchase Option: (i) transfer of title by an Owner's death to a surviving joint tenant, tenant by entireties, or a surviving spouse of community property; (ii) transfer of title to a spouse as part of divorce or dissolution proceedings; or (iii) transfer of title or an interest in the Residence to the spouse in conjunction with marriage; providing, however: (a) that these covenants shall continue to run with the title to the Residence following said Transfers; and (b) that an instrument be executed, acknowledged and recorded by the Transferee containing the following covenant: “This Residence is subject to the Resale Restriction Agreement and Option to Purchase (the Agreement) and Transferee, on behalf of Transferee, and Transferee’s successors and assigns, covenants and agrees to be bound by and perform the Agreement, and to include in any further Transfer of the Residence the covenant required by Section 8(b) of the Agreement.” A Transferee who satisfies the conditions of this Section 8(b) shall then be the Owner.

Section 9. Procedure on Transfer. Whenever the Owner of the Residence intends to make a Transfer of title to or any interest in the Residence, the Owner shall notify the Agency in writing to that effect. The Agency, upon receipt of said notice, shall then have the right to exercise its Purchase Option by delivery of written notice to the Owner at any time within thirty days from the receipt of by the Optionee of such written notice from the Owner of intent to sell or otherwise Transfer the Residence.

If the Optionee exercises its right to purchase the Residence, closing shall be through an escrow with a title insurance company issuing the owner's title insurance policy required by Section 11 of this Agreement, utilizing the form of escrow agreement customarily used by such title company for residential transactions with the Agency, modified to the extent necessary to conform to this transaction. The Closing shall be within 120 days of the opening of escrow. The escrow shali be opened upon delivery by the Optionee to the Owner of notice of the Optionee’s exercise of the Purchase Option or as soon thereafter as possible. In the event the Optionee decides to assign the Purchase Option, the Optionee may postpone opening of escrow until selection of the new Optionee, or as soon thereafter as possible, provided that the opening of the escrow shall occur no later than 45 days after the Owner is notified by the Optionee of the Optionee'’s exercise of its Purchase Option. In the event the Optionee postpones opening of escrow and is unable to select such an assignee, the Optionee retains the right to open escrow and complete the purchase provided that such escrow is opened within 45 days and the sales transaction is completed within ninety days from the receipt of the Owner's notice of intent to sell.
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To the extent the Agency uses Agency staff, and/or legal counsel to implement any Transfer, the Agency shall be responsible for such costs.

Section 10. Transfer by Owner if Purchase Option is not Exercised. In the event the Optionee does not exercise its Purchase Option pursuant to Section 9, the Owner may offer the Residence for sale on the open market. A percentage, as provided herein, of any profit above the amount which would have been earned had the Residence been sold at the income level for which the Residence was initially set aside shail be conveyed to the City’s Affordable Housing Fund at close of escrow. “Profit” shail be defined as the difference between the initial purchase price and the sale price, less any documented expenses for home improvements (excluding maintenance) which add to the market value of the Residence. The percentage of profit shall be in accordance with the following table:

Years in Residence % to Owner % to City
1 10 90
2 20 80
3 30 70
4 40 60
5+ 50 50
Section 11. Purchase Price; Owner's Warranties; Title Insurance. (a) Closing costs shall be paid by the Owner and title insurance shall be paid by the Optionee. At the Closing, the Owner shall furnish the Optionee an ALTA owner's residential title insurance policy, subject to its Exclusions from Coverage, special exceptions for current taxes and assessments not yet due, and such maiters (other than taxes, assessments and encumbrances created or suffered by the Owner who signed this Agreement and all those claiming that Owner) which were exceptions to title on the date of this Agreement. At the Closing Owner shall convey title to the Optionee or the Optionee’s nominee by grant deed, or its equivalent.
(b) The purchase price (the Purchase Price) of the Residence shall be the Below Market Rate Value as computed by City Council Resolution or Ordinance. (c) Until such time as the Optionee’s Purchase Option is exercised, or waived, the Residence shall not be Transferred, except as provided in Section 8(b) or except with the express written consent of Agency, which consent shail be consistent with the Agency's goal of creating, preserving, maintaining, and protecting housing for persons of low and moderate income. This provision shall not prohibit the Owner from encumbering title for the sole purpose of securing financing; however, in the event of foreclosure or transfer by deed in lieu of foreclosure, the provisions of Section 13 of this Agreement shall govern.

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Section 12. Default and Foreclosure. A request for notice of default and any notice of sale under any deed of trust or mortgage with power of sale encumbering the Residence shall be recorded by the Agency, any designee and any other Optionee.

Any notice of default given pursuant to Civil Code Section 2924b, as amended, shall constitute a Transfer under Section 8 of this Agreement, and the Optionee may exercise its Purchase Option pursuant to the provisions of this Agreement; provided, however, that, notwithstanding any language contained in this Agreement to the contrary, with regard to the rights of the lien holder, the Optionee and Owner must complete such purchase no later than the end of the period established by California Civil Code Section 2924c for reinstatement of a monetary default under the deed of trust or mortgage.

In the event of default and foreclosure, the Optionee shall have the same right as the Owner to cure defaults and redeem the Residence prior to foreclosure sale.

Such redemption shall be subject to the same fees, charges and penalties which would otherwise be assessed against the Owner. Nothing herein shall be construed as creating any obligation on the part of the Agency to cure any such default, nor shall this right to cure and redeem operate to extend any time limitations in the default provisions of the underlying deed of trust or mortgage.

In the event that no request for notice is recorded, the Optionee’s Purchase Option shall run from the date the notice of default is given to the Owner, and any such purchase must be completed within the period established in this Section 13.

In the event the Optionee elects not to exercise its rights to purchase upon default, and a foreclosure sale is consummated, any surplus proceeds to which the Owner may be entitled following foreclosure under California state law shall be paid as follows: After any required payment of encumbrances, that portion of surplus, if any, up to but not exceeding the net amount that the Owner would have received after any required payment of encumbrances under the formula set forth above had the Optionee exercised its right to purchase the Residence on the date of the foreclosure sale, shall be paid to the Owner on the date of the foreclosure sale; the balance of surplus, if any, shall be paid to the Agency.

Section 13. Distribution of Insurance and Condemnation Proceeds. In the event that the Residence is condemned or destroyed, or in the event that the Residence consists of a unit in a condominium project and the condominium project is destroyed and insurance proceeds are distributed to the Owner, instead of being used to rebuild, or in the event of condemnation, if proceeds thereof are distributed to the Owner, or in the event of termination of the condominium, liquidation of the association and distribution of the assets of the association to the members thereof, including the Owner, any surplus proceeds from insurance or condemnation so distributed remaining after payment of encumbrances on the Residence shall be distributed as follows: That portion of the surplus up to but not to exceed the net amount that Owner would have received under the formula set forth above had Agency exercised its right to purchase the property on the date of the destruction, condemnation valuation date, or liquidation, 6 8.i
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shall be distributed to Owner, and the balance of such surplus, if any, shall be distributed to Agency or its successors or assigns.

Section 14. Attorney Fees and Costs. If any litigation or arbitration is brought to enforce the terms of this Agreement, the prevailing party shall be entitled to reasonable attorney’s fees and costs.

Section 15. Arbitration of Disputes. Any dispute arising out of this transaction shall be decided by neutral binding arbitration in accordance with Chapter 3, Title 9 of the California Code of Civil Procedure (CIP Section 1283.05) shall control, including right of discovery, and not by court action except as provided by California law for judicial review of arbitration proceedings. The arbitrator shall be a retired Superior Court judge or a licensed California attorney with at least 5 years of real estate experience. If the parties cannot agree on an arbitrator, the Superior Court of County shall appoint the arbitrator. Those initialing below agree to arbitrate. The filing of a judicial action to enable the recording of a notice of pending action, for order of attachment, receivership, injunction, or other provisional remedies, shall not constitute a waiver of arbitration rights. The losing party shall pay the arbitrator's fees. Exclusions from arbitration: unlawful detainer, foreclosure-related actions, matters within Small Ciaims Court jurisdiction and matters to which CCP Sections 337.1 or 337.15 apply.

Section 16. Controlling Agreement. The Owner covenants that the Owner has not, and will not execute any other agreement with provisions contradictory to or in opposition to the provisions hereof, and that in any event, the Owner understands and agrees that this Agreement shail contro! the rights and obligations between and among the parties.

Section 17. Subordination. This agreement and option is subordinate to any deed of trust or mortgage on the property made by or held by an institutional lender or investor which is recorded prior to this Agreement or to which the Agency agrees to subordinate this Agreement, and shall not impair the rights of any such institutional lender or investor to exercise its remedies under such deed of trust or mortgage in the event of the borrower's default. These remedies include the right to foreclose or exercise a power of sale or to accept a deed or assignment in lieu of foreclosure. After any such exercise of the aforementioned rights, this option and agreement shall forever terminate and be of no further effect, provided that the institutional lender or investor has first given the Agency written notice of the default and the Agency has not cured_the default within thirty (30) days. Any party, and its successors and assigns, receiving title to the property through a trustee's sale, a judicial foreclosure sale or deed in lieu of foreclosure, or such deed of trust or mortgage, and any conveyance or transfer thereafter, shall receive title free and clear of the provisions of this agreement and option.

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Section 18. Severability. If anyone or more 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 or provisions shall be deemed severable from the remaining provisions contained in this Agreement, and this Agreement shall be construed as if such invalid, illegal or unenforceable provisions(s) had never been contained herein.

Section 19. Time of the Essence. Time is of the essence of this entire Agreement. Whenever under the terms of this Agreement the time for performance falls on a day which is not a business day, such time for performance shall be on the next day that is a business day.

Section 20. Notices. All notices required herein shall be in writing and shall be considered as given when personally delivered or one business day following the day on which notice is delivered to Federal Express or similar overnight delivery service with all delivery charges paid, addressed to the parties as follows:

If to Agency: City of San Carlos Redevelopment Agency
600 Elm Street
San Carlos, CA 94070
If to Owner: Claw a Cont
The address of a party for notices may be changed by that party's designation to all other parties of the new address and the recording of the designation, including the recording reference of this Agreement and its legal description, Exhibit A.

Section 21. Covenants as to Use of and Title to the Residence. The Owner covenants and agrees with the Agency that the Owner will use and maintain the Residence as a single family residence and will perform all obligations of any consensual lien encumbering the Residence, until a permitted transfer is made pursuant to this Agreement.

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Section 22. Captions and Pronouns. The captions and headings of the various sections of this Agreement are for convenience only, and are not to be construed as confining or limiting in any way the scope or intent of the provisions hereof. Whenever the context requires or permits, the singular shall include the plural, the plural shall include the singular, and masculine, feminine and neuter shall be freely interchangeable.

Section 23. Running of Benefits and Burdens. All provisions of this Agreement, including the benefits and burdens, run with the land described in Exhibit A and are binding upon the heirs, successors, assigns and personal representatives of the parties hereto and inure to the benefit of the heirs, personal representatives and permitted successors and assigns of the parties hereto.

Section 24. Construction. The rule of strict construction does not apply to this Agreement. This Agreement shall be given a reasonable construction so that the intention of the parties, to create a valid and enforceable Purchase Option and to prevent any Prohibited Transfer or any use of the Residence in violation of this Agreement is carried out.

Section 25. Termination. Upon termination of this Agreement, on request of the then record owner of the fee title to the Residence, the Agency and any other Optionee shall execute, acknowledge and record a termination of this Agreement. To the extent permitted by law, any unfulfilled obligations of any Owner shall survive the termination of this Agreement, but this Agreement shall no longer affect title to the Residence.

Section 26. Recordation. This Agreement shall be recorded with the San Mateo County Recorder.

IN WITNESS WHEREOF the parties have executed this Agreement as of the date first written above.

Agency:

CITY OF SAN CARLOS REDEVELOPMENT AGENCY NM , oy lua oe NOTORIAL (Title) CVTWE DIRECTOR REQUIRED Owner: UW di, du
Claudia Cort

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Order Number: 4102-817707-215
Page Number: 7

LEGAL DESCRIPTION
Real property in the City of San Carlos, County of San Mateo, State of California, described as follows:

PARCEL 1]:

UNIT 215 AS SHOWN AND DEFINED ON THAT CERTAIN CONDOMINIUM PLAN, PACIFIC HACIENDA, SAN CARLOS, CALIFORNIA" HEREINAFTER CALLED THE PLAN WHICH WAS ATTACHED AS EXHIBIT "A" TO THE PACIFIC HACIENDA ENABLING DECLARATION OF

COVENANTS AND RESTRICTIONS ESTABLISHING A PLAN FOR CONDOMINIUM OWNERSHIP AND MIXED USE DEVELOPMENT. SAID ENABLING DECLARATION WAS RECORDED ON APRIL 1, 2003 AS DOCUMENT NO. 2003-086154, OFFICIAL RECORDS OF SAN MATEO COUNTY, CALIFORNIA, HEREINAFTER CALLED THE DECLARATION.

EXCEPTING THEREFROM ANY PORTION OF THE COMMON AREA LYING WITHIN SAID UNIT.

PARCEL II:

AN UNDIVIDED 1.1253% INTEREST AS TENANT-IN-COMMON IN AND TO THE BUILDING

COMMON AREA OF THE ELM STREET BUILDING AS SAME IS SET FORTH ON THE PLAN AND DEFINED IN THE DECLARATION. SAID ELM STREET BUILDING IS LOCATED ON LOT 2 AS SHOWN ON THAT CERTAIN MAP ENTITLED "PARCEL MAP 2-45 PACIFIC HACIENDA LOT 2 FOR

CONDOMINIUM PURPOSES, CITY OF SAN CARLOS, SAN MATEO COUNTY, STATE OF CALIFORNIA”, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN MATEO COUNTY, STATE OF CALIFORNIA ON NOVEMBER 19, 2001 IN VOLUME 74 OF PARCEL MAPS AT PAGES 5 TO 7 INCLUSIVE.

PARCEL III:

EXCLUSIVE EASEMENTS TO USE:

A) STORAGE AREA(S) S-215 AS SHOWN ON THE PLAN.

B) DECK AREA(S) D-215 AS SHOWN ON THE PLAN.

C) GARAGE AREA(S) G-215 AS SHOWN ON THE PLAN.

SAID ABOVE MENTIONED EASEMENTS ARE TO BE APPURTENANT TO AND FOR THE BENEFIT OF PARCEL I ABOVE.

APN: 050-131-220 (Affects this and other property)
JPN: 220-097-002-15A
First American Title

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September 22, 2025 Packet Pg. 295
(Page 11 of 6
carom ALL-PURPOSE ACKNOWLEDGMENT

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Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to anather document.

Description of Attached Document
Title
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Number of Pages:

Signer(s) Other Than Named Above:

Capacity(les} Claimed by Signer
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September 22, 2025 Packet Pg. 296
(Page 12 of 12)

NOTARY ACKNOWLEDGMENT
STATE OF CALIFORNIA }ss
COUNTY OF San Mateo }
On 04-22-04, before me, the undersigned, a Notary Public in and for said State, personally appeared Claudia Conti, personally known to me (or 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.

WITNESS
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SEO} FINOTARY PUBLIC: CALIFORNIA
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September 22, 2025 Packet Pg. 297

CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Adopt a Resolution Authorizing the Approval of a City Interfund Loan in the Amount of $4,557,734.81 from the General Fund Strategic Property Acquisition Reserve (SPAR) to the Affordable Housing InLieu Fund (Fund 29), for the Continuation of the Loan Drawdown Payments related to the 1244 Cherry Street Affordable Housing Project.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution authorizing the approval of a City interfund loan in the amount of $4,557,734.81 from the General Fund Strategic Property Acquisition Reserve (SPAR) to the Affordable Housing In-Lieu Fund (Fund 29), for the continuation of the loan drawdown payments related to the 1244 Cherry Street affordable housing project.

FISCAL IMPLICATIONS:

The City has approximately $12 million in the SPAR, in the General Fund, which it may use to acquire property for economic development and community development purposes. $4,557,734.81 is proposed to be loaned to Fund 29, specifically for the Cherry Street Capital Improvement Project (C9754). The interfund loan terms would include:
• Principal Amount: $4,557,734.81 which is the remaining balance on the loan • Date of Distribution of Loan Proceeds: Starting September 23, 2025 • Interest: Interest shall accrue at the California State Treasurer’s Office Pooled Money Investment Account (PMIA) average monthly effective rate as earned in the General Fund SPAR reserve
• Payments: No payment due until the City receives sufficient commercial linkage fees in the Affordable Housing In-Lieu fund (Fund 29) to repay the loan. Repayments may be made incrementally or in one lump sum depending on receipts • No prepayment penalty
BACKGROUND:

In 2021, the City approved a $1,000,000 predevelopment loan to Cherry Street Commons to support feasibility and planning studies for an affordable housing project at 1244 Cherry Street.

In 2023, the City entered into a Disposition, Development, and Loan Agreement (DDLA) with Cherry Street Commons, which authorized a total loan of $12,860,000 from Fund 29. This amount, inclusive of the initial predevelopment loan, was designated for predevelopment costs, property acquisition, and construction of 33 affordable housing units.

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Since then, Cherry Street Commons has requested loan drawdowns, first to cover predevelopment expenses and now for construction costs. To date, the City has disbursed $8,302,265.19, leaving a remaining loan balance of $4,557,734.81. However, Fund 29 does not currently have sufficient unencumbered funds to continue these payments. Staff therefore recommend approval of an interfund loan to allow the use of SPAR Funds to ensure completion of the 1244 Cherry Street project.

ANALYSIS:

Currently, Fund 29 has a total unencumbered cash balance of $56,000. The City had anticipated additional commercial linkage fee revenues for Fund 29; however, development slowdowns have impacted this forecast. For example, in fiscal year (FY) 2024–25, the City projected $7.2 million in commercial linkage fee revenue but received none due to delays in the 501 Industrial and 841 Old County Road developments. Staff now anticipate these commercial linkage fee revenues in the next two to five years. Additional commercial linkage fees are expected to be generated in the near future from developments at 888 Bransten Road (Alexandria), 987 Commercial Street, 789 Old County Road, and 841 Old County Road.

To safeguard against the possibility that one or more of these projects does not move forward and to allow the City to continue making loan drawdown payments to Cherry Street Commons and support completion of the 1244 Cherry Street affordable housing project, staff recommend loaning $4,557,734.81 to Fund 29 at this time. The interfund SPAR loan will be repaid once sufficient commercial linkage fees have been deposited into Fund 29.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution authorizing the approval of a City interfund loan in the amount of $4,557,734.81 from the General Fund SPAR to Fund 29, for the continuation of the loan drawdown payments related to the 1244 Cherry Street affordable housing project.

2. Do not adopt the Resolution; 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. Resolution

2. Promissory Note

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September 22, 2025 Packet Pg. 299
RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS

AUTHORIZING THE APPROVAL OF A CITY INTERFUND LOAN IN THE AMOUNT OF $4,557,734.81 FROM THE GENERAL FUND STRATEGIC PROPERTY ACQUISITION RESERVE (SPAR) TO THE AFFORDABLE HOUSING IN-LIEU FUND (FUND 29), FOR THE

CONTINUATION OF THE LOAN DRAWDOWN PAYMENTS RELATED TO THE 1244 CHERRY STREET AFFORDABLE HOUSING PROJECT.

WHEREAS, in 2023, the City of San Carlos (“City”) entered into a Disposition, Development, and Loan Agreement (DDLA) with Cherry Street Commons, which authorized a total loan of $12,860,000 from the Affordable Housing In-Lieu Fund (“Fund 29”), designated for predevelopment costs, property acquisition, and construction of 33 affordable housing units at 1244 Cherry Street; and
WHEREAS, to date, the City has disbursed $8,302,265.19 of loan drawdown payments from Fund 29 to Cherry Street Commons, leaving a remaining loan balance of $4,557,734.81; and
WHEREAS, Fund 29 does not currently have sufficient unencumbered funds to continue these loan drawdown payments; and
WHEREAS, the City created a Strategic Property Acquisition Fund (SPAR) for the purpose of economic development and housing property acquisitions, which has a current balance of approximately $12 million; and
WHEREAS, the City desires to approve an interfund loan from SPAR to Fund 29 in the amount of $4,557,734.81 to ensure continuation of the loan drawdown payments and completion of the 1244 Cherry Street project; and
WHEREAS, the City expects to receive commercial linkage fees to be deposited into Fund 29 from commercial development in the city on applications that have been approved in the near future; and
WHEREAS, the interfund loan would be distributed starting September 23, 2025 with an interest rate equal to the California State Treasurer’s Office Pooled Money Investment Account (PMIA) average monthly effective rate as earned in the General Fund SPAR reserve. No payments will be due until Fund 29 receives sufficient commercial linkage fees. Repayments may be made incrementally or in one lump sum depending on receipts with no prepayment penalty.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby authorizes the approval of a City interfund loan in the amount of $4,557,734.81 from the SPAR to Fund 29, for the continuation of the loan drawdown payments related to the 1244 Cherry Street affordable housing project.
* * * * *

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I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of September 2025, by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Adopt a Resolution Awarding the 2025 Annual Sidewalk Replacement Project (C9465); Authorizing the Execution of an Agreement with J.J.R. Construction, Inc. in the Amount of $171,355; and Authorizing the Expenditure of a 30% Contingency in the Amount of $51,406.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution awarding the 2025 Annual Sidewalk Replacement Project (C9465); authorizing execution of an agreement with J.J.R. Construction, Inc. (“Contractor”) in the amount of $171,355; and authorizing the expenditure of a 30% contingency in the amount of $51,406.

FISCAL IMPLICATIONS:

There are no fiscal impacts and no additional funding is needed at this time.

The project is funded out of the 2025 Annual Sidewalk Replacement Project C9465 (“Project”), which has an available budget of approximately $271,380 in fiscal year (FY) 2025-26. There is sufficient budget to award and complete the Project with a 30% contingency.

J.J.R. Construction, Inc. $171,355.00
Project Contingency 30% $51,406.00
Total Not-to-Exceed Contract Amount $222,761.00
Project C9465 FY 2025-26 Adopted Budget $271,330.00
As the lowest responsible bid was under the Project budget, any budgeted funds not spent may be used to perform additional sidewalk replacement work beyond the original scope.

BACKGROUND:

The Sidewalk Maintenance Program (“Program”) is administered by the City to eliminate tripping hazards and offsets within a pedestrian’s path of travel along the sidewalk area of the property owner’s frontage.

The City’s Municipal Code Section 12.04 and Chapter 22 of the California Streets and Highways Code assigns responsibility for the maintenance and repair of the sidewalk adjacent to a property’s frontage to the property owner. To defray the financial burden of sidewalk repair, the City implemented the Program, through which, the cost of repairs is shared evenly between the City and the property owner.

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Staff have determined it is most efficient to group together properties in need of similar repairs and to bid the work out to a single-qualified contractor, ensuring competitive pricing and greater compliance with state and City codes. Under the Program, participating property owners do not have to apply for or pay the administrative costs of permits; the City absorbs administrative costs as a courtesy to the property owners.

Based on the unit prices of the annual Project and Project budget, staff issue individual task orders to the contracted construction firm until the annual Project budget is exhausted.

ANALYSIS:

On August 12, 2025, the City advertised for bids for construction of the Project and bids were opened on September 2, 2025. Bids for the Project were received with the following results:

Contractor Bid Amount
Engineer’s Estimate $ 300,000.00
J.J.R. Construction, Inc. $ 171,355.00
John Boylan Engineering, Inc. $ 214,900.00
Raposo Engineering, Inc. $ 215,992.00
The lowest responsible and responsive bid for the Project was submitted by J.J.R. Construction, Inc. in the amount of $171,355.

After bid evaluations, staff recommend awarding the contract to the lowest responsible and responsive bidder identified above and authorizing the expenditure of a 30% contingency.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution awarding the 2025 Annual Sidewalk Replacement Project (C9465); authorizing the execution of an agreement with J.J.R. Construction, Inc. in the amount of $171,355; and authorizing the expenditure of a 30% contingency in the amount of $51,406; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Steven Machida, Public Works Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS AWARDING THE 2025 ANNUAL SIDEWALK REPLACEMENT PROJECT (C9465); AUTHORIZING THE EXECUTION OF AN AGREEMENT WITH J.J.R. CONSTRUCTION, INC.

IN THE AMOUNT OF $171,355; AND AUTHORIZING THE EXPENDITURE OF A 30% CONTINGENCY IN THE AMOUNT OF $51,406.

WHEREAS, the Sidewalk Maintenance Program (“Program”) is administered by the City to eliminate tripping hazards and offsets within a pedestrian’s path of travel along the sidewalk area of the property owner’s frontage; and
WHEREAS, the City’s Municipal Code Section 12.04 and Chapter 22 of the California Streets and Highways Code assigns responsibility for the maintenance and repair of the sidewalk adjacent to a property’s frontage to the property owner; and WHEREAS, to defray the financial burden of sidewalk repair, the City implemented the Program through which the cost of repairs is shared evenly between the City and the property owner; and
WHEREAS, on August 12, 2025, the City advertised for bids for construction of the 2025 Annual Sidewalk Replacement Project (C9465) (“Project”) and bids were opened on September 2, 2025; and
WHEREAS, the lowest responsible and responsive bid for the Project was submitted by J.J.R. Construction, Inc. in the amount of $171,355; and WHEREAS, after bid evaluations staff recommend awarding the contract to the lowest responsible and responsive bidder identified above and authorizing the expenditure of a 30% contingency.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby awards the 2025 Annual Sidewalk Replacement Project (C9465); and authorizes the City Manager to execute an agreement with J.J.R. Construction, Inc. in the amount of $171,355; and authorizes the expenditure of a 30% contingency in the amount of $51,406. * * * * *
I, Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22rd day of September 2025, by the following vote:

AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Adopt a Resolution Accepting the Fire Station No. 16 Replacement Project (C9823) and Authorizing the Public Works Director to Issue and Record a Notice of Completion.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution accepting the Fire Station No. 16 Replacement Project (C9823) (“Project”) and authorizing the Public Works Director to issue and record a Notice of Completion.

FISCAL IMPLICATIONS:

There are no fiscal implications and no additional funding is needed at this time.

The City Council awarded the contract to Beals Martin Inc. (“Contractor”) in the amount of $9,296,311 and authorized the expenditure of contingency up to the Project budget. The total cost to complete the Project was $9,619,233.

A summary of the total project costs is listed below.

Beals Martin Construction Contract $9,296,311.00
Final Construction Costs $9,619,233.00
Total Approved Budget $12,400,000.00
Project Design, Construction Management, and other Contract Costs $2,477,501.88 Final Construction Costs $9,619,233.00
Total Project Costs $12,096,734.88
BACKGROUND:

In May 2019, staff sought City Council direction on the replacement of Fire Station No. 16 in lieu of renovation and modernization due to the significant costs of bringing the outdated station up to current seismic and building codes.

Staff prepared the Project specifications in May 2022. The City Engineer signed the final bid set construction documents on May 12, 2022, which were approved by the City Council on May 23, 2022.

The Project was initially publicly advertised on June 8, 2022, however, bids were rejected due to discrepancies and later rebid on August 23, 2022 with sealed bids opened by the City Clerk on

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September 6, 2022. The City Council awarded the Project to Contractor at its meeting on September 26, 2022. The Contractor began the Project on November 28, 2022.

ANALYSIS:

The Project was substantially completed and a certificate of occupancy was granted on February 11, 2025 in accordance with the approved Project plans and specifications related to the construction of the project. The City asserts there were substantial unexcused delays for the completion of the Fire Station 16 Project. The City notified the Contractor of the claim for delay damages. Adoption of the proposed Resolution does not waive or release any claims related to the delay in the completion of the project.

Staff recommend accepting the Project and authorizing the Public Works Director to issue and record a Notice of Completion.

ALTERNATIVES:

Options available to the City Council include:

1. Adopt a Resolution accepting the Fire Station No. 16 Replacement Project (C9823) and authorizing the Public Works Director to issue and record a Notice of Completion; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Steven Machida, Public Works Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Resolution

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS ACCEPTING THE FIRE STATION NO. 16 REPLACEMENT PROJECT (C9823) AND

AUTHORIZING THE PUBLIC WORKS DIRECTOR TO ISSUE AND
RECORD A NOTICE OF COMPLETION.

WHEREAS, in May 2019, staff sought City Council direction on the replacement of Fire Station No. 16 (“Project”) in lieu of renovation and modernization due to the significant costs of bringing the outdated station up to current seismic and building codes; and WHEREAS, the City Engineer signed the final bid set construction documents on May 12, 2022, which were approved by the City Council on May 23, 2022; and WHEREAS, the Project was initially publicly advertised on June 8, 2022, however, bids were rejected due to discrepancies and later rebid on August 23, 2022 with sealed bids opened by the City Clerk on September 6, 2022; and
WHEREAS, the City Council awarded the Project to Beals Martic Inc. (“Contractor”) at its meeting on September 26, 2022; and
WHEREAS, the Contractor began the Project on November 28, 2022; and WHEREAS, the Project was substantially completed and a certificate of occupancy was granted on February 11, 2025 in accordance with the approved Project construction plans and specifications related to the construction of the Project; and WHEREAS, staff recommend accepting the Project and authorizing the Public Works Director to issue and record a Notice of Completion; and
WHEREAS, the City has made a claim for delay damages as provided in the construction contract documents. Acceptance of the Project as-builts does not release the Contractor of any claims or damages related to delays in completion of the project under the contract documents.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby accepts completion of the Fire Station No. 16 Replacement Project (C9823) and authorizes the Public Works Director to issue and record a Notice of Completion. * * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of September 2025, by the following vote:

AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Adopt a Resolution Authorizing the Execution of the Second Amendment to the Communications Site Lease Agreement with New Cingular Wireless PCS, LLC to Extend their Lease at Highlands Park.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution to authorize the City Manager or his designee to execute the second amendment to the communications site lease agreement with New Cingular Wireless PCS, LLC to extend their lease at Highlands Park.

FISCAL IMPLICATIONS:

The City is currently receiving rental income from New Cingular Wireless PCS in the amount of $5,322.12 per month, with 3% annual increases. The second amendment will increase the monthly rent to $5,350, generating annual revenue of $64,200. Rent will increase by 3% each year, which is consistent with local market rates.

BACKGROUND:

In August 2005, the City entered into a communication site lease with New Cingular Wireless PCS, allowing a portion of Highlands Park to be used for communications equipment. In 2011, the City Council approved the first amendment to the lease, which expanded the leasable ground area and permitted the addition of three antennas to the existing pole. Since the current lease is set to expire on September 27, 2025, New Cingular Wireless PCS has requested an extension.

ANALYSIS:

The proposed second amendment would extend the lease term by five years, with the option to renew for up to four additional five-year terms. It would also increase the rent to $5,350 per month, with a 3% annual increase. All other terms and conditions of the original lease would remain unchanged. If approved, the amendment would take effect on September 28, 2025.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution authorizing the execution of the second amendment to the communications site lease agreement with New Cingular Wireless PCS, LLC to extend their lease at Highlands Park; or

2. Do not adopt the Resolution; or

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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. Resolution

2. Proposed Second Amendment

3. Lease Agreement

4. First Amendment

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS

AUTHORIZING THE EXECUTION OF THE SECOND AMENDMENT TO THE

COMMUNICATIONS SITE LEASE AGREEMENT WITH NEW CINGULAR
WIRELESS PCS, LLC TO EXTEND THEIR LEASE AT HIGHLANDS PARK.

WHEREAS, in August 2005, the City entered into a communication site lease with New Cingular Wireless PCS, allowing a portion of Highlands Park to be used for communications equipment; and
WHEREAS, in 2011, the City Council approved the first amendment to the lease, which expanded the leasable ground area and permitted the addition of three antennas to the existing pole; and
WHEREAS, the current lease is set to expire on September 27, 2025, and New Cingular Wireless PCS has requested an extension; and
WHEREAS, the proposed second amendment would extend the lease for five years, with four optional five-year renewals, increase rent from $5,322.12 per month to $5,350 per month, with a 3% annual increase, and take effect on September 28, 2025; and WHEREAS, the second amendment is consistent with the Parks & Recreation Master Plan to implement a public and private partnership to develop funding resources; and WHEREAS, rental payments from wireless communications facilities located within City owned property enhance the City’s general fund.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby authorizes the execution of the second amendment to the communications site lease agreement with New Cingular Wireless PCS, LLC to extend their lease for Highland Park. * * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of September 2025, by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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Market: Northern California
Cell Site No.: CCL05493
Cell Site Name: Devonshire Blvd. & Hyde Park (CA)
Fixed Asset No.: 10101861
Address: Melendy and Aberdeen, San Carlos, CA 94070
AT&T Site CCL05493 (Devonshire Blvd. & Hyde Park)
Second Amendment to Communications Cell Site Lease 8.27.25

SECOND AMENDMENT TO COMMUNICATIONS SITE LEASE
THIS SECOND AMENDMENT TO COMMUNICATIONS SITE LEASE (“Second Amendment”) dated as of the later date below (“Second Amendment Effective Date”) is by and between The City of San Carlos, a municipal corporation (“Lessor”), having a mailing address of 600 Elm Street, San Carlos, CA 94070-3085 and New Cingular Wireless PCS, LLC, a Delaware limited liability company (“Lessee”) having a mailing address at 1025 Lenox Park Blvd NE 3rd Floor Atlanta, GA 30319. Lessor and Lessee are hereinafter collectively referred as the “Parties”.

RECITALS

WHEREAS, Lessor and Lessee entered into a Communications Site Lease dated August 22, 2005, as amended by that certain First Amendment to Communications Site Lease dated July 1, 2011 (hereinafter, collectively, the "Lease "), whereby Lessor leased to Lessee certain Premises, therein described, that are a portion of that certain property owned by Lessor and commonly known as Highlands Park in the City of San Carlos, State of California (the “Property”) and WHEREAS, any capitalized terms not otherwise defined in this Second Amendment shall have the meaning ascribed to them in the Lease; and
WHEREAS, the Term of the Lease is scheduled to expire on September 27, 2025, and the Parties desire to extend the Term of the Lease; and
WHEREAS, the Parties desire to modify (i) the Rent and (ii) the annual increases to Rent payable under the Lease; and
WHEREAS, the Parties desire to amend Section 17.5 Notices of the Lease by deleting it in its entirety and replacing it with a new Section 17.5 Notices; and WHEREAS, Lessor and Lessee, in their mutual interest further wish to amend the Lease as hereinbelow set forth.

NOW THEREFORE, in consideration of the foregoing and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee agree as follows:

1. Extension of Term. The Term of the Lease is hereby extended for a base period of five (5) years commencing on the Commencement Date (which shall be deemed to be September 28, 2025) and terminating on the fifth anniversary of the Commencement Date unless otherwise terminated as provided in Section 7.5 of the Lease or extended for Renewal Terms as provided herein. Lessee shall have the right to extend the Term for four (4) successive five (5) year periods (each a "Renewal Term") on the same terms and conditions of the Lease. The Lease shall automatically be extended for each successive Renewal Term unless Lessee or Lessor notifies the other party of its intention not to

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Market: Northern California
Cell Site No.: CCL05493
Cell Site Name: Devonshire Blvd. & Hyde Park (CA)
Fixed Asset No.: 10101861
Address: Melendy and Aberdeen, San Carlos, CA 94070
AT&T Site CCL05493 (Devonshire Blvd. & Hyde Park)
Second Amendment to Communications Cell Site Lease 8.27.25 renew prior to commencement of the succeeding Renewal Term. As of the Second Amendment Effective Date, the Term shall include the current Term under the Lease (scheduled to expire as of September 27, 2025) and any applicable Renewal Term (commencing as of September 28, 2025).

2. Modification of Rent. Commencing September 28, 2025, the Rent payable under the Lease shall be Five Thousand Three Hundred Fifty 00/100 Dollars ($5,350.00) per month, subject to adjustment as provided herein. In the event of any overpayment of Rent prior to or after the Second Amendment Effective Date, Lessee shall have the right to deduct from any future Rent payments an amount equal to the overpayment amount.

3. 3% Annual Increases to Rent. Commencing September 28, 2026, and each September 28 thereafter during the Term, Rent shall increase by Three Percent (3%) over the Rent paid during the previous year.

4. Notices. Section 17.5 Notices of the Lease is hereby deleted in its entirety and replaced with the following:

“Section 17.5 Notices. All notices, requests, payments of Rent, demands, and other communications required or permitted hereunder shall be given as follows:
(a) For Notices of Default to Lessee:
(i) To Lessee’s Lease Administration Department by email at [email protected]; and
(ii) To Lessee’s Law Department via First Class certified or registered mail, return receipt requested, or by a nationally recognized overnight courier, postage prepaid:

New Cingular Wireless PCS, LLC
Attn.: Legal Dept – Network Operations
Cell Site No. CCL05493
Cell Site Name: Devonshire Blvd. & Hyde Park (CA)
Fixed Asset: 10101861
208 S. Akard Street
Dallas, TX 75202-4206
(b) For Notices of Default to Lessor:
(i) To Lessor by email at [email protected] and [email protected] and

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Market: Northern California
Cell Site No.: CCL05493
Cell Site Name: Devonshire Blvd. & Hyde Park (CA)
Fixed Asset No.: 10101861
Address: Melendy and Aberdeen, San Carlos, CA 94070
AT&T Site CCL05493 (Devonshire Blvd. & Hyde Park)
Second Amendment to Communications Cell Site Lease 8.27.25 (ii) To Lessor’s Law Department via First Class certified or registered mail, return receipt requested, or by a nationally recognized overnight courier, postage prepaid
City of San Carlos
Attn: City Manager
600 Elm Street
San Carlos, CA 94070
(c) All other notices will be sent:
(i) To Lessee’s Lease Administration Department by email at [email protected] with the Fixed Asset No. Cell Site No. and Cell Site Name set forth in Section 17(a)(ii) above; and
a) To Lessor by email at [email protected] and [email protected]).
(d) Notices by email will be effective on the first calendar day after it was sent unless the sender receives an automated message that the email has not been delivered. Electronic mail shall be sent with a read receipt, but a read receipt shall not be required to establish that notice was given and received. All other Notices shall be effective when received unless returned undelivered. Either party hereto may change the place for the giving of notice to it by thirty (30) days’ prior written notice to the other party hereto as provided herein.”

5. Incorporation of Recitals. The Recitals set forth above are deemed to be true and correct and are incorporated herein by reference.

6. Other Terms and Conditions Remain. In the event of any inconsistencies between the Lease and this Second Amendment, the terms of this Second Amendment shall control.

Except as expressly set forth in this Second Amendment, the Lease otherwise is unmodified and remains in full force and effect. Each reference in the Lease to itself shall be deemed also to refer to this Second Amendment.

7. Entirety; Counterpart. This Second Amendment together with the Lease, constitutes the entire agreement between the Parties. Any modification to this Second Amendment must be in writing and signed and delivered by authorized representatives of the Parties in order to be effective. This Second Amendment shall be governed by the laws of the State of California This Second Amendment may be executed in counterparts with the same effect as if the Parties hereto had executed the same document. All counterparts shall be construed together and shall constitute a single document.

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Market: Northern California
Cell Site No.: CCL05493
Cell Site Name: Devonshire Blvd. & Hyde Park (CA)
Fixed Asset No.: 10101861
Address: Melendy and Aberdeen, San Carlos, CA 94070
AT&T Site CCL05493 (Devonshire Blvd. & Hyde Park)
Second Amendment to Communications Cell Site Lease 8.27.25 [SPACE INTENTIONALLY LEFT BLANK]

8. Electronic Signatures. The Parties hereto consent and agree that this Second Amendment may be signed via electronic signature (e.g., DocuSign and Adobe Acrobat Sign) and that such signed electronic signature shall be valid and as effective to bind the party so signing as a paper copy bearing such party’s handwritten signature. The Parties further consent and agree that any electronic signatures appearing on this Second Amendment shall be treated, for purposes of validity, enforceability and admissibility, the same as handwritten signatures.

IN WITNESS WHEREOF, the Parties have caused their properly authorized representatives to execute and deliver this Second Amendment as of the Second Amendment Effective Date.

LESSOR:

The City of San Carlos,
a municipal corporation
By:

Print Name:

Title:

Date:

LESSEE:

New Cingular Wireless PCS, LLC,
a Delaware limited liability company
By: AT&T Mobility Corporation
Its: Manager
By:

Print Name:

Title:

Date:

Approved as to Form – Office of City Attorney

By:

Print Name:

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Market: Northern California
Cell Site No.: CCL05493
Cell Site Name: Devonshire Blvd. & Hyde Park (CA)
Fixed Asset No.: 10101861
Address: Melendy and Aberdeen, San Carlos, CA 94070
AT&T Site CCL05493 (Devonshire Blvd. & Hyde Park)
Second Amendment to Communications Cell Site Lease 8.27.25 Title:

Date:

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-SITE UMB R SNFCcA2QU Sl'TE "N A_Mf. Devon!Sh1re Blvd & Hyd� Park COM:MUNICATIONS S:I'TE LEASE

PREAMBLE
TmS COMMUNlCA TIONS SITE LEASE ( lease ') dlated tlus 22nd day of A�gust 2005, by and between

WIRELESS
fflE CITY OF SAN CARLOS. a municipal corpor-auon ( Lessor ) and NEW C'INGULAR PCS,. LLC. ai Delaware bmrted liablhty company(' Lessee 1 )

RECITALS
L s:sor 1.s the own� of certam property sima�ed m San Mateo County State of CaihfomtUi, a legal descnptton of wluch 1s contauwd tn Exlub1t A to tlus Lease and Jocated w1thJn H1gh]ands Park m the Cny .ofSan Ca:rilos ("Propeny .. )
Lessee 1s a hmned habd1ty -companv orgaru:zed under the laws of title State of Delaware whose pnnc1pa] busni.ess 1:s to pro\!'lde mobtle/wtreJess oommurucatton .,.er-.,, ices Lessee reque0sts use of a portion of ilie Property for the mstaUauon and operatmn of ,certam commumcatwns facdtti.es .and equipment
Lessor ts wi]hng to permit Lessu to lease a portion o • the sa�d Property m aocordanoo with tbe teJ'D'IS oondu1ons, and. covenants of trns Lease
NOW TIIEREfORE the panres agree as foJl.ows
Secne,n I - PREMISES
I..esoor .leases to Lessee and Lessee leases from u:Sbor, for the tenn at the rental and upon the cond1t10ns set fonh herein a, porhon of the Property, cmmstmg of {1) approximately 2:50 square foot of space adJacent to the conoe:.swn stand on the north side m wruch Lessee shaU p]ace its comruurucahons equtpme.nt (u) spaee on a ne bght standard to be mstaUed by and at Lessee's ,expense m accordance with Sect1on S 6 for the attachment of amennas cables and assocuu.ed equtpruent (m) cab]e runs to ou,1.1�t the equ!.J)mertt ard antennas and (w) telephone and. electncal uuhty mstallattons ('''' �n ·�, ,.,, and cable hnes trom tbe bu.ldmg :,hall be underground wnhout chsturi>mg any pan of any buddmg or park apparatus or fixtures an as mo11e pa:rucular1y shown and descnbed m the pro;1oot plains 111pprovoo pursuant. to the tenns and cond1uons of tlus Lease, w hich are attached herelo and mc-0.rporated herein by this reference as Exlnbit B (herem:aftercollechvely referred co as the 11 frem1ses"} After constructmn H1e
appmved .as-built record unpwvement plans of the Premises shall be sulbsll.1luted for the ongmaHy approved plans to ref1ec:t aay changes to th app.roved pfam, approved dunng constmctmn Section 2 - TERM
The tenn of thl Lease shaU b f<ir a base period of fiv,e (5), years comm nc�ng on the Commencement Date· establ. she.d by er;:;tion 3 and termmatmg on the fifth anmve.rsary of the Com.mencemc;cn1 Date ("Term'') unless otherw1.se iennmated as provided m Sectmn 7 5 or e;1.�ended for Renie\\a] . errns as prov1ded below Les�ee hail] hav the right to extend lhe Te:nn for thre (3) s:uccess1,ve five (5) year penods (''Renewal Tenns ') on 1he same terms and condJtmns as set forth hore1.n Tius L,ease shall automauca,lly be extended for each uccess1ve Renewal Term unle.ss Lessee nottfies Lessor of us n:11efl11on not to renew pno. to oommencem n1 of the succeed.mg Renewa] enn Packet Pg. 326
Slf.E NUMB R SNFCCA2QU SITE NAM.E Devonshire B1¥d. & Hyde P:a!l'k 'Sechon. 3 - RENT
3 l Beginmn,g on the Commencement Date Lessee sha.11 pay to Lessor as rent for the Premises m advance on the first day of each calendar month of the first year of the· term of tlns Lease without deductmn offset pnor nouce or demand m lawfu] money of the Umted States, the sum of Tw,o Thousand DoUa:rs ($2 000 00) (
° R,ent'') The uuhal term of Llu!> Lease shall commence on the earber of (1) the first da;y followmg Less.ee1
s not1c-e l.o Lessor m wntmg that Lessee has obtained all pemnts and approvals necessary for Les ee to be· legaUy ent1ded to construct a facd ty for prov1dimg w1reless - -
commumcattons services at the P11em1:Ses or (u) 1he first day Lessor has complet¢d construction of Lessees faclhlles (as hereafter defined) C'Co:mrnenoement Date") Lessee shall exercise commel'ClalJy reasonabl efforts to obtam aH necessary approval a:t the •ea rhest p.racucab]e da:t followmg execuuon of
the Lease If the Commencement Date 1s not the first day of lhe month or 1fthe lease tenn_mauon date is not the last daiy of the month a prorated montWy mstaHment shaJl be pmd at d'l.e then current rate for the fracuonal ponwn of thiu month de-term-1ned by the Comme,ncement Date or terrmnat1ou date 3 2 DWlllg ,each sucoe-ss1ve year of the Tenn of this Lease mdudmg the Renewal Terms 1f the renewals go into effect tiie rental :�a" � shall be adjusted annually, aod said adJustmen t shall be
effecuve on eadil aruuversary of the Commencement Date The aMual r-enta:L adJustmenlt shall be Three P'eroont (3%) of tl1e Rent for the previous year
3 3 As partm] co!'.I.Siderat, on for this Lease,, Lessee agrees to pay a one time fac1hty foe of Twenty Thousand IDoUars ($20 000 00) ( !Famhty Fee ) withm thrrty (30) days of the Commencement Date !Pmv.1ded, however, ihat 1.f the Commencement Date should not occur for any J1eason then Le�e shall be und!er no obhgatmn to pay Lessor the Fac1hty Fee
Section 4 - USE
4 l Permitted Uses Lessee shaH use the Prerruses for the purpose of msudhng ffili.Ovmg. rep]acmg mamtammg and op :ratmg a: commUrmcauons fac1hty and. associated unpr-ovement£ and equ 1pme.nt co pnsmg lessee's eqmpmem for proVIdmg commuruca.uons services. to the puibhc that Lessee 1s legalJy authon.zed to prov1de dunng the tem1 or Uu tea e { Lessee Fac1hhes ) If appl, cab]e such usage s subJect to obtaming and adhermg to the tenns of a Condll1ona1 Use Pem11t as duec.ted hy tti<.> Ctty of San Cado Murnc�pa] C.ode Lessee shaJI not use the Premr1ses for an" \.0 he,, ouipOse'- w1th0Jt .t>e Vr. "1t Le i oonse.nt of the Lessor
The m.st:aUaiUon of the above Lesllee Fac:1ht1es soon be subJecl to the reviews, approva s and reqmremems se,t forth m Sect1011 :5 5 _;essee s.haJI be solely responsible for any and all cos associated w1till1 the mstalhn.1on mamienance and use of any fact Hies equipment and improvements on the Prenu es
Lessor hereby graH1s, to Les.._ee for the duratmn of 1h1 Leins or any exiai:smns thereof an ummpmred non e:xcfosl ve easement m and over the· foUowmg port�ons of the Property ( coUechvel.y the "Access Are�s") shown m Exhibn B the comm.on areas at the Property and all areas necessary to provide urumpaued physical. ace ss by personnel veh1cJe allld eqrmpmeni from the nearest p:ubhc .nght of way and uhht1es from the neares1 service, to or from the Lessee''s equ1pme:1lil ]ocated at the Prenuses The nghts granted to Lessee herem are solely for the purpose of mstal hag •constructmg mamtammg res1onn .repl acmg and operaung Les. ee1s 0qu1pment located w1th1 n or on the Premt.ses or such Access A--1eas Such rights :shaJJ mdude the nght ofmgress and egress twenty four(24) hours per day seven (7) days per week over such �-cess Areas for access to or from .any of Lessee's eqwpment Packet Pg. 327
STTE 1UMBIER SNF'CCA1llf2 SITE NAME Dnonsh1reBJwl & Hr.tehr.k Les ee understands that. wh.de· its nghts to use the Premises pursuant to the terms of fuis lease are exclusLve, Lessee does not have exclus1.ve rights to use or occupy any portmn of the Propeny (mdudmg the Access Areas) other than the frennses
4 2 Pr()bibited Uses l.essee shall not use th P1em1
ses for any pU!l'J)OSC not expressly penrutt�d
he.reunder Lessee ha]l not (aJ create, cause or ma ntatn any kgaJ nmsanee m on or about the Prenuses suffer the Premises to be used for any unlawful purpo:se or fb) do or per:nut to be done anythmg ma mailll1er which unreasonably thstmhs the occupants of neighbom,g propenJes 4 3 Approval. b Go¥ernmcnta1 Agencies As a cond1hon precedent co either party s obhptton under tl:us Lease Lessee shaU obtam the pnor approval of such govemmentail agencies and bodies thaJt may have JUnsdtction over use of the Premises by Lessee to ms,taJJ Lessee's Fac1bt1es specrfied m Sectton 4 1 and to oonduc,t the acuvmes pemntted under tbts Lease Pnor to use of the Premises Lessee shaU obtam al.I reqmred penru:ts, he-eases and approvals ifrom any govennnental agenc1es havmg Jttns.dtcbon over Lessee's use of the Premises Lessee shaU use reasonable efforts to .mamtatrn such pe:nruts bcenses , and approvals: m :force ili.rougbout the term of thLs lease mduding the renewal terms m the event the T � e • � extended Les.see shall be sole1y responsible for conduct.mg 1;111y envlfOtuncntal fevietV rcquued. ·of Lessee to be undertaken m assocumon Wi:th Lessee's: use oftne Pre011ses and for any and all costs assoc1ated therewith as we:U as any and a]] fees, charges or other e pcra;es that may be un.posed by any roguJato:ry agencies m connection with Lessee's use or rnJoyment: of the Premnies pnor to the Lease Commencement Date or at any tm1e dunn,g the tenn of the Lease Lessor agrees to cooperate fully wuh Lessee m obtammg tl1e local permi.ts and wtthout l1m-1tmg the genera.Luy of the foregmng to execute any apph.cations maps eeruticates or other documents that may be requued m connectu:m wtth local penmts� and rooordmg a notice of specrn1 restnc,t:1on i.f requu,ed by appbcabJe gnvernmental agencles
4 4 Comphanc.c with l.a"''S· Lessee shall not do anything 10 on or abou� the Premises •Or bnng or keep anything u1, on or about the PremJs�, wlnch win m any w.ay -confhot wdh any Jaw statute, ordmance or governmental rule or regulation now m force or which may ereafter be enac,ted or promulgated by any pubhc authonty
4 5 Condmo.n,. U sc, and Zonn1:g of Prenust • Bvrept as e,;:pressl ;)rnVJded IO this Lease Lessor makes no warramy or representation of .t.1y llMl .... on ... eunng Lhe cor1mtivu or the f'! emi:ses, or the fitness of the Premises. for th use rntended by Lessee or of the apphcable zonmg r:egufah<lns to Le�ssee\, proposed use thereof and hereby d1sda1ms any personal knowledge wHh r spect there to, 1.t b<:!mg
expressly understood by the panics that Lessee· has personal.ly mspec,tcd the Pr1en11:ses know therr oondttiO:n finds them fit for Lesse�ls mlended use aocepts them as is. and has ascenamed that they can be used for t:he purposes specdiied m Section 4 1 otw1thstandmg the foregomg, Lessor represe11ts ,md warrants to Lessee that the Pre:rmses shat be Hl good c-ond1hon a:nd repairr and c-0nstructed with an apphcabl e state federal and local laws and regulahons
4 6 P'Jloted1on Agamst lnteden.nce Lessor agrees that u wdl not .b'Tant a future lease l1-0ense or other nghM to any thm:J pa:ny for use of the Property e:,..c.epi a noted m section 3 3 or permit the modification of an ex! sting use of the Property If such new or modified use would m any wav detrnnentally affeet Lessee's operations rndudmg wnhout h1mtatmn causing mlerfe:rence with Les:see s connnumcatJons
J
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snE NIJMBD. SNFCCA2:0J7 SITE NAME D�vonillhiire Bh'd & Jlyde Ji'uk Section S - MAINTENANCE, REPAIRS and .AL TERA TIONS
Lessee sh.an keep m good order, «indmon, and repaJr Lessee s Facd1he-s, and every part thereof at Les.see's. oJe expense Wrthout hmahng the foregomg, Lessee shaU not be respoos1bJe for the on-gomg repallr or mamtemmce of the roof sidewalk or doors referred to m Se,ctton 3 3 S I Surrender On the fa.st day of the Term hereof or wpon any pnor termination. Less.ee sha:U surr-en.d!er the Prennses, exdudmg an nnprovements. made thereto by Lessee. m Lessor m me same condmon as near practical as when received by Lessee ordmacy wear and tear excep ted ,clean .md free
of debns Lessee shal] remove alJ structures, bu ldmgs, trucrowave dishes, antennas and any other facihhes equ1pmenl or improvements that Lessee pfaces upon the Premises (exc�tmg any foumfa.uon or undergr•oun-d utd111es) .repam:ng any damage to the Prellll.ses oocas1oned by the: msta1larbon, minntenance or removal of Lessee's improvements fix�nres, fum.1s.hmgs and equipment and retummg the Premises to Lessor. as near as pracucaJ, in the same condmon as when Lessee receive the Prem1se.s from Lessor less on:lma:ry wear and 1,ear
5 2 Lessor's Rights U Lessee fat is lo perform Lessee's obhgait1ons. under t .. � �oi; -lieu : v under any oilier sec
tmn of tfos Lease L-essor may at 1ts opuon (but sha]l not be requtred to) en te.r upon the
Pr-erruses after pnor wnrtten notice to Lessee of not Jess than thn1y (30) day {e cept rn the case of an einergency m winch case no pnor notice shaU be reqmred however notice win be gtven to I.....essoo of such entry as soon as possibJe thereafter) to perform such obhgations on Lessee's behalf and put the same tn good order condmon and reparr, and the <::ost thereof together with interest thereon as the max1mmn rate then alJowable by law shall becom� due and payable as add1honal Rent to lessor together with Lessee's next R lilt mstaJlment prov1ded that - ssor pr-oVJdes Lessee with a detaded mvrnce descnbmg the work performed
5 3 Les.sor�s Obbgatmns Lessor shaU have no obhgatmn to repair and maintain the Prenuses nor the improvem.ents thereto and facdmes pJaced thereon Lessee e.xpress]y w,.uves the benefit. of any statute now or heremafl.or �n effec
t wllt1ch would otherwise afford Lessee the ngbt to make r,epa1rs at les.sor1
s expense or to tmrunat-e th11s Lease because of Lessor's fodure to keep Pre.nnses n good order condrtmn and r•epalli
5, 4, Secunty Measures Les,;or has no obhgat•on to provide any s:ecunty measures at the Pre1mses other 'than those the Lessor u1 tI� dl l ehon detenrunes are needed for us own fac1bhes Lessee may provide reasonable secunty mea ures for the Lessee f'acdn:1es provided that suc-h measures shaU not hmn . soots use of the Property m any way Lessee shaU obta.m pnor approva] before nstaH ng or implementmg any secu11ty syS1em deV1ce operauon or p�an to protect Lessee's Prem.tsies 5 5 Improvements.
(:1) Lc:os ee at its so]e cost and exp se, may make alterauons improvements addtt�ons or ut1hty ms1a1Jat1ons ,(heremafter collecu -Iy referred to as Improvement. or .fl.mprovements") lo or on the PrcJlllses 111at are necessary for the operatmn or mamteoanoe of the penmtted uses of the PRm.ises subJect to the prior wntteu appr-ova] of the Lessor and 1f necessary a11 other governmental agencies which have JUr!1sd1ction over the use of the Premises by Lessee ln order �o obtam Lessots prtor w:ntlen approva] for any lmprovemem Lessee shall subnut maps and drawrngs or rendermgs of any propo:,ed hnprovement 10 Lessor sufficiently detai]ed lo enable Lessor to make ari mfonned Judgment about any proposed lmprovemt"Jil Upon subm1ss1on •Of such maps and drawings or renderings Lessor st1aU p.rocess said maps draw ngs and r-endermgs wuhm the shortest um.e tram� prov1ded for by City ordmance Should Lessee make any hnprovemenls without the prior wrme:11 appro al of • �"'Or Lessor may reqmre that Lessee remove any or aU of the same at Les:.ee's sol.e cost and expense N otw1d1standmg tl1e 4 Packet Pg. 329
SITE NUMBER SNfCCNQU sm NAME De:v-onsh•rt Dh-d & Hyde P:111rk foregomg, Lessee shal.l not be requued to obtam Lessor s penmss1on to rep]ac:e,, su.bshtute, exchange and .add equipment or to replace and exchange antennas and caMes with antennas. and cables that. do not adversely affect the .appeara.nce of the Hl.StaHatmn to, the public (b) lessee sha]J pay when due aH dmms for labor or matenals fumLshed or aUeged to have been furrush-ed to or for Les:see at or fo:r use on the Pte.illlsts winch cfauns are or may be soo111.red by any mechamcs' or rnatenahnenst hens agamst the Premises or any mterest therem Lessee ,shall giv,e Lesso not Jess than ten (10) days notice pnor to the commencement of any work on the Prenns� as proVIdoo by law If Lessee m good finth ,contests the vahd1fy of any such hen chum or demand then Lessee shaU at its so]e expe:n:se defend use! f and Lessor agamst: the same and shall pay and sausfy any such adverse Judg1nent that may be rendered thereon b�fore the enforcement thereof agamst the Lessor or the Prenuses If Lessl()r shaJl re{Jwre, Lessee shall post a surety bond m an amoWli t equal to such con.tested
hen clmm or demimd mdemn1fymg Lessor agal t liabduy for the same· and holdmg the Premises free from the effect. of such hen or claim In add1t10� Lessor may reqmre :Lessee to pay Les.sor'.s attorneys' fees an.d oosts reasonablly a�1d necessa:nly mcmred in pa.rt1c1paung m such actmn - -
(c) Title to Lessee .s Factlmes and any •eqmpment pfat..,:;d .:: "hep ... �� ...... �es by .Lessee shaU be held by Lessee or tts eqmpment lessors or a:ss1gns Lessee s Facthues shaH not be considered fi mres Lessee, has the .nght to remove any or aJJ of Lessee s FaclhUes at its sole expense on or before the exp1ratmn of tlus Lease or within 1xty ( 60) days after a.n early temunartJOn of this Lease ( d) Before constrocuon d any Improvements ,s commenced on tbe Prennses and before any bmJdmg nuitenaJs thercefor have been del ve11ed to the Preouses by Lessee or agents under Lessee's authon ty Lessee shall obtam aU necessary approva]s from an apphcab]e governmentaJ agencle · and shall comply with tl1e followmg oondrtions or procure Lessor's wntte:n wmver of the concbt1on or cond1tmns specified m the wmver
,(1) V1.sual and En uonmentail hnpact. Le�� agrees to comply with all aesthet1c and ,envuunmental oondttions mcludmg aU ongo1ng mamttmance requu-ements thai t may be unpos,ed as part
of the Conditions of ApprovaJ to the penrut granted by the City of San CaiiJos au��dmg and Pfarmmg DlV1.s1ons with respect to the Prenuses and other c01mnerc1aHy r,easonabk: aest' et1c rmprovements as may be requested by the CLty of San Cai-Jos
(2 J1 Co ,�iruct1on Schedule LCS:Se saaU deh ver 10 the Lessor for the Lessots approval a t1me s:chedu]e euwng forth m deta11 a descnpuon of the· knproveinen� and all steps for oonstructwn of ·the hnprov•ements., and Lessee1
s. oos:t estllllate· of the date upon which each step· shal] be substantially completed Lessor' approva] which shaU not be unre-.Jrsonably w11hheld ,ordelayed ord1sapprovaWofthe schedule shaH be C·Ommmucated to Less.ec m the manner provided for the g1vmg .of not�oe· herein .!lnd any dJsapproval sbaU be acoomparu�d by a specdicat1on oflhe grounds for d1 • approval (3) lndemruty of the Lessor Lesoo .sh:aJJ protect Lessor's Property agamst damage resulung fro the performance of any work undertaken by .Lessee or Lessee's agents employees contractors or assigns, and :shaH mdenuufy tJ1e Lessor agamst aJJ hens or hab1hty many way ansmg out of the perfonnance of th work or the fum1shmg of ]abo:r servtces matena]s supph es equipment or power u1 connec-t 10n therewnh e cepl any hens or hab1hty cau ed by 1he negl!1gence or wdlful 1msconduct of Lessor or Lessors employees agents or oo 1rnc1ors Specific care should be rnken to not dama e the atbl,et1c field m any manner or to make 1t unpfayabl•e
( 4) NolJce of CompJeuon lmn

1.eduueiy upon substanual comp�et1.on of any lmprovem:ents .Les�ee shall prepare and proVJde Lessor w1ih a nouce of complet1on su11abl.e for rec-0rdat1on m the offic-1a 1 records of the County of San Mateo Lessor at ns opuon may elect lO· record said nouce 5 Packet Pg. 330
SITE UMBER SNFC!;A201!7 SITT AME D�s'h1rt Blvd & Hyde Parl S 6 New Liig,ht Standard/Future Colocatmn Oppont1:hrt1e1 on Light Standard (a) Coucurreru]y with the mstalJatmn of Lessee s Fact 'thes Lessee shrul 1nsUtH a new �,ght standard .as descnbed m Exhlb1t B ( Light Standard ) at Lessees eXJpense. to accommodate (l) the attachment of Lessee s anteID1as cables and assocHl�ed equipu1�11t and ,f1) the amt� -cab� and assoctated eqmpment for at least one other oommun1cahon facihty Upon the com_plet1on of the Llght Standard. title to the Light Standard sha11 transfer to Les or Lessor s .aoceptance of the hght standard liS ·subJect to the 1nspect1on and approval
!
of the hght standard by the Cfly s Director of Pubhc Works which approval shall not be unreasonably w1th'held Upon comp�euon of the Light Standard Lessee shaH not be under any obhgat1on to mamtam reparr or modtfy the LJgh t Standard
(b) Les:sor and • , see agree that Lessor shaU have the nght to enter mto future lease, hcense or other use agreements with up to two (2) addmon11d parties for the plaoen1ent of antennas on th.e L1ght Standard on uch ooononuc terms and c-0ndmons as Lessor may determJne, provuied however that such plaoovnents h) :shall no
t adversely affect the structural m1egnty of the L1ght Standard (u) hall nol ml!erle:r,e w1th the Lessees nonnal overah'lu <'+
' l ')Jee s Fac1ht1es mstaUed u1 or upon the Light
Standard and (m) any such party usmg the Light Standard snaU reimburse Lessee: pnor to the rnstaUatlon ,of any eqmpment on the Light Standard for the pro rata cost of Lessee's design, pemnttn1g ood construcuon of lhe .Light Standard and any shared mfrnstructure tnstaUed by Lessee pursuant to tht Lease, mcludrng wtthout ]umtation any underground conduits power and/or telephone service Sect1on 6 -1 DEMNITY and INSURA CE
6 I Indernmey This Leas s made upon the ex.press oondiuon ilia Le-ssee shaH mdemmfy, defend keep and save barmiless Lessor and its directors offtcet· a.gents and employees aga�nst any and aU sm1s dam1s or acuons alilsmg out of any LDJW'Y or mp.mes to, or death or deaths of, persons or damage to property caused by Lessee's use of ilie Prcemi:ses or 1he neghgem acts or onusS1ons of Lessee ]ts agents employees or contractors except where caused by the neghgonc or w1Ufu] nusoo.nd'ud of Lessor ! ts employees oontractors or agetHs v10.Jatmn of any law by Lessor, its employees, contractors or abronts or breach ofthJ. LeaSie by Les·or
6lln-.unnce
\.t:) Y1or'ken' Compen auon Lessee· sha11 procure ai.nd nramtam at a11 timet. d11Irmg lne tenn of trus Lease and any ho]dover tenancy thereof Workers' Compensat10n ]nsurance m oon:formance with-the laws of die State of Cahforma and federal �aws where apphcabJe Employers' Lab1.hty Insurance shaU not be less than One M1U1on Dollars ($1 000,000) per accident Pnor ro commencement of the mstaUalwn of Lessee Facdn1es Le.s . ee .shaU dellver to less.or a cert11fic.ate of msura.nce wluch shall shpula1•e that thirty (30 days advance wnUen notice of canceUa11on or matenaJ change slltaU be gtven to Le-ssor
(b) Boddy lnJury De,uh and Property Damage Ludnlu:y lwuranctl Lessee sha.11 a] o procure and mamtam at aH tunes dunng the· term of this Lease and any holdover tenancy tlil.eroof comprehensive broad fonn CommerciaJ General LiabdJty and Automobde Lmbdny msurance covermg Lessee fo any hab1hty an mg out of the us.e of or ocx:.umng m on or about the Prenuses Th.e pohcy(1es) shaU mdude coverage for any vehicles hoens,ed or unhce:nsed on or off the Pre1TIJses used by or on behaU of Lessee durmg the tenTI ,of 1lus Lease or holdover 1emmcy thereof nie pohcy(ies ) shaU be su.bJect to a hmH fi t each occurrence of Five Mllhon DoUtrrS ($5 000 000) nammg as an add1t10nal insured under th� Commercia] ·General Lmblhty Po]1cy Lessor its directors officers •employees and agems The Insurer{ ) shaJI agree 1}1at ns pohcy(1es) 1. s (a:re) Primacy msu:rance and that it shaJJ be ]1able for the fu]] amount. of any loss up w and mdudmg 1he total l mil of Ji.ab1hty W]Ulout ngh1 of contnbut]on froHl any other insurance covenng essor
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Market: San Francisco
Cell Site Number: CNU5493/CNU5495 SFNCCA2087
Cell Site Name: Devonshire Blvd. & Hyde Park
Fixed Asset Number: _10101861

FIRST AMENDMENT TO COMMUNICATIONS SITE LEASE
THIS FIRST AMENDMENT TO COMMUNICATIONS SITE LEASE ("Amendment"), dated as of the latter of the signature dates below ("Effective Date"), is by and between The City of San Carlos, a municipal corporation, having a mailing address of 600 Elm Street, San Carlos, CA 94070-3085 ("Lessor") and New Cingular Wireless PCS, LLC, a Delaware limited liability company, having a mailing address of 12555 Cingular Way, Suite 1300, Alpharetta, GA 30004 ("Lessee").

WHEREAS, Lessor and Lessee entered into a Communications Site Lease dated August 22, 2005, whereby Lessor leased to Lessee certain Premises, therein described, that are a portion of the Property located at Highlands Park in the City of San Carlos ("Lease"); and
WHEREAS, Lessor and Lessee desire to amend the Lease to allow for the installation of additional antennas, associated cables and other communications instruments; and WHEREAS, Lessor and Lessee desire to amend the Lease to increase the size of the Premises; and WHEREAS, Lessor and Lessee desire to adjust the rent in conjunction with the modifications to the Lease contained herein; and
WHEREAS, Lessor and Lessee desire to amend the Lease to provide for a one-time facility fee; and WHEREAS, Lessor and Lessee desire to amend the Lease to modify the notice section thereof; and WHEREAS, Lessor and Lessee desire to amend the Lease to permit Lessee to add, modify and/or replace equipment in order to be in compliance with any current or future federal, state or local mandated application, including but not limited to emergency 911 communication services; and WHEREAS, Lessor and Lessee, in their mutual interest, wish to amend the Lease as set forth below accordingly.

NOW THEREFORE, in consideration of the foregoing and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee agree as follows:

1. Additional Antennas. In addition to the other antennas permitted in the Lease, Lessor consents to the installation and operation of additional antennas, associated cables and equipment as more completely described on attached Exhibit B-1. Lessor's execution of this Amendment will signify Lessor's approval of Exhibit B-1. Exhibit B-1 hereby replaces Exhibit B to the Lease.

2. Lease of Premises. Lessor agrees to increase the size of the Premises leased to Lessee to Three Hundred Fifty (350) square feet to accommodate Lessee's needs. Upon the execution of this Amendment, Lessor leases to Lessee the Premises as more completely described on attached Exhibit B-1. Lessor's execution of this Amendment will signify Lessor's approval of Exhibit B-1. Exhibit B-1 hereby replaces [supplements] Exhibit B to the Lease.

3. Rent. Commencing on the first day of the month following the date that Lessee commences construction of the modifications set forth in this Amendment ("Commencement Date"), Rent shall be increased by One Thousand Two Hundred and 00/100 Dollars ($1,200.00) per month, subject to further adjustments as provided in the Lease.

Upon Lessee's removal of additional antennas and vacation of additional space, Rent will revert to the original rate, subject to adjustments as provided in the Lease, upon thirty (30) days' prior written notice to Lessor. 3-2010 Amendment
P
September 22, 2025 Packet Pg. 353

4. Additional Consideration. As partial consideration for this Amendment, Lessee agrees to pay a one-time facility fee of Ten Thousand Dollars ($10,000) ("Facility Fee") within thirty (30) days after the Commencement Date.

Provided, however, if the Commencement Date should not occur for any reason, then Lessee shall be under no obligation to pay Lessor the Facility Fee.

5. Notices. Section 17.5 of the Lease is hereby deleted in its entirety and replaced with the following:

NOTICES. All notices, requests, demands and communications hereunder will be given by first class certified or registered mail, return receipt requested, or by a nationally recognized overnight courier, postage prepaid, to be effective when properly sent and received, refused or returned undelivered. Notices will be addressed to the parties as follows.

If to LESSOR: City Manager If to LESSEE: New Cingular Wireless PCS, LLC City of San Carlos Attn: Network Real Estate Administration 600 Elm Street Re: Cell Site # CNU5493_SNFCCA2087
San Carlos, CA Cell Site Name: Devonshire Blvd. & Hyde
94070-3085 Park
Fixed Asset #: 10101861
12555 Cingular Way, Suite 1300
Alpharetta, GA 30004
With copy to: New Cingular Wireless PCS, LLC
Attn: Legal Department
Re: Cell Site # CNU5493_SNFCCA2087
Cell Site Name: Devonshire Blvd. & Hyde
Park
Fixed Asset #: 10101861
(U.S. Mail) P.O. Box 97061
Redmond, WA 98073-9761
(overnight 16331 NE 72nd Way, RTC1
courier)
Redmond, WA 98052
The copy sent to the Legal Department is an administrative step which alone does not constitute legal notice. Either party hereto may change the place for the giving of notice to it by thirty (30) days prior written notice to the other as provided herein.

6. Emergency 911 Service. In the future, without the payment of additional rent and at a location mutually acceptable to Lessor and Lessee, Lessor agrees that Lessee may add, modify and/or replace equipment in order to be in compliance with any current or future federal, state or local mandated application, including but not limited to emergency 911 communication services.

7. Other Terms and Conditions Remain. In the event of any inconsistencies between the Lease and this Amendment, the terms of this Amendment shall control. Except as expressly set forth in this Amendment, the Lease otherwise is unmodified and remains in full force and effect. Each reference in the Lease to itself shall be deemed also to refer to this Amendment.

8. Capitalized Terms. All capitalized terms used but not defined herein shall have the same meanings as defined in the Lease.
3-2010 Amendment

8.m
September 22, 2025 Packet Pg. 354
LESSOR:

The City of San Carlos,
a municipal corporation
LESSEE:

New Cingular Wireless PCS, LLC,
a Delaware limited liability company
74)errs9C-1--G 6s
k/2-f/e(
e
IN WITNESS WHEREOF, the parties have caused this Lease to be effective as of the last date written below.

By: AT&T Mobility Corporation
Its: Manager
By: - By:

Print Name!je pc 1 44, ,-, , Print Name:

Its: Its:

Date: C 1-y fn. 41 cr Date:
-1- - / -1/
W/ezie,
6A/k3-2010 Amendment

8.m
September 22, 2025 Packet Pg. 355
EXHIBIT B-1
Lease Area Sketch or Survey:

See attached Construction Drawings dated 05/19/11.

Notes:

I. This Exhibit may be replaced by a land survey and/or construction drawings of the Premises once received by Lessee.

2. Any setback of the Premises from the Property's boundaries shall be the distance required by the applicable governmental authorities.

3. Width of access road shall be the width required by the applicable governmental authorities, including police and fire departments.

4. The type, number and mounting positions and locations of antennas and transmission lines are illustrative only. Actual types, numbers and mounting positions may vary from what is shown above.
3-2010 Amendment

8.m
September 22, 2025 Packet Pg. 356

STATE OF CALIFORNIA

COUNTY OF
On
)
)
)
before me,
x
)
)
)
before me,

STATE OF CALIFORNIA

COUNTY OF
On
WITNESS my hand and official seal.
7,111-cya-1 -E&/
Signature

LESSOR ACKNOWLEDGEMENT
(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 instntment 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
Name
(typed or printed) (Seal)

LESSEE ACKNOWLEDGEMENT
(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/Ali subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their,iuthorized 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.

Name
(typed or printed) (Seal)
3-2010 Amendment

8.m
September 22, 2025 Packet Pg. 357

KATHLEEN ANGELA MARTIC-KONGEAL
Commission # 1919024 c
Notary Public - California I' 1WL-457 Alameda County
_My_Comm.Expires Dec 2 2014

STATE OF CALIFORNIA

COUNTY OF ALAMEDA
On u,A.)`-u- / before me, Kathleen Angela Martic-Kongeal a Notary Public, personally appeared Mike Guibord, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/ar-e subscribed to the within instrument and acknowledged to me that he/the/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 'AAA), , Gt/wruiri 12i 19-
Printed Name: Kathleen Angela Martic-Kongeal
My Commission Expires Dec 26, 2014
CNU5493
Devonshire Blvd & Hyde Park
FA#10101861

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---E7CHIBIT131-1

DEVONSHIRE BLVD
&
WE PARK litapp00 11--. 111.1110# \ ...., #
CNU5493 / CCL05493
SAN CARL CA 94070
s.k,„,......_...., at&mt _MUNDY Mt AT *60306051Mt

ISSUE STATUS
A0.3iA34 "I 0CAM 100X "G“ .11'8; .N.•
05 19 1 CUENT REY K.P. LTE#: CCL05493 - - _ -
UMTS#: CNIJ5493 _ DEVONSHIRE BLVD & HYDE PARK Gsm#: SFNCCA2087 DRAM en P. ;0001. -
CHECKED BY: G MANIISEN
DATE D5/19/11 CNU5493 / CCL05493 FA LOCATION#: 10101861 QUIS USID#: 47417
APPROVED BY: S. MAR
pq
PROJECT DESCRIPTION VICINITY MAP CODE COMPLIANCE i PO
A 9001F1CATION TO AN (E) UNMANND TELECOMMUNICATION FACIUTY CONSISTING OF REMOMNG & REPLAONC AN (E) AT&T ANTENNA 0/N (N) FPI AT&T ANTENNA. ADOINC (5 ) (N) ANTENNAS. (6) (N) WS. A (N) COLLAR MOUNT FOR ONUS. (3) (N) DINA'S, & A (N) SURGE SUPRESSCR. ALL WORN & MATERIALS MAU. BE PERFORMED & INSTALLED MI ACCORDANCE 46TH DIE CURRENT EDITIONS Cr 1140 MIMING COOES AS 119 ADCPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING NI THESE PLANS IS TO BE CONSTRUED TO PERMIT WORK NOT CCNFORMINO TO (N) CPS ANTEMA. (6) (N) RUNS OF COAX. 2 (N) r CONDUITS, & (3) (N) T-ARM MOUNTS N.S0 ADOING A (N) 3106 PBS CABINET, ( N) 98A72 LIE CABINET, & (2) (4) PURCOJ. LIE CABINETS ON TO A (N) CONCRETE PAD WITHIN A (N ) NU BLOCK ENCLOSURE. oo 9A4 THESE COOES 1 • 113 1. 2010 CALIFORNIA ADMINISTRATIVE CODE (INCL TITLES 24 & 25 )

2. 2010 CALIFORNIA BUILDING COE
'118
PROJECT INFORMATION ,.. N 3. 2010 CAUFORNIA ELECTRICAL CODE

4. 2010 CAUFORNIA IAECHANCAL CODE
al
SITE NAME DEVONSHIRE BLVD A HYDE PARK SIM /: CNU5493 / CCUT5493 1%11 COUNTY: SAN MATEO ARSDICTION: 07Y OF SAN CARLOS 0 LOCATION

5. 2010 CALIFORNIA PLUMBING CODE
AK 050-601-010 POWO,1: PG&E .

6. 2010 CALIFORNIA FIRE COOE
SITE ADDRESS: HIGHLANDS PARK 7. LOCAL BUILONG COOES 40

MUNDY DR AT ABERDEEN OR

TELEPHONE AT&T GLASGOW L/I
.0' 8. CITY/COUNTY ORDINANCES SAN CARLOS. CA 94070
CURRENT ZONING: PC 9. NtS3/EA-11A-222-G /
CONSTRUCTION ME I AUXIG MTH ANY MDR APPUCARE LOCAL & STATE LAWS AND REGULATIONS + C 09572 ..72

OCCUPANCY T YPE U HANDICAP REQUIREMENTS
PROPERTY ONNER: 07Y OF SAN CARLOS C.1 C. THIS FACIUTT IS UNMANNED & 407 100 HUMAN HABITATION. NANC4GAPPED ACCESS & REQUIREMENTS ARE NOT REQUITIED IN ACCORDANCE 600 ELM ST DRIVING DIRECTIONS 0 46TH CAUFORNIA STATE ADMINISTRATIVE MOE IIILE 24 PART 2. SECTION 11058.3.4.2, EXCEPTION 1 SAN CARLOS. CA 94070 APPLICANT: AT&T FROM: 4430 ROSEWOOD DR BLOC 1 6111 FLOOR. PLEASANTON, CA 94588 4430 ROSENCCO DR EITOG 3. 6111 FLOOR TO: MELENDY OR & ABERDEEN DR, SAN CARLOS, CA 94070 PLEASANTON, CA 945613
LEASING CONTACT: ATTN: MATT YERGOVICH
... (415) 596-3474

1. HEAD EAST ON ROSEW000 DR

0.5 MI
SHEET INDEX APPROVAL 12ft §

2. ME A U-TURN
0001

3. TAKE THE ND RIGHT ONTO OWENS OR 0.1 MI
ZONING CONTACT: 41114: MATT IERGOVICH SHEET DESCRIFTION REV

4. TURN MK AT HACIENDA DR 0.3 MI ..1
(415) 596-3474 5. MERGE ONTO 1-580 W MA THE RAMP 10 OAKLAND 11.7 14I RF

6. SIGHT LEFT AT I-238 5 (SIGNS FCR 1-2.38/1-8801 1.7 MI T-1 TITLE SHEET - 4m°' s CONSTRUCTION CONTACT: ATTN: PAUL EVEN El

7. TARE TIE COT ONTO -66001044415004043051/SAN TOWARD SAN JOSE/SAN MATEO BRIDCE 4.2 MI A-1 SITE PLAN -

9. MERGE ONTO 04-92 W PARRAL IOU. ROAD
OA MI

LATITUDE
(923) 737-5600
1113
s a

12.9 III A-2 EQUIPMENT PLAN & DETAILS _ LEASING
N 3520 44.3" NAD 63

8. TAKE 1001 27 FOR CA-92 E TOWARD SAN MATEO RIDGE/AMON ST 6 LONGITUDE W 122. 16' 31,e NAP 83

10. TAKE TIE DOT ONTO US-101 5 TOWARD SAN JOSE 1441 A-3 ANTENNA PLAN & DETAILS - 11. TME EXIT 411 TO MERGE CNTO HC(1.7 ST 03 MI

12. TIAN LEFT AT WE. CAMINO REAL Si MI A-4 ELEVATIONS - ZONING ANS: 13051 13, TAKE DIE 1ST RIGHT ONTO SAN CARLOS AVE 0.7 MI 14, SHARP LEFT TOWARD ALAMEDA/ALAMEDA DE LAS PULCAS 115 FT A-5 DETAILS _ ,

15. SLIGHT RIGHT AT ALNAEDA/ALWEDA DE LAS PULCAS 0.6 MI A-6 DETAILS - CONSTRUCTION 1 § DESIGN CRITERIA 16. TURN RICHT AT mama RD

17. CONTINUE ONTO MUNDY DR
285 FT

0.3 MI A-7 SLAB PLAN & DETAILS _ 1 OCCUPANCY CATEGORY: II YAND IMPORTANCE FACTOR: 1.0 SEISMIC COMPONENT IMPORTANCE FACTOR 1.0 E-1 ELECTRICAL PLAN - AT&T %rat
WAD EXPOSURE 8 MVO .4LOC171: 651.IPH MAXIMUM DESIGN PRESSURE 19.2 PSI ENO AT: MELENOT OR & ABERDEEN OR SAN CARLOS. CA 94070 E-2 GROUNDING PLAN - - STE CLASS. 0 DESGN CATEGORY: D 5. 1.273 0, R, 1.5 ESTIMATED DIE: 44 MINUTES ESTIMATED INSTANCE 38 MILES ERICSSON SHEETTOLE : -

TESTS AND SPECIAL INSPECTIONS TITLE
PRUDE CCMPLETE TESINC AND INSPECTIONS IN ACCORDANCE MTN THE MC, CHAPTER 17 AS NOTED BELO*

SHEET NUMBER

1. POST INSTALLED ANCHORS IN ACCORDANCE 11111I INCCURRENT ICC REPORTS FOR THE SPECIFIED ANCHORAGES,

2. LEVEL 2 MASONRY INSPECTION IN ACCORDANCE VATII CBC SECTION 1704.5 AND TABLE 1704.5.3. T-1

8.m
September 22, 2025 Packet Pg. 359
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(E) BUILDING
BASEBAU. FIELD
(E) MONOPOLE W/ (N) & (E) AT&T ANTENNAS
(N) FIBER/POWER INNERDUCT & (N) COAX TO
BE ROUTED DIRE (N) U/G r COAX CCNOUITS
(E) REED
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HIGHLANDS PARK
SEE EQUIPMENT EQUIPMENT PLAN —
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DATE:

PROJECT GENERAL NOTES
I. THIS TROUT). IS AN UNOCCUPIED WIRL1ESS TELECOMMUNICATION FACIUTT.

2. PLANS ARE NOT TO DE SCALED AND ARE INTENDED TO BE A DIADIMINATIC (MUNE ONLY.

UNLESS NOTED OTHERWISE

3. THE SCOPE OF WORK SHALL INCLUDE FURNISHING MATERIALS. EOUIPMENT. APPURTENANCES AND LABOR NECESSARY TO COAPLETE AU. INSTALLATIONS AS INDICATE) ON ME DRAWINGS.

4. PRIOR TO NE SUBMISSION Cc BIDS, ME CONTRACTORS EMU. VISIT ME JOB SITE AND BE RESPONSIBLE FOR AU. CONTRACT DOCUMENTS. FIELD CONDITIONS AND DIMENSIONS. AND

CONFIRM MAT ME WORN MAY BE ACCOMPLISHED AS SHOWN PRIOR TO PROCEEDING INN CONSTRUCTION. ANY DISCREPANCIES ARE 10 BE BROUGHT TO ME ATTENTION or NE CONSTRUCTION MANAGER ANO ENGINEER PRIOR TO PROCEEDING BATH ME WORK.

S. IT IS NE RESPONSIBIUTY OF ME CONTRACTOR TO PAY FOR PERMIT FEES AND 10 OBTAIN SAID PERMITS MID TO COORDINATE INSPECTIONS.

C. ME CONTRACTOR SHALL RECOVE N WRITING. AUTHORIZATION 10 PROCEED BEFORE

STARING WIC ON ANY ITEM NOT CLEARLY DEFINED OR IDENTIFIED BY ME CONTRACT DOCUMENTS.

7. CALL BEFORE YOU DIE CONTRACTOR IS REQUIRED TO CALL. 811 (NATIONWIDE 'CALL BEFORE YOU DIE' HOTUNE) AT LEAST 72 HOURS BEFORE DIGGING,
B. ALL WORK PERFORMED AND MATERIALS INSTALLED SHALL BE IN STRICT ACCORDANCE MN ALL APPUCABLE CODES. REGULATIONS, AND ORDINANCES. CONTRACTOR SHALL GIVE ALL NOTICES AND COMPLY NM ALL LAWS. ORDINANCES, RULES, FLECULATIONS AND LAWFUL ORDERS OF ANY PUBUC AUTHORITY REGARDING NE PERFORMANCE OE ME MARIA.

B. THE GENERAL CONTRACTOR SHALL SUPERMSE AND DIRECT NE WORK USING NE BEST DOLLS AND ATTENTION. NE CONTRACTOR SIRE. BESOLELY RESPONSIBIE FOR AU.

CONSTRUCTION MEANS, METHODS. TECHNIQUES. SEQUENCES AND PROCEDURES.

CONTRACTOR SHALL ALSO COORDINATE AU. PORTIONS OF ME WORK UNDER NE CONTRACT; INCLUDING CONTACT AND COORDINATION INN DIE CONSTRUCTION MANAGER

AND MN ME LANDLORD'S AUTHORIZED REMIESENTATME

ID NE CONTRACTOR SINE MAKE NECESSARY PROVISONS TO PROTECT DOSING IMPROVEMENTS, PMANG, CURDS, GALVANIZED SURFACES. ETC.. AND UPON COMPLETION OF WORK. REPAIR ANY DAMAGE NAT OCCURRED DURING CONSTRUCTION TO THE SATISFACTION

OF THE PROJECT MANAGER

11. KEEP GENERAL AREA CLEAN, HAZARD FREE. AND DISPOSE CP AU. DIRT. DEBRIS AND RUBBISH. REMOVE EQUIPMENT NOT SPECFIED AS REMAINING ON ME PROPERTY. LEAVE PREMISES IN GLEAN CCNOITION AND FREE FROM PAINT SPOTS. DUST. CRSIJUITES OF ANY NATURE

12. ALL DOSING INACTIVE SEWER. WATER. CAS, ELECTRIC. MID OTHER UTTLIDES. 1441CH INTERFERE IN111 THE MUTTON OF NE WORK. SHALL BE REMOVED AND/OR CAPPED.

PLUGGED. OR OTHERMSE DISCONNECTED AT POINTS WHICH MILL NOT INTERFERE ICH THE

DECUTION OF THE WORK, AS DIRECTED BY RE RESPONSIBLE ENGINEER, AND SUBLECT TO

THE APPROVAL OF THE OWNER AND/OR LOCAL UTILITIES

13. AU, COSTING ACTIVE SERER, WATER. GAS, ELECNIC AND ALL OTHER UTILITIES WHERE

ENCOUNTERED IN NE MDR SHALL BE PROTECTED AT ALL TREE

14. DETAILS ARE INTENDED TO SHOW END RESULT OF DESIGN, MINOR MODIOCATIONS MAY BE REQUIRED TO SUIT JOB OIMENSONS OR CONDITIONS. AND SUCH MODIRCATTONS SHALL BE INCLUDED AS PART OF 111E WORK.

15. PIE CONTRACTOR SHALL PROVIDE A TOILET FACILITY DURING ALL PHASES OF coNsutucnok IA. SUFECENT MONLMENTATION WAS NOT RECOVERED TO ESTABLISH NE P051151 OF THE BOUNDARY LINES SHORN HEREON. MC BOUNOARY REPRESENTED CAI THIS MAP IS BASED

ON COMPILED RECORD DATA AND BEST FIT ONTO EXISTING IMPROVEMENTS ITS POSSIBLE

FOR THE LOCATION OF NE SUILECT PROPERTY TO SHIFT FROM THE PLACEMENT SHOWN HEREON NM ADDITIONAL HELD MIRK ME RESEARCH. THEREFORE MY SPATIAL

REFERENCE MADE OR SHOWN BETWEEN NE RELATIONSHIP OF THE BOUNDARY UNES SHOWN

HEREON AND EDSING GROUND FEATURES, EASEMENTS OR LEASE AREA IS INTENDED TO BE APPROXIMATE AND 15 SUBJECT TO (RTICADON BY RESOLVING NE POSITION OF VIE BOUNDARY LINES.

17. NE CONTRACTOR TO VERIFY NE LATEST/CURRENT RF DESIGN. *ERE APPUCABIE, CONTRACTOR SHALL PROVIDE SEPARATE PLANS, SPECIFICATIONS FEES AND PERMITS FOR MAY REASON TO ANY RAE SPRIN1561 AND/OR ALARM SYSTEM ON NE PREMISES AS MAY BE NEEDED TO COMPLETE DIE WEAK DEPICTED HERON BONG A C-11)

LICENSED SUBCONTRACTOR FOR ALL SUCH WORN
AlAS *ea prow.. Inn*, pow.

WARNING' tap. az , Wow pa.

CALL
'CALL BEFORE YOU DIG'

NATIOWADE UNDERGROUND SERVICE ALZAT

DEVONSHIRE BLVD

HYDE PARK
CNU5493 / CCL05493
',COLMAN DRAT ABERDEEN DR
IAN CARLOS. CA 91070

ISSUE STATUS
DESCRIPTION 1 BY
CD

CD IDOX
90B
BE
05119/111 CLIENT REV MP.

DRAMA BY P. MOLETT
CHEMED BY C. MANISEN
APPROVED BY S. MARQUIS
D5/79/11
110
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SHEET TITLE

SITE PLAN
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8.m
September 22, 2025 Packet Pg. 360
(C) Rap PREP STORAGE STRUCTURE
(E) THAW UNK FENCE
(E) EDGE OF PATH

FRONT VIEW RIGHT VIEW

RBS DETAIL
(2) (14) AT&T PURCELL LIE CABINETS STACKED
(N) AT&T RBA72 LTE CABINET
(N) CPS ANTENNA
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(N) A CLU WAIL
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THROUGH (N) 6*CONDUIT
(N) 2/c INNERDUCT ROUTED
THROUGH (N) s•CONDUIT
— COAX — COAX — COAX COAX COAs 7tC1-A-7(
— FIB/P — FIB/P — FIB/P 999/19 9,13
(N) V0 INNERWCT CCNOUIT
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WILMOT OR AT ABEMORNN OR
SAN CARLOW. CA94070

ISSUE STATUS
DRAM BY: P. VIOLETT
CHECKED BY: C MAINISEN
APPROVED OR S. MARQUIS
01/13/11
ITT
DATE 1 DESCRIBBIN
WON
03 4 II COU TO=
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SHEET NUMBER:

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8.m
September 22, 2025 Packet Pg. 361

LEFT VIEW FRONT VIEW
ANDREW TB/ILH13-5S6SA-VIII
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■••■■•

LEFT VIEW FRONT VIEW
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REMOVE & REPLACE (E) AT&T
ANTENNA W/ ANIENNA.

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PAINT TO MATCH
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PAINT TO MATCH (N) AT&T LT ANTENNA

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ISSUE STATUS
DATE
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gilj/22 ,
05/19/11
DRAWN RID P. %lour
CHECKED BT: C. &ARISEN
APPROVED BY: S. &ARCMS
0/19/11
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$RI (N) ANTENNA DETAIL DTMA DETAIL ®RRUW-01 DETAIL
ERICSSON RRIJW-01 SHEET TITLE

8.m
September 22, 2025 Packet Pg. 362
(N) AT&T Lit ANTENNA PAINT TO

MATCH (E) MONOPOLE
(E) AT&T ANTENNA
(N) RIVS, TIP OF 6, PAINT

TO MATCH (E) MONOPOLE
(N) COLLAR MOUNT
(0) STADIUM UGHT.
(6) (N) RUNS OF COAX

NODE (E) MONOPOLE
(N) INNERDUCT RUN

INSIDE (E) MONOPOLE (N) (N) RUNS OF COAX
NODE (0 MONOPOLE
(N) 2,/c INNERDUCT RUN
IN9DE (0) MONOP°1
NA
0E000PTIGN r

CO TOCX
90K
CUENT REV K.P.
1 pEU
I
i
111,1 I p
1I
(E) CPS ANTENNA
4-•
CD
le
SHEET VTLE:

ELEVATIONS
SHEET NUIABER:

DEVONSHIRE BLVD

HYDE PARK
CNU5493 / CCL05493
MINDY OA AT ABEAM= OR
UN CARLOS, CA 90106
(N) AT&T ANTENNA
(N) COLLAR MOUNT
(N) SURGE SUPPRESSOR
(N) AT&T LIE ANIDAN, PANT

TO MATCH (E) MONOPOLE
(E) AT&T ANTENNA BEYOND
Alt TOP OF (N) k (0) AT&T ANTENNAS & (E) MONOPOLE
\JP t7D-0" AG.L
RAG
7" A.O.LCF
(N) (E) AT&T ANTENNAS /
iT70, WO,(EA).GSZAOIUM LIGHTS
(E) AT&T ANTENNA
(N) AT&T ANTENNA, PAINT TO

MATCH (E) MONOPOLE
(N) AT&T Lit ANTENNA PAINT
TO MATCH (0) MCNCPOU
(N) AT&T LTE ANTENNA PAINT TO

MATCH (E) MONOPOLE
(0) AT&T ANTENNA
(N) AT&T LIE ANTENNA BEYOND.

PAINT 70 MATCH (0) MONOPOLE
(N) MU'S, Tr OF 6, PAINT

TO MATCH (E) MONOPOLE
(0) STADIUM LIGHT. TIP

ISSUE STATUS
DATE
DIAU I
o.3Er
MO
DRAVN en P. MOLE17
CHECKED et C. MADRSEN
APPROVED Br: S. MAROUIS
DATE 05/19/II
(E) MONOPOLE
(E) COAX PORT
(E) DOGHOUSE
(E) CPS ANTENNA (E) BLALOiNC
(0) PRI BLOCK 4.1.1,1

SOUTH ELEVATION
(E) CABLE TRAY
(A) CPS ANTENNA
(N) AT&T RBA72 LIE CABINET
(2) (N) AT&T PURSUE Lit CAEONETS STACKED
(N) ABS CABINET
(E) PENA CABINET
M .11MM ■■■-• Mai I - ----=----a--- =----..:6,-- ,.,4, , -,, _ .___:„..,_,.......,„,,.._,..,.. . .....,..„.... N, • , . , alliZErsorProM"W.Mresm moo= I m%r■ ... =moos ,.......„... 4 ' 1;4 I Ohaffillitall iblik'11014iBM jaralnarA .14''N'ii.7,•:< 15; :4 I EA A; ll
Prore Now
(2) (N) r CONDU(73 .)::

NORTHWEST ELEVATION
rPiC1rf L.

OPT
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TOP OF AZUM4
(0) TELCO BOB
(N) GNU BLOCK WALL \I
(N) 4' GATE
FIEI/P - Fle/P
GROUND LEvEL
F1B/P
(N) NON-SHRINK
0 BASE It GROUT
PER 3-A6
MO.
.44.

NJ, (E) MONOPOLE
(E) COOS SHROUD
- sau
Fle/P - Fle/P
(N) NON-9101K
0 BASE It GROUT
PER .3-A6
A-4

8.m
September 22, 2025 Packet Pg. 363

CABINET PER PLAN
ar SS 111.71 W/ )5- HIS NUT
• Mr WASHER. DRILL BLOW WI
DUST. & EMBED r INSTAL. PER

MANUFACTURER SPECS
VW OF I. ONE EAST CORNER)
(E) CONCRETE SLAB
otg 4-1
(13
I) ) '
/
R6
SAC D5/19/11
PrJ
1;% if Fi
lIo
CI
1 7.1
5 41
(E) MONOPOLE PIPE MOUNT
S CROSS—ARM STANDOFF.

STE PRO SVI97-39 OR
EQUIVALENT (I XI 3)
12*—C MOSS—ARK. STE
PRO 5P216-12—NS OR
EQUIVALENT (1 OF 3)

TOP VIEW

SIDE VIEW
uoutaixc PLATE/ BRACKETS

SUPPUED BY MANUFACTURER
& VARY PER CABINET

ISO VIEW SIDE VIEW
C2 ;Et

TOP VIEW
iiIi
1=I
;

FRONT VIEW

TOP VIEW W/ MOUNT
RAYCAP 056-48-60-18-BE SURGE SUPPRESSOR
(24.0)
gpoo,
==. ===
=,--
(9.0•
= " H
(1w)

FRONT VIEW W/ MOUNT
DATE ,
01 I
03 1
5591
SURGE SUPPRESSOR DETAIL SHEET NUIXOEFt
A-5

CABINET ANCHORING DETAIL
CPS

I' PIPE STANDARD

WIDE PIPE STRAP
Mal WAIL
vr COAX

SIDE VIEW
°CPS ANTENNA DETAIL

ADJUSTABLE BAND SAWS W/
SCREW CLAJAP, TYP OF (2)
SUPPLED W/ ODA UNIT.

INSTALL PER WA SPECS
MOUNTING PIPE sUr TO .492'

TOP VIEW
rThDTMA MOUNTING DETAIL

ISO VIEW SIDE VIEW

ANTENNA MOUNT DETAIL

DEVONSHIRE BLVD

HYDE PARK
CNU5493 I CCL05493
MELINGEDIATASEREGEN011
SANCAILEACA94070

ISSUE STATUS

DESCRIPTION I BY
CD 900 P.O.

CD 100X 38,
WENT REV K.P.

ORAN BE P. ',WEEP'
CHECKED BE C 1JAIHEEN
APPROVED or S. UNIOUIS
SHEET TME:

DETAILS

BOLT PPE STRAP TO CAC
WALL W/ rxr SS 116.11
KB-3
CT—ARM ANTENNA MOUNT DETAIL ri,\RRUW POLE MOUNTING DETAIL V.!.../ NOT TO SCALE

8.m
September 22, 2025 Packet Pg. 364

CONCRETE BLOCK MASONRY NOTES CONCRETE NOTES DEVONSHIRE BLVD

HYDE PARK
CNU5493 /CCL05493
1110.60401,DR AT ABERDEEN 01
SAN CARLO& CA 94076

ISSUE STATUS
0 PITON BY
CO 90X PH.

CD 100X IN.

CUENT REV N.P.

DRAM BY: P. MOLEIT
CHECKED BY: C MAIHISEN
APPROVED BY. S. MARCUM
05/19/I1
101
';ii
RAIL
00'‘
1r4
001
RIO
!**A
°

CONDUIT MOUNTING DETAIL
UNISTRUT TOP it BOTTOM MIN

LENGTH AS REQUIRED
Fr SS HU HO-3 vi/ r HE( NUT, DRILL
BLOW OUT OUST. & EMBED 2' MN

INSTALL PER MANUFACTURER SPECS
(2) ANCHORS PER UNISTRUT MN

OIL WALL
DATE:

CONDINT PER PLAN
or SS HILT 05-3 r wx NUT.

DITILL BLOW OUT DUST. k EMBED 2'
IAN INSTALL PER MANUFACTURER sncs
(2) ANCHORS PER UNS1RUT MOO

WASTRUT PPE GJJAP ASSOABLY
PART#027N032 OR EQUIVALENT

FLU WALL UNISTRUT
DATE
01/13/1 1
OUNI

COAX CONDUIT TRENCH DETAIL
A-6

SHED' NUMBER

DETAILS

SHEET TITLE
§
at 2
Si
-F-0
0 TRI-SECTOR MOUNT DETAIL
..
°

CABINET MOUNTING DETAIL
BASE GROUTING DETAIL P36 SPLICE BOX
r-r-e

19. ANCHOR BOLTS EAST IN MASONRY SHALL BE HEADED BOLTS ROTH CUT THREADS CONFORMING TO ASTI/ 0307, MTN A.16, OR MDT A.572 GRADE 50 AS INDICATED ON °RATINGS.

Rot GALV PIPE

POLYPROPYLENE

WARNING TAPE
UNDISTURBED SO!.

MARIE BACKFILL
950 COMP
SAND nu.
(2) r CONOUITS

ISO VIEW

UNIVERSAL TO-DRACKETS
VAUAONT PART/ 801068 DUAL LEVEL MONOPOLE

PIPEMOUNT INTERFACE KIT
PART # 206740

PQLE SOP
400100 00,!

DRAIN HOLE PROVIDED

BY CONTRACTOR

SECTION VIEW
(N) NON-SHRINN GROUT

20. ALL RERAN SHALL BE LAP SPUCED AS FOLLOWS (U.N.0):
[masa. Le..LEHOL
VERTICAL BARS 48d
HORIZONTAL BARS 48d

JAMB BARS

CHORD BARS
VERTICAL BARS 0

EROS & CORNERS
81Q/ES

SPLICES FOR MULTIPLE

BARS IN THE SAME CELL
MUST BE STAGGERED ze OR
LAPPED 62d

SPUCES FOR MULTIPLE

BARS IN THE SAME CELL
MUST BE STAGGERED ze OR
LAPPED 94d
72d
72d
72d
I. CONCRETE 90001 UNITS SHALL COMM TO ASDA C-9D-02, COMPRESSIVE STRENGTH OF UNITS TO BE ICCO PS FOR GROSS AREA MD 1900 PS FOR NET AREA. rrn ISM PS. rm SHALL. BE VERIFIED IN ACCORDANCE MTH SECTION 2105.3 OF THE 2010 COG CONCRETE BLOCK UNITS SHALL BE UGHTWEIGHT. FULLY CROWED CONCRETE BLOCK UNITS NOT TO EACEED 115 PCF.

O MORTAR SHAU. BE PROPORTIONED 10 ATTAIN A DOOMS COMPRESSIVE STRENGDI OF 1800 PS. USE A ANNAN OF I PART PORTLAND CEMENT TO 33-33 PART HYDRATED LIME ROTH SAND AT 255 TO 3 TIMES COMBINED VOLLOAE OF CEMENT AND UNE r CUBES SHAII TEST 1800 PS IN 28 DAYS 3, GROUT SHALL BE PROPORTIONED TO ATOM A 28 DAY COMPRESSIVE STRENGTH OF 2000 PS. USE A AMMAR OF 1 PART PORTLAND CEMENT TO 3 PARTS SAND. ADO 1 LB. 90 50* STOUT AIDE ME IL OR EOLIAI., PER 100 LB. OF CEMENPIOUS MATERIAL, 1 TOO PARTS OF PEA CRAWL SHALL BE USED MERE THE LEAST CLEAR COL DIMENSON EXCEEDS 2 INCHES. NOT MORE THAN 5190 THE PEA CRAWL SHALL, PASS THE NO. 8 SEW AND Mt STALL PASS THE 3C SEW.

4. REINFORCING STEEL SHALL CONFORM TO ASTIA A-6I5 GRADE 60 FOR /A AND LARGER. & MINIMUM ROOM CLEARANCE TO SHELL FACE IS PIE BAR DIAMETER OR IC, NACHEVIN 15 GREATER U. BEFORE BLOCK IS PLACED CN CONCRETE. THOROUGHLY CLEAN CONCRETE OF ALL LAITANCE AND All LOOSE MATERIAL ROUGHEN AS IN A CONCRETE CONSTRUCTION JOINT.
, CONCRETE BLOCH MASONRY SHALL DE BUILT 70 PRESERVE THE UNOBSTRUCTED VERTICAL CONTINUITY OF THE CELLS. ALL HEAD AND ENO JOINTS STALL BE SOUCILY RUED NTH MORTAR FOR A DISTANCE IN FROM TIE FACE OF THE WALL. OR UNIT NOT LESS THAN THE THICKNESS OE THE LONGITUDINAL FACE

SHELLS BOND SHALL OE PROVIDED BY LAPPING SUCCESSIVE COURSES OR BY EQUIVALENT MECHANICAL ANCHORAGE 8 VERTICAL CELLS 9011 HAVE VERTICAL AUGNMENT SUFFICIENT TO MAINTAIN A CLEAR UNOBSTRUCTED CONTINUOUS VERTICAL cal.

9. GIAN CUT CP01INGS AT DIE BOTTOMS Cf AU. CEJ3.5 TO BE FILLED AT EACH UFT OR POUR Cf GROUT MERE SUCH UF1 OR POUR OF GROUT IS IN EXCESS OF 4'-0" IN HEIGHT. ANY OVERHANGING MORTAR OR OTHER OBSTRUCTION OR DEBRIS AMU. BE ROAOVED FROM INSOE OF SUCH CELLS. THE CLEAN OUTS SHALL BE SEALED AFTER INSPECTION AND BEFORE GROUTING. MECHANICALLY VIBRATE ALL GROUT POURS.

10. VERTICAL REINFORCING SHALL BE HELD IN POSITION AT TOP AND BOTTOM AND AT INTERVALS NOT TO EXCEED 192 BAR DIAMETERS.

II. THOROUGHLY CLEAN ALL CELLS AND BONO TEAMS OF MORTAR BEFORE CROWING.

12. ALL. CELLS SHALL BE FILLED SOLIDLY ROTH STOUT. ALL CAWING SHALL BE DIME UNDER THE CONTINUOUS OBSERVATION OF A OUNJFIED INSPECTOR MERE INDICATED ON PLANS.
13, MEN GROUTING IS STOPPED FOR ONE HOUR OR LONGER, HORIZONTAL CONSTRUCTION ANTS SHALL BE FORMED BY STOPPING THE POUR OF GROUT 1)5"

BELOW THE TOP OF THE UPPERMOST UNIT
EVERY VERTICAL BAR IN WALLS SHALL RE LAPPED PER po BELOW ROTH A DOWEL OF THE SAME DOE EXTENDING FROM THE FOUNDATION. LOCATE VERTICAL REINFORCING AT CENTERLINE OF WALL UNLESS SON OR NOTED OTHEIOASE CARRY EACH DOWEL TO NIHIN r OF THE BOTTOM Of THE FOUNDATION AND TERMINATE ROTH 90 DEGREE HOOK. DONETS SHALL BE STRAIGHT AND PLUMB, IS PLACE ALI, HODZONTAL BARS IN BOND BEAM UNITS, WHEN 2 BARS ARE USED, STAGGER LAPS 10111AU11 OF 5'-C1'.

16. PROVICED 2 - 15 BARS ROTH MATCHING FOOTING DOWELS (FULL HOOT Cf WALL AT JAMBS AND WENDING A MINIMUM OF 2.-0" PAST EDCES Cf OPENINGS AT HEAD ANO SAL) EACH SETE OF ALL OPENINGS AND EACH ENO OF ALL. WALLS, UNLESS NOTED OTHERWISE ON ORATING&

17. AU. EMBEDDED ITEMS (BOLTS. STRAPS ETC.) SHALL BE SECURED IN PLACE PRIOR TO caounNc. CUT A HOLE IN THE FACE SHEU, 10 ATTAIN A MINIMUM OF 1' GROUT ALL MOUND EMBEDDED ITEMS.

II SINGLE CONDUITS (#:" MAX) MAY BE PLACED IN VERTICAL CELLS NOT CONTAINING VERICAL REBAR, NO HORIZONTAL CONDUITS ALLOWED IN WALL CONSTRUCTION.

1. All CONCRETE CONSTRUCTION SHALL CONFORM TO ACI 318-05

CONCRETE MIX DESIGN SHALL BE RENEWED BY AN INDEPENDENT

TESTING LABORATORY AND SUBMITTED TO THE ENCINEER OE

RECORD FOR RENEW

2. CONTRACTOR SHALL VERIFY STE CONDITIONS lc ALL DIMENSIONS PRIOR TO STARING KRA. NOTIFY ENGNEER Of RECORD Of ANY

DISCREPANCIES FOR RESOLUTION PRIOR TO PROCEEDING

3. ALL CONCRETE SHALL BE A INIMAUM 5 SACK MIX RAIN A MINIMUM COMPRESSVE STRENGTH OF 2500 PA AT 20 DAIS.

I. CEMENT SHALL CONFORM TO ASTI C150. TYPE 9.

S. CONCRETE AGGREGATES SHALL CONFORM TO ASIII C33.

B. ALL RENFORCING STEEL SHALL Al GRADE 60 AND CONFORM TO ASIA A6I5 UNLESS OTHERNSt NOTED. SEE PLAN FOR SZE AND
PLACEMENT.

I. WELDER TARE FABRIC SHALL CONFORM ID ASTM A-INS.
& REINFORCING SIM, SHALL BE FABRICATED ACCORDING TO
'MANUAL Cf STANDARD PRACTICE FOR REINFORCIED CONCRETE
CONSTRUCTION'.

H. MINIMUM LAP SPUCE SHALL BE NO BAR DIAMETERS UNLESS
OTHERINSE NOTED.

10. MINIMUM BEND DIAMETER SHALL BE 6 BAR DIAMETERS UNLESS OTHERNISE NOTED.

11. MINIMUM REINFORCING COVERAGE IS Y UNLESS OTHERNSE NOTED. 12_ CONCRETE SHALL BE PLACED AGAINST FIRM UNDISTURBED NON (OMSK SCR AT DEPTH SHORN.

13. BOTTOM OF ALL FOOTING TRENCHES SHALL BE CLEAN AND LEVEL REMOVE All DEBRIS BEFORE RACING ANY CONCRETE.

14. All BOLTS k THREADED ROO SHAIJ, BE ASTII A307 MIMMUM UNLESS 014000051 NOTED. NEW, k NTHOUT SOAFICANT RUST,

15. A Pi CHAMFER SHAU. BE PROVIDED AT AU. ("POSED EDGES Of CONCRETE UNLESS OTIETVASE NOTED.

16. REINFORCING, DONELS, BOLTS, ANCHORS, SLEEVES, ETC. TOME

EMBEDDED IN CONCRETE SHALL BE SECURELY POSTIONED BEFORE PLACING CONCRETE.

17. ALI, CONCRETE SHALL BE THOROUGHLY CONSOUDATED BY SUITABLE MEANS AND THOROUGHLY WORKED MOUND REINFORCEMENT.

EMBEDDED ITEMS AND INTO CORNERS Cf FORMS.

8.m
September 22, 2025 Packet Pg. 365
rarAWAVANISIWAGSWAVASWANGOWAGSWAMSG*
111U1111MMINIMMIN11•1=11011n
dro 11111111111111111111110111111011111111 MIMI•
#
0 ROOMS W/ 5•DIBEDLENT -
IX 24' T. LAP (N) SLAV,
REBAR'24' NRA
CIIIPWAIRL D0' HORIZCDULS T ) r

EIDEMENT W/ SPAPSON SET
SLAB PLAN LAP HORIZONTAL 24'
(2) is VERT AT WALL

CORNERS & ONES
MA OMAR 001M13 TO (E) -M.'
DIU WALL 0 HORIZONTALS Al

EMBEDMENT W/ SLIPSON SET
LAP HORIZONTAL 0 24' 0.C.
giliEWINFO
IL
ELF

DEVONSHIRE BLVD

HYDE PARK
(N) B' MICH CONCRETE SLAB
CNU5493 / CCL05493
14BLIINDY FEB AT AMMON OR
SAN CARLO& GA Pan

MEND HEW OF DMA MAUL

THIS CORNER AS REVD

ENING TO BE MIN OF IY

BELOW UNDIMMED GRADE

ISSUE STATUS
A 0E501011AV /1'
0117/111 CD en P.V.
03 ■ IIICa ion
05 617 1 CLIENT REV BP.

DRAM BY: P. NOLETT
CHECKED BY. C. HANSEN

APPROVED BLI U MAROUIS
BATE 05/19/11
11PA
XXI
OAI
DII
;41
;
• - • ,
• • . •
[wrap
Plat' 0
111111111
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DEAR DP
1 M M or r-o
ill — vt1:41,N G SCRAM
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SIGN DISPLAING

SHE INFORMATION
3X3M-X12- GALA SR.

STOP t TOP & 0111

CND WALL
HSS4X4M OR HSSBX6/01

HECHT AS REVD

TOP CF ORM SLAB
STIES. FRAME GATE

32.17XXIY GALA MIL L
STOP t, TOP AL ODA
7–q
_ 1 1... PIPE SOCKET FOR

GATE LATCH MAD
EA. DID TO BEADIER

TIGHT HSS TEE
HSS XrcOS' POST
LOCK /4 LATCH

PER LOCK OR COMBO LOCK
- 1F- E-1 ■ H
NaSON STUD TIP

O CMU WALL DETAIL
(2) /5 HORIZONTAL

CONG ARCH
Y THU
• 4 VERTICAL CENTERED IN
DIU 0 15 0.G
/4 HORIZONTAL • 2e 0.c
IN ir 0.0 BENT INTO TOE
LAP X/ SIN VERT 32 MIN
(5) 14 FOOTING LONGITUDINAL
B' SLAB -......
12' MIN
LAP
GRADE
ill
111
ill
II
III
iI
Iii
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III
Il
NIZI111111111111rgi

CAP POST TIP -
1/5--2.

CLEAR TIP

CHU WALL -
GALA 1B GAUGE MIN

CORRUGATED STEEL

GATE GROUND SIR,

II TINNED CAPPER
CAMEO TO CORNED.'

GAM, 'TERMINAL ME

PULL POST TIED TO
GROUND RING TIP..
r CLEAR DP GROUND RING

CONSTRUCTION NOTES

1. COSTING BUILDING CONSTRUCTION CONDITIONS INDICATED ON THE

DRAWINGS SHALL BE FIELD AERATED BY THE CONTRACTOR PRIER TO PROCEEDING MTH CONSTRUCTION. IF EmsTin CONDITIONS DO NOT

ALLOW FOR DETRLS OF CONSTRUCTION AS SHORN ON THESE

DRAWINGS, NOTIFY ENGINEER OF RECORD FAR RESOLUTION PRIOR TO PROCEEDING MTH GCNSTRUGIGN. CONTRACTOR SHALL MOSE AND

RENEW EASTINC CONDITIONS IN A DIZELY MANNER SUCH THAT
ALTERNATE DEEMS OR DETAILS. IF REQUIRED MAY BE GENERATED EXHORT DELAY TO THE PROJECT.

2. WRING CONSTRUCTION. THE CONTRACTOR SHALL NOT ALTER, DAMAGE OR REMOVE ANY PART Cr NE EXISTING STRUCTURE UNLESS
SPECIFICALLY DETALED ON THESE DRAWINGS.

DIE INTENT OF NOSE ORAYANGS IS THAT ME NORK OF ME
ADDITIONAL ALTERATION. FISNAMLITATON, OR RECONSTRUCTION IS TO BE IN ACCORDANCE MTH NE 2010 COG D10111J) ANY EXISTNG

CONDITIONS SUCH AS DETERIORATION OR NONCOMPLING CONSTRUCTION BE DISCOVERED 1114101 IS NOT COVERED TINE CONTRACT 000UMENTS WHEREIN DIE nrosio WCRK MU. NOT COMPLY WM THE 2010 COG A CHANGE ORDER. OR A SEPARATE SET OF PLANS AND SPEADCATONS, OETAKING AND SPEC:PIING THE REQUIRED KIRK SHALL BE PREPARED

AND SUBMITTED TO ANO APPROVED BY ME BUILDING DEPARTMENT PRIOR 10 PROCEEDING 111111 ME WORK.

A. AU. WORK AND MATERIALS SHOWN ARE NEW UNLESS INDICATED AS EASING (E).

S. IT MAY BE NECESSARY TO REMOVE ARCHITECTURAL FINISHES.

PLUMBING PIPES AND FIXTURES. ELECTRICAL CONDUIT. FIXTURES.

PANELS. DORM TELEPHONE CR FIRE ALARM WRING AND FIXTURES OR

OMER NON-STRUCTURAL ITEMS TO INSTALL STRUCTURAL WORN AND MATERIALS SHOWN CR THESE DRAMAS. SUCH ITEMS SHALL BE

REMOVED, REPAIRED NO/OR REPLACED TO MATCH PRE-CONSTRUCTION CONDITIONS AT ME CONTRACTORS EXPENSE.
6, A.U. WEATHER PROOFING INCLUDING BUT NOT UMITED TO TORCH DONK CAUUONG 0-FLASHING CR ANY OTHER MATERIAL THAT MAY BE

ALTERED DURING INSTALLATION SHALL OE REPAIRED REPLACED AND/OR

MOONED TO ENSURE THE BUILDING AT DIE INSTALLATION SITE IS REAMER PROOF.
7, ANY PROPOSED SUBSTITUTIONS FOR STRUCTURAL MEMBERS, HARDWARE., ANCHOR TALES. OR DETNUNG INDICATED IN MESE DRAWINGS SHALL

BE SUBMITTED TO AND RENEWED BY DM ENGINEER OF RECORD PRIOR TO CONSTRUCTION. SUCH RENEW SHALL BE BlIED ON A TIME AND MATERIALS BASS TO NE CONTRACTOR MTh NO GUARANTEE MAT ME suBoTam vnu. BE MIMED.
4-• as
tt$
SHEET

SLAB PLAN
& DETAILS

SHEETNUISER
A-7

3.143YSY GALA STEEL

L MITERED & WELDED

GATE FRAME
SLAB
® GATE DETAIL STOP t W/ LOCK 8c LATCH GATE POST FOOTING DETAIL

8.m
September 22, 2025 Packet Pg. 366

ELECTRIC LEGEND
0 MED
6-0 CIRCUIT BREAKER
supoicE own

AWED CONNECTION
TAMER swot wATERPRooF
):( animal WW1'
g OS OWLET. WATERPROOF
(REQUIRED FOR SEE ENTRY I w2 CND /2 13101
(0) PPE CABINET
1- 200A, It 120/2400 DUAL MAIN
.= BREAKER PANELBOARD, NEMA 3R
(E) METER
PER ullury Co
(E) EON PLUG
(E) ABS

CABINET
200A
2P
(3) 16. ITS CND, 1• CONDUIT)

EQUIPMENT BASE FRAME
(N) ABS

CABINET

EQUIPMENT BASE FRALIE
(REQUIRED FOR SUE MDT /2 CND
(3) /8, /10 CND. Ir CONDUIT )
(3) /S. /10 CND. UL• CONDUIT
(2) 111. /10 CND. Or CONDUIT
(N) R6A72 CONEY
s5-
s-
(E) ERG OUTLET

WATERPROOF

DEVONSHIRE BLVD
linE PARK
CN1J5493 / CCL05493
mummy BR AT ABBRoBeN DR
BANDAR= CA 94079

ISSUE STATUS
P1154 I BY
CD BOB P.v.
05/19/111 CLIENT REV Km.
a, Loos J.K
064554 By: P. NOLETT
CHECKED BY: C. MADOSEN
APPROVED BY: 1 MARQUIS
z
:21
Mks
be/
q!E
'0 31
IVA
jSIj
do
hi
1111
06 4-0
SHEET TULE:

ELECTRICAL PLAN
SHEET NUMBER:
■ A
01 BEF 1
03ATIF
DATE 55/19/11
(E) ABS

CABINET

EQUIPMENT BASE FRAME
(REQUIRED FOR DOE ENTRY)

SINGLE LINE DIAGRAM

EQUIPMENT BASE FRAME
(REWIRED FOR SE EN1R1
CND
(E) ABS

CABINET

PANEL SCHEDULE
NAMEPLATE: PANEL A SC LEVEL 10,000 VOLTS: 120V/240V. IS LOCATION : OUTSIDE BUSS MPS 2004
MOUNTING • H-FRAME MAIN EN: 200A
MA 08 BAR CIRCUIT BKR WA 03
Lao LoAo LOAD DESOPIPPON Amp/ NO AMP/ LOAD DESCRIPTION LOAD LOAD VA VA POLE pm/ VA VA
2957 GSA moo 1 50/2 01 02 30/2 SIREN ARREBSTOR. 1 30
• 2.557 ... 03 04 30
2857 m) umis woo . 1 50/2 05 08 50/2 CSM MO
.

I 2.957

2.957 I - 07 08 - . 2.957
1,048 4N) REA72 LIE CABARET 1 40/2 09 ID 20/I CFC1 180

1.048 I - 11 12 50/2 UM1S 850 2.957

1.046 1 40/2 13 14 - I 2,957
.
1,048 " 1 - 15 18 - SPARE
LOMA . 40/1 17 18
SPARE V 20 -
21 22 -
23 24

5.0511 8,010 PHASE TOTALS PHASE TOTALS 6.124 2.944
TOTAL VA - 31,296 TOTAL AMPS 121A
NOTE: EWING LOADS HAVE NOT BEEN FIDD VERIFIED. THEY ARE APPRONMATE BASED ON EXISTING CO 51003. CONTACT THE ENGINEER IF THE LOADS DIFFER FROM THAT 1111I00

IS SHORN ON ITIE PLANS

WIRING NOTES
I. ALL BREAKERS 10.000 AIC

2. ALL 5 204 CIRCUITS /12 THAN OR THIS61-2.

3. AVE 304 CIRCUITS 110 THHN OR THAN-2 STRANDED.

4. ALL 404 ciRCUMS IS 1/1HN OR 111MN-2 STRANDED.

5. ALL 50A CIRCUITS /6 THAN OR ITIWN-2 STRANDED.

6. ALL. 60A CIRCUITS /6 DIHN CR THIN51-2 STRANDED.
7, ALL ELECTRICAL PARING IS SURFACE MOUNTED IN EMT OR AS REQUIRED FOR EXPOSURE

ELECTRICAL NOTES

1. AIL ELECTRICAL VOX SMALL CONFORM TO INC NEC AS KU. AS ALL APPUCABLE STATE AND

LOCAL CODES

2. CCNTRACTOR SHAH. FURNISH ANO INSTAL. ALL CONDUIT. CONDUCTCRS. PULL BOXES.

TRANSFORMER PADS POLE RISERS, AND PERFORM ALL TRENCHING AND BACKF1WNG REQUIRED

IN THE PLANS

3. ALL ELECTRICAL ITEMS BIAS.. BE U.L APPROVED OR USIED AND PROCURED PER PI_AN SPECIFIC...MRS.

A. All SNORT BREASERS. FUSES. AND ELECTRICAL EQUIPMENT SHALL HAVE AN INTERRIPTICOI RATING NOT LESS THAN THE MAXIMUM SHORT CIRCUIT CURRENT 10 OHM THEY MAY BE SuBLECIED NTH A ulmmum OF l0m05 A.I.C. OR AS REQUIRED.

S. THE ENTIRE ELECTRICAL INSTALLATioN SHALL BE GROusDED AS REQUIRED By AU. APPLICABLE C006.

B. ELECTRICAL MIRING SHALL BE COPPER 112 MIN BATH TYPE XVIVI, 1116N, CR THAN INSULATION.

7. ALL OUTDOOR EOUIPMENT SHALL HAVE NDAA OR ENCLOSURE

8. ALL BURIED BARE SHALL RUN THROUGH SCHEDULE 63 PVC CONDUIT UNLESS OTHERINSE NOTES.

B. A GROUND MIRE IS TO BE PULLED IN ALL GENDLATS
IS 5NERE ELECTRICAL WRING OCCURS OUTSIDE A MIXTURE AND HAS THE POIENTAL FOR EXPOSURE TO BREATHER, WARING SLAM. BE IN WATERTIGHT GALVANIZED RISE STEEL OR FLEXIBLE GONOUIT.

11. 8ACKPUU. (E) FEEDERS TO EQUIPMENT 70 BE REMOVED.

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September 22, 2025 Packet Pg. 367

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3. ExoTHERmic WELDS SHALL BE USED FOR ALL GROUNDING CONNECTIONS BELOW GRADE.

A. EXPOSED (MOUNDING CONNECTIONS %NIL BE MADE BAN BURNETT. HYGROUND COIAPRESSON TYPE CONNECTORS OR EXOTHERNIC WELDS AS SPECIFIED RI THE PLANS.

5. CONNECTIONS TO EQUIPMENT SHALL BE MADE USING STATELESS STEEL HARDWARE B. APPLY BURL k ELECTRICAL TAPE OVER au sew Al ALL LOCATIONS OR RATHER PROOFING OVER COAX GROUND Kim

7. CONFECTIONS TO GROUND BARS SHAD. BE MADE VARA TWO HOLE COMPRESSION mt

COPPER LUGS WITH STAR RASHERS AVID NO-OX OR EQUIVALENT RACED BETWEEN cowECTENI AND GROUND BAR.

B. ROUTE GROUNDING CONDUCTORS ALONG THE SHORTEST AND STRAIGHTEST PAN POSSIBLE.

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A. THE SYSTEM GROUND RESISTANCE MUST BE 10 OHO OR LESS, TO ACHIEVE THIS LITRE. OF RESSTANcE THE CONTRACTOR STALL PURSUE ORE OF THE FOLLOWING FDA OMENS:

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uPON MAPLETON OF THE GROuNDING INSTALLATCN THE ONITRACTOR SHALL. opLoy AN CARER APPROVED TAD PARTY TO CONDUCT A TAU. OF POTENTIAL TEST AND SuBIAIT A REPORT OF SUCH TEST FOR APPROvAL TO EITHER TIE OMER OR CONSTRUCTOR MANAGER E-2

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CITY COUNCIL

STAFF REPORT
MEETING DATE: September 22, 2025
ITEM TITLE: Consideration of Introducing an Ordinance Amending San Carlos Municipal Code Title 18 – Zoning, to Create Objective Design Standards (ODS) for Development within the Multi-family (RM) Housing and Mixed-use (MU) Zoning Districts: Chapter 18.03 (Rules of Measurement), 18.04 (Residential Districts), 18.05 (Mixed-Use Districts), 18.06 (Commercial Districts), 18.15 (General Site Regulations), 18.18 (Landscaping), 18.26 (Planning Authorities),

18.27 (Common Procedures), 18.29 (Design Review and Objective Design Standards Compliance Review), 18.30 (Use Permits), and

18.41 (Terms and Definitions) of the San Carlos Municipal Code. **Tabled from the September 8, 2025 City Council Regular Meeting** RECOMMENDATION:

The Planning and Transportation Commission recommends that the City Council introduce an Ordinance to create objective design standards for development within the Multi-family (RM) and Mixed-use (MU) Zoning Districts.

FISCAL IMPLICATIONS:

There are no fiscal implications for adopting objective design standards for multi-family and mixed-use development.

BACKGROUND:

Recent changes in state law mandate that local jurisdictions review and approve residential developments comprising two or more units based on objective design standards only. These standards are designed to be measurable and verifiable, eliminate any "gray" areas, and leave no room for interpretation or personal judgement. This distinguishes them from subjective standards that are open to varying interpretations. Additionally, one of the Council’s strategic goals is to actively promote and support the streamlined processing of housing projects to boost housing production. Objective design standards bring clarity, predictability, and efficiency to the review process by establishing clear, measurable expectations for applicants early in the application process.

The City has been working on mixed-use and multi-family objective design standards (ODS) with the assistance of Van Meter Williams Pollack (VMWP), an urban design firm with extensive local experience in this field. A key focus of the analysis included evaluating the feasibility of existing regulations and their potential impact on housing production in accordance with several Housing

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Element Policies: HOU 4.2 Zoning Ordinance Revisions, 4.4 Objectivity and Streamlining in Development Regulations, and 4.5 Review of Development Standards to Promote Achieving Maximum Densities.

On May 5, 2025, the Planning and Transportation Commission (PTC) passed a Resolution (5-0) recommending that the City Council adopt the proposed objective design standards for development within the RM and MU Zoning Districts (Attachment 2). The redlined version of the proposed code amendments is included as Attachment 1, Exhibit A: Mixed-Use and Multi-Family Objective Design Standards.

It is important to note that any future development projects, including residential developments, located within any future adopted specific plan area (e.g. Northeast Area Specific Plan and the Downtown Area Specific Plan) will be subject to the regulations established by each respective specific plan.

ANALYSIS:

The proposed RM/MU ODS include numerous zoning amendments that span multiple chapters in the San Carlos Municipal Code. Table 1 provides an overview of the proposed amendments in each chapter. For specific text and details, please refer to Attachment 1, which shows proposed amendments in redlines.

Table 1: San Carlos Municipal Code (SCMC) Chapter Reference for Proposed Amendments SCMC Chapters General Description of Proposed Amendments 1 18.03 (Rules of Measurement) Clarifying areas that count towards floor area. 2 18.04 (Residential Districts)
Making existing standards objective for multi-family (RM) zones and creating new objective standards. Adjusting
Residential FAR limits.
3 18.05 (Mixed-Use Districts)
Making existing standards objective for multi-family (MU) zones and creating new objective standards. Adjusting
Residential FAR limits.
4 18.06 (Commercial District) Adding language to be consistent with AB 2011. 5 18.15 (General Site Regulations) Clarifying projection standards and applicability. 6 18.18 (Landscaping) Amending standards for consistency with other chapters if needed.
7 18.26 (Planning Authorities) Amending roles and responsibilities of the Director and Planning and Transportation Commission.
8 18.27 (Common Procedures) Amending roles and responsibilities related to Compliance Review.

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9 18.29 (Design Review and
Compliance Review Procedures)
Revising thresholds and findings, introducing new
procedures for deviation/exception from ODS requirement, major and minor modifications.
10 18.30 (Use Permits) Clarifying applicability of use permits. 11 18.41 (Terms and Definitions) Adding new definitions such as major modification, minor modification, podium, etc.

Objective Design Standards (ODS) Recommendations
The PTC recommended that the City Council adopt several proposed amendments that hold particular significance, which are discussed below.

Residential Floor Area Ratio (FAR)

1. Eliminate maximum FAR for the residential component of projects.

The PTC recommends eliminating FAR maximum limits for residential development within the multi-family and mixed-use zoning districts. Previous feedback from developers indicated that FAR limits layered on to the existing development standards may present a challenge for projects to achieve minimum and maximum densities, especially for narrow sites, and for projects that include family-sized (2/3-bedroom) units.

The consultant team evaluated three existing sites based on current development standards, including setbacks, upper-story step-backs, and maximum height (Attachment 4). The selected sites were small to medium in size, as smaller parcels often face greater challenges in complying with development and design regulations.

The selected sites included:
a. 1562 El Camino Real – MU-SB-120 zone, 0.46 acres
b. 1058 Laurel Street – MU-N-40 zone (adjacent to RS-6 zone), 0.14 acres c. 750 Walnut Street – RM-100 zone, 0.19 acres
The analysis found that most sites had difficulty with developing to the maximum FAR permitted due to other required standards, such as building placement or setbacks and upper-story stepbacks. The analysis also found that achieving maximum densities within the allowable FAR limits would lead to very small unit sizes.

In another testing scenario, the FAR limit was reached at five stories, even though six stories were permitted, effectively limiting the potential for additional residential units or density. This suggested that using FAR is a limiting regulation and unnecessarily restricts housing development within an allowable building envelope.

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If FAR limits are eliminated, other form-based standards such as maximum height, setbacks, and step-backs would be the primary controlling factor for the mass and size of a structure. Welldesigned buildings with strong massing and articulation controls (height, step-backs, window design) typically make FAR requirements unnecessary. Emphasizing aesthetics rather than floor area leads to better design that fits in with a neighborhood and removes FAR as a constraint.

2. Establish minimum and maximum FAR limits for the commercial component of mixeduse projects.

Minimum FAR: The PTC recommends establishing minimum and maximum commercial FAR for mixed-use projects only, which are projects that include both commercial and residential components. In the past, applicants have proposed small commercial floor areas (e.g., 800-900 sq. ft.) in primarily residential projects to be classified as “mixed-use” and therefore benefit from relaxed standards within the zoning district. Small commercial spaces are often unusable or infeasible for tenants due to their size and/or dimensions and therefore become difficult to lease.

Requiring a minimum FAR will ensure there are viable commercial spaces.

Maximum FAR: The recommendation to require a maximum commercial floor area ratio cap in mixed-use buildings will prioritize housing within the allowable building envelope while maintaining viable commercial uses. A commercial FAR cap encourages projects to stay within the overall height and massing limits, rather than allowing commercial space to fully build out its FAR and then add unlimited residential on top through State Density Bonus waivers and concessions. To establish a feasible range for commercial FARs, five local sites were analyzed to identify the minimum and maximum standards, with a focus on supporting commercial viability in mixed-use districts, particularly on small and medium-sized sites (Attachment 4).

Areas within a building that are allocated for residential use would not be subject to FAR limits.

Only non-residential commercial areas within a mixed-use building would be subject to the proposed minimum and maximum FAR limits. Commercial-only development would remain a permitted use in all mixed-use districts and would be subject to current FAR standards for commercial development.

Step-back Requirements

3. Reduce the upper story step-backs from 10 feet to 6 feet.

Step-backs are the distance an upper floor is pushed back from the story below and begin on the third story of a building. These differ from setbacks, which is the required distance the building must be from the edge of the property line. Based on the test fit analyses, the existing 10-foot upper-story step-back requirement on all sides of a building is excessive for residential development, especially when combined with other setback regulations. These step-back requirements can result in the loss of additional housing units and usable space on each floor and encourage only small-sized residential units, precluding a desirable mix of both small and familysize units within a residential development.

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The PTC recommends reducing the upper-story step-backs from 10’-0 to 6’-0. The proposed reduction from a 10-foot step-back to a 6-foot step-back for third story and above would create more usable space for additional housing units, thereby eliminating one constraint on housing production. No changes are proposed to existing exceptions that allow upper stories to align with lower story at required step-backs along Laurel Street, San Carlos Avenue, and El Camino Real.

Visually, the difference between a 10-foot and a 6-foot step-back is minimal, while the added floor area can be utilized for balconies, usable space, or additional housing units. This change would balance aesthetic considerations with the need to optimize housing opportunities. Figures 1 and 2 below demonstrate the existing and proposed step-backs.

Figure 1: Existing step-back requirements (10’)

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Figure 2: Proposed step-back requirements (6’)
Setback Requirements

4. Reduce the rear setback in the mixed-use districts from 30 feet to 20 feet for parcels adjoining RS districts and require robust landscaping standards within the rear setback.

Properties that are zoned mixed-use are required to have a 30-foot rear setback when the rear of the property is adjacent to a single-family zoning district (RS zone). This requirement can preclude the development of allowable three-story buildings in certain zoning districts and can render sites infeasible for full development potential under the Municipal Code. Most mixed-use sites that are adjacent to single-family residential zoning are located within the MU-N-40: Neighborhood MixedUse zoning district.

Site testing in the MU-N-40 district revealed that the existing 30-foot rear setback for properties adjacent to single-family zones is a constraint, specifically for narrow and small lots, which could force the use of very small, possibly, infeasible units to achieve desired densities.

Three-dimensional photo simulations were prepared to visualize the impact of the proposed 20- foot rear setback compared to the existing 30-foot setback (See Figures 3 and 4 below). The photo simulations demonstrated that 20-feet setbacks will have a minimal visual impact on the neighboring properties. Existing maximum height standards are not proposed to be changed for any of the districts.

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Depending on the building configuration, reducing the rear setback from 30 feet to 20 feet, in addition to reducing step-backs (see step-back recommendation above) could increase the building area by 15%, allowing for additional residential units.

Figure 3: Existing rear setbacks at 30 feet from the residential zone Figure 4: Proposed rear setback 20 feet from the residential zone

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Conditional Use Permit Requirements for Ground Floor Residential

4. Remove CUP requirement and allow residential uses by right on the ground floor along El Camino Real and introduce active ground floor uses outside the bounds of the Downtown Specific Plan.

The Planning and Transportation Commission recommends eliminating the conditional use permit (CUP) requirement to allow ground floor residential uses along El Camino Real outside the bounds of the Downtown Specific Plan. Residential uses currently require a CUP to occupy ground-floor spaces in mixed-use districts along El Camino Real. A CUP is a discretionary permit, which involves subjective standards and substantial cost, time, and processing.

The Housing Accountability Act (HAA) applies to all projects with two or more residential units.

The HAA limits the amount of discretion the City has when reviewing housing development projects in zones where residential uses are allowed. Specifically, the City cannot deny a housing project or impose conditions that reduce the density of a project, except in very limited, specific situations. The City can, however, require compliance with its ODS. Further, the State Density Bonus Law also allows applicants to request waivers or concessions. Applicants may request to use these waivers and/or concessions to override CUP requirements for the ground floor.

Instead of requiring a CUP to allow a ground floor residential use, the PTC recommends requiring specific “active use” requirements and building transparency standards for the ground floor. This would allow residential units on the ground floor, provided they are either located behind active uses or, if residential units are placed along a main thoroughfare, and meet a minimum of 50% ground floor transparency requirement to provide a more open, welcoming space that interacts with the public area. Some examples of active portions of residential use could include residential units, residential lobbies, gyms, or work-from-home spaces. These activation standards would encourage diverse uses that support overall project feasibility and still contribute to an active ground floor atmosphere consistent with the goals of a mixed-use district. Similar strategies have been implemented successfully in cities such as Sunnyvale and San Mateo activating groundfloor spaces and enhancing mixed-use district vibrancy.

Locally, the recently approved project at 11 El Camino proposed similar active uses along the ground floor (Figures 5 and 6).

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Figure 5: Approved residential units on ground floor at 11 El Camino Real. 3D Image credits: SummerHill Apartment Communities and KTGY Figure 6: Approved corner residential lobby acting as an active ground floor use at 11 El Camino Real.
3D image credits: SummerHill Apartment Communities and KTGY The PTC also recommends that the portions of El Camino Real within the boundaries of the Downtown Specific Plan be excluded from this recommendation as the Downtown Specific Plan

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is expected to be adopted by the City Council in November 2025 and will have its own standards regarding ground floor uses.

Encouragement of Retail and Commercial Activity: One area of discussion with the City Council on February 10, 2025 Study Session centered on strategies to encourage retail and commercial activity along El Camino Real and southern Laurel Street (outside the boundaries of the Downtown Specific Plan area). While this topic falls outside the formal scope of the Objective Design Standards project, staff explored several potential strategies that could be pursued independently, including:

1. Requiring commercial or retail uses at key nodes along El Camino Real (recommended by the PTC).

2. Identifying priority retail/commercial uses and streamlining their approval processes.

3. Offering incentives for retail/commercial development, such as waving certain standards.

The Council could direct staff to return with further analysis of these options; however, this would be outside of the scope of the ODS project but could be completed through a new zoning code update project.

For detailed minutes from the City Council Study Session, please refer to Attachment 3. To view the full staff report, Item 10a from the meeting on the public portal:
https://cityofsancarlos.primegov.com/Portal/Meeting?meetingTemplateId=16234 Compliance Review Process

6. Proposed Compliance Review process for ODS projects
The Planning and Transportation Commission recommends replacing the current review process with a new compliance review process. Currently, a review of proposed multi-family and mixeduse development is conducted by the PTC as part of their design review authority. The proposed process would still maintain PTC review authority for most projects; however, it would be a compliance review (ministerial) process rather than a design review (discretionary) process and therefore comply with Housing Accountability Act (HAA) requirements.

Proposed Process:

A. Projects with four or fewer residential units: Compliance Review will be performed at staff level with no public hearing, unless referred to the PTC by the Director.

B. Projects with five or more units: Compliance Review will be performed by the Planning and Transportation Commission for requested entitlements, with evaluations based solely on objective criteria, not discretionary findings.

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Partial Discretionary Review:

If any project seeks deviations from objective standards (as outlined below), the City shall conduct discretionary design review for the deviations only. Based on feedback from the PTC, the following deviations are proposed:

A. Minor Deviations: Adjustments to window trim, roof design and other criteria as deemed minor by the Director, which have minimal visual impact, to be reviewed by the Director, unless already under review by the Planning and Transportation Commission due to the number of units, or upon recommendation by the Director.

B. Major Deviations: Changes such as massing or articulation and other major criteria as deemed by the Director, to be reviewed by the Planning and Transportation Commission in conjunction with compliance review.

Discretionary Review:

Commercial projects and projects requiring entitlements that are subjective (e.g., planned developments, variances, or those not requiring objective standards) will continue to undergo discretionary review by the Planning and Transportation Commission or the City Council, as outlined in the Municipal Code.

Following adoption of ODS, staff will create a Compliance Review information packet specifically for mixed-use and multi-family projects, to support applicants in navigating the updated process.

A similar process has already been implemented successfully for single-family projects.

FINDINGS:

In order to introduce the Ordinance, the City Council must meet the required findings, as outlined in San Carlos Municipal Code Section 18.35.080. The PTC finds that the proposed amendments are consistent with the General Plan and with the purpose of the Zoning Title, as detailed in Attachment 5.

COMMUNITY OUTREACH:

The public outreach strategy was developed collaboratively by City staff and the consultant team, with a focus on engaging key stakeholders, including local architects, developers, and community members. The City’s communications team also shared meeting information, draft recommendations, and project updates across various platforms.

Outreach efforts included a series of community meetings, workshops, and stakeholder sessions designed to gather input and share progress throughout the project. Full details and materials from each event are available on the project website at www.cityofsancarlos.org/designstandards under the "Past Meetings" section. Specifically, the following meetings and workshops were held

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as summarized below and included as Attachment 3: Community Outreach Summary and Meeting Minutes.

1. PTC Recommendation to the City Council – May 5, 2025

2. City Council Study Session – February 10, 2025

3. Community Open House – January 30, 2025

4. Community Meeting – November 13, 2024

5. PTC Study Session #2 – June 17, 2024

6. Stakeholder Meeting – May 21, 2024

7. PTC Study Session #1 – November 20, 2023

8. Community Workshop – April 26, 2023

9. Citywide Survey – March 10, 2023

10. Community Workshop – October 19, 2022

11. Stakeholder Meeting – October 6, 2022
Additional outreach included a booth at the 2024 Art and Wine Festival, multiple Council newsletters, courtesy notices, regular webpage updates, and social media engagement.

PUBLIC NOTICE
This City Council meeting was notified in accordance with state law and published in the newspaper on August 29, 2025 (Attachment 7). A courtesy notice was sent to property owners adjacent to a mixed-use or multi-family zoning district on August 29, 2025. This item was also advertised through various media (social media, website, and email lists). No public comments had been received as of September 2, 2025.

ENVIRONMENTAL DETERMINATION:

The proposed zoning amendments are within the scope of activities identified in the San Carlos 2030 General Plan Program Environmental Impact Report (EIR) and 2023 Housing Element EIR, eliminating the need for additional environmental review. Therefore, no additional environmental review is required pursuant to Public Resources Code Section 21166 and California Environmental Quality Act (CEQA) Guidelines Section 15060(c)(2) “Preliminary Review” and Section 15061(b)(3) “Common Sense Exemption”.

NEXT STEPS:

Should the City Council introduce the Ordinance, the proposed Ordinance would return for formal adoption on September 22, 2025. If adopted, the proposed amendments would become effective 30 days after adoption, on October 22, 2025.

Staff request the Council’s authorization to amend any minor items before the second reading, which could include clerical errors, clarifications, additions, or deletions to the language. This request aims to ensure that staff can address any minor revisions without having to return to the Council to repeat the first reading.

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As the proposed changes are significant and have not yet been tested in real-life scenarios, staff will closely evaluate and monitor the effectiveness of the new ODS once they become effective.

If areas of improvement are identified, staff will return to the Council with recommended revisions approximately a year from adoption. These items could involve clarifying specific code sections, adding definitions, or introducing criteria to facilitate the interpretation and implementation of the review processes.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Introduce an Ordinance Amending San Carlos Municipal Code Title 18 – Zoning, to create Objective Design Standards (ODS) for Development within the Multi-family (RM) and Mixed-use (MU) Zoning Districts; or

2. Do not introduce the proposed Ordinance; or

3. Provide staff with alternative direction.

Respectfully submitted by:

Rucha Dande, Principal Planner; and
Al Savay, Community Development Director
Approved for submission by:
_______________________
Jeff Maltbie, City Manager
ATTACHMENT(S):

1. Proposed Ordinance
Exhibit A to Ordinance - Proposed Zoning Changes (redlined)

2. May 5, 2025, Planning and Transportation Commission (PTC) Resolution

3. Community Outreach Summary and PTC 5.5.25 Meeting Minutes

4. Test Fit Analysis

5. Findings

6. San Carlos Zoning Map

7. Public Hearing Notice Affidavit
Resources:

Objective Design Standards webpage – www.cityofsancarlos.org/designstandards

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ORDINANCE NO. ____

AN ORDINANCE OF THE CITY OF SAN CARLOS
AMENDING SAN CARLOS MUNCIPAL CODE TITLE 18 – ZONING, TO CREATE OBJECTIVE DESIGN STANDARDS (ODS) FOR DEVELOPMENT WITHIN THE MULTIFAMILY (RM) HOUSING AND MIXED-USE (MU) ZONING DISTRICTS: CHAPTER 18.03 (RULES OF MEASUREMENT), 18.04 (RESIDENTIAL DISTRICTS), 18.05 (MIXED-USE DISTRICTS), 18.06 (COMMERCIAL DISTRICTS), 18.15 (GENERAL SITE REGULATIONS),

18.18 (LANDSCAPING), 18.26 (PLANNING AUTHORITIES), 18.27 (COMMON PROCEDURES), 18.29 (DESIGN REVIEW AND OBJECTIVE DESIGN STANDARDS COMPLIANCE REVIEW), 18.30 (USE PERMITS), AND 18.41 (TERMS AND DEFINITIONS) OF THE SAN CARLOS MUNICIPAL CODE.

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

WHEREAS, recent changes to State Law (Government Code Section 65589.5, SB 35, SB 423, SB 330) require that cities adopt and ministerially act on residential development applications based on whether the project complies with Objective Design Standards; and

WHEREAS, on January 23, 2023, the City adopted the focused General Plan Housing Element identifying policies and actions to accommodate additional residential units and to eliminate impediments to the creation of more housing; and WHEREAS, the City currently relies on a combination of objective and subjective design standards, implemented through a design review process with staff, the Planning and Transportation Commission (PTC), and sometimes the City Council to regulate the design of applicable housing projects; and
WHEREAS, the City must update its standards for all residential projects to ensure orderly, streamlined development in an effort to be in compliance with State Law and help meet the City’s Regional Housing Needs Allocation (“RHNA”) of at least 2,735 new housing units; and WHEREAS, on March 10, 2023, a City-wide online community survey was published where the community was notified through the City’s website, e-notify mailing list, social media, and City-wide post cards to encourage participation to identify and gather public comments and input on various design aspects pertaining to multi-family and mixed-use residential Objective Design Standards, and where over 420 responses were received; and WHEREAS, the City conducted three (3) Community Workshops held on October 19, 2022, April 26, 2023, and November 23, 2024, respectively, to introduce the project, identify design elements that are integral to the character of San Carlos, and received specific feedback on massing, articulation, transitional standards, walkability, safety, diversity in design, availability of open spaces, green spaces, and neighborhood connectivity; and

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WHEREAS, throughout the planning process, staff also conducted meetings and outreach with subject matter experts through two (2) stakeholder meetings with peer-architects and developers held on October 6, 2022, and May 21, 2024, respectively, and received valuable feedback on preliminary draft standards; and
WHEREAS, the Planning and Transpiration Commission conducted two (2) study sessions held on November 20, 2023, and June 17, 2024, to provide policy feedback related to transition standards for projects located adjacent to single-family zones, upper story step backs, landscaping requirements, articulation and massing standards, and parking setbacks; and WHEREAS, on January 30, 2025, a community open house was hosted at the Laureola Park Community Room where staff interacted with the community on a 1 on 1 basis to receive feedback and answer any questions related to the proposed objective design standards; and WHEREAS, on February 10, 2025, the City Council conducted a study session to provide direction related to proposed step backs, setbacks and transitions standards for projects located adjacent to single-family zones in addition to proposed objective design standards pertaining but not limited to articulation, massing, landscaping, entrance design; and WHEREAS, prior to the community workshops, survey, study sessions, community open house, and public hearings, City of San Carlos staff conducted robust community outreach to encourage maximum participation. This included social media posts on San Carlos’ Facebook, NextDoor, Instagram, and Twitter accounts. Announcements about the project and workshops were also made at public meetings including City Council and Planning and Transportation Commission meetings. Public participation opportunities were also promoted through the City of San Carlos’ Spotlight Newsletter, city-wide postcards, Good Living Newsletter, San Carlos’ Enotify email to interested community members, regular updates to the Multi-Family and MixedUse Objective Design Standards landing page website, and mailed flyers and postcards; and WHEREAS, pursuant to Government Code Section 65853 and 65850 and San Carlos Municipal Code Chapter 18.35 (Amendments to Zoning Ordinance and Maps), when a change in the Zoning Ordinance (Title 18) of the San Carlos Municipal Code is found necessary, the Planning and Transportation Commission shall hold a public hearing to consider such change and render its decision to the City Council; and
WHEREAS, pursuant to San Carlos Municipal Code Section 18.35.050 and California Government Code Section 65090 and 650901 a Public Hearing Notice was published on April 15, 2025, for the Draft Zoning Code Amendments in the newspaper, distributed to interested parties, posted to the City’s website and announced through e-notify to a list of interested community members and other social media platforms; and
WHEREAS, on May 5, 2025, the Planning and Transportation Commission conducted a public hearing on the proposed amendments to the San Carlos Municipal Code, to hear and consider all comments of all persons interested in or concerned with the proposed amendments

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to Title 18 of the City of San Carlos Municipal Code and recommended the City Council introduce the ordinance adopting the changes; and
WHEREAS, the proposed amendments would help to ensure orderly, streamlined multifamily and mixed-use residential development while being compliant with State Law; and, WHEREAS, The City Council finds that the Ordinance update process evaluated current issues and successes with the existing ordinance and explored options for changes based on evidence and best practices in other communities and industry experts; and, WHEREAS, the City Council finds that preferred options were identified based on increasing clarity, increasing efficiency in review procedures, and increasing effectiveness of the ordinance implementation, and adopts the following amendments to San Carlos Municipal Code Title 18.

WHEREAS, the City Council authorizes staff to rectify any clerical errors, clarify graphics if necessary, and make non substantive clarifications, additions, or deletions to the language, before the second reading of the Ordinance to ensure staff can address any minor revisions without having to return to the Council solely for an introduction; and NOW, THEREFORE BE IT RESOLVED by the City Council of the City of San Carlos as follows:

SECTION 2: Pursuant to SCMC Section 18.35.080 Criteria for Zoning Amendments, the City Council shall not approve a zoning amendment unless the proposed amendment meets the following criteria. The City Council hereby approves the Municipal Code Ordinance amendment attached as Exhibit A based on the findings and criteria below.

A. Zoning Ordinance Text Amendment Findings.

1. The proposed ordinance amendments are consistent with the General Plan.

The recently updated 2023-2031 Housing Element includes the following goal and actions:
• Goal HOU-4 states: “Remove or mitigate governmental constraints inhibiting the provision of adequate, affordable housing throughout San Carlos.” • Action HOU-4.2 Zoning Ordinance Revisions - “Continue to allow ground floor residential uses in the MU-D100, MU-SC-120, and MU-SB-100 zones. Evaluate, as part of the new Downtown Specific Plan process, additional areas (on side streets and outside of the Downtown Core) where ground-floor residential uses may also be allowed.”
• Action HOU 4.4 Objectivity and Streamlining in Development Regulations – This action specifies actions to prepare Objective Design Standards for residential developments by reviewing the Zoning Ordinance and crafting revisions that support objective design

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standards consistent with the Housing Accountability Act to facilitate high-quality residential development.
• Action HOU 4.5 Review of Development Standards to Promote Achieving Maximum Densities - “Throughout the planning period, periodically evaluate development standards to ensure that projects are able to achieve maximum densities. Make revisions if review indicates that current standards pose a potential or actual constraint on achieving maximum densities.”
Basis for Finding: The proposed amendments include revisions to the Design Review and Compliance Review Procedures, Common Procedures, and Review Authorities chapters of the Zoning Title to help enhance the efficiency of the review procedures for future multi-family and mixed-use development. These changes aim to streamline the project review process, ultimately facilitating the faster generation of housing. As such, adoption of the proposed Ordinance amendments will facilitate an efficient application process and high-quality residential development in San Carlos and comply with State objectives and law.

The proposed amendments update the Rules of Measurement by clarifying which areas are included or excluded from floor area ratio calculations for residential development. Proposed amendments also revise standards for building setbacks and transitional step-backs to better support projects in achieving maximum densities. These changes are informed by testing three representative housing sites, with the analysis considering factors such as construction costs, development potential, number of units, and unit sizes. This process identified standards that may be limiting housing production and highlighted sections of the Municipal Code in need of revision that are included within the proposed amendment.

The 2030 General Plan Land Use Element also includes the following goals, policies and actions:
• Goal LU-8, “Ensure excellence in all development design.” The policies identified to achieve this goal that are consistent with the multi-family and mixed-use objective design standards project includes:
o Policy LU-8.1 “Require all development to feature high quality design that enhances the visual character of San Carlos”,
• Action LU-8.1 “Adopt a form-based zoning code to emphasize building placement, the framing of public space and promoting a pedestrian-oriented environment.”
o Policy LU-8.2 “Ensure that new development is sensitive to the character of adjacent structures and the immediate neighborhood”;
o Policy LU-8.4 “Promote pedestrian-scaled design through site planning, building design, finish details and landscaping for all types of development by requiring height and locational transitions be- tween buildings of varied levels that are sensitive to the interrelationships of surrounding uses and structures, especially residential.”

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• Action LU-8.4 “Develop objective design standards consistent with State law and amend the Zoning Ordinance and create a Planning Division submittal information checklist and application to require materials that accurately and sufficiently demonstrate a project’s compliance with new objective design standards.”
o Policy LU-8.5 “Optimize architectural quality by encouraging the use of quality materials, particularly as accents and authentic detailing, such as balconies and window trims”;

o Policy LU-8.7 “Require new residential development to provide outdoor areas and landscaping or native vegetation, or tree canopy to enhance the surroundings”;

o Policy LU-8.10 “On all sides of buildings, require the incorporation of quality architectural design elements for all building façades and stepping back upper floors in order to reduce bulk and mass and to break up monotonous wall lines”;
o Policy LU-8.11 “Discourage abrupt changes in building scale. A gradual transition between low-rise to mid-rise buildings should be achieved by using the low rise buildings at the edge of the project site. Consider the relationship of buildings to the street, to one another and to adjacent structures and land uses, especially single-family residential.” o Policy LU-8.12 “Require residential building entrances to be related to the street”; o Policy LU-8.13 “Require parking areas associated with development to be located and designed to minimize visual impact to the greatest extent feasible. This may include locating parking behind buildings street frontage, below grade, or screening through the use of natural landscaping”;
o Policy LU-8.19 “Residential structures shall be designed to be compatible with existing structures in the vicinity, avoid obstructing views from adjacent structures or views of community importance, avoid interference with the right or ability to use solar energy and be consistent with the community design principles”.
o Policy LU-8.20 “Require all new residential multi- family residential, commercial and industrial projects subject to design review by the appropriate decision- making body for compliance with site planning, architecture, signing and landscaping criteria prior to approval, as permitted by State law.”
Basis of Finding: The proposed amendments address the neighborhood character through objectively regulating architectural design elements while being consistent with the General Plan goals and policies as specified within the General Plan Land Use Element Actions. The proposed zoning amendments addresses the neighborhood character through objectively regulating architectural design elements such building materials and colors, building massing, articulation, required landscaping, corner treatments, among other design features while being consistent with the General Plan goals, policies and actions.

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2. The ordinance amendment is consistent with the purpose of the Zoning Title to promote the growth of the City in an orderly manner and to promote and protect the public health, safety, peace, comfort and general welfare.

The General Plan 2030 Land Use Element includes the following goal:
• Goal LU-9 stating, “Protect and enhance all residential neighborhoods”, o Policy LU-9.1 “Maintain and enhance neighborhoods to be safe and attractive.” o Policy LU-9.5 “Mitigation measures shall be utilized to the greatest extent feasible for neighborhoods surrounding new pro- posed development. Require buffering, transitional standards, screening, or other measures for new and expanded multifamily residential, mixed use, and/or commercial/industrial developments adjacent to single-family residential neighborhoods to minimize impacts and compatibility conflicts.” Basis for Finding: The proposed Ordinance amendments propose to objectively regulate, as required by State Law, building materials, massing, articulation, landscaping, and parking design consistent with the General Plan policies. The proposed amendments also adjust the transitional standards between multi-family and single-family residential districts to create enough buffer areas that minimize impacts and compatibility conflicts.

SECTION 3: Replacement of Code. San Carlos Municipal Code Section 18 Chapter

SECTION 4: Pending Applications. As to applications for new residential units and additions, which have been submitted and deemed completed, before the Ordinance goes into effect, such applications may continue and shall not be subject to the regulations and requirements listed in Exhibit A. Notwithstanding the above, an applicant may submit a planning application using the new regulations once they become effective.

SECTION 5: California Environmental Quality Act Determination. The City Council hereby finds that this Ordinance is not subject to the provisions of the California Environmental Quality Act (“CEQA”). The proposed amendments to the San Carlos Municipal Code as mentioned above are within the scope of the activities and impacts identified in the San Carlos 2030 General Plan Program Environmental Impact Report (EIR), no new environmental effects have been found, and no new mitigation is necessary. Therefore, no additional environmental review is required pursuant to Public Resources Code Section 21166 and California Environmental Quality Act (CEQA) Guidelines Section 15060(c)(2) Preliminary Review and CEQA Section 15061(b)(3) “common sense exemption”. In addition, all future residential development

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projects subject to review under the Objective Design Standards would be required to undergo a separate CEQA review, and approval process as required by State Law.

SECTION 6: 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 7: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
* * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 22nd day of September, 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: Proposed text amendments to Title 18.

AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

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1 Attachment 1 Exhibit A: Proposed Amendments to Title 18 Title 18 Zoning Ordinance proposed amendments to create Multi-family (RM) and Mixed-use (MU) Objective Design Standards (RM/MU ODS)
Current zoning maps can be found on the City’s Objective Design Standards webpage at www.cityofsancarlos.org/designstandards. A PDF of the current zoning districts are also provided at the end of this document for reference. Changes to the zoning maps are not a part of the Objective Design Standards project.

Dated: September 22, 2025

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2 Proposed amendments to SCMC Title 18 Zoning
Amended Code Sections Municipal Code Chapters
1 18.03 Rules of
Measurement

18.03.080 Determining floor area.

18.03.090 Determining floor area ratio.
2 18.04 Residential Districts 18.04.050 Development standards—RM districts.

18.04.060 Supplemental regulations—RM districts.
3 18.05 Mixed-Use Districts 18.05.040 Objective Design Standards 4 18.06 Commercial
Districts

18.06.040 Supplemental Regulations
5 18.15 General Site
Regulations

18.15.130 Visibility at intersections and driveways.
6 18.18 Landscaping
7 18.26 Planning Authorities 18.26.070 Summary of review authorities for decisions and appeals.
8 18.27 Common
Procedures

18.27.030 Pre-application review.

18.27.040 Review of applications.
9 18.29 Design Review and
Objective Design Standards
Compliance Review

18.29.020 Applicability.
10 18.30 Use Permits 18.30.060 Required Findings
11 18.41 Terms and
Definitions

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3 Chapter 18.03

RULES OF MEASUREMENT
Sections:

18.03.010 - 18.03.070 (Excluded -No Changes Proposed)

18.03.080 Determining floor area.

18.03.090 Determining floor area ratio.

18.03.100 - 18.03.150 (Excluded -No Changes Proposed)

18.03.080 Determining floor area. Revised 1/24
The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structure, measured from the outside perimeter of the exterior walls and/or the centerline of interior
A. Included in Floor Area. Floor area includes, but is not limited to, all habitable space (as defined in the California Building Code) that is below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof or within lines drawn parallel to and two (2) feet within the roof line of any building without walls, and balconies, porches or other similar structures that are enclosed on more than two (2) sides. Garages in the RS-6 zoning district shall be included in floor area calculations. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.

B. Excluded From Floor Area. Floor area does not include:

1. Mmechanical, electrical, and communication equipment rooms that do not exceed two percent (2%) of the building’s gross floor area;

2. ; Sstatewide exemption accessory dwelling units in accordance with Section

18.23.210;

3. Uup to eight hundred (800) square feet of any accessory dwelling unit;

4. Bbay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is thirty (30) inches or greater;

5. aAreas that qualify as usable open space;

6. Areas devoted to parking in the following circumstances:

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4 a. In nonresidential buildings, areas used for off-street parking spaces or loading spaces, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles that are located below the finish grade of the property. b. In multi-family and mixed-use buildings, all underground, partially underground, or areas that qualify as usable open space; l in multifamily and mixed-use buildings, surface enclosed areas used for off-street parking spaces or loading spaces, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles that are located below the finish grade of the property.

7. In addition, in the RS-6 zoning district: the following shall be excluded from floor area calculations:
a1. Basements that are located directly beneath the house footprint (with exceptions for lightwells and access to areas underground) and with an exposed area of no more than three (3) feet from finished grade to finished floor above. b2. Up to four hundred fifty (450) square feet of garage area, provided the garage is detached and located to the rear of residential structures, and is a minimum of forty (40) feet away from the front lot line.

C. Non-residential Uses. For non-residential uses, or non-residential uses in mixed-use developments, gross floor area includes unless otherwise specified, all partially above grade and fully above grade enclosed parking areas , pedestrian access interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight. Nonresidential gross floor area does not include arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas. (Ord. 1604 § 4 (Exh. B), 2023; Ord. 1537 (Exh. A (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.03.090 Determining floor area ratio.

The floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all principal and accessory buildings on a site to the site area. To calculate the FAR, floor area is divided by site area, and typically expressed as a decimal. For example, if the floor area of all buildings on a site totals twenty thousand (20,000) square feet, and the site area is ten thousand (10,000) square feet, the FAR is expressed as 2.0.

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5 A. Excluded from Floor Area in Calculating FAR.

1. Underground Areas. Floor area located below finished grade, including below-grade parking.

2. Parking Areas. Floor area provided for parking serving residential units only located above grade in multi-family and mixed-use buildings within the multi-family (RM) and mixed-use (MU) districts.

Parking areas located below finished grade or finished floor of habitable space where the vertical distance between finished grade and finished floor is five feet or less. Structured parking areas located above finished grade or finished floor of habitable space where the vertical distance between finished grade of finished floor is more than five feet are included as floor area in calculating FAR.

3. Side-loaded or Detached Garages. Side-loaded or detached garages not exceeding four hundred fifty (450) square feet, located to the rear of residential structures, a minimum of forty (40) feet away from the front lot line and accessed by a driveway the entire length of which is less than twelve (12) feet in width.

FIGURE 18.03.090: DETERMINING FLOOR AREA RATIO
(Ord. 1537 (Exh. A (part)), 2018: Ord. 1480 (Exh. A), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

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6 Chapter 18.04

RESIDENTIAL DISTRICTS
Sections:

18.04.010 - 18.04.040 (Excluded -No Changes Proposed)

18.04.050 Development standards—RM districts.

18.04.060 Supplemental regulations—RM districts.

18.04.070 Residential development types.

18.04.080 Duplex standards.

18.04.090 Townhouse development.

18.04.100 Small lot subdivisions.

18.04.050 Development standards—RM districts.

Tables 18.04.050-1 and 18.04.050-2 prescribe the development standards for RM districts.

Additional regulations are denoted in a right-hand column. Parcels located within an adopted Specific Plan area shall comply with the development standards of the Specific Plan. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table and figure below.

FIGURE 18.04.050-A: DEVELOPMENT STANDARDS KEY - RM DISTRICTS TABLE 18.04.050-1: DEVELOPMENT STANDARDS - RM DISTRICTS

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7 District RM-20 RM-59 RM-100
Additional
Regulations
#
Lot and Density Standards
Maximum Density (units/net
acre)
20 59 100
Minimum Density (units/net
acre)
15 45 75
Minimum Lot Size (sq. ft.) 6,000* 10,000* 10,000*
Minimum Lot Width 60 ft. 100 ft. 100 ft. 1
Corner Lots 70 ft. 100 ft. 100 ft. 2
Building Form and Location
Maximum Height 35 ft. 50 ft.
(A)
60 ft. (A) See Section 18.15.060,
Height and height
exceptions
3 Maximum Stories 3 4 (B) 5 (B)
Minimum Setbacks

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8 Front 15 ft.
(C)
15 ft.
(C)
15 ft. (C) 4
Interior Side 5 ft. (A)
See Section 18.15.080,
Projections into
required yards
5 Street Side 10 ft.
(D)
10 ft.
(D)
10 ft. (D) 6
Rear 15 ft. 15 ft.
(A)
15 ft. (A) 7
Surface Parking, from StreetFacing Property Line
40 ft. (E) 40 ft.
(E)
40 ft. (E) 8
Maximum Lot Coverage
(Percent of Lot)
65% 75% 75% See Chapter 18.03,
Rules of Measurement

Maximum Floor Area Ratio
(FAR)
No maximum FAR for
residential buildings. 0.75

2.0 3.0

Maximum Upper Story Massing (Percent of Ground Floor Footprint) 2nd Story 100 100 100 Not applicable on lots
less than 60 feet wide

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9 3rd Story and Above 80 80 80
(1) Minimum densities apply to new development and construction of new projects, or when adding residential to an existing commercial use. For wholesale conversion of commercial uses to residential, minimum densities shall apply; but for small conversion of an existing singlespace commercial use to residential, minimum densities shall not apply.

TABLE 18.04.050-2: ADDITIONAL STANDARDS - RM DISTRICTS
District RM-20 RM-59 RM-100
Additional
Regulations
Minimum Common and/or Private Open
Space (percent of site area)
15% 15% 10% (F)
Minimum Amount of Landscaping (percent
of site)
20% 15% 10% See Chapter

18.18,
Landscaping
Maximum Paving in Street-Facing Yards
(percent of required yard)
50% 50% 50%
A. Transitional Standards. Where an RM-59 or RM-100 district is adjacent to an RS district, the following standards apply:

1. Rear Transitions, RM-100: For the RM-100 zoning district, the maximum height within forty (40) feet of an RS district is forty (40) feet. The maximum height within fifty (50) feet of an RS district is fifty (50) feet. The rear building setback shall be 20'-0. The maximum height at the rear setback line shall be twenty-eight (28) feet to match the RS district height maximum. Above twenty-eight (28) feet, one (1) stepback of at least six (6) feet shall be provided from the story below. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet.

2. Rear Transitions, RM-59: For the RM-59 zoning district, the maximum height within forty (40) feet of an RS district is thirty (30) feet. The maximum height within fifty (50) feet of

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10 an RS district is forty (40) feet. The rear building setback shall be 20'-0. The maximum height at the rear setback line shall be twenty-eight (28) feet to match the RS district height maximum. Above twenty-eight (28) feet, one (1) stepback of at least six (6) feet shall be provided from the story below.

3. Side Transitions, RM-100: The building setback from an RS district boundary shall be ten (10) feet for interior side yards and twenty (20) feet for rear yards. The building setback from an RS boundary shall be ten (10) feet for interior side yards. The maximum height at the side setback line facing an RS district shall be twenty-eight (28) feet maximum to match the RS district height maximum. Above twenty-eight (28) feet, one (1) stepback of at least six (6) feet shall be provided from the story below. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet.

3.4. Side Transitions, RM-59: The building setback from an RS boundary shall be ten (10) feet for interior side yards. The maximum height at the side setback line facing an RS district shall be twenty-eight (28) feet to match the RS district height maximum. Above twenty-eight (28) feet, one (1) stepback of at least six (6) feet shall be provided from the story below.

5. 4. A landscaped planting area, a minimum of five (5) feet in width, shall be provided along all RS district boundaries. A tree screen shall be planted in this area with trees planted at a minimum interval of fifteen (15) feet. A minimum ten (10) foot wide landscape buffer area shall be provided along all rear RS district boundaries (Type 2 - Refer to Section 18.18.050 Landscaping Tables 18.18.050-B(1) and Table 18.18.050-B(2) for buffer types). Trees and shrubs shall be planted continuously in the landscape buffer along the site’s rear property line to create privacy screening between properties. Selected tree species shall be of a fast-growing, evergreen variety and capable of attaining a minimum height of twenty-five (25) feet at maturity. Trees shall be planted at a minimum interval of twenty to thirty (20-30) feet on center) depending on the species and mature canopy width or growth habitat. Continuous shrubbery planting is required between the trees and shall reach be a minimum six (6) feet in height within three (3) years of planting when e planted.

Species selection and placement must be approved by the City Arborist. A minimum of fifteen (15) gallon planting stock shall be utilized, unless otherwise approved by the City Arborist.

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11 a. Type 2 Buffers: Landscape buffer shall be ten (10) feet wide. For every onehundred (100) feet in rear property line length a minimum of three (3) trees and six (6) shrubs shall be planted.
b. For other landscaping buffer requirements, refer to Section 18.18.050 Areas to be landscaped.
a.c. All new proposed tree species shall adhere to the City’s most recent preferred tree list or as specified by the City Arborist.

Where conflict between this section and landscaping requirements of SCMC Section 18.18.050 occurs, the provisions of this Chapter shall apply.

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12 FIGURE 18.04.050-B: REAR TRANSITIONAL STANDARDS—RM DISTRICTS FIGURES 18.04.050-C: SIDE TRANSITIONAL STANDARDS—RM DISTRICTS

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13 B. Upper Story Stepback. Street-FacingUpper Story Stepback. The fourth and fifth story street-facing building frontages shall be stepped back a minimum of ten (10) feet from the stories below. Exceptions may be granted by the Director; provided, that an entry courtyard with a minimum depth of twenty-five (25) feet, landscaping, and seating amenities are provided on the ground level at grade; or other comparable public amenities are provided. uUpper story stepbacks help mitigate building height by providing visual and spatial relief more consistent with the context of San Carlos. All required upper story stepbacks must occur for at least

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14 seventy percent (70%) of the facade length. The fourth and fifth story street-facing building frontages shall be stepped back a minimum of six (6) feet from the stories below. A minor deviation may be granted by the Director; provided that an entry courtyard with a minimum depth of twenty-five (25) feet, landscaping, and seating amenities are provided on the ground level at grade; or other comparable public amenities are provided.

FIGURE 18.04.050-D: STREET-FACING UPPER STORY STEPBACK - RM DISTRICTS

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15 C. Front Setback. Where seventy-five percent (75%) or more of the lots in a block as defined in SCMC Section 18.41.020, on both sides of the street, have been improved with buildings, the minimum front setback required shall be the average of improved lots or fifteen (15) feet, whichever is less.

D. Street Side Yards on Lots with Reversed Frontage. The rear one-quarter (1/4) of the exterior side yard shall not be less than the front yard required or existing on the lot adjoining such exterior side yard.

FIGURE 18.04.050-E: STREET SIDE YARDS ON LOTS WITH REVERSED FRONTAGE —

RM DISTRICTS
E. Parking Setback. Parking shall may be allowed located within forty (40) feet of the streetfacing property line, subject to in accordance with the following standards:

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16 1. Fully Undergrounded and Partially Submerged Parking. Parking completely for partially Fully undergrounded parking may be located anywhere on a subject property match the setbacks for the main structure. If tiebacks or similar structures extend beyond the property lines, a tieback agreement with the affected property owner(s) shall be included upon initial application submittal.

2. Partially Submerged Parking. Parking located partially underground shall match the setbacks of the main structure. Parking located partially underground shall must match not be located beyond the required setbacks of the building. may match the setbacks of the main structure. The maximum height of a parking podium visible from a street is five (5) feet above finished grade.

3. Surface Parking. Above-ground parking may be located is allowed within forty (40) feet of from a street-facing property line when all of the following occurs: if when the decision making authority can make all of the following findings:
a. Buildings are built to setback standards and as close to the public sidewalk as feasible; andThe design incorporates habitable space built close to the public sidewalk to the maximum extent feasible;
b. The parking area is at least five (5) feet from public rights-of-way, well screened from adjacent properties with a minimum four (4) foot tall wall, hedges or landscaping, or a trellis along the street facing public-rights-of-way, six (6) foot tall wall, hedges or landscaping, or a trellis along interior side and rear property lines. Fences shall meet the requirements pursuant to SCMC 18.15.040 , and/or landscaping; and c. The site is small and constrained such that underground, partially submerged, or surface parking located more than forty (40) feet from the street frontage is not feasible due to site-specific conditions. Relevant documentation proving infeasibility shall be provided.

F. Open Space. Private and common areas shall be provided in accordance with this section.

Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbecue areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards the public street which create an entry feature are also

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17 considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas with the types of attributes described above.

1. Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such a surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. The slope shall not exceed ten percent (10%).

2. Common Open Space Common Open Space Accessibility.
a. Common Open Space. The space shall be equally accessible to allthe living units on the project sitelot. It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room. (Ord. 1596 § 6 (Exh. A), 2023; Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.04.060 Objective Design Standards for RM Districts Supplemental regulations—RM districts. Revised 6/23
The intent of the Objective Design Standards is to ensure new buildings are compatible with the scale and character of San Carlos. To promote cohesive building design, quality craftsmanship, and compatible building scale, the following objective design standards apply to all multi-family residential buildings in RM districts. This includes all front, side, and rear building facades except for those not visible from public rights-of-way, such as internal courtyard facades.

Buildings on lots of widths seventy-five (75’) or less shall be subject to modified requirements along side facades as described further in this section. street-facing facades, facades visible from the right-of-way, and alleys for multi-family residential buildings in RM districts. Parcels located within an adopted Specific Plan area shall comply with the Objective Design Standards per the Specific Plan.

A. Building Entrances

1. Orientation. All ground-floor units located along public rights-of-way shall have the primary entrance(s) facing this right-of-way. If ground-floor units are located on four (4) lane streets carrying high traffic volumes and/or streets that do not allow on-street parking, unit entrances may be oriented around courtyards. Exceptions to this requirement may be

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18 approved for projects where multiple-family housing is located on four (4) lane streets carrying high traffic volumes and/or streets that do not allow on-street parking. In such cases, the project may be oriented around courtyards

2. Main Building EntranceCanopy Projection or Recess. If a building has Building a main entrance to a shared lobby, the main entrance shall incorporate either entrances must have a canopy, a recess, or a combination thereof. A weather-protected covered area of minimum four (4) feet deep and six (6) feet wide shall be provided. Within the required fifteen (15) front setback, a canopy shall not project beyond eight (8) feet from the building facade on which it is located, shall not project more than three (3) feet into the public rightof-way, shall not be less than eight (8) feet above the sidewalk, and shall be at least seven (7) feet from the property line / back of sidewalk. Other building projections may extend into required yards, according to the standards of SCMC Table 18.15.080.

Entry canopies, stoops, patios, and balconies shall be constructed of all-weather, durable materials. If an entrance requires an accessible ramp, the ramp shall be integrated into the building and landscape design to minimize the visual impact of the ramp. Clear access to the ramp shall be maintained. A minor deviation to the street facing entrance configuration to permit a trellis, landscaped courtyard entry, or other similar feature may be approved by the Director. a roofed projection (such as a porch) or recess with a minimum depth of at least five (5) feet and a minimum horizontal area of fifty (50) square feet. Alternative designs that create an a welcoming entry feature Alternative entrance configurations facing the street, such as trellis or landscaped courtyard entry, may be approved by the Director.

FIGURE 18.04.060-A: MAIN BUILDING ENTRANCE - RM DISTRICTSFIGURE 18.04.060-A:

MAIN BUILDING ENTRANCE - RM DISTRICTS

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21 3. Ground Floor Dwelling Units.Dwelling Unit Access. Exterior entrances to ground floor units shall be in the forma form of individual or shared entrances at the ground floor of the building and shall be connected to the public sidewalk by a paved walkway with a minimum width of five (5) feet. An at-grade patio, a raised stoop, or a raised porch may serve as a ground floor unit entrance. Raised stoops or porches shall not exceed five (5) feet above grade. Patios, stoops, and porches shall provide a minimum six (6) foot by six (6) foot clear area. Within the required fifteen (15) front setback, a patio, stoop, or porch shall not project beyond eight (8) feet from the building facade on which it is located and shall be at least seven (7) feet from the property line or back of sidewalk, whichever is greater. Ground floor patios shall be surrounded by a low wall, fence, railing, and/or landscaping no higher than 42 inches to distinguish private outdoor space from the public sidewalk area. Ground floor exterior unit entrances may be recessed or project no more than eight (8) feet from the building facade. Other building projections may extend into required yards, according to the standards of SCMC Table 18.15.080. Fences shall meet the requirements pursuant to SCMC 18.15.040.fAll ground floor unit entrances must not exceed five (5) feet above grade. Unit entrances above the ground floor are also permitted; however, no exterior access corridor located above the ground floor may provide access to five (5) or more units.

4. Corner Entrances. Corner building entrances shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner.

Different treatments may include canopies, trellises, angled or rounded corners, arches, and/or other architectural elements. All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk.

FIGURE 18.04.060-B: RESIDENTIAL UNIT ENTRANCEFIGURE 18.04.060-B: RESIDENTIAL

UNIT ENTRANCE - RM DISTRICTS

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23 \
B. Building Design Massing Breaks. Massing breaks provide visual relief for longer buildings by breaking the building into smaller elements more compatible with San Carlos. Massing break standards apply to all front, side, and rear building facades. Exceptions include: buildings on lots seventy-five (75’) feet wide or less require only one (1) minor massing break on side facades; internal courtyard facades not visible from public rights-of-way. Buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance.

1. Building Length. The maximum dimension of any single building shall not exceed one hundred twenty-five (125) feet.Building facadess between fifty (50) feet and one hundred (100) feet in length shall include at least one (1) minor massing break, defined as a minimum of four (4) feet wide by two (2) feet deep extending the full height of the building above the ground floor and shall include a corresponding break in the roof line. The required minor massing break shall be positioned such that no more than two thirds (⅔) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum dimensions shall also apply to the upper floors and shall include a corresponding break in the roof line.

2. Buildings greater than one hundred (100) feet and up to two hundred (200) feet in length shall include at least one (1) minor massing break (defined above) and one (1) major massing break, defined

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24 3. as a minimum of ten (10) feet wide by ten (10) feet deep extending the full height of the building above the ground floor and shall include a corresponding break in the roof line.

The required major and minor massing breaks shall be positioned such that no more than two thirds (⅔) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum dimensions shall also apply to the upper floors and shall include a break in the roof line. The major massing break may continue vertically to align with the walls below the stepback and shall include a corresponding break in the roof line.

4. Buildings greater than two hundred (200) feet in length must include at least one (1) minor massing break and two (2) major massing breaks (defined above). The required minor and major massing breaks shall be positioned such that no more than two thirds (⅔) of the total building length is without a massing break. When a building has an upper floor step back, the minor massing break minimum dimensions shall also apply to the upper floors and shall include a corresponding break in the roof line. The major massing break may continue vertically to align with the walls below the stepback and shall include a corresponding break in the roof line.

FIGURE 18.04.060-C: MASSING BREAKS - RM DISTRICTSFIGURE 18.04.060-C: MASSING

BREAKS - RM DISTRICTS

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25 C. Corners. Corner buildings shall emphasize the street corner through a combination of building massing and facade variation.Corners. Corner buildings shall emphasize the street corner through a combination of building massing and facade variation.

1. All corners shall be defined for at least twenty (20) feet along each of the two streetfacing building facades. The corner portion shall either have a minimum two (2) foot change in building plane from its adjacent facades, or a minimum two (2) foot by two (2) foot recessed reveal where it meets the adjacent facades.

2. Building corners shall be further differentiated from the rest of the street-facing building facades by at least one (1) of the following: a change in roof form with at least a five (5) foot

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26 difference in roof height; a change in building material, color, or texture; or a variation in fenestration placement.

1.3. Alternatively, the corner can either be a common roof terrace above the ground floor or a common plaza at the ground floor.

FIGURE 18.04.060-D: CORNERS - RM DISTRICTS

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27 C.D. Roof Variety. Roof variety standards apply to all front, side, and rear building facades.

Exceptions include: internal courtyard facades not visible from public rights-of-way.

1. Continuous roofs greater than seventy-five (75) feet shall be broken up using either varying parapet or roof heights, changes in plane along the facade, variation between flat and sloped roofs, overhangs with or without brackets, and/or a combination thereof. This standard does not apply to a top floor that is stepped back at least six (6) feet from the floors below.

2. Parapet caps/coping shall be provided along all street-facing building facades. At a minimum, these features shall be at least six (6) inches deep and six (6) inches tall, and project at least three (3) inches from the building facade. Sloped roofs shall have overhangs extending a minimum of twelve (12) inches and a maximum of three (3) feet from the facade, including the eave and gutter profile.

3. Changes in roof height between parapets or differing roof types shall be at least five (5) feet in height. Rooftop equipment shall be fully screened from public/street view pursuant to SCMC Section 18.15.090 using architectural elements including but not limited to parapets and screens. The screening elements shall be integrated into the overall building design. Roof Line. The roof line at each elevation shall demonstrate an offset of at least eighteen (18) inches for each one (1) to three (3) units exposed on that elevation.

Large, continuous roof planes are prohibited.

4. Towers. If the project site is greater than fifteen thousand (15,000) square feet and not located along East San Carlos Avenue, a tower or other projecting architectural element(s) may extend up to ten (10) feet above the top of the roof; provided, that the square footage of the element(s) does not total more than ten percent (10%) of the building roof area. The area above the uppermost permitted floor of the element(s) shall not be habitable space.

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28 FIGURE 18.04.060-E: ROOF VARIETY - RM DISTRICTS

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29 43. Window Trim or Recess. Trim at least one (1) inch in depth must be provided around all windows, or window must be recessed at least two (2) inches from the plane of the surrounding exterior wall. For double-hung and horizontal sliding windows, at least one (1) sash shall achieve a two (2) inch recess. Exceptions may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

4. Windows. Snap-in vinyl mullions between double pane glass are prohibited. If a divided light appearance is desired, mullions must be made of dimensional material projecting in front of the panes on both the inside and outside of the window F.E. Base, Middle, and Top Treatment, Middle, and Top. All buildings fourthree (3) stories and taller shall be composed of athe following: a distinct base (in some cases this can be treated as the ground story or combined first two stories) or ground floor, a middle (the majority of the building facade area), and a top (parapet cap/coping, cornice, sloped roof, or in some cases this can be treated as the top story or combined top two stories), cornice, or parapet cap) along all street-facing facades as described below. Each of these elements shall be distinguished from one another for at least seventy percent (70%) of its street facing facade length by either a change in material, a change in color, and/or a facade plane change of at least two (2) feet. A ground floor or in some cases, a combined ground floor and second floor stepback of at least two (2) feet in addition to the required setback from floors above may be considered a base.

Base, middle, and top treatment standards apply to all front, side, and rear building facades.

Exceptions include: internal courtyard facades not visible from public rights-of-way.

1. A base for buildings of three (3) to five (5) stories must either be limited to 30 inches in height from grade and project maximum of six (6) inches from the building façade, or be treated as the full height of the ground story. For a 3-story building, the base is limited to 30 inches if the top is treated as the full height of the top story.

2. A base for buildings of six (6) stories or more must either be limited to 30 inches in height from grade and project maximum of six (6) inches from the building façade, or be treated as the full height of the ground story, or be treated as the height of the ground story and second story combined. If the top of the building is treated as the combined height of the top two (2) stories, the base is limited to the full height of the ground story.

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30 3. The middle portion of buildings of three (3) or four (4) stories shall be a minimum of two stories in height.

4. The middle portion of buildings of five (5) to six (6) stories shall be a minimum of three stories in height.

5. The middle portion of buildings of greater than six (6) stories shall be a minimum of the total amount of stories minus three (3). For example, an eight (8) story building must have a middle portion that is at least five (5) stories in height.

6. The top of all buildings must have a parapet cap/coping, a cornice, or be a sloped roof.

7. A top for buildings of three (3) to five (5) stories may be treated as the full height of the top story. For a 3-story building, the top is limited to a parapet cap/coping, a cornice, or a sloped roof if the base is treated as the full height of the ground story.

1.8. A top for buildings of six (6) stories or more may be treated as the full height of the top story. The top may also be treated as the full height of the top two (2) stories combined, only if the base is limited to the height of the ground story.

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31 FIGURE 18.04.060-F: BASE AND TOP TREATMENT - RM DISTRICTSFIGURE 18.04.060-F:

BASE, MIDDLE, AND TOP - RM DISTRICTS

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32 G.F. Fenestration Variety: To achieve the fenestration variety standard, buildings shall include rhythms of at least two (2) types of openings for at least seventy percent (70%) of its streetfacing facade length - the required seventy percent (70%) length does not have to be continuous. Various types of distinct openings include storefront windows and doors, residential entry doors, living room windows, bedroom windows, bathroom windows, common hallway windows, and stairway windows. Windows may be grouped vertically or horizontally or designed with shading devices or other architectural features to achieve pattern variety. Fenestration standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

FIGURE 18.04.060-G: FENESTRATION VARIETY - RM DISTRICTSFIGURE 18.04.060-G:

FENESTRATION VARIETY - RM DISTRICTS
H.G. Materials, Colors, and Texture Variety: To achieve this standard, buildings shall provide at least two (2) different materials, colors, or textures for at least seventy percent (70%) of each of its facade length.(s) except for any interior courtyard-facing facade not visible from a public right-of-way . Material transitions along any facade shall only occur on the inside corner of a plane change. When material changes need to occur in the same plane, bands, trims, cornices, or other architectural elements shall project at least two (2) inches from the facade plane to create a corner for the material transition. Materials, colors, and texture variety

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33 standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

FIGURE 18.04.060-H: MATERIAL TRANSITIONS - RM DISTRICTSFIGURE 18.04.060-H:

MATERIAL TRANSITIONS - RM DISTRICTS
FIGURE 18.04.060-J: MATERIAL, COLOR, OR TEXTURE VARIETY - RM DISTRICTSFIGURE

18.04.060-J: MATERIAL, COLOR, OR TEXTURE VARIETY - RM DISTRICTS Facade Articulation.All street-facing facades shall have at least one (1) horizontal or vertical projection or recess at least four (4) feet in depth, or two (2) projections or recesses at least two and one-half (2 1/2) feet in depth, for every twenty-five (25) horizontal feet of wall. If located on a building with two (2) or more stories, the articulated elements must be greater than one (1) story in height, and may be grouped rather than evenly spaced in twenty-five (25) foot modules. Building entrances and front porches and projections into required yards such as stoops, bays, overhangs, fireplaces, and trellises may count towards meeting this requirement.

5. 6. Facade Detailing and Materials. All visible building facades shall incorporate details, such as window and door trim, window recesses, cornices, changes in materials or other design elements, in an integrated composition. Each side of a building that is visible from a public right-of-way shall be designed with a complementary level of detailing and quality of materials.

7. Building Colors. Every building shall have at least two (2) complementary colors which demonstrate a harmonious relationship

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34 H. Projecting and Recessed Elements. This standard may be applied in lieu of both the fenestration variety standard and the materials, colors, and texture variety standard. This standard applies only to facades facing public rights-of-way, not to side, rear, or internal courtyard facades. To achieve the projecting / recessed elements standard, buildings shall provide a rhythm of at least twoone (21) of the following elements for at least seventy percent (70%) of its street-facing facade length: projecting bays / bay windows, recessed areas containing windows, recessed stair and elevator towers, projecting or recessed balconies, recessed panels, ground floor stoops or porches, projecting frame / box elements containing at least one (1) window, projecting window shading devices, and ground floor awnings or canopies.

1. Projecting bays shall be between eighteen (18) inches and three (3) feet deep, and between six (6) feet and twelve (12) feet wide.

2. Usable balconies shall be a minimum of six (6) feet deep by six (6) feet wide.

Balconies shall avoid a tacked-on look by being recessed at least twelve (12) inches into the building facade. When private balconies are provided, they shall have a transparency of no less than twenty-five percent (25%). Permanent storage boxes, condensers for airconditioning units, or other mechanical equipment shall not be located on balconies.

Decorative Juliet balconies shall be a minimum of twelve (12) inches deep and three (3) feet wide.

3. Recessed areas of a building containing windows shall be at least one (1) foot deep.

Recessed panels shall be at least four (4) inches deep.

1.4. Screening devices, shading devices, and projecting frame elements shall be a minimum of eighteen (18) inches deep. Lattices, louvers, and/or perforated metal screens shall be a minimum of four (4) inches deep or set at least four (4) inches from the facade.

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35 FIGURE 18.04.060-K: PROJECTING AND RECESSED ELEMENTS - RM DISTRICTSFIGURE

18.04.060-K: PROJECTING AND RECESSED ELEMENTS - RM DISTRICTS I. Windows.

1. Windows without trim shall be recessed at least two (2) inches from the plane of the surrounding exterior wall to create a shadow line and visual interest. Windows with trim shall provide trim at least two (2) inches in depth with windows inset from the trim edge by at least two (2) inches. The window trim objective design standards do not apply to interiorfacing windows such as those along an internal building courtyard and windows that are not seen from or facing public rights -of -way.

2. For double-hung and horizontal sliding windows, at least one (1) sash shall achieve a two (2) inch recess. Snap-in vinyl mullions between double pane glass are prohibited. If a divided light appearance is desired, mullions shall be made of dimensional material projecting in front of the panes on both the inside and outside of the window.

3. A minimum of ninety percent (90%) of upper floor windows on street- or public open space-facing building facades shall be designed such that:
a. Windows are at least twelve (12) inches apart.

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36 a.b. Proportions of typical windows shall be vertically oriented and shall not exceed a width (x) to height (y) ratio of two to three (2:3). Proportions of picture windows (typically provided for living rooms) shall not exceed a width to height ratio of one to one (1:1).

4. Proportions of typical windows shall be vertically oriented and shall not exceed a width (x) to height (y) ratio of two to three (2:3). Proportions of picture windows (typically provided for living rooms) shall not exceed a width to height ratio of one to one (1:1). Proportions of storefront windows shall also be vertically oriented not to exceed a width to height ratio of two to three (2:3). Storefront Wwindows with a width to height ratio greater than two to three (2:3) shall include vertical mullions such that each window panel is not greater than a two to three (2:3) width to height ratio.

2.5. Mirrored or reflective glass is not allowed on a street- or public open space-facing building facade at any level. Only transparent glass shall be used for windows or glazing at the ground floor.

3.6. Minor deviationsdeviation from the window requirement may be granted by the Director through the design review process to accommodate alternative window design(s) complementary to the architectural style of the structure.

FIGURE 18.04.060-L: WINDOWS - RM DISTRICTSFIGURE 18.04.060-L: WINDOWS - RM

DISTRICTS

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37 J. Building Materials. All materials shall be high quality to allow for long-term durability and appearance. The exterior use of foam for trim and plywood, vinyl or aluminum as siding materials is prohibited. Building materials standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

GStreet-facing ground floor building walls shall have high-quality materials and texture for all non-glass areas. High-quality materials include: stone, marble, granite, brick (real or thin veneers of natural color), ceramic tile, wood, terracotta, precast concrete, glass-fiber reinforced concrete, cast-in-place concrete, board-formed concrete, cement plaster, stucco (light sand or

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38 smooth trowel finish), cement fiber or similar synthetic siding resembling wood siding, steel (porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless, or pre-weathered steel are acceptable when limited to a maximum of fifty percent (50 %) of the building treatment), aluminum (windows, panels, storefront, curtain wall, doors, aluminum should be natural finish anodized, powder-coated, or Kynar, no bronze anodized), high-density fiber cement panels, durable foam coating/window trims with smooth stucco finish.

Prohibited materials include: unfinished or natural T1-11 siding, foam, spray stucco, vinyl. Entry canopies, stoops, patios, and balconies shall be constructed of all-weather, durable materials.

The Planning Director shall maintain a list of approved facade and trim materials, with such a list accessible to the public.

9. Transition Areas. Where new multifamily developments are built adjacent to an existing RS district lower-scaled residential development, the facade facing the existing lowerscaled residential development shall be designed to provide architectural relief and interest, while also respecting the scale of adjacent neighbors.

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39 a. Height. Full-height recesses, a minimum of ten (10) feet deep, shall be provided along the facade to break the building into smaller discrete masses.FIGURE 18.04.060-B(8)(a):

MINIMUM RECESS
b. Window
and Balcony Placement. Offset windows to avoid direct sight lines into and from neighboring properties. Position balconies and other private open space so they minimize views into neighboring properties.10. Exceptions. Exceptions to the building design standards may be granted with approval of a conditional use permit based on the finding that adequate design features have been incorporated to create visual variety and avoid a large-scale, bulky, or monolithic appearance.

J.K. Private Storage Space. Each unit shall have at least two hundred (200) cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four (4) feet.

K.L. Paving. Differentiated paving materials shall be used for driveway aprons, entries, and pedestrian walkways. This may include, but shall not be limited to, textures or colors, concrete pavers, brick, or stamped concrete. The use of permeable materials to reduce runoff is strongly encouraged.

L.M. Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards:

1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

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40 2. To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3. To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas where to the maximum extent feasible while still providing for safety and security.

4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5. Pedestrian Walkway Design.
a. Walkways shall be have a minimum clear unobstructed width of five (5) feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.
b. Where a required walkway or sidewalk crosses driveways, parking areas, or loading areas, it shall be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method to prevent conflict between pedestrians and vehicles.
c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four (4) inches high, bollards, or other physical barrier. (Ord. 1596 § 6 (Exh. A), 2023; Ord. 1537 (Exh. B (part)), 2018: Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)
* Code reviser’s note: Ord. 1480 added subsection (B)(3a) of this section as subsection (B)(3). It has been editorially renumbered to avoid duplication.

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41 Chapter 18.05

MIXED-USE DISTRICTS
Sections:

18.05.010 (Excluded -No Changes Proposed).

18.05.020 Land use regulations.

18.05.030 Development standards.

18.05.040 Objective Design Standards for MU DistrictsSupplemental regulations.

18.05.020 Land use regulations. Revised 4/24
Table 18.05.020 prescribes the land use regulations for mixed-use districts. Parcels located within an adopted Specific Plan area shall comply with the land use regulations as specified within the Specific Plan. The regulations for each district are established by letter designations as follows:
“P” designates permitted uses.
“M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.
“C” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning and Transportation Commission. “(#)” numbers in parentheses refer to specific limitations listed at the end of the table. “-” designates uses that are not permitted.

Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited.

The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other sections of this title.

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42 TABLE 18.05.020: LAND USE REGULATIONS—MIXED-USE DISTRICTS Use
Classificat
ions
MUDC100 MUD100 MUD120 MUSC120 MUNB120 MUSB100 MUSB120 MUN-40 MUN-50
MUN120 Additional
Regulatio
ns
Residential Uses
Residential
Housing
Types
See subclassifications below
Multi-Unit
Residential
P(1) P(1) P(2) P P(2) P P(2) P(3) P(2) P(2)
Note: Additional rows in this use table have been excluded from the document, as no amendments are being proposed.

Specific Limitations:

1. Not Allowed on the ground floor along Laurel Street and San Carlos Avenue frontages.

Parcels located within an adopted Specific Plan area shall comply with the requirements of the Specific Plan.

2. Conditional use permit approval required to allow residential uses on the ground floor along El Camino Real frontage. Residential-only development is subject to active ground floor use requirement, pursuant to section SCMC Section 18.05.030(H). Parcels located within an adopted Specific Plan area shall comply with the requirements of the Specific Plan.

3. Not allowed on the ground floor along Old County Road.

4. Not allowed on Laurel Street or San Carlos Avenue. Parcels located within an adopted Specific Plan area shall comply with the requirements of the Specific Plan.

Note: Footnotes 5-20 have been excluded, as no amendments are being proposed

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43 18.05.030 Development standards. Revised 6/23
Tables 18.05.030-1 through 18.050.030-6 prescribe the development standards for mixed-use (MU) districts. Additional regulations are denoted in a right-hand column. Parcels located within an adopted Specific Plan area shall comply with the development standards as specified within the Specific Plan. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration in this section refer to corresponding regulations in the “#” column in the associated table.

TABLE 18.05-030-1; LOT, DENSITY, AND FAR STANDARDS - MU DISTRICTSTABLE

18.05-030-1; LOT, DENSITY, AND FAR STANDARDS - MU DISTRICTS District
MUDC100 MUD100 MUD120 MUSC120 MUNB120 MUSB100 MUSB120 MUN40 MUN50 MUN120 Addit
ional
Regul
ation
s
#
Maximum
Density
(units/net
acre)
100 100 120 120 120 100 120 40 50 120
Minimum
Density
(units/net
acre)
75 75 90 90 90 75 90 30 38 90
Minimum
Lot Size
(sq. ft.)
5,000 sq. ft.

9.a
September 22, 2025 Packet Pg. 431
44 Minimum
Lot Width
(ft.)
50 ft.

Maximum
Floor Area
(FAR) for
Commerci
al-Only
Developm
ent

2.5 3.0 3.0 3.0 3.0 3.0 3.0 3.0 2.5 3.0
Required
Minimum
and
Maximum
Commerci
al Floor
Area in
MixedUse
Developm
ent
When
commerci
al floor
area is
provided
within a
mixed-use
developm

0.1 - 0.7 A

9.a
September 22, 2025 Packet Pg. 432
45 ent, the
commerci
al space
shall be
subject to
the
specified
minimum
and
maximum
commerci
al FAR as
specified.

Residenti
al Only
Developm
ent
n/a (no maximum FAR)
Residenti
al Floor
Area in
MixedUse
Developm
ent
n/a (no maximum FAR)
(1) Minimum densities apply to new development and construction of new projects, or when adding residential to an existing commercial use. For wholesale conversion of commercial uses to residential, minimum densities shall apply, but for small conversion of an existing singlespace commercial use to residential, minimum densities shall not apply.

9.a
September 22, 2025 Packet Pg. 433
46 A. Increased Non-Residential FAR for Mixed-Use Buildings. The maximum allowable FAR for non-residential use may be increased by up to ten percent (10%) for buildings that contain a mix of residential and non-residential uses through the provision of one (1) or more of the following elements beyond what is otherwise required, subject to a conditional use permit approval:

1. Provision of off-site improvements. This may include off-site amenities and/or infrastructure (other than standard requirements and improvements) such as right-of-way or streetscape improvements or funding for parks, public safety facilities, libraries, senior centers, community meeting rooms, child care or recreation or other community benefit.

The Director may require a fiscal and economic impact report, or equivalent, as part of the conditional use permit application.

TABLE 18.05.030-2: BUILDING PLACEMENT STANDARDS - MU DISTRICTS TABLE

18.05.030-2: BUILDING PLACEMENT STANDARDS - MU DISTRICTS Dist
rict
MUDC100 MUD100 MUD120 MUSC120 MUNB120 MUSB100 MUSB120 MUN40 MUN50 MUN120 Additi
onal
Regul
ations
#
Street Frontage Setbacks, Commercial and Mixed-Use Development (ft) Laur
el
Stre
et
Property line or 15 ft. from curb (the greater) for all MU districts (B) 1 El
Cami
no
Real
Property line or 20 ft. from curb (the greater) shall apply to all Mixed Use Zones along El Camino Real
(B) 1

9.a
September 22, 2025 Packet Pg. 434
47 San
Carl
os
Aven
ue
Proper
ty line
or 15
ft. from
curb
(the
greater
)
n/a n/a Proper
ty line
or 15
ft. from
curb
(the
greate
r)
n/a n/a n/a n/a n/a n/a (B) 1
Elm
Stre
et
0 min,
10 ft.
max
n/a n/a n/a n/a n/a n/a n/a n/a n/a 1
All
Othe
r
Stre
ets
5 ft.
min,
15 ft.
max1
5 ft.
min,
15 ft.
max
5 ft.
min,
15 ft.
max
5 ft.
min,
15 ft.
max
5 ft.
min,
15 ft.
max
0 ft.
min, 5
ft. max
0 ft.
min, 5
ft. max
5 ft.
min,
15 ft.
max
5 ft.
min,
15 ft.
max
5 ft.
min,
15 ft.
max
1 Interi
or
Side
0 ft. min; 10 min adjacent to RS district for all MU districts (A, C, D)
2 Rear 0 ft. min; 20 ft. min 30 min adjacent to RS district for all MU districts (A, C, D)
3 Corn
er
Build
Area
20 ft. 30; Ground floor building facades shall be located in accordance with the required setbacks within 20 ft. 30 feet of every corner. Ground floor pPublic plazas may be at the street corner instead, provided buildings are built to the edge of the public plaza.
4 9.a
September 22, 2025 Packet Pg. 435
48 * Applicable to 700 and 800 blocks of Walnut Street only.

FIGURE 18.05-030-C: BUILDING PLACEMENT KEY - MU DISTRICTSFIGURE 18.05-030-C:

BUILDING PLACEMENT KEY - MU DISTRICTS
B. Transitional Standards. Where an MU district is adjacent to an RS district, the following standards apply:

1. Rear transitions, MU districts: For the MU zoning district, the maximum height at the rear setback line shall be twenty-eight (28) feet maximum to match the RS district height maximum. Above twenty-eight (28) feet, a stepback of at least six (6) feet shall be provided from the story below. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet. The maximum height at the rear setback line shall be twenty-eight (28) feet maximum to match the RS district height limit.

Above twenty-eight (28) feet, the building shall step back by at least six (6) feet. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet.

2. Side transitions, MU districts: The maximum height at the side setback line adjacent tofacing an RS district shall be twenty-eight (28) feet maximum to match the RS district height maximum. Above twenty-eight (28) feet, a stepback of at least six (6) feet shall be provided from the story below. If the building is five (5) stories or more, the upper stories shall step back from the fourth story by at least another six (6) feet.

3. A minimum ten (10) foot wide landscape buffer area shall be provided along all rear boundaries adjacent to a RS district boundaries (Type 2 - Refer to Section 18.18.050

9.a
September 22, 2025 Packet Pg. 436
49 Landscaping Tables 18.18.050-B(1) and Table 18.18.050-B(2) for buffer types). Trees and shrubs shall be planted continuously in the landscape buffer along the site’s rear property line to create privacy screening between properties. Selected species shall be of a fastgrowing, evergreen variety and capable of attaining a minimum height of twenty-five (25) feet at maturity. Trees shall be planted at a minimum interval of twenty to thirty (20-30) feet on center depending on the species and mature canopy width or growth habitat.

Continuous shrubbery planting is required between the trees and shall be a minimum six (6) feet in height within three (3) years of planting when planted. Species selection and placement must be approved by the City Arborist. A minimum of fifteen (15) gallon planting stock shall be utilized, unless otherwise approved by the City Arborist. a. Type 2 Buffers: Landscape buffers Sshall be ten (10) feet wide. For every one hundred (100) feet in rear property line length a minimum of threefive (35) trees and six (6) shrubs shall be planted.
b. For other landscaping buffer requirements, refer to Section 18.18.050 Areas to be landscaped.
c. All new proposed tree species shall adhere to the City’s most recent preferred tree list or as specified by the City Arborist.

Where conflict between this section and landscaping requirements of SCMC Section 18.18.050 occurs, the provisions of this Chapter shall apply.

9.a
September 22, 2025 Packet Pg. 437
50 FIGURE 18.05.030-A: REAR TRANSITIONAL STANDARDS — MU DISTRICTS FIGURE 18.05.030-B: SIDE TRANSITIONAL STANDARDS — MU DISTRICTS

9.a
September 22, 2025 Packet Pg. 438
51 CB. Build-To Line. Buildings shall be constructed at the required setback for at least eighty percent (80%) of their linear street frontage. The remaining twenty percent (20%) of linear street frontage shall be further set back by at least two (2) feet, including building massing breaks, recessed entrances, service or utility areas, and/or vehicle access areas. The area between the building and property line shall be paved where possible so that it functions as a wider public sidewalk. For further requirements refer to 18.05.040-A-1. This requirement may be modified or waived by the review authority upon finding that:

1. Street Frontage Improvements. This area is allowed to have landscaping and/or planters along ground-floor residential unit frontages and along non-active frontages to reduce the visual impact of blank walls, provided the landscaping and/or planters do not reduce the sidewalk pedestrian clearance width below the pedestrian clear zone requirement. Features including entry courtyards, plazas, building entries, and outdoor eating and display areas located between the build-to line and the building count towards the eighty percent (80%) build-to line requirement provided the buildings are built to the edge of these features.

1. Substantial landscaping is located between the build-to line and ground floor residential units to soften visual impact of buildings;

1. 2. Entry courtyards, plazas, entries, or outdoor eating and display areas are located between the build-to line and building; provided, that the buildings are built to the edge of the courtyard, plaza, or dining area; or

2. 3. The building incorporates an alternative entrance design that creates an a welcoming entry feature facing the street.

DC. Building Heights
TABLE 18.05.030-3 HEIGHT STANDARDS - MU DISTRICTS
Distr
ict
MUDC100 MUD100 MUD120 MUSC120 MUNB120 MUSB100 MUSB120 MUN40 MUN50 MU -N120
Additio
nal
Regulati
ons
#

9.a
September 22, 2025 Packet Pg. 439
52 Buildi
ng
Maxi
mum
50 ft. 60 ft. 75 ft. 75 ft. 75 ft. 60 ft. 75 ft. 50 ft.; 35 ft. along East
San Carlos
Avenue in
MU-N-40
District
75 ft.
(D); See
Section

18.15.06 0, Height
and
height
exception
s
(1)
Buildi
ng
Maxi
mum
Adjac
ent to
RS
Distri
ct
30 ft. within 40 ft. of an RS district;
40 ft. within 50 ft. of an RS district
28 ft. along the rear and side setback lines (refer to 18.05.030-A-2 for side step back requirements)
Above 28 ft., the building shall step back by at least 6 ft. If the building is five (5) or more stories, the fifth story and above shall step back from the fourth story by at least another 6ft.

Buildi
ng
Minim
um
n/a 25 ft.;
Applicable
only along
Laurel Street
and El
Camino
Real
frontages

n/a (2)

9.a
September 22, 2025 Packet Pg. 440
53 Maxi
mum
Storie
s
4(1) 5 6 6 6 5 6 4; 3
stori
es
alon
g E.

San
Carl
os
Ave.
in
MUN-40
distri
ct
4 6
Ground Floor Minimum Height
Grou
nd
Floor
Uses
12 ft. 12 ft. 12 ft. 12 ft. 12 ft. 12 ft. 12 ft. 12 ft. 12 ft. 12 ft.
(3)

1. A use permit is required for the fourth story for parcels with street frontage onto Laurel Street in the 600, 700, and 800 blocks.

FIGURE 18.05.030-C: BUILDING HEIGHTS KEY - MU DISTRICTSFIGURE 18.05.030-C:

BUILDING HEIGHTS KEY - MU DISTRICTS

9.a
September 22, 2025 Packet Pg. 441
54 E. Height Limitations and Exceptions.

1. Vertical Projections. Except along East San Carlos Avenue, a parapet wall, cornice or sloping roof may project up to five (5) feet four (4) feet above the height limit (see SCMC Section 18.15.060 for vertical projection allowances).

2. Towers. If the project site is greater than fifteen thousand (15,000) square feet and not located along East San Carlos Avenue, a tower or other projecting architectural elements may extend up to ten (10) feet above the top of a the roofpitched roof; provided, that the square footage of the element(s) does not total more than ten percent (10%) of the building footprint. The area above the uppermost permitted floor of the element(s) shall not be habitable space.
a. The composition of the tower element shall be balanced, where the width of the tower has a proportional relationship to the height of the tower.
b. The tower element shall be proportional to the rest of the building. c. The roof shall be sloped and include architectural detailing, such as a cornice or eave.

F. Upper Story Stepbacks. Upper story stepbacks help mitigate building height by providing visual and spatial relief more consistent with the context of San Carlos. All required upper story stepbacks shall occur for at least seventy percent (70%) of the facade length.

1. Third Story—Laurel Street. The third story along the 600, 700, and 800 blocks of Laurel Street shall be set back a minimum of six (6) feet ten (10) feet from the story below.

9.a
September 22, 2025 Packet Pg. 442
55 The fourth story along the 600, 700, and 800 blocks of Laurel Street may align with the third story below.

2. Fourth, Fifth, and Sixth Stories. The fourth, fifth, and sixth stories of all street-facing facades buildings shall be stepped back a minimum of six (6) feet ten (10) feet from the third story below, except as provided in this section.

3. San Carlos Avenue and El Camino Real. The fourth-, fifth-, and sixth-story front facades may align with the third story below along San Carlos Avenue in the MU-SC-120 District and along El Camino Real (exception: this provision shall not apply to the 1100 and 1200 blocks of San Carlos Avenue).
c. Laurel Street. The fourth story along the 600, 700, and 800 blocks of Laurel Street may align with the story below.

FIGURE 18.05.030-E(2): STREET FACING UPPER STORY STEPBACKS – MU DISTRICTS FIGURE 18.05.030-ED: STREET-FACING UPPER STORY STEPBACKS - MU DISTRICTS

9.a
September 22, 2025 Packet Pg. 443
56 9.a
September 22, 2025 Packet Pg. 444
57 G. Building Projections into the Public Right-of-Way. Building projections, awnings, overhangs, and canopies shall project no more than three (3) feet into the public right-of-way. Building projections shall maintain a minimum twelve (12) foot clearance above sidewalk grade, and awnings, overhangs, and canopies shall maintain a minimum eight (8) foot clearance above the sidewalk. The total width of all projections into the public right-of-way along a building face shall not be more than twenty-five percent (25%) of the building frontage. Projecting balconies may account for up to an additional twenty-five percent (25%) of the building frontage. Refer to Table

18.05.030-3 for building projection allowable dimensions.

1. Blank walls along the building’s street-facing facades shall not exceed ten (10) feet in length along the ground floor and twenty-five (25) feet in length along upper floors. If a blank wall area includes vertical interior spaces such as elevator towers or trash chutes, a change in building material, color, or texture, or a change in facade plane depth shall be provided if those vertical interior spaces would otherwise cause the blank wall to exceed the length limits.

FIGURE 18.05.030-E: PROJECTIONS AND BLANK WALLS - MU DISTRICTSFIGURE

18.05.030-E: PROJECTIONS AND BLANK WALLS - MU DISTRICTS

9.a
September 22, 2025 Packet Pg. 445
58 TABLE 18.05.030-4: BUILDING FORM STANDARDS - MU DISTRICTSTABLE 18.05.030-4:

BUILDING FORM STANDARDS - MU DISTRICTS
Distri
ct
MUDC100 MUD100 MUD120 MUSC120 MUNB120 MUSB100 MUSB120 MUN40 MUN50 MUN120 Additi
onal
Regul
ations
#
Maxim
um
Length
of
Blank
Wall
Ground floor: 10 feett.

Upper floors: 25 feett.
1 Maxim
um
Buildin
g
Project
ions
into
the
Public
RightofWay
3 feetft.; minimum 12 feetft. minimum above sidewalk grade. (F) 2 Awnin
gs and
Overh
34 feet ft.; minimum 8 ft.feet minimum above sidewalk grade. 3

9.a
September 22, 2025 Packet Pg. 446
59 angs
into
the
Public
Rightof Way
)
E. Building Projections into the Public Right-of-Way. The maximum width of any single projection into the public right-of-way is twelveten (1210) feet and the total width of all projections into the public right-of-way along a building face shall not be more than twenty-five percent (25%) of the building frontage.

FIGURE 18.05.030-GF: PARKING AND LOADING STANDARDS KEY - MU DISTRICTSFIGURE 18.05.030-GF: PARKING AND LOADING STANDARDS KEY - MU

DISTRICTS
TABLE 18.05.030-5: PARKING AND LOADING STANDARDS - MU DISTRICTS

9.a
September 22, 2025 Packet Pg. 447
60 District
MUDC100 MUD100 MUD120 MUSC120 MUNB120 MUSB100 MUSB120 MUN40 MUN50 MUN120 Additi
onal
Regul
ation
s
#
Surface
Parking
Setback
from
Street
Property
Line (ft.)
40 feetft; buildings shall be placed as close to the street as possible, with parking shall be placed underground, behind a building or on the interior side or rear of the site.
(H) 1
Surface
Parking
Setback
from
Buildings
and
Public
Plazas
(ft.)
8 ft feet.: 5 ft feet walkway plus 3 ft feet landscaping; applicable only to aboveground parking. 2 Parking
Access
Location
Side street or alley wherever possible. 3
Curb
Cuts
Prohib
ited
Refer SCMC Chapter 12.04 for dimensional requirements.

9.a
September 22, 2025 Packet Pg. 448
61 on
Laurel
Curb cuts shall be minimized and shall be placed in areas least likely to impede pedestrian circulation.

Loading/
Service
Area
Side or rear of lot; must be screened from public ROW. 4 Parking
Podium
Maximum height of a parking podium visible from the street is 5 feet above from finished grade.
5 H. Ground Floor Active Uses. Ground floor active uses in a mixed-use building shall occupy at least sixty-five (65%) of the public street frontage including any side street frontage. Commercial ground floor active uses shall have a depth of at least twelve (12) feet without walls or partitions, providing unobstructed views into the space. Distinct awning, canopy, or entry treatments shall be provided for commercial uses to distinguish from residential uses. Different treatments shall include, but are not limited to, doorway materials and recesses, signage, and paving in front of commercial entries.

1. New development in mixed-use districts shall comply with the window and transparency requirements of Section 18.05.040(K) and shall incorporate at least one (1) of the following active uses within the ground floor along public street frontages for uses as permitted pursuant to Table 18.05.020 : residential units with individual entrances oriented towards the street, retail, restaurant, office, business services, personal services, childcare center, theater, entertainment, indoor recreational uses, art gallery, maker space, live-work units, work-from-home shared work space, social gathering space, common residential lobbies, individual residential entrances, and residential common space such as fitness rooms, conference rooms, leasing and/or management offices.

FIGURE 18.05.030-H: GROUND FLOOR ACTIVE USES - MU DISTRICTS

9.a
September 22, 2025 Packet Pg. 449
62 I. Pedestrian Walkway Design.

1. Walkways shall have a minimum clear unobstructed width of five (5) feet, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

2. Where a required walkway or sidewalks crosses driveways, parking areas, or loading areas, it shall be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method to prevent conflict between pedestrians and vehicles.

Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four (4) inches high, bollards, or other physical barrier.

J. Parking Setbacks. Parking shall be allowed within Limitations on Location of Parking.

Parking may be located within forty (40) feet of the street-facing property line, subject to the following standards:

1. Fully Undergrounded and Partially Submerged Parking. Parking completely or partially underground may match the setbacks of the main structure. Fully undergrounded parking may be located anywhere on a subject property. If tiebacks or similar structures extend beyond the property lines, a tieback agreement with the affected property owner(s) shall be included upon initial planning application submittal.

9.a
September 22, 2025 Packet Pg. 450
63 1.2. Partially Submerged Parking. Parking located partially underground shall match the setbacks of the main structure. The maximum height of a parking podium visible from a street is five (5) feet above finished grade.

2.3. Surface Parking. Above-ground surface parking is allowed may be located within forty (40) feet of from a street-facing property line when the decision making authority can make all of the following occurs findings:
a. Buildings are built to setback standards and as close to the public sidewalk asto the maximum extent feasible;
b. The parking area is at least eight five (85) feet from the public right-of-way, screened from adjacent properties with a minimum four (4) foot tall wall, hedges or landscaping, or a trellis along public-rights-of-way, and six (6) foot tall wall, hedges or landscaping, or a trellis along side and rear property lines. Fences shall meet the requirements pursuant to SCMC 18.15.040along the public right-of-way with a wall, hedge, trellis, and/or landscaping; and
c.b. The site is small and constrained such that underground, partially submerged, or surface parking located more than forty (40) feet from the street frontage is not feasible due to site-specific conditions.

TABLE 18.05.030-6: LANDSCAPING AND OPEN SPACE STANDARDS - MU DISTRICTSTABLE 18.05.030-6: LANDSCAPING AND OPEN SPACE STANDARDS - MU

DISTRICTS
Distric
t
MUDC100 MUD100 MUD120 MUSC120 MUNB120 MUSB100 MUSB120 MUN40 MUN50 MUN120 Additi
onal
Regul
ations

9.a
September 22, 2025 Packet Pg. 451
64 Minimu
m
Commo
nComm
on
and/or
Private
Open
Space
(% of
site)
10%;
Applicable to mixed-use and nonresidential development on lots greater than 15,000 square- feet; and
Applicable to all developments that are 100% residential regardless of lot size.

Minimu
m
Usable
Area for
Commo
n Open
Space
(sq. ft.)
200 square feet minimum, with a minimum width of 10 feet Minimu
m
Usable
Area for
Private
Open
Space
(sq.ft.)
Minimu
m
Dimens
20 36 square feet minimum, with minimum 65 foot depth

9.a
September 22, 2025 Packet Pg. 452
65 ions
(ft.)
Minimu
m
Amount
of
Landsc
aping
(% of
site)
10% Refer
Chapte
r 18.18
for
Landsc
aping
Requir
ement.

K. Commercial Loading and/or Service Areas. Commercial loading or service spaces shall not be located along the primary street frontage and shall be located either along the sides or rear of the structure. Loading and/or service areas shall only be allowed along the primary street frontage when the subject property fronts only one street and where there is no internal onsite vehicle circulation and/or access points.

L. Landscaping and Residential Open Space. Landscaping and residential open space shall be provided as required by Table 18.05.030-6 above. Residential open space shallmust be usable space and may be common, or private, or a combination thereof. Common open space areas consist of courtyards, plazas, terraces, lawns, patios, swimming pools, barbecue areas, playgrounds, or other usable outdoor areas. Private open areas typically consist of balconies, decks, patios, porches, or fenced yards. Private open areas when provided shall provide a minimum six (6) foot by six (6) foot clear area and be directly accessed from a residential unit., and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbecue areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development.

Landscaped courtyard entries that are at the ground level and oriented towards a public street are considered common areas. All areas not improved with buildings, parking, vehicular circulationaccessways, trash enclosures, and similar elementsitems shall be developed as common areas.Landscaping consists of planting areas, stormwater management features, treed areas, gardens, and other vegetation areas not otherwise considered common or private open space.

9.a
September 22, 2025 Packet Pg. 453
66 1. Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such a surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. The maximum slope shall not exceed ten percent (10%).

2. Accessibility.
a. Private Open Space. The space shall be accessible to only one (1) living unit by a doorway to a habitable room or hallway.
b. Common Open Space. The space shall be accessible to the living units on the lot.

It shall be served by any stairway or other accessway qualifying as an egress facility from a habitable room. (Ord. 1596 § 6 (Exh. A), 2023; Ord. 1485 (Exh. A), 2015; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.05.040 Objective Design Standards for MU Districts. Supplemental regulations.

The intent of the Objective Design Standards is to ensure new buildings are compatible with the scale and character of San Carlos. To promote cohesive building design, quality craftsmanship, and compatible building scale, the following objective design standards apply to all multi-family residential buildings in MU districts. This includes all front, side, and rear building facades except for those not visible from public rights-of-way, such as internal courtyard facades.

Buildings on lots of widths seventy-five (75’) or less shall be subject to modified requirements along side facades as described further in this section. street-facing facades, including alleys, for multifamily residential buildings in MU districts. Parcels located within an adopted Specific Plan area shall comply with the Objective Design Standards per the Specific Plan.

A. Maximum Block Length. Five hundred (500) feet; block length of up to six hundred (600) feet is allowed when a mid-block pedestrian connection is provided.Street Preservation. Existing public right-of-way(s) shall be preserved. Public right-of-way shall not be eliminated or abandoned unless substantial public benefits are provided, such as a new park, as determined by the review authority.

B. Street Frontage Improvements. New development shall provide street frontage improvements in accordance with the following:

1. Between the Property Line and Curb (Sidewalk Zone).

9.a
September 22, 2025 Packet Pg. 454
67 a. Sidewalks. Sidewalks shall be provided if none already exist or if the existing sidewalks are in poor condition as determined by the Public Works Director. Sidewalks shall be designed to be composed of two (2) zones, the pedestrian clear zone and the landscape and furniture zone. The pedestrian clear zone shall have a minimum width that varies based on the street within which no landscape, furniture, or any other obstructions may be located. The width of the landscape and furniture zone may vary, and shall include a combination of street trees, landscaping, planter boxes, benches, street lights, bike racks, trash receptacles, bus shelters, outdoor dining, utilities such as fire hydrants, and sidewalk paving. Sidewalk width and design within any adopted Specific Plan area shall meet the objective requirements of the Specific Plan. If minimum sidewalk dimensions cannot be accommodated in the public right-of-way, a sidewalk easement shall be required.
b. Street Furniture. Trash receptacles, benches, bike racks, and other street furniture from a list maintained by the Director shall be provided. These elements shall be located outside of the required pedestrian clear path and within the landscape and furniture zone.
c. Street Lights. Pedestrian-scaled street lights, including attachments from which banners may be hung, shall be located in the landscape and furniture zone and shall be provided from a list maintained by the Director shall be provided. d. Street Trees. Sidewalks shall include at least one (1) street tree from the City’s most recent Preferred Tree List for every thirty (30) feet of sidewalk length. Street Shade trees shall be planted no more than at least thirty (30) feet on center. Tree guards shall be provided. Street trees and other trees on site counted towards the minimum tree requirement shall be a minimum of twenty-four (24) inch box size. All new Ttrees shall be a minimum of fifteen (15) gallons in size., and at least ten percent (10%) of the required trees shall be twenty-four (24) inch box size or larger. When trees cannot be accommodated due to site constraints a minor deviation may be requested subject to the discretion of the City Arborist and Director.

2. Interior from Property Line (Frontage/Setback Zone). Except where occupied by a building, residential ground floor entrances, or areas necessary for parking access, the street frontage, for a depth of ten (10) feet from the property line, shall be utilized for active outdoor uses for at least sixty-five percent (65%) of the available frontage length, including

9.a
September 22, 2025 Packet Pg. 455
68 but not limited to outdoor dining,; paved for public uses so that it functions as .0part of a wider public sidewalk;, stormwater management planters, or improved with landscaping, public art, and/or pedestrian amenities such as outdoor seating.

FIGURE 18.05.040-A: FRONTAGE ZONES - MU DISTRICTS
C. Building Orientation and Entrances.

1. Buildings shall be oriented to face public streets.

2. Building frontages shall be generally parallel to streets, and the primary building entrances shall be located on a public street.

3. Building entrances shall be emphasized with special architectural and landscape treatments.

4. Entrances located at corners shall generally be located at a forty-five (45) degree angle to the corner and shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements. All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk.

5. Entrances to residential units shall be physically separated from the entrance to the permitted commercial uses and clearly marked with a physical feature incorporated into the building or an appropriately scaled element applied to the facade.

9.a
September 22, 2025 Packet Pg. 456
69 1. Orientation. All ground-floor commercial and residential active uses located along public rights-of-way shall have their primary entrance(s) facing this right-of-way. If groundfloor residential active uses are located on four (4) lane streets carrying high traffic volumes and/or streets that do not allow on-street parking, unit entrances may be oriented around courtyards.

2. Main Building Entrances. If a building has a main entrance to a commercial space or shared residential lobby, the main entrance shall incorporate either a canopy, recess, or combination thereof. A covered area a minimum of four (4) feet deep shall be provided.

Refer to Table 18.05.030-3 for canopy projection standards. Entry canopies, stoops, patios, and balconies shall be constructed of all-weather, durable materials. If an entrance requires an accessible ramp, the ramp shall be integrated into the building and landscape design to minimize the visual impact of the ramp. Clear access to the ramp shall be maintained.

FIGURE 18.05.040-B: MAIN BUILDING ENTRANCE - MU DISTRICTSFIGURE 18.05.040-B:

MAIN BUILDING ENTRANCE - MU DISTRICTS

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71 3. Ground Floor Dwelling Units. Exterior entrances to ground floor units shall be connected to the public sidewalk by a paved walkway with a minimum width of five (5) feet.

An at-grade patio, a raised stoop, or a raised porch may serve as a ground floor unit entrance. Raised stoops or porches shall not exceed five (5) feet above grade. Patios, stoops, and porches shall provide a minimum six (6) foot by six (6) foot clear area. Ground floor patios shall be surrounded by a low wall, fence, railing, and/or landscaping no higher than 42 inches to distinguish private outdoor space from the public sidewalk area. Ground floor exterior unit entrances may be recessed or project no more than eight (8) feet from the building facade. Fences shall meet the requirements pursuant to SCMC 18.15.040.

FIGURE 18.05.040-C: RESIDENTIAL UNIT ENTRANCE - MU DISTRICTSFIGURE 18.05.040- C: RESIDENTIAL UNIT ENTRANCE - MU DISTRICTS

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73 FIGURE 18.05.040-D: BUILDING ORIENTATION AND ENTRANCES

4. Corner Entrances. Corner building entrances shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner.

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74 CE. Building TransparencyDesign — Required Openings for Nonresidential Uses. Exterior walls facing and within twenty (20) feet of a front or street side property line shall include windows, doors, or other openings for at least sixty percent (60%) of the building wall area located between two and one-half (2
1/2) and seven (7) feet above the level of the sidewalk. No wall may run in a continuous horizontal plane for more than twenty-five (25) feet without an opening.

FIGURE 18.05.040-E: BUILDING TRANSPARENCY—MU DISTRICTS

1. Design of Required Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three (3) feet deep.

2. Exceptions for Parking Garages. Multilevel garages are not required to meet the building transparency requirement of this subsection. Instead, they must be screened and treated, consistent with the requirements of Chapter 18.20, Parking and Loading.

3. Alternatives Through Design Review. Alternatives to the building transparency requirement may be approved if the Planning and Transportation Commission finds that:
a. The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, such as in the case of a cinema or theater; and
b. Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

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75 D. Building Design and Articulation Massing Breaks. Massing breaks provide visual relief for longer buildings by breaking down the building scale into smaller elements more compatible with San Carlos. Massing break standards apply to all front, side, and rear building facades.

Exceptions include: buildings on lots seventy-five (75’) feet wide or less require only one (1) minor massing break on side facades; internal courtyard facades not visible from public rightsof-way. Massing Breaks. Massing breaks provide visual relief for longer buildings by breaking down the building scale into smaller elements more compatible with San Carlos. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance. Building design shall reflect and complement the architectural style of significant buildings within the community. This may be accomplished through the incorporation of architectural style, colors, and materials of significant buildings within the community. The following standards apply to commercial and mixed-use development in the MU districts.

Residential-only development is subject to the building design standards for the RM districts in Section 18.04.060(B), Building Design.

1. Massing. Building massing shall align with the street grid of adjacent blocks.

2. Relation to Existing Buildings. Buildings shall be designed to appear integrated with existing buildings in the district.

3. Wide Buildings. Any building over fifty (50) feet wide shall be broken down to read as a series of buildings no wider than fifty (50) feet each or thirty (30) feet in the MU-DC District or within one hundred (100) feet of the train depot.

4. Vertical Relationship. Buildings shall be designed to have a distinctive base (ground floor level), middle (intermediate upper floor levels), and top (either top floor or roof level).

Cornices, balconies, roof terraces, and other architectural elements should be used, as appropriate, to terminate roof lines and accentuate setbacks between stories.

1. Buildings between fifty (50) feet and one hundred (100) feet in length shall include at least one (1) minor massing break, defined as a minimum of four (4) feet wide by two (2) feet deep extending the full height of the building above the ground floor and shall include a corresponding break in the roof line. The required minor massing break shall be positioned such that no more than two thirds (⅔) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum

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76 dimensions shall also apply to the upper floors and shall include a corresponding break in the roof line

2. Buildings greater than one hundred (100) feet and up to two hundred (200) feet in length shall include at least one (1) minor massing break (defined above) and one (1) major massing break, defined as a minimum of ten (10) feet wide by ten (10) feet deep extending the full height of the building above the ground floor and shall include a break in the roof line. The required major and minor massing breaks shall be positioned such that no more than two thirds (⅔) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum dimensions apply to the upper floors and shall include a break in the roof line, and the major massing break may continue vertically to align with the walls below the stepback and shall include a break in the roof line.

3. Buildings greater than two hundred (200) feet in length must include at least one (1) minor massing break and two (2) major massing breaks (defined above). The required minor and major massing breaks shall be positioned such that no more than two thirds (⅔) of the total building length is without a massing break. When a building has an upper floor stepback, the minor massing break minimum dimensions shall also apply to the upper floors and shall include a corresponding break in the roof line. The major massing break may continue vertically to align with the walls below the stepback and shall include a corresponding break in the roof line
FIGURE 18.05.040-D: MASSING BREAKS - MU DISTRICTS

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78 E. Corners. Corner buildings shall emphasize the street corner through a combination of building massing and facade variation.

1. All corners shall be defined for at least twenty (20) feet along each of the two streetfacing facades. The corner portion shall either have a minimum two (2) foot change in building plane from its adjacent facades, or a minimum two (2) foot by two (2) foot recessed reveal where it meets the adjacent facades.

2. Building corners shall be further differentiated from the rest of the street-facing facades by at least one (1) of the following: a change in roof form with at least a five (5) foot difference in roof height, a change in building material, color, or texture, or a variation in fenestration placement.

3. Alternatively, the corner can either be a common roof terrace above the ground floor or a common plaza at the ground floor.

FIGURE 18.05.040-E: CORNERS - MU DISTRICTS

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80 F. Roof Variety. Roof variety standards apply to all front, side, and rear building facades.

Exceptions include: internal courtyard facades not visible from public rights-of-way.

2. Parapet caps/coping shall be provided along all street-facing building facades at a minimum, be at least six (6) inches deep and six (6) inches tall, and project at least three (3) inches from the building facadeParapet caps/coping shall be at least six (6) inches deep and six (6) inches tall and project at least three (3) inches from the building facade.

Cornices shall project a minimum of six (6) inches from the facade and be at least 12 inches tall. Sloped roofs shall have overhangs extending a minimum of twelve (12) inches and a maximum of three (3) feet from the facade, including the eave and gutter profile.

3. Changes in roof height between parapets or differing roof types must be at least five (5) feet in height. Rooftop equipment shall be fully screened from public/street view pursuant to SCMC Section 18.15.090 using architectural elements including but not limited to parapets and screens. The screening elements shall be integrated into the overall building design.

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81 4. Towers. If the project site is greater than fifteen thousand (15,000) square feet and not located along East San Carlos Avenue, a tower or other projecting architectural element(s) may extend up to ten (10) feet above the top of the roof; provided, that the square footage of the element(s) does not total more than ten percent (10%) of the building roof area. The area above the uppermost permitted floor of the element(s) shall not be habitable space.

FIGURE 18.05.040-F: ROOF VARIETY - MU DISTRICTS
G. Base, Middle, and Top Treatment. All buildings three (3) stories and taller shall be composed of the following: a distinct base (in some cases this can be treated as the ground

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82 story or combined first two stories), a middle (the majority of the building facade area), and a top (parapet cap/coping, cornice, or sloped roof, or in some cases this can be treated as the top story or combined top two stories) along all street-facing facades as described below. Each of these elements shall be distinguished from one another for at least seventy percent (70%) of its street facing facade length by either a change in material, a change in color, and/or a facade plane change of at least two (2) feet. A ground floor or in some cases, a combined ground floor and second floor stepback of at least two (2) feet in addition to the required setback from floors above may be considered a base. Base, middle, and top treatment standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

3. The middle portion of buildings of three (3) or four (4) stories shall be a minimum of two stories in height.

4. The middle portion of buildings of five (5) to six (6) stories shall be a minimum of three stories in height.

6. The top of all buildings must have a parapet cap/coping, a cornice, or be a sloped roof.

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83 8. A top for buildings of six (6) stories or more may be treated as the full height of the top story. The top may also be treated as the full height of the top two (2) stories combined, only if the base is limited to the height of the ground story.

FIGURE 18.05.040-G: BASE, MIDDLE, AND TOP - MU DISTRICTS

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84 H. Fenestration Variety: To achieve the fenestration variety standard, buildings shall include rhythms of at least two (2) types of openings for at least seventy percent (70%) of its streetfacing facade length - the required seventy percent (70%) length does not have to be continuous. Various types of distinct openings include storefront windows and doors, residential entry doors, living room windows, bedroom windows, bathroom windows, common hallway windows, and stairway windows. Windows may be grouped vertically or horizontally or designed with shading devices or other architectural features to achieve pattern variety. Fenestration standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

FIGURE 18.05.040-H: FENESTRATION VARIETY - MU DISTRICTS

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85 I. Materials, Colors, and Texture Variety: To achieve this standard, buildings shall provide at least two (2) different materials, colors, or textures for at least seventy percent (70%) of each of its facade lengths except for any interior courtyard-facing facade not visible from a public rightof-way street-facing facade length. Material transitions along any facade shall only occur on the inside corner of a plane change. When material changes need to occur in the same plane, bands, trims, cornices, or other architectural elements shall project at least two (2) inches from the facade plane to create a corner for the material transition. Materials, colors, and texture variety standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way.

FIGURE 18.05.040-J: MATERIAL TRANSITIONS - MU DISTRICTS

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86 J. Projecting and Recessed Elements. This standard may be applied in lieu of both the fenestration variety standard and the materials, colors, and texture variety standard. This standard applies only to facades facing public rights-of-way, not to side, rear, or internal courtyard facades. To achieve the projecting / recessed elements standard, buildings shall provide a rhythm of at least two (2) of the following elements for at least seventy percent (70%) of its street-facing facade length: projecting bays / bay windows, recessed areas containing windows, projecting or recessed balconies, ground floor stoops or porches, projecting frame / box elements containing at least one (1) window, projecting window shading devices, and ground floor awnings or canopies.

1. Projecting bays shall be between eighteen (18) inches and three (3) feet deep, and between six (6) feet and twelve (12) feet wide.

2. Usable balconies shall be a minimum of six (6) feet deep by six (6) feet wide.

Decorative Juliet balconies shall be a minimum of twelve (12) inches deep and three (3) feet wide.

3. Recessed areas of a building containing windows shall be at least one (1) foot deep.

Recessed panels shall be at least four (4) inches deep.

4. Screening devices, shading devices, and projecting frame elements shall be a minimum of eighteen (18) inches deep. Lattices, louvers, and/or perforated metal screens shall be a minimum of four (4) inches deep or set at least four (4) inches from the facade.

FIGURE 18.05.040-L: PROJECTING AND RECESSED ELEMENTS - MU DISTRICTS

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87 E.K. Windows and Ground Floor Transparency.

3. A minimum of 90% of upper floor windows on street- or public open space-facing building facades shall be designed such that:
a. Windows are at least 12 inches apart.
b. Proportions of typical windows shall be vertically oriented and shall not exceed a width (x) to height (y) ratio of two to three (2:3). Proportions of picture windows

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88 (typically provided for living rooms) shall not exceed a width to height ratio of one to one (1:1)

1.5. Mirrored or reflective glass is not allowed on a street- or public open space-facing building facade at any level. Only transparent glass shall be used for windows or glazing at the ground floor.

2.6. Facade transparency is important to provide visual interest, visibility for businesses, and an active sidewalk environment. For mixed-use buildings with commercial ground floors, a minimum 60% of the ground floor facade area between two (2) feet and ten (10) feet above the sidewalk shall be glazed with transparent windows and doors. For mixeduse buildings with non-commercial ground floors, such as office, institution, residential units, or residential active uses as further defined in Section 18.05.030(H)(1), a minimum 50% of the ground floor facade area between four (4) feet and ten (10) feet above the sidewalk shall be glazed with transparent windows and doors. For corner buildings, this standard also applies to the secondary street facade for at least twenty-five (25) feet from the corner.

3.7. Minor deviation from the window requirement may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

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89 a. Trim at least one (1) inch in depth must be provided around all windows, or window must be recessed at least two (2) inches from the plane of the surrounding exterior wall.

FIGURE 18.05.040-F(5)(a): WINDOW TRIM OR RECESS—MU DISTRICTS b. Snap-in vinyl mullions between double pane glass is prohibited. If a divided light appearance is desired, mullions must be made of dimensional material projecting in front of the panes on both the inside and outside of the window. c. Exceptions may be granted through the design review process to accommodate alternative window design complementary to the architectural style of the structure.

FIGURE 18.05.040-M: WINDOWS - MU DISTRICTSFIGURE 18.05.040-M: WINDOWS - MU

DISTRICTS

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91 FIGURE 18.05.040-N: GROUND FLOOR WINDOW TRANSPARENCY - MU DISTRICTS

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92 F.L. Building MaterialsExterior Building Materials and Colors. Building materials standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way. G Street-facing ground floor building walls shall have highquality materials and texture for all non-glass areas. High-quality materials include: stone, marble, granite, brick (real or thin veneers of natural color), ceramic tile, wood, terracotta, precast concrete, glass-fiber reinforced concrete, cast-in-place concrete, board-formed concrete, cement plaster, stucco (light sand or smooth trowel finish), cement fiber or similar synthetic siding resembling wood siding, steel (porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless, or pre-weathered steel are acceptable when limited to a maximum of fifty percent (50 %) of the building treatment), aluminum (windows, panels, storefront, curtain wall, doors, aluminum should be natural finish anodized, powder-coated, or Kynar, no bronze anodized), high-density fiber cement panels, durable foam coating/window trims with smooth stucco finish. Prohibited materials include: unfinished or natural T1-11 siding, foam, spray stucco, vinyl. Entry canopies, stoops, patios, and balconies shall be constructed of all-weather, durable materials. The Planning Director shall maintain a list of approved facade and trim materials, with such a list accessible to the public. a. A unified palette of quality materials shall be used on all sides of buildings. b. Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clapboard, painted metal clapboard or other quality, durable materials approved by the City as part of the project review.
c. A wainscoting of quality materials on the bottom eighteen (18) to thirty-six (36) inches of the ground floor facade is required. Exceptions may be granted through the design review process to accommodate alternative design complementary to the architectural style of the structure.
d. Colors shall be used to help delineate windows and other architectural features to increase architectural interest.

7. Building Details. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.
a. Building facades shall include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest.

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93 b. All applied surface ornamentation or decorative detailing shall be consistent with the architectural style of the building.
c. All balconies that do not meet the minimum size required for private open space, such as Juliet balconies, shall have a minimum horizontal dimension of two (2) feet. d. Each side of the building that is visible from a public right-of-way shall be designed with a complementary level of detailing.

M. Private Storage Space. Each unit shall have at least two hundred (200) cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four (4) feet.

N. Paving. Differentiated paving materials shall be used for driveway aprons, entries, and pedestrian walkways. This may include, but not be limited to, textures or colors, concrete pavers, brick, or stamped concrete. The use of permeable materials to reduce runoff is strongly encouraged.

G.O. Pedestrian Access. On-site pedestrian circulation and access must be provided according to the following standards:

2. To Circulation Network. Connections between on-site walkways and the public sidewalk and other existing or planned pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3. To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the wheremaximum extent feasible while still providing for safety and security.

4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

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94 5. Across Rail Corridor. Safe and convenient pedestrian connections shall be provided across the rail corridor. If an aerial viaduct or trench is used for rail alignment, the following standards shall apply where to the extent feasible given engineering requirements. a. Extend the street grid below the aerial viaduct or above the trench to provide new street and pedestrian connections across the corridor.
b. Locate active commercial uses or public park and recreation space below the aerial viaduct to enhance connectivity and create safe, attractive connections across the rail corridor.
c. Enhance connections below the viaduct with lighting and public art.

6. Interior Pedestrian Walkway Design.
a. Walkways shall have a minimum clear unobstructed width of five (5) feet, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material. b. Where a required walkway crosses driveways, parking areas, or loading areas, it shall be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.
c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four (4) inches high, bollards, or other physical barrier.

H.P. Residential Notification. Residents of mixed-use development shall be informed by the applicant and/ or property management of potential noise from refuse collection and other activities typically associated with commercial activity.

I.Q. Rail Station.

1. Rail stations shall be designed to have physical presence and visibility on both sides of the rail corridor, including key architectural features that are visible from major roadways and connections, as well as pedestrian-level entries and vehicle drop-off areas.

2. Rain-protected east-west pedestrian connections shall be provided at the ground level of the station to enhance pedestrian connectivity along the rail corridor. These connections should be extensions of the existing street grid and pedestrian network with a minimum

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95 clear width of eight (8) feet. (Ord. 1612 § 1 (Exh. A), 2024; Ord. 1596 § 6 (Exh. A), 2023; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

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96 Chapter 18.06
COMMERCIAL DISTRICTS Revised 4/24
Sections:

18.06.010 – 18.06.040 (Excluded. No changes proposed)

18.06.040 Supplemental regulations. Revised 4/24

18.06.040 Supplemental regulations. Revised 4/24
Note: Section A-C excluded. No changes proposed.

C.D. Residential Development. Residential Development subject to Government Code Section 65400 (Assembly Bill 2011, Affordable Housing and High Road Jobs Act of 2022) shall be developed in accordance with the RM-100 Objective Design Standards (Section 18.04) while residential mixed-use development shall be developed in accordance with the Mixed-Use Objective Design Standards (Section 18.05) related to building design. Other development standards such as landscaping, height and setbacks, with the exception of allowable FAR, shall adhere to the regulations of this Chapter. (Ord. 1612 § 1 (Exh. A), 2024; Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

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97 Chapter 18.15
GENERAL SITE REGULATIONS Revised 1/24 Revised 7/24
Sections:

18.15.010 - 18.15.030 (Excluded. No changes proposed)

18.15.040 Fences and walls.

18.15.050 (Excluded. No changes proposed)

18.15.060 Height and height exceptions.

18.15.070 Lighting and illumination. Revised 1/24

18.15.080 Projections into yards. Revised 1/24

18.15.090 - 18.15.140 (Excluded. No changes proposed).

18.15.040 Fences and walls.

Fences, walls, dense hedges, and similar structures shall comply with the standards of this section.

A. Purpose. To provide residents with greater security and protected outdoor living space through fencing of property while allowing light, access and visibility for the health, safety and welfare of the citizenry. Limitations on fencing also serve to maintain the aesthetic value of the City.

B. Standard Fences—Height, Regulation and Exceptions in Residential Districts.

1. Front Yards. No fence, wall, hedge or screen planting of any kind located between the front property line and the front-most wall of a main structure residence establishing an existing front setback (or the required front setback, whichever is less) shall be constructed, grown or maintained to exceed four (4) feet in height. This height may be increased to up to five (5) feet when the fence, wall, hedge or screen planting is used to screening podium parking. However, front yard fences, hedges or screen plantings within the sight distance triangular area shall not exceed three (3) feet in height unless an exception is obtained pursuant to subsection (C)(14) of this section. This provision shall not apply to the following items; provided, that such amenities do not significantly obstruct vehicular or pedestrian visibility or significantly obscure light to adjacent properties:
a. Specimen trees or shrubs that do not form a continuous barrier; b. Light poles, pillars or pilasters (not to exceed six (6) feet in height and eighteen inches in width);

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98 c. Front yard fence posts with attached lights (not more than two (2) permitted; posts not to exceed four (4) feet in height and eighteen (18) inches in width and depth plus a two-foot-high light fixture);
d. Gates no higher than four (4) feet in height and four (4) feet in width for pedestrian gates; fourteen (14) feet in width for driveway gates;
e. Trellises used for pedestrian purposes (not to exceed eight (8) feet in height, five (5) feet in width and five (5) feet in depth);
f. One mailbox structure not to exceed six (6) feet in height; g. Up to three (3) statuary structures not to exceed four (4) feet in height, two (2) feet in width and two (2) feet in depth each; and
h. Other structures which the Director determines are of a similar nature.

2. Rear and Side Yards. Fences located between the front-most wall establishing an existing front setback (or the required front setback, whichever is less) and the side or rear lot line shall not be constructed or maintained to exceed six (6) feet in height plus one (1) foot of lattice. If the fence falls within a corner lot or driveway area, the fence must also meet the requirements of subsection (B)(3) of this section, Corner Lots.

3. Corner Lots. Fences shall be a maximum of three (3) feet in height within the sight distance triangle, unless an exception is obtained from the Building Official as outlined in subsection (C)(14) of this section. Trees, or any portions thereof, that are located within this sight distance triangle shall have a clearance of seven (7) feet high minimum between the lowest portion of the canopy and the sidewalk, and thirteen (13) feet high minimum between the lowest portion of the canopy and street.

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99 FIGURE 18.15.040-B: FENCE AND WALL HEIGHT
C. Special Fences—Height and Regulations. Special fences are subject to review and approval by the Director, who may impose reasonable conditions or restrictions including, but not limited to, neighbor notification, setbacks and landscape screening as deemed necessary to ensure compatibility of the special fence with adjoining lots and those in the general vicinity, and may require guarantees and evidence that such conditions are being, or will be, complied with.

Special fences include, but are not limited to, the following:

1. Recreation Area Fences. Fences not to exceed twelve (12) feet in height may be located around tennis courts, badminton courts, basketball or volleyball courts and similar play areas, providing that all parts of the fence over six (6) feet are made of open-wire construction or other corrosion-resistant material;

2. Security Fences. Fences not to exceed eight (8) feet in height may be located around industrial, manufacturing or research uses where required for security purposes, screening, or containing and protecting hazardous materials;

3. Swimming Pool Fences. Fences required for swimming pools are governed by Chapter

15.40, Swimming Pools, and Section 18.15.100, Swimming pools and spas. Swimming pool fences are not subject to Director approval unless they exceed the standard fence height regulations stated in subsection B of this section;

4. Abutting Nonresidential Fences. Where residential properties abut industrial or commercial areas, or public property other than a public street, fences may be constructed

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100
to a height not to exceed eight (8) feet, and meeting minimum sight distance triangle requirements;

5. Trellises used for pedestrian purposes exceeding eight (8) feet in height, five (5) feet in width and five (5) feet in depth;

6. Statuary structures exceeding the exemption limit of three (3) structures and/or exceeding four (4) feet in height and two (2) feet in depth;

7. Fence posts greater than eighteen (18) inches in width or depth;

8. Front yard fence posts with more than two (2) attached lights. In no event shall such posts exceed four (4) feet in height plus a two-foot-high light fixture;

9. Chain-link fencing in residential areas is permitted in the side and rear yards with vinylcoating and landscape screening. Chain-link fencing shall not exceed six (6) feet in height in these areas. Chain-link fencing in front yards in residential areas is not permitted;

10. Fences not to exceed six (6) feet in height with an additional one (1) foot of lattice for any portion of an irregular lot between the house and property line adjacent to the public right-of-way;

11. Fences not to exceed six (6) feet in height with an additional one (1) foot of lattice for any portion of a lot two hundred (200) feet in depth or greater between the house and property line adjacent to the public right-of-way. Such fences shall not be located closer than fifteen (15) feet to the front property line;

12. Fences not to exceed six (6) feet in height with an additional one (1) foot of lattice within front yards when not located in front of a primary residence and not closer than fifteen (15) feet to a front property line;

13. Gates exceeding four (4) feet in width for pedestrian use or fourteen (14) feet in width for driveway use;

14. Exceptions to sight distance triangles if the necessity for the fence outweighs concerns for public safety as determined by the Building Official;

15. Other structures which the Director determines are of a similar nature.

D. Prohibited Fences. The following types of fences are prohibited:

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1. Barbed wire or razor wire, except the use of barbed wire fencing may be permitted for security purposes in industrial districts at the top portion of a fence at least six (6) feet in height upon approval of a conditional use permit;

2. Electrically charged fences;

3. All wire, twine or rope fences consisting of one or more strands;

4. Fences constructed or maintained in the public right-of-way without an encroachment permit;

5. Fences constructed or maintained closer than three (3) feet to any fire hydrant;

6. Fences constructed or maintained so as to sag or lean;

7. Dilapidated fences;

8. Fences creating a safety hazard to motorists and/or pedestrians;

9. Construction fencing where no valid building permit exists; and

10. Chain-link fencing in front and corner side yards in residential districts.

E. Fencing in Mixed-Use and Commercial Zoning Districts. All fencing over six (6) feet in height within mixed-use and commercially zoned districts shall be subject to review and approval by the Director. In no case shall fencing exceed eight (8) feet in height.

F. Fencing in the Public Right-of-Way. All fencing in the public right-of-way requires an encroachment permit from the City Engineer and shall be subject to all requirements of this chapter, in addition to those of the Public Works Department.

G. Building Permit and Staff Approval Requirements.

1. No person shall erect, construct or maintain any solid fence or wall exceeding six (6) feet in height (exclusive of lattice) without first obtaining a permit from the Building Division.

2. No person shall erect, construct or maintain fences in combination with retaining walls of any height without first obtaining a permit from the Building Division.

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3. No person shall erect, construct or maintain pressure treated wood retaining walls over three (3) feet tall without first obtaining a permit from the Building Division. Walls three (3) feet and under shall must have backfill no steeper than 2:1.

4. No person shall erect, construct or maintain concrete or masonry retaining walls over four (4) feet tall, measured from the bottom of the footing to the top of the wall without first obtaining a permit from the Building Division.

H. Nonconforming Fences and Vegetation. Nonconforming fences and vegetation shall comply with the following:

1. All existing nonconforming fences and walls in the public right-of-way shall be immediately removed or otherwise made to conform to this title’s standards.

2. Any shrubs, trees or other foliage which, in the opinion of the Chief of Police, obscures safe sight distance from driveways and corners shall be trimmed by the property owner to a condition satisfactory to the Chief of Police.

3. Any other existing legally nonconforming fence may remain; provided, that it is not replaced as defined in Section 18.41.020, Definitions, or constituting a hazardous condition as determined by the Building Official. (Ord. 1480 (Exh. C (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.060 Height and height exceptions.

The structures listed in the following table may exceed the maximum permitted building height for the district in which they are located, subject to the limitations stated; and further provided, that no portion of a structure in excess of the building height limit may contain habitable areas or advertising. Additional height, above this limit, may be approved with a conditional use permit, pursuant to the provisions of Chapter 18.30, Use Permits.

Structures Allowed Above the
Height Limit
Maximum Coverage,
Locational Restrictions
Maximum Vertical
Projection Above

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the Height Limit
(ft.)
Skylights 20% of roof area 1 ft.

Chimneys not over 6 feet in width 10% of roof area 8 ft.

Flagpoles 5% of roof area 8 ft.

Rooftop open space features such as
sunshade and windscreen devices,
open trellises, and landscaping (for
multifamily and nonresidential buildings
only)
10% of roof area.

Shall Must be set back from the
exterior building wall one (1)
foot for every one (1) foot of
projection above the height limit
10 ft.

Elevator and stair towers (for
multifamily and nonresidential buildings
only)
10% of roof area.

ShallMust be set back from the
exterior building wall one (1)
foot for every one (1) foot of
projection above the height limit
1016 ft.

Decorative features such as spires, bell
towers, domes, cupolas, obelisks, and
monuments
10% of roof area.

Must be set back from the
exterior wall one foot for every
foot of projection above the
height limit
6 ft. for residential
development in RS
districts; 10 ft.
elsewhere

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Fire escapes, catwalks, and open
railings required by law
Solar panels, and other energy
production facilities located on a
rooftop
No restriction 10 ft.

Distribution and transmission towers,
lines, and poles
Water tanks
Windmills
Radio towers
Industrial structures where the
manufacturing process requires a
greater height
25% of the area of the lot, or
10% of the roof area of all onsite structures, whichever is less.

Shall Must be located at least
25 feet from any lot line
10 ft.

Building-mounted telecommunications
facilities, antennas, and microwave
equipment
Subject to the provisions of Chapter 18.24, Wireless
Telecommunications Facilities
(Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.070 Lighting and illumination. Revised 1/24
A. Applicability. The standards of this section apply to all new development and additions that expand existing floor area by ten percent (10%) or more.

B. General Standards.

1. Multiple-Unit Residential Buildings. Aisles, passageways, and recesses related to and within the building complex shall be illuminated with an intensity of at least one-quarter

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(1/4) foot-candle at the ground level during the hours of darkness. Lighting devices shall be downward directed and protected by weather and vandal-resistant covers.

2. Nonresidential Buildings. All exterior doors, during the hours of darkness, shall be illuminated with a minimum of one-half (1/2) foot-candle of light. Lighting devices shall be shielded and downward directed to prevent light pollution and contain light onto the subject property.

3. Pedestrian-Oriented Lighting. In Mixed-Use districts, exterior lighting shall be provided for pedestrian environments at building entrances, public sidewalks, and public open spaces. Exterior lighting devices shall be downward directed or employ other shielding techniques to prevent light pollution and spillover onto adjacent properties. In the mixeduse districts, exterior lighting shall be provided for a secure nighttime pedestrian environment by reinforcing entrances, public sidewalks and open areas with a safe level of illumination.

4. Maximum Height. Lighting standards shall not exceed the maximum heights specified in the following table:

District Maximum Height
(ft.)
Residential
Districts
16 feet
Commercial and
Mixed-Use
Districts
16 feet within 100 feet
of any street frontage;
20 feet in any other
location.

Industrial Districts 20 feet within 100 feet
of any street frontage;

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25 feet in any other
location.

Public and SemiPublic and Airport
District
25 feet, or as
necessary for safety
and security.

C. Control of Outdoor Artificial Light.

1. Purpose. This subsection is intended to minimize outdoor artificial light that may have a detrimental effect on the environment, astronomical research, amateur astronomy, and enjoyment of the night sky. These provisions are also intended to reduce the unnecessary illumination of adjacent lots and the use of energy.

2. Exemptions. The following types of lighting fixtures are exempt from the requirements of this section:
a. Public and private street lighting.
b. Athletic Field Lights. Athletic field lights used within a school campus or public or private park.
c. Safety and Security Lighting. Safety and security lighting for public facilities, including but not limited to the airport and hospitals. d. Construction and Emergency Lighting. All construction or emergency lighting fixtures, provided they are temporary and are discontinued immediately upon completion of the construction work or abatement of the emergency. e. Seasonal Lighting. Seasonal lighting displays related to cultural or religious celebrations.

3. Prohibited Lighting. The following types of exterior lighting are prohibited:
a. Drop-down lenses;
b. Mercury vapor lights; and

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c. Searchlights, laser lights, or any other lighting that flashes, blinks, alternates, or moves.

4. Fixture Types. All lighting fixtures shall be shielded so as not to produce obtrusive glare onto the public right-of-way or adjoining properties. Lighting fixtures shall adhere to the below requirements:
a. Freestanding Fixtures. When using freestanding light fixtures, the light elements shall be screened to minimize light spillage, confine light to site, and directed away from neighbors.
b. Outdoor and Parking Lights. All outdoor and parking lights shall be situated away from windows of residential units to reduce light impact on residents and shall be directed downward and away from adjacent residences and public right-of-way. c. Wall-Mounted Fixtures. To minimize the light glare and spillage all wall-mounted fixtures shall be oriented to an angle towards the ground. The optimal angle shall be between fifty (50) and seventy (70) degrees.
d. Bollard Lighting. Bollard lighting can be used to light walkways and other landscape features but shall cast its light downward.
e. Security Lighting. Motion-activated security lighting shall not be capable of being activated by any person(s) in the public right-of-way or on adjacent property. f. Luminaires. All luminaires shall meet the most recently adopted criteria of the Illuminating Engineering Society of North America (IESNA) for cutoff or full cutoff luminaires.

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FIGURE 18.15.070-C(4): FIXTURE TYPES

5. Glare. No use shall be operated such that significant, direct glare incidental to the operation of the use is visible beyond the boundaries of the lot where the use is located.

Light or glare from mechanical or chemical processes, high-temperature processes such as combustion or welding, or from reflective materials on buildings or used or stored on a site, shall be shielded or modified to prevent emission of adverse light or glare onto other properties.

6. Light Trespass. Lights shall be placed to deflect light away from adjacent lots and public streets, and to prevent adverse interference with the normal operation or enjoyment of surrounding properties.
a. Direct or sky-reflected glare from floodlights shall not be directed into any other lot or street.
b. No light or combination of lights, or activity shall cast light exceeding one (1) footcandle onto a public street, with the illumination level measured at the centerline of the street.
c. No light, combination of lights, or activity shall cast light exceeding one-half (1/2) foot-candle onto a residentially zoned lot, or any lot containing residential uses.

7. Required Documentation. Project applicants shall submit photometric data from lighting manufacturers to the City to demonstrate that the lighting requirements have been satisfied.

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8. Alternate Materials and Methods of Installation. Designs, materials, or methods of installation not specifically prescribed by this section may be approved; provided, that the proposed design, material, or method provides approximate equivalence to the specific requirements of this section or is otherwise satisfactory and complies with the intent of these provisions. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.15.080 Projections into yards. Revised 1/24
Building projections may extend into required yards, according to the standards of Table

18.15.080, Allowed Building Projections into Required Yards, subject to all applicable requirements of the California Building Code. The “Limitations” column states any dimensional, area, or other limitations that apply to such structures where they project into required yards.

Projection
Front or
Street Side
Yard (ft.)
Interior
Side Yard
(ft.)
Rear Yard
(ft.)
Limitations
All projections Notwithstanding any other subsection of this section, no projection may extend closer than three (3) feet to an interior lot line or into a public utility easement.

Where any setback of this title conflicts with the California Building Code, the more restrictive shall apply.

Cornices, canopies,
eaves, and similar
architectural features;
chimneys
32 ft. 2 ft. 2 ft.

Bay windows 3 ft. 2 ft. 3 ft. Shall not occupy more
than one-third (⅓) of the
length of the building wall
on which they are located

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or one-half (½) of the
length of a single room.

Balconies 3 ft. 2 ft. 5 ft. Applies only to RS-3 and
RS-6 zoning districts.

Fire escapes required by
law or public agency
regulation
4 ft. 4 ft. 4 ft.

Uncovered stairs, ramps,
stoops, or landings that
service above first floor
of building
3 ft. 2 ft. 3 ft.

Depressed ramps or
stairways and supporting
structures designed to
permit access to parts of
buildings that are below
average ground level

3.5 ft. 3.5 ft. 3.5 ft.

Decks, porches and
stairs

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Less than 18 inches
above ground elevation
6 ft. 2 ft. Any distance
if uncovered;
10 ft. if
covered
Must be open on at least
three sides and no closer
than 7 ft. to a streetfacing property line or 3
ft. to an interior property
line. The Director may
grant exceptions in the
Hillside Overlay District to
provide access to a
driveway or street.
18 inches or more above
ground elevation
5 ft. 2 ft. 3 ft.

Ramps and similar
structures that provide
access for persons with
disabilities
Reasonable accommodation will be made, consistent with the Americans with Disabilities Act; see Chapter 18.33, Waivers.

FIGURE 18.15.080: BUILDING PROJECTIONS
(Ord. 1603 § 3 (Exh. A), 2023; Ord. 1438 § 4 (Exh. A (part)), 2011) Note: The remaining code section is excluded as no amendments are proposed

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Chapter 18.18

LANDSCAPING
Sections:

18.18.010 - 18.18.040 (Excluded. No Changes Proposed)

18.18.040 Landscape plans.

18.18.050 Areas to be landscaped.

18.18.060 General landscaping standards.

18.18.070 - 18.18.120 (Excluded. No changes proposed)

18.18.050 Areas to be landscaped.

The following areas shall be landscaped, and may count toward the total area of site landscaping required by the zoning district regulations:

A. Required Setbacks. All required front and street-facing side setbacks, except for areas used for exit and entry, shall be landscaped.

FIGURE 18.18.050-A: REQUIRED SETBACKS
B. Lot Perimeters. Landscape buffers shall be installed and maintained along side and rear lot lines between differing land uses, in accordance with the following standards:

1. Required Landscape Buffers. Table 18.18.050-B(1), Required Landscape Buffers, shows when a buffer treatment is required, and of what type, based on the proposed and the adjoining use. Only the proposed use is required to provide the buffer yard. Adjoining uses are not required to provide the buffer yard. The type of buffer yard required refers to buffer yard-type designations as shown in Table 18.18.050-B(2), Buffer Yard

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Requirements. “-” means that a buffer yard is not required unless required by another section of this title.

TABLE 18.18.050-B(1): REQUIRED LANDSCAPE BUFFERS
Use
Adjoining Use
Park or
Open
Space
Single-Unit
Residential
Multi-Unit
Residential
Mixed-Use
General
Commercia
l
Industrial
Multi-Unit
Residential
Type 1 Type 1,
Type 2
along East
San Carlos
Avenue
- - - -
Mixed-Use Type 2 Type 2 Type 2 - - -
Commercial Type 2 Type 2 Type 2 - - Type 1
Industrial Type 2 Type 2 Type 2 Type 2 Type 2 -

2. Buffer Yard Types. Table 18.18.050-B(2), Buffer Yard Requirements, describes the minimum width, plant materials, and wall requirements for each type of buffer yard. The listed number of trees and shrubs is required for each one hundred (100) lineal feet of buffer yard. Trees shall be planted at least forty (40) feet on center. Natural areas with native vegetation or alternative planting materials which achieve equivalent buffering effects may be approved by the Director. For Multi-Family (RM) and Mixed-Use (MU)

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zoninged districts, these standards shall be supplemented by Section 18.04.050(A)(5) and Section 18.05.030(b)(3), respectively.

TABLE 18.18.050-B(2): BUFFER YARD REQUIREMENTS
Buffer Yard
Type
Minimum
Width (ft.)
Trees Shrubs
Canopy
(mature
height of 40
ft or more)
Understory
(mature height
of less than 40
ft.)
Large
(mature
spread of 2 ft.
or more)
Small
(mature
spread of
less than 2
ft.)
Type 1 5 2 2 4 8
Type 2 10 2 3 6 8
FIGURE 18.18.050-B(2): BUFFER YARD REQUIREMENTS

3. Width Reduction for Adjacent Landscaped Buffer. If an equivalent landscape buffer exists on the adjacent lot, the width of the required buffer may be reduced fifty percent (50%); provided, that the abutting property owners have provided a written agreement restricting the use of the adjacent landscape buffer.

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C. Building Perimeters. The portions of a building that front a public street shall have one (1) or more landscape planters installed along a minimum twenty percent (20%) of that building face. The minimum width of the planter shall be three (3) feet. This standard does not apply where a building is located on the front or street side property line.

FIGURE 18.18.050-C: BUILDING PERIMETERS
D. Parking Areas. Parking areas as required by Chapter 18.20, Parking and Loading.

E. Unused Areas. All areas of a project site not intended for a specific use, including areas planned for future phases of a phased development, shall be landscaped or left in a natural state. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.18.060 General landscaping standards.

A. Materials.

1. General. Landscaping may consist of a combination of ground covers, shrubs, vines, and trees. Landscaping may also include incidental features such as stepping stones, benches, fountains, sculptures, decorative stones, or other ornamental features, placed within a landscaped setting. Landscaped areas may include paved or graveled surfaces, provided they do not cover more than ten percent (10%) of the area required to be landscaped. Plant materials shall be selected from among those species and varieties known to thrive in the San Carlos climate and, where applicable, selected from an approved list maintained by the City. Recirculating water shall be used for decorative water features. Garden areas and other areas dedicated to edible plants are considered landscaped areas and count toward required landscaping.

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2. Ground Cover Materials. Ground cover shall be of live plant material. Ground cover may include grasses. Nonplant materials such as gravel, colored rock, cinder, bark, and similar materials may not be used to meet the minimum planting area requirements required by this section, except with approval of an alternative landscape plan under Section 18.18.040(B).

3. Turf Allowance/Drought-Tolerant Materials. The maximum amount of lawn in required landscape areas shall be twenty-five percent, except for turf areas that comprise an essential component of a project (e.g., golf courses or playing fields), which are exempt from this limit. The installation of turf on slopes greater than twenty-five percent is prohibited. The use of drought-tolerant plant materials is preferred to conserve the City’s water resources.

4. Mulch. A minimum two-inch layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting ground covers or other special planting situations where mulch is not recommended. Stabilizing mulching products shall be used on slopes.

5. Size and Spacing. Plant materials shall be grouped in hydrozones in accordance with their respective water, cultural (soil, climate, sun and light) and maintenance needs. Plants shall be of the following size and spacing at the time of installation:
a. Ground Covers. Ground cover plants other than grasses must be at least the fourinch pot size. Areas planted in ground cover plants other than grass seed or sod must be planted at a rate of one (1) per twelve (12) inches on center. b. Shrubs. Shrubs shall be a minimum size of one (1) gallon. When planted to serve as a hedge or screen, shrubs shall be planted with two (2) to four (4) feet of spacing, depending on the plant species.
c. Trees. A minimum of fifteen percent (15%) of the trees planted shall be twentyfour-inch box or greater in size. All other trees shall be a minimum of fifteen (15) gallons in size with a one-inch diameter at forty-eight (48) inches from grade. Newly planted trees shall be supported with stakes or guy wires.

B. Dimension of Landscaped Areas. No landscaped area smaller than three (3) feet in any horizontal dimension shall count toward required landscaping.

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C. Prescribed Heights. The prescribed heights of landscaping shall indicate the height to be attained within three years after planting.

D. Drivers’ Visibility. Trees and shrubs shall be planted and maintained so that at maturity they do not interfere with traffic safety sight areas, or public safety. Notwithstanding other provisions of this section, landscaping must comply with Section 18.15.130, Visibility at intersections and driveways. (Ord. 1438 § 4 (Exh. A (part)), 2011)

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Chapter 18.26
PLANNING AUTHORITIES Revised 1/24
Sections:

18.26.010 (Excluded. No changes proposed)

18.26.020 City Council. Revised 1/24

18.26.030 Planning and Transportation Commission. Revised 1/24

18.26.050 Community Development Director. Revised 1/24

18.26.060 Zoning Administrator. Revised 1/24

18.26.070 Summary of review authorities for decisions and appeals. Revised 1/24

18.26.020 City Council. Revised 1/24
The powers and duties of the City Council under this title include but are not limited to the following:

A. Consider and adopt, reject or modify amendments to the General Plan map and text pursuant to the provisions of Chapter 18.34, Amendments to General Plan, and of the Government Code, following a public hearing and recommended action by the Planning and Transportation Commission.

B. Consider and adopt amendments to the Zoning Map and to the text of this title pursuant to the provisions of Chapter 18.35, Amendments to Zoning Ordinance and Map, and the Government Code, following a public hearing and recommended action by the Planning and Transportation Commission.

C. Adopt guidelines and objective design standards for compliance review and design review pursuant to Chapter 18.29, Design Review and Objective Design Standards Compliance Review.

D. Hear and decide proposals to revoke permits, pursuant to Section 18.27.140, Revocation of permits, following a public hearing and recommended action by the Planning and Transportation Commission.

E. Hear and decide applications for development agreements, pursuant to Chapter 18.37, Development Agreements.

F. Hear and decide appeals from decisions of the Planning and Transportation Commission on use permits, variances, objective design standards deviation requests, and any other permits that can be appealed, pursuant to Section 18.27.150, Appeals.

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G. Hear and decide appeals on environmental determinations by the Director or the Planning and Transportation Commission, pursuant to Section 18.27.050, Environmental review.

H. Appoint and remove members of the Planning and Transportation Commission as provided for in Title 2, Administration and Personnel.

I. Establish, by resolution, a municipal fee schedule listing fees, charges, and deposits for various applications and services provided pursuant to this title. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.26.030 Planning and Transportation Commission. Revised 1/24 The Planning and Transportation Commission is established and organized pursuant to Chapter

2.24, Commissions, and the requirements of the Government Code. The powers and duties of the Planning and Transportation Commission under this title include but are not limited to the following:

A. Initiate, conduct hearings, and make recommendations to the City Council on proposed amendments to the General Plan map and text, pursuant to Chapter 18.34, Amendments to General Plan.

B. Annually review progress towards implementation of the General Plan and recommend to the City Council changes needed due to new legislation, development trends and changing economic, social and environmental conditions.

C. Initiate, conduct hearings, and make recommendations to the City Council on proposed amendments to the Zoning Map and to the text of this title, pursuant to Chapter 18.35, Amendments to Zoning Ordinance and Map.

D. Approve, conditionally approve, modify or deny conditional use permits and variances, pursuant to Chapter 18.30, Use Permits, and Chapter 18.32, Variances.

E. Hear and decide on modifications to approved conditional use permits, and variances, and objective design standards compliance review permits, pursuant to Section 18.27.130, Modification of approved plans.

F. Conduct hearings and make recommendations to the City Council on applications for preliminary development plans, pursuant to Chapter 18.36, Planned Development.

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G. Conduct hearings and make recommendations to the City Council on proposed revocations of permits, pursuant to Section 18.27.140, Revocation of permits.

H. Hear and decide appeals from decisions of the Community Development Director or the Zoning Administrator on decisions, determinations, or interpretations made in the enforcement of this title and any other decisions that are subject to appeal, pursuant to Section 18.27.150, Appeals.

I. Make environmental determinations on any approvals it grants that are subject to environmental review under the California Environmental Quality Act and the City of San Carlos’ adopted environmental review guidelines pursuant to the State law and the procedures in Section 18.27.050, Environmental review.

J. Prepare and recommend to the City Council for adoption guidelines for conducting design and compliance review review and objective design standards, pursuant to Chapter 18.29, Design Review and Objective Design Standards Compliance Review.

K. Conduct design review, compliance review for projects with five (5) or more residential units, all single-family deviation requests, and all major deviation request located pursuant to Chapter 18.29, Design Review and Objective Design Standards Compliance Review.

L. Such other duties and powers as assigned or directed by the City Council. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.26.050 Community Development Director. Revised 1/24
The powers and duties of the Community Development Director (the “Director”) under this title include but are not limited to the following:

A. Maintain and administer the Zoning Ordinance, including processing of applications, abatements and other enforcement actions.

B. Interpret the Zoning Ordinance to members of the public and to other City departments.

C. Prepare and effect rules and procedures necessary or convenient for the conduct of the Director’s business. These rules and procedures must be as approved by a resolution of the City Council following review and recommendation of the Planning and Transportation Commission. They may include the administrative details of hearings officiated by the Director (e.g., scheduling, rules of procedure and recordkeeping).

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D. Issue administrative regulations for the submission and review of applications subject to the requirements of this title and Government Code Section 65950, Deadlines for Project Approval Conformance; Extensions.

E. Review applications for permits and licenses for conformance with this title and issue a zoning clearance when the proposed use, activity or building is allowed by right and conforms to all applicable development and use standards.

F. Review applications for discretionary permits, and approvals under this title for conformance with applicable submission requirements and time limits.

G. Review applications for discretionary permits and approvals to determine whether the application is exempt from review under the California Environmental Quality Act and the City’s environmental review requirements and notify the applicant if any additional information is necessary to conduct the review.

H. Process and make recommendations to the City Council on all applications, amendments, appeals and other matters upon which the Council has the authority and the duty to act under this title.

I. Process and make recommendations to the Planning and Transportation Commission on all applications, appeals and other matters upon which the Commission has the authority and the duty to act under this title.

J. Conduct design review and/or objective design standards compliance review for projects with four (4) or fewer units, hear and decide proposals for objective design standards compliance review, major and minor objective design standardscompliance review deviation and modification requests, and Director’s Review requests pursuant to Chapter 18.29, Design Review and Objective Design Standards Compliance Review.

K. Refer items to the Planning and Transportation Commission where, in their opinion, the public interest would be better served by a Planning and Transportation Commission public hearing and action.

L. Approve, conditionally approve, modify or deny requests for tree removal, pursuant to Section 18.18.070(C), Protected Tree Removal Permit.

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M. Approve, conditionally approve, modify or deny requests for waivers to dimensional requirements, pursuant to Chapter 18.33, Waivers.

N. Negotiate the components and provisions of development agreements for recommendation to the City Council.

O. Serve as staff of the Planning and Transportation Commission.

P. Investigate and make reports to the Planning and Transportation Commission on violations of permit terms and conditions when the City has initiated revocation procedures.

Q. Delegate administrative functions as he/she so deems to members of the Planning Division.

R. Appoint a Zoning Administrator pursuant to Section 18.26.060, Zoning Administrator.

S. Other duties and powers as may be assigned by the City Council or established by legislation. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.26.060 Zoning Administrator. Revised 1/24
The Zoning Administrator is a City staff member appointed by the Director with the following powers and duties:

A. Hear and decide applications for minor use permits, modifications to conditions of approved minor use permits, and time extensions of use permits, pursuant to Chapter 18.30, Use Permits.

B. Approve, conditionally approve, modify or deny applications for temporary use permits, pursuant to Chapter 18.31, Temporary Use Permits.

C. Hear and decide requests for minor modifications to approved permits, pursuant to Section

18.27.130, Modification of approved plans.

D. Refer items to the Planning and Transportation Commission where, in their opinion, the public interest would be better served by a Planning and Transportation Commission public hearing and action.

E. Other duties and powers as may be assigned by the Director. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.26.070 Summary of review authorities for decisions and appeals. Revised 1/24

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Application or
Action
Found in
Chapter Advisory Body Decision-Maker Appeal Body
Type One: Ministerial Actions
Zoning Clearance 18.28 N/A Director Planning and
Transportation
Commission
Interpretations 18.27 N/A Director Planning and
Transportation
Commission
Minor Changes to an
Approved Permit

18.27 N/A Zoning
Administrator
Planning and
Transportation
Commission
Type Two: Discretionary Quasi-Judicial Actions
Protected Tree
Removal

18.18 N/A Director Planning and
Transportation
Commission
Waiver from
Dimensional
Standards

18.33 N/A Director Planning and
Transportation
Commission

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Permit Modifications,
Major

18.27 Zoning
Administrator
Review Authority
of Original Permit
City Council
Compliance Review
Permit Modifications,
Major

18.27 Director or Zoning
Administrator
Zoning
Administrator or
Planning and
Transportation
Commission
City Council
Compliance Review
Permit Modifications,
Minor

18.27 Director or Zoning
Administrator
Zoning
Administrator or
Planning and
Transportation
Commission
City Council
Permit Revocation 18.27 Planning and
Transportation
Commission
City Council Superior Court
Temporary Use
Permits

18.31 N/A Zoning
Administrator
Planning and
Transportation
Commission
Design Review 18.29 N/A Director or
Planning and
Transportation
Commission
Planning and
Transportation
Commission or
City Council
Objective Design
Standards
Compliance Review

18.04 N/A Director N/A

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(4 or less residential
units)

18.05 18.29
Objective Design
Standards
Compliance Review
(5 or more residential
units)

18.04 18.05

18.29 Director Planning and
Transportation
Commission
N/A
Minor Use Permits 18.30 N/A Zoning
Administrator
Planning and
Transportation
Commission
Conditional Use
Permits

18.30 Director Planning and
Transportation
Commission
City Council
Deviation or
Exceptions to
Objective Design
Standards RS
Districts (Design
Review)

18.04 Director Planning and
Transportation
Commission
City Council
Minor Deviations to
Objective Design
Standards (Design
Review) RM/MU
Districts

18.04 18.05
N/A Director Planning and
Transportation
Commission and
City Council

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Major Deviations to
Objective Design
Standards (Design
Review) RM/MU
districts

18.04 18.05
Director Planning and
Transportation
Commission City Council
Variances 18.32 Director Planning and
Transportation
Commission
City Council
Type Three: Discretionary Legislative Actions
General Plan Text
and Map
Amendments

18.34 Planning and
Transportation
Commission
City Council Superior Court
Zoning Ordinance
and Map
Amendments

18.35 Planning and
Transportation
Commission
City Council Superior Court
Planned
Development
Districts

18.36 Planning and
Transportation
Commission
City Council Superior Court
Development
Agreements

18.37 Director City Council Superior Court

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Prezoning 18.38 Planning and
Transportation
Commission
City Council Superior Court
(Ord. 1603 § 3 (Exh. A), 2023; Ord. 1438 § 4 (Exh. A (part)), 2011)

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Chapter 18.27
COMMON PROCEDURES Revised 1/24 Revised 4/24
Sections:

18.27.010 - 18.27.020 (Excluded. No Changes Proposed)

18.27.030 Pre-application review.

18.27.040 Review of applications. Revised 4/24

18.27.050 (Excluded. No changes proposed).

18.27.060 Public notice. Revised 4/24

18.27.070 (Excluded. No changes proposed)

18.27.080 Timing and notice of action and findings required. Revised 4/24

18.27.090 - 18.27.100 (Excluded. No changes proposed)

18.27.110 Effective dates.

18.27.120 Expiration and extension.

18.27.130 Modification of approved plans.

18.27.140 Revocation of permits.

18.27.150 Appeals. Revised 1/24

18.27.160 Interpretations and determinations.

18.27.030 Pre-application review.

Pre-application review is a review process that is intended to provide information on relevant policies, zoning regulations, and procedures. This review is recommended for residential or mixed-use projects with five (5) or more residential units, for large or complex projects, and or projects that are potentially controversial. The Director may require a pre-application for nonresidential projects.

A. Exemption from Permit Streamlining Act. Pre-application review is not subject to the requirements of the California Permit Streamlining Act (the Act). An application that is accepted for pre-application review shall not be considered complete pursuant to the requirements of the Act unless and until the Director has received an application for approval of a development project, reviewed it, and determined it to be complete under Section 18.27.040, Review of applications.

B. Review Procedure. The Planning Division shall conduct pre-application review. The Director may consult with or request review by any City agency or official with interest in the application.

C. Recommendations Are Advisory. Neither the pre-application review nor the provision of information and/or pertinent policies shall be construed as a recommendation for approval or denial of the application by City representatives. Any recommendations that result from preapplication review are considered advisory only and shall not be binding on either the applicant or the City. (Ord. 1438 § 4 (Exh. A (part)), 2011)

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18.27.040 Review of applications. Revised 4/24
A. Review Process. The Director shall determine whether an application is complete within thirty (30) days of the date the application is filed with the required fee.

B. Incomplete Application. If an application is incomplete, the Director shall provide written notification to the applicant listing the applications for permit(s), forms, information and any additional fees that are necessary to complete the application.

1. Zoning Ordinance Violations. An application shall not be found complete if conditions exist on the site in violation of this title or any permit or other approval granted in compliance with this title, unless the proposed project includes the correction of the violations.

2. Appeal of Determination. Determinations of incompleteness are subject to the provisions of Section 18.27.150, Appeals, except there shall be a final written determination on the appeal not later than sixty (60) days after receipt of the appeal. The fact that an appeal is permitted to both the Planning and Transportation Commission and the City Council does not extend the sixty (60)-day period.

3. Submittal of Additional Information. The applicant shall provide the additional information within the time limit specified by the Director, which must be no sooner than thirty days. The Director may grant one extension of up to ninety days.

4. Expiration of Application. If an applicant fails to correct the specified deficiencies within the specified time limit, the application shall expire and be deemed withdrawn. After the expiration of an application, project review shall require the submittal of a new, complete application, along with all required fees.

C. Complete Application. When an application is determined to be complete, the Director shall make a record of that date. If an application requires a public hearing, the Director shall schedule it and notify the applicant of the date and time.

D. Extensions. The Director may, upon written request and for good cause, grant extensions of any time limit for review of applications imposed by this title. (Ord. 1612 § 1 (Exh. A), 2024; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.27.060 Public notice. Revised 4/24

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Unless otherwise specified, whenever the provisions of this title require public notice, the City shall provide notice in compliance with State law as follows:

A. Mailed Notice. At least ten (10) days before the date of the public hearing, the Director, or the City Clerk for hearings before the City Council, shall provide notice by first-class mail delivery to:

1. The applicant, the owner, and any occupant of the subject property;

2. All property owners of record within a minimum three- hundred-(300) foot radius of the subject property as shown on the latest available assessment roll or a larger radius if deemed necessary by the Director in order to provide adequate public notification;

3. All neighborhood and community organizations that have previously filed a written request for notice of projects in the area where the site is located; and

4. Any person or group who has filed a written request for notice regarding the specific application.

B. Posted Notice. Notices shall be posted at three (3) public places within the City of San Carlos. In addition, the applicant shall erect a temporary sign or post a poster, in a format approved by the Planning Division, in a prominent place on the site for the ten (10) days prior to the hearing.

C. Newspaper Notice. At least ten (10) days before the date of the public hearing the Director, or the City Clerk for hearings before the City Council, shall publish a notice in at least one newspaper of general circulation in the City.

D. Alternative Method for Large Mailings. If the number of owners to whom notice would be mailed or delivered is greater than one thousand, instead of mailed notice, the Director or City Clerk may provide notice by placing a display advertisement of at least one-eighth page in at least one newspaper of general circulation in the City at least ten days prior to the hearing.

E. Contents of Notice. The notice shall include the following information:

1. The location of the real property, if any, that is the subject of the application;

2. A general description of the proposed project or action;

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3. The date, time, location, and purpose of the public hearing or the date of action when no public hearing is required;

4. The identity of the hearing body or officer;

5. The names of the applicant and the owner of the property that is the subject of the application;

6. The location and times at which the complete application and project file, including any environmental impact assessment prepared in connection with the application, may be viewed by the public;

7. A statement that any interested person or authorized agent may appear and be heard;

8. A statement describing how to submit written comments; and

9. For Council hearings, the Planning and Transportation Commission recommendation.

F. Failure to Notify Individual Properties. The validity of the proceedings shall not be affected by the failure of any property owner, resident or neighborhood or community organization to receive a mailed notice. (Ord. 1612 § 1 (Exh. A), 2024; Ord. 1443 § 4 (Exh. A (part)), 2012; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.27.080 Timing and notice of action and findings required. Revised 4/24 When making a decision to approve, approve with conditions, modify, revoke or deny any discretionary permit under this title, the responsible authority shall issue a notice of action and make findings of fact as required by this title.

A. Date of Action. The responsible authority shall decide to approve, modify, revoke, or deny any discretionary permit following the close of the public hearing, or if no public hearing is required, within the time period set forth below. These deadlines do not apply to any action that has been appealed to the City Council in accordance with Section 18.27.150, Appeals. Time extensions may be granted pursuant to Section 18.27.120, Expiration and extension.

1. Project Exempt from Environmental Review. Within thirty (30) days of the date the City has determined an application to be complete, a determination must be made whether the project is exempt from environmental review per State CEQA requirements.

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2. Project for Which a Negative Declaration or Mitigated Negative Declaration Is Prepared. Within sixty (60) days of the date a negative declaration or mitigated negative declaration has been completed and adopted for project approval, the City shall take action on the accompanying discretionary project.

3. Project for Which an EIR Is Prepared. Within one hundred eighty (180) days from the date the decision-making authority certifies a final EIR, the City shall take action on the accompanying discretionary project.

B. Notice of Action. After the Director or Planning and Transportation Commission takes any action to approve, modify, or deny an application that is subject to appeal under the terms of this title, the Director shall issue a notice of action. The notice shall describe the action taken, including any applicable conditions, and shall list the findings that were the basis for the decision. The Director shall file the notice with the City Clerk and mail the notice to the applicant and to any other person or entity that has filed a written request for such notification with the Planning Division.

C. Findings. Findings, when required by State law or this title, shall be based upon consideration of the application, plans, testimony, reports, and other materials that constitute the administrative record and shall be stated in writing in the resolution or record of the action on the permit. (Ord. 1612 § 1 (Exh. A), 2024; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.27.110 Effective dates.

A final decision on an application for any discretionary approval subject to appeal shall become effective after the expiration of the ten (10) -day appeal period following the date of action, unless an appeal is filed. No building permit or business license shall be issued until the eleventh (11) day following the date of the action. If a different termination date is fixed at the time of granting, or if actual construction or alteration has begun under valid building permits, the ten (10) -day period may be waived. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.27.120 Expiration and extension.

A. Expiration. The decision-maker, in the granting of any permit, may specify a time, consistent with the purposes of the use and necessary to safeguard the public safety, health and welfare, within which the proposed use must be undertaken and actively and continuously pursued. If no time period is specified, any permit granted under this title shall automatically expire if it is not exercised or extended within one year of its issuance.

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B. Exercise of Use Permit. A permit for the use of a building or a property is exercised when a building permit has been submitted and is actively being reviewed. When a Use Permit does not require a building permit, a valid City business license shall suffice to exercise a Use Permit. , if required, a valid City business license has been issued, and the permitted use has commenced on the site.

C. Exercise of Building Permit. A permit for the construction of a building or structure is exercised when a valid City building permit, if required, is issued, and construction has lawfully commenced.

D. Extensions. The Zoning Administrator may approve a two-year extension of any permit or approval granted under this title upon receipt of a written application with the required fee within one year of the date of the approval. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.27.130 Modification of approved plans.

No change in the use or structure for which a permit or other approval has been issued is permitted unless the permit is modified as provided for in this title. For the purpose of this section, the modification of a permit may include modification of a design review or an objective design standards compliance review approval.

A. Minor Modifications. The Zoning Administrator may approve minor changes to approved plans that are consistent with the original findings and conditions approved by the hearing body and would not intensify any potentially detrimental effects of the project.

Objective Design Standards Compliance Review. The Director may approve minor modifications to approved plans that are consistent with the original objective design standards compliance review approved by the decision- making body and would not intensify or make the project inconsistent with the applicable objective design standards. The Director may refer a request for minor modification to the Zoning Administrator or Planning and Transportation Commission for a review and decision.

B. Major Modifications. A request for changes in conditions of approval of a discretionary permit or a change in an approved site plan or building plan that would affect a condition of approval shall be treated as a new application, except that the Zoning Administrator may approve changes that he/she/they determines to be minor. (Ord. 1438 § 4 (Exh. A (part)), 2011)

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Objective Design Standards Compliance Review. The Director may approve major modifications to approved plans that are consistent with the original objective design standards compliance review approved by the decision-making body and would not intensify or make the project inconsistent with the applicable objective design standards. The Director may refer a request for major modification to the Zoning Administrator or Planning and Transportation Commission for a review and decision

18.27.140 Revocation of permits.

Any permit granted under this title may be revoked or modified for cause if any of the conditions or terms of the permit are violated or if any law or ordinance is violated. Notwithstanding this provision, no lawful residential use can lapse regardless of the length of time of the vacancy.

A. Initiation of Proceeding. Revocation proceedings may be initiated by the City Council, Planning and Transportation Commission, Director, or Zoning Administrator.

B. Public Notice, Hearings and Action.

1. Planning and Transportation Commission. After conducting a duly-noticed public hearing, the Planning and Transportation Commission shall make a recommendation on the proposed revocation within thirty (30) days.

2. City Council. Within forty-five (45) days after receipt of the recommendation of the Planning and Transportation Commission, the City Council shall conduct a duly-noticed public hearing and act on the proposed revocation.

C. Required Findings. The Planning and Transportation Commission may recommend and the City Council may revoke or modify the permit if it makes any of the following findings:

1. The approval was obtained by means of fraud or misrepresentation of a material fact;

2. The use, building, or structure has been substantially expanded beyond what is set forth in the permit or substantially changed in character;

3. The use in question has ceased to exist or has been suspended for one year or more;

4. There is or has been a violation of or failure to observe the terms or conditions of the permit or variance, or the use has been conducted in violation of the provisions of this title, or any applicable law or regulation; or

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5. The use to which the permit or variance applies has been conducted in a manner detrimental to the public safety, health and welfare, or so as to be a nuisance.

D. Notice of Action. Following City Council action to revoke or modify a permit, the City Clerk shall within seven days issue a notice of action describing the Council’s action, with its findings.

The City Clerk shall mail notice to the permit holder and to any person who requested the revocation proceeding. (Ord. 1438 § 4 (Exh. A (part)), 2011)

18.27.150 Appeals. Revised 1/24
A. Applicability. Any action by the Zoning Administrator, Director, or Planning and Transportation Commission in the administration or enforcement of the provisions of this title may be appealed in accordance with this section.

1. Appeals of Zoning Administrator Decisions. Decisions of the Zoning Administrator may be appealed to the Planning and Transportation Commission by filing a written appeal with the Planning Division.

2. Appeals of Director Decisions. Decisions of the Director may be appealed to the Planning and Transportation Commission by filing a written appeal with the Planning Division.

3. Appeals of Planning and Transportation Commission Decisions. Decisions of the Planning and Transportation Commission may be appealed to the City Council by filing a written appeal with the City Clerk.

B. Rights of Appeal. Appeals may be filed by the applicant, by the owner of property, or by any other person aggrieved by a decision that is subject to appeal under the provisions of this title.

C. Time Limits. Unless otherwise specified in State or Federal law, all appeals shall be filed in writing within ten (10) days of the date of the action, decision, motion, or resolution from which the action is taken. In the event an appeal period ends on a Saturday, Sunday, or any other day the City is closed, the appeal period shall end at the close of business on the next consecutive business day.

D. Procedures.

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1. Filing. The appeal shall identify the decision being appealed and shall clearly and concisely state the reasons for the appeal. The appeal shall be accompanied by the required fee.

2. Proceedings Stayed by Appeal. The timely filing of an appeal shall stay all proceedings in the matter appealed including, but not limited to, the issuance of City building permits and business licenses.

3. Transmission of Record. The Director, or in the case of appeals to the City Council, City Clerk, shall schedule the appeal for consideration by the authorized hearing body within forty-five (45) days of the date the appeal is filed. The Director shall forward the appeal, the notice of action, and all other documents that constitute the record to the hearing body. The Director shall also prepare a staff report that responds to the issues raised by the appeal and may include a recommendation for action.

E. Calls for Review. A majority of the City Council may call for review of a decision of the Director, Zoning Administrator, or Planning and Transportation Commission within the ten (10) day appeal period. The call for review shall be processed in the same manner as an appeal by any other person. Such action shall stay all proceedings in the same manner as the filing of an appeal. Such action shall not require any statement of reasons and shall not represent opposition to or support of an application or appeal.

F. Standards of Review. When reviewing any decision on appeal, the appeal body shall use the same standards for decision-making required for the original decision. The appeal body may adopt the same decision and findings as were originally approved; it also may request or require changes to the application as a condition of approval.

G. Public Notice and Hearing. Public notice shall be provided and the hearing conducted by the applicable appeal body pursuant to this chapter. Notice of the hearing shall also be given to the applicant and party filing the appeal and any other interested person who has filed with the City Clerk a written request for such notice. In the case of an appeal of a Planning and Transportation Commission decision, notice of such appeal shall also be given to the Planning and Transportation Commission. The Planning and Transportation Commission may be represented at the hearing.

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H. Action. An action to grant an appeal shall require a majority vote of the hearing body members. A tie vote shall have the effect of rejecting the appeal. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.27.160 Interpretations and determinations.

Requests for interpretations of this title and verifications relating to prior approvals or permits may be made to the Director. Requests shall be in writing. The decision of the Director on such requests may be appealed under Section 18.27.150, Appeals. (Ord. 1438 § 4 (Exh. A (part)), 2011)

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Chapter 18.29
DESIGN REVIEW AND OBJECTIVE DESIGN STANDARDS COMPLIANCE REVIEW Revised 1/24
Sections:

18.29.010 Purpose. Revised 1/24

18.29.020 Applicability. Revised 1/24

18.29.030 Assignment of review responsibilities. Revised 1/24

18.29.040 Procedures. Revised 1/24

18.29.050 Scope of design review. Revised 1/24

18.29.060 Design review criteria. Revised 1/24

18.29.070 Required findings. Revised 1/24

18.29.080 Conditions of approval. Revised 1/24

18.29.090 Appeals—Expiration, extensions, and modifications. Revised 1/24

18.29.010 Purpose. Revised 1/24
This chapter establishes the design review and compliance review procedures to ensure that new development supports the General Plan’s goal of creating a vibrant pedestrian- and transitoriented core and distinctive neighborhoods and districts with a diversity of building types that provide continuity in scale and character with appropriate transitions, where needed. The specific purposes of the design review and compliance review process are to:

A. Promote excellence in site planning and design and the harmonious appearance of buildings and sites;
B. Ensure that new and modified uses and development will be compatible with the existing and potential development of the surrounding area; and
C. Supplement other City regulations and standards in order to ensure control of aspects of design that are not otherwise addressed. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1537 (Exh. D (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)152173

18.29.020 Applicability. Revised 1/24
Design review or objective design standards compliance review is required for all projects that require a permit for new construction, reconstruction, rehabilitation, alteration, deviations or exceptions from objective design standards or other improvements to the exterior of a structure, site, or a parking area except for:

A. Construction, reconstruction, alterations, improvements, and landscaping for a project developed in compliance with a previous design review approval; and

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B. Additions of floor area within an existing building envelope not including accessory dwelling units or junior accessory dwelling units.

C. As specified by the State law.

Compliance review is required for allany residential improvement in the Single-family (RS), Multi-family (RM), and Mixed-Uuse (MU) districts or Commercial districts that are subject to the objective design standards of the specified district. (Ord. 1604 § 4 (Exh. B), 2023; Ord. 1603 § 3 (Exh. A), 2023; Ord. 1537 (Exh. D (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.29.030 Assignment of review responsibilities. Revised 1/24 A. Planning and Transportation Commission. The Planning and Transportation Commission shall have design review and/or objective design standards compliance review authority for all projects requiring Planning and Transportation Commission approval (such as but not limited to, all new projects that contain five (5) or more net new residential units, design review for new commercial development, conditional use permits, single-family deviations, major deviations or exceptions to the objective design standards, and variances).

B. Director.

1. The Director shall conduct compliance review of all projects with four (4) or less new units, any residential improvement in the RS districts subject to objective design standards, and any request for a minor deviation subject to the requirements of this chapter .

2. Upon written request submitted within ten (10) calendar days of the compliance review decision, the Director shall conduct a Director’s Review to verify whether the project complies with applicable objective design standards. This request may be submitted by the applicant or, adjacent or directly facing neighbors of the project site. Such requests must provide a written statement to the City specifying which objective design standards they believe are not being met.T, the Director shall conduct verification of any compliance review decision.

3. The Director shall have design review authority for all projects that do not meet subsection A of this section for a decision by the Planning and Transportation Commission, including outdoor dining and outdoor retail sales pursuant to Sections 18.23.140 and

18.23.150.

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4. The Director may refer items directly to the Planning and Transportation Commission when in his/her/their opinion the public interest would be better served by having the Planning and Transportation Commission conduct design review.

5. If an application to create or serve an accessory dwelling unit or a junior accessory dwelling unit is submitted with an application to create a new single-family or multifamily dwelling on the lot, staff may delay approving or denying the permit application for the accessory dwelling unit or the junior accessory dwelling unit until staff approves or denies the permit application to create the new single-family or multifamily dwelling, but the application to create or serve the accessory dwelling unit or junior accessory dwelling unit shall be considered without discretionary review or hearing. (Ord. 1604 § 4 (Exh. B), 2023; Ord. 1603 § 3 (Exh. A), 2023; Ord. 1537 (Exh. D (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.29.040 Procedures. Revised 1/24
A. Forms and Fees. Written applications for design review and objective design standards compliance review applications shall be submitted to the Planning Division in compliance with the application procedures in Chapter 18.27, Common Procedures and set forth in the compliance review guidelines.

B. Objective Design Standards. Objective Design Standards, where applicable and adopted by the City Council, are intended to provide measurable and predictable standards for residential or residential mixed-use and multi-family development projects to promote cohesive building design, quality craftsmanship, and compatible building scale. As applicable, singlefamily, multi-family, and residential mixed-use projects shall undergo a compliance review process to ensure conformance with the Objective Design Standards.

C. Objective Design Standards Deviations. Proposed deviations or exceptions from the objective standards shall require design review and the review and approval of the Director or Planning and Transportation Commission as outlined below:

1. Single - Family (RS) Districts
a. As outlined in Section 18.04.030(B), allowed deviations or exceptions from the following objective design standards shall require the review and approval of the Planning and Transportation Commission:

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i. Building articulation and massing
ii. Building materials and colors
iii. Building modification to preserve a protected tree unless a setback modification requires a variance
iv. Driveway location, width, and configuration
v. Entry location, connectivity, and treatments
vi. Garage location and setbacks
vii. Landscape design
viii. Roof form and detail
ix. Window treatment
Standards not on this list shall not be eligible for a deviation or exception for single-family development projects.

2. Multi-Family (RM) and Mixed-Use (MU) Districts
a. The Director may, at his/her/their discretion, refer any application for a minor or major deviation from the objective design standards that may generate substantial public controversy or involve significant land use policy decisions to the Planning and Transportation Commission for a decision rather than acting on it himself/herself/themself:
b. Major Deviations.
i. All major deviation requests shall be reviewed and approved by the Planning and Transportation Commission
ii. Allowed major deviations or exceptions from the following objective design standards are outlined below:

1. Massing breaks

2. Corner Designs

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3. Roof variety

4. Transitional standards

5. Ground floor active uses / transparency

6. Landscaping

7. Ornamentation in-lieu of massing and articulation

8. Other standards as deemed major by the Director
All deviation requests shall be reviewed and approved by the Planning and Transportation Commission
c. Minor Deviations.
i. All minor deviations shall be reviewed and approved by the Director unless deemed to be a major deviation by the Director or specified otherwise. ii. Allowed minor deviations or exceptions from the following objective design standards are outlined below: :

1. Building entrances

2. Upper story step-backs

3. Windows (including trim)

4. Building materials

5. Street frontage improvements

6. Base, middle, and top

7. Street trees

8. Other as deemed minor by the Director
iii. For projects with four (4) or less residential units: All minor deviations shall be reviewed and approved by the Director unless deemed to be a major deviation by the Director.

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iv. For projects with five (5) or more residential units: All minor deviation requests submitted with the compliance review application, shall be reviewed and approved by the Planning and Transportation Commission.

D. Design Guidelines. Design guidelines, where applicable and adopted by the City Council, provide recommendations to be used in the design review process. They are intended to promote high-quality design, well-crafted and maintained buildings and landscaping, the use of high-quality building materials, and attention to the design and execution of building details and amenities in both public and private projects.

EC. Concurrent Processing. When a development project requires a use permit, variance, or any other discretionary approval, the design review and/or compliance review application shall be submitted to the Planning Division as a part of the application for the underlying permit, use permit, deviation or exception to the objective design standards or variance.

FD. Peer Review. At the sole discretion of the Director, a project may be referred to an architect or design professional retained by the City to provide independent peer review of architectural plans and specifications, landscape plans, and related documents for consistency with the purposes of this section, the General Plan, adopted design guidelines, and the findings required in Section 18.29.070, Required findings. The applicant shall pay the reasonable actual cost and a reasonable administrative fee for hiring an approved architect or design professional to provide peer review.

EGF. Public Notice.

1. All applications for design review and objective design standards compliance review subject to review by the Director or his/her/their designee shall be required to perform noticing and outreach as outlined by the Planning Division within the compliance review procedures.

2. All applications for design review and objective design standards compliance review subject to review by the Planning and Transportation Commission shall require public notice and hearing before the Planning and Transportation Commission pursuant to Chapter 18.27, Common Procedures.

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FG. Alterations to Drawings. If alterations to the approved drawings are desired by the applicant, the drawings shall be resubmitted and processed according to the procedures established for approval of the original drawings.

GH. Private Architectural Review. Where deed restrictions or private property covenants, codes, and restrictions require review by a private architectural board, committee, or homeowners’ association, the review shall be accomplished by the applicant and the findings of the board or committee shall be transmitted in writing to the City prior to City action. Application to the board and transmission of its findings shall be the responsibility of the applicant, not the City. Conditions or requirements imposed pursuant to private covenants, restrictions, and regulations are not binding upon or enforced by the City unless approved by the City pursuant to the requirements of this chapter. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1574 § 4 (Exh. A), 2021; Ord. 1537 (Exh. D (part)), 2018: Ord. 1443 § 4 (Exh. A (part)), 2012; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.29.050 Scope of design review. Revised 1/24
Design review shall be based on consideration of the requirements of this chapter as they apply to the design of the site plan, structures, landscaping, and other physical features of a proposed project, including:

A. Building proportions, massing, and architectural details; B. Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment;
C. Size, location, design, development, and arrangement of on-site parking and other paved areas;
D. Exterior materials and, except in the case of design review of a single-family residence, color as they relate to each other, to the overall appearance of the project, and to surrounding development;
E. Height, materials, design, and, except in the case of design review of a single-family residence, color of fences, walls, and screen plantings; F. Location and type of landscaping including selection and size of plant materials, design of hardscape, and irrigation; and

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G. Size, location, design, color, lighting, and materials of all signs. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1537 (Exh. D (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.29.060 Design review criteria. Revised 1/24
When conducting design review, the Director, Planning and Transportation Commission, or City Council shall evaluate applications to ensure that they satisfy the following criteria, conform to the policies of the General Plan and any applicable specific plan, the City’s design guidelines, and are consistent with any other policies or guidelines the City Council may adopt for this purpose. To obtain design review approval, projects must satisfy these criteria to the extent they apply.

A. The overall design of the project including its scale, massing, site plan, exterior design, and landscaping will enhance the appearance and features of the project site and surrounding natural and built environment.

B. The project design is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community.

C. Project details, materials, signage and landscaping are internally consistent, fully integrated with one another, and used in a manner that is visually consistent with the proposed architectural design.

D. The project has been designed to be compatible with neighboring development by avoiding big differences in building scale and character between developments on adjoining lots in the same zoning district and providing a harmonious transition in scale and character between different districts.

E. The project contributes to the creation of an attractive and visually interesting built environment that includes a variety of building styles and designs with well-articulated structures that present varied building facades, roof lines, and building heights within a unifying context that encourages increased pedestrian activity and promotes compatibility among neighboring land uses within the same or different districts.

F. The design of streetscapes, including street trees, lighting, and pedestrian furniture, is consistent with the character of activity centers, commercial districts and nearby residential neighborhoods.

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G. The proposed design is compatible with the historical or visual character of any area recognized by the City as having such unified character.

H. The project design preserves major public views and vistas from major public streets and open spaces and enhances them by providing areas to stroll, benches to rest and enjoy views, and similar amenities.

I. Parking areas are designed and developed to buffer surrounding land uses; complement pedestrian-oriented development; enhance the environmental quality of the site, including minimizing stormwater run-off and the heat-island effect; and achieve a safe, efficient, and harmonious development.

J. Lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, and avoid creating glare.

K. The proposed building design and landscaping supports public safety and security by allowing for surveillance of the street by people inside buildings and elsewhere on the site.

L. Landscaping is designed to be compatible with and enhance the architectural character and features of the buildings on site, and help relate the building to the surrounding landscape.

Proposed planting materials avoid conflicts with views, lighting, infrastructure, utilities, and signage. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1537 (Exh. D (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.29.070 Design review Rrequired findings. Revised 1/24 The Director, Planning and Transportation Commission, or City Council may only approve a design review application if it finds that the application is consistent with the purposes of this chapter and with the following:

A. The applicable standards and requirements of this title; B. The General Plan and any applicable specific plans the City Council has adopted; C. Any applicable design guidelines adopted by the City Council; D. Any approved tentative map, use permit, variance, or other planning or zoning approval that the project required; and

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E. The applicable design review criteria in Section 18.29.060, Design review criteria. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1537 (Exh. D (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.29.080 Conditions of approval. Revised 1/24
In granting design review or objective design standards compliance review approval, the Director, Planning and Transportation Commission, or City Council may impose conditions that are reasonably related to the application and deemed necessary to achieve the purposes of this chapter and ensure compliance with the applicable criteria and standards established by this title. They may not impose requirements pertaining to use or that are more restrictive than the standards set forth in this title or a valid use permit or variance if such conditions would require a reduction in the residential density or the floor area ratio (FAR) of a proposed project. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1537 (Exh. D (part)), 2018: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.29.090 Appeals—Expiration, extensions, and modifications. Revised 1/24 A. Appeals. Design review decisions are subject to the appeal provisions of Section

18.27.150, Appeals.

B. Expiration, Extensions and Modifications. Design review and compliance review approval is effective and may only be extended or modified as provided for in Chapter 18.27, Common Procedures. (Ord. 1603 § 3 (Exh. A), 2023; Ord. 1537 (Exh. D (part)), 2018: Ord. 1438 § 4 (Exh.

A (part)), 2011)

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Chapter 18.30
USE PERMITS Revised 4/24
Sections:

18.30.010 Purpose. Revised 4/24

18.30.020 Applicability. Revised 4/24

18.30.030 Review authority. Revised 4/24

18.30.040 Application requirements. Revised 4/24

18.30.050 Public notice and hearing. Revised 4/24

18.30.060 Required findings. Revised 4/24

18.30.070 Conditions of approval. Revised 4/24

18.30.080 Appeals—Expiration, extensions, and modifications. Revised 4/24

18.30.090 Failure to comply with conditions. Revised 4/24

18.30.100 Revocation of use permits. Revised 4/24

18.30.010 Purpose. Revised 4/24
The use permit review and approval process is intended to apply to uses that are generally consistent with the purposes of the zoning district where they are proposed but require special consideration to ensure that they can be designed, located, and operated in a manner that will not interfere with the use and enjoyment of surrounding properties. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.30.020 Applicability. Revised 4/24
Approval of a use permit is required for uses or developments specifically identified in Article II, Base and Overlay Districts, and/or any other section of this title which requires a use permit. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.30.030 Review authority. Revised 4/24
A. Conditional Use Permits. The Planning and Transportation Commission shall approve, conditionally approve, or deny applications for conditional use permits based on consideration of the requirements of this chapter.

B. Minor Use Permits. The Zoning Administrator shall approve, conditionally approve, or deny applications for minor use permits based on consideration of the requirements of this chapter.

The Zoning Administrator may, at his/her discretion, refer any application for a minor use permit for a project that may generate substantial public controversy or involve significant land use policy decisions to the Planning and Transportation Commission for a decision rather than acting on it himself/herself. In that case, the application shall be processed as a conditional use

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permit. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh.

A (part)), 2011)

18.30.040 Application requirements. Revised 4/24
Applications for use permits shall be filed with the Planning Division on the prescribed application forms. In addition to any other application requirements, the application for a use permit shall include data or other evidence in support of the applicable findings required by Section 18.30.060, Required findings. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.30.050 Public notice and hearing. Revised 4/24
A. Conditional Use Permits. All applications for conditional use permits shall require public notice and hearing before the Planning and Transportation Commission pursuant to Chapter

18.27, Common Procedures.

B. Minor Use Permits. All applications for minor use permits shall require public notice and hearing before the Zoning Administrator pursuant to Chapter 18.27, Common Procedures. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.30.060 Required findings. Revised 4/24
The decision-maker must make all of the following findings in order to approve or conditionally approve a use permit application. The inability to make one (1) or more of the findings is grounds for denial of an application.

A. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this title and all other titles of the municipal code; B. The proposed use is consistent with the General Plan and any applicable specific plan; C. The proposed use will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements; D. The proposed use complies with any design, objective design standards, or development standards applicable to the zoning district or the use in question unless waived or modified pursuant to the provisions of this title;

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E. The design, location, size, and operating characteristics of the proposed activity are compatible with the existing and reasonably foreseeable future land uses in the vicinity; and F. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints.

G. Proposed projects located within the Landmark Commercial (LC) zoning district are subject to one (1) of the following additional findings, as applicable:

1. Regional retail and destination-oriented uses must have significant beneficial results in employment growth and contribute to the economic sustainability of the City and implementation of the Economic Development Plan, and meet the economic objectives for landmark sites.

2. Interim uses (uses other than regional retail and destination-oriented uses) shall be considered on an interim basis and shall entail use of existing buildings; erection of permanent buildings inconsistent with regional retail and destination-oriented uses shall not be permitted; additions or alterations to a building or site may be considered for health and safety purposes and limited to bring a structure into conformance with Building Code requirements. Interim uses shall be conditioned with time limitations and may be renewed on a periodic basis subject to Planning and Transportation Commission use permit review and approval.

H. Proposed projects located within the Northeast Area Overlay District (see Chapter 18.14A) are subject to the following additional finding:

1. The design, location, size, site, and operating characteristics of the proposed activity are compatible with the existing and reasonably foreseeable future land uses as contemplated in the development of the Northeast Area Specific Plan as set forth in Resolution 2023-032. (Ord. 1612 § 1 (Exh. A), 2024; Ord. 1611 § 3 (Exh. A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.30.070 Conditions of approval. Revised 4/24
In approving a use permit, the decision-maker may impose reasonable conditions or restrictions deemed necessary to:

A. Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies adopted by the City Council;

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B. Achieve the general purposes of this title or the specific purpose of the zoning district in which the project is located;
C. Achieve the findings for a use permit listed in Section 18.30.060, Required findings; or D. Mitigate any potentially significant impacts identified as a result of environmental review conducted in compliance with the California Environmental Quality Act.

The decision-maker may require reasonable guarantees and evidence that such conditions are being, or will be, complied with. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.30.080 Appeals—Expiration, extensions, and modifications. Revised 4/24 A. Appeals. A decision of the Zoning Administrator may be appealed to the Planning and Transportation Commission and a decision of the Planning and Transportation Commission may be appealed to the City Council, as provided in Section 18.27.150, Appeals.

B. Expiration, Extensions and Modifications. Use permits are effective and may only be extended or modified as provided for in Chapter 18.27, Common Procedures. (Ord. 1612 § 1 (Exh. A), 2024; Ord. 1611 § 3 (Exh. A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.30.090 Failure to comply with conditions. Revised 4/24 Failure to comply with any condition of approval of a use permit is a violation of this title subject to provisions of Chapter 18.39, Enforcement and Abatement Procedures. (Ord. 1611 § 3 (Exh.

A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.30.100 Revocation of use permits. Revised 4/24
A use permit may be revoked as provided by Section 18.27.140, Revocation of permits. (Ord. 1611 § 3 (Exh. A), 2024; Ord. 1464 § 3 (Exh. C (part)), 2013: Ord. 1438 § 4 (Exh. A (part)), 2011)

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Chapter 18.41
TERMS AND DEFINITIONS Revised 1/24 Revised 4/24
Sections:

18.41.010 List of terms. Revised 1/24 Revised 4/24

18.41.020 Definitions. Revised 1/24 Revised 4/24

18.41.010 List of terms. Revised 1/24 Revised 4/24

18.41.020 Definitions.
“Deviation” from an objective design standard is a request for relief from objective design standards that apply to a project. Deviations may be classified as minor or major, as outlined in SCMC Section 18.29.040, and are subject to design review to ensure consistency with the overall intent of the applicable regulations. Approval authority for deviations rests with either the Director or the Planning and Transportation Commission, based on the nature and scope of the request.
“Massing Break” means a design technique that reduces the visual bulk of a building by dividing its form into smaller, articulated components.

Minor Massing Break, Multi-Family (RM) and Mixed-Use (MU) Districts is a minimum of four (4) feet wide by two (2) feet deep extending the full height of the building above the ground floor and shall include a corresponding break in the roof line.

Major Massing Break, Multi-Family (RM) and Mixed-Use (MU) Districts is a minimum of ten (10) feet wide by ten (10) feet deep extending the full height of the building above the ground floor and shall include a break in the roof line “Ornamentation” means decorative elements of a building façade often using artistic flourishes that enhance the building’s architectural character. Ornamentation includes but is not limited to elements such as awnings, eave brackets, column or pilaster capitals and bases, tiles, reliefs, moldings, lighting fixtures, door and window trim, accent materials or colors, graphic motifs, balconies, balustrades, cornices, entry door features, or other such architectural features. “Podium” means the above grade portion of a building that is constructed of concrete. It is usually the ground floor or first two floors of a building depending on the construction type.

Podiums often are taller than the wood-framed residential floors above and often contain structured parking. In multi-family residential buildings, the roof of the podium often serves as a courtyard common open space.

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RESOLUTION NO. PTC2025-07

A RESOLUTION OF THE PLANNING AND TRANSPORTATION COMMISSION OF THE

CITY OF SAN CARLOS RECOMMENDING CITY COUNCIL ADOPOTION OF AN ORDINANCE AMENDING TITLE 18 (ZONING) CHAPTER 18.03 (RULES OF MEASUREMENT), 18.04 (RESIDENTIAL DISTRICTS), 18.05 (MIXED-USE DISTRICTS), 18.06 (COMMERCIAL DISTRICTS), 18.15 (GENERAL SITE REGULATIONS), 18.26 (PLANNING AUTHORITIES), 18.27 (COMMON PROCEDURES), 18.29 (DESIGN REVIEW AND OBJECTIVE DESIGN STANDARDS COMPLIANCE REVIEW), 18.30 (USE PERMITS), AND 18.41 (TERMS AND

DEFINITIONS) OF THE SAN CARLOS MUNICIPAL CODE
WHEREAS, recent changes to State Law (Government Code Section 65589.5, SB35, SB 423, SB 330, SB9) require that cities adopt and ministerially act on residential development applications based on whether the project complies with Objective Design Standards; and
WHEREAS, on January 23, 2023, the City adopted the focused General Plan Housing Element identifying policies and actions to accommodate additional residential units and to eliminate impediments to the creation of more housing; and WHEREAS, the City currently relies on a combination of objective and subjective design standards, implemented through a design review process with staff, the Planning and Transportation Commission (PTC), and sometimes the City Council to regulate the design of applicable housing projects; and
WHEREAS, if adopted the City Municipal.Code will update its standards for all residential projects in the mixed-use and multi-family zoning districts to ensure orderly, streamlined development in an effort to be in compliance with State Law and help meet the City’s Regional Housing Needs Allocation (“RHNA’”) of at least 2,735 new housing units; and
WHEREAS, on March 10, 2023, a City-wide online community survey was published where the community was notified through the City’s website, e-notify mailing list, social media, and City-wide post cards to encourage participation to identify and gather public comments and input on various design aspects pertaining to multi-family and mixed-use residential Objective Design Standards, and where over 420 combined responses were received; and
WHEREAS, the City conducted three (3) Community Workshops held on October 19, 2022, April 26, 2023, and November 23, 2024, respectively, to introduce the project, identify design elements that are integral to the character of San Carlos, and received

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specific feedback on massing, articulation, transitional standards, walkability, safety, diversity in design, availability of open spaces, green spaces, and neighborhood connectivity; and
WHEREAS, throughout the planning process, staff also conducted meetings and outreach with subject matter experts through two (2) stakeholder meetings with peerarchitects and developers held on October 6, 2022 and May 21, 2024, respectively, and received valuable feedback on preliminary draft standards; and WHEREAS, the Planning and Transportation Commission conducted two (2) study sessions held on November 20, 2023, and June 17, 2024, respectively, to provide policy feedback related to transition standards for projects located adjacent to single-family zones, upper story step backs, landscaping requirements, articulation and massing standards, and setbacks; and
WHEREAS, on January 30, 2025, a community open house was hosted at the Laureola Park Community Room where staff interacted with the community on a 1-on-1 basis to receive feedback and answer any questions related to the proposed objective design standards; and
WHEREAS, on February 10, 2025, the City Council conducted a study session to provide direction related to proposed step backs, setbacks and transitions standards for projects located adjacent to single-family zones in addition to proposed objective design standards pertaining but not limited to articulation, massing, landscaping, entrance design; and
WHEREAS, prior to the community workshops, survey, study sessions, community open house, and public hearings, City of San Carlos staff conducted robust community outreach to encourage maximum participation. This included social media posts on San Carlos’ Facebook, NextDoor, Instagram, and Twitter accounts. Announcements about the project and workshops were also made at public meetings including City Council and Planning and Transportation Commission meetings. Public participation opportunities were also promoted through the City of San Carlos’ Spotlight Newsletter, city-wide postcards, Good Living Newsletter, San Carlos’ E-notify email listserv, regular updates to the Multi-Family and Mixed-Use Objective Design Standards landing page website, and mailed flyers and postcards.

WHEREAS, pursuant to Government Code Section 65853 and 65850 and San Carlos Municipal Code Chapter 18.35 (Amendments to Zoning Ordinance and Maps), when a change in the Zoning Ordinance (Title 18) of the San Carlos Municipal Code is found necessary, the Planning and Transportation Commission shall hold a public hearing to consider such change and make its recommendations to the City Council; and

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WHEREAS, pursuant to San Carlos Municipal Code Section 18.35.050 and California Government Code Section 65090 and 650901 a Public Hearing Notice was published on April 15, 2025, for the Draft Zoning Code Amendments in the newspaper, distributed to interested parties, posted to the City’s website and announced through enotify listserv and other social media platforms; and WHEREAS, the Planning and Transportation Commission conducted a public hearing on Amendments to the San Carlos Municipal Code to hear and consider all comments of all persons interested in or concerned with the proposed amendments to Title 18 of the City of San Carlos Municipal Code on May 5, 2025, in consideration of a recommendation to the City Council regarding adoption of an Ordinance; and WHEREAS, the proposed amendments would help to ensure orderly, streamlined multi-family and mixed-use residential development while being compliant with State Law; and
WHEREAS, the Planning and Transporation Commission authorizes staff to rectify any clerical errors, clarify graphics if necessary, and make non substantive clarifications, additions, or deletions to the language, before presenting the recommended Ordinance to the City Council to ensure staff can address any minor revisions without having to return to the Commission solely for a recommendation; and
WHEREAS, the proposed amendments to the San Carlos Municipal Code as mentioned above are within the scope of the activities and impacts identified in the San Carlos 2030 General Plan Program Environmental Impact Report (EIR), no new environmental effects have been found, and no new mitigation is necessary.

WHEREAS, the proposed amendments would help to ensure orderly, streamlined single-family residential development while complying with the State Law; WHEREAS, the proposed amendments to the San Carlos Municipal Code as mentioned above are within the scope of the activities and impacts identified in San Carlos 2030 General Plan Program Environmental Impact Report (EIR), and no new environmental effects have been found and no new mitigation is necessary. Therefore, no additional environmental review is required pursuant to Public Resources Code Section 21166 and California Environmental Quality Act (CEQA) Guidelines Section 15060(c)(2) Preliminary Review and Section 15061(b)(3) “common sense exemption”. In addition, Government Code Section 65852.21(j) and 66411.7(n) concludes that an Ordinance adopted to implement Senate Bill 9 is not a project under CEQA.

NOW, THEREFORE BE IT FOUND, DETERMINED, AND RESOLVED by the Planning and Transportation Commission of the City of San Carlos that:

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Pursuant to SCMC Section 18.35.080 Criteria for Zoning Amendments, the Planning and Transportation Commission shall not recommend, and the City Council shall not approve a zoning amendment unless the proposed amendment meets the following criteria:

A. Zoning Ordinance Text Amendment Findings

1. The proposed ordinance amendments are consistent with the General Plan.

The recently updated 2023-2031 Housing Element includes the following goal and action:
e Goal HOU-4 states: “Remove or mitigate governmental constraints inhibiting the provision of adequate, affordable housing throughout San Carlos.” e Action HOU-4.2 Zoning Ordinance Revisions - “Continue to allow ground floor residential uses in the MU-D100, MU-SC-120, and MU-SB-100 zones.

Evaluate, as part of the new Downtown Specific Plan process, additional areas (on side streets and outside of the Downtown Core) where ground-floor residential uses may also be allowed.”
e Action HOU 4.4 Objectivity and Streamlining in Development Regulations — This action specifies actions to prepare Objective Design Standards for residential developments by reviewing the Zoning Ordinance and crafting revisions that support objective design standards consistent with the Housing Accountability Act to facilitate high-quality residential development. e Action HOU 4.5 Review of Development Standards to Promote Achieving Maximum Densities - “Throughout the planning period, periodically evaluate development standards to ensure that projects are able to achieve maximum densities. Make revisions if review indicates that current standards pose a potential or actual constraint on achieving maximum densities.” Basis for Finding: The proposed amendments include revisions to the Design Review and Compliance Review Procedures, Common Procedures, and Review Authorities chapters of the Zoning Title to help enhance the efficiency of the review procedures for future multifamily and mixed-use development. These changes aim to streamline the project review process, ultimately facilitating the faster generation of housing. As such, adoption of the proposed Ordinance amendments will facilitate an efficient application process and highquality residential development in San Carlos and comply with State objectives and law.

The proposed amendments update the Rules of Measurement by clarifying which areas are included or excluded from floor area ratio calculations for residential development.

Proposed amendments also revise standards for building setbacks and transitional stepbacks to better support projects in achieving maximum densities. These changes are

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informed by testing on three representative housing sites, with the analysis considering factors such as construction costs, development potential, number of units, and unit sizes.

This process identified standards that may be limiting housing production and highlighted sections of the Municipal Code in need of revision that are included within the proposed amendment.

The 2030 General Plan Land Use Element also includes the following goals, policies and actions:

Policy LU-8.1 “Require all development to feature high quality design that enhances the visual character of San Carlos”,
e Action LU-8.1 “Adopt a form-based zoning code to emphasize building placement, the framing of public space and promoting a pedestrianoriented environment.” Policy LU-8.2 “Ensure that new development is sensitive to the character of adjacent structures and the immediate neighborhood”,
Policy LU-8.4 “Promote pedestrian-scaled design through site planning, building design, finish details and landscaping for all types of development by requiring height and locational transitions be- tween buildings of varied levels that are sensitive to the interrelationships of surrounding uses and structures, especially residential.”
e Action LU-8.4 “Develop objective design standards consistent with State law and amend the Zoning Ordinance and create a Planning Division submittal information checklist and application to require materials that accurately and sufficiently demonstrate a project's compliance with new objective design standards.”
Policy LU-8.5 “Optimize architectural quality by encouraging the use of quality materials, particularly as accents and authentic detailing, such as balconies and window trims”,
Policy LU-8.7 “Require new residential development to provide outdoor areas and landscaping or native vegetation, or tree canopy to enhance the surroundings”.

Policy LU-8.10 “On all sides of buildings, require the incorporation of quality architectural design elements for all building fagades and stepping back upper floors in order to reduce bulk and mass and to break up monotonous wall lines”.

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o Policy LU-8.11 “Discourage abrupt changes in building scale. A gradual transition between low-rise to mid-rise buildings should be achieved by using the low rise buildings at the edge of the project site. Consider the relationship of buildings to the street, to one another and to adjacent structures and land uses, especially single-family residential.”
o Policy LU-8.12 “Require residential building entrances to be related to the street’; o Policy LU-8.13 “Require parking areas associated with development to be located and designed to minimize visual impact to the greatest extent feasible. This may include locating parking behind buildings street frontage, below grade, or screening through the use of natural landscaping’;
o Policy LU-8.19 “Residential structures shall be designed to be compatible with existing structures in the vicinity, avoid obstructing views from adjacent structures or views of community importance, avoid interference with the right or ability to use solar energy and be consistent with the community design principles”. o Policy LU-8.20 “Require all new residential multi- family residential, commercial and industrial projects subject to design review by the appropriate decisionmaking body for compliance with site planning, architecture, signing and landscaping criteria prior to approval, as permitted by State law.” Basis of Finding: The proposed amendments address the neighborhood character through objectively regulating architectural design elements while being consistent with the General Plan goals and policies as specified within the General Plan Land Use Element Actions. The proposed zoning amendments addresses the neighborhood character through objectively regulating architectural design elements such building materials and colors, building massing, articulation, required landscaping, corner treatments, among other design features while being consistent with the General Plan goals, policies and actions.

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multifamily residential, mixed use, and/or commercial/industrial developments adjacent to single-family residential neighborhoods to minimize impacts and compatibility conflicts.”
Basis for Finding: The proposed Ordinance amendments propose to objectively regulate, as required by State Law, building materials, massing, articulation, landscaping, and parking design consistent with the General Plan policies. The proposed amendments also adjust the transitional standards between multi-family and single-family residential districts to create enough buffer areas that minimizes impacts and compatibility conflicts.

Adoption
The Planning and Transportation Commission recommends that the City Council adopt the amendments as set forth in Exhibit A of the proposed Ordinance.

Passed and adopted as Resolution of the Planning and Transportation Commission of the City of San Carlos at a regular meeting thereof on the 5th day of May 2025, by the following vote:

AYES, PLANNING AND TRANSPORTATION COMMISSIONERS:

NOES, PLANNING AND TRANSPORTATION COMMISSIONERS:

ABSENT, PLANNING AND TRANSPORTATION COMMISSIONERS:
basal flees
CHAIR of the Planning and Transportation Commission of the City of San Carlos ATTEST:
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Assistant Community Development Director, City of San Carlos

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Exhibit A
ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS AMENDING TITLE 18 CHAPTER 18.03 (RULES OF MEASUREMENT), 18.04 (RESIDENTIAL DISTRICTS), 18.05 (MIXED-USE DISTRICTS), 18.06 (COMMERCIAL DISTRICTS),

18.15 (GENERAL SITE REGULATIONS), 18.18 (LANDSCAPING), 18.26 (PLANNING AUTHORITIES), 18.27 (COMMON PROCEDURES), 18.29 (DESIGN REVIEW AND OBJECTIVE DESIGN STANDARDS COMPLIANCE REVIEW), 18.30 (USE PERMITS), AND 18.41 (TERMS AND DEFINITIONS) OF THE SAN CARLOS MUNICIPAL CODE.

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

WHEREAS, recent changes to State Law (Government Code Section 65589.5, SB35, SB 423, SB 330, SB9) require that cities adopt and ministerially act on residential development applications based on whether the project complies with Objective Design Standards; and
WHEREAS, on January 23, 2023, the City adopted the focused General Plan Housing Element identifying policies and actions to accommodate for additional residential units and to eliminate impediments to the creation of more housing; and WHEREAS, the City currently relies on a combination of objective and subjective design standards, implemented through a design review process with staff, the Planning and Transportation Commission (PTC), and sometimes the City Council to regulate the design of applicable housing projects; and
WHEREAS, the City must update its standards for all residential projects to ensure orderly, streamlined development in an effort to be in compliance with State Law and help meet the City’s Regional Housing Needs Allocation (“RHNA”) of at least 2,735 new housing units; and
WHEREAS, on March 10, 2023, a City-wide online community survey was published where the community was notified through the City’s website, e-notify mailing list, social media, and City-wide post cards to encourage participation to identify and gather public comments and input on various design aspects pertaining to multi-family and mixed-use residential Objective Design Standards, and where over 420 responses were received; and
WHEREAS, the City conducted three (3) Community Workshops held on October 19, 2022, April 26, 2023, and November 23, 2024, respectively, to introduce the project, identify design elements that are integral to the character of San Carlos, and received specific feedback on massing, articulation, transitional standards, walkability, safety,

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diversity in design, availability of open spaces, green spaces, and neighborhood connectivity; and
WHEREAS, throughout the planning process, staff also conducted meetings and outreach with subject matter experts through two (2) stakeholder meetings with peerarchitects and developers held on October 6, 2022 and May 21, 2024 respectively, and received valuable feedback on preliminary draft standards; and WHEREAS, the Planning and Transpiration Commission conducted two (2) study sessions held on November 20, 2023, and June 17, 2024 to provide policy feedback related to transition standards for projects located adjacent to single-family zones, upper story step backs, landscaping requirements, articulation and massing standards, and parking setbacks; and
WHEREAS, on January 30, 2025, a community open house was hosted at the Laureola Park Community Room where staff interacted with the community on a 1 on 1 basis to receive feedback and answer any questions related to the proposed objective design standards; and
WHEREAS, on February 10, 2025, the City Council conducted a study session to provide direction related to proposed step backs, setbacks and transitions standards for projects located adjacent to single-family zones in addition to proposed objective design standards pertaining but not limited to articulation, massing, landscaping, entrance design; and
WHEREAS, prior to the community workshops, survey, study sessions, community open house, and public hearings, City of San Carlos staff conducted robust community outreach to encourage maximum participation. This included social media posts on San Carlos’ Facebook, NextDoor, Instagram, and Twitter accounts. Announcements about the project and workshops were also made at public meetings including City Council and Planning and Transportation Commission meetings. Public participation opportunities were also promoted through the City of San Carlos’ Spotlight Newsletter, city-wide postcards, Good Living Newsletter, San Carlos’ E-notify email to interested community members, regular updates to the Multi-Family and Mixed-Use Objective Design Standards landing page website, and mailed flyers and postcards.

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published on April 15, 2025, for the Draft Zoning Code Amendments in the newspaper, distributed to interested parties, posted to the City’s website and announced through enotify to a list of interested community members and other social media platforms; and WHEREAS, the Planning and Transportation Commission conducted a public hearing on the proposed amendments to the San Carlos Municipal Code and to provide direction on a preferred approach to encourage retail and commercial uses along El Camino Real and South of Laurel Street outside the boundaries of Downtown Specific Plan, to hear and consider all comments of all persons interested in or concerned with the proposed amendments to Title 18 of the City of San Carlos Municipal Code on May 5, 2025 in consideration of a recommendation to the City Council regarding adoption of an Ordinance; and
WHEREAS, the proposed amendments would help to ensure orderly, streamlined multi-family and mixed-use residential development while being compliant with State Law; and
WHEREAS, the City Council has received a recommendation from the Planning and Transportation Commission as a result of a Public Hearing held at the Planning and Transportation Commission Meeting on May 5, 2025 and has considered the recommendation of the Planning and Transportation Commission for regulations in the San Carlos Municipal Code including Planning and Transportation Commission findings for amendments to Title 18 and reasons for recommendations, the relationship of the proposed ordinance or amendments to the Zoning Ordinance (Title 18), 2030 General Plan, and 2023 Housing Element; and,
WHEREAS, the City Council finds that the desired outcome of the Ordinance update is to ensure orderly and streamlined multi-family and mixed-use residential development while being compliant with State Law; and,
WHEREAS, The City Council finds that the Ordinance update process evaluated current issues and successes with the existing ordinance and explored options for changes based on evidence and best practices in other communities and industry experts; and,
WHEREAS, the City Council finds that preferred options were identified based on increasing clarity, increasing efficiency in review procedures, and increasing effectiveness of the ordinance implementation, and adopts the following amendments to San Carlos Municipal Code Title 18.

SECTION 2: Pursuant to SCMC Section 18.35.080 Criteria for Zoning Amendments, the City Council shall not approve a zoning amendment unless the proposed amendment meets the following criteria:

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A. Zoning Ordinance Text Amendment Findings.

1. The proposed ordinance amendments are consistent with the General Plan.

The proposed amendments update the Rules of Measurement by clarifying which areas are included or excluded from floor area ratio calculations for residential development.

Proposed amendments also revise standards for building setbacks and transitional stepbacks to better support projects in achieving maximum densities. These changes are informed by testing on three representative housing sites, with the analysis considering factors such as construction costs, development potential, number of units, and unit sizes.

This process identified standards that may be limiting housing production and highlighted sections of the Municipal Code in need of revision that are included within the proposed amendment.

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The 2030 General Plan Land Use Element also includes the following goals, policies and actions:

Goal LU-8, “Ensure excellence in all development design.” The policies identified to achieve this goal that are consistent with the multi-family and mixed-use objective design standards project includes:
o Policy LU-8.1 “Require all development to feature high quality design that enhances the visual character of San Carlos”,
e Action LU-8.1 “Adopt a form-based zoning code to emphasize building placement, the framing of public space and promoting a pedestrianoriented environment.” Policy LU-8.2 “Ensure that new development is sensitive to the character of adjacent structures and the immediate neighborhood”,
Policy LU-8.4 “Promote pedestrian-scaled design through site planning, building design, finish details and landscaping for all types of development by requiring height and locational transitions be- tween buildings of varied levels that are sensitive to the interrelationships of surrounding uses and structures, especially residential.”
e Action LU-8.4 “Develop objective design standards consistent with State law and amend the Zoning Ordinance and create a Planning Division submittal information checklist and application to require materials that accurately and sufficiently demonstrate a project’s compliance with new objective design standards.”
Policy LU-8.5 “Optimize architectural quality by encouraging the use of quality materials, particularly as accents and authentic detailing, such as balconies and window trims”,
Policy LU-8.7 “Require new residential development to provide outdoor areas and landscaping or native vegetation, or tree canopy to enhance the surroundings”, Policy LU-8.10 “On all sides of buildings, require the incorporation of quality architectural design elements for all building fagades and stepping back upper floors in order to reduce bulk and mass and to break up monotonous wall lines”.

Policy LU-8.11 “Discourage abrupt changes in building scale. A gradual transition between low-rise to mid-rise buildings should be achieved by using the low rise buildings at the edge of the project site. Consider the relationship of buildings to the street, to one another and to adjacent structures and land uses, especially single-family residential.”

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o Policy LU-8.12 “Require residential building entrances to be related to the street’, o Policy LU-8.13 “Require parking areas associated with development to be located and designed to minimize visual impact to the greatest extent feasible. This may include locating parking behind buildings street frontage, below grade, or screening through the use of natural landscaping’,
o Policy LU-8.19 “Residential structures shall be designed to be compatible with existing structures in the vicinity, avoid obstructing views from adjacent structures or views of community importance, avoid interference with the right or ability to use solar energy and be consistent with the community design principles”. o Policy LU-8.20 “Require all new residential multi- family residential, commercial and industrial projects subject to design review by the appropriate decisionmaking body for compliance with site planning, architecture, signing and landscaping criteria prior to approval, as permitted by State law.” Basis of Finding: The proposed amendments address the neighborhood character through objectively regulating architectural design elements while being consistent with the General Plan goals and policies as specified within the General Plan Land Use Element Actions. The proposed zoning amendments addresses the neighborhood character through objectively regulating architectural design elements such building materials and colors, building massing, articulation, required landscaping, corner treatments, among other design features while being consistent with the General Plan goals, policies and actions.

The General Plan 2030 Land Use Element includes the following goal:
e Goal LU-9 stating, “Protect and enhance all residential neighborhoods”, o Policy LU-9.1 “Maintain and enhance neighborhoods to be safe and attractive.” o Policy LU-9.5 “Mitigation measures shall be utilized to the greatest extent feasible for neighborhoods surrounding new pro- posed development. Require buffering, transitional standards, screening, or other measures for new and expanded multifamily residential, mixed use, and/or commercial/industrial developments adjacent to single-family residential neighborhoods to minimize impacts and compatibility conflicts.”
Basis for Finding: The proposed Ordinance amendments propose to objectively regulate, as required by State Law, building materials, massing, articulation, landscaping, and

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parking design consistent with the General Plan policies. The proposed amendments also adjust the transitional standards between multi-family and single-family residential districts to create enough buffer areas that minimizes impacts and compatibility conflicts.

SECTION 3: Replacement of Code. San Carlos Municipal Code Section 18 Chapter

18.03 (Rules of Measurement), 18.04 (Residential Districts), 18.05 (Mixed-Use Districts),

18.06 (Commercial Districts), 18.15 (General Site Regulations), 18.18 (Landscaping),

18.26 (Planning Authorities), 18.27 (Common Procedures), 18.29 (Design Review and Objective Design Standards Compliance Review), 18.30 (Use Permits), And 18.41 (Terms and Definitions) is hereby replaced with the language in Exhibit A.

SECTION 6: Severability. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of San Carlos hereby declares that it would have adopted this Ordinance and such section, subsection, clause, phrase, or portion may be declared invalid or unconstitutional.

SECTION 7: That the City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable and, if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decisions shall not affect the validity of the remaining parts of this Ordinance.

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SECTION 8: 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.

RRRKK
|, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the day of 2025 and adopted at a regular meeting of the City council of the City of San Carlos held on the day of , 2025 by the
following vote:

AYES, COUNCILMEMBERS:

NOES, COUNCILMEMBERS:

ABSENT, COUNCILMEMBERS:

CITY CLERK of the City of San Carlos
APPROVED:

MAYOR of the City of San Carlos
Exhibit B to Ordinance: Proposed Amendments to Title 18 shown in redline

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Intentionally Left Blank
Mixed-Use and Multi-Family Objective Design Standards (ODS) Community Outreach Summary and Meeting Minutes
Below is a list of the community outreach and events coordinated by city staff and the consultants for the Mixed-use and Multi-Family Objective Design Standards project that occurred between October 2022 and August 2025. Corresponding summaries and meeting minutes are attached. In addition to these meetings and events, staff also actively collaborated with developers and architects and solicited input and feedback from the public at various stages of the project.

To encourage maximum participation and community awareness, staff conducted robust community outreach prior to all community workshops, surveys, study sessions, and events. This included social media posts on the City’s Facebook, NextDoor, Instagram, and Twitter (X) accounts, targeted postcards, and publications in the City’s Spotlight Newsletter, the Good Living Newsletter and San Carlos’s E-notify (email) communication list.

Table 1: Major Outreach Events for Mixed-Use and Multi-Family ODS Event Name Date
1 Planning and Transportation Commission - Recommendation May 5, 2025 2 City Council Study Session February 10, 2025
3 Community Corner Open House January 30, 2025
4 Community Meeting (Greater East San Carlos Neighborhood) November 13, 2024 5 Planning and Transportation Commission Study Session #2 June 17, 2024 6 Stakeholder Meeting May 21, 2024
7 Planning and Transportation Commission Study Session #1 November 20, 2023 8 Community Workshop April 26, 2023
9 Community Survey March 10, 2023
10 Community Workshop October 19, 2022
11 Stakeholder Meeting October 6, 2022

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May 5, 2025 1
San Carlos City Planning and Transportation Commission
Regular Meeting
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
May 5, 2025 7:00 PM

APPROVED MINUTES

1. CALL TO ORDER

2. PLEDGE OF ALLEGIANCE

3. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS

4. ROLL CALL
Commissioners Present:

Kristen Clements
Ellen Garvey
Janet Castaneda
Twisha Anand
Summer Bundy
Staff Present:

Andrea Mardesich, Assistant Community Development Director Lisa Porras, Planning Manager
Rucha Dande, Principal Planner
Akanksha Chopra, Senior Management Analyst
Laura Richstone, Senior Planner

5. PUBLIC COMMENT – None
MOTION: Close Public Comment
MOVER: Ellen Garvey
SECONDER: Janet Castaneda
AYES: Anand, Bundy, Castaneda, Garvey, Clements
NAYS:

EXCUSED:

None
None
RESULT: Motion Passed 5 – 0 – 0

6. APPROVAL OF MINUTES
a. Approval of the April 7, 2025 Planning and Transportation Commission Meeting Minutes.

MOTION: Approve the Minutes from the Planning and Transportation Commission Meeting of April 7, 2025.

MOVER: Kristen Clements
SECONDER: Summer Bundy
Summary Document #1

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AYES: Anand, Bundy, Castaneda, Garvey, Clements
NAYS:

EXCUSED:

None
None
RESULT: Motion Passed 5 – 0 – 0

7. PUBLIC HEARING
MOTION: Recommendation to change the order on the agenda, move item 7b before item 7a.

MOVER: Ellen Garvey
SECONDER: Janet Castaneda
AYES: Anand, Bundy, Castaneda, Garvey, Clements
NAYS:

EXCUSED:

None
None
RESULT: Motion Passed 5 – 0 – 0
a. Adopt a Resolution recommending the City Council to amend Title 18 of the San Carlos Municipal Code to adopt the Multi-family (RM) and Mixed-use (MU) Objective Design Standards (ODS) and provide staff with feedback on approaches to encourage retail and commercial use along El Camino Real and South of Laurel Street outside the boundary of the Downtown Area Specific Plan.

Rucha Dande, Principal Planner and Rick Williams, Partner at Van Meter Williams Pollack presented the item and responded to commissioners’ questions.

Public Comment
Jennifer Rosse (Zoom) – Co President of the Greater East San Carlos (GESC) expressed concern about developments in 50-foot zoning districts adjacent to single-family homes potentially reaching 70–100 feet, which could result in buildings that feel out of scale with the existing neighborhood character. She noted that the concern was previously outlined in a letter submitted to the Commission.

Jennifer Rosse also emphasized the need for developers to support pedestrian connectivity and safe routes to schools, especially along Old County Road, by contributing to improved sidewalks and pathways as part of the “East Side Connect” vision.

Chair Clements acknowledged that the Commission received public comments from Jennifer Rosse and the GESC neighborhood, as well as a second comment letter from Elizabeth Rosse.

The Commissioners provided the following feedback and guidance to staff:

MOTION: Close Public Comment
MOVER: Janet Castaneda
SECONDER: Ellen Garvey
AYES: Anand, Bundy, Castaneda, Garvey, Clements
NAYS:

EXCUSED:

None
None
RESULT: Motion Passed 5 – 0 – 0

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Design Standards, Transition and Buffer Standards
• Supported reducing upper story setbacks from 10 feet to 6 feet, noting that 10 feet is excessive for residential development, especially when combined with other setback requirements. Supported that the visual difference is minimal. • Supported reducing rear setbacks in mixed-use districts from 30 feet to 20 feet for parcels adjacent to RS districts, along with requiring landscaping in the rear setback. • Acknowledged the plan promotes good transitions between new, higher-density development and existing single-family homes.
• Appreciated that the Objective Design Standards (ODS) are objective yet leave room for design creativity.
• Encouraged continued engagement with the community and incorporation of all feedback received.
• Appreciated the landscaping requirements.
• Believed that the ODS will lead to an increase in housing in San Carlos. • Commended the community and developer outreach process, acknowledged the lengthy and thorough work done by the consulting firm Van Meter Williams Pollack. • Appreciated the high quality, thoughtful nature of the plan, and highlighted the City Council’s strong pro-housing stance and the Commission’s commitment to enabling housing production.
• Supported the plan’s emphasis on matching design articulations to the fine-grain character of smaller lots.
• Appreciated the balance between clear developer direction and flexibility in design styles.
• Emphasized that the primary goal should be housing production that remains contextual to the community.
• Supported a 12-month evaluation period and endorsed the proposed reduction in rear setbacks to 20 feet, paired with a 10-foot landscaping buffer, which will promote a greater mix and number of housing units.
• Suggested consistent setback policies citywide might be preferable, while also recognizing that staff should consider the specific context of these neighborhoods— particularly when developments about residential backyards.

Development Standards, Process and Strategies related to retail and commercial • Recommended to provide greater transparency and clearer definitions for the public regarding what constitutes a major versus a minor review with some room for flexibility for Director’s discretion
• Encouraged continued monitoring and evaluation of the ODS as the plan progresses. • Supported the changes to the Floor Area Ration (FAR) and the elimination of it for residential development.
• Supported further investigation into retail nodes and commercial use. • Encouraged that any commercial incentives, such as streamlined processes or waived/reduced fees, be aligned with Council priorities.

Others
• Expressed concern that the City could lose potential businesses if certain requirements—such as transparency or other design elements do not align with specific business needs.

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• Suggested allowing flexibility in retail space design standards to better accommodate different business needs and to attract a broader range of tenants. • Emphasized that setting clear priorities is essential and expressed hope that revenue would not be the top priority, so the focus could instead be on attracting a diverse mix of businesses to create a more vibrant community.
• Stated that it is important to bring in lower cost eateries for young people and lower income groups. It cannot all be upscale.

MOTION: Adopt a Resolution recommending that the City Council introduce an Ordinance to amend the San Carlos Municipal Code Section 18.03 (Rules of Measurement), 18.04 (Residential Districts), 18.05 (Mixed-use Districts), 18.06 (Commercial Districts), 18.15 (General Site Regulations), 18.18 (Landscaping), 18.26 (Planning Authorities), 18.27 (Common Procedures), 18.29 (Design Review and Objective Design Standards Compliance Review), 18.30 (Use Permits), and 18.41 (Terms and Definitions) to create Objective Design Standards for future residential development within the Mixed-use and Multi-family zoning districts, and to explore ways to build in flexibility in the deviation process.

MOVER: Twisha Anand
SECONDER: Janet Castaneda
AYES: Anand, Bundy, Castaneda, Garvey, Clements
NAYS:

EXCUSED:

None
None
RESULT: Motion Passed 5 – 0 – 0
b. Public Hearing on the Proposed General Plan Amendments and Final Environmental Impact Report (EIR) for Consideration of Making a Recommendation to the City Council to Certify the EIR and Adopt the 2045 General Plan Reset Project.

Akanksha Chopra, Senior Management Analyst, Steve Noack, Principal at PlaceWorks and Alexis Mena, Associate Principal at PlaceWorks presented the item and responded to commissioners’ questions.

The Commissioners provided the following feedback and guidance to staff:
• Supported the project and appreciated the thoroughness of the plan. • Acknowledged the identified significant and unavoidable impacts outlined in the report and appreciated the transparency. Emphasized that such openness goes a long way in building community trust.
• Encouraged to provide as much supplemental material as possible for public review, which would help alleviate community concerns.
• Appreciated the responsiveness to agency and public comments.

MOTION: Close Public Hearing
MOVER: Janet Castaneda
SECONDER: Summer Bundy

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AYES: Anand, Bundy, Castaneda, Garvey, Clements
NAYS:

EXCUSED:

None
None
RESULT: Motion Passed 5 – 0 – 0
MOTION: Adopt a Resolution recommending the City Council certify the Environmental Impact Report for the City of San Carlos 2045 General Plan Reset project.

MOVER: Ellen Garvey
SECONDER: Twisha Anand
AYES: Anand, Bundy, Castaneda, Garvey, Clements
NAYS:

EXCUSED:

None
None
RESULT: Motion Passed 5 – 0 – 0
MOTION: Adopt a Resolution recommending the City Council adopt amendments to the 2030 City of San Carlos General Plan’s Introduction, Land Use Element, Circulation and Scenic Highways Element, Environmental Management Element, Parks and Recreation Element, and Noise Element as part of the 2045 General Plan Reset project.

MOVER: Kristen Clements
SECONDER: Janet Castaneda
AYES: Anand, Bundy, Castaneda, Garvey, Clements
NAYS:

EXCUSED:

None
None
RESULT: Motion Passed 5 – 0 – 0

8. REPORTS, CORRESPONDENCE AND GENERAL INFORMATION
a. Report on Recent City Council Actions
Andrea Mardesich, Assistant Community Development Director, shared that the City Council has adopted the Downtown Streetscape Master Plan and recently held their Budget Study Session during the last meeting.
b. Planning and Transportation Commission comments or reports Commissioner Anand shared that she attended the groundbreaking ceremony for the affordable housing project on Cherry Street. She also noted her participation in a micromobility training conducted by First and Last Mile Transportation Solutions.

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Chair Clements shared that the mural titled “Blossoms: An International Friendship” celebrating the city's connection with Omura, Japan, will be unveiled on May 15 at 4 PM on Sister City Lane. She noted that the event is sponsored in part by the San Carlos Community Foundation, the ribbon-cutting marks its completion during the city’s centennial year.

Vice Chair Garvey noted that the artist who created the mural will be hosted by Highland Design, located just two doors down from the mural site.

Commissioner Anand shared that the mural site address is on 1225 San Carlos Avenue.

Chair Clements noted that there are two commission seats open.

Andrea Mardeisch confirmed that the application period is still open and noted that the Council has revised the process to allow current commissioners to remain in their roles a bit longer, if they are willing, in the event that vacant seats have not yet been filled. c. Correspondence - None
d. Planning Staff comments, reports, and updates on current projects Andrea Mardesich gave the following updates.
• The May 19 PTC meeting will be cancelled.
• In the next PTC meeting, Andrea Mardesich will bring a memo to ask the Commission if they want to cancel their July meeting similar to the City Council. • On May 12, Council will consider designs of the Harrington Park, pavilion, restrooms and water feature as part of phase one downtown implementation for the 700 block of Laurel plus Harrington Park

9. ADJOURNMENT
Andrea Mardesich, Assistant
Community Development Director

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February 10, 2025 1
San Carlos City Council/Successor Agency to the
Redevelopment Agency/Housing Authority Regular Meeting
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
February 10, 2025 7:00 PM

MINUTES

ROLL CALL
City Council Present: John Dugan, Councilmember
Sara McDowell, Mayor
Adam Rak, Councilmember
Pranita Venkatesh, Vice Mayor
Neil Layton, Councilmember
Staff Present: Nil Blackburn, Assistant City Manager
Lauren Burd, Recreation Supervisor
Rendell Bustos, Senior Planner
Rucha Dande, Principal Planner
Sajuti Haque, Economic Development & Housing Manager
Steven Machida, Public Works Director
Jeff Maltbie, City Manager
Andrea Mardesich, Assistant Community Development Director Rebecca Mendenhall, Administrative Services Director
Crystal Mui, City Clerk
Mark Myers, Police Captain
Lisa Porras, Planning Manager
Laura Richstone, Senior Planner
Gregory Rubens, City Attorney
Al Savay, Community Development Director

1. CALL TO ORDER
Mayor McDowell called the meeting to order at 7:00 PM.

2. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS
None.

3. PLEDGE OF ALLEGIANCE
Mayor McDowell led the Pledge of Allegiance.

4. CHANGES TO THE ORDER OF THE AGENDA
None.

5. REPORT FROM CLOSED SESSION
None.

Summary Document #2

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6. PRESENTATIONS
a. Present a Proclamation Recognizing February as American Heart Month.

Mayor McDowell presented a proclamation to Molly St. Clair, Senior Development Director at American Heart Association, recognizing American Heart Month.

Ms. St. Clair expressed her gratitude to the Council for passing a strong tobacco retail license and for recognizing American Heart Month.
b. Receive an Annual Report from the San Carlos Library.

Francis Hebert, San Carlos Library Branch Manager, presented statistics and accomplishments from the past year for the San Mateo County Library. He then turned the presentation over to Manny Serrano, the San Carlos Library’s Community Technology Specialist, who focused on San Carlos Library’s accomplishments and community outreach efforts. Mr. Hebert and Mr. Serrano responded to Council questions.

Council requested a status update on the Makerspace Project. Mr. Herbert confirmed it will be provided offline.

7. COUNCIL COMMUNICATIONS AND ANNOUNCEMENTS
Councilmember Layton provided an update on the Airport Roundtable meeting he recently attended, including information on air traffic control staffing at the San Carlos airport.

Mayor McDowell thanked everyone for their participation in the Week of the Family and the Community Foundation of San Carlos’ Gala.

8. PUBLIC COMMENT
Susan Rose, resident and Week of the Family President, provided an update on Week of the Family’s activities and the community’s participation. She thanked their committee, involved foundations and the City for their support.

Sonia Elkes, resident, spoke about the Week of the Family Bike Fair and Fun Ride. She thanked Mayor McDowell and Councilmember Dugan for their participation and acknowledged community members who provided support.

9. CONSENT CALENDAR
Councilmember Rak pulled Item d- Facility Use Agreement, from the Consent Calendar for a separate discussion.

MOTION: Adopt City Council Consent Calendar items ‘a’ through ‘c’ and ‘e’ and ‘f’.

MOVER: Layton
SECONDER: Rak
AYES: Rak, Dugan, Layton, Venkatesh, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
a. Motion to Waive Reading of All Ordinances.
b. Approve the January 13, 2025 City Council Regular Meeting Minutes.

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c. Adopt a Resolution Authorizing the City Manager to Execute a Two- Year Professional Services Agreement with Flock Group Inc. for Flock Safety Automatic License Plate Recognition (ALPR) Cameras/Licenses in the Amount of $147,000 and Authorizing the Approval of the Use of Prior Year Savings from the Law Enforcement Services Agreement with the San Mateo County Sheriff’s Office in the Amount of $147,000 for this Service. Resolution 2025-007 d. Adopt a Resolution Approving a Facility Use Agreement Between Starbucks Corporation and Tesla Inc. Related to the Ground Lease Agreement between the City of San Carlos and San Carlos Properties, LLC, Pertaining to the City-Owned Property at 505 Skyway Road (APN 046- 250-020) for the Purposes of Installing Eight Electric Vehicle Chargers.

Item was pulled from the Consent Calendar for separate discussion. e. Adopt a Resolution Authorizing the City Manager to Execute a Primary Grant Agreement with the San Mateo County Transportation Authority for Measures A and/or W Funding. Resolution 2025- 008
f. Adopt a Resolution Authorizing the City Manager to Execute an Agreement for Professional Services with Kingston Media for Video Services for the City Centennial (C2309) in the Amount of $104,500 and Authorizing the Expenditure of Contingency of $10,000 for a Total Contract Amount Not to Exceed $114,500. Resolution 2025-009
9d. Adopt a Resolution Approving a Facility Use Agreement Between Starbucks Corporation and Tesla Inc. Related to the Ground Lease Agreement between the City of San Carlos and San Carlos Properties, LLC, Pertaining to the City-Owned Property at 505 Skyway Road (APN 046-250-020) for the Purposes of Installing Eight Electric Vehicle Chargers.

Councilmember Rak expressed concern about the extent of redactions in the proposed agreement.

City Attorney Greg Rubens and Principal Planner Rucha Dande responded to Council questions.

Council directed staff to revise the agreement, limiting redactions to proprietary information only, and to bring it back for further consideration and approval.

10. STUDY SESSION
a. Receive a Presentation and Provide Staff with Direction on the Objective Design Standards (ODS) for Future Residential Development in the Mixed-Use (MU) and Multi-Family (RM) Zoning Districts.

Principal Planner Rucha Dande opened the item with background on the Objective Design Standards and an overview of their community outreach efforts. She then turned the presentation over to Rick Williams, Principal Architect with VMWP, who presented the key recommended updates.

Ms. Dande, Mr. Williams, Assistant Community Development Director Andrea Mardesich, Planning Manager Lisa Porras and City Manager Jeff Maltbie responded to Council questions and requests for clarification.

Public Comment
- David Tuzman, resident, spoke in support of more housing in the City. - Winston Wyckoff, resident, raised a question about the developments’ impact on neighbors’ solar roofs.

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- Caroline, resident, provided input on the proposed amendments.

At the Mayor’s request, Mr. Williams responded to questions raised during public comments.

Council provided the following feedback to staff:
- Encourage retail and commercial development in the downtown area, along El Camino Real and Laurel Street.
- Include a summary of the State’s density bonus waivers and concessions in future staff reports for orientation.
- Conduct further study on setbacks, including an analysis of different setback distances (15', 20') and their impact on housing unit capacity.
- Consider a 20’ rear setback for projects along East San Carlos Avenue. - Council supports making El Camino Real 100% residential on the first floor, with a preference to mandate activated first-floor uses on Laurel Street outside the specific plan boundary— pending legal review.
- Emphasize ornamentation requirements to enhance articulation and avoid “cookie-cutter” designs.
- Continue incorporating survey data in decision-making. - Council supports eliminating the maximum floor area ratio for residential development.

Council recessed at 9:53 PM and reconvened the meeting at 10:00 PM. b. Receive a Presentation and Provide Direction to Staff on the Design and Layout of Key Features for Improvements to the 700 Block of Laurel Street and Harrington Park (Phase 1 Downtown Implementation Component).

Planning Manager Lisa Porras commenced the item with a review of the project and introduced James Stickley, Principal-in-Charge Consultant, to present on the proposed design layout for the 700 block of Laurel Steet and Harrington Park.

MOTION: At 10:24 PM, Extend the Meeting to 11:15 PM.

MOVER: Rak
SECONDER: Dugan
AYES: Layton, Venkatesh, Rak, Dugan, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
Mr. Stickley, City Manager Jeff Maltbie and City Attorney Greg Rubens responded to Council’s questions.

Public Comment
- Karen Molinari, resident, voiced support for the downtown updates to increase businesses in the downtown.
- Caroline, resident, spoke in support of having sinks outside of restrooms.

Council provided the following feedback:
- Ensure the stage is large enough to accommodate at least an average-size band. - Emphasize the pavilion as the focal piece, incorporating a natural, organic aesthetic. - Integrate natural elements into the water feature and ensure a fluid design around it. - Begin informing the public about the planned placement of memorial bricks.

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February 10, 2025 5
- Retain newspaper boxes in the downtown area.
- Explore the addition of a gateway or structure by the alleyway. - Include a water refill station and/or drinking fountain. - Install diaper changing stations in the restrooms.
- Provide backless seating for flexible seating options and additional seating around the fountain.
- Add bike parking on the alley side of Harrington Park. - Ensure the space remains accessible and navigable, even during performances and large gatherings.

11. AGENDA SETTING
None.

12. ADJOURNMENT
The meeting adjourned at 11:07 PM.

Crystal Mui,
City Clerk

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September 22, 2025 Packet Pg. 568
San Carlos RM/MU ODS
Community Meeting - Meeting Notes
November 13, 2024 @ 7:00pm via Zoom
Team Attendees
City of San Carlos Rucha Dande
Good City Company Nick Hamilton, Lisa Costa-Sanders
VMWP John Doyle, Rick Williams, Jia Xu
Notes

1. Sam Herzberg asked several questions. The first is about strategies for the City of San Carlos to promote condos and townhouses. The second is about long-term issues (trash, noise, setbacks for large buildings) existed since the East Side General Plan and Zoning update. Third is about the size of landscape buffer trees.

Response: The proposed ODS will be applicable to townhomes in RM districts and are proposed to be easy to use for developers and residents thus encouraging townhouse development type. Current zoning min and max density requirements do make it challenging for larger townhomes to be built while smaller townhomes are generally encouraged. ODS does not proposed to discourage townhome development. Buffer trees will be 25’ on center to allow trees to have enough room to mature.

2. Scot brought up concerns that with trees 25’ on center to be mature over 10-20 years, the privacy of single-family properties will be undermined. Scot suggested that a penalty could be introduced, for example if 80% of property should be screened from single family houses in 5 years and 100% should be screened in 10 years. There need to be standards to protect single family homes behind multi-family developments.

Response: The consultant team will consult with the City Arborist and city staff to come up with an appropriate screening strategy.

Summary Document #3

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September 22, 2025 Packet Pg. 569

3. Christina lives in a single-family home adjacent to MU-NB-120 zone. The industrial area in MU-NB-120 will be changed to multi-family residential area. She wanted to know if the section discussed here will apply to that area, and if there is a separate meeting that will discuss the design standards for this area. She mentioned that she was in the Northeast Area Specific Plan meeting last week and was told to come to this meeting to talk about design standards.

Response: There is an easement zone buffer that cannot be built on that is between the single-family homes and the future mixed-use districts in the Northeast Area Specific Plan.

When the Northeast Area Specific Plan will be adopted, there will be standards for setbacks and landscaping in that area. We are working together to ensure the standards are consistent. We can provide info on future meetings for Northeast Area Specific Plan.

City is currently doing research on the limitations on the easement within that interface area and they may or may not restrict development.

4. Joe Gotelli voiced concerns over parking in the south end of Laurel. The neighborhood is already dealing with commercial overflow, with the added density from multi-family developments, how is the city dealing with the parking problem? Joe asked under what circumstances are developers able to get around with these standards and how much they can stray from these standards. Joe also had comments on the type of trees for street vs for privacy. In the end, Joe asked another question about how many parking spots are required under the current code for a 100-unit development.

Response: The ODS does not change current parking standards. There are ways developers can get around parking standards which is governed by the State Law. For example, developers can apply for waivers and concessions for projects proposing below market rate housing units to benefit from the State Density Bonus Law.

Next Planning Commission meeting on Monday (Nov 18) will have a study session about parking ordinance reform. It is encouraged for residents with questions about future parking standards to attend this meeting.

5. Jennifer Rosse mentioned the importance of having guidelines to ensure there’s actually screening happening between single-family properties and tall multi-family buildings. She asked if any resident groups were met with to develop these draft standards. And she had the following requests for the design standards. The 35’ height limit should be ensured along Old County Road. MU-NB-120 area should also be covered in the ODS, rather than

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September 22, 2025 Packet Pg. 570
being a side process. The standards should be consolidated into one place and be easy to access.

Response: The project’s outreach process began in 2022. Staff conducted a city-wide survey and multiple planning commission study sessions. Staff did not meet directly with any residents before this ongoing community meeting which is focused towards the residents of the Greater East San Carlos neighborhood. Staff is happy to set up working sessions to answer any questions moving forward.

6. John Zeh has a 50’ wide 7,700 sf lot and he wanted to build a single-family house with ADU on the adjoining parcel. He wanted to know if there was a possibility of getting around the minimum density requirement.

Response: Staff will reach out to John separately to further discuss this issue.

7. Caroline lives on Montgomery Street. She confirmed if only 1.7% of residences are affected by the setback change for new construction abutting their property. She strongly suggests not changing the setback rule as the current setback is already not enough. She said that privacy for single-family home residents would be non-existent and it would hurt residents more than it would benefit anyone else.

Response: We are still accepting feedback and comments. It’s possible the rear setback could be larger than 15’-0, and there are other recommendations that staff can bring forward such as not allowing balconies in the rear for future development adjacent to the single-family zoning districts.

8. Ken Hayes from Hayes Group Architects asked questions about parking. Is the requirement for parking facility access from “side street or alley when possible” flexible? The language is subjective and discretionary. It’s better if it’s flexible rather than to prescribe.

Response: It’s typical for cities to have the desire for parking access from side streets or alleys. The city wants the front of the building to be on El Camino Real or Laurel and be commercial-oriented rather. We will look into refining the ODS for objective language.

9. Patty Marsters mentioned the 35’ height limit on East El Camino Real. The building shown in the picture is too large. She raised concern that max height is not guaranteed because there are ways to get around that build higher, ie. density bonus law. Residents had problems with height for a long time.

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September 22, 2025 Packet Pg. 571
Response: ODS doesn’t proposed to change any height limits in current zoning.

10. Christina raised concerns about the disconnection between the Northeast Area Specific Plan and San Carlos ODS. Clarity is needed for these areas.

Response: A separate meeting could be arranged to answer the questions.

11. Anna Axiaq has lived on Hall Street for 17 years. She seconded concerns about setbacks and heights. She asked about the possibility of planting bigger and faster-growing trees.

And she agreed that privacy of single-family properties along Montgomery Street should be protected.

Response: We will talk with arborists to come up with solutions to address screening.

12. Dimitri mentioned the past agreements about 35’ max height, significant setbacks, and a 10’ green buffer zone along East San Carlos Ave. and Old County Road. He voiced frustration over discrepancies between discussions and documentation, and the city’s history with planting trees. He was frustrated by the online materials posted in draft form – makes the draft ODS inaccessible for viewers and should be posted without markups.

Response: Staff mentioned the maximum height limit is not proposed to be changed similarly the landscape requirements are not proposed to be reduced. For other items encouraged to reach out to [email protected].

13. Jennifer Rosse raised concerns again that it’s worrisome that developers’ perspective is taken into account before residents. She thinks the city should listen more to residents’ comments, care more about this community, and keep characters in the neighborhood.

14. Eric Vignola lives on Montgomery Street. His concerns are aligned with previous comments. He said shading and sunlight exposure should be taken into consideration.

15. Caroline also raised concern over sunlight shading. She asked again why requirements need to be changed to only 1% of residents and why not find the 1% somewhere else.

16. Answers in the chat box:

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September 22, 2025 Packet Pg. 572
Table 18.18.050-B92) Buffer Yards contains the regulation that requires 10 ft next to single family. This is in the Landscape Standards of San Carlos Zoning Ordinance.

Please contact [email protected] so we can clarify the proposed development standards for the new housing contemplated in the northeast area. And please sign up here to follow the process https://www.sancarlosnortheastplan.com/

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September 22, 2025 Packet Pg. 573
June 17, 2024 1
San Carlos City Planning and Transportation Commission
Regular Meeting
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
June 17, 2024 7:00 PM

APPROVED MINUTES

1. CALL TO ORDER – Call to order at 7:00 pm

2. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS - None

3. PLEDGE OF ALLEGIANCE

4. ROLL CALL
Commissioners Present:

Ellen Garvey (Acting Chair)
Janet Castaneda
David Roof
Commissioners Absent
Jim Iacoponi, Chair
Kristen Clements, Vice Chair
Staff Present:

Andrea Mardesich, Assistant Community Development Director Lisa Porras, Planning Manager
Rucha Dande, Principal Planner
Akanksha Chopra, Associate Planner
Lisa Costa Sanders, Consultant Principal Planner
Greg Rubens, City Attorney

5. APPROVAL OF MINUTES
a Approval of the June 3, 2024 Planning and Transportation Commission (PTC) Meeting Minutes.

MOTION: Approve the Minutes from the Planning and Transportation Commission Meeting of June 3, 2024.

MOVER: Ellen Garvey
SECONDER: Janet Castaneda
AYES: Roof, Garvey, Castaneda
NAYS:

ABSENT:

None
Kristen Clements, Jim Iacoponi
RESULT: Motion Passed 3 – 0 – 2

6. PUBLIC HEARING
a. 642 Quarry Road (APN:046-041-038) – Public Hearing to Consider approving the Design Review Modification, to modify the design of an approved but not yet built life science research and development buildings.

Summary Document #4

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June 17, 2024 2
Lisa Costa Sanders, Consultant Principal Planner and Applicant Rex Crabb from OTJ Architects presented the item.

Commissioners asked clarifying questions.

City staff and Consultant Team addressed the Commission's inquiries.

Public Comment
Nels Delander (in-person), representative of Carpenters Local 217, emphasized that workers on this project should receive fair wages, proper training through apprenticeships, and healthcare benefits.

Debbie Baldocchi (via Zoom), a San Carlos resident, sought the Commissioners' perspectives on the parking lot structure before and after the proposed design changes.

Commission Comment
Commissioner Garvey invited the applicant to respond to the caller’s question regarding the art wall on parking lot structure.

The Commission was supportive of the design changes and liked the simplified design and planter boxes.

MOTION: Close Public Comment
MOVER: Janet Castaneda
SECONDER: David Roof
AYES: Roof, Castaneda, Garvey
NAYS:

ABSENT:

None
Kristen Clements, Jim Iacoponi
RESULT: Motion Passed 3 – 0 – 2
MOTION: Approve the request for Design Review Modification, for the construction of construction of two research and development life science buildings, one 215,022 square feet and one 192,650 square feet, (both buildings with six floors), and one parking garage with nine floors above grade and one subsurface level at 642 Quarry Road based on the findings and for the reasons incorporated in the staff report and subsequent attachments.

MOVER: David Roof
SECONDER: Janet Castaneda
AYES: Roof, Castaneda, Garvey
NAYS:

ABSENT:

None
Kristen Clements, Jim Iacoponi
RESULT: Motion Passed 3 – 0 – 2
Commissioner Garvey stated that The Planning and Transportation Commission’s action will be final unless appealed to the City Council within 10 days of the date of action. The deadline to file an appeal is 5:00 p.m. on Thursday, June 27, 2024.

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June 17, 2024 3
b. Scoping Meeting for the 2045 General Plan Reset Environmental Impact Report (EIR).

Akanksha Chopra, Associate Planner and Terri McCracken, Consultant Associate Principal from PlaceWorks presented the item.

Public Comment
Debbie Baldocchi (via Zoom) expressed her concerns about the numerous life science developments and requested that the EIR address hazardous materials, including biohazards, water quality and soil. She emphasized the need for the City to consider the energy and water usage and the risks associated with the concentrated use of biosafety labs.

Greg Rubens clarified that the public comment period was for the evening only. He stated that there is still the public comment period for the scoping of the EIR and the public still has the opportunity to communicate with staff and provide input.

Commissioners asked clarifying questions.

Commissioner Garvey requested that the EIR thoroughly evaluate developments near creeks, especially in the Northeast area.

Commissioner Roof emphasized the need for review of wildfire related impacts with respect to potential congestion and evacuation from potential new development in San Carlos.

City staff and consultant addressed the Commission's inquiries.

7. NEW BUSINESS
a. Consider Authorizing a Planning and Transportation Commission Summer Recess and Cancellation of the July 1, 2024 and July 15, 2024 Regular Meetings.

Public Comment
Debbie Baldocchi (via Zoom) thanked the Commission for their hard work throughout the year and supported the motion.

MOTION: Close Public Comment
MOVER: Ellen Garvey
SECONDER: Janet Castaneda
AYES: Roof, Castaneda, Garvey
NAYS:

ABSENT:

None
Kristen Clements, Jim Iacoponi
RESULT: Motion Passed 3 – 0 – 2

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June 17, 2024 4

8. STUDY SESSION
a. Study Session on Objective Design Standards for Multifamily (RM) and Mixed use (MU) Development Types.

Rucha Dande, Principal Planner and Rick Williams, Consultant Principal Architect and Urban Designer from Van Meter Williams Pollack presented the item.

Public Comment
Debbie Baldocchi (via Zoom) commented that the Multi-family Objective Design Standards process seems to be undoing the height restrictions, setbacks, and step backs established for single-family homes in the Housing Element. She urged City Staff to be meticulous when making required findings, particularly concerning sites with pre-existing restrictions, such as 1785 San Carlos Avenue due to its proximity to the creek.

Debbie Baldocchi also mentioned that the Greater East Side San Carlos neighborhood spoke in great numbers about step backs and setbacks for multifamily buildings facing their single-family homes. She asked if all their input would be disregarded and replaced by new standards that are less favorable to single-family homeowners.

Lisa Porras, Planning Manager addressed the public comment on the Housing Element.

Rick Williams followed up on the public comment
Commission Comment
Commissioners asked clarifying questions.

Commissioner Roof emphasized the need for proposed changes and implications to be openly discussed with the public.

Commissioner Garvey echoed Commissioner Roof’s comment, stating the importance of making information available to the community for review and comment. She emphasized the need to invite the community to stay engaged with the subject through various outreach tools.

Commissioner Castaneda mentioned that while the market suggests a demand for larger units, there is also a trend in many areas towards smaller units. She urged City Staff to keep this in mind.

City staff and consultant addressed the Commission's inquiries.

MOTION: Approve a summer recess and authorizes cancellation of the July 1, 2024 and July 15, 2024 Regular Meetings.

MOVER: Janet Castaneda
SECONDER: Ellen Garvey
AYES: Roof, Castaneda, Garvey
NAYS:

ABSENT:

None
Kristen Clements, Jim Iacoponi
RESULT: Motion Passed 3 – 0 – 2

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June 17, 2024 5

9. REPORTS, CORRESPONDENCE AND GENERAL INFORMATION
a. Report on Recent City Council Actions
Andrea Mardesich, Assistant Community Development Director shared that the City Council provided feedback to staff on the Downtown Streetscape Plan and authorized to move forward with some technical studies. She also shared that the Council approved the mid-year budget. b. Planning and Transportation Commission comments or reports Commissioner Garvey noted that the evening was Commissioner Roof’s last meeting and thanked him for his service.
c. Correspondence - None
d. Planning Staff comments, reports, and updates on current projects Andrea Mardesich provided the following updates.
• There will be no meetings in July.
• Staff is determining if there is a quorum for the August 5, Planning and Transportation Commission (PTC) meeting.
• Thanked Commissioner Roof for his 6 years of service in PTC and Residential Design Review Committee.

10. PUBLIC COMMENTS
Debbie Baldocchi (via Zoom) thanked Commissioner Roof for representing the community.

11. ADJOURNMENT – The meeting was adjourned at 9:31 pm
Andrea Mardesich, Assistant
Community Development Director

9.a
September 22, 2025 Packet Pg. 578
July 2, 2024
San Carlos Mixed-Use and Multi-Family Objective Design Standards Preliminary Recommendations for Mixed-Use and MultiFamily ODS after PTC Working Session This memo includes a summary of the recent Planning and Transportation Commission (PTC) working session, a preliminary list of recommendations for the refinement of the Multifamily ODS and zoning code, and a list of questions to the City for further input as the project moves into its later stages. A series of next steps are included at the end of this memo as well. The various recommendations included build upon VMWP’s work with the City from the following:
• Analysis and evaluation of the existing zoning code
• Review of the previous draft of Multifamily ODS along with stakeholder and city commentary
• Preliminary test-fits conducted on three representative downtown sites using current zoning standards
• Insights from previous and recent stakeholder meetings • Input received from the June 17th PTC study session
• Staff input from regular project meetings including analysis of recent projects in downtown San Carlos and community feedback
What We Heard (PTC Working Session - June 17, 2024)
Concern for Multifamily ODS Negating Previous Zoning Controls:
● Will the new ODS change height limits, setbacks, and stepbacks established in the Housing Element? If constraints to achieving Housing Element numbers are found in projects, then the City can amend its zoning ordinance to maximize housing in San Carlos ● Want certainty about zoning controls especially near single family areas, less concern along ECR ● Dramatic changes in height limits, setbacks, and stepbacks are not anticipated ● Important to have this process be open and transparent for community especially if certain controls like heights are increased
FAR as a Limiting Factor for Certain Development Sites:
● Height limits will not be increased substantively, as they are not a significant limiting factor ● FAR may not be the optimal zoning control to limit building envelope size especially on small sites, might still be considered to apply on larger sites
● Idea of a sliding scale applied to FAR limits depending on site size and location was received favorably by the PTC

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September 22, 2025 Packet Pg. 579
Unit Types and the Market:
● Desire to allow for variety of units including small units, which PTC mentioned is a viable development type
● Do not let the ODS dictate unit sizes, should allow for both small units and family mixes State Density Bonus Exceptions:
● Important to reference in the ODS, but not spell out as it keeps changing ● City website can keep State Density Bonus law updated ● Full disclosure in the zoning code on associated height bonuses allowed beyond the zoning height limit
Height Limits:
● Overall building height is not a limiting factor to development and will not likely change significantly in the zoning
● There may be nuanced height increases or language changes such as changing rear height limit from 30’ to 3 stories to allow for ground floors greater than 10’ Parking:
● Define the term “podium parking” in the zoning if possible ● Important to provide flexibility in parking as automobile use may change over time ● Parking requirements are not a zoning development constraint on sites within a half mile of major transit as the state law requires no parking in those areas (AB 2097) Stepbacks:
● PTC agrees with reducing amount of stepbacks and the 10’-deep stepbacks from the previous draft ODS
● Consider factoring in site location in regard to stepback requirements ● VMWP to consider optimal fire access strategies and provide fire access section diagrams illustrating ladder angle with optimal stepbacks
Ground Floor Uses:
● PTC likes idea of allowing other active uses such as workspaces, fitness rooms, resident commons, lobbies, etc. beyond just retail for ground floor ● Provide list of allowable active ground floor uses
● Active space better than empty retail space
Building Design:
● ODS should not try to cover every development scenario since there is an alternate design application path without ODS through the PTC, more subjective, but can potentially allow for more unconventional design approaches, providing a pressure-relief valve from the ODS document ● PTC likes the diversity of building styles throughout San Carlos, do not want homogeneity, understand that a variety of buildings from object buildings to background buildings is what makes a place successful
● PTC likes referencing traditional styles and materials in contemporary ways ● ODS should provide guidance on achieving consistency within each development rather than arbitrary variation that may result in confusing design ● ODS should define various architectural element requirements rather than style Preliminary Recommendations

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September 22, 2025 Packet Pg. 580
Density and Unit Types:
● Ensure that building design controls and required density ranges allow for both small units and family mixes
● Reference the State Density Bonus in the ODS, and direct users to the City’s website with current SDB requirements and its application to development in San Carlos ● Consider including SDB height bonuses allowed beyond the zoning height limit in the ODS FAR (Optional Recommendations):
● Consider removing above-grade podium parking from FAR calculations in order to allow more housing
● Consider removing the FAR limit altogether from residential zoning districts ● Consider applying a sliding scale to FAR limits depending on site size and location (higher for smaller sites and lower for larger sites)
Parking:
● Define the term “podium parking” in the zoning
● Create language that provides flexibility in parking requirements ● Consider removing parking minimums as the market is the main factor informing parking counts Building Height Limits:
● Adjust language related to rear setbacks and stepbacks to allow 3 stories instead of 30’ in order to accommodate ground floors greater than 10’
● Consider changing 5-story height limits to 6-story height limits to capitalize on Type III construction benefits
● Use overall building height and number of stories rather than specific story heights Stepbacks:
● Reduce any 10’ minimum stepbacks to ±6’
Ground floor uses:
● Create a list of allowable active ground floor uses acceptable in lieu of retail ● Reduce any 15’ ground floor height minimums to 12’ or 13’ minimum Building Design:
● ODS does not need to cover every development scenario since there is an alternate design application path
● Do not dictate building style, rather define various important architectural elements ● Provide guidance on achieving consistency within each development rather than arbitrary variation that may result in confusing design
● Focus key design elements and more stringent material standards on public street-facing facades Next steps:
• Finalize and test the recommendations (such as the potential for a sliding scale FAR) through refined test-fits on the same three sites tested earlier in the project • Develop a preliminary architectural element list and standards for staff review • Begin drafting ODS language and diagrams for inclusion in the zoning code

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September 22, 2025 Packet Pg. 581
San Carlos Objective Design Standards for MU / RM Zones Stakeholder Roundtable - Meeting Notes
May 21, 2024 @ 10:00am via Zoom
Team Attendees
City of San Carlos Rucha Dande, Deanna Skaggs
Good City Company Nick Hamilton, Lisa Costa Sanders
VMWP John Doyle, Rick Williams, Jia Xu
Developers Jonathan Stone (Prometheus Real Estate Group), Bob Sauvagean (RYS Architects), Nizam Ahmed (RYS Architects, Richard Norris (SummerHill)
Notes
State Density Bonus:
● Clarify how SDB ties into the ODS at least in a paragraph ● Describe waivers, concessions and the differences (waivers unlimited re. design standards, only 1-4 concessions)
● Concern that unlimited waivers effectively negate the ODS, projects with 10+ waivers were cited
● Do not quote SDB as it changes over time
● Larger sites benefit more from density bonus
Flexibility in the ODS:
● Cast a wide net in language and topics in the ODS to account for various development types ● Flexibility important to allow good development and accommodate future differences in the market (ie. parking demand / parking requirements)
● Needs to provide for a range of unit types
Development Market:
● Typical larger developers go for larger sites and at least 1:1 parking ratio, possibly less if close to transit
● Smaller investors / developers go for smaller sites using larger units or townhomes Density:
● On very small sites, density minimum difficult to achieve beyond small studios Summary Document #5

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September 22, 2025 Packet Pg. 582
● Small buildings with unit count above a certain threshold can trigger multiple stairs and elevators making building less cost-effective
Height:
● Most affordable developers use density bonus to achieve viable height beyond zoning limit ● Zoning code heights should also list heights allowed by density bonus ● Fire departments might suggest lower tree heights, certain tree species to maintain ladder access for medium / tall buildings (could be covered in ODS) FAR:
● Typical larger developers go for larger sites and at least 1:1 parking ratio, possibly less if close to transit
● Podium parking counted as FAR is inhibiting
● FAR difficult to achieve on small sites - if used as a metric, consider applying FAR as a sliding scale depending on site size
Parking:
● Leave flexibility in parking requirements - future parking demand may change, always sitedependent ● Parking heavily dictates the building footprint - needs careful consideration in the ODS ● Development projects in the past that have 2:1 near transit have underutilized parking spaces ● Condo projects need at least 1:1 parking ratio
Stepbacks:
● More costly to lay out units with multiple stepbacks - lack of stacking, varying unit types ● 5’ more appealing and viable than 10’ stepbacks
● Wedding cake stepback effect can preclude otherwise good design ● Very small sites (1/10th acre or less) are severely inhibited by 4th floor stepbacks Mixed-Use:
● Commercial use is challenging to fit into housing, especially as currently tough to underwrite “token retail”
● Consider counting office as active frontage on ground floor ● Active frontages can be provided using resident common space, lobbies, etc., not necessarily retail space
● Concern for 15’ minimum ground floor height - added cost just for a token retail space ● Additional commercial parking requirements and trash requirements take up valuable space Building Design:
● Careful to not limit good design with overly prescriptive standards - maintain flexibility ● Variety of standards describing building elements should be provided ● Account for elements such as street-facing courtyards that satisfy the design intent of breaking up the massing, but don’t necessary fit into a traditional category in the ODS ● Main concern should be street-facing public facades - don’t ask for too much, ie. requiring more expensive recessed windows in the courtyards
● Less prescriptive on changing roof forms - expensive and can make for incohesive facade ● Material standards can vary from more durable ground-floor materials to other upper floor materials, ie. foam, aluminum
● Building projections limited to 10’ width prove challenging for a project that might have living room bay windows - ODS should accommodate wider projections

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September 22, 2025 Packet Pg. 583
Next Steps
● Articulate analysis and recommendations based on Stakeholder meeting, test-fits, zoning analysis, previous ODS analysis
● Begin prepping material for PTC (Planning and Transportation Committee) meeting ● PTC on June 17, but material needs to be completed between June 3-12 ● Next team check-in on Tuesday, May 28

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September 22, 2025 Packet Pg. 584
November 20, 2023 1
San Carlos City Planning and Transportation Commission
Regular Meeting
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
November 20, 2023 7:00 PM

MINUTES

1. CALL TO ORDER – Call to order at 7:02pm

2. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS - None

3. PLEDGE OF ALLEGIANCE

4. ROLL CALL
Commissioners Present:

Jim Iacoponi, Chair
Kristen Clements, Vice Chair
Ellen Garvey
Janet Castaneda
David Roof
Commissioners Absent: None
Staff Present:

Lisa Porras, Planning Manager
Rucha Dande, Senior Planner
Ralph Robinson, Consultant, Associate Planner

5. APPROVAL OF MINUTES
a. Approval of the November 6, 2023 Planning and Transportation Commission (PTC) Meeting Minutes will be postponed to the next PTC Meeting.

6. PUBLIC HEARING
a. 549 and 575 Prospect Street (APNs: 050-034-150; 050-034-120) – Public Hearing to consider approving the Design Review, Conditional Use Permit (CUP), Protected Tree Removal Permit, and Vesting Tentative Map to construct two new four-unit townhouse buildings.

Ralph Robinson, Consultant Associate Planner, and the applicant, Huan Fang, Project Manager of the property, presented the item.

Commissioners asked clarifying questions.

Commissioner Roof wanted to know the type of screening for the trash enclosure between the building and the street. He shared his concern that it may be unsightly from the street level.

Vice Chair Clements wanted to know what features of the design would inhibit noise from traveling between neighbors and if there is any landscaping that would help absorb the noise.

She also wanted to know if the trees will be screening most of the buildings.

Summary Document #6

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November 20, 2023 2
Commissioner Garvey wanted to know if there is other lighting besides the LED lights. She also wanted to know if the buildings have solar on the roof or will be solar ready.

Chair Iacoponi wanted to know where the front doors are located. Also, he referenced the 575 Prospect property and commented that he did not expect to see a cement panel as he viewed cement as an unfinished façade.

Commissioner Roof asked about the tree protection zone related to the redwood tree on 575 Prospect.

Commissioner Castaneda wanted to know how close the properties are from the rear to the 549 Prospect property line. She also wanted to know if there is any landscaping in the rear.

Chair Iacoponi wanted to know what color is painted on the cement façade on 575 Prospect property.

Public Comment
Robert Stein (in person) resident of 565 Prospect wanted to know the type and height of fencing that would be put in place by the project. He also shared his concern about the 150-foot redwood tree behind the property that might get damaged during grading. Lastly, he shared his concern that there is no lightning on the streets.

James Layton (in person) resident of 543 Prospect wanted to make sure the left side of the 549 Prospect property has the required setback. He shared that he is concerned about the noise and a neighborly fence may not address the noise, and wanted to know if there are other options to reduce the noise. Lastly, he shared his concern about lighting and the palm tree on the south side of the property.

Saul (Zoom) resident of 557 Prospect is concerned that the project’s balconies and garages are facing his bedroom. He also shared his concern that there would be a lack of parking on the street. Lastly Saul shared that the new developments would block the sun for his solar panels and block the sun for the three small homes next to the developments.

Ostap Korkuna (Zoom) resident of 578 Cedar Street shared that he would like to have access to the tree projection plan to make sure it is followed in the best possible way.

Commissioner Comment
Commissioner Roof was supportive of the project. He noted that RM59 allows taller buildings to be inside a neighborhood next to single family homes, so these types of situations are inevitable. Additionally, he shared his concern with the trash enclosure and that the protection of the redwood tree was not called out more specifically.

MOTION: Close Public Comment
MOVER: Ellen Garvey
SECONDER: David Roof
AYES: Castaneda, Garvey, Roof, Clements, Iacoponi
NAYS:

ABSENT:

None
None
RESULT: Motion Passed 5 – 0 – 0

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September 22, 2025 Packet Pg. 586
November 20, 2023 3
Commissioner Castaneda is in favor of the project but shared similar concerns as Commissioner Roof, specifically the redwood tree. She also shared the same concerns of the public comment on the side fence and wondered if it could be taller.

Commissioner Castaneda suggested to Staff that in the future when there is development of similar configuration next to single family homes to have balconies and garages facing the street and not overlooking the properties next door.

Commissioner Garvey shared her various likings of the project such as lighting, setbacks met, the design and replacement trees that have canopy. She echoed her fellow commissioners for Staff and applicant to make sure the redwood tree mentioned is protected.

Vice Chair Clements commended and appreciated the neighbors’ comments. She shared that this is a good location for a higher density project as it is only a 12-minute walk to downtown and Caltrain. She shared her appreciation for the down slope parking and one parking space being available. Vice Chair Clements agreed with Robert Stein that taller fencing would seem more appropriate in the interface and in the future look into LED streetlights.

Chair Iacoponi shared that he liked the idea of one parking space for each unit. He suggested including the neighbors during the preconstruction meeting to review the tree and tree protection plan.

The Commission supported adding a condition to make the preconstruction meeting open to any concerned neighbors.

Chair Iacoponi shared his concern on balcony lights shining on neighbors at night and stated that further enhancement is required between Staff and the applicant for improving the trash enclosure and spacing of that area.

San Carlos City CouncilSeptember 22, 2025

San Carlos City Council
September 22, 2025