Agenda packet — San Carlos City Council, October 14, 2025 (part 1 of 3)

CITY OF SAN CARLOS
City Council/Successor Agency to the
Redevelopment Agency/Housing Authority
Regular Meeting
Tuesday, October 14, 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. 1 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. REPORT FROM CLOSED SESSION

6. PRESENTATIONS
a. Present a Proclamation Recognizing the San Carlos Youth Softball Summer Force Program.
b. Present a Proclamation Recognizing October 5 – 11, 2025 as Fire Prevention Week.

7. 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.

8. 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.
2 9. CONSENT CALENDAR
a. Motion to Waive Reading of All Ordinances.
b. Approve the September 8, 2025 City Council Special Meeting Minutes. c. Approve the September 8, 2025 City Council Regular Meeting Minutes. d. Adopt a Resolution Adopting the Sewer Collection System Master Plan 2025 Update.
e. Deny Claim of Parvin Falahpour.
f. Accept the Quarterly Reports from City Commissions and Boards. g. Adopt a Resolution Authorizing the Execution of a Professional Services Agreement with Teri Black and Company, LLC For Professional Recruiting Services for the Position of City Manager in a Not-to-Exceed Contract Amount of $40,000.
h. Adopt a Resolution Approving Additional Cash Payments to Silicon Valley Clean Water (SVCW), Over Three Years Starting in Fiscal Year (FY) 2025-26, to Meet the City’s Funding Contribution Requirement for SVCW infrastructure, and Appropriating $755,000 in FY 2025-26, $2,275,000 in FY 2026-27, and Approving Future Payment in the Amount of $780,000 in FY 2027-28 from the Wastewater (Sewer) Fund Balance, for Cash Payments to SVCW.
i. Adopt a Resolution Authorizing the Execution of a Professional Services Agreement with Collections Bureau of America (CBA) to provide Collections Agency Services to the City.
j. Adopt a Resolution Accepting the 2024 Sewer Lateral Replacement Project (C1737) and Authorizing the Public Works Director to Issue and Record a Notice of Completion.
k. Adopt a Resolution Accepting the Arroyo Avenue and Chestnut Street Safe Routes to School Improvements C2201 and Authorizing the Public Works Director to Issue and Record a Notice of Completion.
l. Adopt a Resolution Accepting the 2023 On-Call Traffic Striping and Marking Project (C9417) and Authorizing the Public Works Director to Issue and Record a Notice of Completion.
m. Adopt a Resolution Awarding the 2025 On-Call Sewer Replacement Project (C1702); Authorizing the Execution of City Manager to Execute an Agreement with C2R Engineering Inc. in the Amount of $758,290.00; and Authorizing the 3 Expenditure of a Contingency of $141,616.77, or Approximately 18.7% of the Budget, for a Total Not -to -Exceed Contract Amount of $899,906.77. n. Adopt Ordinance 1626 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.

10. NEW BUSINESS
a. Consideration of Adopting a Resolution Approving the Final Design for the 700 Block of Laurel Street (Phase 1B Downtown Streetscape Master Plan Implementation).

11. PUBLIC HEARING
a. Consideration of Actions for the Minkoff Project Located at 789 Old County Road (APNs 046-131-610 and 046-131-630):
i. Adopt a Resolution Adopting the Mitigated Negative Declaration and the Associated Mitigation Monitoring and Reporting Program; ii. Introduce an Ordinance Approving the 789 Old County Road Project Planned Development Plan, Sign Program and Related Zoning Map Amendment to Rezone the Project Site from Heavy Industrial (IH) to Planned Development (PD); and
iii. Introduce an Ordinance Approving a Development Agreement with Bransten Road Associate LLC.

12. 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. Consideration of Agendizing an Item to Reconsider Construction Time Limits (Municipal Code Chapter 15.60) to Limit the Number of Requested Time Extensions and Limit the Conditions for Exception.
4 13. ADJOURNMENT
Adjourn the Meeting in Memory of Jean Dehner.

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. 5 San Carlos City Council/Successor Agency to the
Redevelopment Agency/Housing Authority Special Meeting
Collaboration Room, City Hall
600 Elm Street, San Carlos, CA 94070
September 8, 2025 6:30 PM

MINUTES

ROLL CALL
City Council Present: Sara McDowell, Mayor
Pranita Venkatesh, Vice Mayor
John Dugan, Councilmember
Neil Layton, Councilmember
Adam Rak, Councilmember – Remote Participation at 6:45 p.m. from 12140 SE 15th St. Bellevue WA 98005, Pursuant to Govt. Code Section 54953 (b) Staff Present: Jenny Liu, Senior Management Analyst
Jeff Maltbie, City Manager
Rebecca Mendenhall, Administrative Services Director
Crystal Mui, City Clerk
Gregory Rubens, City Attorney
Al Savay, Community Development Director

1. CALL TO ORDER
Mayor McDowell called the meeting to order at 6:30 p.m.

2. PUBLIC COMMENT
None.

3. CLOSED SESSION
a. Conference with Legal Counsel - Existing Litigation: Workers Compensation Case WCAB ADJ16999949 (Closed Session Held Pursuant to Government Code Section 54956.9(A)). b. Conference with Real Property Negotiators Maltbie, Rubens and Savay to Discuss Existing Lease for the Property Located at 1144 El Camino Real (APN 051-344-430) (Closed Session Pursuant to Government Code Section 54956.8).

4. REPORT FROM CLOSED SESSION
City Attorney Greg Rubens reported that the Council provided direction to our attorneys for the existing litigation and for the second item involving real estate negotiations at 1144 El Camino Real, Council gave direction but took no action.

5. ADJOURNMENT
The meeting adjourned at 6:55 p.m.

Crystal Mui
City Clerk October 14, 2025 Packet Pg. 6

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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
September 8, 2025 7:00 PM

MINUTES

Bellevue, WA 98005, Pursuant to Govt. Code Section 54953 (b) Staff Present: Nil Blackburn, Assistant City Manager
Rendell Bustos, Senior Planner
Greg DaCunha, Deputy Fire Chief
Rucha Dande, Senior Planner
Sajuti Haque, Economic Development and Housing Manager
Paul Harris, Financial Services Manager
William Hoch, IT Manager
Hanieh Houshmandi, Senior Traffic Engineer
Marco Lao, Senior Accountant
Grace Le, City Engineer
Jenny Liu, Senior Management Analyst
Steven Machida, Public Works Director
Jeff Maltbie, City Manager
Andrea Mardesich, Assistant Community Development Director Rebecca Mendenhall, Administrative Services Director
Crystal Mui, City Clerk
Lisa Porras, Planning Manager
Laura Richstone, Senior Planner
Angie Rodriguez, Human Resources Manager
Gregory Rubens, City Attorney
Al Savay, Community Development Director
Tracy Scramaglia, Assistant Public Works Director

1. CALL TO ORDER
Mayor McDowell called the meeting to order at 7:00 p.m. She announced that Councilmember Rak was participating remotely from 12140 SE 15th Street, Bellevue, Washington, pursuant to California Government Code Section 54953(b). Council Member Rak confirmed he could hear clearly, the agenda was posted at his location, and no members of the public were present wishing to participate.

2. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS
None.

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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
City Attorney Greg Rubens reported on two closed sessions held at the special meeting immediately before this meeting. The first involved existing litigation where the Council provided direction to our attorneys. The second item involved real estate negotiations at 1144 El Camino Real where the Council gave direction but took no action.

6. PRESENTATIONS
a. Present Proclamations Recognizing RethinkWaste’s 2025 Trash to Art Contest Winners – Natalie O. and Ms. Martin’s Third Grade Class.

Mayor McDowell recognized Natalie O for her winning artwork.

Natalie explained that her project symbolized "the race to a clean environment" and encouraged everyone to ride bikes instead of driving for short distances.

Mayor McDowell then recognized Ms. Martin’s class from White Oaks Elementary School, who received first place in the class category for their creation.

Ms. Martin, accompanied by some of her students, shared about the creation of their Statue of Liberty art piece and thanked RethinkWaste for sponsoring the contest. b. Present a Proclamation Recognizing September 2025 as Suicide Prevention Month.

Mayor McDowell reflected on the personal impact of multiple suicides in her life and highlighted September 8 as National 988 Lifeline Day. She noted that City Hall was lit teal for the month and the City coordinated a Highway 101 electronic billboard in support of California's "Never a Bother" campaign. She also announced a free 2-hour training for high school students on September 24 at the San Carlos Youth Center.

A proclamation was presented to Dr. Joyce Cheung, creator of the Be Sensitive Be Brave mental health and suicide prevention trainings. Dr. Cheung shared her motivation for creating the program and emphasized the vital role of community support. c. Present a Proclamation Recognizing September 2025 as National Ovarian and Gynecologic Cancer Awareness Month.

Mayor McDowell presented the National Ovarian and Gynecologic Cancer Awareness Month proclamation to Carrie Tam, a former San Carlos employee and ovarian cancer research alliance grassroots advocate leader representing California.

Ms. Tam shared her personal experience battling cancer and expressed gratitude for the support she received from San Carlos staff. She emphasized the importance of education and awareness of ovarian and gynecologic cancer and advocated for the work of the Ovarian October 14, 2025

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Cancer Research Alliance (OCRA) and Pink Ribbon Girl (PRG) in supporting cancer patients and their families.

7. COUNCIL COMMUNICATIONS AND ANNOUNCEMENTS
None.

8. PUBLIC COMMENT
Dmitry Novokhatskiy, with EcoGreen Solutions, provided an overview of the PG&E On-Bill Financing Program and described his company’s services through the program.

Josh Saffren, resident, requested Council reconsider a ban on gas-powered leaf blowers.

9. CONSENT CALENDAR
MOTION: Adopt City Council Consent Calendar items ‘a’ through ‘j’.

MOVER: Dugan
SECONDER: Venkatesh
AYES: Dugan, Layton, Rak, Venkatesh, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
a. Motion to Waive Reading of All Ordinances.
b. Approve the City Council August 11, 2025 Regular Meeting Minutes. c. Adopt a Resolution Approving the 2025 Sewer System Management Plan. Resolution 2025- 091
d. Adopt a Resolution Approving the Use of the Library Excess Funds in Fiscal Year 2025-26 in Accordance with the Library Joint Powers Authority Agreement in the Amount of $962,000, and Appropriating Funding in the General Capital Fund (Fund 0025) in the Amount of $762,000 for New Capital Projects for Elevator Upgrades ($300,000), Library Building Painting ($300,000), Library Parking Lot Striping ($72,000), Library Parking Lot Trellis Replacement ($54,000) and Library Front Entrance Sliding Door Replacement ($36,000). Resolution 2025- 092
e. Adopt a Resolution Extending the Temporary Downtown Parklet Program and the Corresponding Encroachment Permits to September 15, 2026. Resolution 2025-093 f. Adopt a Resolution Approving the Parcel Map for the 1524 Cherry Street Development, Assessor’s Parcel Number (APN) 050-123-090. Resolution 2025-094 g. Deny Claim of David Adebowale Morris.
h. Deny Claim of Annie To.
i. Deny Claim of Brock Burke.
j. Adopt a Resolution Approving a Settlement Agreement with California Riverwatch. Resolution 2025-095

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10. NEW BUSINESS
a. Consideration of Adopting a Resolution Approving the Permanence of the Greater East San Carlos Slow Streets Project and Authorizing the Public Works Director or his Designee to Issue and Record a Notice of Completion.

Hanieh Houshmandi, Senior Traffic Engineer, commenced the item and turned the presentation over to Senior Principal Consultant Mark Spencer. Mr. Spencer provided information on the Greater East San Carlos Slow Streets Project and presented the survey results. He, along with Ms. Houshmandi and Public Works Director Steven Machida responded to Council questions.

Public Comment
- Greg Walker, resident, spoke in support of the Program. - Max Schneider, resident and on behalf of the Greater East San Carlos (GESC) Board, spoke in support of the Program and offered suggestions for its improvement. - Neil Shah, resident, emphasized the importance of improving traffic safety around schools. - Dan Nguyen, resident, spoke in support of the Program and emphasized the importance of ongoing evaluation to ensure its improvement.
- Dimitri, resident, spoke in support of the Program and offered suggestions for its improvement.
- Anna Axiaq, resident, spoke in support of the Program. - Caroline, resident, spoke in support of the Program and offered suggestions for its improvement.
- Jennifer Rosse, resident and Co-President of the GESC Board, spoke in support and offered suggestions for its improvement.
- Jeff Maley, resident, spoke in support of the Program.

After extensive Council discussion, there was consensus to maintain (rather than make "permanent") the Slow Streets Program. Council agreed on the need for future improvements including better signage, contacting navigation apps, and being open to updates like examining red curbing.

MOTION: Adopt Resolution 2025-096 Approving to Maintain the Greater East San Carlos Slow Streets Project and Authorizing the Public Works Director or his Designee to Issue and Record a Notice of Completion.

MOVER: Dugan
SECONDER: Layton
AYES: Rak, Dugan, Layton, Venkatesh, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
Council recessed at 8:46 p.m. and reconvened at 8:56 p.m.

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11. STUDY SESSION
a. Receive a Presentation and Provide Direction on the Draft Northeast Area Specific Plan.

Senior Planner Rendell Bustos provided an overview of the Northeast Area Specific Plan, reviewed the proposed specific plan edits and posed five policy questions for Council consideration. Mr. Bustos and Community Development Director Al Savay responded to Council questions.

Public Comment
- Laurie Berger, attorney representing Honda San Carlos, expressed concerns regarding the proposed paseo and contamination remediation.
- Sean Williams, with G.W. Williams Company, offered suggestions to help make developments financially feasible.
- Todd Trekell, representing Bay Area Self Storage, expressed concerns and offered suggested amendments.
- Rosario Fernandez, resident, spoke in support of the Plan. - Sam Herzberg, resident, emphasized the need for park space on the east side and spoke in support of creekside buffers.
- Mark Lockenmeyer, with the HIA, spoke on the need for a grandfathering clause. - Ben Fuller, resident, spoke in support a publicly accessible park. - Rick Lafranchi, with Graymark Capital, voiced concerns with the activation in the area and offered suggested amendments.
- Jennifer Rosse, resident, spoke on the need for more green space on the east side. - Gia Pham, with Housing Choices, urged Council to ensure that new housing development include units at extremely low and very low income levels to support individuals with developmental disabilities.
- Brian Hecktman, with Graymark Capital, echoed comments made earlier by Mr Lafranchi. - Daniel Zizmor, resident, spoke in support of providing green space for all residents and community members.

At Mayor McDowell’s request, Mr. Savay responded to the letter Ms. Berger referenced in her comments. Staff and Urban Design Consultant Geeti Silwal and City Attorney Greg Rubens responded to Council’s additional questions.

MOTION: At 10:28 Extend the Meeting to Midnight.

MOVER: Venkatesh
SECONDER: Dugan
AYES: Venkatesh, Rak, Dugan, Layton, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
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Council provided staff with the following directions:
- Do not make changes to the maximum height or density for the MU-NE-90 block. - Increase Delta Star’s bonus height to 155 feet.
- Maintain the 15% ratio for publicly accessible open space. - Add a value statement in the Specific Plan highlighting the importance of parks and its public health benefits.
- Maintain a hybrid approach combining the $20 per square foot fee with negotiated community benefit options, including an escalator for inflation. - Implement a two-year timeframe in which a nonconforming use can be replaced with a nonconforming use before a minor use permit is required. - Require a minor use permit to re-establish a prior use instead of a conditional use permit with an amortization period to prevent multiple minor use permits. - Add a percentage threshold (e.g. 80% vacancy) for multi-tenant buildings to reestablish the nonconforming use.

12. 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.

MOTION: Continue this Public Hearing item to the September 22, 2025 Regular Council Meeting.

MOVER: Rak
SECONDER: Layton
AYES: Layton, Venkatesh, Rak, Dugan, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0

13. AGENDA SETTING
None.

14. ADJOURNMENT
The meeting adjourned at 11:22 p.m.

Crystal Mui,
City Clerk
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CITY COUNCIL

STAFF REPORT
MEETING DATE: October 14, 2025
ITEM TITLE: Adopt a Resolution Adopting the Sewer Collection System Master Plan 2025 Update.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution adopting the Sewer Collection System Master Plan 2025 update.

FISCAL IMPLICATIONS:

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

BACKGROUND:

The Sewer Collection System Master Plan (SCSMP) update stems from the need to plan for capacity improvements because of population growth and anticipated development, as outlined in the recently adopted 2045 General Plan Reset. The primary goal of the update is to assess the capacity needs of the sanitary sewer collection system in its current state, in the near term (2026– 2030), and at buildout (2031–2045). The buildout period aligns with the City Council–adopted 2045 General Plan Reset (GPR) Project, which updated the 2030 General Plan to accommodate continued development interest—including new offices, restaurants, services, retail, industrial uses, and housing (including the new Housing Element)—through the year 2045. The 2045 GPR also incorporated long-range planning initiatives, specifically the Downtown Specific Plan (DTSP), Northeast Area Specific Plan (NEASP) and the East Side Innovation District Vision Plan (ESIDVP).

On January 14, 2013, the City Council approved the original SCSMP, prepared by RMC Water and Environment. The firm conducted a comprehensive analysis of the capacity and condition of the City’s sanitary sewer collection system to support infrastructure upgrades, reducing the risk of sanitary sewer overflows (SSOs) through a 20-year collection system Capital Improvement Program (CIP). The SCSMP also supported the City’s compliance with its Consent Decree with San Francisco Baykeeper, as well as the Sewer System Management Plan requirements of the Statewide General Waste Discharge Requirement for Sanitary Sewer Systems—imposed under the Federal Water Pollution Control Act and the State of California’s Porter-Cologne Water Quality Control Act of 1969—administered by the San Francisco Regional Water Quality Control Board.

The SCSMP provided a prioritized CIP to assess, rehabilitate or replace deficiencies, and increase the capacity of the sanitary sewer collection system. This was implemented through several projects, including the Sewer System Closed-Circuit Television Inspection, Annual Sewer System Rehabilitation, Annual On-Call Sewer Replacement, Sewer Capacity Assurance, and

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Sewer Lateral Replacement Projects. These projects helped reduce SSOs from 65 per year in 2012 to zero by the end of 2017.

The Sewer Capacity Assurance Projects, Phases 1 through 4, completed approximately $10 million in high-priority capacity improvements between 2014 and 2017. Funding for these improvements came from sewer rate increases adopted in 2012.

On August 28, 2023, the City Council authorized the City Manager to execute a professional services agreement with Black & Veatch (“Consultant”) to assist in the preparation of the 2025 SCSMP update, after a formal request for proposals (RFP) process was completed.

ANALYSIS:

The SCSMP update performed hydrology and hydraulic modeling, flow monitoring, and model calibration; developed parcel loads, developed design flow criteria and hydraulic criteria; developed cost criteria, estimates, rankings, and a capital improvement program for capacity assurance (pipe main upsizing) of the wastewater collection system for the existing, near term and buildout scenarios for approximately 25 miles of the sewer collection system trunk mains.

This update applied more intense rainfall data projections to provide climate change resiliency for the recommended sewer main pipe upsizing.

Existing Sewer System and Service Area
The City’s sewer service area covers approximately 3,250 acres and serves a population of 30,700, based on 2020 census data. The wastewater collection system is divided into 17 sewer basins and includes approximately 100 miles of gravity sewer mains, about one mile of pressure (force) sewer mains, and six sewer pump stations. Gravity sewer mains range in diameter from 4 inches to 36 inches, but the majority—nearly 70 percent—consist of 6-inch diameter pipes. More than 85 percent of the pipes are less than 10 inches in diameter.

The existing wastewater collection system serves all areas within the City limits, as well as small portions of the Scenic Heights County Sanitation District, Emerald Lake Heights Sewer Maintenance District, Harbor Industrial Sewer District, Devonshire County Sewer District, and a small portion of the City of Belmont that is tributary to the City’s sewer system. All wastewater is conveyed to the Silicon Valley Clean Water (SVCW) outfall structure located at the end of Monte Vista Drive, where it is conveyed to the SVCW Wastewater Treatment Plant in Redwood Shores.

Wastewater Flows
The consultant team performed flow monitoring at nine sites throughout the city to estimate representative average dry weather flow (ADWF) and rainfall-dependent infiltration and inflow (RDII) within the wastewater collection system. Based on the data collected, the existing average ADWF for the system was determined to be 2.85 million gallons per day (“MGD”). These flows are projected to increase to 3.14 MGD in the near-term scenario and 4.70 MGD in the buildout scenario. The peak ADWF was then used as the starting point, with RDII added to determine the peak wet weather flow (PWWF) used in the capacity modeling.

Capacity Modeling and Hydraulic Criteria
The estimated PWWF is calibrated prior to running the model analysis to match predicted (simulated) flows with observed (monitored) flows, increasing the accuracy of flow predictions

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using Wastewater Planning Users Group criteria. The hydraulic model was also updated to incorporate as-built pipe drawing information from the City’s database, additional field data collected by City staff, and all pipes located in the NEASP, DTSP, and ESIDVP areas.

Gravity mains were evaluated for available capacity under design PWWF conditions. The following design criteria were established to assess system capacity for this SCSMP update:
• Design Storm: Use a composite design storm consisting of a 1-year storm followed by a 10-year, 24-hour storm, based on National Oceanic Atmospheric Administration (NOAA) Atlas 14 precipitation frequency estimates for San Carlos. To account for more intense rainfall due to climate change, the 10-year, 24-hour rainfall quantity used is NOAA’s upper value at the 90% confidence interval for that return period. • Hydraulic Deficiency: A conveyance segment is considered hydraulically deficient if the hydraulic grade line (HGL) is less than four feet below the ground surface. • Pump and Lift Stations: Require capacity improvements if the associated firm capacity (i.e., capacity with the largest pump out of service) is insufficient to convey the design PWWF.
• Force Mains: Require capacity improvements if the maximum flow velocity exceeds 8 feet per second.
• New Conveyance Design: Should allow for little to no surcharge under design conditions.

Capacity Assurance Projects
A total of 21 CIP projects were identified and sized to address capacity deficiencies under design PWWF conditions. The estimated capital cost of the capacity assurance improvements is $35 million, of which $2 million is appropriated for fiscal year (FY) 2025-26 and $3.5 million is appropriated for FY 2026-27 under the Sewer Capacity Assurance Improvements Project (C2305). A total of $12.5 million in capacity assurance improvements is projected from FY 2025-30. A 20-year CIP program is anticipated to complete the recommended improvements, which rely on the continued collection of sewer fees and anticipated sewer rate and capacity charge fee increases. Staff will issue a task order to the City’s on-call professional engineering consultant in October 2025 for design services for the initial project locations.

Wastewater Rate and Capacity Charge Study
In 2026, staff will post an RFP seeking a statement of qualifications for professional services to begin the Wastewater Rate and Capacity Charge Study (C2503). This study will develop a financial model that can be used to evaluate multiple funding options for various sewer program expenses, including the proposed Sewer Capacity Assurance Improvements recommended and prioritized by the 2025 SMP update.

The rate study will incorporate the costs associated with the 2025 SCSMP improvements, Silicon Valley Clean Water (SVCW) costs, and ongoing maintenance program costs. These will be presented to the City Council in Spring 2027 as part of the wastewater rate-setting process for the period beginning July 1, 2027, and beyond.

Historically, the wastewater capacity charge has remained unchanged, except for annual

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adjustments to account for construction cost inflation. Given the likely need to increase both sewer rates and capacity charges to cover the costs of rehabilitation, capacity assurance, and SVCW capital needs, staff will develop an outreach plan to communicate these changes early and consistently ahead of the scheduled rate hearings.

SVCW Financial Requirements
On August 11, 2025, the City Council received a presentation from SVCW on the financial plan for their Capital Improvement Program. Furthermore, SVCW has notified member agencies, including the City, of a plan to accelerate SVCW CIP infrastructure improvements utilizing SVCW reserves, which require additional contributions from each member agency. There are options to either borrow funds from SVCW reserves or contribute cash each year for the next three fiscal years for the City’s share, which totals approximately $4.9 million. This recent proposal from SVCW and additional required contributions from the City will be factored into the Wastewater Rate and Capacity Charge Study (C2503) planned to be completed in 2026 and adopted by City Council in 2027.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution adopting the Sewer Collection System Master Plan 2025 update; 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

2. Sewer Collection System Master Plan 2025 Update Final Report

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RESOLUTION NO. 2025 – ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS ADOPTING THE SEWER COLLECTION SYSTEM MASTER PLAN 2025 UPDATE.

WHEREAS, the need to update the Sewer Collection System Master Plan (SCSMP) stems from the need to plan for near-term capacity improvements and long-term buildout due to population growth and anticipated development, as outlined in the recently adopted 2045 General Plan Reset (GPR); and
WHEREAS, the 2045 GPR accommodates continued development interest—including new offices, restaurants, services, retail, industrial uses, and housing (including the new Housing Element)—through the year 2045. The 2045 GPR also incorporated long-range planning initiatives, specifically the Downtown Specific Plan, Northeast Area Specific Plan, and the East Side Innovation District Vision Plan; and
WHEREAS, on January 14, 2013, the City Council approved the original SCSMP, prepared by RMC Water and Environment. The firm conducted a comprehensive analysis of the capacity and condition of the City’s sanitary sewer collection system to support infrastructure upgrades to reduce the risk of sanitary sewer overflows (SSOs) through a 20-year collection system capital improvement program (CIP); and
WHEREAS, the SCSMP also supported the City’s compliance with its Consent Decree with San Francisco Baykeeper, as well as the Sewer System Management Plan requirements of the Statewide General Waste Discharge Requirement for Sanitary Sewer Systems—imposed under the Federal Water Pollution Control Act and the State of California’s Porter-Cologne Water Quality Control Act of 1969—administered by the San Francisco Regional Water Quality Control Board; and
WHEREAS, the SCSMP provided a prioritized CIP to assess, rehabilitate or replace deficiencies, and increase the capacity of the sanitary sewer collection system. This was implemented through several projects, including the Sewer System Closed-Circuit Television Inspection, Annual Sewer System Rehabilitation, Annual On-Call Sewer Replacement, Sewer Capacity Assurance, and Sewer Lateral Replacement Projects. These projects helped reduce SSOs from 65 per year in 2012 to zero by the end of 2017; and WHEREAS, the Sewer Capacity Assurance Projects, Phases 1 through 4, completed approximately $10 million in high-priority capacity improvements between 2014 and 2017.

Funding for these improvements came from sewer rate increases adopted in 2012; and WHEREAS, on August 28, 2023, the City Council authorized the City Manager to execute a professional services agreement with Black & Veatch to assist in the preparation of the SCSMP update, after a formal request for proposal process was completed; and WHEREAS, the SCSMP update performed hydrology and hydraulic modeling, flow monitoring, and model calibration; developed parcel loads, developed design flow criteria and hydraulic criteria; developed cost criteria, estimates, rankings, and a capital improvement program for capacity assurance (pipe main upsizing) of the wastewater collection system for the existing, near-term and buildout scenarios for approximately 25 miles of the sewer collection system trunk mains; and

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WHEREAS, the SCSMP update modeling applied more intense rainfall data projections to provide climate change resiliency; and
WHEREAS, a total of 21 CIP projects were identified and sized to address capacity deficiencies with an estimated capital cost of $35 million, anticipated to be completed through a 20-year CIP, which relies on the continued collection of sewer fees and anticipated sewer rate and capacity charge rate increases (to be determined by the upcoming Wastewater Rate and Capacity Charge Study); and
WHEREAS, the City Council approved $2 million in fiscal year (FY) 2025-26 and $3.5 million in FY 2026-27 for Sewer Capacity Assurance Improvements (C2305) per the adopted City budget for FY 2025-27, to design and complete construction of the initial projects recommended in the SCSMP update.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby adopts the Sewer Collection System Master Plan 2025 update.
* * * * *
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 14th day of October 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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BLACK & VEATCH

CITY OF SAN CARLOS

SEWER COLLECTION SYSTEM MASTER
PLAN 2025 UPDATE

FINAL REPORT
BLACK & VEATCH PROJECT NO. 417391

PREPARED FOR
City of San Carlos
3 OCTOBER 2025

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Table of Contents i
Table of Contents

1.0 Introduction ................................................................................................................................ 1

1.1 Scope of Work ..........................................................................................................................1

1.2 Objective ...................................................................................................................................1

1.3 Report Organization .................................................................................................................2

2.0 Sewer Collection System Description ......................................................................................... 2

3.0 Model Update and Calibration..................................................................................................... 5

3.1 Model Hydraulics......................................................................................................................5

3.2 Model Hydrology ......................................................................................................................6

3.2.1 Flow Monitoring .......................................................................................................6

3.3 Sewer Flow Computation and Allocation................................................................................7

3.3.1 Dry Weather Flows ...................................................................................................8

3.3.2 Flow Allocation.........................................................................................................9

3.3.3 Sewered Areas .........................................................................................................9

3.3.4 Neighboring Entities...............................................................................................10

3.4 Model Calibration ...................................................................................................................10

3.4.1 Calibration Methodology .......................................................................................10

3.4.2 Calibration Results .................................................................................................11

4.0 Capital Improvement Plan (CIP) Development .......................................................................... 13

4.1 Design Flow and Hydraulic Criteria .......................................................................................14

4.2 Projected Future Development..............................................................................................15

4.2.1 Buildout Scenario ...................................................................................................18

4.3 System Performance Under Future Conditions....................................................................18

4.4 Pipe Sizing Methodology .......................................................................................................22

4.5 CIP Summary ..........................................................................................................................22

4.6 CIP Costing .............................................................................................................................25

4.7 CIP Implementation Plan .......................................................................................................27

5.0 Conclusion................................................................................................................................ 29

LIST OF TABLES
Table 1. Existing Sewer System Pipe Lengths...................................................................................................3 Table 2. Pump Station Characteristics...............................................................................................................3 Table 3. DWF Summary.......................................................................................................................................8 Table 4. Flow Meter Basin Acreage....................................................................................................................9 Table 5. Wet Weather Flow Calibration Statistics for Peak Flow ...................................................................12 Table 6. Wet Weather Flow Calibration Statistics for Event Volume..............................................................13 Table 7. Wastewater Generation Rates............................................................................................................15 Table 8. Subcatchments with Near-Term Development (Pipeline Projects)..................................................16

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Table of Contents ii
Table 9. Buildout Growth Elements ..................................................................................................................18 Table 10. ADWF and PWWF for Near Term and Buildout Flows ....................................................................18 Table 11. Capacity Deficiencies Under Design PWWF ....................................................................................19 Table 12. Identified CIPs and Locations ..........................................................................................................22 Table 13. ADWF and PWWF for Near Term and Buildout Flows with CIP......................................................25 Table 14. Planning Level Unit Costs .................................................................................................................25 Table 15. CIP Cost Estimates ...........................................................................................................................26 Table 16. CIP Prioritization ...............................................................................................................................28

LIST OF FIGURES
Figure 1. San Carlos Wastewater Collection System and Tributary Areas ......................................................4 Figure 2. Flow Meter Location Schematic..........................................................................................................7 Figure 3. Diurnal Plot Showing Weekday and Weekend Patterns, Site 2 .........................................................9 Figure 4. Wastewater Flow Components .........................................................................................................11 Figure 5. Dry Weather Flow Calibration Plot (Site 2) .......................................................................................11 Figure 6. Wet Weather Calibration Plot (Site 2) ...............................................................................................12 Figure 7. 1-year plus 10-year Synthetic Design Storm Event ..........................................................................15 Figure 8. Growth Areas......................................................................................................................................17 Figure 9. Peak flows for Near Term and Buildout at the Treatment Plant .....................................................19 Figure 10. Near-Term Capacity Deficiencies under Design PWWF ................................................................20 Figure 11. Buildout Capacity Deficiencies under Design PWWF ....................................................................21 Figure 12. Identified CIPs ..................................................................................................................................24 Figure 13 System-wide Design Hydrographs for Near-Term and Buildout with CIPs in Place .....................25

LIST OF APPENDICES
Appendix A.1 – DWF Diurnal Curves
Appendix A.2 – DWF Calibration Plots
Appendix A.3 – WWF Calibration Plots
Appendix A.4 – Land Use Memo
Appendix A.5 – Peak Design Flow Detail by Pipe
Appendix A.6 – CIP Descriptions

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Table of Contents iii

LIST OF ABBREVIATIONS
Capital Improvements Plan (CIP)
City of San Carlos (City)
Downtown Specific Plan (DTSP)
Dry weather flow (DWF)
Geographic Information System (GIS)
Hydraulic grade line (HGL)
Hydraulic/Hydrologic (H/H)
Level of service (LOS)
Maintenance Hole (MH)
Northeast Area Specific Plan (NEASP)
Peak WWF (PWWF)
Previous Master Plan (2013 Master Plan, RMC)
Rainfall dependent infiltration and inflow (RDII)
Sewer Collection System Master Plan 2025 Update (2025 Master Plan) Sanitary sewer overflows (SSOs)
Silicon Valley Clean Water (SVCW)
Wastewater Planning Users Group (WaPUG)
Wet Weather Flow (WWF)

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Introduction 1

1.0 Introduction
The City of San Carlos (City) Sewer Collection System Master Plan 2025 Update (2025 Master Plan) is an update to the City’s previous master plan dated January 2013 (2013 Master Plan, RMC). The 2025 Master Plan was completed by Black & Veatch under an agreement with the City dated September 14, 2023.

Through the 2025 Master Plan, the City plans to continue providing safe and reliable services to its customers by balancing the needs to expand its infrastructure systems to accommodate growth and redevelopment, while continuing the rehabilitation needs of its aging infrastructure. This chapter summarizes the scope of work, objective of the project, and report organization.

1.1 Scope of Work
A listing of the scope of work under this agreement is summarized below, the details of which are included in the Agreement:

Task AA - Project Management and Coordination
AA.1. Project Management
Task A - Review Existing System and Flow Monitoring
A.1. Data Collection and Review
A.2. Model Update
A.3. Flow Monitoring and Rain Gauges (under sub-contract with ADS) Task B - Develop Land Use Planning Information & Parcel Loads B.1. Develop Land Use Planning and Parcel Loads
B.2. Prepare Land Use Planning Criteria TM
Task C - Develop Design Flow & Hydraulic Criteria
C.1. Develop Design Flow Criteria
C.2. Develop Hydraulic Criteria
Task D - Develop Capacity Relief Projects
D.1. Model Calibration (Dry & Wet Weather)
D.2. Develop and Evaluate Relief Project Alternatives
D.3. Prepare Model Update and Capacity Relief Projects TM Task E - Develop Sewer System Capital Improvement Program (Plan) E.1. Develop Cost Criteria
E.2. Prepare Cost Estimates
E.3. Develop Project Rankings
E.4. Develop CIP (Maps, Project Descriptions)
Task F - Prepare Master Plan Report
F.1. Prepare Draft Report
F.2. Prepare Final Report

1.2 Objective
The objective of the 2025 master plan was to comprehensively evaluate the sanitary sewer system capacity and develop a phased capital improvements plan under existing, near-term, and buildout scenarios, incorporating current system characterization and projected growth, to guide the city of San Carlos (City) in providing the best level of service (LOS) to their residents.

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Sewer Collection System Description 2

1.3 Report Organization
The 2025 Master Plan contains five chapters followed by supporting appendices. The chapters are briefly described below:
• Chapter 1 – Introduction. This chapter introduces the project scope, objectives and organization of the 2025 Master Plan.
• Chapter 2 – Existing System. This chapter describes the City’s existing sewer collection system.

System information was obtained through the review of 2013 Master Plan report, sewer atlas maps, operating records, collection system Geographic Information System (GIS) data, field verification surveys, and other available data.
• Chapter 3 – Model Calibration. This chapter presents a summary of hydraulic model development and calibration. The hydraulic/hydrologic (H/H) model of the City’s sewer system, developed using Innovyze® InfoWorks™ ICM software, serves as a tool for assessing the flows and capacities of the City’s trunk sewers, and for identifying solutions to sewer capacity issues.

Model calibration was performed using the latest flow and rainfall monitoring data collected for this project in December 2023 and January 2025 wet season. • Chapter 4 – Capital Improvements Plan (CIP) Development. This chapter presents the recommended CIP for the City’s wastewater collection system. Design criteria established to size the projects is also presented. The project recommendations, configurations, conceptual costs, and phasing of the CIP are included in this chapter.
• Chapter 5 – Conclusion. This chapter presents the conclusion for the master plan and recommendations for the City.

2.0 Sewer Collection System Description
The city of San Carlos encompasses a total area of 3,250 acres and serves a population of 30,700 as per 2020 census data. The existing wastewater collection system service area includes all areas within the City’s limits, small portions of Scenic Heights County Sanitation District, Emerald Lakes Heights Sewer Maintenance District, Harbor Industrial Sewer District, Devonshire County Sewer District and a small portion of the City of Belmont that are tributary to the City’s sewer system. The City’s sewer collection system includes approximately 100 miles of gravity sewers ranging from 4 inches in diameter to 36 inches. All sanitary flow from the City is eventually conveyed to the Silicon Valley Clean Water (SVCW) outfall, owned and operated by SVCW.

Table 1 below lists the length of pipe by diameter in San Carlos system.

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Sewer Collection System Description 3
Table 1. Existing Sewer System Pipe Lengths
Pipe Diameter
(inches) Length (ft)
4 672
5 270
6 357,349
8 86,436
10 23,507
12 12,099
14 27
15 18,357
18 6,445
20 115
21 2,947
24 4,851
27 4,275
30 57
33 3,138
36 1,676
Total 522,221
The City owns and operates a total of six pump stations within their collection system. Two pump stations, Associate and Tierra Linda, were included in the model, while four pump stations including Kelly Moore I and II, and Upper and Lower Crestview, were not modeled as they serve areas so small that modeling them was not warranted. The two modeled pump stations were updated for stop and start elevations based on the data provided by the City. Table 2 below summarizes the configurations of the two modeled pump stations.

Table 2. Pump Station Characteristics
Name
No. of
pumps
Wet Well
Diameter (ft)
Wet Well
Depth (ft)
Start
Elevation
(ft)
Stop
Elevation
(ft)
Associate 2 6 15 3.9 1.5
Tierra Linda 2 8 17 6 3
Figure 1 presents an overview of the City’s wastewater collection system.

The modeled system used in developing the 2025 Master Plan included approximately 25 miles of gravity sewer ranging in diameter from 6 inches to 36 inches. Model updates and calibration to the latest flow monitoring data are described in the next section.

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Sewer Collection System Description 4
Figure 1. San Carlos Wastewater Collection System and Tributary Areas SVCW Outfall
Sewer Collection System Master Plan 2025 Update
Update

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Model Update and Calibration 5

3.0 Model Update and Calibration
The hydraulic model developed as part of the 2013 Master Plan was inherited and updated to conduct the hydraulic analysis of the current sewer collection system master plan development.

Model hydraulics include the skeletonized model as developed during the 2013 Master Plan, which was updated to include newly developed projects as described in subsequent sections. The hydrologic methodology used in the ICM model was kept the same as that from the 2013 Master Plan, and the parameters were recalibrated to the latest flow monitoring data. The skeletonized hydraulic model of the City’s collection system focuses on trunk sewers (10-inch diameter and larger) and associated facilities, which is standard in the industry, as the local collector sewers are typically sized to facilitate maintenance and do not typically have capacity issues. However, the hydraulic model does include some smaller diameter sewers as needed to provide system connectivity or to represent relief sewers (e.g., parallel sewers or basin-to-basin connections). The updated collection system model comprises of 236 subcatchments delineated to represent the connectivity of unmodeled collector sewer pipes to the modeled trunk sewer pipes.

3.1 Model Hydraulics
The hydraulic model was updated to address minor data gaps including updates from GIS, as-built drawing information provided by the City, and additional field data collected by City staff. Pipe sizes and inverts of some pipes in the 2013 model were updated to match the latest GIS data and record drawings.

The hydraulic model was also updated to include all the pipes in the Northeast Area Specific Plan (NEASP) and Downtown Specific Plan area (DTSP). The 6-inch to 8-inch sewers were modeled for the DTSP and NEASP. The City has a total of 522,221 ft or about 99 miles of sewer pipes, of which 25 miles were included in the model, ranging from 6-inch to 36-inch in diameter. The network has a single model outfall at the discharge point to the SVCW outfall.

The hydraulic model transforms information about the physical and operational characteristics of the sewer system into a mathematical representation, solving a series of differential equations for continuity and momentum (Saint-Venant equations) to depict a completely dynamic model capable of modeling unsteady flow under any flow regime. This process simulates various flow conditions for specified flow loads. The modeling results provide information on flows, flow depth, velocity, surcharging, and backwater conditions that are used to analyze system performance and identify system deficiencies. The model is also used to verify the adequacy of recommended or proposed system improvements.

The hydraulic model comprises a network of nodes (e.g., MH, storage, or diversion) and conduits (e.g., gravity sewer, force main, weir, or pump) used to define the physical entities within a collection system.

The following descriptions provide additional information on elements used to update the hydraulic model:
• Node: Represents MH, split MH, diversion structures (with no other physical component such as a weir), storage facilities, and outfalls in a collection system. Storage facilities include modeled lift station wet wells. All flows loaded into the model are attached to a node structure. The data required for each node structure include invert elevation, rim elevation, and MH diameter. • Conduit: Represent structures that convey wastewater from one point in the system to another.

Conduits include gravity pipes, force mains, pumps, and weirs. Several different types of pumps and weir structures are available as standard elements. The physical data for gravity pipes and force mains include invert elevation, diameter, length, and roughness coefficient. The physical data for pumps include type of pump, elevation, head-discharge relationship, and operational parameters such as on/off elevations and sequencing.

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• Sewersheds or subcatchments: Represents the area contributing sewer flows to an individual node in the model. Subcatchments usually represent a set of City blocks or grouping of parcels and collection of small diameter sewers (typically 6-inch to 8-inch diameter) that flow into the node. The subcatchment layer identifies land uses, contributing area, diurnal curve profile, dry and wet weather flow inputs, flow factors, rainfall, inflow and infiltration.

3.2 Model Hydrology
The model hydrology depicts the physical process of generating wastewater flows, including infiltration and inflow, to route through the physical system of model hydraulics. To update the model with the latest system flow characterization, a flow monitoring study was conducted by ADS to support calibration of the hydraulic model of the City’s collection system.

3.2.1 Flow Monitoring
Flow monitoring was performed at nine sites over 75 days from December 5, 2023, to February 22, 2025.

The purpose of flow monitoring was to estimate the representative average dry weather flow (DWF) and the rainfall dependent infiltration and inflow (RDII) responses within the wastewater collection system.

The flow monitoring data was then used to calibrate the hydraulic model. The nine monitoring sites were used to characterize flows in their tributary collection system in calibrating the model hydrology. The consultant team and City staff collaborated to determine the optimal locations for flow monitoring. The monitoring sites were selected with the following goals:
• Isolate basins with rainfall dependent infiltration and inflow (RDII) or previous sewer rehabilitation.
• Meet minimum drainage basin size and flow requirements. • Avoid influence from pump station and lift station pumping cycles. • Isolate basins with sewer surcharging or overflow issues and in areas with older infrastructure.

Figure 2 presents the maintenance hole (MH) locations where flow meters were installed and interconnectivity of these flow meters.

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Model Update and Calibration 7
Figure 2. Flow Meter Location Schematic

3.3 Sewer Flow Computation and Allocation
Data collected from the 2023-24 flow monitoring was used to compute and allocate the DWF and the representative RDII across the 236 existing subcatchments within the hydraulic model. The original subcatchments from the 2013 Master Plan model were refined to match the latest flow monitor locations and in a few locations for additional pipes that were added as part of the model updates. Subcatchment areas range between 10 acres and 300 acres. These subcatchments were delineated to include groups of parcels flowing to a single modeled MH. Sewer collection flows were developed and assigned to each subcatchment. These flows were divided into two categories:
• Average dry-weather flow (DWF) includes the base sanitary flow and low groundwater infiltration from permitted connections to the collection system. Average DWF quantities and their

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corresponding diurnal time patterns or unit hydrographs were computed from the observed flow monitoring data and loaded directly into the model.
• Rainfall-dependent inflow and infiltration (RDII) results when flows from wet weather events and high groundwater infiltrate into the system, either through defects in the existing system, or from unpermitted connections that convey stormwater into the sewer system. RDII is computed by the model, through a selected hydrologic model, and requires rainfall input on contributing subcatchment surface areas.

The model then adds the two flow components at each time step and dynamically routes the total flow downstream, accounting for travel time, flow attenuation, unsteady state flow regimes, backwater conditions, and flow diversions based on the hydraulic system configuration.

3.3.1 Dry Weather Flows
The period from December 5th to December 12th was identified as the dry period for this flow monitoring to be used to compute the average DWF. Average of observed flow for each time step was computed over this period to develop a 24-hour average hydrograph each for weekdays and weekends. A corresponding time pattern (unit hydrograph) for each flow monitoring site was also developed and applied to each subcatchment tributary to the flow monitoring site. Table 3 summarizes average DWF established at each flow monitoring location.

Table 3. DWF Summary
Flow
Meter MH ID
Cumulative Area
(acres)
Avg. DWF
(mgd)
Cumulative DWF
(mgd)
SC_01 AB/55 1,609 0.084 0.848
SC_02 AC/22 463 0.252 0.252
SC_03 AF/44 960 0.553 0.553
SC_04 AF/50 93 0.095 0.095
SC_05 AI/02 989 0.495 0.512
SC_06 AI/33 371 0.017 0.017
SC_07 BU/10 147 0.103 0.103
SC_08 DA/02 236 0.091 0.091
SC_09 AA/01c 1,710 0.808 1.650
Total 6,578 2.498
Average DWF typically has a consistent daily pattern, with the peak flows occurring in the morning and late afternoon periods for pre-dominant residential areas. A diurnal pattern for each of the nine flow monitoring locations was computed for weekdays and weekends. Diurnal pattern for Site 2 is shown as an example in
Figure 3. Appendix A.1 presents diurnal patterns for all the flow monitoring sites.

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Figure 3. Diurnal Plot Showing Weekday and Weekend Patterns, Site 2

3.3.2 Flow Allocation
Water meter data collected from California Water Service from 2021–2025 was used to allocate flows to each subcatchment tributary to the flow monitoring MH. Water meters were geocoded and overlaid with the subcatchments to apportion the established DWF according to the water meter density in each subcatchment such that the total flow from each subcatchment equals the established average DWF at the flow monitoring MH.

3.3.3 Sewered Areas
For this model update and calibration effort, the previously established model by San Carlos was used as a starting point. However, the subcatchment delineations were updated to include new and planned redevelopments within San Carlos. The subcatchments were also modified to include only sewer contributing areas at each location, and not include any open spaces or parks as they do not contribute to sewer flow. Table 4 summarizes the acreage at each flow monitoring site as established in model calibration.

Table 4. Flow Meter Basin Acreage

FM MH ID
Cumulative Area
(acres)
Net FM Area
(acres)
SC_01 AB/55 1,609 157
SC_02 AC/22 463 463
SC_03 AF/44 960 960
SC_04 AF/50 93 93
SC_05 AI/02 989 618
SC_06 AI/33 371 371
SC_07 BU/10 147 147
SC_08 DA/02 236 236
SC_09 AA/01c 1,710 274
Contributing sewered area and rainfall are used, in conjunction with the selected hydrologic method in the model, to generate RDII. RDII and DWF are added at each time step to generate the total flow in each pipe segment.
0 0.2

0.4 0.6

0.8 1

1.2 1.4

1.6 12:00 AM 6:00 AM 12:00 PM 6:00 PM 12:00 AM
Flow, mgd
Weekday
Weekend

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3.3.4 Neighboring Entities
San Carlos receives a small portion of flow from neighboring entities, including Harbor Industrial Area, which were captured in the respective downstream flow meter. Monitored flow from Site 8 (MH DA/02) showed abnormal flow spikes in several instances after rainfall events that indicated manual operations within their system that sent those flow to San Carlos. Due to the unexpected flow patterns this monitoring site could not be calibrated during wet weather flow. DWF contribution from Harbor Industrial Area was included in the calibration of Site 8. However, Harbor Industrial Area is planned not to be contributing any new growth flows to San Carlos in the future. DWF and area contributions from other agencies were carried forward in the model using the same assumptions as for the existing scenario.

3.4 Model Calibration
Model calibration is the process of matching predicted (simulated) flows to observed (monitored) flows by adjusting certain model parameters to get peak flow and event volume of the RDII contribution within the established calibration targets. Hydrologic calibration methodology used in the model and their results are presented below.

3.4.1 Calibration Methodology
As per the model received, the fixed runoff method for the RDII volume and the Wallingford method for flow routing were used to compute the RDII hydrograph from subcatchments in the model. Four types of runoff surfaces (fast, medium, slow, and very slow) were used to control the shape of the RDII hydrograph during the calibration process. The model calibration included three parameters:
• Fixed runoff coefficient for each surface,
• Type of surface that defines the timing of the runoff such as fast for impervious surface that becomes inflow and medium and slow responses for pervious surface that become infiltration, and
• Percent of surface that can contribute to runoff.

During the flow monitoring effort, two rain gauges were set up at locations across the city to capture rainfall. Three storms were identified and selected for calibration from this rainfall monitoring data. These events included the following:
• February 3, 2025 (total rainfall of 1.82 inches over 36 hours) • January 21, 2025 (total rainfall of 1.44 inches over 15 hours) • January 31, 2025 (total rainfall of 1.24 inches over 14 hours) The flow calibration is split into two components: Dry Weather Flow (DWF) and Wet Weather flow calibrations (WWF). DWF Calibration consists of base wastewater flow or average daily flow and inherent groundwater Infiltration. The diurnal pattern for weekday and weekend is multiplied by the base wastewater flow to estimate the average daily wastewater generation. The WWF calibration consists of RDII combined with the DWF to generate a total flow hydrograph that is then matched with the observed flow hydrograph through an iterative model process until peak flow and volume metrics are met to established targets.

Figure 4 below shows the wastewater flow components.

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Figure 4. Wastewater Flow Components

3.4.2 Calibration Results
The 7-day dry period from December 5, 2023, to December 12, 2023, was used as the dry weather calibration period for comparing flow data to the model results. This period was selected because it was not impacted by previous rainfall and most of the meters showed consistent readings.

The primary focus of the dry weather calibration was to confirm that the calculated average DWF aligns with the monitored flow during the dry period after getting loaded into the model per the methodology described above. A sample dry weather calibration plot for Site SC_02 is shown in Figure 5. Appendix A.2 contains the DWF calibration plots for all flow meters.

Figure 5. Dry Weather Flow Calibration Plot (Site 2)
Fixed runoff method coefficients for peak flow and routing coefficients for hydrograph shape were adjusted in the ICM model to simulate the RDII response from the observed rainfall input in calibrating for storm flows observed during the flow monitoring period. The three-week wet period from approximately the second week in January to the first week in February were used for calibration focusing on the three major storms of January 21, January 31 and February 3, 2025. Figure 6 presents a sample of the wet Monitored Flow Modeled Flow

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weather flow calibration results from Site 2. Appendix A.3 shows the storm calibration plots for all meters.

Figure 6. Wet Weather Calibration Plot (Site 2)
The Wastewater Planning Users Group (WaPUG) criteria were used to determine a good calibration between observed and modelled data for peak flow and volume. The calibration bounds for peak flow used were -15% to +25%, and those for event volume were -10% to +20%. The peak flow calibration results of the wet weather calibration at the 8 monitored sites, excluding SC_08, are presented in the Table 5. As mentioned earlier, SC_08 did not show consistent flow patterns, and was not included in calibration.

Table 5. Wet Weather Flow Calibration Statistics for Peak Flow Flow Meter Conduit
Peak Flow (MGD)
Event 1 (1/21/24) Event 2 (1/31/24) Event 3 (2/3/24)
Obs. Sim. Diff. Obs. Sim. Diff. Obs. Sim. Diff.

SC_01 AB/55.2 8.46 9.31 10% 4.84 4.86 0% 5.84 5.92 1%
SC_02 AC/22.1 2.12 2.09 -1% 0.99 1.14 16% 1.34 1.42 6%
SC_03 AF/44.1 3.24 3.66 13% 2.66 2.76 4% 3.31 3.09 -6%
SC_04 AF/50.1 0.67 0.73 8% 0.42 0.48 14% 0.50 0.56 12%
SC_05 AI/02.1 4.92 5.33 8% 2.73 3.40 25% 3.44 3.97 15%
SC_06 AI/33.1 1.82 1.82 0% 0.93 1.06 14% 1.32 1.29 -2%
SC_07 BU/10.1 0.95 1.08 15% 0.50 0.55 9% 0.57 0.63 10%
SC_09 AA/01c.1 10.09 8.51 -16% 5.21 6.64 27% 6.29 7.43 18% Modeled Flow
Monitored Flow

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 13 The event volume calibration results of the wet weather calibration at the 9 monitored sites are presented in Table 6.

Table 6. Wet Weather Flow Calibration Statistics for Event Volume Flow Meter Conduit
Event Volume (MG)
Event 1 (1/21/24) Event 2 (1/31/24) Event 3 (2/3/24)
Obs. Sim. Diff. Obs. Sim. Diff. Obs. Sim. Diff.

SC_01 AB/55.2 7.60 7.85 3% 7.81 8.20 5% 11.71 10.39 -11% SC_02 AC/22.1 1.71 1.97 15% 1.81 2.11 16% 2.58 2.69 4%
SC_03 AF/44.1 3.85 4.38 14% 4.50 4.64 3% 6.44 6.50 1%
SC_04 AF/50.1 0.57 0.59 4% 0.57 0.64 13% 0.83 0.78 -7%
SC_05 AI/02.1 4.67 5.27 13% 4.74 5.52 16% 7.13 7.19 1%
SC_06 AI/33.1 0.86 0.93 8% 0.81 0.88 9% 1.19 1.12 -6%
SC_07 BU/10.1 0.67 0.73 8% 0.70 0.70 -1% 0.99 0.90 -9%
SC_08 DA/02.1 0.61 0.56 -9% 0.59 0.55 -8% 0.70 0.67 -4% SC_09 AA/01c.1 9.05 10.08 11% 9.97 10.60 6% 13.55 14.09 4% Overall, calibration met the required targets with some exceptions at SC_08 and SC_09. Calibration criteria at SC_08 (DA/02) was not met in some instances due to unexplained peak flows from maintenance operations of Shoreway Lift Station which will likely not contribute additional flows to San Carlos in buildout scenario as noted in the previous master plan. Hence, there will be no impact on the system capacity analysis by not having this flow meter calibrated within standards. It was verified that the SVCW flow meter log didn't note any maintenance activity during this period, and observed peak flows remain an anomaly. SC_09 is downstream of SC_08 and it somewhat impacted by the abnormalities of SC_08.

The calibrated model was next used to determine the system performance under established future scenarios and established design criteria to develop the capital improvement plan.

4.0 Capital Improvement Plan (CIP) Development
Using the calibrated model as the primary analysis tool, and subjecting it to future development scenarios, a capital improvement plan (CIP) was developed including the size, extents, costs, and timing of implementation of individual CIP projects. The CIP projects were defined to relieve the existing system of predicted capacity constraints under existing, near-term and buildout conditions. The recommended CIP identifies the improvements at a master planning level and does not constitute preliminary design of these improvements. Subsequent alignment studies and preliminary designs are recommended to refine the scope of the proposed improvements.

The CIP describes a combination of pipeline improvements to address sanitary sewer overflows (SSOs) that are predicted to result from the design storm event. The proposed CIP presents a solution that appears viable and practical, based on the information that was known as of the date of this Master Plan.

Additional information that is gained through preliminary design activities (permitting, easement acquisition, environmental documentation, etc.) and additional evaluation of the capacity of the City’s system is expected to lead to changes in the final project descriptions, costs, and the implementation

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 14 timeline, and may also result in changes to the types of projects implemented. Also, the City’s concurrent efforts to reduce I&I will result in lower peak WWF (PWWF) requirements for some planned CIP projects.

Therefore, the proposed CIP is an evolving planning tool that will require refinement throughout the implementation of the CIP.

Hydraulic design criteria were first established against which the predicted model results, from each future scenario, were compared to define and phase the CIP projects.

4.1 Design Flow and Hydraulic Criteria
Gravity mains were evaluated for available capacity under design PWWF conditions. The following design criteria was established to evaluate the system capacity for this master plan:
• Evaluate system capacity under buildout scenario’s PWWF in response to the established design storm as a 1-year storm followed by a 10-year, 24-hour storm per NOAA Atlas 14 precipitation frequency estimates for San Carlos.
• A conveyance is considered hydraulically deficient if the Hydraulic Grade Line (HGL) under design PWWF is within less than four feet of the ground surface (freeboard elevation). • Pump Stations and Lift Stations require capacity improvements if the associated firm capacity (i.e., capacity with the largest pump out of service) is inadequate to convey the design PWWF. • Force mains necessitate capacity improvements if the maximum velocity exceeds 8 feet per second (fps) during design PWWF.
• New conveyance designed to convey design PWWF with little to no surcharge.

The use of wet weather design events as the basis for sewer capacity evaluation is a well-accepted practice. The approach is to first calibrate a hydraulic model of the system to match wet weather flows from observed storm(s), and then apply the calibrated model to a design rainfall event to identify capacity deficiencies and size improvement projects. This helps to better reflect the impacts of successive storm events and antecedent conditions as criteria for evaluating the capacity of the conveyance system.

Including wet antecedent conditions in the model also helps to account for more intense rainfall due to climate change, as witnessed in recent years. Design storms are synthetic rainfall events used to evaluate collection system capacity under wet weather flow conditions. The specific recurrence interval and rainfall duration for the design storm are not regulated. For this assessment of the San Carlos system, a 1-yr 12-hr rainfall amount of 1.78 inches followed by 10-yr 24-hr rainfall of 3.96 inches as per NOAA Atlas 14 were used. To account for more intense rainfall under climate change, the 10-yr 24-hr rainfall quantity used is NOAA’s upper value of the 90% confidence interval for this storm return period. Figure 7 shows the 10-year design storm event.

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 15 Figure 7. 1-year plus 10-year Synthetic Design Storm Event

4.2 Projected Future Development
This section provides an overview of the Land Use projections that have been identified for the City of San Carlos. Further details on the Land Use planning are provided in the Land Use Memo which is attached as Appendix A.4 with the masterplan.

Projected future development rates were provided by the City. The current hydraulic model was calibrated to dry weather flows and peak wet weather flows during the winter of 2023-24. Planned and expected redevelopment in the City will add flow to the sewer lines in the areas of redevelopment and may require increases in sewer capacity to accommodate these additional flows during peak wet weather flow.

Planned and expected developments were aggregated per model subbasin. For each subbasin, the area in square feet of additional commercial/industrial development, and the number of additional residential dwelling units were calculated. Using standard rates of flow for each category, these flows were added to the model to create future scenarios. For this master plan, two scenarios were developed: near-term and buildout. The near-term scenario includes the “pipeline” projects that have been identified by the City, which includes all major projects that have been approved or are currently under review. The buildout scenario includes all expected future development. The standard rates used for the development of flows are listed in
Table 7 below. Hotel and Restaurant land uses were added in the Downtown Specific Plan (DTSP) Area because there is such a high percentage of these two land uses planned by buildout. In other areas of the City, the commercial/industrial rate was determined to be a reasonable estimate.

Table 7. Wastewater Generation Rates
Sewer Production Rates and Assumptions
Residential Indoor Water use rate per State Law1(gal/capita/day) 47.00 Commercial/Industrial rate per Calwater Indoor Water Use Standard (gal/sq-ft/day) 0.097

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 16 Sewer Production Rates and Assumptions
Hotel3 0.20
Restaurant3 0.57
Number of people per dwelling unit 1.99
1 See: https://www.waterboards.ca.gov/conservation/regs/water_efficiency_legislation.html 2 Value used for Alexandria Development
3 Data Source: US Energy Information Administration
The existing base DWF for the system as determined from the latest flow monitoring effort was 2.85 MGD. These flows increased to 3.14 MGD in the Near-Term scenario and 4.70 MGD for the Buildout scenario.

The Near-Term Scenario consists of thirteen large pipeline projects, with only one of those projects incorporating housing and the remaining being commercial/industrial. The number of residential units and square footage of each commercial unit was multiplied by standard indoor water consumption rates to calculate the total flows of expected wastewater. Figure 8 outlines the growth areas of the City.

Table 8 identifies model subcatchments that have near-term pipeline projects. The additional flows from the pipeline projects were calculated for each subcatchment and loaded into the hydraulic mode.

Additional information on which projects were included in the near-term scenario can be found in the Land Use Memorandum as provided in Appendix A.4. Figure 8 outlines the growth areas of the City.

Table 8. Subcatchments with Near-Term Development (Pipeline Projects) Subcatchment
Existing1 Near-Term Change from Existing
Comm/Ind (sq-ft) Residential Units Comm/Ind
(sq-ft)
3 26,000 0 93,000
89 29,723 0 630,825
91 610,907 0 1,008,890
122 30,559 242 -30,559
125 83,510 0 -31,269
162 101,068 0 124,348
176 44,812 0 146,057
177 0 0 96,175
193 16,445 0 190,263
217 40,067 0 99,133
224 80,038 0 329,772
Total 1,063,129 242 2,656,635
1 Only Includes existing square footage data for parcels being developed

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 17 Figure 8. Growth Areas
SVCW Outfall
Sewer Collection System Master Plan 2025 Update

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 18

4.2.1 Buildout Scenario
The buildout scenario consists of all future growth that is estimated under the general plan. This will include growth from the Downtown Specific Plan (DTSP), and the Northeast Area Specific Plan (NEASP), the general plan housing element and all other expected future development and redevelopment in the City. The City provided block level development projections for the DTSP and NEASP, and parcel level projections for the housing element. All other growth was calculated using Traffic Analysis Zone (TAZ) data provided by the City. The sewer generation flows from buildout growth were calculated similar to the near-term flows and added to each subcatchment in the hydraulic model. Table 9 summarizes the total buildout growth by each planning category. From the existing conditions to buildout there is projected to be 8,362 new dwelling units and 9,267,412 square feet of non-residential development.

Table 9. Buildout Growth Elements
Buildout Growth Plan
Residential
(Units)
Commercial/
Industrial
(sq ft)
Downtown Specific Plan (DTSP) 1,565 420,820
Northeast Area Specific Plan (NEASP)
1 1,890 4,209,497
Housing Element 1,2 2,025 0
Traffic Analysis Zone Data 1,2,3,4 2,640 1,980,460
Subtotal 8,120 6,610,777
Near-Term Pipeline Projects 242 2,656,635
Buildout Total 8,362 9,267,412
1 Does not include two pipeline projects
2 Does not include the DTSP area
3 Does not include Housing Element properties
4 Does not include the NEASP area

4.3 System Performance Under Future Conditions
The system performance was evaluated under existing, near-term and buildout conditions. A system-wide CIP was developed to address capacity deficiencies per established design criteria and sizing of pipes to meet the hydraulic criteria for new pipes. Buildout scenario flows were used to size CIP pipes. Other considerations in developing the CIP include analyzing if the pump stations have the firm capacity to handle the design PWWF flow, if force main velocities are not exceeding the maximum allowable velocities, and that all gravity mains have the minimum velocity to prevent sediment build-up (typically 2 fps). The existing model was run for current conditions as well as near-term and buildout scenarios to identify capacity issues.

Table 10 summarizes the average DWF and the design PWWF outflow for these scenarios.

Figure 9 shows the peak flow for each scenario at the SVCW Outfall.

Table 10. ADWF and PWWF for Near Term and Buildout Flows Scenario Average DWF (MGD) Design PWWF (MGD)
Existing System (2025) 2.85 25.03
Near-term 3.14 25.43
Buildout 4.70 27.12

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 19 Figure 9. Peak flows for Near Term and Buildout at the Treatment Plant Table 11 summarizes the number of pipe segments in the hydraulic model that are under capacity or have a downstream capacity constriction, and the number of model nodes that predict sanitary sewer overflows (SSO) under design PWWF conditions per scenario.

Table 11. Capacity Deficiencies Under Design PWWF
Scenario
Surcharged Within 4’
of surface
(# Pipe Segments)
MHs with
SSOs
Current 157 25
Near-term 160 25
Buildout 175 27
Figure 10 shows the surcharged sewers and potential SSO locations under design PWWF conditions for the near-term scenario, while Figure 11 shows the same for the buildout scenario. Pipes shown in red are the capacity deficiencies based on flow while pipes in shown in yellow are predicted to be surcharged due to backwater from a downstream capacity limitation. The locations of predicted overflows under the design PWWF are shown as red circles while predicted freeboard violation (peak HGL within 4-ft of the rim) are shown in yellow.

It should be noted that predicted surcharge in a particular pipe does not necessarily indicate a capacity deficiency at that location, as flows can back up due to a downstream capacity deficiency and cause extensive surcharging or even overflows upstream due to backwater effects. However, relieving upstream deficiencies can also create additional or more severe capacity deficiencies downstream of the relieved pipe.

The predicted surcharge along Brittan Avenue, Belmont Avenue, Industrial Road, and Elm St (near Belmont Ave) were also predicted to occur under the design storm in existing conditions. Wet weather overflows have, in fact, occurred at or near many of these locations during past large storm events. Other locations with predicted surcharge that have experienced overflows include the areas around Howard Avenue, Elm Street, Woodland Avenue, and Alameda de las Pulgas (San Carlos Sewer Collection System Master Plan, RMC, 2013).

Near Term
Existing
Buildout

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 20 Figure 10. Near-Term Capacity Deficiencies under Design PWWF SVCW Outfall
Sewer Collection System Master Plan 2025 Update

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 21 Figure 11. Buildout Capacity Deficiencies under Design PWWF SVCW Outfall
Sewer Collection System Master Plan 2025 Update

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 22

4.4 Pipe Sizing Methodology
Pipes identified as capacity deficient were upsized to convey the buildout conditions design PWWF with no (or minimal) surcharge per established design criteria. Existing pipe slopes and depths were preserved when upsizing sewers in-place. This is an iterative process that involves determining the theoretical pipe diameter based on design PWWF to be conveyed per established design criteria throughout the system.

Once the upsizing of potential CIP pipes is determined satisfactory, the buildout scenario model was run with the design storm and all CIPs in place to ensure the system performance is satisfying all design criteria requirements. Peak design flow per pipe segment is summarized in Appendix A.5.

4.5 CIP Summary
A total of 21 CIP projects were identified and sized to address capacity deficiencies under the design PWWF conditions. For each identified gravity sewer capacity deficiency, a CIP project was developed to replace the existing pipe with a larger pipe, or to divert flow to a new pipe or to another existing pipe with available capacity. Tierra Linda PS is being designed to be upgraded to the firm capacity of 0.5 MGD per the Basis of Design report provided by the City. This was included in future system analysis but not categorized as a separate CIP project.

Table 12 provides an overview of the 21 CIP projects including location and sizing.

Table 12. Identified CIPs and Locations
CIP ID CIP Name Description
1 Brittan 3 Upsize 300 ft of 21” sewer to 27” and 160 ft of 24" sewer to 27" pipe along Brittan Avenue from El Camino Real through the intersection of Old County Road.
2 Brittan 4 Upsize 1000 ft of 18” sewer to 27”, 200 ft 24"sewer to 30" pipe and 15 ft of 24" sewer to 33" pipe along Brittan Avenue from near Old County Road to Industrial Road.
3 Brittan 2 Upsize 3300 ft of 6” sewer to 10” pipe along Brittan Ave from Alameda de las Pulgas to Woodland Avenue.
4 Laurel Upsize 142 ft of 10” sewer to 21” and 1500 ft of 12" sewer to 21" pipe in the alley behind Laurel Street from Belmont Avenue to Brittan Avenue. 5 Belmont Upsize 236 ft of 10” sewer to 12”, 650 ft 10" sewer to 15" pipe, 360 ft of 10" sewer to 18" pipe, 120 ft of 12" sewer to 15" pipe, 950 ft of 12" sewer to 18" pipe, 334 ft of 15" sewer to 18" pipe and 800 ft of 15" sewer to 21" pipe along Belmont Avenue between Cordilleras Avenue and Laurel Street.
6 Elm/Eaton Upsize 2300 ft of 8” sewer to 10”, 250 ft 8"sewer to 12" pipe and 400 ft of 10" sewer to 12" pipe along Elm Street from Eaton Avenue until Belmont Avenue.
7 Cedar Upsize 1000 ft of 8” sewer to 10”, 420 ft 8"sewer to 12" pipe and 400 ft of 10" sewer to 15" pipe along easements following the backs of properties adjacent to Alberta Avenue and Cedar Street.
8 Morse Upsize 900 ft of 6” sewer to 10” pipe along Morse Boulevard from Elm Street to El Camino Real.

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 23 CIP ID CIP Name Description
9 Brittan 2a Upsize 140 ft of 6” sewer to 10” pipe along Woodland Avenue east from the intersection of Brittan Avenue.
10 Howard/Elm Upsize 680 ft of 6” sewer to 12” pipe and 1000 ft of 8" sewer to 12" pipe along Howard Avenue, Elm Street, and easements to Woodland Ave. 11 Edgehill Upsize 2000 ft of 8” sewer to 10” pipe along Edgehill Drive between Alameda de las Pulgas and Cordilleras Avenue.
12 Brittan 1 Upsize 700 ft of 8” sewer to 12” and 2400 ft of 10" sewer to 12" pipe along Brittan Avenue between Porto Marino Drive and Alameda de las Pulgas.
13 Alameda/De
Anza
Upsize 890 ft of 8” sewer to 10”, 885 ft 8"sewer to 12" pipe, 5 ft 10"sewer to 21" pipe and 65 ft of 21" sewer to 27" pipe along De Anza Avenue, an easement that crosses over to Alameda de Las Pulgas, and then along Alameda de Las Pulgas.
14 Tierra Linda
PS U/S
Upsize 270 ft of 6” sewer to 8” pipe upstream of Tierra Linda Pump Station.
15 San
Carlos/Devon
shire
Upsize 80 ft of 6” sewer to 10”, 1400 ft 8"sewer to 10" pipe, 180 ft of 10" sewer to 15" pipe and 420 ft of 12" sewer to 15" pipe along San Carlos Avenue, Morton Avenue, and Devonshire Boulevard.
16 Devonshire/
Windsor
Upsize 675 ft of 8” sewer to 12” pipe along Windsor Drive and Devonshire Boulevard.
17 Quarry Upsize 1317 ft of 6” sewer to 8” pipe along Quarry Road up to Industrial Way.
18 Industrial Upsize 1000 ft of 24” sewer to 36”, 120 ft 27" sewer to 36" pipe and 2800 ft of 33" sewer to 36" pipe along Industrial Road from near Brittan Avenue to SVCW Outfall.
19 Cherry St Upsize 800 ft of 18” sewer to 24” pipe along Cherry Street from Old County Road to Industrial Road.
20 San Carlos/
Alameda
Upsize 870 ft of 15” sewer to 18” pipe along San Carlos Avenue from Phelps Road to near the Vista Avenue intersection.
21 Taylor Upsize 506 ft of 6” sewer to 8” pipe and 300 ft of 6" sewer to 10" pipe along Taylor Way to Industrial Way.

Figure 12 presents spatial location and extents of the 21 CIP projects distinguished in different colors.

One sheet per CIP providing additional details and zoomed in map, and a full-size map including pipe diameters is provided as in Appendix A.6.

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 24 Figure 12. Identified CIPs
SVCW Outfall
Sewer Collection System Master Plan 2025 Update

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 25 Table 13 and Figure 13 summarize the system flows for near-term and buildout scenarios after including the proposed CIPs in the model. As expected, these flows increase by approximately 3.9 and 4.7 MGD system-wide respectively for the near-term and buildout scenarios as compared to the flows presented in Table 10. This increase is attributed to higher pipe capacity resulting from the CIPs, less surcharging, and no predicted overflows in the collection system. Overall, the predicted increase in PWWF is 4.3 MGD in near-term and 6.8 MGD by buildout.

Table 13. ADWF and PWWF for Near Term and Buildout Flows with CIP Scenario Average DWF (MGD) Design PWWF (MGD)
Near-term Flow with CIP 3.14 29.35
Buildout Flow with CIP 4.70 31.92
Figure 13 System-wide Design Hydrographs for Near-Term and Buildout with CIPs in Place

4.6 CIP Costing
To develop planning level costs of each CIP project presented above, unit costs were generated.

Availability of construction bid data was limited to smaller pipe sizes. After reviewing various sources, the team mutually agreed that bid data from the 2023 On-Call Sewer Replacement Project and 2023 C9617- 23, as provided by the City, will be used to establish base unit rates. To establish unit rates for larger pipe sizes that were not available in the bid data, regression trend was used from previously existing data.

Table 14 summarizes the established CIP unit costs for this project.

Table 14. Planning Level Unit Costs
Pipe size (inch) Unit Cost ($/Lineal ft)
6 400
8 430
10 470
Buildout
Near Term

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 26 Pipe size (inch) Unit Cost ($/Lineal ft)
12 500
15 560
18 620
21 690
24 750
27 810
30 880
33 950
36 1,010
42 1,140
48 1,280
Trenchless/Pipe Bursting ($) 140
Other Miscellaneous Costs Percent of Project Cost
Construction Contingency 20
Mobilization/Demobilization 10
Traffic Control 5
Professional Engineering
Services
20 Table 15 summarizes the estimated CIP project costs based on unit costs for gravity sewer pipe replacement.

Table 15. CIP Cost Estimates
CIP-Name CIP ID
Ex. Dia. (in.) New Dia. (in.) Pipe Length
Min Max Min Max (ft) CIP Cost ($)
Brittan 3 1 21 24 27 27 420 549,100
Brittan 4 2 18 24 27 33 1,250 1,666,700
Brittan 2 3 6 6 10 10 3,400 2,585,500
Laurel 4 10 12 21 21 1,660 1,845,000
Belmont 5 10 15 12 21 3,500 3,476,000
Elm/Eaton 6 8 10 10 12 3,050 2,349,600
Cedar 7 8 8 10 15 1,910 1,531,000
Morse 8 6 6 8 8 910 632,700
Brittan 2a 9 6 6 10 10 150 107,900
Howard/Elm 10 6 10 12 12 1,780 1,436,500
Edgehill 11 8 8 12 12 2,010 1,621,000
Brittan 1 12 8 10 12 12 3,130 2,532,900

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 27 CIP-Name CIP ID
Ex. Dia. (in.) New Dia. (in.) Pipe Length
Min Max Min Max (ft) CIP Cost ($)
Alameda/De Anza 13 8 21 10 27 1,850 1,485,200
Tierra Linda PS U/S 14 6 6 8 8 270 188,100
San Carlos/Devonshire 15 6 12 10 15 2,150 1,723,600
Devonshire/Windsor 16 8 8 12 12 720 578,000
Quarry 17 6 6 8 8 1,320 917,600
Industrial1 18 24 33 36 36 4,050 6,622,300
Cherry St 19 18 18 24 24 1,550 1,872,200
San Carlos/ Alameda 20 15 15 18 18 880 874,400
Taylor 21 6 6 8 10 810 580,300
Total - - - - - 36,770 35,176,600
1 This project crosses Hwy 101 and will require a trenchless method to upsize approximately 400 feet of the project. We estimate $500,000 additional cost that should be further investigated and verified during the design phase.

CIP cost estimates provided in Table 15 are based on pipe replacement for each project. This is based on a typical planning level cost estimate approach. Pipe costs were computed by applying unit pipe cost for the upsized diameter from Table 14 along the length of the pipe segment and then aggregating for the project extent. CIP costs include an additional 35% cost to account for other miscellaneous costs summarized in Table 14, which then gets multiplied by 20% for professional engineering services.

Though planning level costs are provided for pipe upsizing, individual projects are recommended to be evaluated for trenchless options, such as pipe bursting, for smaller diameter pipes (e.g., 8-inch or 10-inch) going up by one to two pipe sizes during the design options analysis phase. Similarly, for larger diameter pipes (e.g., 15-inch and above), options to parallel existing lines are recommended to be evaluated on a case-by-case basis.

As seen in Table 15, there is a significant amount of pipe that goes up one pipe size in the 8-inch to 12- inch range. Such projects may have potential for application of trenchless pipe bursting methods that are more economical than the traditional open trench pipe replacement methods. A high-level analysis of separating potential projects for pipe bursting indicates that a CIP cost savings of $12 million is possible, which would reduce the current CIP cost of approximately $35 million to approximately $22 million.

4.7 CIP Implementation Plan
As seen in Figure 10 and Figure 11, there are very minimal differences in predicted system capacity results between the near-term and the buildout scenarios. This indicates that most of the CIPs will be required in the near-term. However, to accommodate fiscal planning, alternative metrics are needed to prioritize these CIPs.

Table 16 summarizes priority based solely on hydraulic assessment. Notes have been added to compare these CIPs with the previous master plan and whether some overlapping portions of the project extents were identified, as well as condition assessment data provided in the previous master plan. Prioritization between near-term and buildout scenarios was primarily differentiated by considering the potential for

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | Capital Improvement Plan (CIP) Development 28 SSOs. Pipes indicating SSOs are prioritized higher than those that are showing surcharge but no SSOs.

Factors such as state of current rehabilitation, operational issues, condition assessment, other asset management metrics, and availability of annual funding could be considered in altering these priorities.

These notes could be used in conjunction with other field data, such as the current state of sewer rehabilitation, to alter the priority status. The CIP rankings were created by accounting for both objective and subjective factors such as freeboard under near-term versus buildout, presence of an upstream CIP project, previous rehabilitation efforts, and previous master plan recommendation. Weighing these factors allowed for computing a priority score for each project, which were then ranked relative to each other to determine the overall ranking as summarized in Table 16. This will enable the City to implement these CIP projects through a rationalized priority ranking.

Table 16. CIP Prioritization
CIP Name Ranking Notes
Brittan 3 1 This is a downstream project triggered by upstream CIPs Brittan 4 2 Identified in previous master plan.

Brittan 2 3 Predicted SSO, some portions identified in previous master plan, Grade 4 and 5 defects along Brittan Ave.

Laurel 4 Predicted SSO, identified in previous master plan.

Belmont 5 Some portions identified in previous master plan.

Elm/Eaton 6 Predicted SSO, identified in previous master plan.

Cedar 7 Predicted SSO, identified in previous master plan, some structural defects grade 3 along Cedar Street.

Morse 8 Increase in flow and loading.

Brittan 2a 9 Increase in flow and loading.

Howard/Elm 10 Predicted SSO, some grade 4 and 5 defects along Howard, identified for replacement in previous master plan.

Edgehill 11 Triggered by upstream CIP.

Brittan 1 12 Predicted SSO, some portions identified in previous master plan, Grade 4 and 5 defects along Brittan Ave.

Alameda/DeAnza 13 Identified in previous master plan, grade 5 defects along De Anza Avenue, previously identified for localized repair and maintenance.

Tierra Linda PS U/S 14 Increase in flow and loading.

San Carlos/Devonshire 15 Portions identified in previous master plan.

Devonshire/Windsor 16 New housing developments in the hills, triggered by buildout flows.

Quarry 17 NEASP developments, triggered by buildout flows.

Industrial 18 Identified in previous master plan.

Cherry St 19 Some segments have grade 5 defects along Cherry St, identified for replacement in previous master plan.

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City of San Carlos | Sewer Collection System Master Plan 2025 Update BLACK & VEATCH | 29
CIP Name Ranking Notes
San Carlos/ Alameda 20 Grade 5 defects along De Anza Avenue, previously identified for lining.

Taylor 21 NEASP development, triggered by buildout flows.

5.0 Conclusion
The 2025 Master Plan is developed as a continuation and update of the 2013 Master Plan to maintain the continuity of methodology and assessment previously established. The primary assessment tool, the hydraulic model, is now current as of the 2023-24 collection system infrastructure and flow characterization, representing the City of San Carlos. The analysis conducted by using this updated assessment tool was made more stringent by building conservatism into the analysis to account for uncertainty in future climate conditions and subsequent response in peak flows and volumes generated within the sewer collection system. The CIP developed resulting from this analysis is considered resilient to withstand the future challenges faced by the City both in near-term and buildout growth scenarios as well as climate change conditions.

The current analysis predicts an increase of approximately 6.8 MGD of peak flow under the buildout scenario. However, 64% of this will occur in the near-term. Twenty CIP projects have been identified and sized that will need to be implemented in a progressive manner to continue providing the best LOS to the customers of the City of San Carlos. It is estimated to cost approximately $35 Million to successfully implement these projects.

9.d
October 14, 2025 Packet Pg. 51
Appendix A.1
DWF Diurnal Curves

9.d
October 14, 2025 Packet Pg. 52
Appendix A.1 – DWF Diurnal Curves
A.1-1
0 0.2

0.4 0.6

0.8 1

1.2 1.4

1.6 1.8
12:00 AM 12:00 PM 12:00 AM
Muiltiplier
Time of the Day
Diurnal Pattern SC-01
Weekday Weekend
0 0.2

0.4 0.6

0.8 1

1.2 1.4

1.6 12:00 AM 12:00 PM 12:00 AM
Multiplier
Time of the Day
Diurnal Pattern SC_02
Weekday Weekend

9.d
October 14, 2025 Packet Pg. 53
Appendix A.1 – DWF Diurnal Curves
A.1-2
0 0.2

0.4 0.6

0.8 1

1.2 1.4

1.6 1.8
12:00 AM 12:00 PM 12:00 AM
Multiplier
Time of the Day
Diurnal Pattern SC_03
Weekday Weekend
0 0.2

0.4 0.6

0.8 1

1.2 1.4

1.6 1.8
2 12:00 AM 12:00 PM 12:00 AM
Multiplier
Day of the week
Diurnal Pattern SC_04
Weekday Weekend

9.d
October 14, 2025 Packet Pg. 54
Appendix A.1 – DWF Diurnal Curves
A.1-3
0 0.2

0.4 0.6

0.8 1

1.2 1.4

1.6 1.8
12:00 AM 12:00 PM 12:00 AM
Multiplier
Time of the Day
Diurnal Pattern SC_05
Weekday Weekend
0 0.5
1 1.5
2 2.5
3 12:00 AM 12:00 PM 12:00 AM
Multiplier
Time of the Day
Diurnal Pattern SC_06
Weekday Weekend

9.d
October 14, 2025 Packet Pg. 55
Appendix A.1 – DWF Diurnal Curves
A.1-4
0 0.2

0.4 0.6

0.8 1

1.2 1.4

1.6 1.8
12:00 AM 12:00 PM 12:00 AM
Multiplier
Time of the Day
Diurnal Pattern SC_07
Weekday Weekend
0 0.2

0.4 0.6

0.8 1

1.2 1.4

1.6 12:00 AM 12:00 PM 12:00 AM
Multiplier
Time of the Day
Diurnal Pattern SC_08
Weekday Weekend

9.d
October 14, 2025 Packet Pg. 56
Appendix A.1 – DWF Diurnal Curves
A.1-5
0 0.2

0.4 0.6

0.8 1

1.2 1.4
12:00 AM 12:00 PM 12:00 AM
Multiplier
Time of the Day
Diurnal Pattern SC_09
Weekday Weekend

9.d
October 14, 2025 Packet Pg. 57
Appendix A.2
DWF Calibration Plot
A2.1

9.d
October 14, 2025 Packet Pg. 58
Flow
Min (MGD)
Observed
Modeled DWF>Existing_DWF DWF
Max (MGD) Volume (US Mgal)

0.261 1.504 6.072

0.323 1.488 6.720
DWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:14:17 PM) Page 1 of 9 Flow Survey Location (Obs.) AB/55.2, Model Location (Pred.) D/S AB/55.2

0.00 0.60

1.20 1.80

2.40 3.00
Flow (MGD)
12/5/2023 12/7/2023 12/9/2023 12/11/2023
A2.2

9.d
October 14, 2025 Packet Pg. 59
Flow
Min (MGD)
Observed
Modeled DWF>Existing_DWF DWF
Max (MGD) Volume (US Mgal)

0.132 0.422 2.026

0.134 0.367 1.856
DWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 2:58:36 PM) Page 2 of 9 Flow Survey Location (Obs.) AC/22.1, Model Location (Pred.) U/S AC/22.1

0.00 0.20

0.40 0.60

0.80 1.00
Flow (MGD)
12/5/2023 12/7/2023 12/9/2023 12/11/2023
A2.3

9.d
October 14, 2025 Packet Pg. 60
Flow
Min (MGD)
Observed
Modeled DWF>Existing_DWF DWF
Max (MGD) Volume (US Mgal)

0.132 1.054 3.910

0.147 1.019 4.091
DWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:14:17 PM) Page 3 of 9 Flow Survey Location (Obs.) AF/44.1, Model Location (Pred.) D/S AF/44.1

0.00 0.60

1.20 1.80

2.40 3.00
Flow (MGD)
12/5/2023 12/7/2023 12/9/2023 12/11/2023
A2.4

9.d
October 14, 2025 Packet Pg. 61
Flow
Min (MGD)
Observed
Modeled DWF>Existing_DWF DWF
Max (MGD) Volume (US Mgal)

0.000 0.276 0.673

0.023 0.164 0.649
DWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:06:34 PM) Page 4 of 9 Flow Survey Location (Obs.) AF/50.1, Model Location (Pred.) D/S AF/50.1

0.00 0.10

0.20 0.30

0.40 0.50
Flow (MGD)
12/5/2023 12/7/2023 12/9/2023 12/11/2023
A2.5

9.d
October 14, 2025 Packet Pg. 62
Flow
Min (MGD)
Observed
Modeled DWF>Existing_DWF DWF
Max (MGD) Volume (US Mgal)

0.000 0.952 3.583

0.149 0.948 4.062
DWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:14:17 PM) Page 5 of 9 Flow Survey Location (Obs.) AI/02.1, Model Location (Pred.) D/S AI/02.1

0.00 0.60

1.20 1.80

2.40 3.00
Flow (MGD)
12/5/2023 12/7/2023 12/9/2023 12/11/2023
A2.6

9.d
October 14, 2025 Packet Pg. 63
Flow
Min (MGD)
Observed
Modeled DWF>Existing_DWF DWF
Max (MGD) Volume (US Mgal)

0.000 0.056 0.112

0.000 0.046 0.048
DWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:08:22 PM) Page 6 of 9 Flow Survey Location (Obs.) AI/33.1, Model Location (Pred.) D/S AI/33.1

0.00 0.02

0.04 0.06

0.08 0.10
Flow (MGD)
12/5/2023 12/7/2023 12/9/2023 12/11/2023
A2.7

9.d
October 14, 2025 Packet Pg. 64
Flow
Min (MGD)
Observed
Modeled DWF>Existing_DWF DWF
Max (MGD) Volume (US Mgal)

0.000 0.637 0.714

0.027 0.168 0.732
DWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:10:11 PM) Page 7 of 9 Flow Survey Location (Obs.) BU/10.1, Model Location (Pred.) U/S BU/10.1

0.00 0.20

0.40 0.60

0.80 1.00
Flow (MGD)
12/5/2023 12/7/2023 12/9/2023 12/11/2023
A2.8

9.d
October 14, 2025 Packet Pg. 65
Flow
Min (MGD)
Observed
Modeled DWF>Existing_DWF DWF
Max (MGD) Volume (US Mgal)

0.042 0.204 0.662

0.044 0.134 0.645
DWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:10:11 PM) Page 8 of 9 Flow Survey Location (Obs.) DA/02.1, Model Location (Pred.) D/S DA/02.1

0.00 0.20

0.40 0.60

0.80 1.00
Flow (MGD)
12/5/2023 12/7/2023 12/9/2023 12/11/2023
A2.9

9.d
October 14, 2025 Packet Pg. 66
Flow
Min (MGD)
Observed
Modeled DWF>Existing_DWF DWF
Max (MGD) Volume (US Mgal)

0.000 2.307 9.453

0.665 2.230 11.021
DWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:14:17 PM) Page 9 of 9 Flow Survey Location (Obs.) AA/01c.1, Model Location (Pred.) D/S AA/01c.1

0.00 0.60

1.20 1.80

2.40 3.00
Flow (MGD)
12/5/2023 12/7/2023 12/9/2023 12/11/2023
A2.10

9.d
October 14, 2025 Packet Pg. 67
Appendix A.3
WWF Calibration Plot
A3.1

9.d
October 14, 2025 Packet Pg. 68
Event 1
WWF Calibration Plot
A3.2

9.d
October 14, 2025 Packet Pg. 69
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.670 0.480 0.023

0.767 8.462 7.600

0.558 8.577 6.757
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:47:21 PM) Page 1 of 9 Flow Survey Location (Obs.) AB/55.2, Model Location (Pred.) D/S AB/55.2, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.0 2.0

4.0 6.0

8.0 10.0
Flow (MGD)
00:00
1/21/2024
06:00 12:00 18:00 00:00
1/22/2024
06:00 12:00 18:00 00:00
1/23/2024
06:00 12:00 18:00 00:00
1/24/2024
A3.3

9.d
October 14, 2025 Packet Pg. 70
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.670 0.480 0.023

0.210 2.119 1.707

0.171 2.022 1.620
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:47:21 PM) Page 2 of 9 Flow Survey Location (Obs.) AC/22.1, Model Location (Pred.) U/S AC/22.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.50

1.00 1.50

2.00 2.50
Flow (MGD)
00:00
1/21/2024
06:00 12:00 18:00 00:00
1/22/2024
06:00 12:00 18:00 00:00
1/23/2024
06:00 12:00 18:00 00:00
1/24/2024
A3.4

9.d
October 14, 2025 Packet Pg. 71
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.670 0.480 0.023

0.321 3.245 3.851

0.290 3.310 3.991
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:47:21 PM) Page 3 of 9 Flow Survey Location (Obs.) AF/44.1, Model Location (Pred.) D/S AF/44.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.0 1.0

2.0 3.0

4.0 Flow (MGD)
00:00
1/21/2024
06:00 12:00 18:00 00:00
1/22/2024
06:00 12:00 18:00 00:00
1/23/2024
06:00 12:00 18:00 00:00
1/24/2024
A3.5

9.d
October 14, 2025 Packet Pg. 72
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.670 0.480 0.023

0.035 0.672 0.566

0.038 0.686 0.568
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:47:21 PM) Page 4 of 9 Flow Survey Location (Obs.) AF/50.1, Model Location (Pred.) D/S AF/50.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.20

0.40 0.60

0.80 Flow (MGD)
00:00
1/21/2024
06:00 12:00 18:00 00:00
1/22/2024
06:00 12:00 18:00 00:00
1/23/2024
06:00 12:00 18:00 00:00
1/24/2024
A3.6

9.d
October 14, 2025 Packet Pg. 73
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.670 0.480 0.023

0.483 4.924 4.667

0.314 4.885 4.342
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:47:21 PM) Page 5 of 9 Flow Survey Location (Obs.) AI/02.1, Model Location (Pred.) D/S AI/02.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.0 1.0

2.0 3.0

4.0 5.0
Flow (MGD)
00:00
1/21/2024
06:00 12:00 18:00 00:00
1/22/2024
06:00 12:00 18:00 00:00
1/23/2024
06:00 12:00 18:00 00:00
1/24/2024
A3.7

9.d
October 14, 2025 Packet Pg. 74
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.670 0.480 0.023

0.038 1.820 0.864

0.001 1.770 0.808
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:47:21 PM) Page 6 of 9 Flow Survey Location (Obs.) AI/33.1, Model Location (Pred.) D/S AI/33.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.50

1.00 1.50

2.00 Flow (MGD)
00:00
1/21/2024
06:00 12:00 18:00 00:00
1/22/2024
06:00 12:00 18:00 00:00
1/23/2024
06:00 12:00 18:00 00:00
1/24/2024
A3.8

9.d
October 14, 2025 Packet Pg. 75
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.670 0.480 0.023

0.048 0.947 0.673

0.046 1.017 0.702
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:47:21 PM) Page 7 of 9 Flow Survey Location (Obs.) BU/10.1, Model Location (Pred.) U/S BU/10.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.50

1.00 1.50
Flow (MGD)
00:00
1/21/2024
06:00 12:00 18:00 00:00
1/22/2024
06:00 12:00 18:00 00:00
1/23/2024
06:00 12:00 18:00 00:00
1/24/2024
A3.9

9.d
October 14, 2025 Packet Pg. 76
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.670 0.480 0.023

0.060 3.261 0.610

0.080 0.638 0.549
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:47:21 PM) Page 8 of 9 Flow Survey Location (Obs.) DA/02.1, Model Location (Pred.) D/S DA/02.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.0 2.0

4.0 6.0

8.0 Flow (MGD)
00:00
1/21/2024
06:00 12:00 18:00 00:00
1/22/2024
06:00 12:00 18:00 00:00
1/23/2024
06:00 12:00 18:00 00:00
1/24/2024
A3.10

9.d
October 14, 2025 Packet Pg. 77
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.670 0.480 0.023

1.372 10.085 9.055

0.966 8.258 9.285
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:47:21 PM) Page 9 of 9 Flow Survey Location (Obs.) AA/01c.1, Model Location (Pred.) D/S AA/01c.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.0 5.0

10.0 15.0
Flow (MGD)
00:00
1/21/2024
06:00 12:00 18:00 00:00
1/22/2024
06:00 12:00 18:00 00:00
1/23/2024
06:00 12:00 18:00 00:00
1/24/2024
A3.11

9.d
October 14, 2025 Packet Pg. 78
Event 2
WWF Calibration Plot
A3.12

9.d
October 14, 2025 Packet Pg. 79
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.480 0.320 0.021

0.584 4.838 7.109

0.643 4.368 6.704
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:15:46 PM) Page 1 of 9 Flow Survey Location (Obs.) AB/55.2, Model Location (Pred.) D/S AB/55.2, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 1.20

2.40 3.60

4.80 6.00
Flow (MGD)
00:00
1/31/2024
06:00 12:00 18:00 00:00
2/1/2024
06:00 12:00 18:00 00:00
2/2/2024
06:00 12:00 18:00 00:00
2/3/2024
A3.13

9.d
October 14, 2025 Packet Pg. 80
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.480 0.320 0.021

0.217 0.987 1.634

0.208 1.042 1.646
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:37:44 PM) Page 2 of 9 Flow Survey Location (Obs.) AC/22.1, Model Location (Pred.) U/S AC/22.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.30

0.60 0.90

1.20 1.50
Flow (MGD)
00:00
1/31/2024
06:00 12:00 18:00 00:00
2/1/2024
06:00 12:00 18:00 00:00
2/2/2024
06:00 12:00 18:00 00:00
2/3/2024
A3.14

9.d
October 14, 2025 Packet Pg. 81
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.480 0.320 0.021

0.236 2.656 4.119

0.229 2.551 4.013
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:48:21 PM) Page 3 of 9 Flow Survey Location (Obs.) AF/44.1, Model Location (Pred.) D/S AF/44.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.0 1.0

2.0 3.0

4.0 Flow (MGD)
00:00
1/31/2024
06:00 12:00 18:00 00:00
2/1/2024
06:00 12:00 18:00 00:00
2/2/2024
06:00 12:00 18:00 00:00
2/3/2024
A3.15

9.d
October 14, 2025 Packet Pg. 82
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.480 0.320 0.021

0.026 0.417 0.522

0.028 0.461 0.583
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:48:21 PM) Page 4 of 9 Flow Survey Location (Obs.) AF/50.1, Model Location (Pred.) D/S AF/50.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.20

0.40 0.60

0.80 Flow (MGD)
00:00
1/31/2024
06:00 12:00 18:00 00:00
2/1/2024
06:00 12:00 18:00 00:00
2/2/2024
06:00 12:00 18:00 00:00
2/3/2024
A3.16

9.d
October 14, 2025 Packet Pg. 83
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.480 0.320 0.021

0.323 2.727 4.307

0.377 2.949 4.372
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:48:21 PM) Page 5 of 9 Flow Survey Location (Obs.) AI/02.1, Model Location (Pred.) D/S AI/02.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.0 1.0

2.0 3.0

4.0 5.0
Flow (MGD)
00:00
1/31/2024
06:00 12:00 18:00 00:00
2/1/2024
06:00 12:00 18:00 00:00
2/2/2024
06:00 12:00 18:00 00:00
2/3/2024
A3.17

9.d
October 14, 2025 Packet Pg. 84
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.480 0.320 0.021

0.029 0.931 0.753

0.000 0.939 0.723
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:48:21 PM) Page 6 of 9 Flow Survey Location (Obs.) AI/33.1, Model Location (Pred.) D/S AI/33.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.50

1.00 1.50

2.00 Flow (MGD)
00:00
1/31/2024
06:00 12:00 18:00 00:00
2/1/2024
06:00 12:00 18:00 00:00
2/2/2024
06:00 12:00 18:00 00:00
2/3/2024
A3.18

9.d
October 14, 2025 Packet Pg. 85
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.480 0.320 0.021

0.036 0.501 0.646

0.035 0.524 0.638
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:48:21 PM) Page 7 of 9 Flow Survey Location (Obs.) BU/10.1, Model Location (Pred.) U/S BU/10.1, Rainfall Profile: RG02

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October 14, 2025 Packet Pg. 86
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.480 0.320 0.021

0.066 0.390 0.543

0.048 0.311 0.502
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:18:29 PM) Page 8 of 9 Flow Survey Location (Obs.) DA/02.1, Model Location (Pred.) D/S DA/02.1, Rainfall Profile: RG02

0.00 0.20

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0.80 Rainfall intensity (in/hr)

0.000

0.160

0.320

0.480

0.640

0.800
Flow (MGD)
00:00
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October 14, 2025 Packet Pg. 87
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.480 0.320 0.021

1.114 5.211 8.990

0.757 6.250 9.167
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:39:21 PM) Page 9 of 9 Flow Survey Location (Obs.) AA/01c.1, Model Location (Pred.) D/S AA/01c.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 1.60

3.20 4.80

6.40 8.00
Flow (MGD)
00:00
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2/1/2024
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Event 3
WWF Calibration Plot
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October 14, 2025 Packet Pg. 89
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.620 0.280 0.023

1.409 5.837 10.023

1.219 5.319 7.884
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:49:21 PM) Page 1 of 9 Flow Survey Location (Obs.) AB/55.2, Model Location (Pred.) D/S AB/55.2, Rainfall Profile: RG02

0.00 0.20

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8.0 10.0
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October 14, 2025 Packet Pg. 90
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.620 0.280 0.023

0.351 1.335 2.196

0.303 1.295 1.927
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:49:21 PM) Page 2 of 9 Flow Survey Location (Obs.) AC/22.1, Model Location (Pred.) U/S AC/22.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.50

1.00 1.50

2.00 2.50
Flow (MGD)
00:00
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October 14, 2025 Packet Pg. 91
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.620 0.280 0.023

0.643 3.308 5.494

0.659 2.864 5.124
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:49:21 PM) Page 3 of 9 Flow Survey Location (Obs.) AF/44.1, Model Location (Pred.) D/S AF/44.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.0 1.0

2.0 3.0

4.0 Flow (MGD)
00:00
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06:00 12:00 18:00 00:00
2/4/2024
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October 14, 2025 Packet Pg. 92
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.620 0.280 0.023

0.057 0.497 0.704

0.065 0.532 0.659
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:49:21 PM) Page 4 of 9 Flow Survey Location (Obs.) AF/50.1, Model Location (Pred.) D/S AF/50.1, Rainfall Profile: RG02

0.00 0.20

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0.80 Rainfall intensity (in/hr)

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0.80 Flow (MGD)
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October 14, 2025 Packet Pg. 93
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.620 0.280 0.023

0.855 3.442 6.081

0.767 3.484 5.288
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:49:21 PM) Page 5 of 9 Flow Survey Location (Obs.) AI/02.1, Model Location (Pred.) D/S AI/02.1, Rainfall Profile: RG02

0.00 0.20

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0.80 Rainfall intensity (in/hr)

0.0 1.0

2.0 3.0

4.0 5.0
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October 14, 2025 Packet Pg. 94
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.620 0.280 0.023

0.100 1.324 1.052

0.003 1.201 0.905
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/13/2025 2:49:21 PM) Page 6 of 9 Flow Survey Location (Obs.) AI/33.1, Model Location (Pred.) D/S AI/33.1, Rainfall Profile: RG02

0.00 0.20

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0.80 Rainfall intensity (in/hr)

0.00 0.50

1.00 1.50

2.00 Flow (MGD)
00:00
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2/4/2024
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October 14, 2025 Packet Pg. 95
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.620 0.280 0.023

0.096 0.574 0.840

0.082 0.600 0.755
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:25:37 PM) Page 7 of 9 Flow Survey Location (Obs.) BU/10.1, Model Location (Pred.) U/S BU/10.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.20

0.40 0.60

0.80 1.00
Flow (MGD)
00:00
2/3/2024
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2/4/2024
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October 14, 2025 Packet Pg. 96
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.620 0.280 0.023

0.104 0.421 0.568

0.100 0.410 0.577
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:26:41 PM) Page 8 of 9 Flow Survey Location (Obs.) DA/02.1, Model Location (Pred.) D/S DA/02.1, Rainfall Profile: RG02

0.00 0.20

0.40 0.60

0.80 Rainfall intensity (in/hr)

0.00 0.10

0.20 0.30

0.40 0.50
Flow (MGD)
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2/4/2024
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October 14, 2025 Packet Pg. 97
Rainfall
Depth (in)
Rain
Observed
..._WWF FM_2024_RGs
Peak (in/hr) Average (in/hr)
Flow
Min (MGD) Max (MGD) Volume (US Mgal)

1.620 0.280 0.023

2.023 6.292 11.443

1.471 7.059 11.141
WWF Calibration Plots
Observed / Predicted Report Produced by Kaw113253 (2/17/2025 3:27:46 PM) Page 9 of 9 Flow Survey Location (Obs.) AA/01c.1, Model Location (Pred.) D/S AA/01c.1, Rainfall Profile: RG02

0.00 0.20

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0.80 Rainfall intensity (in/hr)

0.0 2.0

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Flow (MGD)
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2/4/2024
06:00 12:00 18:00 00:00
2/5/2024
06:00 12:00 18:00 00:00
2/6/2024
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City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH i

LAND USE MEMO
BLACK & VEATCH PROJECT NO. 417391

PREPARED FOR

City of San Carlos
14 FEBRUARY 2025

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October 14, 2025 Packet Pg. 100
City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH ii
Table of Contents

1.0 Introduction ................................................................................................................................ 1

2.0 Land Use Projections.................................................................................................................. 1

2.1 Pipeline Projects.......................................................................................................................1

2.2 Downtown Specific Plan ..........................................................................................................4

2.3 Northeast Area Specific Plan...................................................................................................6

2.4 General Plan Housing Element................................................................................................8

2.5 General Plan Renewal/Traffic Analysis Zones .....................................................................13

2.6 Development by Model Subcatchment.................................................................................15

LIST OF TABLES
Table 2-1 Pipeline Projects .................................................................................................................................3 Table 2-2 Pipeline Development by Subcatchment...........................................................................................4 Table 2-3 Downtown Specific Plan Development Projections by Block...........................................................5 Table 2-4 Downtown Specific Plan Development by Model Subcatchment ....................................................6 Table 2-5 Northeast Area Specific Plan Development Projections with Model Subcatchment Data ...........................................................................................................................................7 Table 2-6 Northeast Area Specific Plan Development Projections by Model Subcatchment ........................8 Table 2-7 Housing Element Data by Parcel........................................................................................................8 Table 2-8 Housing Element Data by Model Subcatchment ............................................................................12 Table 2-9 Dwelling Units Expected Based on TAZ Data ..................................................................................14 Table 2-10 Commercial/Industrial Development Expected Based on TAZ Data...........................................15

LIST OF FIGURES
Figure 2-1 Approved and Projected Development Areas ..................................................................................2 Figure 2-2 Near-term Model Development Projections ...................................................................................16 Figure 2-3 Buildout Model Development Projections ......................................................................................17

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City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH | Introduction 1

1.0 Introduction
This memorandum describes how redevelopment planning will be incorporated into the sanitary sewer hydraulic model. The current hydraulic model has been calibrated to dry weather flows and peak wet weather flows during the winter of 2023-24. Planned and expected redevelopment in the City will add flow to the sewer lines in the areas of redevelopment and may require increases in sewer capacity to accommodate these additional flows during peak wet weather flow.

Planned and expected development was calculated per model subbasin. For each subbasin, the area in square feet of additional commercial/industrial development, and the number of additional residential dwelling units was calculated. Using standard rates of flow for each category, these flows were added to the model to create future scenarios. For this master plan, two scenarios have been developed: near-term and buildout. The near-term scenario includes the “pipeline” projects that have been identified by the City, which includes all major projects that have been approved and some currently under review. The buildout scenario includes all expected future development.

2.0 Land Use Projections
Land use projections were developed using all available data sources from the City of San Carlos (City), including pipeline projects, the Northeast Specific Plan, the Downtown Specific Plan, the Housing Element of the General Plan, and the Traffic Analysis Zone (TAZ) data. See Figure 2-1 for specific locations of these planning areas.

2.1 Pipeline Projects
Table 2-1 summarizes the thirteen large projects currently in the pipeline with a status ranging from under review to recently completed construction in the City. Since the existing conditions hydraulic model was calibrated during the winter of 2023-24, this is the time period that any pipeline projects should be consistent with when developing the near-term scenario in the hydraulic model. Out of the thirteen projects, two are still under review, namely 987 Commercial Street and 789 Old County Road. Two projects, 1091 Industrial Road and 777 Industrial Road, were completed but unoccupied at the time of calibration. Two projects, 1030 Brittan Avenue and 405 Industrial Road, are currently under construction.

As of July 2024, the remaining seven projects have been approved but are not yet under construction.

In total, there is approximately 3.72m square feet of commercial/industrial space in the pipeline replacing

1.06m existing square feet, which will create an additional of 2.66m square feet of space. There are also 242 new housing units in the pipeline projects, all from the project at 11 El Camino Real. 987 Commercial Street is by far the largest pipeline project with over 1.6m square feet of space and is currently under review.

Table 2-2 reflects the amount of commercial/industrial square footage and number of dwelling units that were assigned to each subcatchment. The thirteen pipeline projects are spread across eleven model subcatchments.

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City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH | Land Use Projections 2
Figure 2-1 Approved and Projected Development Areas
Sewer Collection System Master Plan 2025 Update

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City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH | Land Use Projections 3
Table 2-1 Pipeline Projects
Project Plan
NEASP
Block
Letter
Model Subcatchment Status
Existing Near-Term Change
Comm/Ind
(sq-ft)
Residential
Units
Comm/Ind
(sq-ft)
Dwelling
units
Comm/Ind
(sq-ft)
Dwelling
units
11 El Camino Real None 122 Approved Residential,
Commercial Will Be Demo 30,559 0 0 242 -30,559 242
1091 Industrial Road ESID 217 Completed 2024 - Currently Vacant 40,067 0 139,200 0 99,133 0
1030 Brittan Avenue (MBC
Bio Labs) ESID 177 Under Construction 0 0 96,175 0 96,175 0 888 Bransten Road
(Alexandria) ESID 162 Approved 57,068 0 105,416 0 48,348 0 841 Old County Road
(Sobrato) ESID 89 Approved 29,723 0 325,448 0 295,725 0 405 Industrial Road
(Menlo Equities) ESID 193 Under Construction 16,445 0 206,708 0 190,263 0 777 Industrial Road
(Presidio) ESID 162 Completed 2024 - Vacant 44,000 0 120,000 0 76,000 0 501 Industrial Road (Hotel) ESID 3 Approved 26,000 0 119,000 0 93,000 0 1021 Howard Avenue None 176 Approved 44,812 0 190,869 0 146,057 0 642 Quarry Road NEASP D 224 Approved 80,038 0 409,810 0 329,772 0 987 Commercial Street
(Alexandria) ESID 91 Under Review - Part of The Site Has Been Demolished 610,907 0 1,619,797 0 1,008,890 0 789 Old County Road ESID 89 Under Review 0 0 335,100 0 335,100 0 275 Industrial Road
(PG&E) NEASP J 125 Approved 83,510 0 52,241 0 -31,269 0 Total 1,063,129 0 3,719,764 242 2,656,635 242

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City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH | Land Use Projections 4
Table 2-2 Pipeline Development by Subcatchment
Subcatchment
Existing Near-Term Change from Existing
Comm/Ind
(sq-ft) Dwelling units Comm/Ind (sq-ft)
3 26,000 0 93,000
89 29,723 0 630,825
91 610,907 0 1,008,890
122 30,559 242 -30,559
125 83,510 0 -31,269
162 101,068 0 124,348
176 44,812 0 146,057
177 0 0 96,175
193 16,445 0 190,263
217 40,067 0 99,133
224 80,038 0 329,772
Total 1,063,129 242 2,656,635

2.2 Downtown Specific Plan
The Downtown Specific Plan covers fourteen city blocks and 26 subblocks in the downtown area spanning from Holly Street in the north to Greenwood Avenue in the south, El Camino Real in the east, and Walnut Street in the west. The Specific Plan expects significant amount of redevelopment with a large increase of dwelling units in the downtown area. In total, it is expected that approximately 420,820 net new square feet of commercial space will be developed, including 163,702 square feet of office space, 92,722 square feet of general commercial, 60,445 square feet of restaurant, and 103,951 square feet of hotel. Another 1,565 new net dwelling units is expected to be added. The new commercial and residential development was distributed to the 19 model subcatchment that they fall within. Table 2-3 summarizes each subblock with its corresponding model subcatchment. Table 2-4 summarizes the projected dwelling units and commercial square footage by subcatchment. Restaurant and hotel square footage was calculated separately since sewer production is higher in these two land uses.

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City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH | Land Use Projections 5
Table 2-3 Downtown Specific Plan Development Projections by Block Block ID Subblock ID Subcatchment Zoning Office
(sqft)
Gen
Commercial
(sqft)
Restaurant
(sqft)
Hotel
(sqft)
Commercial
Total (sqft)
Net New
Dwelling
units
Block 500 A MU-D-120-A 151 Mixed Use Downtown 12,606 0 2,521 0 15,127 65 Block 500 A MU-D-120-B 203 Mixed Use Downtown 0 0 0 0 0 0 Block 500 A MU-DC-100-A 151 Mixed Use Downtown Core 0 12,688 0 0 12,688 109 Block 500 B MU-DC-100-I 7 Mixed Use Downtown Core 24,847 0 0 0 24,847 114 Block 500 B MU-D-120-G 126 Mixed Use Downtown 32,702 0 0 0 32,702 124 Block 600 A MU-DC-100-B 231 Mixed Use Downtown Core 0 0 0 0 0 6 Block 600 A MU-DC-100-C 23 Mixed Use Downtown Core 0 0 4,188 0 4,188 76 Block 600 A MU-D-120-C 23 Mixed Use Downtown 0 0 0 0 0 112 Block 600 B MU-DC-100-H 15 Mixed Use Downtown Core 0 0 4,319 0 4,319 37 Block 700 A MU-D-120-D 20 Mixed Use Downtown 0 19,488 9,744 0 29,232 157 Block 700 A MU-DC-100-D 2012 Mixed Use Downtown Core 0 0 13,195 0 13,195 144 Block 700 B MU-DC-100-G 135 Mixed Use Downtown Core 0 0 4,100 0 4,100 16 Block 800 A MU-D-120-E 218 Mixed Use Downtown 22,854 22,854 9,142 0 54,851 165 Block 800 A MU-DC-100-E 218 Mixed Use Downtown Core 0 0 0 0 0 0 Block 800 B MU-DC-100-F 219 Mixed Use Downtown Core 0 23,232 0 0 23,232 88 Block 900 A MU-D-120-F 24 Mixed Use Downtown 28,919 14,460 7,230 0 50,608 89 Block 900 A MU-N-50-A 220 Mixed Use Neighborhood 0 0 0 0 0 23 Block 900 B MU-N-40-A 25 Mixed Use Neighborhood 27,419 0 0 0 27,419 53 Block 1000 A MU-SB-120-A 166 Mixed Use South Boulevard 0 0 0 67,909 67,909 0 Block 1000 A MU-SB-100-A 165 Mixed Use South Boulevard 0 0 0 0 0 47 Block 1000 A PD 166 PD - Planned Development 0 0 0 0 0 0 Block 1000 B MN-N-40-B 165 Mixed Use Neighborhood 14,355 0 0 0 14,355 16 Block 1100 A MU-SB-120-B 169 Mixed Use South Boulevard 0 0 6,007 36,042 42,049 74 Block 1100 A MU-SB-100-B 169 Mixed Use South Boulevard 0 0 0 0 0 16 Block 1100 B MU-N-40-C 168 Mixed Use Neighborhood 0 0 0 0 0 34 Total 163,702 92,722 60,445 103,951 420,820 1,565

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City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH | Land Use Projections 6
Table 2-4 Downtown Specific Plan Development by Model Subcatchment Subcatchment Office + Gen
Commercial Restaurant Hotel Net New Dwelling units
7 24,847 0 0 114
15 0 4,319 0 37
20 19,488 9,744 0 157
23 0 4,188 0 188
24 43,379 7,230 0 89
25 27,419 0 0 53
126 32,702 0 0 124
135 0 4,100 0 16
151 25,294 2,521 0 174
165 14,355 0 0 63
166 0 0 67,909 0
168 0 0 0 34
169 0 6,007 36,042 91
218 45,709 9,142 0 165
219 23,232 0 0 88
220 0 0 0 23
231 0 0 0 6
2,012 0 13,195 0 144
Total 256,424 60,445 103,951 1,565

2.3 Northeast Area Specific Plan
The Northeast Area Specific Plan (NEASP) will create a vision, policies, and standards to guide new development in a primarily industrial area that is expected to redevelop into a denser and large mixture of land uses, including a significant number of residential units by buildout. For planning purposes, the specific plan area is divided into 11 blocks, with each block having its own redevelopment projections.

There are currently three pipeline projects in the NEASP area that were included in the near-term scenario:
275 Industrial Road, 405 Industrial Road, and 642 Quarry Road. 642 Quarry Road is by far the largest pipeline project in the area and will add 330,000 square feet of research and development lab and office.

The PG&E redevelop at 275 Industrial Road will actually reduce the square footage on the property by 31,269 square feet. There are also five additional projects in the planning stage that were included in the buildout scenario but not the near-term scenario: 200 Industrial Road, 266 Industrial Road, 270 Industrial Road, 495 Bragato Road, and 591 Quarry Road/500 Bragato Road.

By buildout, in the NEASP area, there will be an additional 4.5m square feet of commercial/industrial space and an additional 1,890 dwelling units. Dwelling units are planned for mixed-use developments and be concentrated in blocks G, H, and I. Table 2-5 shows the redevelopment statistics by block and by subcatchment, and Table 2-6 summarizes the redevelopment by subcatchment in the hydraulic model.

The buildout numbers should be considered rough estimates for planning purposes and may not match other NEASP planning numbers for block-by-block estimates. Square footage was added to some blocks to reach a total of 4.5 million new square footage for the NEASP to match other NEASP planning reports.

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City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH | Land Use Projections 7
Table 2-5 Northeast Area Specific Plan Development Projections with Model Subcatchment Data NEASP
Block
Model
Subcatchment Acres Percent of Block
NearTerm Buildout
Comments Comm/
Ind (sq-ft)
Other
NEASP
Pipeline
Projects
(sq-ft)
Other
Comm/Ind
(sq-ft)
Buildout
Dwelling
units
A 123 10.10 100% 782,709
B 98 8.40 100% 640,923
Subtotal C 11.13 100% 784,000
C 97 3.66 33% 286,000 266 Industrial
C 98 7.47 67% 498,000 200 Industrial
Subtotal D 10.56 100% 329,772 486,981
D 224 4.70 45% 329,772 242 Quarry
D 98 5.86 55% 486,981
Subtotal E 12.85 100% 507,607 413,790
E 225 3.35 26% 269,164
E 222 1.80 14% 144,626
E 97 1.89 15% 213,082 500 Bragato
E 98 5.81 45% 294,525 500 Bragato
Subtotal F 13.09 100% 153,000 319,830
F 125 8.26 63% 57,000 106,610 270 Industrial
F 230 1.57 12% 106,610
F 97 3.26 25% 96,000 106,610 495 Bragato
Subtotal G 10.89 100% 33,883 990
G 222 2.12 19% 6,596 193
G 229 3.43 31% 10,672 312
G 230 5.34 49% 16,615 485
Subtotal H 9.72 100% 29,932 600
H 125 6.19 64% 19,062 382
H 193 3.53 36% 10,870 218
Subtotal I 4.91 100% 56,842 300
I 229 1.39 28% 16,092 85
I 230 3.52 72% 40,750 215
J 125 18.56 100% -31,269 275 Industrial
K 193 18.10 100% No Changes
Total 128.31 298,503 1,444,607 2,764,890 1,890

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City of San Carlos | Impacts of future Sewer Capacity
BLACK & VEATCH | Land Use Projections 8
Table 2-6 Northeast Area Specific Plan Development Projections by Model Subcatchment Subcatchment
Near-term Buildout
Dwelling units Comm/Ind (sq-ft) Dwelling units Comm/Ind (sq-ft) 97 0 0 0 701,692
98 0 0 0 1,920,430
123 0 0 0 782,709
125 0 -31,269 381 182,672
193 0 0 218 10,870
222 0 0 193 151,222
224 0 329,772 0 0
225 0 0 0 269,164
229 0 0 397 26,764
230 0 0 701 163,975
Total 298,503 1,890 4,209,497

2.4 General Plan Housing Element
As part of the City’s General Plan, the Housing Element requires that the City identify parcels that are expected for redevelopment into residential or mixed use residential and calculate the number of dwelling units each property is expected to have. The current timeframe for this expected development is 2030, although the rate of redevelopment is driven by developers and market conditions.

There are 169 parcels in the Housing Element inventory, with 2,970 dwelling units on these parcels.

However, this does not include the residential redevelopment that is expected in the NEASP, and only includes around half of the expected residential redevelopment in the DTSP area. This is likely due to the Housing Element being on a shorter timeframe (2030) than the NEASP and DTSP, so naturally there is less expected redevelopment that will occur. Of the 2,970 dwelling units in the Housing Element data, one parcel, APN 052-061-998, with 24 dwelling units, could not be located. An additional 921 are in the DTSP area, which left a remainder of 2,025 potential dwelling units that were identified through the Housing Element data.

There are 56 parcels in the Housing Element that are in the DTSP area. Since the DTSP is more comprehensive than the Housing Element in terms of future housing projections within this boundary, the DTSP area data was used for buildout projections. See Table 2-7 for the list of all Housing Element Parcels, with DTSP area parcels shaded in gray. Also, in Figure 2-1, any Housing Element parcels that are within the DTSP area are not displayed on the map as being a part of the Housing Element. See Table 2-8 for the number of dwelling units from the Housing Element by model subcatchment that were used in the hydraulic model. Housing Element redevelopment was only added to the Buildout scenario, and not the near-term due to the uncertainty about when certain properties would redevelop.

Table 2-7 Housing Element Data by Parcel
APN Address General Plan Zoning
Lot
Consolidat
ion
Group
# of
Dwelling
Units
Expected
Existing Use
045-316-130 240 EL CAMINO REAL Mixed Use, High MU-N- 120 36 restaurant 045-316-140 260 EL CAMINO REAL Mixed Use, High MU-N- 120 2 74 retail 050-054-320 366 EL CAMINO REAL Mixed Use, Medium MU-N-50 3 9 restaurant

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APN Address General Plan Zoning
Lot
Consolidat
ion
Group
# of
Dwelling
Units
Expected
Existing Use
050-054-330 356 EL CAMINO REAL Mixed Use, Medium MU-N-50 3 6 office/commercial 050-074-060 542 EL

CAMINO REAL
Mixed Use,
High
MU-D120 6 8mixed use retail
and salon
050-074-070 548 EL CAMINO REAL Mixed Use, High MU-D- 120 6 8 barber shop 046-126-290 701 OLD COUNTY RD Mixed Use, Low MU-N-40 14 6 commercial bldg 046-126-300 1070 HALL ST Mixed Use, Low MU-N-40 14 2 single family residential 046-126-320 713 OLD COUNTY RD Mixed Use, Low MU-N-40 4 commercial bldg 050-062-070 508 ELM ST Multi-Family, Med High RM-100 25 9 single family residential 050-062-090 510 ELM ST Multi-Family, Med High RM-100 25 9 single family residential 050-133-310 620 EL CAMINO REAL Mixed Use, High MU-D- 120 13 massage/wellness services 050-133-420 628 EL CAMINO REAL Mixed Use, High MU-D- 120 29 16 realty office 050-133-320 630 EL CAMINO REAL Mixed Use, High MU-D- 120 5 eye lash studio 050-133-330 634 EL CAMINO REAL Mixed Use, High MU-D- 120 30 5 smoke shop 050-133-450 638 EL CAMINO REAL Mixed Use, High MU-D- 120 30 8 retail 050-133-460 638 EL CAMINO REAL Mixed Use, High MU-D- 120 30 100 retail 050-164-270 888 EL CAMINO REAL Mixed Use, High MU-D- 120 36 37 retail 050-164-060 880 EL CAMINO REAL Mixed Use, High MU-D- 120 36 25 auto works body shop and parking
051-343-130 1100 LAUREL ST Mixed Use, Low MU-N-40 44 19 office/commercial 051-343-140 1140 LAUREL ST Mixed Use, Low MU-N-40 7 office/commercial 051-372-280 EL CAMINO REAL Mixed Use, High MU-SB- 120 6 retail 051-372-290 1682 EL CAMINO REAL Mixed Use, High MU-SB- 120 58 5 flower shop 051-379-010 1800 EL CAMINO REAL Mixed Use, High MU-SB- 120 29 Carl's Jr 051-379-020 EATON AV Mixed Use, High MU-SB- 120 62 10 parking 051-379-030 EATON AV Mixed Use, High MU-SB- 120 62 20 parking 052-061-9981 EATON AV Mixed Use, High MU-SB- 120 62 24 Parking 051-379-100 1209 EATON AVE Mixed Use, Low MU-N-40 63 9 office/commercial 051-379-220 EATON AV Mixed Use, Low MU-N-40 63 6 parking 051-379-040 EATON AV Mixed Use, Low MU-SB- 100 6 parking 051-379-050 1131 EATON AVE Mixed Use, Low MU-SB- 100 64 6 office/commercial 051-379-060 EATON AV Mixed Use, Low MU-SB- 100 6 parking 051-375-020 1748 EL CAMINO REAL Mixed Use, High MU-SB- 120 65 29 restaurant 051-375-030 1768 EL CAMINO REAL Mixed Use, High MU-SB- 120 65 5 retail 050-133-340 680 EL CAMINO REAL Mixed Use, High MU-D- 120 11 parking lot - private 050-133-350 676 EL CAMINO REAL Mixed Use, High MU-D- 120 70 11 mixed use 045-320-200 81 EL CAMINO REAL Mixed Use, High MU-NB- 120 99 89 dry cleaner 045-320-230 21 EL CAMINO REAL Mixed Use, High MU-NB- 120 99 142 1 story shopping center, restaurant
051-376-010 1201 ST FRANCIS WAY Mixed Use, Low MU-N-40 3 dentist office 051-376-180 1724 LAUREL ST Mixed Use, Low MU-N-40 101 5 permanent makeup,
insurance
office
051-348-010 1178 BRITTAN AVE Mixed Use, Med High MU-SB- 100 102 9 office/commercial 051-348-190 BRITTAN AVE Mixed Use, Med High MU-SB- 100 102 7 parking lot 045-320-170 11 EL CAMINO REAL Mixed Use, High MU-NB- 120 103 110 CVS and parking 045-320-220 11 EL CAMINO REAL Mixed Use, High MU-NB- 120 103 119 CVS and parking 050-133-400 617 LAUREL ST Mixed Use, Med High MU-DC- 100 14 restaurant 051-376-060 1752 LAUREL ST Mixed Use, Low MU-N-40 2 restaurant 051-376-160 1748 LAUREL ST Mixed Use, Low MU-N-40 3 hair salon 051-376-170 1776 LAUREL ST Mixed Use, Low MU-N-40 10 one story office 050-062-050 1421 MAGNOLIA AVE Multi-Family, Med High RM-100 12 single family residential

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APN Address General Plan Zoning
Lot
Consolidat
ion
Group
# of
Dwelling
Units
Expected
Existing Use
050-133-040 1163 SAN CARLOS AVE Mixed Use, Med High MU-DC- 100 5 restaurant 050-154-020 718 EL CAMINO REAL Mixed Use, High MU-D- 120 33 office/commercial 045-315-200 40 EL CAMINO REAL Mixed Use, High MU-NB- 120 61 retail 045-316-060 180 EL CAMINO REAL Mixed Use, High MU-N- 120 68 restaurant 045-320-240 259 EL CAMINO REAL Mixed Use, High MU-NB- 120 94 1 story shopping center, restaurant, pkg
046-111-250 495 OLD COUNTY RD Mixed Use, Low MU-N-40 29 retail 046-112-530 535 OLD COUNTY RD Mixed Use, Low MU-N-40 28 commercial/office 046-112-950 501 OLD COUNTY RD Mixed Use, Low MU-N-40 16 Auto repair uses 050-053-100 280 EL CAMINO REAL Mixed Use, High MU-N- 120 24 furniture store 050-054-370 300 EL CAMINO REAL Mixed Use, Medium MU-N-50 23 preschool/daycare 050-064-290 1324 SAN CARLOS AVE Mixed Use, High MU-SC- 120 127 CVS pharmacy 050-121-100 1785 SAN CARLOS AVE Multi-Family, Medium RM-59 49 medical office 050-154-280 796 EL CAMINO REAL Mixed Use, High MU-D- 120 68 older small-scale retail 050-163-450 810 LAUREL ST Mixed Use, Med High MU-DC- 100 91 Bianchini's Market 050-164-350 850 EL CAMINO REAL Mixed Use, High MU-D- 120 64 flooring store 051-334-200 1313 LAUREL ST Mixed Use, Med High MU-SB- 100 42 office/commercial 049-080-290 GERANIUM LN Single Family
- Low RS-3 11 vacant
049-372-010 5 CORONADO AVE Single Family RS-6 16 retail 045-316-050 129 LAUREL ST Mixed Use, High MU-N- 120 6
one-story income/real estate
office
045-316-080 100 EL CAMINO REAL Mixed Use, High MU-N- 120 30 office/commercial 046-112-260 555 OLD COUNTY RD Mixed Use, Low MU-N-40 12 commercial/office 046-122-150 615 OLD COUNTY RD Mixed Use, Low MU-N-40 9 commercial/office 049-101-080 CLUB DR Single Family RS-3 1 vacant
049-133-460 FAY AV Single Family RS-6 1 vacant
049-221-130 CLUB DR Single Family RS-6 1 vacant
049-234-160 BAYVIEW DR Single Family RS-6 1 vacant
049-341-410 CORONADO AV Single Family RS-6 1 vacant
049-342-050 DALE AV Single Family RS-6 1 vacant
049-430-020 735 CRESTVIEW DR Single Family
- Low RS-3 1 vacant
050-033-160 560 PROSPECT ST Multi-Family, Medium RM-100 10 single family residential 050-034-150 549 PROSPECT ST Multi-Family, Med High RM-100 11 single family residential 050-054-290 380 EL CAMINO REAL Mixed Use, Medium MU-N-50 16 office/commercial 050-054-310 378 EL CAMINO REAL Mixed Use, Medium MU-N-50 8 office/commercial 050-061-210 501 CEDAR ST Multi-Family, Med High RM-100 10 single family residential 050-062-180 575 CHESTNUT ST Multi-Family, Med High RM-100 10 single family residential 050-063-090 1338 HOLLY ST Multi-Family, Med High RM-100 18 multifamily residential 2 units 050-063-100 1360 HOLLY ST Multi-Family, Med High RM-100 8 single family residential and
duplex
050-073-110 491 LAUREL ST Mixed Use, Medium MU-N-50 5 1 story convenience store 050-122-060 606 CEDAR ST Mixed Use, High MU-SC- 120 17 single family residential 050-123-070 664 CHESTNUT ST Multi-Family, Med High RM-100 12 single family residential 050-123-090 1524 CHERRY ST Multi-Family, Med High RM-100 12 single family residential 050-124-080 621 CHESTNUT ST Multi-Family, Med High RM-100 26 multifamily residential 8 or more units
050-133-280 633 LAUREL ST Mixed Use, Med High MU-DC- 100 13 restaurant 050-133-410 656 EL CAMINO REAL Mixed Use, High MU-D- 120 11 commercial showroom 050-141-290 774 CHESTNUT ST Multi-Family, Med High RM-100 8 single family residential 050-151-030 722 ELM ST Multi-Family, Med High RM-100 13 single family residential

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APN Address General Plan Zoning
Lot
Consolidat
ion
Group
# of
Dwelling
Units
Expected
Existing Use
050-151-060 768 ELM ST Multi-Family, Med High RM-100 13 single family residential 050-151-260 1427 CHERRY ST Multi-Family, Med High RM-100 12 single family residential 050-152-060 720 WALNUT ST Multi-Family, Med High RM-100 13 single family residential 050-152-100 750 WALNUT ST Multi-Family, Med High RM-100 14 multifamily residential 3 to 4 units
050-154-190 745 LAUREL ST Mixed Use, Med High MU-DC- 100 6 shoe repair 050-154-210 727 LAUREL ST Mixed Use, Med High MU-DC- 100 14 restaurant 050-163-050 1341 OLIVE ST Multi-Family, Med High RM-100 25 single family residential 050-204-290 TRAMANTO DR Single Family RS-6 1 vacant
050-512-050 LESLIE CT Single Family RS-6 2 vacant
051-334-010 1365 LAUREL ST Mixed Use, Med High MU-SB- 100 14 hair salon 051-336-200 1264 EL CAMINO REAL Mixed Use, High MU-SB- 120 32 retail 051-347-110 1058 LAUREL ST Mixed Use, Low MU-N-40 4 single family residential 051-348-050 1055 LAUREL ST Mixed Use, Med High MU-SB- 100 12 office/commercial 051-348-260 LAUREL ST Mixed Use, Med High MU-SB- 100 24 parking lot 051-357-280 990 LAUREL ST Mixed Use, Low MU-N-40 16 office/commercial 051-358-020 987 LAUREL ST Mixed Use, Medium MU-N-50 2 office/commercial 051-358-190 950 EL CAMINO REAL Mixed Use, High MU-D- 120 47 hotel 051-368-050 1580 EL CAMINO REAL Mixed Use, High MU-SB- 120 25 retail 051-375-010 1700 EL CAMINO REAL Mixed Use, High MU-SB- 120 22 auto repair shop 050-153-040 730 LAUREL ST Mixed Use, Med High MU-DC- 100 10 retail 046-124-110 1064 CHERRY ST Mixed Use, Low MU-N-40 4 office/residential 046-124-280 663 OLD COUNTY RD Mixed Use, Low MU-N-40 7 auto repair/commercial 046-124-290 681 OLD COUNTY RD Mixed Use, Low MU-N-40 4 auto repair/commercial 046-128-240 749 OLD COUNTY RD Mixed Use, Low MU-N-40 5 auto repair shop 046-128-280 OLD COUNTRY RD Mixed Use, Low MU-N-40 6 vacant 050-033-130 525 SYCAMORE ST Multi-Family, Medium RM-100 9 single family residential 050-033-140 529 SYCAMORE ST Multi-Family, Medium RM-100 9 single family residential 050-034-080 1620 SAN CARLOS AVE Mixed Use, High MU-SC- 120 11 office/commercial 050-034-090 1622 SAN CARLOS AVE Mixed Use, High MU-SC- 120 11 office/commercial + 1 residential unit
050-034-120 575 PROSPECT ST Multi-Family, Med High RM-100 9 office/commercial 050-034-130 565 PROSPECT ST Multi-Family, Med High RM-100 10 single family residential 050-034-230 1660 SAN CARLOS AVE Mixed Use, High MU-SC- 120 12 office/commercial 050-074-130 1148 SAN CARLOS AVE Mixed Use, Med High MU-DC- 100 9 office/commercial 050-074-140 1156 SAN CARLOS AVE Mixed Use, Med High MU-DC- 100 3 lighting store 050-074-150 1178 SAN CARLOS AVE Mixed Use, Med High MU-DC- 100 6 hair salon 050-074-160 1188 SAN CARLOS AVE Mixed Use, Med High MU-DC- 100 6 hair salon 050-074-170 577 LAUREL ST Mixed Use, Med High MU-DC- 100 7 jewelry store 050-133-170 648 EL CAMINO REAL Mixed Use, High MU-D- 120 8 restaurant 050-133-440 640 EL CAMINO REAL Mixed Use, High MU-D- 120 8 hair salon 050-154-130 777 LAUREL ST Mixed Use, Med High MU-DC- 100 13 catering company 050-154-140 769 LAUREL ST Mixed Use, Med High MU-DC- 100 13 restaurant 051-336-110 1200 EL CAMINO REAL Mixed Use, High MU-SB- 120 17 retail 051-336-120 1216 EL CAMINO REAL Mixed Use, High MU-SB- 120 7 retail 051-336-130 1224 EL CAMINO REAL Mixed Use, High MU-SB- 120 7 spa 051-343-150 1158 LAUREL ST Mixed Use, Low MU-N-40 3 restaurant 051-343-160 LAUREL ST Mixed Use, Low MU-N-40 3 parking lot 051-343-170 1176 LAUREL ST Mixed Use, Low MU-N-40 3 hair salon 051-347-130 1074 LAUREL ST Mixed Use, Low MU-N-40 3 single family residential

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APN Address General Plan Zoning
Lot
Consolidat
ion
Group
# of
Dwelling
Units
Expected
Existing Use
051-347-140 1200 BRITTAN AVE Mixed Use, Low MU-N-40 2 office/commercial 051-353-070 1028 LAUREL ST Mixed Use, Low MU-N-40 4 office/commercial 051-357-160 920 LAUREL ST Mixed Use, Low MU-N-40 3 single family residential 051-357-170 926 LAUREL ST Mixed Use, Low MU-N-40 4 single family residential 051-358-200 964 EL CAMINO REAL Mixed Use, High MU-D- 120 8 office/commercial 051-358-310 980 EL CAMINO REAL Mixed Use, High MU-D- 120 28 car wash 051-368-010 1500 EL CAMINO REAL Mixed Use, High MU-SB- 120 11 dry cleaners + 2 units 051-368-020 1510 EL CAMINO REAL Mixed Use, High MU-SB- 120 5 salon + 1 unit 051-368-030 1524 EL CAMINO REAL Mixed Use, High MU-SB- 120 6 restaurant 051-372-080 1668 EL CAMINO REAL Mixed Use, High MU-SB- 120 5 office/commercial 051-372-090 1670 EL CAMINO REAL Mixed Use, High MU-SB- 120 5 retail 051-372-110 1692 EL CAMINO REAL Mixed Use, High MU-SB- 120 17 mixed use 051-372-120 LAUREL ST Mixed Use, Med High MU-SB- 100 10 parking 051-372-130 1689 LAUREL AVE Mixed Use, Med High MU-SB- 100 4 office/commercial 051-372-140 1683 LAUREL ST Mixed Use, Med High MU-SB- 100 4 tobacco club 051-372-170 1665 LAUREL ST Mixed Use, Med High MU-SB- 100 4 restaurant 051-372-180 1659 LAUREL ST Mixed Use, Med High MU-SB- 100 4 dog spa 051-373-090 1682 LAUREL ST Mixed Use, Low MU-N-40 2 office/commercial 051-373-250 1696 LAUREL ST Mixed Use, Low MU-N-40 5 restaurant 051-375-040 1776 EL CAMINO REAL Mixed Use, High MU-SB- 120 6 mixed use 051-375-050 1784 EL CAMINO REAL Mixed Use, High MU-SB- 120 6 office/commercial 051-375-060 1792 EL CAMINO REAL Mixed Use, High MU-SB- 120 7 retail 051-344-330 1160 EL CAMINO REAL Mixed Use, High MU-SB- 120 7 retail for sale 051-344-340 1164 EL CAMINO REAL Mixed Use, High MU-SB- 120 7 small retail 051-344-350 1168 EL CAMINO REAL Mixed Use, High MU-SB- 120 23 retail 051-344-480 1188 EL CAMINO REAL Mixed Use, High MU-SB- 120 27 retail Total 2,970
1Unable to locate parcel
*Gray shaded rows not used in hydraulic model
Table 2-8 Housing Element Data by Model Subcatchment
Subcatchment
Housing
Element
(Buildout)
Subcatchment
Housing
Element
(Buildout)
Subcatchment
Housing
Element
(Buildout)
2 73 76 3 154 24
6 345 80 12 159 75
9 8 87 2 160 64
10 16 88 23 161 47
12 49 92 1 183 105
14 32 93 1 203 5
21 8 108 1 204 18
22 25 122 554 205 10
43 92 129 70 206 30
51 14 131 17 210 38
52 30 132 50 231 127
62 16 135 27
63 1 152 12 Total 2,025

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2.5 General Plan Renewal/Traffic Analysis Zones
Traffic analysis zones (TAZs) are geographic areas used in transportation planning and analysis. The purpose of analyzing TAZs is to understand traffic patterns and travel behaviors within a specific area. By analyzing TAZs, transportation planners can identify where people are traveling to and from and how they are traveling (such as by car, public transit, or bicycle). This information can then be used to identify transportation needs, plan new transportation infrastructure, and improve existing transportation systems. TAZ data were incorporated into the model to fill in the gaps and determine where redevelopment will occur outside of the Plans already discussed. TAZ data was provided for the number of future expected residential dwelling units and square footage of commercial/industrial development.

TAZ data splits residential dwelling units into single-family units and multi-family units. In the City of San Carlos, it is expected that there will be 37 new single-family units and 8,264 multi-family units by buildout.

To perform this analysis, each parcel in the City was categorized by TAZ and if it was a part of the other four plans already discussed. Since the other datasets already described in this memo have a much higher level of specificity than the TAZ data, the other datasets took precedent in the calculations, and the remaining expected dwelling units and square footage in each TAZ data were calculated as presented in Table 2-9. One TAZ, 1602, has 103 expected dwelling units in the Housing Element, and only 35 in the TAZ data. Three other TAZs (1567, 2009, and 2010) have more commercial/industrial development in the Specific Plans than in the TAZ data. However, combined the discrepancy is only 340,172 square feet, which amounts to less than 4% of the expected future development.

The expected number of dwelling units expected based on TAZ data were apportioned throughout each TAZ area to parcels with a zoned land use where residential development is possible, at a potential maximum density consistent with that zoned land use. For single family residential parcels, where there is a potential for the construction of an accessory dwelling unit (ADU), each parcel was calculated to have the potential to build one ADU. TAZ 2006 has slightly more dwelling units identified in the TAZ data than is possible based on land use, even if every single-family residential parcel builds an ADU. Overall, there were 8,362 dwelling units added to the buildout scenario in the hydraulic model.

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Table 2-9 Dwelling Units Expected Based on TAZ Data
TAZ
TAZ Planning Data Other Plans with Housing
TAZ
Housing not
Accounted
for in Other
Plans
Total
Dwelling
Units
Single
-Fam
Units
MultiFam
Units
Total
Housing
Units
Pipeline
Projects DTSP
NEASP
(Units
Not
included
in
Pipeline
Projects)
Housing
Element
(Units
Not
included
in Other
Plans)
Total
1564 9 85 94 0 0 0 0 0 94 94
1565 9 228 237 0 0 0 5 5 232 237
1566 0 507 507 0 0 0 119 119 388 507
1567 0 930 930 0 0 900 29 929 1 930
1601 0 0 0 0 0 0 0 0 0 0
1602 0 35 35 0 0 0 103 103 0 103
1623 0 1,424 1,424 242 0 0 995 1,237 187 1424
1624 0 0 0 0 0 0 0 0 0 0
1669 0 0 0 0 0 0 0 0 0 0
1670 0 0 0 0 0 0 0 0 0 0
2004 0 0 0 0 0 0 2 2 0 2
2005 9 0 9 0 0 0 1 1 8 9
2006 10 914 924 0 0 0 29 29 895 924
2007 0 228 228 0 0 0 0 0 228 228
2008 0 457 457 0 0 0 49 49 408 457
2009 0 1,959 1,959 0 1,565 0 385 1,950 0 1950
2010 0 990 990 0 0 990 0 990 0 990
2018 0 507 507 0 0 0 308 308 199 507
Total 37 8,264 8,301 242 1,565 1,890 2,025 5,722 2,640 8,362 Nine of the eighteen TAZs have expected future commercial/industrial development in the buildout scenario. Approximately 2.66 million net square feet of development is expected in the pipeline projects included in the near-term scenario, with another 0.42 million in the DTSP area, and another 4.21 million in the NEASP area not already accounted for the in the pipeline projects. The TAZ data identified another

1.98 million square feet of development, primarily in the East Side Innovation District area, which is the industrial area mostly south of Holly Street and east of Old County Road.

Area of expected commercial/industrial development based on TAZ data was calculated in a similar way as the number of expected dwelling units. For the six TAZs where additional development is expected, the development was apportioned throughout each TAZ to parcels that had a land use suitable to commercial/industrial development. Then the development in square footage was calculated for each subcatchment as presented in Table 2-10. The NEASP data had more development in TAZ 1567 and 2010 than in the TAZ data. The DTSP data also had more development in TAZ 2009 than the TAZ data. For these three TAZs, the hydraulic model is using the development numbers from the special plans.

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Table 2-10 Commercial/Industrial Development Expected Based on TAZ Data TAZ
TAZ Planning
Data
Other Plans with Commercial/Industrial
Development Additional New
Comm/Ind
(sq-ft)
Total
(sq-ft) Comm/Ind
(sqft)
Pipeline
Projects DTSP NEASP
1564 0 0 0 0 0
1565 0 0 0 0 0
1566 15,000 0 0 0 15,000 15,000
1567 69,000 0 0 86,774 0 86,774
1601 2,252,589 1,735,890 0 0 516,699 2,252,589
1602 0 0 0 0 0
1623 69,805 -30,559 0 0 100,364 69,805
1624 812,756 146,057 0 0 666,699 812,756
1669 0 0 0 0 0
1670 983,179 316,481 0 0 666,698 983,179
2004 0 0 0 0 0
2005 0 0 0 0 0
2006 0 0 0 0 0
2007 0 0 0 0 0
2008 0 0 0 0 0
2009 335,457 0 420,820 0 0 420,820
2010 4,374,454 488,766 0 4,122,723 0 4,611,489
2018 15,000 0 0 0 15,000 15,000
Total 8,927,240 2,656,635 420,820 4,209,497 1,980,460 9,267,412

2.6 Development by Model Subcatchment
Near-term and buildout development were calculated for each subcatchment based on the descriptions above and added to the hydraulic model. Figure 2-2 shows residential and commercial/industrial planned development in the Near-Term model, and Figure 2-3 shows this planned development for the Buildout model. These Land Use projections will be converted to flows to be loaded in the hydraulic model for future system capacity assessments. The flow factors used in this process are further described in the Master Plan associated with this memo.

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Figure 2-2 Near-term Model Development Projections
Sewer Collection System Master Plan 2025 Update

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Figure 2-3 Buildout Model Development Projections
Sewer Collection System Master Plan 2025 Update

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Appendix A.5
Buildout Scenario Peak Design Flow

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Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AA/01 AA/01A 18 9.65 1.66 0.17
AA/01A DA/01 18 10.10 1.66 0.16
AA/01b AA/01c 30 20.25 9.21 0.45
AA/01c MT/03 36 5.52 12.49 2.26
AA/02 AA/01 20 5.50 1.66 0.30
AA/03 AA/02 15 2.61 1.59 0.61
AA/04 AA/03 15 2.66 1.53 0.57
AA/12 AA/04 15 3.10 1.42 0.46
AA/13 AA/12 15 2.92 1.37 0.47
AA/14 AA/13 15 2.95 1.37 0.46
AA/15 AA/14 15 2.97 1.37 0.46
AB/43A AB/43c 24 6.49 8.98 1.38
AB/43c AA/01b 24 6.85 8.98 1.31
AB/44A AB/43A 24 5.82 8.93 1.53
AB/45A AB/44A 24 5.82 8.87 1.52
AB/47A AB/45A 24 5.69 8.82 1.55
AB/48A AB/47A 24 5.73 8.73 1.52
AB/49 AB/48A 18 5.36 24 11.55 7.58 0.66
AB/50 AB/49 18 5.69 24 12.25 7.59 0.62
AB/51 AB/50 18 5.67 24 12.21 7.59 0.62
AB/52 AB/51 18 5.67 24 12.21 7.59 0.62
AB/53 AB/52 18 5.71 24 12.30 7.59 0.62
AB/54 AB/53 18 8.40 7.59 0.90
AB/55A AB/55b 21 3.58 2.50 0.70
AB/55b AB/48A 21 3.54 2.57 0.73
AC/10 BU/12A 15 2.85 1.26 0.44
AC/15 AC/15A 21 5.75 27 11.23 6.73 0.60
AC/15 AC/15A 21 5.75 27 11.23 6.73 0.60
AC/40 AC/51 12 3.02 2.04 0.67
AC/41 AC/40 12 2.31 2.04 0.88
AC/48 AC/47 15 2.48 2.10 0.85
AC/50 AC/48 15 3.34 2.04 0.61
AC/51 AC/50 15 2.95 2.04 0.69
AC/68 AC/53 12 1.21 27 10.56 0.53 0.05
AD/01 AA/15 15 5.47 1.37 0.25
AD/02A AD/01 15 2.87 1.17 0.41
AE/12 AE/56 12 4.19 0.48 0.11
AE/13 AE/12 10 1.04 0.48 0.46
AE/14 AE/13 10 1.25 0.46 0.37
AE/15 AE/14 10 1.54 0.40 0.26
AE/16 AE/15 10 2.13 0.27 0.13
A.5-2

9.d
October 14, 2025 Packet Pg. 120
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AE/17 AE/48 10 5.55 0.07 0.01
AE/17A AE/18 8 1.03 0.13 0.13
AE/18 AE/48 10 1.83 0.13 0.07
AE/45 AE/17A 8 1.03 0.10 0.10
AE/45A AE/45 8 1.03 0.07 0.07
AE/48 AE/16 10 2.24 0.27 0.12
AE/56 AE/57 15 3.95 0.48 0.12
AE/57 AE/58 15 2.95 0.48 0.16
AE/58 AE/61 15 2.94 0.56 0.19
AE/61 AD/02A 15 2.96 0.56 0.19
AF/23 AF/32 18 11.35 5.42 0.48
AF/27 AF/23 18 9.27 5.42 0.59
AF/30 AF/29 10 2.77 0.37 0.13
AF/37 AF/39 10 1.48 0.50 0.34
AF/38 AF/40 18 5.07 6.21 1.22
AF/39 AF/41 10 1.48 0.56 0.38
AF/40 AF/42 18 8.26 6.21 0.75
AF/41 AF/43 10 1.82 1.00 0.55
AF/42 AF/42A 18 10.11 6.21 0.61
AF/42A AF/44 18 10.11 6.21 0.61
AF/43 AF/45 10 1.77 1.12 0.63
AF/43 AG/26 6 0.41 1.12 2.72
AF/44 AF/51 18 6.78 6.31 0.93
AF/45 AF/50 10 1.66 1.21 0.73
AF/50 AG/04 10 1.59 1.28 0.80
AF/51 AG/03 18 6.78 6.31 0.93
AF2/01 AT/18 8 0.60 0.00 0.00
AF2/03 AF2/03A 15 3.13 18 5.09 4.46 0.88
AF2/03A AF2/03b 15 2.38 18 3.87 4.46 1.15
AF2/03b AT/19 15 3.03 18 4.93 4.46 0.91
AF2/04 AF2/03 12 4.73 1.04 0.22
AF2/05 AF2/03 15 6.51 3.42 0.53
AF2/07 AF2/05 15 9.33 3.40 0.36
AG/01 AB/54 18 10.65 7.59 0.71
AG/02 AG/01 18 5.81 7.57 1.30
AG/03 AG/02 18 8.18 7.57 0.93
AG/04 AG/03 10 1.71 1.30 0.76
AG/05 AG/18 12 1.40 0.26 0.19
AG/06 AG/05 10 0.68 0.26 0.38
AG/07 AG/44 10 0.58 0.18 0.32
AG/18 AG/19 12 1.09 0.26 0.24
A.5-3

9.d
October 14, 2025 Packet Pg. 121
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AG/19 AG/38 12 1.85 0.59 0.32
AG/20 AG/19 10 1.19 0.33 0.28
AG/21 AG/20 10 1.05 0.24 0.23
AG/22 AG/21 10 1.81 0.21 0.12
AG/23 AG/22 8 0.00 0.13 0.00
AG/24 AG/23 8 0.70 0.13 0.18
AG/25 AG/24 6 0.16 0.05 0.33
AG/26 AG/25 6 0.42 0.05 0.13
AG/39b AC/10 15 3.54 1.26 0.36
AG/44 AG/06 10 1.85 0.26 0.14
AH/08 AH/03 6 0.29 10 1.15 0.57 0.50
AH/14 AH/08 6 0.29 10 1.15 0.53 0.46
AH/14 AH/13 8 0.53 0.53 0.99
AH/17 AH/14 6 0.24 10 0.93 0.90 0.97
AH/18 AH/17 6 0.27 0.07 0.28
AH/19 AH/18 6 0.26 0.07 0.29
AH/43 AH/44 6 0.30 0.17 0.55
AH/44 AH/17 6 0.30 10 1.19 0.76 0.64
AI/01 AC/15 21 7.73 12.19 1.58
AI/10 AI/53A 12 3.45 2.24 0.65
AI/14 AI/13 6 0.76 0.07 0.10
AI/17 AI/14 6 0.60 0.07 0.12
AI/18 AI/17 6 0.87 0.03 0.04
AI/19 AI/62 6 0.60 0.45 0.74
AI/26 AI/27 10 1.61 0.49 0.31
AI/27 AI/28 10 2.00 0.49 0.25
AI/32 AI/01 12 2.00 21 8.90 6.43 0.72
AI/33 AI/32 12 1.64 21 7.27 6.44 0.89
AI/34 AI/34A 15 1.64 2.32 1.41
AI/34A AI/35 15 3.04 2.32 0.76
AI/36 AI/35 8 0.99 0.89 0.89
AI/38 AI/36 8 0.97 0.86 0.89
AI/40 AI/38 8 0.84 0.84 1.00
AI/42 AI/40 8 0.98 0.82 0.84
AI/45 AI/46 6 0.25 10 0.98 0.79 0.81
AI/46 AI/42 8 0.97 0.80 0.83
AI/48 AI/45 6 0.42 10 1.63 0.79 0.49
AI/49 AI/48 6 0.49 10 1.91 0.79 0.41
AI/51 AI/49 6 0.50 10 1.95 0.77 0.40
AI/53 AI/51 6 0.50 10 1.95 0.77 0.40
AI/53A AI/09 12 3.04 2.24 0.74
A.5-4

9.d
October 14, 2025 Packet Pg. 122
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AI/54 AI/53 6 0.38 10 1.48 0.77 0.52
AI/55 AI/54 6 0.53 10 2.06 0.75 0.36
AI/56 AI/55 6 0.55 10 2.15 0.75 0.35
AI/59 AI/56 6 0.57 10 2.22 0.72 0.33
AI/60 AI/59 6 0.65 10 2.53 0.45 0.18
AI/61 AI/61A 6 1.13 0.45 0.40
AI/61A AI/60 6 1.26 0.45 0.35
AI/62 AI/61 6 0.72 0.45 0.62
AI/63 AI/64 10 2.37 2.17 0.91
AI/64 AI/65 10 2.31 2.17 0.94
AI/65 AI/10 10 2.82 2.17 0.77
AI/66 AI/67 6 0.41 0.00 0.00
AI/67 AI/68 6 0.48 0.04 0.08
AI/68 AI/69 6 0.46 0.04 0.09
AI/69 AI/70 6 0.33 0.07 0.20
AI/70 AI/71 6 0.46 0.07 0.14
AI/71 AI/72 6 0.48 0.10 0.21
AI/72 AI/73 6 0.37 0.14 0.37
AI/73 AI/74 6 0.45 0.14 0.30
AI/74 AI/75 6 0.53 0.16 0.31
AI/75 AI/76 6 0.41 0.16 0.40
AI/76 AI/77 6 0.42 0.18 0.43
AI/77 AI/34 6 0.32 0.18 0.56
AI/83 AI/34 15 2.72 2.21 0.81
AJ/01 AJ/25A 8 0.84 12 2.48 1.74 0.70
AJ/02 AJ/01 8 0.65 12 1.93 1.68 0.87
AJ/03 AJ/02 8 0.64 12 1.90 1.60 0.84
AJ/25A AP/02 6 0.45 12 2.86 1.78 0.62
AJ/30 AJ/03 8 0.66 12 1.93 0.89 0.46
AJ/31 AJ/30 8 0.55 12 1.62 0.89 0.55
AJ/32 AJ/38 6 0.21 12 1.31 0.80 0.61
AJ/38 AJ/31 6 0.21 12 1.32 0.80 0.61
AK/01 BC/30 12 1.63 1.53 0.94
AK2/01 AP2/23 12 2.61 1.62 0.62
AK2/11 AK2/12 12 1.65 1.53 0.93
AK2/12 AK2/12A 12 1.87 1.53 0.82
AK2/12A AK2/01 12 1.87 1.53 0.82
AK3/01 AC/41 12 2.44 2.04 0.83
AK3/02 AK3/01 10 1.51 0.31 0.21
AK3/03 AK3/02 10 0.70 0.31 0.44
AK3/04 AK3/03 10 0.70 0.27 0.38
A.5-5

9.d
October 14, 2025 Packet Pg. 123
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AK3/05 AK3/04 10 0.72 0.27 0.37
AK3/06 AK3/05 10 0.72 0.27 0.37
AK3/07 AK3/06 10 0.71 0.23 0.32
AK3/08 AK3/07 10 0.71 0.19 0.26
AK3/09 AK3/31 8 2.85 0.15 0.05
AK3/11 AK3/09 8 0.54 0.15 0.28
AK3/12 AK3/11 8 0.82 0.15 0.18
AK3/13 AK3/12 8 0.95 0.10 0.10
AK3/20 AK3/21 15 4.44 1.70 0.38
AK3/21 AK3/22 15 3.74 1.70 0.45
AK3/22 AK3/23 15 2.64 1.70 0.64
AK3/23 AP/09 15 2.65 1.73 0.65
AK3/31 AK3/08 10 0.71 0.15 0.21
AN/48 AN/49 8 1.84 0.30 0.16
AP/01 AI/33 12 1.64 21 7.27 6.44 0.89
AP/02 AI/83 15 3.29 2.26 0.69
AP/02 AP/01 10 0.97 12 1.58 2.26 1.43
AP/02A AP/02 15 1.75 10 0.59 0.90 1.53
AP/02A_dummyAP/01 12 1.34 21 5.97 5.52 0.93
AP/03 AP/02A 15 4.92 1.93 0.39
AP/03A AP/02A_dummy 12 1.22 21 5.43 4.45 0.82
AP/07 AK3/01 12 1.80 1.73 0.96
AP/09 AP/07 15 2.42 1.73 0.71
AP/10 AP/05A 10 1.09 0.27 0.25
AP/11 AP/10 10 1.09 0.27 0.25
AP/12 AP/11 8 0.78 0.11 0.14
AP2/06 AQ/57 15 3.36 1.62 0.48
AP2/07 AP2/06 15 2.35 1.62 0.69
AP2/10 AQ/06c 12 2.13 18 6.27 3.86 0.62
AP2/11 BA/11 8 0.79 0.18 0.23
AP2/12 AP2/11 8 0.48 15 2.58 1.26 0.49
AP2/13 AP2/67 8 0.37 15 1.98 1.06 0.54
AP2/14 AP2/13 8 0.46 12 1.36 0.95 0.70
AP2/15 AP2/14 8 0.30 12 0.89 0.95 1.07
AP2/16 AP2/15 8 0.36 12 1.08 0.86 0.80
AP2/17 AP2/16 8 0.49 10 0.89 0.86 0.97
AP2/18 AP2/17 8 0.44 10 0.79 0.72 0.91
AP2/20 AP2/18 8 0.39 10 0.71 0.72 1.02
AP2/21 AP2/20 8 0.70 10 1.28 0.66 0.52
AP2/22 AP2/21 8 0.48 10 0.88 0.66 0.75
AP2/23 AP2/72 12 2.17 1.62 0.75
A.5-6

9.d
October 14, 2025 Packet Pg. 124
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AP2/25 AP2/26 12 2.19 1.62 0.74
AP2/26 AP2/27 12 2.16 1.62 0.75
AP2/27 AP2/07 12 2.19 1.62 0.74
AP2/43 AP2/11 6 0.43 0.18 0.42
AP2/44 AP2/43 6 0.37 0.12 0.32
AP2/45 AP2/46 10 0.55 15 1.61 2.38 1.48
AP2/46 AP2/69 10 1.41 15 4.14 2.38 0.57
AP2/67 AP2/12 8 0.27 15 1.45 1.06 0.73
AP2/72 AP2/25 12 2.17 1.62 0.75
AQ/04 AQ/02 6 0.18 0.00 0.00
AQ/06b BA/01 12 2.13 18 6.27 3.86 0.62
AQ/06c AQ/06b 12 2.13 18 6.27 3.86 0.62
AQ/39 AQ/38 8 0.47 10 0.86 0.84 0.98
AQ/40 AK3/20 15 1.91 1.64 0.86
AQ/41 AQ/39 8 0.48 10 0.86 0.84 0.98
AQ/42 AQ/41 8 0.55 10 1.00 0.83 0.83
AQ/43 AQ/42 8 0.36 10 0.64 0.69 1.07
AQ/54 AQ/40 15 2.65 1.64 0.62
AQ/55 AQ/54 15 3.87 1.62 0.42
AQ/56 AQ/55 15 3.76 1.62 0.43
AQ/57 AQ/56 15 3.48 1.62 0.47
AQ/62 AQ/04 6 0.18 0.00 0.00
AS/01 AF/30 10 2.77 0.32 0.12
AS/23 AF/27 15 7.73 4.46 0.58
AT/18 AS/01 10 1.38 0.09 0.07
AT/19 AS/23 15 6.98 4.46 0.64
AU/01 AF/41 6 0.29 8 0.63 0.44 0.70
AU/02 AU/01 6 0.31 8 0.67 0.44 0.66
AV/01 BD/07 8 1.14 0.73 0.64
AV/02 AV/01 8 1.44 0.69 0.48
AV/05 AV/58 8 1.27 0.50 0.39
AV/06 AV/05 8 0.73 0.50 0.68
AV/09 AV/02 6 0.82 0.00 0.00
AV/58 AV/02 8 1.52 0.50 0.33
AY/01 AF/27 8 1.24 0.96 0.77
AY/01A AY/01 8 0.69 0.96 1.39
AY/02 AY/01A 10 1.25 0.89 0.71
AY/02 AY/01A 10 1.71 0.89 0.52
AY/08 AY/02 8 0.68 0.90 1.32
AY/09 AY/08 8 0.68 0.90 1.32
AY/10 AY/09 8 1.04 0.65 0.63
A.5-7

9.d
October 14, 2025 Packet Pg. 125
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AY/11 AY/10 8 0.84 0.61 0.73
B-1/01 B-1/01A 6 0.49 8 1.06 0.66 0.63
B-1/01A PS/05 8 1.33 0.66 0.50
BA/02 AP/12 8 0.80 0.36 0.45
BA/03 BA/01 6 0.22 0.29 1.33
BA/04 BA/03 8 0.94 0.91 0.96
BA/09 BA/04 8 0.99 0.83 0.84
BA/10 BA/02 8 0.80 0.36 0.45
BA/11 BA/10 8 0.80 0.36 0.45
BA/12 BA/09 6 0.41 8 0.88 0.73 0.82
BA/22 BA/25 10 1.47 12 2.39 1.70 0.71
BA/23 BA/17 8 0.86 0.67 0.78
BA/23 BA/25 6 0.50 0.67 1.34
BA/25 AP2/45 12 3.21 15 5.82 2.24 0.38
BA/31 BA/22 8 0.78 12 2.30 1.70 0.74
BA/33 BA/31 8 0.78 12 2.31 1.70 0.74
BA/34 BA/33 8 1.35 12 3.97 1.70 0.43
BA/36 BA/34 8 1.13 12 3.34 1.70 0.51
BA/37A BA/36 8 1.10 12 3.25 1.70 0.52
BA/38 BA/37A 8 1.10 12 3.24 1.70 0.52
BA/40 BA/38 8 1.52 12 4.47 1.65 0.37
BA/42 BA/40 8 0.81 12 2.40 1.65 0.69
BA/45 BA/42 8 0.78 12 2.29 1.65 0.72
BA/46 BA/45 8 1.05 12 3.10 1.65 0.53
BC/01 BX/10 8 0.57 0.35 0.62
BC/08 AK2/11 12 1.65 1.53 0.93
BC/30 BC/31 12 1.61 1.53 0.95
BC/31 BC/34 12 1.63 1.53 0.94
BC/34 BC/36 12 2.48 1.53 0.62
BC/36 BC/37 12 2.48 1.53 0.62
BC/37 BC/44 12 1.65 1.53 0.93
BC/44 BC/08 12 1.65 1.53 0.93
BD/01 BE/22 8 0.90 10 1.63 1.00 0.61
BD/06 BD/05 8 1.37 10 2.48 0.76 0.31
BD/07 BD/48 8 1.28 0.73 0.57
BD/48 BD/06 8 1.44 0.76 0.53
BE/01A BE/07 10 3.08 2.26 0.73
BE/02B BE/01A 8 0.57 12 1.69 1.13 0.67
BE/04 BE/01 15 2.14 3.70 1.73
BE/05 BE/04 12 3.94 15 7.14 3.70 0.52
BE/06 BE/05 12 2.81 15 5.10 3.68 0.72
A.5-8

9.d
October 14, 2025 Packet Pg. 126
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
BE/07 BE/06 10 2.81 2.28 0.81
BE/08 BE/06 10 2.10 15 6.19 1.41 0.23
BE/12 BE/08 8 1.27 10 2.30 1.41 0.61
BE/19 BE/12 8 1.15 10 2.09 1.35 0.65
BE/21 BE/19 8 2.31 10 4.19 1.30 0.31
BE/22 BE/21 8 0.78 10 1.41 1.30 0.92
BG/01 AI/19 6 0.28 0.45 1.60
BK/04 BE/02B 8 0.54 12 1.59 1.13 0.71
BK/05 BK/04 8 0.49 12 1.45 1.12 0.77
BK/06 BE/01A 10 3.11 1.13 0.36
BK/07 BK/06 8 0.95 1.13 1.19
BL/01 BK/05 8 0.46 12 1.37 1.12 0.81
BN/01 AI/63 10 4.36 2.17 0.50
BN/44 BN/01 10 1.42 12 2.31 2.06 0.89
BN/45 BN/44 10 1.00 12 1.63 2.04 1.25
BN/46 BN/45 10 1.00 12 1.62 2.04 1.26
BN/47 BN/46 10 4.46 12 7.25 1.99 0.27
BN/48 BN/47 10 1.17 12 1.91 1.93 1.01
BN/49 BN/48 10 0.98 12 1.59 1.93 1.21
BN/50 BN/49 10 1.47 12 2.39 1.93 0.81
BN/51 BN/50 10 1.42 12 2.30 1.93 0.84
BN/52 BN/51 10 1.83 12 2.98 1.93 0.65
BQ/01 BV/34 8 2.01 1.45 0.72
BQ/02 BQ/45 8 1.58 1.45 0.92
BQ/17 BQ/18 8 2.79 0.84 0.30
BQ/18 BQ/19 8 2.15 0.89 0.41
BQ/19 BQ/20 8 1.69 0.89 0.53
BQ/20 BQ/21 8 1.95 1.06 0.54
BQ/21 BQ/22 8 2.06 1.06 0.52
BQ/22 BQ/02 8 2.82 1.12 0.40
BQ/45 BQ/01 8 2.09 1.45 0.69
BS/26 BA/46 8 0.82 12 2.43 1.58 0.65
BS/28 BS/26 8 0.83 12 2.44 1.58 0.65
BT/01 AK/01 12 1.63 1.12 0.69
BT/02 BT/01 12 1.60 1.12 0.70
BU/01A AB/55A 21 3.49 2.48 0.71
BU/02A BU/01A 21 2.93 2.45 0.83
BU/08 BU/08A 8 0.72 1.68 2.34
BU/08A BU/02A 21 2.87 2.35 0.82
BU/09 BU/08 15 2.54 1.68 0.66
BU/10 BU/09 15 2.30 1.61 0.70
A.5-9

9.d
October 14, 2025 Packet Pg. 127
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
BU/11 22009 15 2.46 1.41 0.57
BU/12 22010 12 3.15 1.39 0.44
BU/12A BU/12 12 1.94 1.40 0.72
BV/34 BV/35 8 1.31 12 3.85 1.51 0.39
BV/35 BV/36 8 0.86 12 2.54 1.51 0.59
BW/01 BQ/17 8 3.08 0.82 0.26
BW/02 BW/01 8 3.10 0.82 0.26
BW/03 BW/02 8 2.92 0.82 0.28
BW/04 BW/03 8 2.99 0.76 0.25
BW/06 BW/04 8 2.93 0.76 0.26
BX/01 AK3/13 6 0.35 0.10 0.28
BX/01 AQ/43 8 0.45 10 0.81 0.10 0.12
BX/02 BX/01 8 0.63 10 1.14 0.64 0.56
BX/03 BX/02 8 0.63 10 1.15 0.64 0.56
BX/04 BX/03 8 0.62 10 1.12 0.61 0.54
BX/04A BX/04 8 0.58 10 1.05 0.61 0.58
BX/06 BX/04A 8 0.58 0.61 1.05
BX/06A BX/06 8 0.54 0.54 1.00
BX/06B BX/06A 8 0.71 0.54 0.76
BX/07 BX/06B 8 0.50 0.54 1.08
BX/08 BX/07 8 0.72 0.35 0.49
BX/09 BX/08 8 0.78 0.35 0.45
BX/10 BX/09 8 0.64 0.35 0.55
BZ/03 PS/02 10 6.62 7.14 1.08
BZ/04 BZ/03 10 0.68 0.91 1.35
BZ/05 BZ/04 10 0.81 0.91 1.12
BZ/06 BZ/05 10 0.71 0.91 1.28
BZ/07 BZ/06 10 0.90 0.51 0.57
BZ/08 BZ/07 10 0.72 0.51 0.71
BZ/09 BZ/08 10 0.73 0.52 0.72
BZ/10 BZ/09 10 0.83 0.53 0.63
BZ/11 BZ/10 10 0.65 0.53 0.81
DA/01 AA/01c 24 7.65 3.28 0.43
DA/02 DA/01 15 2.14 1.73 0.81
DA/03 DA/02 27 8.18 1.73 0.21
DA/04 DA/03 27 6.72 1.48 0.22
DA/05 DA/04 27 5.88 1.48 0.25
DA/06 DA/05 27 -4.31 1.48 -0.34
DA/07 DA/06 27 7.79 1.01 0.13
DA/08 DA/07 27 9.55 1.01 0.11
DA/09 DA/08 27 1.78 1.01 0.57
A.5-10

9.d
October 14, 2025 Packet Pg. 128
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
DA/10 DA/09 27 5.54 0.80 0.14
DA/10A DA/10 27 9.50 0.80 0.08
DA/11 DA/10A 27 9.27 0.80 0.09
DA/13 DA/13A 27 9.99 0.80 0.08
DA/13A DA/11 27 2.65 0.80 0.30
DA/14 DA/13 27 6.33 0.36 0.06
plug_AF2/04 AF2/01 8 0.65 0.00 0.00
plug_AK3/20 AQ/62 6 0.18 0.00 0.00
PS/05 Bypass 6 0.80 0.16 0.20
pump_PS/02 PS/01 10 -0.32 1.74 -5.43
pump_PS/05 AV/06 6 -0.59 0.50 -0.85
weir_AI/19 AI/18 6 1.11 0.00 0.00
weir_BA/03 AJ/32 6 0.31 12 1.97 0.71 0.36
AB/01 AA/01b 27 20.52 0.23 0.01
AB/44 AB/01 27 6.74 0.12 0.02
AB/45 AB/44 27 9.28 0.00 0.00
AB/47 AB/45 33 15.40 36 19.43 19.21 0.99
AC/01 AC/108 33 11.43 17.40 1.52
AC/02 AC/01 24 56.25 33 131.49 13.84 0.11
AC/03 AC/02 24 6.62 30 11.99 13.84 1.15
AC/04 AC/03 21 5.14 5.66 1.10
AC/05 AC/101 24 7.60 27 10.40 13.47 1.30
AC/15A AC/05 21 4.50 27 8.79 13.47 1.53
AC/22 AC/109 24 4.15 3.33 0.80
AC/23 AC/22 24 4.15 3.19 0.77
AC/24 AC/24A 24 4.14 3.18 0.77
AC/33A AC/35A 24 4.13 2.81 0.68
AC/35A AC/24 24 4.08 2.82 0.69
AC/46 AC/33A 24 4.19 2.81 0.67
AC/47 AC/46 15 2.91 2.10 0.72
AC/53 AC/46 15 0.74 27 3.56 0.62 0.17
AE/46 AE/45A 8 0.70 0.07 0.10
AF/04 AF/38 18 5.15 6.21 1.21
AF/05 AF/37 10 1.58 0.50 0.32
AF/18 AE/46 10 0.79 0.00 0.00
AF/22 AF/34 10 1.40 0.41 0.29
AF/24 AF/22 10 3.42 0.37 0.11
AF/24A AF/24 10 2.04 0.37 0.18
AF/29 AF/24A 10 2.09 0.37 0.18
AF/32 AF/04 18 9.80 5.49 0.56
AF/33 AF/05 10 1.21 0.50 0.41
A.5-11

9.d
October 14, 2025 Packet Pg. 129
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AF/34 AF/33 10 1.96 0.50 0.25
AG/38 AG/39 12 1.13 0.59 0.52
AG/39 AG/39b 15 7.18 1.26 0.18
AH/01 AC/15 15 7.13 1.28 0.18
AH/03 AH/01 15 2.43 0.67 0.28
AH/11 AH/01 8 0.51 0.53 1.04
AH/12 AH/11 8 0.61 0.46 0.76
AH/13 AH/12 8 0.37 0.46 1.25
AH/20 AH/19 6 0.64 0.00 0.00
AH/21 AH/20 8 0.83 0.44 0.53
AH/57 AH/43 6 0.32 0.17 0.52
AH/25 AH/21 8 0.56 0.54 0.96
AI/02 AI/01 15 0.95 5.76 6.06
AI/03 AI/02 15 4.81 2.81 0.58
AI/04 AI/03 15 5.87 2.81 0.48
AI/05 AI/04 15 4.36 2.79 0.64
AI/06 AI/05 15 5.06 2.79 0.55
AI/07 AI/06 15 4.76 2.77 0.58
AI/08 AI/07 15 4.76 2.77 0.58
AI/09 AI/08 12 2.65 2.24 0.85
AI/11 AI/10 14 4.86 0.07 0.02
AI/12 AI/11 6 0.69 0.07 0.11
AI/13 AI/12 6 0.85 0.07 0.09
AI/28 AI/08 10 0.96 0.51 0.53
AI/35 AI/02 15 4.27 3.00 0.70
AL/01 AN/25 8 1.46 0.23 0.16
AN/01 AN/135 12 4.10 0.76 0.18
AN/02 AN/01 10 2.71 0.76 0.28
AN/03 AN/02 10 2.27 0.76 0.33
AN/04 AN/03 10 2.05 0.74 0.36
AN/06 AN/114 10 3.40 0.71 0.21
AN/25 AN/26 8 1.36 0.29 0.21
AN/26 AN/06 8 1.37 0.29 0.21
AN/49 AN/52 6 0.71 0.32 0.45
AN/52 AN/53 8 2.02 0.34 0.17
AN/53 AN/06 8 1.73 0.35 0.20
AO/01 AH/25 8 0.81 0.50 0.62
AO/02 AO/01 8 0.61 0.46 0.76
AO/03 AO/02 6 0.38 0.25 0.66
AP/04 AP/03A 10 0.79 21 5.69 4.36 0.77
AP/05 AP/04 10 1.41 21 10.22 4.36 0.43
A.5-12

9.d
October 14, 2025 Packet Pg. 130
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AP/05 AP/03 15 0.55 4.36 7.93
AP/05A AP/05 10 1.14 0.73 0.64
AP/06 AP/05 15 2.97 21 9.58 5.56 0.58
AP/06A AP/06 15 2.83 21 6.95 5.56 0.80
AP2/42 AP2/10 10 1.46 18 6.98 2.60 0.37
AP2/69 AP2/42 10 1.38 15 4.06 2.38 0.59
AQ/01 AP/10 8 1.29 0.00 0.00
AQ/01 AP/06A 15 3.04 21 7.45 0.00 0.00
AQ/02 AQ/01 6 0.19 0.06 0.31
AP/11 AQ/06 8 0.72 0.27 0.38
AQ/06 AQ/01 15 3.08 21 7.56 5.69 0.75
AQ/06A AQ/06 15 4.01 18 6.52 4.14 0.64
AQ/07 AQ/06 10 1.01 12 1.64 1.46 0.89
AQ/08 AQ/07 10 1.00 12 1.63 1.46 0.89
AQ/38 AQ/08 8 0.34 12 1.01 0.84 0.83
BA/01 AQ/06A 12 2.37 18 6.98 4.14 0.59
BA/16 BA/12 6 0.41 8 0.89 0.63 0.71
BA/17 BA/16 6 0.38 8 0.83 0.77 0.92
BF/01 AY/11 6 0.66 0.44 0.67
BI/54 BI/55 8 1.06 10 1.92 1.58 0.82
BI/05 BI/52 8 1.01 10 1.83 1.27 0.69
BS/32 BS/28 8 0.76 12 2.23 1.58 0.71
BS/33 BS/32 8 0.80 12 2.35 1.58 0.67
BU/01 AB/55 33 15.25 36 19.23 18.95 0.99
BU/02 BU/53 33 16.95 36 21.38 18.70 0.87
BU/05 BU/02 33 12.07 36 15.22 18.61 1.22
BU/06 BU/05 33 10.81 36 13.63 18.51 1.36
BU/06 BU/06A 24 8.98 18.51 2.06
BU/06A BU/08A 24 5.32 1.51 0.28
BV/01 BN/52 10 1.20 12 1.95 1.90 0.97
BV/36 BV/43 8 2.08 12 6.15 1.76 0.29
BV/43 BV/44 10 1.17 12 1.91 1.76 0.92
BV/44 BV/01 10 1.43 12 2.33 1.79 0.77
MT/01 PS/01 36 13.97 32.36 2.32
MT/02 MT/04 36 11.02 12.48 1.13
MT/03 MT/02 36 18.39 12.49 0.68
AH/20 AG/59 8 0.84 0.00 0.00
AG/59 AG/42 8 0.86 0.44 0.51
AG/42 AG/41 12 2.47 0.48 0.20
AG/41 AG/40 12 1.36 0.53 0.39
AG/40 AG/39 12 1.36 0.57 0.42
A.5-13

9.d
October 14, 2025 Packet Pg. 131
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AH/21 AH/57 6 0.86 0.44 0.51
AC/101 AC/04 21 6.55 5.28 0.81
AC/101 AC/102 18 3.09 27 28.05 5.28 0.19
AC/102 AC/111 18 2.84 27 3.12 8.19 2.62
AC/111 AC/103 18 2.91 27 8.59 8.19 0.95
AC/103 AC/104 18 3.99 27 11.77 8.19 0.70
AC/104 AC/105 18 3.94 27 11.61 8.19 0.71
AC/105 AC/03 18 3.29 27 9.69 8.19 0.84
AN/114 AN/04 10 2.50 0.71 0.28
AN/135 AN/136 12 4.45 0.76 0.17
AN/136 AE/46 12 2.13 0.76 0.36
AE/46 AE/100 12 2.00 0.07 0.04
AE/100 AF/82 12 2.13 0.72 0.34
AF/82 AF/04 12 2.12 0.72 0.34
BA/16 AP2/96 10 2.65 0.63 0.24
AP2/96 AP2/42 10 2.69 0.22 0.08
BI/52 BI/53 8 1.00 10 1.81 1.27 0.70
BI/53 BI/54 8 1.00 10 1.81 1.33 0.73
BI/55 BS/76 8 2.05 10 3.72 1.58 0.43
BS/76 BS/77 8 1.11 10 2.00 1.58 0.79
BS/77 BS/33 8 0.56 10 1.02 1.58 1.55
AC/24A AC/23 24 4.14 3.18 0.77
AC/109 AC/01 24 3.81 3.33 0.87
MT/04 MT/01 36 14.15 31.67 2.24
BY/11 MT/04 24 22.11 36 65.18 19.20 0.29
AB/75 BY/11 24 8.67 36 25.55 19.19 0.75
AB/76 AB/75 24 10.59 36 31.22 19.19 0.61
AB/77 AB/76 24 9.08 36 26.76 19.20 0.72
AB/45 AB/77 24 11.68 36 34.43 0.00 0.00
AB/55 AB/47 33 16.35 36 20.62 18.94 0.92
BU/53 BU/01 33 13.18 36 16.62 18.70 1.12
BU/07 BU/06 33 9.99 36 12.59 17.48 1.39
AC/108 BU/07 27 7.32 36 15.77 17.40 1.10
AP/05A AP/06A 8 0.29 0.73 2.52
AY/22 AY/63 6 1.44 0.14 0.10
AY/63 AY/20 6 1.11 0.14 0.13
AY/20 AY/19 6 0.48 0.14 0.30
AY/19 AY/18 6 0.77 0.14 0.19
AY/18 AY/17 6 0.71 0.17 0.23
AY/17 AY/16 6 0.65 0.18 0.27
AY/16 AY/15 6 0.56 0.20 0.35
A.5-14

9.d
October 14, 2025 Packet Pg. 132
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AY/15 AY/13 6 0.40 0.21 0.53
AY/13 AY/14 6 0.51 0.24 0.47
AY/14 AY/09 6 0.37 0.24 0.65
AF2/06 AF2/14 6 0.75 0.51 0.68
AF2/14 AF2/04 6 0.61 0.51 0.83
BD/02 BD/65 10 1.14 1.00 0.87
BD/03 BD/02 10 3.71 1.00 0.27
BD/05 BD/03 8 0.35 10 0.63 0.76 1.20
BD/65 BD/01 6 0.49 10 1.92 1.00 0.52
AF2/08 AF2/06 8 1.85 0.51 0.27
AF2/10 AF2/07 15 11.86 3.40 0.29
AF2/10 AF2/11 10 2.21 3.40 1.54
AF2/11 AF2/08 8 1.82 0.48 0.26
AW/01 AF2/11 6 0.71 0.16 0.23
BE/01 AF2/10 15 3.57 3.70 1.04
22007 22006 12 1.64 0.08 0.05
22006 22005 12 1.62 0.08 0.05
22005 22004 12 1.63 0.08 0.05
22004 22003 12 1.62 0.08 0.05
22003 22002 12 1.62 0.08 0.05
22002 22001 12 1.63 0.08 0.05
22001 BU/09 12 3.25 0.12 0.04
22008 22016 8 1.20 0.00 0.00
22009 BU/10 15 2.46 1.41 0.57
22010 BU/11 12 2.28 1.41 0.62
22013 2209 12 -2.31 0.06 -0.03
22012 22018 8 0.93 0.00 0.00
22011 22010 12 2.46 0.06 0.03
22015 22014 6 0.36 0.07 0.20
22014 BU/12A 6 0.36 0.07 0.20
22016 BU/06A 8 1.20 -0.01 -0.01
22017 22011 12 2.42 0.06 0.03
22018 22017 12 2.46 0.06 0.03
2209 22018 12 2.29 0.06 0.03
DD/12 DD/11 6 0.19 0.05 0.27
DC/08 DC/09 8 0.29 0.08 0.29
DB/09 DB/08 6 0.27 0.16 0.58
AG/22 AG/43 6 0.27 0.21 0.79
DB/05 DB/06 6 0.27 0.28 1.02
DB/04 DB/05 6 0.25 0.28 1.10
AG/70 AG/71 6 0.55 0.08 0.15
A.5-15

9.d
October 14, 2025 Packet Pg. 133
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
AG/34 AG/41 6 0.31 0.05 0.15
BU/04 BU/03 8 0.40 0.10 0.24
AG/43 AG/42 6 0.36 0.04 0.12
DC/03 DC/05 8 0.37 0.08 0.22
DD/08 DD/04 6 0.22 0.05 0.23
AG/49 AG/43 6 0.27 0.04 0.16
AG/35A AG/35 6 0.27 0.08 0.31
AG/36 AG/37 6 0.16 0.04 0.28
AH/04 AH/03 15 2.12 0.10 0.05
DD/01 DD/02 6 0.19 0.02 0.12
AG/29 AG/30 6 0.18 0.08 0.47
AG/11 AG/07 6 0.52 0.08 0.16
AG/20 AG/36 6 0.27 0.33 1.21
AG/09 AG/08 6 0.19 0.09 0.46
DD/14 DD/03 6 0.19 0.06 0.33
DD/04 DD/05 6 0.28 0.13 0.46
AH/10 AH/11 6 0.24 0.07 0.28
BU/40 BU/44 6 0.37 0.07 0.19
DB/03 DB/04 6 0.29 0.12 0.41
AH/09 AH/10 6 0.27 0.07 0.25
DD/05 DD/05A 6 0.04 0.30 7.52
DC/01 DC/10 8 0.37 0.08 0.22
AH/07 AH/08 6 0.22 0.05 0.21
AH/06 AH/07 6 0.22 0.05 0.21
AG/47 AG/09 6 0.50 0.09 0.18
AG/55 AG/51 6 0.27 0.04 0.16
DC/07 DC/08 8 0.84 0.08 0.10
DC/05 DC/06 8 0.55 0.08 0.15
DC/09 DA/09 8 0.33 0.21 0.64
BU/45 22015 6 0.25 0.07 0.29
AH/05 AH/04 12 1.36 0.10 0.07
AG/71 AG/11 6 0.40 0.08 0.21
DC/10 DC/03 8 1.09 0.08 0.08
DD/03 DD/04 6 0.39 0.08 0.20
AG/69 AG/70 6 0.34 0.08 0.24
AG/51 AG/50 6 0.27 0.04 0.16
AG/48 AG/22 6 0.27 0.08 0.31
DB/06 DA/06 6 0.00 0.28 0.00
AI/37 AI/36 6 0.24 0.02 0.09
AF/49 AF/50 6 0.33 0.07 0.20
AG/50 AG/49 6 0.47 0.04 0.09
A.5-16

9.d
October 14, 2025 Packet Pg. 134
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
DB/08 DB/07 6 0.31 0.16 0.50
AC/19 AC/20 8 0.44 0.31 0.71
AG/21 AG/34 6 0.29 0.24 0.84
AG/16 AG/15 6 0.45 0.08 0.17
AH/16 AH/15 8 0.61 0.08 0.12
DD/02A DD/03 6 0.19 0.02 0.12
DC/06 DC/07 8 0.37 0.08 0.22
DB/15 DB/14 6 0.27 0.12 0.45
DB/14 DB/01 6 0.95 0.12 0.13
AH/15 AH/14 8 0.43 0.08 0.18
DD/11A DD/08 6 0.00 0.05 0.00
DD/02 DD/02A 6 -0.19 0.02 -0.12
AC/20 AC/21 8 0.31 0.31 1.00
DD/07 DA/13 6 0.28 8 0.61 0.37 0.61
DB/01 DB/03 6 0.27 0.12 0.45
DB/07 DB/04 6 0.25 0.16 0.62
BU/03 BU/02 8 0.37 0.10 0.26
AG/37 AG/40 6 0.27 0.04 0.16
AG/30 AG/48 6 0.27 0.08 0.31
AG/35 AG/20 6 0.32 0.08 0.26
AG/15 AG/44 6 0.36 0.08 0.21
BU/44 BU/45 6 0.21 0.07 0.34
DD/01A DD/01 6 0.43 0.02 0.05
DD/05A DD/06 6 0.25 8 0.54 0.37 0.69
DD/06 DD/07 6 0.24 8 0.52 0.37 0.72
AC/21 AC/01 8 0.43 0.31 0.72
DD/01B DD/01A 6 1.05 0.02 0.02
DD/13 DD/12 6 0.24 0.05 0.21
AG/12 AG/69 6 1.06 0.08 0.08
AG/10 AG/08 6 0.12 0.01 0.10
DD/11 DD/11A 6 0.62 0.05 0.08
AG/08 AG/07 6 0.44 0.10 0.23
FuturePipe_Qu
arryRd DD/05A 8 0.28 0.07 0.26
ParallelConn1 AQ/06 18 6.52 4.40 0.67
AP/12 ParallelConn1 8 2.33 0.11 0.05
ParallelConn2 AQ/06c 18 6.27 3.86 0.62
A.5-17

9.d
October 14, 2025 Packet Pg. 135
Appendix A.5 - Buildout Peak Design Flow by Pipe
US Node DS Node
Exsiting
Diameter
(inch)
Existing
Pipe
Capacity
(MGD)
CP
Diameter
(inch)
CIP Pipe
Capacity
(MGD)
10-year
Peak
Design
Flow
(MGD)
Peak Flow
/ Capcity
Ratio
BA/11 ParallelConn2 8 3.38 0.36 0.11
New Conn2 AP2/10 18 6.98 3.86 0.55
Notes:

1. Existing pipe diameter of blank indicates a new CIP pipe added for interconnectivity

2. Zero (0) flow indicates either a plugged pipe or cross-connection with no flow (pipes left in per original model)

3. Peak Flow/Capcity Ratio of greater than 1.00 in CIP pipes are indicative of small flat pipes in a longer run A.5-18

9.d
October 14, 2025 Packet Pg. 136
Sewer Collection System Master Plan 2025 Update
Appendix A.6
CIP Descriptions

9.d
October 14, 2025 Packet Pg. 137

0.08 miles of sewer replacement
CIP Cost: $549,100
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 8.63
Flows
CIP Implemented 13.46
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
21 27 255 335,200
24 27 163 213,900
418 549,100
• The proposed CIP project begins in the Brittan Avenue and El Camino Real intersection, and goes north, crossing the Old County Road intersection. • The tributary land uses are single family residential, multi-family residential, and commercial.
• This CIP connects into the Brittan 4 CIP.

MH AI/01
MH AC/101

9.d
October 14, 2025 Packet Pg. 138

0.24 miles of sewer replacement
CIP Cost: $1,666,800
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 9.00
Flows
CIP Implemented 13.84
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
24 33 15 22,500
24 30 205 292,600
18 27 1,030 1,351,700
1,250 1,666,800
• The proposed CIP project stretches along Brittan Avenue between Old County Road and Industrial Road.
• The tributary land uses are single family residential, multi-family residential, commercial, and industrial.
• This CIP connects into the Industrial Road CIP
MH AC/101
MH AC/02

9.d
October 14, 2025 Packet Pg. 139

0.64 miles of sewer replacement
CIP Cost: $2,585,500
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 0.47
Flows
CIP Implemented 0.79
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
6 10 3,396 2,585,500
• The proposed CIP project stretches along Brittan Avenue between Alameda de las Plugas and Woodland Avenue
• The tributary land use is primarily single family residential. • This CIP connects into Brittan 3 CIP.
• Could be a candidate for pipe bursting.

MH AI/60
MH AI/45

9.d
October 14, 2025 Packet Pg. 140

0.31 miles of sewer replacement
CIP Cost: $1,845,100
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 1.86
Flows
CIP Implemented 6.26
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
12 21 1,508 1,685,400
10 21 143 159,700
1,651 1,845,100
• The proposed CIP project stretches along the alley that is between Laurel Street and El Camino Real and goes between Belmont Avenue and Brittan Avenue
• The tributary land uses are single family residential, multi-family residential, and commercial.
• This CIP is located upstream of downstream of Belmont Avenue CIP and upstream of the Brittan 3 CIP.

MH AI/01
MH AP/04

9.d
October 14, 2025 Packet Pg. 141

0.66 miles of sewer replacement
CIP Cost: $3,476,000
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 1.22
Flows
CIP Implemented 4.36
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
12 18 953 957,600
10 15 663 601,700
10 12 237 191,900
12 15 128 116,200
15 21 810 904,900
10 18 366 367,700
15 18 335 336,000
3,491 3,476,000
• The proposed CIP project goes east along Cordilleras Avenue, then north along Belmont Avenue to the alley behind Laurel Street. • The tributary land use is primarily single family residential. • This CIP connects into Laurel Street CIP
MH BA/22
MH AP/05

9.d
October 14, 2025 Packet Pg. 142

0.58 miles of sewer replacement
CIP Cost: $2,349,600
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 0.92
Flows
CIP Implemented 1.45
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
8 10 2,338 1,780,000
10 12 422 342,200
8 12 281 227,400
3,041 2,349,600
• The proposed CIP project begins near the intersection of Eaton Avenue and Cedar Street, goes north along Eaton Ave, then west along Elm Street until Brittan Avenue
• The tributary land use is primarily single family residential. • This CIP connects into the Belmont Avenue CIP.
• Portions of the project could be candidates for pipe bursting.

MH AQ/06
MH BX/04A

9.d
October 14, 2025 Packet Pg. 143

0.36 miles of sewer replacement
CIP Cost: $1,532,000
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 0.65
Flows
CIP Implemented 1.25
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
8 15 434 393,800
8 12 420 340,500
8 10 1,048 797,700
1,902 1,532,000
• The proposed CIP project is mostly along easements and goes along the back property lines behind Alberta Avenue and turns west going behind the properties along Cedar Street until Belmont Avenue.
• The tributary land use is primarily single family residential. • This CIP connects into the Belmont Avenue CIP.
• Portions of the project could be candidates for pipe bursting.

MH AP2/11
MH AP2/22

9.d
October 14, 2025 Packet Pg. 144

0.17 miles of sewer replacement
CIP Cost: $632,700
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 0.35
Flows
CIP Implemented 0.65
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
6 10 908 632,700
• The proposed CIP project stretches along Morse Boulevard between Elm Street and El Camino Real.
• The tributary land use is primarily single family residential. • Could be a candidate for pipe bursting.

MH AH/44
MH AH/03

9.d
October 14, 2025 Packet Pg. 145

0.03 miles of sewer replacement
CIP Cost: $107,900
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 0.48
Flows
CIP Implemented 0.76
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
6 10 142 107,900
• The proposed CIP project begins at the intersection of Woodland Avenue and Brittan Avenue and goes east along Woodland Avenue.
• The tributary land use is primarily single family residential. • This CIP is downstream of the Brittan 2 CIP.
• Could be a candidate for pipe bursting.

MH AI/45
MH AI/46

9.d
October 14, 2025 Packet Pg. 146

0.34 miles of sewer replacement
CIP Cost: $1,436,500
Peak HGL
Existing System Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 0.77
Flows
CIP Implemented 1.77
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
8 12 1,078 873,200
6 12 687 556,400
10 12 9 6,900
1,773 1,436,500
• The proposed CIP project starts at the intersection of Woodland Ave just west of Belmont Ave, going through sewer easements until Elm Street where it turns west and then north along Howard Ave.
• The tributary land use is primarily single family residential until Laurel Street where it becomes primarily commercial land uses.
• This CIP connects into the Laurel Street CIP.
• Portions of the project could be candidates for pipe bursting.

MH AP/02
MH BA/03

9.d
October 14, 2025 Packet Pg. 147

0.38 miles of sewer replacement
CIP Cost: $1,621,000
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 1.03
Flows
CIP Implemented 1.69
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
8 12 2,001 1,621,000
• The proposed CIP project stretches along Edgehill Drive between Alameda de las Pulgas and Cordilleras Avenue.
• The tributary land use is primarily single family residential. • This CIP connects into the Belmont Avenue CIP.
• Could be a candidate for pipe bursting.

MH BA/22
MH BA/45

9.d
October 14, 2025 Packet Pg. 148

0.59 miles of sewer replacement
CIP Cost: $2,532,900
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 1.76
Flows
CIP Implemented 2.06
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
10 12 2,418 1,958,200
8 12 709 574,700
3,127 2,532,900
• The proposed CIP project stretches along Brittan Avenue between Porto Marino Drive and Alameda de las Pulgas
• The tributary land use is primarily single family residential. • Portions of the project could be candidates for pipe bursting.

MH BN/01
MH BV/34

9.d
October 14, 2025 Packet Pg. 149

0.35 miles of sewer replacement
CIP Cost: $1,485,200
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 0.95
Flows
CIP Implemented 1.95
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
21 27 64 83,400
8 12 886 717,600
10 21 5 5,600
8 10 891 678,600
1,846 1,485,200
• The proposed CIP project stretches along De Anza Avenue from Robin Way to Eaton Villlage Place where is goes through easements to Alameda De Pulgas then heads west to Edgehill Drive
• The tributary land use is primarily single family residential. • This CIP connects into the Edgehill Drive CIP
• Portions of this project could be candidates for pipe bursting.

MH BA/45
MH BI/05

9.d
October 14, 2025 Packet Pg. 150

0.05 miles of sewer replacement
CIP Cost: $188,100
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 0.65
Flows
CIP Implemented 0.68
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
6 8 270 188,100
• The proposed CIP project is entirely on the Tierra Linda Middle School property in an easement before reaching the Tierra Linda Pump Station • The tributary land use includes single family homes and school property. • Could be a candidate for pipe bursting.

MH B-1/01A
MH B-1/01

9.d
October 14, 2025 Packet Pg. 151

0.41 miles of sewer replacement
CIP Cost: $1,723,600
Peak HGL
Existing System
Peak HGL
CIP Implemented
• The proposed CIP project starts on San Carlos Avenue near San Carlos Ave Neighborhood Park and follows along Beverly Drive to Molton Avenue and then north along Devonshire Boulevard.
• This area is downstream of Tierra Linda pump station. • The tributary land use is primarily single family residential. • Portions of the project could be candidates for pipe bursting.

Scenario Peak Flow (MGD)
Existing w/Buildout 3.27
Flows
CIP Implemented 3.61
w/Buildout Flows
CIP Cost ($)
Pipe
Length (ft)
CIP Dia
(inch)
Existing
Dia (inch)
8 10 1,463 1,114,300
12 15 421 382,300
10 15 182 165,100
6 10 81 61,900
2,148 1,723,600
MH BD/06
MH BE/04

9.d
October 14, 2025 Packet Pg. 152

0.14 miles of sewer replacement
CIP Cost: $578,000
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 0.79
Flows
CIP Implemented 1.12
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
Existing Dia (inch) (inch)
8 12 713 578,000
• The proposed CIP project goes along Windsor Drive for 250 feet before turning north along Devonshire Blvd and goes to near Manor Drive • The tributary land use is primarily single family residential. • This area includes additional housing units in the hills along Windsor Drive. • Could be a candidate for pipe bursting.

MH BE/01A
MH BL/01

9.d
October 14, 2025 Packet Pg. 153

0.25 miles of sewer replacement (Replace figure)
CIP Cost: $917,600
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing 0.35
w/Buildout Flows
CIP Implemented 0.60
w/Buildout Flows
CIP Cost ($)
Pipe
Length
(ft)
CIP Dia
(inch)
Existing
Dia (inch)
86 1317 917,600
• The proposed CIP project stretches along the lower half of Quarry Road until Industrial Way
• The tributary land use is primarily industrial but is expected to be mixed-use by buildout
• The CIP is a candidate for pipe bursting.

DA/13
DD/04

9.d
October 14, 2025 Packet Pg. 154

0.77 miles of sewer replacement
CIP Cost: $6,622,300
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 27.51
Flows
CIP Implemented 32.53
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
33 36 2,870 4,695,076
24 36 1,051 1,719,400
27 36 127 207,800
4,047 6,622,300
• The proposed CIP project stretches along Industrial Road, turns north along an easement, crosses Highway 101, and goes along Monte Vista Drive to the San Carlos Pumpstation.
• The tributary land uses are mixed and include all of the City of San Carlos. • This CIP is the most downstream CIP in the system
MH PS/01
MH AC/108

9.d
October 14, 2025 Packet Pg. 155

0.29 miles of sewer replacement
CIP Cost: $1,872,200
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 7.05
Flows
CIP Implemented 7.55
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
18 24 1,541 1,872,200
• The proposed CIP project stretches along Cherry Street between Old County Road and Industrial Road.
• The tributary land uses are mixed and includes single family residential, multifamily residential, commercial, and industrial.

MH AB/53
MH AB/48A

9.d
October 14, 2025 Packet Pg. 156

0.16 miles of sewer replacement
CIP Cost: $874,400
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout 4.03
Flows
CIP Implemented 4.38
w/Buildout Flows
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
15 18 871 874,400
• The proposed CIP project stretches along San Carlos Avenue between Phelps Road to near Vista Avenue
• The tributary land use is primarily single family residential.

MH AF2/03
MH AT/19

9.d
October 14, 2025 Packet Pg. 157

0.15 miles of sewer replacement (add figure)
CIP Cost: $580,300
Peak HGL
Existing System
Peak HGL
CIP Implemented
Scenario Peak Flow (MGD)
Existing w/Buildout Flows 0.26
CIP Implemented w/Buildout Flows 0.275
CIP Cost ($)
Pipe Length
(ft)
CIP Dia
(inch)
Existing Dia
(inch)
6 5068 352,820
6 29810 227,202
804 580,022
• The proposed CIP project is on Taylor Way from Glenn Way until Industrial Road
• The tributary land use is primarily industrial but is expected to be mixed-use by buildout
• Could be a candidate for pipe bursting.

DB/04
DB/06

9.d
October 14, 2025 Packet Pg. 158
XPS
XPS
XPS
XPSXPS
XPS
XPS
Belmont
Ave
Brittan 3
Brittan 2a
Laurel
Brittan 1
Howard/Elm
San Carlos/Alameda
Alameda/DeAnza
Morse
Industrial
Brittan 4
Cedar
Brittan 2
Elm/Eaton
Cherry St
San Carlos/Devonshire
Edgehill
Devonshire/Windsor
Quarry
Tierra Linda PS U/S
Taylor
Windsor Dr
Cormo
r
a
nt D
r
Av
o
n
d
ale
Av
e
Bayview Dr
Do lton Ave
Witheridge Rd
Carmel
Ln
Lupin Wa y
Sheld o n Ave
Cervantes Rd
Clifford Ave
Ly nton Ave
Sy lvan Way
Sola na
Dr
Meadowsweet Park
Skyway
Ab erdeen Dr
Torino Dr
Lo
s
Vie
n
t
o
s
W
a
y
Oakle
y
A ve
Desvio
Way
Eaton Ave
Shratton Ave
Trama
n
t
o
D
r
Bayport Ave
Twin Dolphin Dr
Camborne Ave
Hyde Park
Roslyn Ave
Cottage Ln
M
a
x
w
ell
L
n
Timothy Dr
Dover Ct
Exb o ur ne Ave
Karen Rd
Tul i p Ln
C oronado Ave
Gaslight Ln
Scenic Dr
Airport Dr
Hill Way
Edmond Dr
Ki ngs Ct
Rosewood Ave
Edmonds Rd
Hassler Rd
Winding Way
O
neill
Ave
Debbie Ln
Rose Ln
Elmer St
Roc k
rid g e Rd
Valerga
Dr
Fir St
A r c h
Ln
Chesha
m
Ave
Madera Ave
Fleetw o o d Dr
Royal Ln
Talbryn Dr
Terrace Rd
Pebble Dr
Loma Rd
P a lomarDr
Crestview Dr
Commercial St
S
p
ring S
t
Olive St
Portofino Dr
Victoria Mnr
Flower St
Walton St
Fay Ave
Chestnut St Oak St
Montgomery St
C
S
t
Bing St
Hall St
Emerald Ave
Belle Roche Ave
Chic o ry
L
n
Park Ave
Lemoore
Dr
Northam Ave
Hastings Dr
Pico
Blvd
Hilltop Dr
Terminal Way
Langton St
Pine Ave
G
r
e
e
n
wood
Ave
C
e
n
t
r
al A
v
e
Arguello St
Dayton Ave
G
a
r
d
e
n
S
t
Man
or Dr
Cranfield Ave
Sherwood Dr
G
r
a c e l and Av e
Tamarack Ave
Bay wood Gln
Exeter Ave
Lyndhurst Ave
Du
n
d
e
e
L
n
Sem Ln
Warwick St
Shoreway Rd
Wil dwood Ave
Nanette Dr
Bush St
Oneill St
Alta Ln
Molton Ave
M
onte Vista D
r
Courtland Rd
Bell
e
Av
e
Sara
Ln
Lenolt St
Roland Ave
Duggan Rd
So
r
r
e
l Ln
Buckland Ave
Lill y
Ln
Walnut St
C
e
n
t
e
r
S
t
Eliza
beth
St
De Anza Ave
Bromle y Dr
H
o
w
a
r
d
A
v
e
Shoreline Dr
B rittan
Ave
Sunset D r
Oa
k
C
reek
L
n
Exeter Way
Dale Ave
Lakeview W ay
Porto
M
a
r
in
o
Dr
S equoia Ct
Ir i s
Ln
Qu a i l L
n
Hewitt Dr
Sycamore St
American St
Loma Ct
Erlin Dr
Cobblestone
Ln
M anzanit
a Av
e
Hig hland Ave
Cedar St
Bayside Blvd
Valley
Rd
Hubbard A ve
G St
C ov e
ntry
C
t
Broadway
M
c
c
u
e Ave
Fairfield Dr
B auer
D
r
Hull Dr
Alma St
Susie Ln
Oakdale St
Elm St
B elle Ct
Irwin St
Best Ct
Hea ther Dr
Vi sta Ave
Altura W ay
Pearl Ave
La Mesa Dr
Curry Ct
Fairmont
Av
e
F
S
t
Trillium Ln
Garden Ln
Morse Blvd
Kelton
Av
e
Fi
nge
r
Ave
Hiller St
Phelps Rd
Mesa Verde Way
Duggan Ct
No
m
r
a
ndy Ct
Hyde St
Harbor Blvd
Cypr e s s
Ct
Prospect St
Williams Ln
Greenbrier Rd
Devonshire Blvd
Acacia Ct
Dicke
n
s
Ct
Sunnyslope Ave
B
ra
g
a
to
Rd
Holly St
Cherry St
Be
ml o
n
t
Ave
Ridge Rd
Queens C t
L ane
St
Laurel St
Plymouth Ave
Rogers Ave
Quar
ry Rd
Ortega Aly
Pepper Ln
Aster
Rd
Wh it
e
Oak
Way
Belvedere Ave
Whitman Ct
Sunny
d
ale Av
e
Ma nor Ct
Magn olia
Ave
Woodland Ave
School St
Waltermire St
Bayt
r
ee
Rd
Hyde
Park Ave
Orange Ave
Somerse t Ct
Kent Ave
D
St
Bridg e C t
Hill sd ale Way
Bransten Rd
Del Rey Ct
Ar u ndel Rd
Neal Ave
E St
Paloma Ave
Cambridge St
Vine St
Appian Way
6Th Ave
Anchor Ln
Cherry Ln
Barford Ave
5Th Ave
Civic Ln
Washington St
Cabot Ct
Fairb a n ks Ave
Ta
ylo
r
Way
He
m
lock
St
ColemanCt
Dartmouth Ave
Glenwood St
Edgehill Dr
Sudan Ln
Regen t C t
L es lie Dr
Veterans Blvd
Garnet Ave
Vista Del Grande
Hillcres t R d
Wellington
D r
San Ca
rlo
s
A
ve
Madrona
St
Arden Ln
Birch Ave
Euc
aly
ptu
s Ave
Brook St
Arroyo Ave
B
a
y
port
C t
Oakv
ei w Dr
Robin Way
Knoll Dr
Palm Ave
Northwood Dr
Varian St
Carmelita Dr
Lagoon Dr
Gover Ln
Drake Ct
Ferndale Way
Ruby Ave
Montalvo
Rd
Alberta
Ave
Twin Dolphin Pky
Riverton Dr
Her
m
o
sa
R
d
Thornhill Dr
Chilton Ave
Oakhurst Ave
Valdez Ave
Colto
n
Ave
Geneva Ave
Debbie Ct
Glenn Way
Hartford Ave
Ensenada
Rd
Inverness Dr
Beverly Dr
Springfield Dr
Ta
n
kla
ge Rd
Clifton Ave
Sylvan Dr
Glasgow Ln
Springdale W a y
Edgewood Rd
Alameda de las Pulgas
Old County Rd
Alameda de las Pulgas
Redwood
Shores Pky
Redwood Shores Pky
Marine Pky
Club Dr
Harbor Blvd
Wellington Dr
Chula Vista Dr
Beverly Dr
H
olly
St
6Th Ave
Industrial Rd
Devonshi
re
Blvd
Edgewood
Rd
Crestview Dr
San Carlos Ave
Howard
Ave
Holly St
Elm St
Stafford St
Cedar St
Edgewood Rd
Edgewood
Rd
Sa
int
Fra
n
cis
Wa
y
Harbor Blvd
Britta
n
Ave
Cordilleras Ave
S
h
elford Ave
Holly St
Molitor Rd
Industrial Way
Pearl Ave
Cordilleras Rd
King St
Melendy Dr
Industrial Way
Shelford Ave
Hillcrest Rd
San
Carlos
Associate PS PS (SVCW)
Kelly
Moore PS I & II
Tierra
Linda PS
Upper
Crestview PS
Lower
Crestview PS
8 -in to
1 0
-
i
n
8 -i n t o
1 2 -i n
1 0 - i n
t o 2 1 - i n
8 -i n t o
1 5 -i n
3 6 - i n t o 3 6 - i n
1 0 -i n
t o 1 5 - i n
1 0 - i n
t o
1 2 -
i n
8 -i n
t o
1 0 -i n
6 -i n
t
o
1 2
-i n
1 5 -i n
t o
1 8 -i n
8 - i n
t o 1 2 -i n
1 0 -i n t o
1 2 -i n
8 - i n t o 1 0 - i n
1 5
-i n
t
o
2 1
-i n
6 - i n t o
8 - i n
8 - i n
t o 1 2 - i n
6 - i n t o 1 0 - i n
6 - i n t o
8 - i n
2 4 -i n
t
o
3 6
-i n
6 -i n
t
o
1 0 -i n
8 -i n
to
12-i n
1 8 - i n t o 2 7 - i n
8 -i n
t o 1 2 -i n
6 - i n t o 1 0 - i n
6 - i n t o 8 - i n
1 2
-i n
t
o
1 8
-i n
8 -i n t o
1 0 -i n
8 - i n t o 1 0 - i n
1 8 - i n t o 2 4 - i n
1 0 - i n
t o 1 5 - i n
1 2
-i n
t o
1 5
- i
n
3 3 - i n t o 3 6 - i n
8 -in
t
o
1 0 -
i n
C:\Users\Zig110671\Black & Veatch\417391 San Carlos Sewer Master Plan - General\03 - GIS\pro\San Carlos SSMP\San Carlos SSMP.aprx April 15, 2025 1:16,000
¯
0 700 1,400
Feet
Legend
Proposed Capacity Improvement Project
(Color Varies)
Sanitary Sewer
City of San Carlos
2024 Sanitary Sewer Master Plan Update
Emerald
Lake
Heights
Sewer
Maintenance
District
Unincorporated
Palomar Park
(Septic Systems)
Harbor
Industrial
Sewer
Maintenance
District
Devonshire County
Sanitation District
Scenic Heights
County Sanitation
District
City of
Belmont
City of
Redwood City
City of San Carlos
XPS
Model Subcatchment
Pump Station (Not Modeled)
XPS Pump Station (Modeled)
Force Main
Study Area Parcel
Gravity Main Modelled
Gravity Main Not Modeled
SVCW
Outfall Sewer Collection System Master Plan 2025 Update

9.d
October 14, 2025 Packet Pg. 159

CITY COUNCIL

STAFF REPORT
MEETING DATE: October 14, 2025
ITEM TITLE: Deny Claim of Parvin Falahpour.

RECOMMENDATION:

Staff recommend that the City Council deny the claim of Parvin Falahpour 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 Parvin Falahpour (“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 (ABAG PLAN) on November 27, 2017, and designated the Administrative Services Director and Senior Management Analyst as primary and alternate PLAN JPA Board members.

9.e
October 14, 2025 Packet Pg. 160
ANALYSIS:

Claimant filed a claim against the City for property damages. Claimant alleged that on August 28, 2025, the City’s contractor Northern Landscape was blowing leaves all over the Claimant’s parked car near McCue Avenue by East San Carlos Avenue, causing damage to the vehicle’s taillight and paint. Although the Claimant did not specify the amount of damages on the initial claim form, she later reported $1,602.06 in damages to the Carl Warren claims adjuster.

Staff investigated the claim and confirmed that Northern Landscape was performing work at the loss location on the date of incident. A review of the contract between the City and Northern Landscape indicates that the contractor agreed to a hold harmless clause, which requires the company to indemnify, defend, and hold the City harmless from any and all liability and claims arising from its contracted work. For that reason, Carl Warren recommends formal rejection of this claim. Additionally, Carl Warren claims administrator will be tendering the claim to Northern Landscape.

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 Parvin Falahpour; or

2. Do not deny claim of Parvin Falahpour; 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. Falahpour, P. Claim Form

9.e
October 14, 2025 Packet Pg. 161

9.e
October 14, 2025 Packet Pg. 162

CITY COUNCIL

STAFF REPORT
MEETING DATE: October 14, 2025
ITEM TITLE: Accept the Quarterly Reports from City Commissions and Boards.

RECOMMENDATION:

Staff recommend that the City Council accept the quarterly reports from the City’s Commissions and Boards.

FISCAL IMPLICATIONS:

None for this action.

BACKGROUND:

Every quarter, the City Council receives a report from each commission and board. These reports provide updates on the activities and initiatives undertaken during the preceding period.

Additionally, each report includes a detailed member attendance record, ensuring accountability regarding participation in meetings and decision-making processes. These updates help the City Council stay informed about the work of its advisory bodies and support effective governance.

ANALYSIS:

Attached are the fiscal year 2025-26 first quarter reports from the following commissions and boards for the period of July through September 2025:
- Downtown Advisory Committee
- Economic Development Advisory Commission
- Museum of San Carlos History
- Parks, Recreation and Culture Commission
- Planning and Transportation Commission
- Youth Advisory Council
Consistent attendance at commission meetings is essential to maintaining a quorum, which is necessary for conducting official business, as well as ensuring steady communication and staying informed on current discussions. Pursuant to the Commissioners’ Handbook, three (3) unexcused absences within a fiscal year (July – June) will result in the commissioner’s seat being declared vacant. For commissions that meet less than once a month, two (2) unexcused absences will result in vacancy. Staff have alerted all members with two (2) absences—or one (1) absence for commissions meeting less than monthly— that any additional unexcused absence within the fiscal year will result in removal.

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October 14, 2025 Packet Pg. 163
ALTERNATIVES:

The alternatives available to the City Council include:

1. Accept the Quarterly Reports from City Commissions and Boards; or

2. Do not accept the Quarterly Reports from City Commissions and Boards; or

3. Provide staff with alternative direction.

Respectfully submitted by:

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

1. Downtown Advisory FY2026 Q1 Report

2. Economic Development Advisory FY2026 Q1 Report

3. Museum FY2026 Q1 Report

4. Parks, Recreation and Culture FY2026 Q1 Report

5. Planning and Transportation FY2026 Q1 Report

6. Youth Advisory FY2026 Q1 Report

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October 14, 2025 Packet Pg. 164
Downtown Advisory Committee (“DTAC”)
Q1 Quarterly Reports
July 1, 2025 – September 30, 2025
Summary of Accomplishments
There were no meetings held in Q1 FY25/26.

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October 14, 2025 Packet Pg. 165

CITY OF SAN CARLOS

ECONOMIC DEVELOPMENT ADVISORY COMMISSION (EDAC)
QUARTERLY REPORT, JULY-SEPTEMBER 2025
Commissioners
Sailesh Mehra (Chair)
Heather Liu (Vice-Chair)
Kelly Hickey, Anthony Kamm, Rajesh Krishnan, Madhura Kumar, Karen Molinari Laura Kotee (Alternate Member)
Advisory
Al Savay, Community Development Director
Sajuti Haque, Economic Development & Housing Manager
Adolfo Ruelas, Economic Development Coordinator
Meetings Summary
The Economic Development Advisory Commission (EDAC) convened one time during the first quarter of 2025–2026.

On August 26, 2025, the commission appointed a new Chair and Vice Chair. Reports were provided on several topics, including an update on the Shop Local campaign, the next steps for the Downtown Specific Plan, and a preview of planned Downtown Activation events.

Additionally, the commission held a study session to review and provide direction on Economic Development Plan priorities.

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October 14, 2025 Packet Pg. 166
Meeting Date Sailesh Mehra Anthony Kamm Madhura Kumar Kelly Hickey Heather Liu Rajesh Krishnan Karen Molinari Laura Kotee
(Alternate)
8/26/2025 P P P E P P P N/A
Total Unexcused Absences
1st Quarter 0 0 0 0 0 0 0 0
Total Unexcused Absences
This Fiscal Year 0 0 0 0 0 0 0 0
P = Present
U = Unexcused Absence
E = Excused Absence
QA = Mtg canceled for lack of quorum, Commissioner wasn't able to attend QP = Mtg canceled for lack of quorum, Commissioner would have been able to attend C = Mtg Canceled for any reason other than lack of quorum City of San Carlos
Economic Development Advisory Commission Attendance Log Consistent attendance at commission meetings is essential to maintaining a quorum, which is necessary for conducting official business, as well as ensuring steady communication and staying informed on current discussions. Members are expected to attend all scheduled meetings and should make every effort to do so. Pursuant to the Commissioners' Handbook, for Commissions that meet less than once a month, two (2) unexcused absences within a fiscal year (July-June) will result in the commissioner's seat being declared vacant.

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October 14, 2025 Packet Pg. 167
1 Museum of San Carlos History
1st Quarter Report to the San Carlos City Council
July 1 – September 30, 2025
This report covers the time period from July 1 – September 30, 2025.

The Museum Board had two regularly scheduled meetings during this time period. The July 15th meeting was attended by all board members. The September 16th meeting was rescheduled due to lack of quorum. The rescheduled meeting was held on September 24th. The July and September meetings were held via Zoom and were attended by all board members.

The 1st quarter is a busy time creating and approving the Annual Budget, training new board members, holding a Villagers meeting, two Board meetings, and planning for our Fall Event: the Ice Cream Social.

Attendance
• 2 City representatives were present at the July meeting; Alexandra Seeber was welcomed at our September meeting.
• The Villagers, the Museum docent group, held an in-person meeting at the Museum on July 10th and September 11th. Most Museum board members attended that meeting as well.

Activities & More
• The Museum was open to the public every Saturday during this period from 1 to 4pm. • The number of weekly visitors continued to be high until school and fall sports began. We attribute this in part to good weather, summer vacation, marketing on Nextdoor, Facebook, the website, and signs downtown.
• At the July meeting the Board voted in the 2025-2026 Slate of Officers and welcomed new Board Member Russ Bertetta, a City Appointee as well as Cynthia Chang representing the Lions Club and Cori Menezes Carpenter as a Member-at-Large. The following members were elected unanimously for the following board positions:
o President: Andy Klein
o Vice President: Connie Barton Barba
o Treasurer: Trudy Somrak
o Secretary: Cori Menezes Carpenter
• At the July meeting, we discussed and approved new signage that will give the museum a more modern/professional look. New display cabinets will be purchased to increase displays. • During the month of August, the Centennial Exhibit committee streamlined and moved some exhibits positions in the Museum, completed the exhibit text for the new and permanent Founder’s Wall, and put up a temporary sample of the exhibit to come. • A holiday celebration for the museum has been scheduled.

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October 14, 2025 Packet Pg. 168
2 • The Ice Cream Social was held on September 13. This event is free to the community and is intended as a community event to draw people to the Museum. We estimate over 100 people attended and, between donations, sales, and opportunity drawings we covered the cost of the event and raised funds. This year’s event also included an antique car show and a juggler to entertain the children. All ice cream served was donated by Baskin Robbins San Carlos. • We also received two donations from community members following the ice cream social.

The next report will be submitted at the end of December 2025.

Respectfully Submitted by,

Cori Menezes Carpenter, Secretary
September 19, 2025

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October 14, 2025 Packet Pg. 169
Meeting Date Russ Bertetta Andy Klein Alexandra Seeber
7/15/2025 P P E
9/24/2025 E P P
Total Unexcused Absences
1st Quarter 000
Total Unexcused Absences
This Fiscal Year 000
P = PresentU = Unexcused AbsenceE = Excused AbsenceQA = Mtg canceled for lack of quorum, Commissioner wasn't able to attendQP = Mtg canceled for lack of quorum, Commissioner would have been able to attendC = Mtg Canceled for any reason other than lack of quorum City of San Carlos
Museum of San Carlos History Attendance Report
Consistent attendance at commission meetings is essential to maintaining a quorum, which is necessary for conducting official business, as well as ensuring steady communication and staying informed on current discussions. Members are expected to attend all scheduled meetings and should make every effort to do so. Pursuant to the Commissioners' Handbook, for Commissions that meet less than once a month, two (2) unexcused absences within a fiscal year (July-June) will result in the commissioner's seat being declared vacant.

October 14, 2025 Packet Pg. 170
Parks, Recreation & Culture Commission
First Quarter for FY 2026
July - September 2025
The Parks, Recreation & Culture Commission met once during the first quarter, FY 2026, on August 6, 2025. The meeting was held in-person at the San Carlos Library Community Rooms.

Regular Meeting
• Commissioners were introduced to Elaine Kistenmacher as the newly appointed commissioner and Alexis McFarlane as the Alternate.
• Commissioner Seeber transitioned from Alternate to Commissioner. • Commissioners received a presentation on Senior Services Programming and Friends of the San Carlos Adult Community Center from Caitlyn Matoso, Recreation Supervisor, Matt Okada, Recreation Coordinator and Patti Brown, President. • Commissioners received a presentation on Museum of San Carlos History from Gayle Collins and Pete Nannarone, Board Members.
• Commissioners appointed Commissioner Lubetkin to continue as Chair and Commissioner Bollier as Vice Chair.
• Commissioners appointed Commissioner Seeber to the Museum of San Carlos History Board.
• Commissioners appointed Commissioner Bollier and Commissioner Kistenmacher to the Public Art Task Force.
• Commissioners also received updates on Parks & Recreation programs and services from Tyler Muela, Recreation Manager.

Please see attached PR&C Commission Attendance Log.

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October 14, 2025 Packet Pg. 171
Meeting Date Bob Bollier Elaine Kistenmacher Julie Lubetkin Alexandra Seeber Mark Stogner Alexis McFarlane
(Alternate)
8/6/2025 PPPPPP
Total Unexcused Absences
1st Quarter 000000
Total Unexcused Absences
This Fiscal Year 000000
P = PresentU = Unexcused AbsenceE = ExcusedQA = Mtg canceled for lack of quorum, Commissioner wasn't able to attendQP = Mtg cancelled for lack of quorum, Commissioner would have been able to attendC = Mtg Canceled for any reason other than lack of quorum City of San Carlos
Parks, Recreation and Culture Commission Attendance Log Consistent attendance at commission meetings is essential to maintaining a quorum, which is necessary for conducting official business, as well as ensuring steady communication and staying informed on current discussions. Members are expected to attend all scheduled meetings and should make every effort to do so. Pursuant to the Commissioners' Handbook, for Commissions that meet less than once a month, two (2) unexcused absences within a fiscal year (July-June) will result in the commissioner's seat being declared vacant.

October 14, 2025 Packet Pg. 172
Planning and Transportation Commission
FY 2026 Q1 Quarterly Report
July 1, 2025 – September 30, 2025
Summary of Accomplishments
The Planning and Transportation Commission (PTC) held four meetings in the first quarter of FY 2025/2026 and addressed the following items:

August 4, 2025:

1. Consideration of a Resolution Recommending City Council Approval of the Preferred Alternative for U.S. 101/Holly Bicycle and Pedestrian Safety Mid-term Improvements - Approved.

August 18, 2025:

1. Appointment of the Planning and Transportation Commission Chair and Vice-Chair.

2. 789 Old County Road (APNs 046-131-610 and 046-131-630) - Public Hearing to Consider Recommending the City Council Certify the Mitigated Negative Declaration, and Adopt the Planned Development Zoning, Planned Development Permit and Development Agreement, and Consider Approving the Tentative Parcel Map, Transportation Demand Management Plan, Grading & Dirt Haul Certificate for the development of two new Life Science Research and Development buildings with a parking structure – continued to the September 2, 2025 Planning and Transportation Commission meeting.

3. Consideration of Design Review to establish a new Sign Program for Honda Dealership including wall signs and a monument sign at 268 Industrial Road (APN:
046-052-330) - Approved.

September 2, 2025:

1. 789 Old County Road (APNs 046-131-610 and 046-131-630) - Public Hearing to Consider Recommending the City Council Certify the Mitigated Negative Declaration, and Adopt the Planned Development Zoning, Planned Development Plan and Development Agreement, and Consider Approving the Tentative Parcel Map, Transportation Demand Management Plan, Grading and Dirt Haul Certificate for the Development of Two New Life Science Research and Development Buildings with a Parking Structure - Approved.

September 15, 2025:

1. Presentation from the Sheriff’s Office on Traffic Safety, including Motorcycles, EBikes, and Bicycles.

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October 14, 2025 Packet Pg. 173
Meeting Date Twisha Anand Summer Bundy Kristen Clements Frank Kenniasty Jorge Tapias 7/7/2025 - C7/21/2025 - C8/4/2025 P P P P P8/18/2025 P P P P P9/2/2025 P P P P P9/15/2025 P P P P P Total Unexcused Absences
1st Quarter 00 0 0 0
Total Unexcused Absences
This Fiscal Year 00 0 0 0
P = PresentU = Unexcused AbsenceE = Excused AbsenceQA = Mtg canceled for lack of quorum, Commissioner wasn't able to attendQP = Mtg canceled for lack of quorum, Commissioner would have been able to attendC = Mtg Canceled for any reason other than lack of quorum City of San Carlos
Planning and Transportation Commission Attendance Log
Consistent attendance at commission meetings is essential to maintaining a quorum, which is necessary for conducting official business, as well asensuring steady communication and staying informed on current discussions. Members are expected to attend all scheduled meetings and shouldmake every effort to do so. Pursuant to the Commissioners' Handbook, three (3) unexcused absences within a fiscal year (July – June) will result inthe commissioner’s seat being declared vacant.

October 14, 2025 Packet Pg. 174
YOUTH ADVISORY COUNCIL (YAC): QUARTERLY REPORT
July 2025 – September 2025
July 2025:
• Summer break. No meeting was held.

August 2025:
• The San Carlos Youth Advisory Council (YAC) resumed monthly meetings and finalized subcommittees for the 2025-2026 school year.
• YAC elected a new Chair, Vice-Chair, Public Relations, and Secretary.

September 2025:
• YAC established their work plan for the 2025-2026 school year. YAC agreed on five main objectives for the 2025-2026 school year:
1) Increase mental wellness related educational opportunities for both middle schoolers and high schoolers
2) host engaging recreational and volunteer events for youth and adults 3) increasing community engagement through community surveys 4) upholding the YAC social media brand guidelines by posting regular content 5) increasing awareness of youth climate action in the community • At the September 10th YAC meeting, Mayor McDowell and YAC members participated in a discussion on youth needs in the San Carlos community. YAC discussed traffic safety throughout San Carlos Avenue, Crestview Drive, and Downtown. Additionally, YAC brainstormed public transportation routes to increase accessibility to school and community amenities. • On September 19th, YAC hosted and operated the Youth Center Deep Sea Disco Dance coat and bag check for the over 350 6th – 8th graders in attendance. • On September 24th , the YAC and Youth Center staff hosted the “Be Sensitive, Be Brave: For Mental Health” Special Meeting led by trainer, Dr. Joyce Chu. The 11 YAC members and 10 additional high school participants learned how to recognize mental health conditions, what to do when someone needs support, as well as tools for maintaining good mental health and preventing mental health conditions.
• On September 29th, YAC kicked off the intergenerational program, “Generation Buddies”, in partnership with the San Carlos Adult Community Center (ACC). This month at Generation Buddies, youth and adults gathered at the ACC and took part in a game of Family Feud, shared stories with each other, and enjoyed dinner while making new connections.

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October 14, 2025 Packet Pg. 175
Meeting Date Maya Kacholiya Aditya Gupta
Karan
Sangani
Eva
Greenbaum Ellora Mehta Hanna Kent Nikhil Nunna Avi Cancilla Keira Nayberg Vir Rao Johan Sijp Dori Lin
(Alternate)
Connor Huh
(Alternate)
7/9/2025 - C (Summer Break)_8/27/2025 P P P P P P P P P P P UU9/10/2025 P P P P P P P P P P P P P9/24/2025 P P E P P P P E P E E P E Total Unexcused Absences
1st Quarter 0 0 0 0 0 0 00 0 0 0 1 - U 1 - U
Total Unexcused Absences
This Fiscal Year 0 0 0 0 0 0 00 0 0 0 1 - U 1 - U
P = PresentU = Unexcused AbsenceE = Excused AbsenceQA = Mtg canceled for lack of quorum, Commissioner wasn't able to attendQP = Mtg canceled for lack of quorum, Commissioner would have been able to attendC = Mtg Canceled for any reason other than lack of quorumConsistent attendance at commission meetings is essential to maintaining a quorum, which is necessary for conducting official business, as well as ensuring steady communciation and staying informed on current discussions. Members are expected to attend all scheduled meetings and should make every effort to do so. Pursuant to the Commissioner's Handbook, three (3) unexcused absences within a fiscal year (July - June) will result in the commissoner's seat being declared vacant.

City of San Carlos
Youth Advisory Council Attendance Log
October 14, 2025 Packet Pg. 176

CITY COUNCIL

STAFF REPORT
MEETING DATE: October 14, 2025
ITEM TITLE: Adopt a Resolution Authorizing the Execution of a Professional Services Agreement with Teri Black and Company, LLC For Professional Recruiting Services for the Position of City Manager in a Not-to-Exceed Contract Amount of $40,000.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution authorizing the execution of a professional services agreement (“Agreement”) with Teri Black and Company, LLC (“TBC”) for a total not-to-exceed amount of $40,000, to provide executive recruitment services for the position of City Manager.

FISCAL IMPLICATIONS:

There are no fiscal implications and no additional appropriation is necessary. The Human Resources Division Operating Budget has sufficient funding to cover this engagement.

BACKGROUND:

The Human Resources Division released a request for proposals (RFP) on July 30, 2025, for qualified executive search firms to lead a comprehensive recruitment process for its next City Manager. At the close of the bidding process, the City received 18 proposals.

The selection committee, consisting of Administrative Services Director Rebecca Mendenhall and Human Resources Manager Angie Rodriguez, recommended five firms for the City Council Subcommittee to interview. The five recommended firms were interviewed on September 15, 2025.

The selection process was highly competitive given the caliber of the five firms that were interviewed.

ANALYSIS:

Teri Black and Company, LLC (TBC) demonstrated a strong understanding of the City’s needs and presented a comprehensive, tailored approach to executive recruitment. TBC has extensive experience conducting high-level public sector recruitments, including recent successful placements of city managers in comparable jurisdictions.

During the interview process, TBC stood out for its:
• Proven track record in recruiting for executive-level municipal positions

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October 14, 2025 Packet Pg. 177
• Commitment to diversity, equity, and inclusion throughout the recruitment process • Customized outreach strategies designed to attract a broad and qualified candidate pool • Strong references and client satisfaction from previous engagements The proposed scope of work includes stakeholder engagement, development of a candidate profile, targeted outreach and advertising, candidate screening and interviews, and support through the final selection and negotiation process. Based on the firm’s qualifications, approach, and proven track record, staff recommend entering into a professional services agreement with Teri Black and Company, LLC.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution authorizing the execution of a professional services agreement with Teri Black and Company, LLC for professional recruiting services for the position of City Manager in a not-to-exceed contract amount of $40,000; or

2. Do not adopt the Resolution; 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. Resolution

2. Teri Black & Company Proposal

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RESOLUTION NO. 2025 – ____

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

AUTHORIZING THE EXECUTION OF A PROFESSIONAL SERVICES AGREEMENT WITH

TERI BLACK AND COMPANY, LLC FOR PROFESSIONAL RECRUITING SERVICES

FOR THE POSITION OF CITY MANAGER IN A NOT-TO-EXCEED
CONTRACT AMOUNT OF $40,000.

WHEREAS, the City of San Carlos requires professional executive recruitment services to conduct a comprehensive search for its next city manager; and WHEREAS, the Human Resources Division issued a request for proposals (RFP) on July 30, 2025, and received 18 responses from qualified executive search firms; and WHEREAS, following a thorough evaluation process, including interviews conducted by the City Council Subcommittee on September 15, 2025, Teri Black and Company, LLC (“TBC”) was identified as the most qualified firm based on its experience, approach, and demonstrated success in similar recruitments; and
WHEREAS, staff recommend entering into a professional services agreement with TBC for a total not-to-exceed amount of $40,000 to provide executive recruitment services for the city manager position; and
WHEREAS, sufficient funding is available in the Human Resources Division Operating Budget, and no additional appropriation is necessary.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby authorizes the execution of a professional services agreement with Teri Black and Company, LLC for professional recruiting services for the position of city manager in a not-to-exceed contract amount of $40,000.
* * * * *
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 14th day of October 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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Stellar Talent
Premier Service
Powerful Results
TERI BLACK & co., LLC

LETTER OF TRANSMITTAL
August 20, 2025
Mayor Sara McDowell
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Dear Mayor McDowell:

Thank you for contacting Teri Black & Company (TBC) regarding the opportunity to respond to the City of San Carlos Request for Proposal for City Manager. We have extensive experience attracting stellar executive-level talent for our California clients and would be honored to further our partnership with the City by representing the City Council in this important endeavor. Please accept this document as our response to the associated Request for Proposal (RFP), confirming TBC is able to meet the minimum requirements of the RFP.

Founded in 2006, TBC is known for delivering the most personalized executive search services to clients and candidates in our industry. The firm's business goals are to deliver high-quality results and foster long-term relationships with our customers. Personalized service and inclusivity have never been more important in our industry, as outstanding candidates often have many options when considering a job change.

The attention we devote to ensuring an exceptional candidate experience is reflected in our consistent success with diverse placements. In fact, in 2024, 42 percent of our placements were from underrepresented populations, and 52 percent were female. With our extensive network and incomparable approach to client and candidate care, our consultants consistently produce outstanding results. The trust and credibility my team and I have earned over the course of two decades are proudly reflected in these results.

TBC is not driven by volume, which sets us apart from our competitors. We are committed to providing customized and flexible service to our clients and will only take on a select number of recruitments at any given time. Headquartered in Los Angeles, TBC is the most established female-founded and owned executive search firm serving local government in the United States.

If retained, you have my commitment that San Carlos will receive the highest level of attention. Detailed information about the firm and our clients is available on our website at www.tbcrecruiting.com.

Please do not hesitate to contact us if you have any questions or require further information about our services or qualifications. This proposal is valid through October 31 , 2025.

Sincerest regards,
Teri Black
President
[email protected]
tel 424.296.3111 www.tbcrecruiting.com

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CONTACT INFORMATION
Legal Name:

Business Address:

Telephone:

Website:

Federal Tax ID:

Primary Contact/Signatory:

Company Officers:

Teri Black & Company, LLC
(a California Limited Liability Company)
25500 Hawthorne Blvd., Suite 1158
Torrance, CA 90505
(424) 296-3111
www.tbcrecruiting.com
13-4346458
Teri Black
[email protected]
direct: (424) 285-1548
cell: (310) 781-0878
Teri Black, President
Joseph E. Brann, CEO

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REQUEST FOR PROPOSAL

EXECUTIVE RECRUITMENT SERVICES
for the

CITY OF SAN CARLOS
to recruit a

CITY MANAGER
August 2025

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TABLE OF CONTENTS

SECTION

LETTER OF TRANSMITTAL & CONTACT INFORMATION

1. 2.

3. 4.

5. 6.

1. 2.

CREDENTIALS, QUALIFICATIONS & COMMITMENT

KEY PERSONNEL (RECRUITERS & STAFF PROFILES)

WORK PLAN & TIMELINE

COST PROPOSAL & GUARANTEE

PROFESSIONAL REFERENCES

COMPREHENSIVE LIST OF CLIENTS

ADDITIONAL MATERIALS

RFP CHECKLIST

CALIFORNIA LEVINE ACT STATEMENT
PAGE
2 5
9 10
11 SAMPLE BROCHURES (SEPARATE ATTACHMENTS)

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1. CREDENTIALS, QUALIFICATIONS & COMMITMENT
Teri Black & Company (TBC), a woman-owned California Limited Liability Company (LLC) established in 2006, has a solid reputation for providing exemplary service to its clients and has enjoyed great success in recruiting impressive local governmentprofessionals for our clients throughout the Western United States. Our reputation for managing successful and inclusive recruitment is unparalleled.

We have a dominant presence throughout the Bay Area, especially on the San Francisco Peninsula. In addition to serving the City of San Carlos, our municipal client base includes the Cities of Redwood City, Burlingame, San Mateo, Palo Alto, Mountain View, Sunnyvale, Santa Clara, Cupertino, South San Francisco, Pacifica, Brisbane, San Leandro, Fremont, Novato, Pleasanton, Walnut Creek, Albany, and Piedmont, as well as the Towns of Colma, Woodside, Hillsborough, and Los Gatos, among numerous others. As evidence of our clients' high satisfaction levels, nearly 90% of our projects are generated through repeat business and client referrals.

Our successful City Manager searches in the last few years have included placements for the Cities of Redwood City (current & 2015), Brisbane (2024), San Mateo (2023 & 2018), Mountain View, Santa Cruz, Escondido, Poway, Indian Wells, and the Towns of Woodside (2025) and Hillsborough (2018 & 2015). Additionally, we have served as advisors to the City Councils of Palo Alto and San Leandro in their most recent City Manager selection processes.

Because we are driven by a concern for quality results rather than volume, we limit the number of recruitments the firm handles at any given time. We are careful to only partner with clients who appreciate the value of highly personalized services and the importance of finding qualified candidates who are a good fit, rather than simply attracting individuals who meet minimum qualification criteria. This has been a significant corporate value since the firm's inception San Carlos will also find that our commitment to candidate care is incomparable. From initial conversations during the active recruiting period to personalized coaching as candidates prepare for final interviews, all the way
to professional development debriefings at the end of the process, no other firm invests the amount of time and level of attention in candidates that we do.

Our treatment of applicants is a direct reflection of our customers' values, and we consistently receive feedback that our service is simply unmatched.

The attention we devote to ensuring an exceptional candidate experience is another key factor that sets us apart from our competitors. It is also reflected in our consistent success with diverse placements. In fact, over the last two years, 52 percent of our placements have been from underrepresented populations, and an equal percentage have been female. The trust and credibility Teri and her team have earned over the course of two decades are proudly reflected in these results.

Teri Black will co-lead this recruitment with Senior Recruiter Suzanne Mason and will be actively supported by the TBC support team. Our recruiters maintain a strong network throughout various local government disciplines through their involvement and membership with numerous professional associations.
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2. KEY PERSONNEL (RECRUITERS & STAFF PROFILES)
Teri Black, President
Following a distinguished career in local and federal government, Teri has been dedicated to executive search since 1999. Serving communities with populations in the millions to as small as 1 ,500 for over 20 years, she has built a
substantial base of clients across the Western United
States that continually rely on her personalized service and recruitment expertise. In addition to cities and counties, Teri's clients also include special districts and utility agencies. She has managed hundreds of high-profile and sensitive recruitments over the years. Prior to starting her own firm in 2006, Teri was affiliated with Shannon Executive Search/CPS Human Resource Services and The Oldani Group.

Before entering the executive search profession, Teri served as the first Chief of Staff in the U.S.

Department of Justice/Office of Community-Oriented Policing Services (COPS) during the Clinton Administration, where she helped oversee an annual budget of nearly $2 billion and more than 300 employees. Her local government experience includes management positions in the Cities of Santa Ana, Lakewood, and Oakland, California. As a consultant, clients find her prior government experience to be of tremendous value, often commenting, "She has walked in our shoes and understands our business."
Teri earned her Master's degree in Public Administration from the University of Southern California and holds a bachelor's degree in Criminal Justice from California State University, Fullerton. She is a graduate of the UCLA Anderson School of Management's invitational certificate program for entrepreneurs and a founding member of Cal-ICMA's Preparing the Next Generation (PNG) committee. In addition to holding memberships in relevant professional organizations, Teri is a Fellow of the Future Policing Institute, which is dedicated to advancing future policing that is effective, empathetic, and just.

Suzanne Mason, Senior Recruiter
Following a
distinguished career in local government spanning over 30 years, Suzanne Mason has served as a Senior Recruiter with TBC since 2018. Along with her dedication to executive search, she has deep expertise in human resources. Suzanne's experience working with cities and counties in California as a local government administrator and human resources professional was largely focused on business process improvement, change management and improved human resource practices.

While in government, Suzanne worked to modernize and improve public sector recruitment and hiring practices throughout her career in serving the Cities of Long Beach and Palo Alto, Napa County, and the City and County of San Francisco. With these jurisdictions, she has served as Deputy City Manager, Assistant City Manager, Director of Human Resources, and Director of Employee Relations, in addition to various departmental assignments. Suzanne has extensive experience in organizational change management, community and employee engagement, budgeting, as well as all areas of human resources management.

Suzanne earned a Master's degree in Public Administration from the University of Southern California, and her Bachelor's degree in History from the University of California at Santa Barbara. She also holds a certificate from the Senior Executives in State and Local Government 2 9.g
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Program at Harvard University's John F. Kennedy School of Government. Suzanne has served as a member of Cal-ICMA's Preparing the Next Generation Committee since its inception and was part of the team that transitioned to the effort to the ICMA Talent Initiative. Suzanne also serves as a Civil Service Commissioner for the City of Napa.

Tina White, Chief Operating Officer/Senior Recruiter
Tina White retired as City Manager of Poway, California in May 2019 and joined the firm in early 2020. She has a long-term passion for recruiting the best talent possible and has been a powerful addition to the TBC team, assisting our clients in both Southern and Northern California. Tina attributes her success in recruitments to ensuring that she understands the needs of the position and the organization, looking beyond the job description. Consistent with our recipe for success, she ensures that the selected candidates not only possess the necessary skills and abilities, but also that they are the right "match" for our clients.

Under Tina's leadership, the City of Poway consistently ranked as one of California's safest cities and among the best California cities in which to raise a family. As City Manager, she oversaw an
operating budget of $90 million, a workforce of more than 200 full-time employees, and capital improvement projects totaling $34 million in fiscal year 2017-18. Prior to being appointed City Manager, she served as Poway's Assistant City Manager for more than six years.

Tina's career in local government spans nearly 30 years, with experience working for the cities of El Cajon and Poway, as well as for Helix Water District. Moving up through the ranks, she was responsible for human resources, finance, information technology, customer services, and a water conservation team. She also worked for five years as a municipal law paralegal and legal administrator for a law firm that represented several cities and special districts. Tina holds a Bachelor's degree in Public Administration from San Diego State University.

Tracey Carlson, Director of Client & Candidate Care
Tracey is responsible for managing the numerous administrative activities and logistical coordination associated with TBC recruitments and special projects. Her 15 years of project management experience benefit the company in many ways. From overseeing our massive database to ensuring contractual requirements are met, and from interacting with candidates to coordinating background checks, she is involved in all aspects of the search process.

Tracey is also responsible for the most challenging task in the practice — managing Teri's calendar. In addition, she serves as an outstanding resource for candidates and sets a high bar for the firm's commitment to five-star quality service. Concisely, she serves as Teri's invaluable "right hand" in ensuring that all client and candidate needs are met.

Prior to joining the firm nearly 15 years ago, Tracey held various finance, IT, and project management-related positions with Northrop Grumman and Toyota Motor Sales, USA.

Lucia Vo, Recruiting Assistant
Lucia interfaces extensively with our candidates and works alongside Tracey to help ensure our clients and candidates receive the proper care and support. A great deal of her time is spent handling incoming calls, researching candidates and new clients, monitoring our online application system, responding to e-mails, and assisting candidates with their submissions. 3 9.g
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Lucia has worked in various administrative capacities in the private sector throughout Europe and the United States. She graduated from Technic University Kosice in Slovakia majoring in Business Administration.

Monica Irons, Special Projects Manager
With over 36 years of experience in both the private and public sectors, Monica provides technical and strategic support to Senior Recruiters, conducting reference checks and additional due diligence on candidates. She served as the Director of Human Resources for the City of San Luis Obispo for nearly two decades and offers incredible experience in recruiting, hiring and retaining talent as well as training and organizational development. Monica has a Bachelor's degree in Business Administration from Cal Poly San Luis Obispo and is a graduate of the Senior Executive Institute at the University of Virginia.

Cindi Maudlin, Special Projects Manager
Serving as Special Projects Manager & Assistant to the President and CEO, Cindi is charged with overseeing special projects for the firm, such as implementing new software, designing our approach to social media, and keeping our operations as green as possible - all things related to keeping us on our toes when it comes to efficiency and accountability. She also manages the firm's community philanthropic efforts.

Cindi holds a Bachelor's degree in English from Loyola Marymount University and has been with the firm since 2007.
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3. WORK PLAN & TIMELINE
The executive search strategy that follows describes four complete phases of a comprehensive recruitment for a Council-appointed position.

PHASE I
Client Feedback & Involvement
The recruiters will work closely with the City Council to design a customized candidate profile, recruitment strategy, and timeline in accordance with the Client's desires and expectations. It is our goal to gain a complete understanding of the experience, knowledge, expertise, and strengths the City Council is seeking in a new City Manager, as well as learn more about the City's priorities, current and upcoming challenges, fiscal health, organizational culture, and composition of the management team.

In cases where our clients desire community input, most rely on an online survey that can be posted on the City's website. This has proven to be the most popular, convenient, and costeffective strategy for our clients to obtain input throughout the recruitment process and is the most accessible and user-friendly for constituents. Other formats for obtaining community feedback include town hall meetings (both virtual and in-person) and workshops.

At the City Council's discretion, one of the lead recruiters can also meet with various stakeholders, including department heads, and other internal stakeholders as deemed appropriate. These optional meetings sometimes allow us to obtain additional feedback and gain a broader understanding of the organization's culture and inner workings of the City. This additional knowledge can often be helpful to the recruiters as they assess the critical factors relating to candidate "fit" later in the process. Because our clients know their organizations best, we rely on their guidance to determine the best sources of information upon launching each assignment.

Strategy Refinement
Following the gathering of feedback, TBC will develop a detailed timeline for the project along with a proposed methodology for attracting the best possible candidates. The timeline and overall strategy will be reviewed and approved by the Client prior to execution.

Material Development& Production
Immediately following the client feedback activities, the recruiters will draft advertising and recruitment brochure text for the Client's review. This information (description of community, culture, organization, ideal candidate profile, compensation/benefits, etc.) should accurately summarize what was learned from the feedback sources.
pHASE II
Advertising & Marketing
After our recruiters develop a clear understanding of what the Client is seeking, we will create aggressive advertising, marketing, and social media campaigns for the recruitment. Both the traditional and electronic campaigns will be interrelated to ensure the position has a powerful presence in the marketplace.
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Once the advertising is executed, TBC will distribute the recruitment brochure with a personalized cover letter to our national network of professional contacts in our database. Both e-mail and traditional mail are utilized in our marketing efforts. The job will also be promoted through the firm's social media presence via LinkedIn and Facebook.

Linked
Personalized Outreach
As an intensive follow-up to the direct mail campaign, the recruiters will personally contact the individuals targeted and generate new contacts through referrals made by respected sources.

The most impressive candidates are usually found this way, and it frequently requires several persuasive conversations to attract them into a recruitment if they are content and successful in their current position. Most highly qualified candidates will not necessarily respond to an advertisement; therefore, extensive proactive outreach is required.

Our clients pay for results, and that's exactly what we deliver. TBC dedicates an extraordinary amount of time to discovering new talent. With the maturation of enhanced retirement programs, there has been a tremendous loss of executive/management talent throughout the country. In response, we invest more time and resources in finding undiscovered superstars across the country as well as within the state. While most of our competitors charge additional consulting fees beyond a specific threshold, we do not limit the number of consulting hours, travel, or meetings dedicated to any given project. pHASE Ill
Resume Assessment
While the recruiters will review resumes as they are received, a final detailed review of each submission will be conducted immediately following the closing date of the recruitment. Those candidates determined to be the most highly qualified will be selected for screening interviews.

The TBC online application system was introduced to the market over a decade ago and was the first in the public sector executive search industry. Leveraging the power, reach, and accessibility of the internet, TBC pioneered a modern digital experience for both candidates and clients. Since then, some of our competitors have followed suit. However, TBC continues to set the bar with enhanced website and online application security features, strong passwords, and secure candidate database storage to keep candidate information safe and confidential.

Screening Interviews
TBC does not restrict the number of candidates to be screened. Rather, we interview every candidate who meets our Client's criteria. As a rule, this group frequently amounts to 6-12 candidates. The number of candidates screened ranges from just a handful of professionals for highly specialized positions to more than 20 for highly coveted opportunities. The screening interviews are typically conducted by video or phone.

Recruitment Report
Following the completion of the screening interviews, the recruiters will develop a written report that includes: a master list of all the applicants, resumes and cover letters for each candidate interviewed, a one-page profile summarizing each candidate's professional history, plus an 6 9.g
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overview of the recruiter's initial assessment of each individual based on their experience and the results of their screening interview. This information will be presented to the Client in a closed session meeting where the recruiter will review the results of the overall recruitment, discuss each candidate screened, and plan for the final stage of the selection process.

Candidate Communications & Care
Throughout the entire recruitment process, TBC will take responsibility for communicating with the candidates during each stage of the search. In addition, the Client should feel free to refer any inquiries from potential or existing candidates directly to the lead recruiter at any time during the engagement. We handle all administrative aspects of the assignment.

TBC is extremely attentive to internal candidates. Our recruiters ensure they understand the process and are kept informed at every juncture, as they may have never worked with a recruiter before. We strive to exceed the expectations of candidates throughout our engagements, as it is critical that all the participants, regardless of whether or not they are selected, have a positive experience and leave the process with a favorable impression of the City of San Carlos.

PHASE
Selection Process &
Confidentiality
TB&Co. will design and administer an appropriate final selection process in partnership with the Client. Most traditional selection processes entail at least one or two interviews with the City Council, followed by the appointing authority spending time with the highest-ranked candidates.

Some of our clients also include the current Manager's input or involvement in the final stages of the process. Our team will prepare the materials for the interviews, arrange follow-up interviews with the Council, and coordinate all logistics with the candidates. We tailor the process to best meet the Client's needs and will assist the decision makers with deliberations. Lastly, it is critical that candidates' confidentiality be respected and maintained to the greatest degree possible to maintain the integrity of the process.

Negotiations
Following the guidance of the Council, the lead recruiter will facilitate negotiations on compensation, benefits, start date, and other transition details to ensure both parties are satisfied.

For our clients to remain competitive, it is essential that the decision-making body has access to recent comparable compensation data from the region to inform the City's negotiation strategy.

This survey can be completed by the Client's human resources team, another outside consultant, or the TBC recruiting team; however, these additional services are not included in the quoted recruitment professional fees.

Background & References
Following the final process and the Client's selection of its top candidate, TBC will conduct thorough background and in-depth reference checks. Our background checks are performed by a licensed private investigator and entail credit, driving record, civil, criminal, and academic credential records checks. Court records checks include county, state, and federal systems.

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A TBC consultant conducts reference checks, which are supplemented by comments generated from contacts that do not appear on the candidate's reference list. Extensive written reports are provided to the Client for review and recordkeeping.

ProjectTimeline
TBC is prepared to begin work upon formal engagement. The entire recruitment process can be completed within approximately 100 - 160 days. A visual representation of a projected timeline is shown below, assuming recruitment will open in January 2026. The actual recruitment schedule can be adjusted in accordance with the Client's goals.

JAN FEB
Phase I
Phase II
Phase Ill
Phase IV
City of San Carlos
City Manager

MAR APR MAY JUN JULY
0 AUG SEPT OCT NOV DEC
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4. COST PROPOSAL & GUARANTEE
The professional fees range from $28,000 - $30,000 for the Scope of Work articulated in this proposal. Services include onsite meetings and/or conference calls/Zoom meetings for the purpose of gathering stakeholder feedback on the candidate profile, briefing the client on the results of the recruitment, facilitating up to two days of Council/panel interviews, assisting the Client with selection deliberations, and conducting background and reference checks.

REIMBURSABLE EXPENSESI EXCEED)
Advertising
Recruitment Brochure design &
mailing
Administrative support
Shipping & FedEx
Background & records checks
Consultant Travel (mileage/airfare, lodging & ground
transportation — up to 2 trips)
Project expenses (NTE)
$3,200
$1 ,400
$4,500
$
400
$
500
$2,500
$12,500
Professional fees and expenses are billed in phases as work progresses and expenses are incu rred.

Placement Guarantee
If a candidate selected and appointed by San Carlos is terminated before the completion of the first year of service as a result of a comprehensive TBC recruitment, the firm will provide the Client with the necessary consulting services required to secure a replacement. Professional consulting services will be provided at a discounted rate of 25-75% of the original fee.2 Expenses will be covered by the Client.

Fee for Additional Placements & Discounts
Because of the challenging market for top talent, our clients are increasingly taking advantage of selecting more than one outstanding candidate from a single recruitment, which will benefit the organization in a different capacity. In these instances, a $5,000 placement fee per additional candidate placed will apply and will include completion of background check records review as well as reference checking.
1 Reimbursable Expenses by Categoty are an estimation. Invoices may reflect actual expense amounts in any given category that are above or below the estimated amount, however, totalexpenses billed during the project shall not exceed the total "Project Expenses (NTE)" amount as stated.
4 Professional fees determined at time of assignment and will be dependent on the degree of intemal and extemal stakeholder outreach and engagement required.
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5. PROFESSIONAL REFERENCES (San Mateo County)
Client:

Contact:

Tel:

Email:

Searches:

Client:

Contact:

Tel:

Email:

Searches:

Client:

Contact:

Tel:

Email:

Searches:

Client:

Contact:

Tel:

Email:

Searches:

Town of Woodside
Brian Dombkowski - Mayor
415.505.7854
[email protected]
Town Manager (2025), Public Works Director/TownEngineer, Planning Director City of Brisbane
Cliff Lentz, Mayor
650.219.0293
[email protected]
City Manager (2024), Financial Services Manager, Recreation Manager City of San Mateo
Rob Newsom, Jr. — Mayor (was a Council Member during engagement) 650-522-7522 ext. 6266
[email protected]
City Manager (2023 &
2018), City Attorney, Police Chief, Public Works Director, Deputy Public Works Director, Community Development Director, Deputy Community Development Director, Planning Manager, Parks & Recreation Director, Deputy City Librarian
City of Redwood City
Melissa Stevenson Diaz — City Manager
650.780.7301
[email protected]
City Manager (current & 2015), Assistant City Manager, Deputy City Manager, Police Chief, Police Captain, Fire Chief, Finance Director, Human Resources Director, Human Resources Manager, Library Director, Public Works Director, Assistant Public Works Director, Information Technology Manager, Housing Leadership Manager (partial), Planning Manager, Director of Community Development & Transportation, Engineering & Transportation Director, Assistant Director of Engineering & Transportation, Parks, Recreation, & Community Services Director
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6. COMPREHENSIVE LIST OF CLIENTS
Cities
Agoura Hills
Alameda
Alhambra
Aliso Viejo
American Canyon
Antioch
Anaheim
Arlington, TX
Arroyo Grande
Ashland, OR
Beaumont
Belmont
Berkeley
Beverly Hills
Brisbane
Buena Park
Burbank
Burlingame
Campbell
Cannon Beach, OR
Carlsbad
Carmel-by-the-Sea
Carpinteria
Chandler, AZ
Chino
Colma, Town of
Colorado Springs, CO
Concord
Costa Mesa
Cupertino
Cypress
Daly City
Davis
Del Mar
Denver, CO
Dublin
East Palo Alto
El cajon
El Segundo
Emeryville
Escondido
Eugene, OR
Fairfield
Fort Worth, TX
Fremont
Fresno
Fullerton
Glendale
Glendora
Goleta
Half Moon Bay
Hayward
Healdsburg
Hermiston, OR
Hermosa Beach
Hillsborough
Huntington Beach
Imperial Beach
•
•
Indian Wells
Indio
Irvine
Laguna Niguel
La Habra
La Mesa
La Palma
La Quinta
Lakewood, CO
Livermore
Lomita
Lompoc
Long Beach
Los Alamitos
Los Altos
Los Banos
Los Gatos
Lynwood
Malibu
Manhattan Beach
Marina
Manteca
Menlo Park
Milpitas
Modesto
Moreno Valley
Morgan Hill
Mountain View
Murrieta
Napa
National City
Newport Beach
Novato
Oakland
Ontario
Oxnard
Pacifica
Palo Alto
Pasadena
Petaluma
Piedmont
Pismo Beach
Pittsburg
Pleasanton
Prescott Valley, AZ
Pomona
Poway
Provo City, UT
Rancho Cordova
Redlands
Redwood City
Rohnert Park
Riverside
Roseville
San Bruno
San Carlos
San Diego
San José
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San Juan Capistrano
San Leandro
San Luis Obispo
San Mateo
Santa Ana
Santa Barbara
Santa Clara
Santa Clarita
Santa Cruz
Santa Monica
Santa Paula
Santa Rosa
Seaside
Sierra Vista, AZ
Signal Hill
South Pasadena
South San Francisco
Counties
Alameda
Contra Costa
Denver, CO (City/County)
Lane, OR
Los Angeles
Marin
Merced
Monterey
Napa
San Diego
Santa Barbara
Special Districts/Authorities/Non-profits
Ashland, OR Parks Commission
Beach Cities Health District
Calleguas Municipal Water District
Castaic Lake Water Agency
Central County Fire Department
Contra Costa Water District
Dublin San Ramon Services District
East Bay Regional Park District
Glendale Water & Power
Goleta Water District
Hi-Desert Water District
Indio Water Authority
Menlo Park Fire Protection District
Mesa Consolidated Water District
Metropolitan Water District of Southern California
Municipal Water District of Orange County
Pasadena Water & Power
Sacramento Metropolitan Fire District
San Ramon Valley Fire Protection District
Santa Clara Silicon Valley Power
South Bay Regional Public Communications Authority
Southern California Association of Governments
Southern California Library Cooperative
The Annenberg Foundation Trust at Sunnylands
West Basin Municipal Water District
•
•
Sunnyvale
Surprise, AZ
Torrance
Tracy
Truckee, Town of
Turlock
Tustin
Vallejo
Ventura
Vista
Walnut Creek
West Hollywood
Westminster
West Sacramento
Woodside, Town of
Yucca Valley, Town of
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CITY COUNCIL

STAFF REPORT
MEETING DATE: October 14, 2025
ITEM TITLE: Adopt a Resolution Approving Additional Cash Payments to Silicon Valley Clean Water (SVCW), Over Three Years Starting in Fiscal Year (FY) 2025-26, to Meet the City’s Funding Contribution Requirement for SVCW infrastructure, and Appropriating $755,000 in FY 2025-26, $2,275,000 in FY 2026-27, and Approving Future Payment in the Amount of $780,000 in FY 2027-28 from the Wastewater (Sewer) Fund Balance, for Cash Payments to SVCW.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution approving additional cash payments to Silicon Valley Clean Water (SVCW), over three years starting in fiscal year (FY) 2025-26, to meet the City’s funding contribution requirement for SVCW infrastructure, and appropriating $755,000 in FY 2025-26 and $2,275,000 in FY 2026-27, and approving future payments in the amount of $780,000 in FY 2027-28 from the Wastewater (Sewer) Fund Balance, for cash payments to SVCW.

FISCAL IMPLICATIONS:

The City’s Sewer Fund operating budget already includes $366,000 in appropriations for SVCW Capital Improvement Program (CIP) funding in FY 2025-26 and FY 2026-27, and the long-term forecast includes $366,000 in approved funding in FY 2027-28. Appropriations of $755,000 and $2,275,000 are required in FY 2025-26 and FY 2026-27 budget years respectively, and $780,000 in approved future payments in FY 2027-28 is required to make up the difference in cash payments in each of the years.

There is currently sufficient funding in the Fund Balance to cover this request. Future cash needs for SVCW and City capital improvement projects (CIP) will be reviewed as part of the Wastewater Rate Study planned and budgeted for later this fiscal year.

BACKGROUND:

The SVCW (formerly the South Bayside System Authority) JPA was formed in 1975 among the cities of San Carlos, Belmont, Redwood City, and the West Bay Sanitation District to operate a wastewater treatment facility. The cost of operating and maintaining the facility is divided in proportion to the volume of sewage entering from each member entity. The City’s proportion is set at 15.14%. During the year, the City contributes directly toward the cost of operating and maintaining the facility and makes debt principal and interest payments relating to bonds issued and other loan agreements entered into to fund capital projects to replace the aged wastewater treatment plan and conveyance upgrade system. Each member has entered into financing agreements with the JPA and is obligated to pay its allocated share of debts.

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SVCW has been addressing its aging infrastructure since 2008. The condition of assets, originally built in the late 1970s, necessitated building of a new deep lift station and influent pipe, rebuilding pump stations, replacing fixed film reactors, and upgrading final effluent pumps. Remaining projects include biogas augmentation efforts that will produce energy, large scale pipe replacements to address corrosion, and nutrient removal processes to meet state requirements.

SVCW estimates these remaining capital projects require nearly $400 million over the next ten years, $98 million of which is needed over the next three years. While $66 million of funding is already secured, SVCW members have been requested to provide $32.4 million over the next three fiscal years. The City’s share of this would be $4.91 million (15.14%).

In March 2025, the SVCW Commission declined to pursue issuance of new debt in fiscal year 2025-26 and instead directed staff to identify alternative funding methods. After further review and discussion, members were presented with the option to pay their share in cash or borrow from SVCW’s CIP Reserve Fund, or a hybrid of the two.

For members that choose to draw from the Authority’s CIP Reserves, the principal is determined as amount(s) are drawn by members. Interest would be based upon the monthly percentage yield earned by SVCW on its CIP Reserves. Members would pay interest monthly, and principal may be prepaid though must be fully settled not later than the earlier of 1) the issuance of future Authority debt to fund capital projects, or 2) five years from the loan’s execution date.

SVCW presented the details of the proposed projects and funding needs at the August 11, 2025 City Council meeting.

ANALYSIS:

Earlier this year, the City developed its budget and long-term forecast and included sufficient funds (approximately $365,000 per year) for debt payments related to a potential bond to finance the proposed CIP improvements. As it became clear that a bond issuance would not be pursued, the funds were left in the budget to potentially be used as cash-in-lieu of bonds and City staff continued to meet with SVCW representatives to identify funding options. Ultimately, two options transpired:

1. Contribute the budgeted cash-in-lieu amounts ($1.1 million over three years) and borrow the difference ($3.8 million) from SVCW’s reserves, thereby incurring interest, and requiring repayment of the principal, as mentioned above, at the earlier of the issuance of new debt, or five years from the execution date of the loan between the City and SVCW.

Given the current intention to issue new debt in 2028, the outstanding principal at that time ($3.8 million) would need to be rolled into the new issuance thereby ballooning the City’s debt repayments related to that new issuance. It could also be paid off in cash by the City at that point which may not be feasible.

2. Contribute the City’s full cash contribution over the next three years, starting in FY 2025- 26, in alignment with SVCW’s proposed CIP project expenditure plan (see table below for proposed cash payment schedule).

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Due to healthy cash reserves in the City’s sewer fund and higher than expected cash balances at the end of FY 2024-25, as a result of some delays in CIP-related expenditures, staff determined that option 2 would be feasible and preferable for the City. This would avoid incurring interest (approximately $260,000) on borrowing from the SVCW reserves and avoid rolling the outstanding principal into the 2028 debt issuance which would further increase interest liability.

The additional cash requirement over and above what was initially budgeted/forecasted per year is as follows:

FY 2025-26 - $755,000
FY 2026-27 - $2,275,000
FY 2027-28 - $780,000
The additional cash payment in FY 2025-26 can be absorbed by existing cash balances. Although there is sufficient fund balance now, to maintain healthy reserves in FY 2026-27 and FY 2027-28, staff identified two approved and budgeted CIP projects that could potentially be partially delayed to cover the respective cash payments to be absorbed. The projects are:

1. Annual Sewer System Rehabilitation Program (C9617). $7 million appropriated for FY 2026-27 and $7 million approved for FY 2027-28. Staff recommend delaying approximately $1-1.25 million in expenditures per year, if needed.

2. Capacity Improvements (C2305). $3.5 million appropriated for FY 2026-27 and $3.5 million approved for FY 2027-28. Staff recommend delaying approximately $250,000- 500,000 in expenditures per year, if needed.

There would be no changes to appropriations for those projects, only a possible delay in the expenditures to allow the SVCW cash payments to occur. Delays in project plans and related expenditures often happen naturally so intentional delays may not be required. As cash reserves are replenished in the following years, spending of the remaining budget would continue. All these assumptions would be included in the upcoming sewer rate study planned and budgeted for the current year which will set rates for FYs 2027-28, 2028-29, and 2029-30.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution approving additional cash payments to Silicon Valley Clean Water (SVCW), over three years starting in FY 2025-26, to meet the city’s funding contribution requirement for SVCW infrastructure, and appropriating $755,000 in FY 2025-26 and $2,275,000 in FY 2026-27, and approving future payments in the amount of $780,000 in FY2027-28 from the Wastewater (Sewer) Fund Balance, for cash payments to SVCW; or

2. Do not adopt the Resolution; or

3. Provide staff with alternative direction.

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Respectfully submitted by:

Rebecca Mendenhall, Administrative Services 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

APPROVING ADDITIONAL CASH PAYMENTS TO SILICON VALLEY CLEAN WATER (SVCW), OVER THREE YEARS STARTING IN FISCAL YEAR (FY) 2025-26, TO MEET THE CITY’S FUNDING CONTRIBUTION REQUIREMENT FOR SVCW INFRASTRUCTURE, AND APPROPRIATING $755,000 IN FY 2025-26 AND $2,275,000 IN FY 2026-27, AND APPROVING FUTURE PAYMENT IN THE AMOUNT OF $780,000 IN FY 2027-28 FROM THE WASTEWATER (SEWER) FUND BALANCE, FOR CASH PAYMENTS TO SVCW.

WHEREAS, SVCW presented the Capital Improvement Program (CIP) and related funding requirement at the August 11, 2025 City Council meeting; and WHEREAS, $32.4 million in additional CIP funding is needed for SVCW infrastructure over the next three years starting in FY 2025-26, of which the City is responsible for 15.14%, or $4.91 million; and
WHEREAS, staff recommend making cash payments over the three-year period starting in FY 2025-26 to meet this funding requirement; and
WHEREAS, staff request additional appropriation of $755,000 in FY 2025-26 and $2,275,000 in FY 2026-27, and approval of future payment in the amount of $780,000 in expenditures from the Wastewater (Sewer) Fund in FY 2027-28, to allow for cash payments in those years to meet the City’s full funding contribution towards SVCW’s infrastructure.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby approves additional cash payments to Silicon Clean Valley Water (SVCW) over three years starting in FY 2025-26 to meet the City’s funding contribution requirement for SVCW infrastructure, and appropriates $755,000 in FY 2025-26 and $2,275,000 in FY 2026-27 and future payment of $780,000 in FY 2027-28.
* * * * *
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 14th day of October 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: October 14, 2025
ITEM TITLE: Adopt a Resolution Authorizing the Execution of a Professional Services Agreement with Collections Bureau of America (CBA) to provide Collections Agency Services to the City.

RECOMMENDATION:

Staff recommend that City Council adopt a Resolution authorizing the execution of a professional services agreement with Collections Bureau of America (CBA) to provide collections agency services to the City.

FISCAL IMPLICATIONS:

There are no fiscal implications for this item.

BACKGROUND:

In the past three years, the City’s Finance division has proactively monitored aging reports for bills sent out and issued past-due statements by mail on a regular basis. In 2025, statements have been sent out on an almost monthly basis to recover owed amounts and reduce outstanding accounts receivables balances. When statements were returned undeliverable, Finance investigated the cause, searched for updated addresses, contacted businesses directly, and resent the notices.

Staff have also collaborated closely with the Sheriff’s Office, Redwood City Fire Department, the City’s Building Division, and the Public Works Department to resolve billing discrepancies and ensure accuracy. Throughout this process, staff have responded to customers’ questions and concerns promptly via phone and mail. Since June 2024, Finance has successfully recovered more than $100,000 in overdue payments. To build on this progress, the City released a request for proposals (RFP) in July 2025, seeking a qualified collection agency to assist in recovering delinquent municipal receivables.

Six responses to the RFP were received. Finance staff reviewed all proposals, created a shortlist, interviewed and scored the top three, and ultimately decided on CBA. CBA is a local company, based in Hayward, that works with many other municipal agencies with very similar needs and challenges, including a number on the Peninsula. The company has been in operation since 1959 and claims to understand the local demographics well.

ANALYSIS:

As of July 31, 2025, there are 478 invoices over 60 days past due, totaling $119,320.17 with an average amount owed of $250.00 per invoice. These invoices include billings for apartment

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inspections, First Chance program fees, false alarm responses, fire inspections, stormwater inspections, and sidewalk repair project invoices. CBA employs several effective collection strategies including various contact methods, skip tracing, and credit reporting where necessary.

CBA staff undergo regular and consistent training on how to best interact with a city’s residents, and their approach is to work with the city’s customers in a professional and helpful manner, consistent with city expectations and communications preferences, to help settle outstanding balances.

CBA’s services are on a contingency basis only, meaning the city only pays a portion of any balance, if collected upon. The contingency fee is 25% for standard collections and collected amounts due to the City will be remitted monthly.

The proposed contract will be for a four-year period, with two optional two-year extensions.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution authorizing the execution of a professional services agreement with Collections Bureau of America (CBA) to provide collections agency services to the City; or

2. Do not adopt the Resolution; 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. Resolution

2. CBA Proposal

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October 14, 2025 Packet Pg. 202
RESOLUTION NO. 2025 – ____

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

AUTHORIZING THE EXECUTION OF A PROFESSIONAL SERVICES AGREEMENT WITH

COLLECTIONS BUREAU OF AMERICA (CBA) TO PROVIDE COLLECTION AGENCY SERVICES TO THE CITY.

WHEREAS, the City regularly bills customers for false alarm responses, apartment inspections, fire inspections, stormwater inspections, and sidewalk repairs among other services, with some bills remaining unpaid for long periods of time; and WHEREAS, the City’s Finance staff have made concerted efforts in recent years to recover unpaid amounts through the regular sending out of account statements and now require additional assistance to continue efforts and collect on remaining outstanding balances; and WHEREAS, Finance staff issued a request for proposals (RFP) in July 2025 to seek specialist collection agency services to assist with account collection and identified Collections Bureau of America (CBA) as the most qualified and suitable to assist the City; and WHEREAS, staff request approval for the execution of a contingency fee-based professional services agreement with Collections Bureau of America (CBA) with a term of four years, plus two optional two-year extensions.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby authorizes the execution of a professional service agreement with CBA for a term of four years, plus two optional two-year extensions to provide collections agency services to the City. * * * * *
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 14th day of October 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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October 14, 2025 Packet Pg. 203
2025 Collection Bureau of America, Ltd. 1 City of San Carlos – RFP for Collection Agency Services A. Title Page
25954 Eden Landing Road, Hayward, CA 94545
Proposal for Collection Agency Services
City of San Carlos
Contact:

Jeff Lowenstein
[email protected]
O: 510-781-5138 / C: 415-307-9710
August 22, 2025

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October 14, 2025 Packet Pg. 204
2025 Collection Bureau of America, Ltd. 2 City of San Carlos – RFP for Collection Agency Services B. Table of Contents:

A. Title Page………………………………………………………………………………………. 1
B. Table of Contents: ........................................................................................................................................ 2 C. Cover Letter ................................................................................................................................................... 3 D. Qualifications of Staff................................................................................................................................. 5 E. List of Cities/Government agencies CBA has worked with in past 5 years: ....................................12 F. Collection in all 50 states and Credit Reporting.....................................................................................13 G-H-I. Statement – Reporting - Letters .......................................................................................................14 J. Methodology................................................................................................................................................20 K. Fees...............................................................................................................................................................26 L. Statement of Dollar Amount......................................................................................................................27 M. Statement that differentiates CBA.........................................................................................................27 N. Statement on Exceptions to the City’s Request for Proposal ............................................................29 O. A written statement that the CONSULANT will process all customer payments in accordance with the applicable Payment Card Industry (PCI) security requirements. ...........................................................29 P. A written statement that the CONSULTANT will comply with the Fair and Accurate Credit Transaction (FACT) Act, and that the CONSULTANT has an identity theft prevention program in place.............29 Q. Proposer shall provide the scope and limits of insurance as identified in Exhibit A (Professional Services Agreement) included as part of this Request for Proposal. ...................................................29 R. A written statement by the CONSULTANT that all federal laws and regulations shall be adhered to notwithstanding any state or local laws and regulations. In case of conflict between federal, state, or local laws or regulations, the strictest shall be adhered to....................................................................29 S. A written statement that the CONSULTANT shall allow all authorized federal, state, county, and the City official access to place of work, books, documents, papers, fiscal, payroll materials, and other relevant contract records pertinent to this project. All relevant records shall be retained for at least three years in the consultant’s place of business...............................................................................................30 T. A written statement that the CONSULTANT will not discriminate against any employee or applicant for employment because of race, color, religion, sex, or national origin. ..................................................30 U. A written statement that the CONSULTANT shall comply with the California Labor Code pursuant to said regulations entitled Federal Labor Standards provisions, Federal Prevailing Wage Decision, and State of California Prevailing Wage Rates, respectively.........................................................................30 V. A written statement that the CONSULTANT shall comply with the Copeland Anti-kickback Act (18 USC 874 C) and the implementation regulation (29 CFR 3) issued pursuant thereto, and any amendments thereof...............................................................................................................................................................30 W. A written statement that the CONSULTANT agrees to maintain a City of San Carlos business license for the duration of the contract. ...................................................................................................................30 Appendix I – MBE Certificate........................................................................................................................31 Appendix II – SOC II Type II Certification ...................................................................................................32

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October 14, 2025 Packet Pg. 205
2025 Collection Bureau of America, Ltd. 3 City of San Carlos – RFP for Collection Agency Services C. Cover Letter
August 22, 2025
Paul Harris, Financial Services Manager
City of San Carlos
600 Elm Street, San Carlos, CA 94070
RE: Request for Proposal (RFP) for Collection Agency Services Dear Paul Harris,
Collection Bureau of America Ltd. (CBA) is a privately held (S-Corp CA) company certified as a Minority-owned Business Enterprise (MBE) through the California Public Utilities Commission (CPUC). CBA has carefully read and fully understood all services to be performed as outlined in this RFP. CBA will comply with all terms and conditions.

CBA is owned by Shawn DeLuna and Richard DeLuna. Shawn DeLuna can bind contracts for CBA. CBA currently has 35 full-time and 10 part-time employees, approximately 25 collection representatives.

Associations and Certifications
Our membership and affiliation with the following organizations enables CBA to utilize the most recent information, rules, laws and data to provide the best-valued recovery solution and be further financially stable:

AICPA SOC II Type II certified
ACA (American Collectors Association)
CAC (California Association of Collectors)
Better Business Bureau A+ Rating
California Municipal Revenue Tax Association
Hayward Chamber of Commerce
Certified California Small Business
County of Alameda Small, Local and Emerging
Business (SLEB)
Certified Minority Business Enterprise through the
California PUC
Northwest Bottled Water Association
Southeast Bottled Water Association
Central States Bottled Water Association
The Collection Bureau of America (CBA) is the ideal partner for this engagement. Our proven competency and deep experience—demonstrated by our partnership with the City of San Carlos since 1998—set us apart. We provide professional collection services by leveraging innovative technology, prioritizing excellent customer success, and consistently achieving outstanding results, including one of the industry's best net back percentages.

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October 14, 2025 Packet Pg. 206
2025 Collection Bureau of America, Ltd. 4 City of San Carlos – RFP for Collection Agency Services The following distinct competitive advantages make CBA the most qualified agency to perform the services requested in this RFP. Prioritizing Customer Care and Success: We are dedicated to providing outstanding customer service and achieving the best possible outcomes for your portfolio:
• Leveraging Nationwide Reach with Local Expertise: Our 24,000-square-foot, custom-designed headquarters in Hayward, CA, provides comprehensive national coverage while supporting the local economy and workforce.
• Guided by a Century of Experience: Our leadership team brings over 100 years of combined experience in recovering diverse debt portfolios, including Municipal, Utility, and Medical/Ambulance. • Customizing a Flexible Recovery Strategy: We tailor our recovery approach to meet the City's specific business and customer care needs, ensuring a seamless process. • Ensuring a Seamless Customer Experience: Our partnership approach aligns our recovery methods with yours, so your customers receive the same high level of care at every stage. • Upholding the Highest Compliance Standards: Our unwavering commitment to compliance protects your reputation and ensures all operations adhere to governing regulations. • Our commitment to data security and operational excellence is demonstrated by our SOC 2 Type II certification. This certification, a rigorous, third-party audit, confirms that Collection Bureau of America's systems and processes meet the highest standards for security, availability, processing integrity, confidentiality, and privacy.

Thank you,
Shawn DeLuna, President / CEO

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October 14, 2025 Packet Pg. 207
2025 Collection Bureau of America, Ltd. 5 City of San Carlos – RFP for Collection Agency Services D. Qualifications of Staff
Collection Bureau of America (CBA) is a privately held corporation which has been in business since 1959. For over 65 years, CBA has functioned as a full-service collection agency. CBA is a Minority-Owned Business (MBE) certified through the California Public Utilities Commission (CPUC) and is authorized / licensed to collect in all fifty states.

The highlights of this proposal are that CBA is committed to working together to create a win-win situation for everyone involved: our clients, our clients’ customers, and our employees. ▪ Customer service is one key element CBA excels at to differentiate ourselves from other agencies and gain complete confidence with our clients.
▪ Versatility and flexibility of CBA’s client services department is another key element to making the collection process easier for our clients by taking on many functions which are normally fulfilled by the client, such as Dispute procedures, Fraud procedures, Payment processing, and Payment remittance and reconciliation.
▪ A Single-Point-Of-Contact (SPOC) is provided from our Client Services department. The SPOC develops a close relationship with each of their clients and allows the client to interface with the same person daily. ▪ Customize reporting specific to each client, instead of only using standard reporting, thus allowing each client a better, more comprehensive understanding of their unique inventory. ▪ CBA’s client-specific collection recovery strategies are designed, unique recovery programs that maximize the synergies between our comprehensive nationwide skip-tracing methods, leading-edge collection technologies, advanced predictive/interactive dialing capabilities, and intensive inbound and outbound contact and notice strategies that are tailored for each of our clients. ▪ Highly trained and tenured staff is an integral part of the CBA work structure. Every week, our staff is being tested and reviewed on laws, rules and client specifications to ensure that everyone is well acquainted with their initial training as well as learning new rules or regulations. ▪ CBA is proud of our long-standing relationship with the City of San Carlos that dates back to 1998. CBA is very familiar with the complex issues which confront a collection contract of this nature. Our proven collection expertise, evident in the high recovery we have always achieved on the City of San Carlos’s behalf underscores the level of commitment we have previously demonstrated and will continue to invest in this contract.

Contacts and Communications for ongoing work together:

Name Title Email Phone
Jeff Lowenstein SVP Sales & Marketing [email protected] 510-781-5138 Shawn DeLuna President & CEO [email protected] 510-781-5128 Marian Malmstrom SVP of Operations [email protected] 510-781-5168 CBA is owned by Shawn DeLuna and Richard DeLuna since 1974.

CBA is the owner/occupant of its own state-of-the-art facility in Hayward, CA, which allows for us to be able to enhance or direct our facility in any new direction or make changes very easily because we are the landlord for our own facility.

Being the owner/tenant in our own facility, CBA has the capacity to expand to double our current size. Our facility is built out and turn-key ready for expansion with cubicles and wiring ready to expand “on demand”.

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October 14, 2025 Packet Pg. 208
2025 Collection Bureau of America, Ltd. 6 City of San Carlos – RFP for Collection Agency Services Local organization size and structure
Collection Bureau of America’s corporate headquarters is at 25954 Eden Landing Road, Hayward, CA 94545 and been in business since 1959. Hayward, CA is CBA’s corporate headquarters and only office location.

CBA has developed partnerships with and created innovative recovery programs for cities and counties within California as well as Fortune 50 companies to collect on their aged receivables for over 65+ years. CBA also collects delinquent accounts for local, regional and national companies, such as DS Waters (Alhambra & Sparklets water delivery), 60+ municipalities and hundreds of medical professionals and clinics.

CBA employs 35 full-time and 10 part-time employees, the majority of which are collection agents. Due to CBA’s intensive training program and company incentive programs, we retain our employee longer than any other company in our industry and have a very low turnover rate. The average employee tenure at CBA is 7 years. CBA does not use any staffing agencies to provide temporary collection agents due to the level of training and experience required to perform the job competently. Please see below for a high-level description of CBA’s organizational structure.

Collection Bureau of America works all accounts at our facility in Hayward, and no work is ever done or sent offshore. Below is an organizational structure:

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October 14, 2025 Packet Pg. 209
2025 Collection Bureau of America, Ltd. 7 City of San Carlos – RFP for Collection Agency Services Resumes of Key Staff:

All staff listed below work with all of CBA’s municipal clients to the extent shown in the roles and responsibilities:

Shawn DeLuna

1. Position Title President & CEO

2. Years with Company 34 years – all with CBA in the collection industry

3. Recent Assignments President and key decision maker for all clients.

4. Relevant Experience
• Shawn has worked in all positions within the company
and learned all aspects of collections.
• Shawn has overseen contract negotiations with all of our 50+ Municipal clients.

5. Roles and Responsibilities in
Connection with Proposal
Shawn oversees all aspects of collections and business
operations in his role as President.

Marian Malmstrom

1. Position Title Senior Vice President

2. Years with Company 30 years – all with CBA in the collection industry

3. Recent Assignments
Developing all new clients’ setup methods, such as VPN
access, file layout, ACH and EDI remit process. Liaison between new clients and our developer team

4. Relevant Experience
• Over 20 years of experience with new client set up such as file layout and file transfer methods. Experienced with client remit process of manual remit, ACH or wire
transfers.
• Marian directly interfaces with all of our Municipal
clients on a daily basis.

5. Roles and Responsibilities in
Connection with Proposal
Currently in charge of the setup of new clients, liaison with programmers. Responsible for all client interaction such as payments, cancellations, new assignments or
any other client needs.

Stephanie Mendoza

1. Position Title Compliance and Training Manager

2. Years with Company 14 years – all with CBA in the collection industry

3. Recent Assignments Oversees all collector training and compliance assurance

4. Relevant Experience • Over 10 years of experience in mid-sized collection agencies. Has ACA certifications.
• Worked closely with all of CBA’s municipalities and utility districts to achieve higher recovery rates that what was being achieved from other contracts.

5. Roles and Responsibilities in
Connection with Proposal
Compliance, training and oversight/management review.

Elizabeth Journeaux

1. Position Title Collection Manager – Specializing in Business Tax

2. Years with Company 11 years

3. Recent Assignments
Managing a team of collectors and working commercial
accounts

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October 14, 2025 Packet Pg. 210
2025 Collection Bureau of America, Ltd. 8 City of San Carlos – RFP for Collection Agency Services

4. Relevant Experience 30 years’ experience in collections, well versed with Business collections.

Proficient in all aspect of collecting on all accounts both consumer and business debts of any balance size.

Managed and prioritized collection accounts for a daily workload of 350 accounts.

Mediated balance discrepancies between creditor and
consumer.

Prepared legal accounts for suit prior to being sent to an attorney.

Works with Municipal accounts that are large balance or commercial-type accounts

5. Roles and Responsibilities in
Connection with Proposal
Management of collection representatives and focus on
commercial / business accounts
Gladys Guevara

1. Position Title Collection Manager / Multilingual Team Lead

2. Years with Company 13 years

3. Recent Assignments
Responsible for training and guided development of new
departmental staff also preparing the staff for annual
FDCPA, HIPPA, and FCRA regulations test

4. Relevant Experience Proficient in all aspect of collecting on small, medium to large balance.

Maintain monthly collection quota of over sixty thousand dollars in collection per month.

Managed and prioritized collection accounts for a daily workload of 350 accounts.

Mediated balance discrepancies between creditor and
consumer.

Works with all municipal client account for collection on the consumer side and provides Spanish speaking
services to those customers that speak Spanish-only

5. Roles and Responsibilities in
Connection with Proposal
Training and management of all bi-lingual collection
representatives.

Jeff Lowenstein

1. Position Title Executive Vice President – Sales & Marketing

2. Years with Company 30 years – all with CBA in the collection industry

3. Recent Assignments
Working with clients on technology, programs and
portfolio management

4. Relevant Experience • Over 25 years in the collection industry working with utilities and municipalities.
• Jeff has worked on client services objectives with the entire list of Municipalities listed in the table included in the RFP.

5. Roles and Responsibilities in
Connection with Proposal
Project management, client relations and client
onboarding and consulting with clients on recovery
strategy, skip tracing efforts and new approaches with
scoring, texting, emailing and AI or virtual agents

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October 14, 2025 Packet Pg. 211
2025 Collection Bureau of America, Ltd. 9 City of San Carlos – RFP for Collection Agency Services 25+ Collection Agents

1. Position Title Collection Agent – Multi-lingual staff – Spanish, Vietnamese, and Tagalog

2. Years with Company 1 year – 36 years (average tenure of 7 years)

3. Recent Assignments Interaction with debtors in an attempt to collect accounts

4. Relevant Experience Interaction with debtors in an attempt to collect accounts

5. Roles and Responsibilities in
Connection with Proposal
Interaction with debtors in an attempt to collect
accounts
Overall Supervision
Overall supervision for CBA starts with our management team of Shawn, Jeff, Marian, and Stephanie directing the comprehensive recovery process and providing direction to Elizabeth, and Gladys who supervise our collection leads, collection teams and individual collection representatives to ensure:

1. Compliance with all business rules, laws, and regulations.

2. Work effectively, through a customer service approach, with all our customers.

3. Build a team environment that results in the highest level of recovery for our clients.

Enhanced Training and Compliance are extremely important in collecting debts; thus, CBA has developed a detailed training program for all collectors. All new recruits are required to complete a four-week training course before they can work on any client’s inventory on their own. This course includes a two-week classroom training course which covers all the laws and regulations, our methods, and all tools available to a collector:

After successfully passing tests in the classroom the collector spends two-weeks training “on the floor” with multiple experienced collectors and managers.

Collectors are also required to complete on-going, weekly training courses. These courses cover a wide variety of topics which are all geared toward making sure each collector is comfortable with everything learned in their initial training as well as covering any new laws, rules or regulations. Courses may also be conducted on topics specifically requested by collectors or by management.

CBA is continually monitors client portfolios and adjusts staffing resources as necessary to provide adequate staffing for each client.

KnowB4 Cyber Training, keeping our staff aware of the latest cyber threats through awareness videos with quizzes and tracking progress.

KnowledgeSource Training, training portal with up-to-date contents of FDCPA, TCPA, FCRA, GLBA AND HIPPA, tracking progress with multiple questions and answers with leaderboard results.

Robust Compliance Management System (CMS), call recording, coaching and continual learning.

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October 14, 2025 Packet Pg. 212
2025 Collection Bureau of America, Ltd. 10 City of San Carlos – RFP for Collection Agency Services Virtual online help assist (Virtual Agent Larry) for our Agents, providing customers with accurate answers/solutions instantaneously.

In addition to our supervision plan, below is CBA’s comprehensive training process:

CBA’s hiring, training and performance monitoring is managed from hiring all the way through on-going training.

All new hires are interviewed by at least 2 management personnel as well as our Human Resources manager. All personnel go through a background check and reference check. All newly hired personnel agree to the nondisclosure of confidential collection information, all client-specific policy adherences as well as CBA’s information technology security policy. CBA looks for new personnel that have experience in customer service or retail background.

All new collectors participate in a 2-week classroom training course and then are partnered with a senior collection representative or team lead to side-by-side training for an additional week. CBA has a standardized training manual as well as policies and procedures regarding collection laws, client-specific information, and customer service information that the new and experienced representatives are responsible for understanding and adhering to.
▪ CBA provides on-going training for all personnel on changes to collection laws through classroom training, updated training manuals and monthly new bulletins. ▪ CBA records every collection phone call. These calls are monitored and review by management daily to ensure a high level of customer service and compliance. ▪ CBA employs a compliance manager, whose specific job is to ensure CBA stays in compliance with all actions we take.

Below are additional details about CBA’s training program:

The training program begins by covering the laws that govern the collection industry (FDCPA). We look at how the collection industry (and CBA) operates, the laws and regulations that we need to abide by as a collection agency, things we can and cannot do as Debt Collectors and our limitations as a third-party collection agency. Much of this part of the training is pulled from the materials provided by American Collectors Association (ACA) International. We also have an “Employee Reader” prepared for the Collectors which contains copies of all applicable laws and is reviewed at regular intervals to make any changes/amendments. Upon completing each topic, a quiz is conducted to gauge the collectors’ understanding of the content being taught. It is imperative that all trainees completely understand each topic before moving on with other objectives of the training curriculum.

Trainees then move on to learn the computer program/software (CUBS) as well as the phone systems used by CBA. For training, we have put together an “Employee Training Manual” which explains how to use our system to work the accounts that have been assigned to us by our clients. It tells the trainee about the various technologies that CBA is equipped with and how to use each as a tool to collect on delinquent accounts assigned by the client.

The Manual also has a section titled “Client Specifics” that tells the trainee/employee what specific clients expect from us and how they want us to work their accounts. Some of the objectives in this portion of training include:
▪ How to use the CUBS Program
▪ Communication techniques
▪ How to provide financial advice as to how the current debt could be paid ▪ Negotiating payments on accounts
▪ Work standards (notating accounts, use of proper Action Codes etc.) ▪ Handling of disputes, fraud and bankruptcy cases
▪ Processing of payments

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October 14, 2025 Packet Pg. 213
2025 Collection Bureau of America, Ltd. 11 City of San Carlos – RFP for Collection Agency Services Once the trainees are comfortable with all aspects of being a collector, they take a written test to test their knowledge of everything they learned during the two-week classroom training session before they are being given the go ahead to work on live accounts. The test is graded and discussed in detail so that each trainee knows where and why they went wrong and what the correct answers to those questions are. Additional training is provided if necessary.

After successfully passing the test, the trainees start to work in live accounts within our Training Room, which helps to build their confidence in their abilities because the other, more experienced collectors are not sitting next to them. They begin by manually working low balance accounts through a Work in Progress file built specifically for the trainees. They are given time to go through the accounts, ask questions about what they see on their monitors and evaluate the account and their options for that client before making the call. We prefer Trainees to make outbound calls for the first day. On the second day, we open lines for incoming calls and the Trainees experience the faster work pace. By the end of the second day, Trainees are put on the Automatic Dialer so that they can also experience this tool.

The training continues on the Collection Floor. Once a Trainee joins other Collectors on the floor, the training personnel and the Collection Managers are continually following up on the employee’s progress for at least the first 90 days. Managers and the Trainer do a side-by-side session and remote monitoring with each trainee to ensure their tactics and approaches are being executed in accordance with set forth guidelines.

On-going training is an integral part of the CBA work structure. Every month, refresher courses are conducted by the trainer to ensure that everyone is well acquainted with their initial training as well as learning new rules or regulations. These refresher courses also focus on the common mistakes/errors that were being noticed during the monitoring sessions. The Trainer will also conduct refresher courses based on individual requests by employees. During these mandatory training times, the training manager will review the following:
▪ Alternate Recovery Strategies
▪ Client specifics
▪ FDCPA
▪ Talk-offs
▪ Payment plans
▪ Side-by-side review sessions
▪ Collectors statically review
▪ Collector problems
The average number of accounts handled per collector is 2000-3000 accounts. Each collector gets to work their account load in a way that allows them to apply their approach and style to collecting, but the accounts are overseen by management that controls setup and daily work production, so that each collector can direct their work effort while collecting the highest amount of money. Monitoring is done in many ways:
▪ Hourly - our call volumes and automated dialer production is constantly being measured for right party contact rates, dropped calls and connect rates.
▪ Daily - account work production is measured and reviewed with the collection staff, to make sure they are working as efficiently as possible to maximize their efforts. ▪ Weekly - net and gross dollar collected are monitored and collector performance is driven off these weekly statistics.

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October 14, 2025 Packet Pg. 214
2025 Collection Bureau of America, Ltd. 12 City of San Carlos – RFP for Collection Agency Services E. List of Cities/Government agencies CBA has worked with in the past 5 years:

The Collection Bureau of America dedication to professionalism, talent and collection experience of over 65+ years in debt recovery management for many municipalities in California has allowed CBA to provide very specific recovery expertise to maximize our collection rates for our municipal clients. This experience gives CBA an advantage in understanding how cities handle debt recovery and their citizen’s account receivables. CBA works as an extension of your office to provide the highest quality of customer service and uphold standards set forth by the City of San Carlos’s community reputation.

Below is a listing of all of CBA’s municipal clients and the type of work being:

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October 14, 2025 Packet Pg. 215
2025 Collection Bureau of America, Ltd. 13 City of San Carlos – RFP for Collection Agency Services Below list shows the type of collections performed for our Government Clients:

CBA has worked as partners with the City of San Carlos since 1998 and is very familiar with the complex issues which confront a collection contract of this nature. Our proven collection expertise, evident in the high return rates we have always achieved on the City of San Carlos’s behalf underscores the level of commitment we have previously demonstrated and will continue to invest and demonstrate on this contract. Our philosophy is to work as an extension of your finance office, working with your citizens to resolve their debts. Our mission is to focus on the customer, letting them know that we are willing to work with them to pay their debt, rather than in conflict with them.

F. Collection in all 50 states and Credit Reporting
▪ CBA is one of very few collection agencies to be licensed or have a certificate of authority to collect in all 50 states
▪ CBA’s nationwide scope is a competitive advantage because it allows us to collect for several national clients with customers across the United States. No matter where the customer moves, CBA has the authority to contact them in their state of residency to take collection action upon the account. Having a substantial national market penetration in receiving thousands of accounts across the U.S. each month, CBA can allocate resources for skip-tracing and collection efforts that apply to all markets because we have active, current and ongoing collection efforts in every state.
▪ CBA has currently reports/files entries to all eligible debts to all 3 credit reporting agencies

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October 14, 2025 Packet Pg. 216
2025 Collection Bureau of America, Ltd. 14 City of San Carlos – RFP for Collection Agency Services G-H-I. Statement – Reporting - Letters
A. CBA has the flexibility in our systems to provide virtually any report layout and format that the City may need either on a continuous monthly basis or Ad Hoc to provide the best statistical information, customer knowledge and data visualization, so that the City can ascertain trends and patterns in their account data that can assist in approving front-end changes to reduce the number of accounts that are turned over for collection work. All reporting can be generated or downloaded via MyCBA, so the City will have secure access and retrieval from archive to all customer reporting. In developing our partnership together, reporting is one of the most important areas that CBA’s team and the City team can work together to deliver reporting that best depicts the City’s account and financial information.

Monthly Customer Report -- Statement of Accounts
Monthly Statement of Accounts report – CBA’s monthly statements can include the following (the statement sample below does not display all these fields, but CBA would work with the City to customize their monthly statement to meet their exact requirements as outlined in the list below):
• Date of Payment / City’s Account Number / Customer Name / Date Account Assigned • Customer Personal Identification Number / Date City mailed closing bill (Last Charge Date) • Address where debt was incurred / Payment Amount and status • Dollar Amount of each payment received which is due to the Agency / Dollar Amount of each payment received which is due to the City
• Remaining individual customer account balance, if any / Where payment was made – to Agency or to City See sample statement below:

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October 14, 2025 Packet Pg. 217
2025 Collection Bureau of America, Ltd. 15 City of San Carlos- RFP for Collection Services Monthly Status Report
CBA refers to this report as the Client Inventory report that provides a debtor status report and details and can be tailored to include fields required for the City business needs. Below is a sample of some of the field’s CBA can provide in a report, but these fields are customizable and downloadable into an Excel or PDF file format for further analysis by the City.

Monthly Uncollectible Report
Collection Analysis report – This report includes placements in numbers and dollars, gross collections in dollars and percentages matched against the month the account was placed, and collection fees in dollars and percentages as well as it can show what accounts are uncollectible:

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October 14, 2025 Packet Pg. 218
2025 Collection Bureau of America, Ltd. 16 City of San Carlos- RFP for Collection Services Financial Summary Report
Recap report – CBA can create a report that can include the following list:
o Total number of accounts submitted for collection
o Total dollar amount of accounts submitted for collection o Total dollar amount collected on accounts during the year o Total dollars collected in response to letter service o Total dollars collected through regular collections
o Total accounts requiring legal action
o Total dollars collected because of legal action
o Total No. of accounts transferred out of area (CBA works all accounts in any state) o Total dollars collected by out of area agencies (CBA works all accounts in any state)

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October 14, 2025 Packet Pg. 219
2025 Collection Bureau of America, Ltd. 17 City of San Carlos- RFP for Collection Services Sample Letters
Validation Notice – this is the initial notices that is sent to all customers upon activation with CBA:

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October 14, 2025 Packet Pg. 220
2025 Collection Bureau of America, Ltd. 18 City of San Carlos- RFP for Collection Services Itemized Notice – provides customers with itemization of their charges:

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October 14, 2025 Packet Pg. 221
2025 Collection Bureau of America, Ltd. 19 City of San Carlos- RFP for Collection Services Demand for Payment Notice – Sent after validation period has concluded and customer has not voluntarily remitted payment:

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October 14, 2025 Packet Pg. 222
2025 Collection Bureau of America, Ltd. 20 City of San Carlos- RFP for Collection Services Payment Plan Notice – confirms all payment arrangements

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2025 Collection Bureau of America, Ltd. 21 City of San Carlos- RFP for Collection Services J. Methodology
CBA’s methodology and work approach to debt recovery is to treat all debtors with dignity and respect and to operate within the code of ethics provided by the American Collectors Association (ACA). The current trend in debt collection recovery is to utilize an empathy-based approach in working with the customer/debtor to achieve a mutually beneficial outcome for the customer and our client. Our approach with collecting technologies is to utilize our systems as a tool to improve our performance and add value to the collection cycle. We take the time and effort to learn the nuances of the client portfolio to maximize recoveries and avoid using a “cookie-cutter” approach to collections. We work with each client to develop processes which work best for that client and do not force rigid guidelines on the clients. This is the key reason why CBA’s approach works, and the following will demonstrate how we tailor our recovery programs to the client’s portfolio to maximize recoveries while delivering world-class customer service. CBA uses all 25 collection representatives in the recovery of the City’s delinquent accounts. Our collection representatives are the main drivers for success. Their tenure, experience and training is what yields the best results with the City’s customers in delivering the best customer experience while being able to communicate effectively with the best tools used at the right cadence to maximize recoveries.

Below is the information that addresses CBA’s unique collection methodologies:

Unless client requirements dictate another time frame, first notices are sent 24 – 72 hours after accounts are loaded. (Please see the sample notices located in the Attachments section of this document.) Generally, we will make phone calls every 3-days for the first 3-6 months, then one phone attempts every 7-days thereafter for 6-12 months. Then after that period, the account is cycled into our different aged recovery strategies that make additional phone calls and has special letters sent to specifically address the situation. CBA does not have a specific target for the number of written notices or telephone attempts; each account is unique and receives a unique collection approach.

CBA’s collection recovery strategies are designed as client-specific, unique recovery programs that maximize the synergies between our comprehensive skip-tracing methods, leading-edge collection technologies, advanced predictive/interactive dialing capabilities, and intensive inbound and outbound contact and notice strategies that are tailored for each of our clients.

CBA’s extensive experience and deep understanding of a client’s collection portfolio is a unique, competitive advantage that has been achieved by retaining experienced management staff, developing specialized training and fostering precise employee skill sets that produce successful results. Results are not just measured by dollars collected, but also by other factors such as positive customer interactions, being able to always show respect, and having the compassion to be able to recognize a challenging financial situation that can be resolved to have a mutually beneficial outcome for the customer, our client and CBA. CBA’s in-depth knowledge of the complexities of financial collections derived from our over fifty years of experience, which results in the highest levels of customer satisfaction combined with maximized recovery rates.

CBA’s unique market position and agency size, mid-market, allows us to work with a strong range of client portfolio, specifically in the Municipal, Cable, Utility, Water, and Healthcare industries.

Our long history has given us a wide range of experience with portfolio placements, so CBA has worked on the recovery spectrum from Live to Early Out to Primes/Secondary/Tertiary accounts all the way to Warehousing of account portfolios. Below are the key technologies that are used to execute CBA’s overall recovery strategy for each of our clients:

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2025 Collection Bureau of America, Ltd. 22 City of San Carlos- RFP for Collection Services Servicing platform – CBA was one of the first collection agencies to automate our recovery process onto the CUBS collection platform. CUBS is the leader in debt collection recovery software. Integrated with our CUBS collection system is our IAT automated call platform, which is used for all of our core call activities. The standard CUBS system provides for all the fundamental collection functions and compliance requirements, but CBA has extended the capabilities of this comprehensive collection system with thirty years of continual customized development through our own internal resources. CBA has developed specific modules to manage health information, so that we not only can control the security of this information but also provide our clients detailed reporting down to the individual charge, physician, or visit level. CBA’s collection system has specific custom programming and custom screens and fields that were developed to meet the unique needs of our current client portfolios. Another unique feature of our system capabilities is our integration with the client system that allows for data files to be easily exchanged for handling new assignments, account payments and account updates. CBA developed custom processes and workflows to fully utilize the data being received from our client’s system. Our deep knowledge, being able to utilize every data point and key element and our experience allow CBA to deliver the best collection solution for the City, because CBA can maximize recovery efforts while providing the highest-level of customer service.

Core call activities are performed by our Information Access Technology (IAT) automated dialing platform called CT Center. This is a leading-edge dialing system specifically designed for CUBS and collection portfolios. IAT is fully integrated with our CUBS collection software to be able to produce a fully blended call center environment, where all calls are routed through our dialing system, whether outbound or inbound or transfers. Our representatives are presented with the account information on screen simultaneously with the call being routed to their extension, so as soon as the customer pickups up the phone call, they are greeted with our representative addressing them by name, confirming their information and then beginning the collection conversation.

CBA was an early adopter of a comprehensive content management system that centralizes all customer information and puts it at our collector’s fingertips, so all account related content can be accessed through our CUBS collector system for our agents to see invoice copies, customer correspondence and CBA’s outbound correspondence. All collection data is backed up using our Universe data backup system and our network is backed up utilizing Unitrends backup systems. CBA utilizes CXM call and desktop screen recording system to complete our comprehensive archival system. All backup data is stored offsite through a professionally bonded backup storage service company. All documents and account records are available for audit by our clients at any time during normal business hours. Account records may be accessed 24/7 through our secure client, web-access portal (MyCBA) CBA has recently implemented a cloud-based learning/knowledge reinforcement application called KnowledgeLink. This application allows CBA to:
• Implement a continuous knowledge reinforcement training cycle using contents called “Topics”.
• Enhance training programs by easily creating content specific training modules for Topics. • Present company and client policies of any type at desired frequencies for review and acceptance, and to promote accountability.
• Create and administer tests to validate knowledge and certify staff.

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2025 Collection Bureau of America, Ltd. 23 City of San Carlos- RFP for Collection Services City’s responsibility to the Proposer -- With all new contracts, CBA likes to have on-boarding meetings to review all new and future requirements, so that our partnerships get off to and continues with great success. CBA can set up specific client codes for the City if they wish to track all activity under unique codes. In addition, if the City would like their entire portfolio to have comprehensive, consolidated reporting, CBA can roll all unique codes up into a single, unified reporting code to show both an individual view as well as a comprehensive view of the City’s recovery success.

CBA has an “on-boarding” process and checklist, which is used when any new client is brought onboard takes a few days (10-20 business days) to execute and bring on a new client. This has been developed over our 60+ years of experience in bringing on hundreds of new clients from small to large.

Deliverables will be outlined through CBA’s Onboarding checklist (Shown below).

Recovery Milestones are set during our Onboarding with new clients, so they meet the City’s specific needs, not generic, average goals, but specific goals for each Accounts Receivable category outlined by the City.

Risk and assumptions can be covered in our initial two-to-four-week onboarding process, but generally there are no risk areas that CBA knows of, based upon the RFP information.

With all new clients, CBA will work closely with the client to discuss and develop the following:
o Collection strategy which best fits the client needs and recovery goals. o Client service needs and setup with CBA client services team o Client procedures and work standards
o IT and information transfer formats and methods
o Client specific requirements and training
We will work closely with the City staff to ensure a smooth transition of all customer accounts and data. CBA has detailed logs and procedures to ensure that the transition is error-free.

The full implementation and transition process takes approximately two to four weeks depending on specific needs and requirements of the client.

CBA will provide either on-site or web training for the City personnel regarding CBA systems, file exchanges and MyCBA.

Each of CBA’s clients are assigned a Single-Point-Of-Contact (SPOC) from our Client Services department. The contact information (phone number, fax number and email) for the SPOC will be given to the client along with the contact information for the SPOC’s manager and members of our executive team. Our SPOC develops a close relationship with each of their clients and allows the client to interface with the same person daily. Any problems or issues would be brought to the attention of the client’s assigned SPOC who will work to resolve the problem as quickly as possible. The SPOC will involve CBA management or executives as necessary and will keep the client updated on the status of the issue. The client has direct access to contact any of our management or executive team members if they desire. The contact information for members of the management and executive teams is provided to each client. CBA also welcomes clients to visit our facilities at any time. We will also make any necessary arrangements to visit the client’s

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2025 Collection Bureau of America, Ltd. 24 City of San Carlos- RFP for Collection Services location as needed. Below are some further resources we provide to make the relationships with our clients work very productively together:
o CBA offers a business card that can be placed at the front desk of the City’s finance department, so that when a customer comes in to pay a bill and needs to be referred to CBA, this is a quick reference tool for both the customer and the City to handle the payment process with discretion and ease.
o CBA provides our clients with a contact card that they can use with their personnel to address any stage of a collection problem resolution, from a level 1 general customer service inquiry all the way up to a level 5 executive management immediate response to review any customer service interaction or customer collection situation:

Coordination between City, CBA and Customer is approached from a customer service perspective. We want the best experience for the customer, so CBA will work with the customer to coordinate collection efforts with the City. CBA will not refer a customer back to the City, once

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2025 Collection Bureau of America, Ltd. 25 City of San Carlos- RFP for Collection Services the account is in collection. We will work with the customer to obtain the best result possible. But if a customer demands to work with the City as well, based upon the City’s policies, CBA can work to coordinate all our efforts, so the customer gets resolution to their outstanding account. If the City business rules provide an option to warm transfer the customer back to the City, once they have completed or paid their collection debt, then CBA can transfer the customer back to the City to engage or re-activate services with the City. This approach generally works well for utility accounts or business licenses, where the customer wants to be re-activated immediately.

An additional coordination point is that CBA believes that we must offer all methods of payment for a customer to be able to pay their debt in full at their easiest convenience. We accept all major credit cards, including American Express. CBA can process credit card and checking information by live agent on a call, by web (www.paycba.com) (experience our web payment system at this link – paycba.com) or by IVR (888-454-0313, then select 1, then enter 101 to test the IVR payment system), with the latter two available twenty-four hours a day, three hundred sixtyfive days a year. Payments by check, cash or cashier’s check are accepted by mail, walk-in, or express mail remittance as well.

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2025 Collection Bureau of America, Ltd. 26 City of San Carlos- RFP for Collection Services K. Fees
** CBA cannot provide Letter Service as it conflicts with current collection laws.

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2025 Collection Bureau of America, Ltd. 27 City of San Carlos- RFP for Collection Services L. Statement of Dollar Amount
▪ CBA will accept any amount above $10 for collection activity. ▪ Only accounts over $50 can be reported to the credit reporting bureaus M. Statement that differentiates CBA
Collection Bureau of America can provide better service delivered to the City of San Carlos through our client access portal called MyCBA. MyCBA has become the most critical tool in CBA’s communication with all of our clients. MyCBA allows for secure communication and file transfer/exchange. This is provided to our clients at no additional cost. Please see below for key features that will benefit the City of San Carlos in using MyCBA:

Web-based client access - this portal allows remote access to CBA’s collection systems (an image of the account window is shown below) allows for our clients to be able to get a status update on accounts, post payments or cancel account directly through the portal, which saves them time and provides a method to confirm the action has been done and then see it being completed, once the action is fulfilled by CBA.

Web-mail functionality – allows for the secure exchange of data files and information (see image of file exchange / web mail system below):

Account Update – Allows clients to update accounts for payments, credit/debit adjustments, disputes and other billing adjustments such as notes:

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2025 Collection Bureau of America, Ltd. 28 City of San Carlos- RFP for Collection Services Additional Features provided as part of MyCBA:
• Download monthly invoices
• Upload and download reports
• Extract data in real-time by creating customized reports that can be downloaded into Excel directly from the MyCBA web portal.
• MyCBA reporting allows flexibility to create specific and customized reports by choosing from a list of filters and exceptions to create new reports. The format of these custom reports can then be saved and used as a template.
• Provides the client with full and comprehensive audit capabilities. • Each user is assigned a unique username and strong password with access to only their account base.
• Access 24 hours a day, 7 days a week to customer information.

In addition to MyCBA, CBA provides the following additional enhancements:

CBA is SOC II type II certified, which provides our clients with the highest level of confidence in our people, process, and performance.

CBA hosts an annual web meeting / conference call to provide an outlook and update for the year to come, which includes all changes to laws or upcoming proposed changes that can impact on the City and the debt collection process.

CBA is a member of several industry associations, so we generally meet with and see our clients, especially municipal clients, and annual meetings such as the CMRTA conference and other regional and local meetings that CBA both attends and presents throughout California.

Shawn DeLuna is a thought leader for the collection industry, and he is working at the local, state and national level to shape the collection environment and the future of debt collection, so the City has access to Shawn and the most current trends happening in the first- and third-party debt collection world.

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2025 Collection Bureau of America, Ltd. 29 City of San Carlos- RFP for Collection Services CBA provides its clients with a monthly newsletter that is a pipeline to the American Collector’s Association News and Legal insights as well as the California Association of Collector magazine that provide important updates and information about the collection industry specifically for California.

N. Statement on Exceptions to the City’s Request for Proposal ▪ CBA has no exceptions for the RFP.
▪ CBA has no conflict of interest in this contract.
▪ CBA has no relationship with other firms and / or individuals who may submit proposals in response to this RFP.

O. A written statement that the CONSULANT will process all customer payments in accordance with the applicable Payment Card Industry (PCI) security requirements. • CBA is PCI compliant
P. A written statement that the CONSULTANT will comply with the Fair and Accurate Credit Transaction (FACT) Act, and that the CONSULTANT has an identity theft prevention program in place.
• CBA is compliant with the FACT Act
Q. Proposer shall provide the scope and limits of insurance as identified in Exhibit A (Professional Services Agreement) included as part of this Request for Proposal. • CBA meets the insurance requirements and will provide certificate of insurance R. A written statement by the CONSULTANT that all federal laws and regulations shall be adhered to notwithstanding any state or local laws and regulations. In case of conflict between federal, state, or local laws or regulations, the strictest shall be adhered to. • CBA complies with all federal laws and regulations.

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2025 Collection Bureau of America, Ltd. 30 City of San Carlos- RFP for Collection Services S. A written statement that the CONSULTANT shall allow all authorized federal, state, county, and the City official access to place of work, books, documents, papers, fiscal, payroll materials, and other relevant contract records pertinent to this project. All relevant records shall be retained for at least three years in the consultant’s place of business. • CBA will allow authorized access to all records.
• CBA retains all records for at least 3 years within our business – physical and virtual.

T. A written statement that the CONSULTANT will not discriminate against any employee or applicant for employment because of race, color, religion, sex, or national origin. • CBA will not discriminate against any employee or applicant for employment because of race, color, religion, sex, or national origin.

U. A written statement that the CONSULTANT shall comply with the California Labor Code pursuant to said regulations entitled Federal Labor Standards provisions, Federal Prevailing Wage Decision, and State of California Prevailing Wage Rates, respectively. • CBA will comply with the California Labor Code pursuant to said regulations entitled Federal Labor Standards provisions, Federal Prevailing Wage Decision, and State of California Prevailing Wage Rates, respectively.

V. A written statement that the CONSULTANT shall comply with the Copeland Anti-kickback Act (18 USC 874 C) and the implementation regulation (29 CFR 3) issued pursuant thereto, and any amendments thereof.
• CBA will comply with the Copeland Anti-kickback Act (18 USC 874 C) and the implementation regulation (29 CFR 3) issued pursuant thereto, and any amendments thereof.

W. A written statement that the CONSULTANT agrees to maintain a City of San Carlos business license for the duration of the contract.
• CBA will maintain a City of San Carlos business license for the duration of the contract.

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2025 Collection Bureau of America, Ltd. 31 City of San Carlos- RFP for Collection Services Appendix I – MBE Certificate

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2025 Collection Bureau of America, Ltd. 32 City of San Carlos- RFP for Collection Services Appendix II – SOC II Type II Certification

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CITY COUNCIL

STAFF REPORT
MEETING DATE: October 14, 2025
ITEM TITLE: Adopt a Resolution Accepting the 2024 Sewer Lateral Replacement Project (C1737) 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 2024 Sewer Lateral Replacement Project (C1737) (“Project”) and authorizing the Public Works Director to issue and record a Notice of Completion.

FISCAL IMPLICATIONS:

There is no fiscal impact and no additional appropriation is needed at this time.

The City Council awarded the contract to Smelly Mel’s Plumbing, Inc. (“Contractor”) in the amount not to exceed $280,000. The total cost to complete the Project was $230,534.64.

BACKGROUND:

The typical sanitary sewer lateral is broken into two parts: the upper lateral extending from the structure on private property to the City’s right-of-way line and the lower lateral extending from the City’s right-of-way line to the sewer main in the street. The private property owner is responsible for the upper lateral. When a clean-out exists or when it is installed at the time the lower lateral is replaced, the City will accept future maintenance responsibility for the lower lateral.

This maintenance involves as-needed cleaning to resolve blockages, such as roots, or repair and replacement if the integrity of the pipe is compromised and there have been repeated calls for service. When issues with a lateral are reported, staff investigate the problem by scoping the existing lateral to further examine the issue. Staff perform minor repairs immediately, but if more serious defects are uncovered, the lower lateral would be replaced.

Aging laterals are prone to root intrusion, structural deficiencies, and grease build-up, contributing to sewer backups, blockages, and rainwater intrusion into the sewer system. In August 2013, the Sewer Lateral Replacement Program (“Program”) was created to reduce sanitary sewer overflows (SSOs) caused by defective laterals and reduce recurring maintenance costs. To date, the Program has replaced over 400 lower laterals, which helped limit the number of SSOs. Sewer Lateral Replacement projects are conducted annually.

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SSOs occur for various reasons. The two primary reasons are pipe offset or flow blockage. Pipe offset occurs when the existing pipes are no longer in a sealed alignment. Flow blockages occur most often when foreign objects enter the lateral, such as grease, tree roots, or rocks.

When residents or property owners report an issue with their sanitary sewer lower lateral, staff have two options to address the maintenance of the lateral. When possible, staff will first hydroflush and clean the lateral. If this method is successful, staff will continue to maintain the lateral until the lateral can be included in the citywide Annual Sanitary Sewer Rehabilitation Project.

However, if the lateral cannot be hydro-flushed or maintained, the lateral will be replaced under this contract.

The City advertised for bids for construction of the Project on March 26, 2024, and bids were opened on April 16, 2024. The City Council awarded the Project to Smelly Mel’s Plumbing, Inc. at its meeting on May 13, 2024.

ANALYSIS:

The Project began on September 16, 2024, and was completed on June 20, 2025 in accordance with the approved Project specifications.

Therefore, staff recommend accepting the 2024 Sewer Lateral Replacement Project (C1737) and authorizing the Public Works Director to issue and record a Notice of Completion.

Click or tap here to enter text.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution accepting the 2024 Sewer Lateral Replacement Project (C1737) 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 2024 SEWER LATERAL REPLACEMENT PROJECT (C1737) AND

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

WHEREAS, the typical sanitary sewer lateral consists of two parts: the upper lateral extending from the structure on private property to the City’s right-of-way line and the lower lateral extending from the City’s right-of-way line to the sewer main in the street; and WHEREAS, the private property owner is responsible for the upper lateral; and WHEREAS, when a clean-out exists or when it is installed at the time the lower lateral is replaced, the City will accept future maintenance responsibility for the lower lateral; and WHEREAS, when issues with a lateral are reported, staff investigate the problem by scoping the existing lateral to further examine the issue. Staff perform minor repairs immediately, but if more serious defects are uncovered, the lower lateral would be replaced; and WHEREAS, in August 2013, the Sewer Lateral Replacement Program (“Program”) was created to reduce sanitary sewer overflows (SSOs) caused by defective laterals and reduce recurring maintenance costs; and
WHEREAS, on March 26, 2024, the City advertised for bids for construction of the project and bids were opened on April 16, 2024; and
WHEREAS, on May 13, 2024, the City Council awarded the project to Smelly Mel’s Plumbing, Inc.; and
WHEREAS, the Project began on September 16, 2024, and was completed on June 20, 2025 in accordance with the approved project specifications; and WHEREAS, staff recommend accepting the 2024 Sewer Lateral Replacement Project (C1737) and authorizing the Public Works Director to issue and record a Notice of Completion; and
NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby accepts the 2024 Sewer Lateral Replacement Project (C1737) and authorizes the Public Works Director or his designee 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 14th day of October 2025, by the following vote:

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________________________________
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: October 14, 2025
ITEM TITLE: Adopt a Resolution Accepting the Arroyo Avenue and Chestnut Street Safe Routes to School Improvements C2201 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 Arroyo Avenue and Chestnut Street Safe Routes to School Improvements C2201 (“Project”) and authorizing the Public Works Director or his designee to issue and record a Notice of Completion.

FISCAL IMPLICATIONS:

There are no fiscal implications or additional appropriations needed at this time. The Project is funded from C2201. Project budget availability, project costs, reimbursable costs, and cost summary are detailed in the table below. After the City Council’s acceptance of the Project, staff will work on reimbursement requests from the Priority Legislative Budget Projects Grant and the San Carlos School District.

Description Approval
Date
Resolution
No.

Amount
Total Adopted FY 2023-2024 Budget 6/12/2023 2023-066 $525,000.00 Appropriation of Additional Project Funds FY 2024-2025 6/10/2024 2024-069 $342,000.00 Total Adopted Updated FY 2024-2025 Budget $867,000.00
Original Contract with FBD Vanguard Construction, Inc. $564,475.00 Change Order Costs (within approved contingency)
6/10/2024 2024-062
$80,960.86
Design, Administrative, and Construction Costs $52,430.29 Total Project Costs $697,866.15
Priority Legislative Budget Projects Grant $150,000.00
San Carlos School District work $20,456.50
Traffic Mitigation Fee Reserve $75,004.69
Total Anticipated Reimbursable Costs $245,461.19
Total Project Costs - Total Anticipated Reimbursable Costs = Net Project Costs $452,404.96

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BACKGROUND:

On February 27, 2023, the City Council approved the Safe Routes to School (SRTS) improvement recommendations. The recommendations show the preferred streets for walking and biking, which help students, parents, and school staff decide the best routes to travel to school. The improvements at the intersection of Arroyo Avenue and Chestnut Street are identified in the SRTS plan because of their proximity to Central Middle and Arroyo Elementary Schools.

The purpose of the Arroyo Avenue and Chestnut Street SRTS Improvements is to improve safety and accessibility for community members of all ages and abilities traveling to and from Central Middle School, Arroyo Elementary School, Burton Park, and the San Carlos Youth Center. The scope of the Project included upgrades to existing crosswalks, construction of Americans with Disabilities Act (ADA) compliant curb ramps, installation of rectangular rapid flashing beacon (RRFB) system, striping, pavement markings, signage, replacement of the exposed aggregate concrete sidewalk along Arroyo Avenue, tree removal and replacement, and pavement and valley gutter rehabilitation at the intersection.

ANALYSIS:

In November 2024, construction of the Project began after long lead times for manufacturing and delays in the shipment of the Project’s electrical material.

As work progressed and wet weather season began, additional work was necessary due to unforeseen circumstances. In December 2024, a Pacific Gas & Electrical (PG&E) gas line was uncovered approximately three inches beneath the asphalt, where grades are to be lowered for improved drainage in the area. As a result, this required the additional trench plates, backfill, and electrical work in the field to maintain safety before PG&E lowered the gas line. Moreover, in April 2025, during grind and overlay operations for the intersection, extremely wet base was unexpectedly uncovered due to the nearby storm bubble up, which takes in drainage from Burton Park. To resolve these issues quickly and have high impact items completed before the end of the San Carlos School District’s spring break, the wet base was removed and new dry base was replaced alongside the geogrid, ensuring a structurally sound base. Despite the delays and conflicts, construction was finished before the City’s 2025 Hometown Days.

On May 13, 2025, the Project was completed. Therefore, staff recommend accepting the Project and authorizing the Public Works Director or his designee to issue and record a Notice of Completion.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution the Arroyo Avenue and Chestnut Street Safe Routes to School Improvements C2201 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.

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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 ARROYO AVENUE AND CHESTNUT STREET SAFE ROUTES TO SCHOOL IMPROVEMENTS C2201 AND AUTHORIZING THE PUBLIC WORKS DIRECTOR OR HIS DESIGNEEE TO ISSUE AND RECORD A NOTICE OF COMPLETION.

WHEREAS, on February 27, 2023, the City Council approved the Safe Routes to School (SRTS) improvement recommendations; and
WHEREAS, the improvements at the intersection of Arroyo Avenue and Chestnut Street are identified in the SRTS plan because of their proximity to Central Middle and Arroyo Elementary Schools; and
WHEREAS, on June 10, 2024, the City Council appropriated an additional $342,000 from the General Capital Fund (“Fund 25”) for the Project to provide initial funding from the Priority Legislative Budget Grant, as well as reimbursable work from the San Carlos School District, for proper conformity to the public right-of-way; and
WHEREAS, the City Council also authorized the City Manager to execute an agreement with FBD Vanguard Construction, Inc. in the amount of $564,475 and authorized the expenditure of contingency in the amount of $112,895; and
WHEREAS, the Project scope of work included upgrades to existing crosswalks, construction of Americans with Disabilities Act (ADA) compliant curb ramps, installation of rectangular rapid flashing beacon (RRFB) system, striping, pavement markings, signage, replacement of the exposed aggregate concrete sidewalk along Arroyo Avenue, tree removal and replacement, and pavement and valley gutter rehabilitation at the intersection; and WHEREAS, in November 2024, construction of the Project began after long lead times for manufacturing and shipping of the Project’s electrical materials was encountered and to minimize impacts to the public; and
WHEREAS, work took longer than anticipated due to weather delays, utility conflicts, and an oversaturated roadway base; and
WHEREAS, on May 13, 2025, construction of the Project was completed; and WHEREAS, the total cost to complete the construction was $645,435.86.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby accepts the Arroyo Avenue and Chestnut Street Safe Routes to School Improvements C2201 and authorizes the Public Works Director or his designee 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 14th day of October 2025, by the following vote:

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________________________________
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: October 14, 2025
ITEM TITLE: Adopt a Resolution Accepting the 2023 On-Call Traffic Striping and Marking Project (C9417) 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 2023 On-Call Traffic Striping and Marking Project (C9417) (“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 Chrisp Company (“Contractor”) in the amount of $253,795 and authorized the expenditure of contingency up to the project budget, totaling to $300,000. The total cost to complete the Project was $279,354.30 BACKGROUND:

The Project is a yearly program that consists of repainting traffic striping and markings at various locations throughout the city. The program includes striping, signage, or marking changes initiated by staff, suggested by the public, or approved by the Planning and Transportation Commission.

The purpose of this program is to allow staff to keep traffic striping and markings legible to maintain public safety and minimize liability.

Staff prepared the Project plans and specifications in February 2023. The City Engineer signed the final bid set construction documents on February 9, 2023, which were approved by the City Council on February 27, 2023.

The Project was publicly advertised on March 1, 2023, and sealed bids were opened by the City Clerk on March 23, 2023. The City Council awarded the contract to the Contractor at its meeting on April 10, 2023. Work commenced on June 15, 2023.

The delay in completing and closing out the project was primarily due to the additional time required to coordinate with Caltrans for necessary approvals and permitting related to striping improvements on Howard Avenue, specifically between El Camino Real and Old County Road.

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ANALYSIS:

The Project was completed on July 9, 2025, in accordance with the approved Project plans and specifications. Therefore, staff recommend accepting the 2023 On-Call Traffic Striping and Marking Project (C9417) 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 2023 On-Call Traffic Striping and Marking Project (C9417) 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 2023 ON-CALL TRAFFIC STRIPING AND MARKING PROJECT (C9417)

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

WHEREAS, the 2023 On-Call Traffic Striping and Marking Project (C9417) (“Project”) is a yearly program that consists of repainting traffic striping and markings at various locations throughout the city; and
WHEREAS, the Project includes striping, signage, or marking changes initiated by staff, suggested by the public, or approved by the Planning and Transportation Commission; and WHEREAS, the purpose of this program allows staff to keep traffic striping and markings legible to maintain public safety and minimize liability; and WHEREAS, the City Engineer signed the final bid set construction documents on February 9, 2023, which were approved by the City Council on February 27, 2023; and WHEREAS, the City Council awarded the Project to Chrisp Company (“Contractor”) at its meeting on April 10, 2023; and
WHEREAS, the Contractor began the Project on June 15, 2023; and WHEREAS, the Project was completed on July 9, 2025, in accordance with the approved Project Plans and Specifications; and
WHEREAS, staff recommend accepting the Project and authorizing the Public Works Director to issue and record a Notice of Completion.

NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby accepts the 2023 On-Call Traffic Striping and Marking Project (C9417) and authorizes the Public Works Director or his designee 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 14th day of October 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: October 14, 2025
ITEM TITLE: Adopt a Resolution Awarding the 2025 On-Call Sewer Replacement Project (C1702); Authorizing the Execution of an Agreement with C2R Engineering Inc. in the Amount of $758,290.00; and Authorizing the Expenditure of a Contingency of $141,616.77, or Approximately

18.7% of the Budget, for a Total Not-to-Exceed Contract Amount of $899,906.77.

RECOMMENDATION:

Staff recommend that the City Council adopt a Resolution awarding the 2025 On-Call Sewer Replacement Project (C1702) (“Project”); authorizing the execution of an agreement with C2R Engineering Inc. (“Contractor”) in the amount of $758,290.00; and authorizing the expenditure of a contingency of $141,616.77, or approximately 18.7% of the budget, for a total not-to-exceed contract amount of $899,906.77.

FISCAL IMPLICATIONS:

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

Funding for the Project comes from C1702, which has an available budget of approximately $899,906.77 in fiscal year (FY) 2025-26. There is sufficient budget to award and complete the Project with contingency.

BACKGROUND:

In January 2013, the City of San Carlos completed the Sewer Collection System Master Plan (“Master Plan”) that identifies and prioritizes sanitary sewer pipelines for replacement and upsizing. In accordance with the Master Plan, staff created the Sewer System Rehabilitation Program to address structurally deficient pipelines identified by the Master Plan. This program has two projects to address these defects: the Annual Sewer Rehabilitation Project and the OnCall Sewer Replacement Project.

The Annual Sewer Rehabilitation Project addresses sewer system defects in one basin annually on a rotation. This systematic approach ensures that all basins within the City’s sewer system are rehabilitated over time.

Staff maintain a continuous list of defects requiring emergency repair outside of the scheduled Annual Sewer Rehabilitation Project. This Project addresses those emergency repairs that occur outside of the basin scheduled for the current year’s rehabilitation program. The Project also repairs defects in advance of the Annual Pavement Rehabilitation Project, helping to minimize trenching into newly paved street segments.

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The City Engineer signed the final bid set construction documents on July 29, 2025, and City Council approved the construction documents at its August 11, 2025 meeting.

ANALYSIS:

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

Contractor Bid Amount
Engineer’s Estimate $ 800,000.00
Smelly Mel’s Plumbing $ 671,165.00
C2R Engineering Inc. $ 758,290.00
The lowest bid for the Project was submitted by Smelly Mel’s Plumbing in the amount of $671,165.00, however, staff deemed the bid as non-responsive as the Bidder failed to provide references that met the requirements in the Bidder's Reference section (Page P-13) of the bid documents.

After bid evaluations, staff recommend rejecting the lowest bid and awarding the contract to the second responsible and responsive bidder, C2R Engineering Inc. in the amount of $758,290.00, and authorizing a contingency of $141,616.77 for a total contract amount not to exceed $899,906.77.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt a Resolution awarding the 2025 On-Call Sewer Replacement Project (C1702); authorizing the execution of an agreement with C2R Engineering Inc. in the amount of $758,290.00; authorizing the expenditure of a contingency of $141,616.77, or approximately 18.7% of the budget, for a total not-to-exceed contract amount of $899,906.77; 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 CALROS AWARDING THE 2025 ON-CALL SEWER REPLACEMENT PROJECT (C1702); AUTHORIZING THE EXECUTION OF AN AGREEMENT WITH C2R ENGINEERING INC.

IN THE AMOUNT OF $758,290.00; AND AUTHORIZING THE EXPENDITURE OF A CONTINGENCY OF $141,616.77, OR APPROXIMATELY 18.7% OF THE BUDGET, FOR A TOTAL NOT-TO-EXCEED CONTRACT AMOUNT OF $899,906.77.

WHEREAS, in January 2013, the City completed the Sewer Collection System Master Plan (“Master Plan”) that identifies and prioritizes sanitary sewer pipelines for replacement and upsizing; and
WHEREAS, in accordance with the Master Plan, staff created the Sewer System Rehabilitation Program to address structurally deficient pipelines identified by the Master Plan; and
WHEREAS, this program has two projects to address these defects: the Annual Sewer Rehabilitation Project and the On-Call Sewer Replacement Project; and WHEREAS, the On-Call Sewer Replacement Project (“Project”) addresses emergency repairs that occur outside of the basin scheduled for the current year’s rehabilitation program. The Project also repairs defects in advance of the Annual Pavement Rehabilitation Project, helping to minimize trenching into newly paved street segments; and WHEREAS, the City Engineer signed the final bid set construction documents on July 29, 2025, and the City Council approved the construction documents at its August 11, 2025 meeting; and
WHEREAS, on August 12, 2025, the City advertised for bids for construction of the Project and bids were opened on September 2, 2025; and
WHEREAS, the lowest bid for the Project was submitted by Smelly Mel’s Plumbing in the amount of $671,165.00; however, staff deemed the bid as non-responsive because the bidder failed to provide references that met the requirements in the Bidder's Reference section (Page P13) of the bid documents; and WHEREAS, after bid evaluations, staff recommend rejecting the lowest bid and awarding the contract to the second responsible and responsive bidder, C2R Engineering Inc., in the amount of $758,290.00, and authorizing a contingency of $141,616.77 for a total not-to-exceed contract amount of $899,906.77.

NOW, THEREFORE BE IT RESOLVED, that the City Council of the City of San Carlos hereby awards the 2025 On-Call Sewer Replacement Project (C1702); authorizes the execution of an agreement with C2R Engineering Inc. in the amount of $758,290.00; and authorizes the expenditure of a contingency of $141,616.77, or approximately 18.7% of the budget, for a total not-to-exceed contract amount of $899,906.77.
* * * * *

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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 14th day of October 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: October 14, 2025
ITEM TITLE: Adopt Ordinance 1626 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.

RECOMMENDATION:

By second reading, adopt Ordinance 1626 by amending 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) of the San Carlos Municipal Code. (see Attachment 1: Proposed Ordinance 1626).

FISCAL IMPLICATIONS:

There is no fiscal impact and no additional appropriation is needed for this action.

BACKGROUND:

On September 22, 2025, the City Council conducted the first reading and introduced Ordinance 1626 to amend the San Carlos Municipal Code Title 18 with amendments. Staff have revised the proposed Ordinance to address the Council’s amendments (See Attachment 1: Proposed Ordinance 1626).

The staff report, attachments, and meeting recording for the September 22, 2025 City Council Regular Meeting can be found here – See Item 9a:
https://cityofsancarlos.primegov.com/Portal/Meeting?meetingTemplateId=16662 Recent changes in state law mandate that local jurisdictions review and approve residential developments comprising two or more residential units based on objective design standards only.

On January 23, 2023, the City Council adopted the 2023-2031 Housing Element as a part of the

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Focused General Plan Update. The Housing Element aims to accommodate additional residential units and remove obstacles to creating housing. The Housing Element identifies creation of Objective Design Standards as one of the action items to help further housing in San Carlos.

A key focus of the proposed amendments was evaluating the feasibility of existing regulations— such as building placement, setbacks, and step-backs—and their potential impact on housing production in alignment with the adopted Housing 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.

In 2021, the San Carlos City Council directed staff to prepare Objective Design Standards for all residential development, for the following reasons:
• To comply with state law
• To implement policies of the San Carlos 2030 General Plan and Housing Element and help meet the Regional Housing Needs Allocation (RHNA)
• To prevent additional governmental constraints on the production of housing • To create standards that are verifiable and measurable • To streamline project review and permitting
Establishing Objective Design Standards for residential development is essential to ensure orderly and streamlined development, comply with state law requirements, and to help facilitate meeting the 2023-2031 Regional Housing Needs Allocation (RHNA) of 2,735 new housing units.

ANALYSIS:

During the September 22, 2025 meeting, the City Council directed staff to amend the proposed Ordinance to include the changes shown in Table 1. Staff have revised the proposed Ordinance to include these changes. For specific details, refer to Attachment 1: Proposed Ordinance 1626 which shows all amendments in strikethrough format.

Table 1. Council Directed-Amendments to the Proposed Ordinance Category SCMC Section NEW - Proposed Changes
Step-backs 18.05 (Mixed-Use
Districts)
Remove the 1100 and 1200 blocks of San Carlos
Avenue, and the 600, 700, and 800 blocks of Laurel
Street from the new 6'-0" step-back requirement. The
existing step-back standards of 10’-0” shall continue to apply to these blocks.

Deviations from
ODS

18.29 (Design
Review and
Compliance
Review
Procedures)
Assign the responsibility for reviewing deviations from objective standards to both the City Manager or
his/her/their designee and the Community Development
Director.

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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 adopt Ordinance 1626 at this second reading, the proposed amendments would become effective on November 14, 2025.

To support efficient implementation of the proposed Ordinance, staff will prepare a “Compliance Review Information Packet” as a supplemental document to provide guidance on administrative and internal Compliance Review processing procedures.

Staff will also conduct outreach activities to help disseminate information regarding Objective Design Standards for multi-family and mixed-use development and the Compliance Review process.

ALTERNATIVES:

The alternatives available to the City Council include:

1. Adopt Ordinance 1626 by amending 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) of the San Carlos Municipal Code; or

2. Do not adopt Ordinance 1626; or

3. Provide staff with alternative direction.

Respectfully submitted by:

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

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ATTACHMENT(S):

1. Ordinance 1626
Exhibit A to the Ordinance – Proposed Amendments to Title 18 (Redlined)

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ORDINANCE NO. 1626

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 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

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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 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, on September 22, 2025 the City Council considered the Planning and Transportation Commission's recommendation with changes for regulations in the San Carlos Municipal Code including Planning and Transportation Commission findings for amendments to the Title 18 and the reasons for the recommendations, the relationship of the proposed ordinance or amendments to the Zoning Ordinance (Title 18), and 2030 General Plan and 2023 Housing Element; and
WHEREAS, on September 22, 2025, the City Council introduced the Ordinance with changes excluding the 1100 and 1200 blocks of San Carlos Avenue and 600, 700 and 800 blocks

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of Laurel Street from the 6’-0” step-back requirement and assigning the responsibility of reviewing deviations from ODS to both the City Manager or his/her/their designee and the Community Development Director; 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; and
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.

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 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.”

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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.” • 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”;

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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.

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

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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

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 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 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 14th day of October 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
Exhibit A: Proposed text amendments to Title 18

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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: October 14, 2025
**Track changes highlighted in yellow denote the changes requested by City Council at their September 22, 2025, meeting.

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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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October 14, 2025 Packet Pg. 289
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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October 14, 2025 Packet Pg. 290
28 FIGURE 18.04.060-E: ROOF VARIETY - RM DISTRICTS

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October 14, 2025 Packet Pg. 291
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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October 14, 2025 Packet Pg. 292
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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October 14, 2025 Packet Pg. 293
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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October 14, 2025 Packet Pg. 294
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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October 14, 2025 Packet Pg. 295
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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October 14, 2025 Packet Pg. 296
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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October 14, 2025 Packet Pg. 297
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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October 14, 2025 Packet Pg. 298
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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October 14, 2025 Packet Pg. 299
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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October 14, 2025 Packet Pg. 300
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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October 14, 2025 Packet Pg. 301
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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October 14, 2025 Packet Pg. 302
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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October 14, 2025 Packet Pg. 303
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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October 14, 2025 Packet Pg. 304
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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October 14, 2025 Packet Pg. 305
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.

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October 14, 2025 Packet Pg. 306
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

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October 14, 2025 Packet Pg. 307
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.

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October 14, 2025 Packet Pg. 308
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 (CB) 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
(BC) 1

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October 14, 2025 Packet Pg. 309
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 (BC) 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, CB, D)
2 Rear 0 ft. min; 20 ft. min 30 min adjacent to RS district for all MU districts (A, CB, 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.n
October 14, 2025 Packet Pg. 310
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

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October 14, 2025 Packet Pg. 311
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.

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October 14, 2025 Packet Pg. 312
50 FIGURE 18.05.030-A: REAR TRANSITIONAL STANDARDS — MU DISTRICTS FIGURE 18.05.030-B: SIDE TRANSITIONAL STANDARDS — MU DISTRICTS

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October 14, 2025 Packet Pg. 313
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 (i.e. frontages with no windows, openings, or fenestrations etc.) 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
#

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October 14, 2025 Packet Pg. 314
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)

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October 14, 2025 Packet Pg. 315
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.
(3)

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October 14, 2025 Packet Pg. 316
54 12 ft.

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
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.

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October 14, 2025 Packet Pg. 317
55 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.

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

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56 9.n
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57 9.n
October 14, 2025 Packet Pg. 320
58 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

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59 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

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October 14, 2025 Packet Pg. 322
60 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

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61 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.

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October 14, 2025 Packet Pg. 324
62 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 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

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63 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.

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64 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. tThe 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. Fences, hedges, and similar structures shall meet sight distance triangle regulations and the requirements pursuant to SCMC 18.15.040.

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

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October 14, 2025 Packet Pg. 327
65 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

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October 14, 2025 Packet Pg. 328
66 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.

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67 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).

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68 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

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October 14, 2025 Packet Pg. 331
69 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

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70 C. 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.

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.

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71 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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73 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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75 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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76 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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77 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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October 14, 2025 Packet Pg. 340
78 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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80 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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82 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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83 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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84 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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85 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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86 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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87 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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88 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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89 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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90 (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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91 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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93 FIGURE 18.05.040-N: GROUND FLOOR WINDOW TRANSPARENCY - MU DISTRICTS

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94 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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95 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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96 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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97 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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98 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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99 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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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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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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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;

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b. Mercury vapor lights; and
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 City Manager or
his/her/their
Designee and
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.

San Carlos City CouncilOctober 14, 2025

San Carlos City Council
October 14, 2025