Exceptions include internal courtyard facades not visible from public rights-of-way.
Material, Color, or Texture Variety
Primary material, color,
or texture
Corner material, color,
or texture
Figure 3.16 - F enestration and material, color, or texture variety
Storefront windows
Grouped large
windows with
recessed panel
Grouped small
windows with
recessed panel
Large window rhythm
Small window rhythm
Windows with
shading devices
9.a
November 24, 2025
Packet Pg. 548
Chapter 3: Land Use and Urban Design
101
U. 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 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 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.
4) Towers. If the project site is greater than fifteen thousand (15,000) square feet, a tower or other projecting architectural element(s) may extend up to ten (10) feet above the top of the roof; provided, that 1’-0” min to 3’-0” max
roof overhang
5’-0” min difference
in height between
roof types
Parapet cap/
coping min 6”
deep by 6” tall
Cornice 1’-0” tall min,
6” min projection
5’-0” min difference
in height between
roof types
Parapet cap/
coping min 6”
deep by 6” tall
Sloped roof with
brackets, 1’-0” min to
3’-0” max roof overhang
Figure 3.17 - Roof variety
9.a
November 24, 2025
Packet Pg. 549
San Carlos Downtown Specific Plan
102
Projecting bay /
bay window
Awnings / entry
canopies
Recessed building entry / lobby,
storefronts
Facade plane
change
Frame / box element
Facade plane
change
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.
V. 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 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. 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 air-conditioning 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. 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 3.18 - Projecting and recessed elements
9.a
November 24, 2025
Packet Pg. 550
Chapter 3: Land Use and Urban Design
103
W. WINDOWS AND GROUND FLOOR
TRANSPARENCY.
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 interior-facing 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 90% of upper floor windows on street- or public open space-facing building facades shall be designed such that:
4) Windows are at least 12 inches apart.
5) 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)
6) Proportions of storefront windows shall also be vertically oriented Windows - Typical
X
Y
Window inset min
2” from window
trim
Trim projection min 2”
from facade
Window inset min 2”
from facade
Window
proportion (X:Y)
shall not exceed
2:3
Windows - Picture
Window inset min 2”
from window trim
Trim projection min 2”
from facade
Window inset min 2”
from facade
X
Y
Window proportion (X:Y)
shall not exceed 1:1
Figure 3.19 - Window standards
9.a
November 24, 2025
Packet Pg. 551
San Carlos Downtown Specific Plan
104
Min 60% of this facade area shall be
window or door openings
Storefront window Wall
Min 50% of this facade area shall be
window or door openings
Commercial Frontage
Storefront window Wall
Non-Commercial Active Frontage
Windows - Storefront
Window inset min 2”
from facade
X
Y
Storefront window divided vertically
Panel inset min 2” from
facade
Window proportion (X:Y)
shall not exceed 2:3
Storefront base height
18” min - 30” max
not to exceed a width to height ratio of two to three (2:3). Storefront windows 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. 7) 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.
8) 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 mixed-use buildings with non-commercial ground floors, such as office, institution, residential units, or residential active uses as further Figure 3.20 - Window standards for storefronts and ground floor transparency
9.a
November 24, 2025
Packet Pg. 552
Chapter 3: Land Use and Urban Design
105
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. 9) 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.
X. BUILDING MATERIALS.
Building materials standards apply to all front, side, and rear building facades. Exceptions include: internal courtyard facades not visible from public rights-of-way. 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 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 T1-1 1 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.
Y. 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.
Z. PAVING.
Differentiated paving materials shall be used for driveway aprons, entries, and for pedestrian walkways see standards set forth in the Downtown Streetscape Master Plan or in accordance with the City Council–approved street design during the implementation phase, as detailed in each street’s Plans, Specifications, and Estimates (PS&E). This may include, but not be limited to, textures or colors, concrete pavers, brick, or stamped concrete.
9.a
November 24, 2025
Packet Pg. 553
San Carlos Downtown Specific Plan
106
AA. PEDESTRIAN ACCESS .
On-site pedestrian circulation and access must 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.
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 where 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) 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 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.
9.a
November 24, 2025
Packet Pg. 554
Chapter 3: Land Use and Urban Design
107
BB. RESIDENTIAL NOTIFICATION.
Property owners or property managers (or their designees) shall provide written notification to all residential tenants of mixed-use or multi-family developments at the time of lease agreement signing. This notice shall inform residents of the potential for noise and other impacts typically associated with adjacent or on-site commercial uses, including but not limited to refuse collection, deliveries, early morning or late evening operations, and general business activity.
a) The notification shall also advise residents that such activities are permitted under applicable zoning regulations and may occur outside standard residential hours.
b) Residents shall be required to acknowledge receipt of this notice in writing. A copy of the signed acknowledgment shall be retained by the property manager and made available to the City upon request. c) All notices shall be consistent with the City’s adopted noise regulations and any applicable provisions of the Municipal Code
9.a
November 24, 2025
Packet Pg. 555
9.a
November 24, 2025
Packet Pg. 556
04 PROSPERITY AND
ECONOMIC DEVEL-
OPMENT
9.a
November 24, 2025
Packet Pg. 557
San Carlos Downtown Specific Plan
110
4.1 OVERVIEW
The San Carlos Downtown Specific Plan will bring significant economic benefits to the community. Through its placemaking initiatives, Downtown Streetscape Master Plan, and expanded cultural and arts programming, the City will cultivate a vibrant, attractive environment for both businesses and community members. These efforts will reinforce support for local independent shops and restaurants, helping them thrive.
A dynamic Downtown will also serve as a key asset in attracting and retaining talent for major employers. Increased foot traffic and patronage will drive higher restaurant and retail sales, strengthening sales tax revenues and supporting the City’s long-term fiscal health. In short, the Plan will further San Carlos’ identity as the “City of Good Living.” Goal: Downtown San Carlos will be a dynamic economic
hub that fosters entrepreneurship, enhances infrastructure, and promotes arts and culture to create a thriving, inclusive, and prosperous community. Through strategic placemaking, branding, and enriched by a mix of land uses, the Downtown core will support both retail and restaurant destinations, strengthen economic vitality, and provide for everyday needs through a welcoming and engaging public realm that supports residents, workers, visitors, and businesses alike.
4.2 POLICIES AND
ACTIONS
The Downtown Economic Prosperity Plan was developed with the Downtown Specific Plan to present strategies that can strengthen the local economy, support small businesses, attract investment, and ensure Downtown growth translates into shared community benefits. It can be reviewed in its entirety in Appendix C. It outlines specific policy actions the City can consider as part of the Downtown Specific Plan implementation to broaden economic opportunities within the community.
These include:
PED-1: The Downtown core will be activated through zoning amendments, a mix of land uses, and placemaking strategies, fostering entrepreneurship, infrastructure improvements, arts and culture initiatives and promoting equity and inclusivity for all members of the community.
Action PED-1A: Retail and Commercial Zoning Code
Amendments.
In an ever-evolving retail environment, it is important that the City’s zoning code and its development standards be aligned with retail tenant demand and space requirements. The Downtown Economic Prosperity Plan recommends specific
changes to the zoning code, such as higher ground floor heights, to ensure new development can offer ground floor spaces to a wide variety of retail and commercial tenants.
Implementing these changes could facilitate successful
9.a
November 24, 2025
Packet Pg. 558
Chapter 4: Prosperity and Economic Development
111
marketing of a new retail and commercial space.
PED-2: Provide support, streamline communication, and take a proactive, business-friendly approach to help businesses start, operate, and grow— strengthening the economic vitality of Downtown San Carlos.
Action PED-2: Business Liaison
Establish a Business Liaison program that provides a single, dedicated point of contact to assist prospective business owners. The liaison helps navigate the often-complex process of identifying, applying for, and obtaining required approvals and permits from City departments and external agencies (e.g., County Health Department, Alcoholic Beverage Control, etc.).
This program would go beyond a pre-application meeting.
Its core purpose would be to increase transparency and
demonstrate a proactive, business-friendly approach, and position the City as a supportive partner in helping businesses launch and grow.
Through implementation of the Plan and its components, the City can set the stage for enhanced economic vitality and provide a set of clear plan documents, zoning and development standards, and economic development services that will
collectively incentivize property owners and developers in the Downtown to successfully renovate and redevelop their properties.
PED-3: The City shall position the Downtown Core as a distinctive and vibrant destination by implementing a coordinated branding and marketing strategy, and by supporting the planning and programming of community events, cultural activities, and public gatherings that enhance its identity and attract residents, visitors, and businesses Action PED-3: Branding and Marketing.
The Parks and Recreation Department will work with the
City’s Economic Development and Communications Divisions, stakeholders and local organizations to create and oversee a branding and marketing strategy for the Downtown core, including coordinating community events, programming,
business promotion, and activities.
By crafting a branding statement for Downtown San Carlos and formulating a marketing plan around it, the City can distinguish it as a unique and interesting destination and encourage consumers to visit. A Downtown marketing plan also will help draw visitors from outside the City.
The City hosts a variety of events in and around the Downtown (Refer to Figure 5.1). These include the annual Hometown Days Parade and Festival held in May, an Art and Wine Faire and Goblin Walk in October, and Night of Holiday Lights on Laurel Street in December. In addition, a Farmers’ Market takes place every Sunday year-round,and Community Movies and Music in the Park are held during the summer, and a family camp out held at Burton Park in August.
9.a
November 24, 2025
Packet Pg. 559
San Carlos Downtown Specific Plan
112
The Downtown Economic Prosperity Plan recommends supplementing these events with additional programming to reinforce Laurel Street as the community’s gathering place. See the plan in Appendix C for further details
PED-4: Reinforce economic prosperity by providing an inviting, vibrant, safe, comfortable, and easy-to-navigate Downtown experience for all users.
PED-5: Explore the feasibility to develop a comprehensive Downtown wayfinding system to improve navigation and reinforce the Downtown brand.
Action PED-5: Downtown Wayfinding
Explore the feasibility to prioritize city’s wayfinding program for the Downtown, in particular for locating parking facilities.
PED-6: Provide spaces for pop-ups to encourage small local business start-ups and to provide affordable food and beverage options for the community. Spaces, such as the new public plaza on the 600 block of Laurel Street, will include electrical outlets so that gas-powered generators can be prohibited. The City will develop mechanisms for reviewing and approving pop-up businesses taking into account considerations such as location, business type, and design quality.
Action PED-6A: Pop-ups
Opportunities for pop-ups are encouraged in the new public plaza located on the 600 block of Laurel Street and throughout the Downtown core as feasible. These may range from market booths to more permanent pop-up businesses in designated areas (such as the plaza at the 600 block of Laurel Street).
The new plaza on the 600 block of Laurel Street includes one area along its southern edge. Here, a pop-up zone shall be designated for this express purpose – allowing for a variety of small local vendors to apply for permits to conduct their business. The design of these pop-ups shall be regulated and approved by the City and should be of a design quality and durability that meets the City’s standards. Electrical power outlets shall be provided as part of the new plaza on 600 block design to accommodate the pop-ups’ needs.
Action PED-6B: Explore the formation of a Business
Improvement District (BID) for Downtown San Carlos, engaging property and business owners to establish a governance and
9.a
November 24, 2025
Packet Pg. 560
Chapter 4: Prosperity and Economic Development
113
funding structure that supports operations, programming, and long-term vitality.
Action PED-6C: As needed, conduct retail zoning audits to ensure regulations support a diverse mix of businesses and evolving market needs.
Action PED-6D: Develop a ground-floor retail mixed-use
checklist to guide project review and promote active street- level uses. The mixed-use checklist provided in the Downtown Economic Prosperity Plan lends developers and City staff a convenient tool to ensure new ground floor commercial space is planned, designed, and constructed in a manner that meets the physical requirements of retail, particularly restaurants that typically have special plumbing, electrical, and venting requirements.
Action PED-6E: Implement a Downtown branding and
marketing program to strengthen identity and attract visitors, businesses, and investment.
PED-7: The City shall establish the Downtown Core as an attractive destination for entertainment and local events.
Action PED-7: E xplore feasibility of establishing an
entertainment zone in the Downtown area.
Figure. 4.1 - Annual Calendar of Downtown San Carlos Events
9.a
November 24, 2025
Packet Pg. 561
9.a
November 24, 2025
Packet Pg. 562
05 MOBILITY AND
CONNECTIVITY
9.a
November 24, 2025
Packet Pg. 563
San Carlos Downtown Specific Plan
116
5.1 OVERVIEW
The Downtown Specific Plan is grounded in the guiding principle that a well-balanced mobility network is essential to creating a healthy, vibrant, accessible, and connected Downtown. By integrating traffic data, community input, and direction from the City’s Climate Mitigation and Adaptation Plan and Pedestrian and Bicycle Master Plan, the Downtown Specific Plan supports a variety of travel choices while enhancing the overall experience of the district.
Goal: The Downtown Specific Plan sets forth a comprehensive framework for a multimodal transportation network that
prioritizes active transportation, safety, accessibility, and connectivity, while fostering a pedestrian friendly, vibrant and equitable Downtown that serves the needs of all residents, workers, and visitors in alignment with the Downtown
Streetscape Master Plan.
5.2 BALANCING THE
NETWORK
The Plan supports a multimodal approach that accommodates vehicles, pedestrians, and cyclists while maintaining adaptability for peak hours and events like the Farmers’ Market and the Art and Wine Faire.
On December 1 1, 2023, the City Council permanently closed the 700 block of Laurel Street to vehicular traffic. The pedestrianization of the 700 block of Laurel Street has reshaped circulation patterns in the Downtown, highlighting the need to evaluate all modes of travel to create a flexible and integrated transportation system and a street hierarchy. The street hierarchy recognizes El Camino Real as the major arterial, with Brittan Avenue and the San Carlos Avenue–Elm Street–Holly Street corridor serving regional connections.
At the local level, Laurel and Elm Streets function as key collectors into Downtown, with Cherry, Olive, and Morse providing additional links to surrounding neighborhoods. Enhanced east-west connections include the Caltrain and Arroyo Avenue underpasses, facilitating movement for all modes. The 600 and 800 blocks of Laurel Street emphasize walkability while allowing limited vehicle access to support local business activity. Downtown alleys remain essential for circulation and parking and have been reimagined to improve efficiency without compromising the pedestrian experience.
To ensure the Downtown street network remains functional as the City of San Carlos grows, the Downtown Specific Plan integrates adaptive traffic strategies that can respond to future demands. One such option is the introduction of reversible swing lanes on Holly Street, allowing peak-hour traffic flow in opposite directions during the morning and evening rush. This approach preserves on-street parking during off-peak hours and mitigates potential traffic diversion from San Carlos Avenue.
The swing lanes are proposed as a future-ready solution, to be activated only if traffic volumes justify it.
9.a
November 24, 2025
Packet Pg. 564
Chapter 5: Mobility and Transportation
117
Figure 5.1- Vehicular Traffic Network
9.a
November 24, 2025
Packet Pg. 565
San Carlos Downtown Specific Plan
118
Another key focus area is Brittan Avenue, where improved pedestrian and bicycle infrastructure is needed to connect neighborhoods west of Downtown with the City’s east side and El Camino Real. These enhancements align with the City’s Transportation Demand Management (TDM) goals, encouraging shifts to active and public transportation.
Future studies will ensure that improvements are consistent with the City’s broader planning efforts, including the East Side Innovation District Vision Plan and Bicycle and Pedestrian Master Plan.
A comprehensive traffic study including 30 Downtown intersections confirmed that peak-hour congestion and queues are concentrated at key access points: the Holly Street, San Carlos Avenue, and Brittan Avenue intersections with El Camino Real. Yet, despite long-term forecasts showing gradual increases in traffic, the overall network is expected to remain within manageable levels. While individual intersections along El Camino would experience longer delays and queues during peak periods, the overall travel time between north and south San Carlos is only projected to increase by 30-60 seconds with long-term full buildout of the Downtown Specific Plan. Importantly, the study also found that traffic patterns adapt over time, as demonstrated by circulation adjustments following the pedestrianization of Laurel Street’s 700 block.
This forward-looking approach blending infrastructure flexibility, long-term traffic forecasting, and demand management ensures that the Downtown circulation system remains balanced, efficient, and aligned with the City of San Carlos’ evolving transportation needs. The following section details the multi-modal and accessible strategies that the Downtown San Carlos Specific Plan has recommended.
5.3 POLICIES AND
ACTIONS
A. PEDESTRIAN EXPERIENCE
The Plan’s Appendix A includes a detailed Downtown Streetscape Master Plan, adopted in April 2025. The Downtown Streetscape Master Plan emphasizes walkability by prioritizing pedestrian comfort, safety, and access as core elements of a vibrant urban environment. Building on the success of the pedestrianized 700 block of Laurel Street, the plan extends this approach to the 600 and 800 blocks, where wider sidewalks, enhanced crosswalks, and street furnishings create a pedestrian-friendly experience while allowing limited vehicle access to support local businesses and alley connections.
Beyond Laurel Street, the plan enhances east-west pedestrian connectivity by reconfiguring Brittan Avenue and Arroyo Avenue as key multi-modal and active mobility corridors, linking the East Side Innovation District with the Downtown core.
M-1: Prioritize development of the 700 block of Laurel Street as a pedestrian-only plaza and dismount zone, supporting vitality, vibrancy and equity for all users.
M-2: Prioritize the pedestrian experience and corresponding street character for all streets within the Downtown core: 1 100 and 1200 blocks of San Carlos Avenue; 600, 700, and 800 blocks of Laurel Street; and
9.a
November 24, 2025
Packet Pg. 566
Chapter 5: Mobility and Transportation
119
Figure 5.2 - Pedestrian Circulation
9.a
November 24, 2025
Packet Pg. 567
San Carlos Downtown Specific Plan
120
the 1 100 and 1200 blocks of Cherry and Olive Streets; and the 1 100 and 1200 blocks of Arroyo Avenue.
M-3: Prioritize pedestrian and bicycle infrastructure by implementing wider sidewalks, protected bicycle lanes with vertical buffers, bicycle parking, green striping for visibility, and safe crossings—particularly along key corridors such as San Carlos Avenue, El Camino Real, Brittan Avenue, Arroyo Avenue, and Laurel Street.
B. BICYCLING EXPERIENCE
The Plan places strong emphasis on creating a safe, connected, and inviting biking environment to support both daily commutes and short local trips. Building on the foundation of the City’s Bicycle and Pedestrian Master Plan, the Specific Plan outlines key improvements along major corridors such as El Camino Real, San Carlos Avenue, Arroyo Avenue, and Brittan Avenue; these routes are critical for connecting neighborhoods, Downtown destinations, and the Caltrain Station.
To strengthen these connections, this Plan proposes the addition of dedicated bike lanes, improved signage, and enhanced crossings at high-traffic intersections, particularly where bike routes intersect with arterial roads like El Camino Real. Within the slower-paced Downtown core, streets like Laurel Street are designed as shared environments supported by traffic calming and bike-friendly infrastructure. Bicycle parking is also integrated near pedestrian plazas and transit stops, reinforcing biking as a convenient transportation option.
M-4: Promote safe and visible bicycle infrastructure by incorporating protected bicycle lanes with vertical buffers, green striping for high visibility, and ample bicycle parking along primary corridors including San Carlos Avenue, El Camino Real, Brittan Avenue, Arroyo Avenue, and Laurel Street.
M-5: Actively pursue public transit connectivity by enhancing bus stops and improving first- and last-mile connections to Caltrain and bus services through implementation of active transportation infrastructure.
M-6: Develop bicycle hubs at the 700 block entrance points that include secure bicycle stands and supportive amenities (i.e. bicycle repair tools) to encourage active transportation and support the 700 block of Laurel Street as a pedestrian-only zone.
C. ACCESS TO TRANSIT
The Plan strengthens access to transit by improving connections to the San Carlos Caltrain Station and surrounding bus stops.
M-7: Design bus stops to safely interface with bike lanes by using features like boarding islands, curb extensions, and clear signage, as specified in SamTrans’ Bus Stop Design Guidance.
9.a
November 24, 2025
Packet Pg. 568
Chapter 5: Mobility and Transportation
121
Figure 5.3 - Bicycle Network
9.a
November 24, 2025
Packet Pg. 569
San Carlos Downtown Specific Plan
122
D. ACCESSIBILITY
The Plan prioritizes an inclusive public realm that serves people of all ages and abilities. All streetscape and public space improvements shall be designed in accordance with ADA standards (e.g. such as Public Right-of-Way Accessibility Guidelines “PROWAG”) and universal design principles to ensure equitable access for individuals with mobility, vision, or hearing impairments. Enhancements such as ADA-compliant curb ramps, smooth and widened sidewalks, tactile warning strips, and adjusted pedestrian signal timing help create a Downtown environment that is safe, comfortable, and accessible for everyone.
M-8: Ensure equitable access to Downtown by incorporating ADA- compliant infrastructure throughout all streets and public spaces.
E. TRAFFIC CALMING
M-9: Improve street designs with wider sidewalks, high visibility crosswalks, bicycle infrastructure, narrow lanes, as set forth in the Downtown Streetscape Master Plan
M-10: Improve street design for streets within the Plan Area with active transportation and promotion of traffic calming measures.
F. ALLEYS
M-11: To strengthen and highlight the important role alleys play within the overall Downtown circulation network, enhance the alleys and extend their function to incorporate secondary access to the businesses as well designated loading and unloading areas. Ensure the Downtown alleys have designated locations or managed times for delivery services to park and access businesses.
Action M-11: Develop a detailed plan for improving the
east side alleys at the 600, 700 and 800 blocks of Laurel Street - including working with property owners and business operators.
G. PICK-UP/DROP OFF
M-12. Ensure accessibility to the 700 block of Laurel Street pedestrian plaza by establishing designated pick-up/drop-off points for seniors, children, and people with health conditions or mobility challenges.
H. LONG TERM MOBILITY AND
CONNECTIVITY
M-13: As the Downtown grows and as conditions warrant, evaluate long-term vehicular traffic modifications, including Holly Street swing lanes, emerging transportation technologies, and congestion mitigation strategies to further support the goals and policies for a vibrant and safe pedestrian-oriented Downtown.
M-14: Collaborate with SamTrans, Caltrans, and the Grand Boulevard Initiative to plan and implement coordinated improvements along El Camino Real that enhance the quality of the streetscape for the comfort and safety of pedestrians, bicyclists, and public transit riders, consistent with the Downtown Streetscape Master Plan.
9.a
November 24, 2025
Packet Pg. 570
Chapter 5: Mobility and Transportation
123
Figure 5.4 - Transit Connectivity
9.a
November 24, 2025
Packet Pg. 571
San Carlos Downtown Specific Plan
124
5.4 MOBILITY AND
CONNECTIVITY STANDARDS
A. CROSSWALK DESIGN
Among the safety improvements will be the introduction of high-visibility crosswalks, such as ladders, continental, or even artistically-designed striping, that signal priority for those on foot. At key intersections, raised or textured crosswalks will further elevate visibility and safety. These improvements, combined with curb extensions that significantly shorten crossing distances, will create a more inviting and pedestrian-friendly experience throughout the Downtown.
B. PROTECTED BIKE LANES
To enhance cyclists’ safety and comfort, protected bicycle lanes shall feature vertical separation elements—such as bollards, curbs, or planters— that physically buffer cyclists from vehicular traffic. These design elements help create a dedicated, secure travel space for people bicycling, especially along high-traffic corridors like San Carlos Avenue and El Camino Real.
C. GREEN LANE STRIPING
High-visibility green paint shall be applied at key conflict zones and intersections to improve driver awareness and enhance cyclist visibility.
These markings provide a visual cue that reinforces the presence and priority of cyclists within the street network.
D. BICYCLE AMENITIES
Designated tree groves, such as the one planned for the new plaza on the 600 block of Laurel Street, shall include bicycle parking, bicycle repair facilities, a water fountain, and seating. These amenities aim to support the needs of bicyclists while enhancing the overall public space experience.
E. INTERSECTION TREATMENTS
Intersection designs shall prioritize bicycle safety and clarity through enhanced striping, signal timing, and conflict zone treatments, making it easier for cyclists to navigate complex crossings.
Figure 5.5 - The Intersection of El Camino Real and San Carlos Avenue
9.a
November 24, 2025
Packet Pg. 572
Chapter 5: Mobility and Transportation
125
F. SHARED STREET ENHANCEMENTS
In areas like the 600 and 800 blocks of Laurel Street, shared street design elements shall be incorporated, including sharrow markings, traffic-calming measures, clear signage, and street furnishings, to promote a pedestrian-priority environment while safely accommodating bicyclists and low-speed vehicle movement.
Figure 5.6 - Example of Protected and Painted Bike Lanes on El Camino Real G. BUS BOARDING ISLANDS
Bus boarding islands shall be introduced to create a dedicated passenger platform between the bicycle lane and vehicle travel lanes.
This configuration allows buses to stop without crossing the bicycle lane, enhancing safety and comfort for both bicyclists and transit riders while improving overall traffic flow.
For more detailed guidance and standards for bus stop design, refer to the SamTrans Bus Stop Design Guidance, adopted in April 2024 or as amended.
9.a
November 24, 2025
Packet Pg. 573
San Carlos Downtown Specific Plan
126
H. CURB RAMPS AND ADA COMPLIANCE
ADA-compliant curb ramps with tactile warning strips shall be installed at all pedestrian crossings to enhance safety and accessibility for individuals with visual impairments. In addition, level landings and smooth transitions between sidewalks and street crossings will ensure comfortable and unobstructed movement for wheelchair users, strollers, and others with mobility needs, creating a seamless and inclusive pedestrian experience throughout Downtown.
I. ADA-COMPLIANT BUS BOARDING AREAS
All bus stops should be designed to meet accessibility standards, incorporating features such as tactile paving, appropriate curb heights, and level boarding zones. These elements ensure that individuals using mobility aids can board and exit buses safely and comfortably, supporting equitable access to transit throughout the Downtown. For further details, refer to the SamTrans Bus Stop Design Guidance, adopted in April 2024 or as amended.
Figure 5.7 - Bike Amenities at the 600 Block Plaza
Figure 5.8 - Bus Boarding Zone on El Camino Real
9.a
November 24, 2025
Packet Pg. 574
Chapter 5: Mobility and Transportation
127
J. ACCESSIBLE PEDESTRIAN SIGNALS
(APS)
Audible and tactile pedestrian signals shall be provided at key crosswalks to assist individuals with visual or hearing impairments. These features enhance safety and independence by offering clear, accessible cues for when it is safe to cross the street.
K. TRAFFIC CALMING
New street designs as set forth in the Appendix A: Downtown Streetscape Master Plan shall be implemented to support enhanced safety and traffic calming. Measures such as posted speed limit signs, curb extensions, and narrow lanes shall help reduce vehicle speeds and reinforce the pedestrian-focused character of Downtown streets.
L. PICK-UP/DROP OFF ZONES
Designated curbside pick-up and drop-off zones shall be clearly marked and ADA-compliant, providing direct, unobstructed access to the pedestrian plaza. Located near primary entrances or high-activity areas, these zones will include tactile paving and other accessibility features to ensure safe and convenient use for all passengers.
Figure 5.9 - Pick up and Drop off Zones on Olive Street and Laurel Street Intersection.
N
9.a
November 24, 2025
Packet Pg. 575
San Carlos Downtown Specific Plan
128
5.5 STATE LAW
COMPLIANCE
The Downtown Specific Plan has been developed in alignment with applicable California state laws governing land use, transportation, accessibility, and environmental sustainability. It complies with the California Complete Streets Act (AB 1358) by promoting street designs that accommodate all users, including pedestrians, cyclists, transit riders, and motorists—regardless of age or ability. The plan also supports the goals of SB 743, which shifts transportation impact analysis from vehicle delay (LOS) to vehicle miles traveled (VMT), encouraging land use patterns that reduce driving and promote more sustainable modes of travel.
In terms of accessibility, the Specific Plan adheres to the California Building Code (Title 24) and the Americans with Disabilities Act (ADA), ensuring that all public improvements meet or exceed state and federal accessibility standards. It also integrates state-mandated TDM strategies to reduce greenhouse gas emissions in accordance with SB 375 and the state’s broader climate goals.
Together, these measures ensure that the Specific Plan is not only responsive to local needs but also legally compliant and aligned with California’s broader policy objectives for equity, sustainability, and public health.
9.a
November 24, 2025
Packet Pg. 576
Chapter 5: Mobility and Transportation
129
9.a
November 24, 2025
Packet Pg. 577
9.a
November 24, 2025
Packet Pg. 578
06 PARKING AND
TRANSPORTATION
DEMAND
MANAGEMENT
9.a
November 24, 2025
Packet Pg. 579
San Carlos Downtown Specific Plan
132
6.1 OVERVIEW
A well-managed parking system supports access while fostering a more pedestrian-focused Downtown. The Downtown Specific Plan advances parking policies that balance supply and demand, improve the efficiency of existing resources, and reallocate valuable curb space to prioritize pedestrians, bicycles, and active ground-floor uses. Strategic parking management also supports the City’s ongoing efforts to strengthen Transportation Demand Management (TDM) requirements and broader goals of mobility and sustainability.
Goal: The Downtown Specific Plan sets forth parking
management strategies that efficiently address parking needs, respond to changing state and federal laws, and reduce
car dependency through innovative Transportation Demand Management strategies
6.2 DEVELOPMENT
POLICIES AND ACTIONS
A well-managed and accessible parking system plays a critical role in supporting Downtown vitality, enabling access for residents, visitors, and businesses while complementing broader goals for walkability, transit use, and public space enhancements. To better understand existing conditions and guide future improvements, a comprehensive inventory of parking spaces was conducted within the Downtown area—bounded by El Camino Real, Holly Street, Elm Street, and Brittan Avenue. This approach provided a foundational understanding of parking supply and usage patterns, informing recommendations that align parking strategy with the City’s long-term vision for a vibrant, connected, and pedestrian- friendly Downtown. The following are some key public and private parking facilities in the Downtown:
Public Parking Facilities:
Wheeler Plaza Garage: Located at 651 Walnut Street, this garage offers 256 free public parking spaces—120 on the first floor and 136 on the second floor. The spaces are subject to a two-hour time limit from 7:00 AM to 6:00 PM, Monday through Saturday.
SamTrans Parking Garage: Situated at 550 Laurel Street, the top floor of this garage provides 76 additional parking spaces.
Private and Employee Parking: Downtown Employee Parking Program: This program offers 126 designated spaces for Downtown employees, distributed between the second floor of the Wheeler Plaza Garage and the top floor of the SamTrans Parking Garage.
Additionally, the City has made significant improvements to the 700 Block west-side alley parking lot—commonly known as the Clark parking lot. The lot has been reorganized and optimized to maximize parking efficiency, with clearly marked spaces, updated signage for better wayfinding, and surface upgrades that enhance both functionality and aesthetics. These enhancements not only improve the user experience but also serve as a model for future alley improvements throughout the Downtown core.
9.a
November 24, 2025
Packet Pg. 580
Chapter 6: Parking and Transportation Demand Management 133
Figure 6.1 - Off-street Public Parking Facilities in Downtown San Carlos 256
9.a
November 24, 2025
Packet Pg. 581
San Carlos Downtown Specific Plan
134
A. PARKING MANAGEMENT
Generally, the on-street parking supply appears adequate to meet the expected demand. However, the Downtown Specific Plan’s contemplated build out will require the incorporation of parking management strategies to optimize parking use, enhance turnover, and improve availability for various users, including employees, residents, and patrons.
To create more sidewalk space, facilitate outdoor dining, and establish safe (protected) bicycle lanes, the proposed streetscape changes will necessitate the removal of 47 on-street parking spaces on San Carlos Avenue and Laurel Street. With a current total of 1,150 on-street spaces Downtown, this removal represents a 4% reduction in available parking.
Despite this reduction, the overall on-street parking supply remains sufficient to meet projected demand. At peak periods, 73 empty spaces are typically available within one block of Laurel Street, in addition to 144 spaces in the nearby Wheeler Plaza parking garage and 29 other spaces within the Downtown core. Furthermore, the addition of designated pick-up and drop-off zones will not significantly impede the implementation of the proposed street designs.
To support a more vibrant, connected, and pedestrian-friendly Downtown, parking shall be managed as a flexible, shared resource that complements broader mobility goals. Drawing on best practices from other communities, the parking management plan will explore a range of strategies, including regulation and pricing, shared parking opportunities, new parking sites, permitting and enforcement, and parking and transportation demand management for new developments.
PTDM-1: Manage parking resources as a coordinated, shared system to efficiently and flexibly serve the changing needs of residents, businesses, and visitors.
PTDM-2: Reduce the reliance on single-occupant vehicle (SOV) travel by requiring the use of cost-effective Transportation Demand Management programs, including transit subsidies, carpool incentives, and unbundled parking for new developments.
Action PTDM-2A: Eliminate parking minimums to align
with state and regional goals, and to encourage development without unnecessary parking constraints.
Action PTDM-2B: Amend the zoning standards to require
unbundled parking from market-rate residential and commercial leases to increase housing affordability and give tenants the choice to opt out of paying for unused parking.
PTDM-3: Require shared parking for new developments to maximize use of underutilized private parking, reduce land use inefficiencies, and support mixed-use and off-peak occupancy patterns.
Action PTDM-3: All new private non-residential uses
within Downtown shall make their parking facilities publicly accessible during non-operating business hours. The City or local Transportation Management Association (TMA) shall facilitate shared use and manage operational details (signage, maintenance, enforcement).
9.a
November 24, 2025
Packet Pg. 582
Chapter 6: Parking and Transportation Demand Management 135
PTDM-4: All new development projects shall comply with Transportation Demand Management (TDM) requirements outlined in San Carlos Municipal Code (SCMC) Section 18.25. These requirements are being refined through the ongoing Citywide TDM and Parking project; however, Section 18.25 shall continue to serve as the governing framework for TDM standards until new regulations are formally adopted.
PTDM-5: Eliminate Parking Minimums to encourage development without unnecessary parking requirements.
PTDM-6: Require shared parking for new developments to maximize use of underutilized private parking, reduce land use inefficiencies, and support mixed-use and off-peak occupancy patterns.
PTDM-7: Unbundle Parking from Residential and Commercial Leases to increase housing affordability and give tenants the choice to opt out of paying for unused parking.
PTDM-8: Include Downtown San Carlos in any future Transportation Management Association (TMA) to support coordinated mobility strategies, reduce vehicle trips, and enhance access through shared transportation services and programs.
B. ON-STREET PARKING AND LOADING
The Downtown Specific Plan improves Downtown streets to prioritize walking, biking, and outdoor activity. Accordingly, on-street parking shall be rebalanced to support these goals while still meeting essential Downtown parking needs. The on-street parking strategies are designed to manage limited curb space to accommodate loading zones, ADA access, short-term parking, and passenger pick-up and drop-off. Well- managed curbside uses will help support local businesses, improve circulation, and enhance the overall pedestrian experience Downtown.
PTDM-9: Encourage the use of parking areas for temporary public space or commercial activation during annual events such as the Art and Wine Faire.
As part of a broader effort to enhance the vibrancy and flexibility of Laurel Street’s 600 and 800 blocks, this policy encourages the temporary use of parking and curbside spaces to support community festivals, farmers’ market days, and public life. By repurposing the parking spaces on the 600 and 800 blocks of Laurel Street for short-term activations such as vendor stalls or outdoor seating (Refer to Figures 6.3 and 6.4) the street can better foster a more dynamic, pedestrian-friendly environment which aligns with the vision of the specific plan.
PTDM10: Allow for the flexible use of curb space to accommodate a variety of potential needs including vehicle parking (time limited, loading, accessible, etc.), bicycle parking, street trees, temporary event space, etc.
9.a
November 24, 2025
Packet Pg. 583
San Carlos Downtown Specific Plan
136
C. OFF-STREET PARKING AND LOADING
As Downtown evolves to support a more walkable and compact urban form, the off-street parking, wayfinding and loading standards will be encouraged to leverage nearby parking garages and lots, minimizing the need for additional surface parking and reinforcing a pedestrian- oriented environment.
PTDM-11: Develop way-finding signage for parking facilities and consider using smart technology that identifies parking availability to reduce congestion from vehicles searching for parking.
Action PTDM-11: Refer to SCMC Section 18.20.090 for
off-site loading requirements
D. PUBLIC BICYCLE PARKING
PTDM-12: Provide public bicycle parking in Downtown alleys and at entrances to the pedestrian plaza, especially near the 600, 700 and 800 blocks of Laurel Street. Facilities should be easy to find, safe, and convenient for both short- and long-term use.
Action PTDM-12: Continue to evaluate the changing needs of bicycle users and demand for additional bicycle racks, long- term bicycle parking solutions, and other supportive amenities over the life of this Plan.
Figure 6.2 - Bike Parking Facilities in The Entrance of 600 Block Pedestrian Plaza New Plaza on 600 Block
Public Bicycle
Parking Rack
Public Bicycle
Parking Rack Public Bicycle
Parking Rack
N
LAUREL STREET
SAN CARLOS AVENUE
CHERRY STREET
9.a
November 24, 2025
Packet Pg. 584
Chapter 6: Parking and Transportation Demand Management 137
Figure 6.3 - 600 Block of
Laurel Street- Detail Layout
Figure 6.4 - Temporary Pub-
lic Space- Farmers’ Market
Scenario - Detail Layout
9.a
November 24, 2025
Packet Pg. 585
San Carlos Downtown Specific Plan
138
E. ALLEYS
The presence of alleys and service entries behind the main street frontages reduces the presence of delivery trucks and service vehicles on the public-facing streets, such as El Camino Real and Laurel Street, thus contributing to a more pedestrian-friendly environment.
Alley and Parking Lot East of the 600 Block of Laurel Street:
Service entries are set back from the alley, allowing space for large vehicles and minimizing conflicts with traffic and pedestrians. However, the layout could be reorganized for better efficiency.
Alleys and Parking Lots East and West of the 700 Block of Laurel Street: The alleys behind the 700 block of Laurel Street experience overlapping uses—parking, loading, and pedestrian access—especially near Olive Street, creating congestion.
The west alley of the 700 block of Laurel Street has been re-organized through a past improvements project and functions very well in terms of circulation clarity, organized parking, service access, trash screening, and secondary entrances to businesses. This alley serves as a model for improvements in other alleys.
Alleys and Parking Lots East and West of the 800 Block of Laurel Street: The 800 block shows a concentration of private parking spaces and a reduced number of loading/unloading entries, which potentially allows it to function more efficiently as a thoroughfare. Further improvements to access, screening, and entry points could enhance its function as a primary access route for this block.
PTDM-13: Improve alley parking and access by organizing loading, service (i.e. trash pickup), and parking functions to reduce street congestion and enhance pedestrian safety, using successful alley layouts as models for future improvements.
PTDM-14: Reorganization plan/layout of alleys shall meet California Fire Code apparatus access requirements and maintain 20-foot minimum width where used for emergency ingress/egress.
Action PTDM-14 Notify Fire for review of all alley upgrade plans for conformance to emergency access standards.
9.a
November 24, 2025
Packet Pg. 586
Chapter 6: Parking and Transportation Demand Management 139
Figure 6.5 - Alley/ Parking Area in 600 Block of Laurel Street Trash Enclosures
Landscape
Elements
Reorganized Parking Spaces
Access to and from 600
Block of Laurel Street
Access to and from
El Camino Real
Access to and from
El Camino Real
Access to and from
Cherry Street600 BLOCK ALLEY
N
LAUREL STREET
SAN CARLOS AVENUE
CHERRY STREET
EL CAMINO REAL
9.a
November 24, 2025
Packet Pg. 587
San Carlos Downtown Specific Plan
140
F. FUTURE PUBLIC PARKING GARAGE
The anticipated redevelopment of the SamTrans site in San Carlos presents a valuable opportunity. If the SamTrans garage remains and is upgraded, it could serve as a public parking facility for the Downtown Specific Plan Area and its surroundings. By providing additional parking capacity, this facility can alleviate existing or future parking constraints, support local businesses, and accommodate visitors, thereby enhancing the overall accessibility and vibrancy of Downtown San Carlos.
Complementing this, the establishment of a dedicated bicycle parking facility at the San Carlos Caltrain Station would significantly bolster first- and last-mile connectivity. Such a facility would encourage residents and visitors to integrate cycling into their daily commutes, reducing reliance on automobiles and promoting sustainable transportation modes. This initiative aligns with the goals outlined in the San Carlos Bicycle and Pedestrian Master Plan, which emphasizes improving bicycle access to transit stations and enhancing the comfort of transit stops by providing secure bike parking and other amenities.
PTDM-15: : In collaboration with SamTrans, explore the feasibility of adaptive reuse of the SamTrans garage for public parking.
PTDM-16: : Work with Peninsula Corridor Joint Powers Board (JPB) to explore the establishment of a secure bicycle parking facility at the Caltrain station.
PTDM-16: In collaboration with SamTrans, explore prioritization of multimodal design principles, including clear pedestrian connections, wayfinding to transit and bicycle facilities, in the redevelopment of the SamTrans site.
6.3 PARKING AND TDM
STANDARDS
A. MINIMUM PARKING REQUIREMENTS:
All minimum vehicle parking requirements within the Downtown Specific Plan area shall be removed. Consistent with AB2097, there are no minimum parking requirements. Refer to SCMC Section 18.20.080 for minimum bicycle requirements.” The off-site bicycle requirements will be updated as part of the overall citywide plan as indicated in Table 6.1.
B. UNBUNDLED PARKING:
For market-rate residential units in projects of three (3) units or more and in non-residential projects greater than 10,000 square feet, all off-street spaces shall be leased or sold separately from the rental or purchase fees for the life of the project, such that potential renters or buyers have the option of renting or buying at a price lower than would be the case if there were a single price for the residential unit or non- residential space, and the parking space.
C. PUBLICLY ACCESSIBLE PRIVATE NON-
RESIDENTIAL PARKING
All new private non-residential uses within the Downtown Specific Plan area shall make their parking facilities publicly-accessible during non-operating business hours. The City or Transportation Management Association (TMA) shall facilitate shared use and manage operational details (signage, maintenance, enforcement).
9.a
November 24, 2025
Packet Pg. 588
Chapter 6: Parking and Transportation Demand Management 141
D. VEHICULAR DIRECTIONAL
WAYFINDING FOR PUBLIC REALM
As per the City of San Carlos’ Wayfnding plan, a vehicular directional wayfinding signage plan for public realm consists of three main types of signage:
◆ Vehicular Directional Signage: These signs guide drivers along roadways, helping them navigate toward specific destinations, such as points of interest or major intersections.
◆ Parking Directional Signage: These signs direct drivers to available parking areas, indicating the location of parking facilities and guiding them to these spaces.
◆ Parking Identification Signage: These signs indicate the specific locations of parking facilities, often located to mark entranceways to the parking facility.
Additionally, based on community feedback, the Downtown Streetscape Master Plan recommends locating Parking Placement Signage. These signs indicate the specific locations of parking spaces within a facility, often designating spots for different user types, such as handicapped, reserved, or general parking. These signage types enhance navigation and improve the parking experience.
Table 6.1
PROPOSED BICYCLE PARKING REQUIREMENTS FOR DOWNTOWN
LAND USE SHORT-TERM
SPACES
LONG-TERM
SPACES
CARGO &
ADAPTIVE
ELECTRIC
BICYCLES SHOWERS LOCKERS
Residential 0.25 per unit 0.75 per unit 10% of required LT spaces
1 outlet or other
charging infrastructure
per 5 required LT spaces
N/A N/A
Office 0.167 per ksf 0.50 per ksf 1 unisex for first 40 ksf; 1 unisex for each
additional 20 ksf;
minimum of 1
75% of required
LT bicycle spaces,
minimum of 2
Hotel 0.05 per room 0.05 per room N/A
Retail/Dining 0.375 per ksf 0.125 per ksf 5% of required LT spaces
N/A N/A
Note: A minimum of two short-term spaces and one long-term space shall be provided for each site with a non-residential use included in this table; LT = long-term; sf = square feet; ksf = 1,000 square feet
9.a
November 24, 2025
Packet Pg. 589
9.a
November 24, 2025
Packet Pg. 590
07 PUBLIC REALM
9.a
November 24, 2025
Packet Pg. 591
San Carlos Downtown Specific Plan
144
7.1 OVERVIEW
The Downtown Specific Plan is built on the premise that a well-developed public realm is the key to a socially vibrant and economically successful Downtown. The Plan recommends Laurel Street as the heart of Downtown—a space that connects the entire community. The pinnacle of the public realm strategy is to transform the 700 block of Laurel Street into the Downtown’s central gathering place, with its energy radiating out to the 600 and 800 blocks, and to the 1 100 and 1200 blocks of San Carlos Avenue. Providing a robust public realm framework that includes multi-functional streets, ample sidewalks, plazas and green space will ensure those goals.
Goal: Create high-quality, multi-functional public spaces and a well-connected street network that foster social interaction, promote health and well-being, and enhance Downtown’s
vibrancy. With an expanded tree canopy for comfort, shade, and to establish a sense of place, public spaces are designed to be inclusive, ensuring equitable access for all users while contributing to a more sustainable and visually appealing Downtown environment.
THE DOWNTOWN CORE: ESTABLISHING
THE PUBLIC REALM
While the Downtown Streetscape Master Plan, detailed in Appendix A, defines design strategies for the Downtown’s entire street network, it lends particular focus to the Downtown core connecting from the Caltrain Station, up the first block of San Carlos Avenue to Laurel Street and down the 600, 700 and 800 blocks of Laurel Street. This Downtown core comprises the heart of San Carlos’ Downtown.
GATEWAY TO DOWNTOWN
San Carlos Avenue is envisioned as the gateway to Downtown linking El Camino Real, Laurel Street, and the San Carlos Caltrain Station.
The design rebalances the right-of-way toward people, establishing a pedestrian- and bicycle-priority corridor with generous, shaded sidewalks, continuous protected bikeways, reconfigured intersections, and shorter crossings. Active frontages and small threshold plazas at the intersection of El Camino Real and San Carlos Avenue announce arrival, and integrated robust tree canopy and permeable paving adds comfort and climate resilience. Together, these elements make San Carlos Avenue an intuitive, safe, and welcoming environment, setting the tone for a pedestrian-oriented multimodal Downtown.
9.a
November 24, 2025
Packet Pg. 592
Chapter 7: Public Realm
145
Arroyo Avenue
Figure 7.1 - Plan Area: Mobility & Connectivity
9.a
November 24, 2025
Packet Pg. 593
San Carlos Downtown Specific Plan
146
AN EXTENDED CENTENNIAL PLAZA
Throughout the Downtown streets, the Plan proposes a higher-quality pedestrian experience through the use of street trees, wider sidewalks, better lighting and ample shaded seating. The improvements proposed for the areas highlighted in pink (see Figure 7.1) take those strategies even further. Building on the closure of the 700 block of Laurel Street, the plan defines a pedestrian plaza extending across the full span of the 700 block of Laurel Street serving as a pedestrian promenade that meanders side to side between groves of flowering trees and raingardens. This plaza, designated by the City Council as Centennial Plaza, is curbless from building face-to-building face allowing outdoor dining tables ample room in front of restaurants. A central gathering space at mid-block marks the entry to a redesigned Harrington Park as a formal event space and a water feature adds sound and animation to celebrate this area as the central meeting place. The 600 and 800 blocks of Laurel Street are also recommended to continue the curbless street design. Additionally, the 600 block of Laurel Street features a new plaza on the west side of the street, and the 800 block of Laurel Street features special paving design at the center of the block that can serve as a plaza or focal point during street closures.
The 600, 700 and 800 blocks are unified with a common design language so that the Downtown core is experienced as one integrated place. The meandering promenade of the 700 block of Laurel Street becomes a meandering street in the 600 and 800 blocks of Laurel Street.
The tree groves and raingardens are similarly interspersed throughout the 600, 700, and 800 blocks. Furnishings, lighting, street trees and pavement design all work to further unify the spaces.
VITALITY THROUGH CURATION &
PROGRAMMING
To further fulfill the Vision for a vibrant Downtown, the San Carlos Downtown Specific Plan is designed to make the most out of the mix and intensity of land uses and accommodates a wide variety of programmed activities throughout the spaces in the Downtown core
Public outdoor seating is provided throughout the Downtown core along with ample space for either outdoor dining or merchant displays in defined spaces along the storefront edge. In addition, plaza spaces – small and large – are provided in the 600, 700 and 800 blocks of Laurel Street accommodating a wide variety of activities from permanent outdoor activity spaces and music venues to places for temporary festivals, events, and pop-up vendors.
9.a
November 24, 2025
Packet Pg. 594
Chapter 7: Public Realm
147
Figure 7.2 - D owntown Core Axonometric
The Downtown core is conceived as a “T”, strongly connecting the train station to Laurel Street, and integrating San Carlos Avenue with the 600, 700, and 800 blocks of Laurel.
N
9.a
November 24, 2025
Packet Pg. 595
San Carlos Downtown Specific Plan
148
7. 2. DEVELOPMENT
POLICIES AND ACTIONS
These development standards and policies are intended to guide both public and private investment in ways that support an attractive, accessible, and pedestrian-friendly streetscape experience. To ensure a high-quality public realm, all developments within the Plan Area shall adhere to standards that reinforce this distinction. Improvements made by private developers should respect the public edge and contribute to the overall streetscape character, while public improvements undertaken by the City shall follow the same design standards to ensure consistency, safety, and visual continuity.
A. PLAZAS/OPEN SPACES/PARKS
As stated in the vision, the Downtown core should act as the community’s living room and to do that, the Downtown should have public spaces that make gathering, socializing, shopping and dining feel comfortable and inviting. This can be accomplished in several ways.
PR-1: To ensure the success of the Downtown as the heart of the city, implement the adopted Downtown Streetscape Master Plan as funding becomes available. Establish a well-defined streetscape connecting the Downtown core and the civic center to foster synergy and activation between the two areas
Action PR-1: Seek and apply for funding and technical
assistance from federal, state, and local resources and investigate other funding mechanisms.
PR-2: Expand and enhance public plazas within the Downtown core, including the pedestrian plaza along the full span of the 700 block of Laurel Street (Centennial Plaza), the new plaza on the 600 block of Laurel Street, and Harrington Park, to create vibrant community gathering spaces.
B. INTEGRATED MOBILITY
The entire Downtown is to be re-invented as a much more pedestrian- friendly environment that balances all modes of mobility with an emphasis on pedestrian and bicycle circulation. This goal is to be accommodated in a way that is integrated with the thoughtful design of public space.
PR-3: Enhance connectivity between public spaces to ensure seamless, accessible movement for pedestrians and bicyclists.
C. PUBLIC SEATING
One of the most consistent themes encountered during the civic engagement process was the desire for a variety of more informal public seating Downtown. This plan provides that in several ways.
PR-4: Activate streets by providing public outdoor seating areas that enrich the pedestrian experience and support local businesses.
9.a
November 24, 2025
Packet Pg. 596
Chapter 7: Public Realm
149
D. EXPANDED SIDEWALKS
Perhaps the most dramatic change to the Downtown public space environment will be the widening of sidewalks of primary Downtown streets – Laurel Street and San Carlos Avenue – from their current dimension of 9-½ feet – to 20 feet – more than doubling the amount of space. This change will be transformative in terms of the diversity and volume of social activity it will accommodate.
The primary focus of sidewalk widening to accommodate outdoor dining and retail display space is in the Downtown core area and in particular on the 1 100 and 1200 blocks of San Carlos Avenue and on the 600, 700, and 800 blocks of Laurel Street, although some widening is also proposed on the north frontage of Arroyo where some outdoor dining currently occurs and on the west frontage of El Camino Real where active ground floor uses are anticipated.
PR-5: Widen sidewalks in the Downtown core to accommodate comfortable space for outdoor dining and retail displays, new street trees, and ample space for pedestrian circulation.
PR-6: Optimize sidewalk width wherever possible on other Downtown streets such as El Camino Real, and key cross streets, sometimes requiring additional building setbacks to ensure sufficient space.
E. OUTDOOR DINING AND RETAIL DISPLAY
PR-7: Require high-quality design standards for outdoor dining and retail displays to ensure they are clean, attractive, and contribute to a vibrant and cohesive public realm.
Action PR-7A: As needed, evaluate the design, location, and operational standards for outdoor dining and retail display areas.
PR-8: Consider allowing additional outdoor seating for restaurant use in newly configured streets, within the 5-foot tree strip zone. Areas within the tree strip zone are not guaranteed for each business, as availability may be limited by other streetscape elements and design considerations.
F. PUBLIC AMENITIES
For the Downtown to fully function in the many ways the community wants – acting as the “living room” of the community – it will be fully equipped with public amenities that facilitate social function, commercial activity, safety, health, and comfort. The public amenities discussed in this section provide policies and standards for street furniture, outdoor dining enclosures, pavilions/ performance stage, public bicycle racks, fountain and water features, drinking water fountains, smart poles, wayfinding and trash screening. Design standards for these amenities are described here briefly as part of a comprehensive approach to providing public street amenities. More detailed standards are provided in the Downtown Streetscape Master Plan included in Appendix A.
9.a
November 24, 2025
Packet Pg. 597
San Carlos Downtown Specific Plan
150
PR-9: Provide the full range of public street amenities and furnishings to support an active public realm and provide a rich Downtown experience.
These should include distinctive paving, street furnishings (including benches, drinking fountains, news racks, trash and recycling receptacles, bicycle parking racks), signage, wayfinding, and lighting.
PR-10: Incorporate a water feature in the center of Centennial Plaza that serves as a focal point and gathering space, offering seating, visual interest, and the calming effects of moving water.
PR-11: Provide pavilion stages on the 600 and 700 blocks of Laurel Street to host performances, while serving as sculptural landmarks that invite informal seating, pop-up exhibits, and community use when not programmed for events.
PR-12: During Downtown streetscape implementation, include “Smart Poles” throughout the Downtown to provide a range of courtesy amenities such as vendor outlets, car charging, courtesy outlets for phone and laptop charging and Wi-Fi. These will be housed in streetlight poles to the greatest extent possible.
PR-13: Implement a comprehensive Downtown signage and wayfinding program that builds upon the City’s existing wayfinding standards, to guide users of all travel modes visiting or passing through the Downtown.
G. LANDSCAPE, GREENING & GREEN
INFRASTRUCTURE
In response to the community’s vision for a green, sustainable, and resilient Downtown, a full program of urban greening, stormwater management, and native landscapes will be implemented throughout the Downtown. The elements of this program are fully described in Appendix A: Downtown Streetscape Master Plan.
PR-14: Provide extensive greening in the Downtown by planting consistent street trees on all Downtown streets for shade, cooling, and seasonal variation (spring flowering and fall color). Trees shall be planted per the palette specified in the Downtown Streetscape Master plan or comparable alternatives may be determined during streetscape implementation and approved through Plans Specifications & Estimates (PS&E) drawings by City Council.
PR-15: Without impeding ample pedestrian space, integrate green infrastructure throughout Downtown, including rain gardens and permeable surfaces, to enhance sustainability and improve stormwater management.
PR-16: Continue preserving and enhancing the urban canopy through the City’s Tree Preservation Ordinance that protects mature trees and encourages long-term maintenance.
PR-17: Coordinate early with the City Arborist and tree growers on all Downtown improvements to ensure successful cultivation of street trees and long-term enhancement of the urban tree canopy.
9.a
November 24, 2025
Packet Pg. 598
Chapter 7: Public Realm
151
PR-18: Require native and drought-tolerant landscape in all new public realm projects to promote sustainability.
PR-19: Ensure regular maintenance of landscaped areas to sustain their ecological, functional, and aesthetic benefits.
PR-20: Create distinctive public spaces by planting accent trees and establishing groves at key nodes along the 600, 700, and 800 blocks of Laurel Street and 1 100 and 1200 blocks of San Carlos Avenue to strengthen placemaking and reinforce local identity, as set forth in the Downtown Streetscape Master Plan.
PR-21: Incorporate climate-resilient plantings in all rain gardens, prioritizing native, drought-tolerant, and stormwater-friendly species to support biodiversity and manage urban runoff.
PR-22: Encourage and allow for vertical greening, including green walls and rooftop gardens, to improve air quality and mitigate the urban heat island effect.
H. ACCOMMODATING PROGRAMMING/
ACTIVITIES /TEMPORARY USES
PR-23: Design and program public spaces for inclusivity, incorporating features and offering activities and events that engage and accommodate all users.
PR-24: Support the public realm design as set forth in the Downtown Streetscape Master Plan, especially along the 700 block of Laurel Street and expandable to the 600 and 800 blocks, to accommodate large community events and gatherings such as farmers markets, the Art and Wine Faire, and other celebrations.
PR-25: Downtown programmed activities will follow the City’s noise ordinance Title 9, Chapter 9.30 and shall follow regulations prescribed in SCMC Section 9.30.040 Permit to exceed noise levels when City- sanctioned or sponsored activities are scheduled. Music stage venues will be situated and equipped to minimize excessive ambient noise.
PR-26: Integrate music performance stages into key Downtown public spaces, including Centennial Plaza on the 700 block of Laurel Street and the new plaza on the 600 block, to support cultural events and community gatherings.
PR-27: Designate specific Downtown locations to accommodate pop- up businesses, supporting flexibility, activation, and diverse community experiences
PR-28: Gas-powered generators shall be prohibited for Downtown events, vendors, performers and pop-ups. Instead, the Downtown will be equipped with a network of electrical outlets integrated in “smart poles” to accommodate electrical needs.
Action PR-28: Events shall be inspected for fire safety, egress planning, and emergency access clearances. Fire
department shall be notified for review of permitting for all amplified events, tents >400 sq ft, cooking equipment, and temporary power setups.
9.a
November 24, 2025
Packet Pg. 599
San Carlos Downtown Specific Plan
152
7.3 DEVELOPMENT
STANDARDS
A. PLAZAS/OPEN SPACES/PARKS
As specified in the Downtown Streetscape Master Plan, public spaces will be provided in each of the three core blocks of Laurel Street – 600, 700 & 800. For the 600 block, the space currently occupied by overflow public parking will be redeveloped as a multi-use public plaza. This plaza will be flexible in its programmed uses and will have a performance pavilion and stage at the west end, a space for pop-up vendors along its southern edge, and a large open space in the center to accommodate a variety of activities.
For the 700 block, the entire Laurel Street right-of-way will be redeveloped as a curbless, linear public plaza which will accommodate a variety of activities including a wide pedestrian promenade in the center, designated space for outdoor dining and retail display areas, raingarden planting areas featuring groves of trees and additional space for special programming and public art.
New Plaza at
600 Block
New Plaza
at 600 Block
Caltrain Plaza
Figure 7.3 - Downtown Core Illustrative Plan- Series of Plazas
LAUREL STREET
9.a
November 24, 2025
Packet Pg. 600
Chapter 7: Public Realm
153
Figure 7.3 - Downtown Core Illustrative Plan- Series of Plazas 0 100 200 300 ft
LAUREL STREET
Centennial Plaza
700 Block
Harrington Park
Special Pavers
at 800 Block
Bianchini’s
Parking
Lot
9.a
November 24, 2025
Packet Pg. 601
San Carlos Downtown Specific Plan
154
In addition, the 700 block will have a central pavilion and performance stage positioned directly in front of Harrington Park. This space will also contain a water feature. Extending eastward from this central gathering space will be the redeveloped Harrington Park featuring a multi-purpose plaza, a multi-purpose building (restrooms, storage, and mechanical room), public seating, and a raingarden with a grove of trees. The existing donor bricks in Harrington Park will be retained and incorporated into the park design.
Figure 7.4 - A New Plaza on the 600 Block of
Laurel Street
9.a
November 24, 2025
Packet Pg. 602
Chapter 7: Public Realm
155
Figure 7.5 - Centenni al Plaza on the 700 Block of Laurel Street The 800 block of Laurel Street will also feature a central plaza at mid-block, which can be used for programmed events during street closures. The ends of all three blocks of Laurel (600, 700 and 800) will be equipped with removable bollards which can be used to close one or more of the blocks for annual festivals and events. In addition to the central plaza spaces, each of the Downtown core blocks will feature groves- small entry plazas at each end with shaded seating, drinking fountains, and bicycle racks.
9.a
November 24, 2025
Packet Pg. 603
San Carlos Downtown Specific Plan
156
B. EXPANDED SIDEWALKS
Perhaps the most dramatic change to the Downtown public space environment will be the widening of sidewalks of primary Downtown streets – Laurel Street and San Carlos Avenue – from their current dimension of 9-½ feet – to 20 feet – more than doubling the amount of space. This change will be transformative in terms of the diversity and volume of social activity it will accommodate.
The primary focus of sidewalk expansion is to accommodate outdoor dining and retail display space is in the Downtown core area and in particular on the 1 100 and 1200 blocks of San Carlos Avenue and on the 600, 700 and 800 blocks of Laurel Street, although some widening is also proposed on the north frontage of Arroyo where some outdoor dining currently occurs and on the west frontage of El Camino Real where active ground floor uses are anticipated. All the standards for expanded sidewalks are outlined in the Downtown Streetscape Master Plan included as Appendix A of this Plan.
Figure 7.6 - Integrated
Mobility for seamless
connectivity: San Carlos
Avenue
9.a
November 24, 2025
Packet Pg. 604
Chapter 7: Public Realm
157
Figure 7.7 - Expanded
Sidewalks on 600 and 800
Block of Laurel Street
9.a
November 24, 2025
Packet Pg. 605
San Carlos Downtown Specific Plan
158
D. OUTDOOR DINING AND RETAIL
DISPLAY
One of the most significant changes to the Downtown as mentioned earlier will be the expansion of sidewalk widths and the corresponding ability to accommodate outdoor dining and retail display areas in a spacious dining/retail zone adjacent to the storefronts rather than in a post-Covid parklet configuration.
Parklets served a critical need during the COVID pandemic when retailers and restaurants needed a quick way to add outdoor seating to maintain social distancing and ventilation requirements. With expanded sidewalk widths, those temporary parklet provisions will no longer be needed. One of the disadvantages of the parklet configuration is that the individual parklet structures create a wall effect, blocking the street from the sidewalk space, leading to a divided, non-integrated street environment.
1. Two-Pronged Approach
Within this Plan, a two-pronged approach to outdoor dining is established, with standards tailored to the existing street layout and separate provisions planned for future street redesigns or reconstructions featuring wider sidewalks.
The primary focus of sidewalk widening to accommodate outdoor dining and retail display space is in the Downtown core area and in particular on the 1 100 and 1200 blocks of San Carlos Avenue and on the 600, 700 and 800 blocks of Laurel Street, although some widening is also proposed on the north frontage of Arroyo where some outdoor dining currently occurs and on the west frontage of El Camino Real where active ground floor uses are anticipated.
The space allocations for the 600 and 800 blocks of Laurel have been carefully designed to accommodate ample outdoor dining and retail display space and also a “market day” condition which accommodates vendor tents, patron circulation, and emergency access.
Eating and drinking establishments with outdoor dining areas within the Downtown Specific Plan area shall be located, developed, and operated in compliance with the following standards:
Application Information:
Applicant shall submit a site plan and description of the proposed outdoor dining area. The plan shall be drawn to scale showing the location of buildings and structures and in the case of dining in the public right-of-way, the extent of the outdoor dining zone in relationship to the pedestrian zone, the location of street furnishings and trees, and on-street parking (where applicable), adjacent to the proposed outdoor dining. The plan shall show locations, number and the arrangement of the following if proposed: planters, umbrellas, sun screens, tables, chairs, and other portable appurtenances proposed. Colors and commercial grade materials shall be specified. An electrical plan, when applicable, shall include any lighting and electrical connection proposed including specification of fixtures, type and location. In addition to any other application materials required, an application for an outdoor dining area
9.a
November 24, 2025
Packet Pg. 606
Chapter 7: Public Realm
159
Figure 7.8 - 600 & 800 Outdoor Dining Layout.
Top: Outdoor Dining/ retail Arrangement Study – Business-As-Usual) Bottom: Outdoor Dining/ retail Arrangement Study – Farmers’ Market Scenario) shall state the anticipated periods of use during the year, and the proposed hours of daily use, including Saturdays, Sundays, and holidays; and whether any liquor will be sold or consumed in the area to be covered by the permit.
Hours of Operation:
Hours of operation for the outdoor dining area shall be limited to the hours of operation of the associated eating and drinking establishment.
Permits and Licenses:
The applicant shall obtain a City of San Carlos zoning
clearance/ approval from the City’s Planning Division, and approval from the from the City’s Building Division, Fire Department, and Public Works Department, and an annual
business registration from the City’s Finance Division. The applicant shall also obtain approval from the San Mateo County Health Department. In the case of outdoor dining in the public right-of-way, an annual City of San Carlos encroachment permit is required pursuant to SCMC Section
12.36. As applicable, a current and valid liquor license issued by the California Department of Alcoholic Beverages Control is also required.
Outdoor
Dining Zone
Farmers Market
Vending Zone
Tree Strip
Dining Zone
Outdoor
Dining Zone
Outdoor Dining/
Retail Zone
Outdoor Dining/
Retail Zone
Outdoor Dining/
Retail Zone
Pedestrian
Zone
Pedestrian
Zone
Farmers’ Market
Booths
Booths
Pedestrian
Zone
Pedestrian
Zone
Tree Strip/ Dining/
Seating
Tree Strip/ Dining/
Seating
Travel Lanes
Travel Lanes
Pedestrian
Promenade/
Emergency
Access
Outdoor Dining/
Retail Zone
9.a
November 24, 2025
Packet Pg. 607
San Carlos Downtown Specific Plan
160
2. Outdoor Dining Area in the Public Right-of-Way
Encroachment Permit:
An encroachment permit approved by the City Engineer is required for any outdoor dining area located in the public right-of-way.
Minimum Clearance– Pre-Streetscape Construction:
For outdoor dining in the MU-DC zoning district, the outdoor dining area may be located no further than the extent of the brick demarcation line that is closest to the front property line. For all other zoning districts, a minimum of four feet of unobstructed, clear path sidewalk area must remain available for pedestrians. For purposes of the minimum clear path, parking meters, traffic signs, trees, tree grates and all similar obstacles shall constitute obstructions within the sidewalk area. a) Outdoor dining areas are limited to the width of the adjoining storefront and shall not extend beyond that into the shopfront of any separate business.
b) Where the outdoor dining area is located adjacent to a street, an eighteen-inch clearance shall be maintained from the face of the curb to the outdoor dining area unless there is parking parallel to the street, in which case a two-foot clearance is required. c) Minimum width of access opening shall be forty-four inches. No outdoor dining area shall obstruct any points of building ingress and/or egress.
d) On a corner lot, the outdoor dining area shall not be located within the area bound by the extensions of the corner building walls between the building and the curb.
e) Vertical clearance of seven feet shall be maintained.
Minimum Clearance– Post Streetscape Construction:
For outdoor dining in the MU-DC zoning district, the outdoor dining area shall be located within the limits of the designated pedestrian zone (Refer Figure 7.15). The designated pedestrian zone is defined for the 600 and 800 blocks of Laurel Street as: an area 8 feet wide, measured from the building face; for the 700 block of Laurel Street, an area 9 feet wide, measured from the building face; for the 1 100 and 1200 blocks of San Carlos Avenue, an area 8 feet wide, measured from the building face, and for El Camino Real as an area 5 feet wide, measured from the building face.
For all other zoning districts, a minimum of four feet of unobstructed, clear path sidewalk area must remain available for pedestrians. For purposes of the minimum clear path, parking meters, traffic signs, trees, tree grates and all similar obstacles shall constitute obstructions within the sidewalk area.
Laurel Street
• 600 and 800 blocks: 8 feet from building face
• 700 block Centennial plaza: 9 feet from building face San Carlos Avenue: 8 feet from building face
9.a
November 24, 2025
Packet Pg. 608
Chapter 7: Public Realm
161
El Camino Real: 5 feet from building face
a) Outdoor dining is limited to the width of the adjoining storefront and shall not extend beyond that into the shopfront of any separate business.
b) Where the outdoor dining area is located adjacent to a street, an eighteen-inch clearance shall be maintained from the face of the curb to the outdoor dining unless there is parking parallel to the street, in which case a 2.5-foot clearance is required.
c) Minimum width of access opening shall be forty-four inches.
No outdoor dining area shall obstruct any points of building ingress and/or egress.
d) On a corner lot, the outdoor dining area shall not be located within the area bound by the extensions of the corner building walls between the building and the curb.
e) Vertical clearance of seven feet shall be maintained.
Faux plants and hedges are not permitted as barriers
Figure 7 .9 - Outdoor Dining Standards - Furniture and Barriers Maximum barrier height four feet (4ft) including plants Gaps between barrier elements shall be maintained.
Rope barriers, metal crowd barriers, and jersey barriers are not permitted.
9.a
November 24, 2025
Packet Pg. 609
San Carlos Downtown Specific Plan
162
Design:
◆ Furniture shall be commercial grade, and be of durable materials such as wrought iron, wood, steel, or cast aluminum. Plastic chairs and table and vinyl or plastic tablecloths are not permitted. No dining area furniture shall be permanently attached to the public right-of-way. ◆ Planter boxes, when provided, shall be of quality materials such as finished wood, precast concrete, terra cotta, or other pottery. ◆ Umbrellas and sunscreens shall be solid color canvas. Umbrellas and sunscreens shall be a color from the City’s official color palette, and shall be commercial grade, with durable fabric and retractable. No generic advertising or signage is permitted.
◆ Awnings may be solid color or patterned canvas. No generic advertising or signage is permitted. Open lattice projections are permitted ◆ Street-facing awnings may include retractable windscreens as long as they are transparent and only used in inclement weather. Retractable curtains perpendicular to building façade are permitted to block wind or create privacy from neighboring businesses.
◆ Permanent shelters over outdoor eating areas shall be prohibited, with the exception of projecting awnings attached to the building façade. ◆ Barriers delineating the outdoor dining space are optional; if used, they may include planter boxes but not wrought iron fencing, rope, jersey, crowd barriers etc.
◆ No platforms or floor coverings are permitted within the outdoor dining area.
Figure 7.10 - Umbrella Standards for Outdoor Dining
Patterned Umbrellas are not permitted
Solid Color Canvas Umbrellas in City’s official color palette are permitted.
9.a
November 24, 2025
Packet Pg. 610
Chapter 7: Public Realm
163
Figure 7.11 - Awnings Standards
Awnings with patterns are permitted, advertising on awnings is not permitted.Open lattice projections are permitted Street-facing awnings may include retractable windscreens as long as they are transpar- ent and only used in inclement weather
Retractable curtains perpendicular to building façade are permitted to block wind or create privacy from neighboring businesses
9.a
November 24, 2025
Packet Pg. 611
San Carlos Downtown Specific Plan
164
surface of the sidewalk by washing or buffing to remove any stains, marks, or discoloration and in accordance with prevailing stormwater and water quality regulations.
• Furniture and appurtenance shall be kept clean and in good condition.
Umbrellas shall be kept secure in windy conditions, and fire-treated.
3. Outdoor Retail Display
Encroachment Permit:
An encroachment permit approved by the City Engineer is required for any outdoor retail display located in the public right-of-way.
Minimum Clearance– Pre-Streetscape Construction:
For outdoor dining in the MU-DC zoning district, the outdoor retail display may be located no further than the extent of the brick demarcation line that is closest to the front property line. For all other zoning districts, a minimum of four feet of unobstructed, clear sidewalk area must remain available for pedestrians. For purposes of the minimum clear path, parking meters, traffic signs, trees, tree grates and all similar obstacles shall constitute obstructions within the sidewalk area. a) Outdoor retail display areas are limited to the width of the adjoining storefront and shall not extend beyond that into the shopfront of any separate business.
b) Where the outdoor retail display area is located adjacent to a street, an eighteen-inch clearance shall be maintained from the face of the curb to the outdoor retail display area unless there is parking parallel to the street, in which case a two-foot clearance is required.
Operation:
• No entertainment or use, operation, or playing of any musical instrument, loudspeaker, sound amplifier, or other machine for the production or reproduction of sound is permitted in the outdoor areas. • No electrical appliances, heating or cooking of food or open flames shall be allowed in the outdoor dining area. Use of portable heating devices may be permitted with approval from the Fire Marshal. • No structure or enclosure to accommodate serving or clean-up stations, storage of trash or garbage shall be erected or placed on, adjacent to, or separate from an outdoor dining area on the public right-of-way. No storage directly or indirectly related to the business operation shall be allowed in the outdoor dining area.
• All umbrellas, tables, chairs and other portable appurtenances may remain in the outdoor dining area at the end of each business day. • All outdoor dining shall be of the same business conducting the indoor sale.
• Outdoor dining areas may not be subleased to another business.
Maintenance:
• The permittee and the property owner shall maintain the outdoor dining area and the adjoining sidewalk zone, street, curb, and gutter in a neat, clean and orderly condition at all times, regardless of the source of the refuse and litter.
• Activities involving the outdoor dining area shall be conducted in a manner that does not interfere with pedestrians, parking or traffic. • If necessary, the permittee or the property owner shall clean the
9.a
November 24, 2025
Packet Pg. 612
Chapter 7: Public Realm
165
No platforms or floor coverings are permitted within outdoor dining or retail display areas.
Exclude neon and dayglow colors from color pal -
ette for awnings and umbrellas.
Nothing shall be bolted or attached to the ground.
Mannequins/ outdoor display figures are not permitted in the outdoor display area.
Plastic card tables, cinder blocks, and cardboard are not permit- ted in the outdoor display area.
Figure 7.12 - Outdoor Retail Display Standards
9.a
November 24, 2025
Packet Pg. 613
San Carlos Downtown Specific Plan
166
c) Minimum width of access opening shall be forty-four inches. No outdoor dining area shall obstruct any points of building ingress and/or egress.
d) On a corner lot, the outdoor dining area shall not be located within the area bound by the extensions of the corner building walls between the building and the curb.
e) Vertical clearance of seven feet shall be maintained.
Minimum Clearance– Post Streetscape Construction:
In the MU-DC zoning district, the outdoor retail display area shall be located within the limits of the designated pedestrian zone (Refer Figure
7.15). The designated pedestrian zone is defined for the 600 and 800 blocks of Laurel Street as: an area 8 feet wide, measured from the building face; for the 700 block of Laurel Street, an area 9 feet wide, measured from the building face; for the 1 100 and 1200 blocks of San Carlos Avenue, an area 8 feet wide, measured from the building face, and for El Camino Real as an area 5 feet wide, measured from the building face.
For all other zoning districts, a minimum of four feet of unobstructed, clear path sidewalk area must remain available for pedestrians. For purposes of the minimum clear path, parking meters, traffic signs, trees, tree grates and all similar obstacles shall constitute obstructions within the sidewalk area. Outdoor retail display within the Plan area shall be located, developed, and operated in compliance with the following standards:
The temporary outdoor display and sale of merchandise shall comply with SCMC Section 18.23.240, Temporary uses, and SCMC Chapter
18.31, Temporary Use Permits. An encroachment permit is required for any temporary outdoor display and sales within the public right-of-way; reasonable conditions of approval of such permits may be imposed to ensure unobstructed pedestrian movement in a minimum clear zone and to maintain clean sidewalks.
Outdoor display and sale of merchandise in Downtown districts shall comply with this section and Title 12 of the San Carlos Municipal Code.
Outdoor display and sale of merchandise is permitted on private property all Mixed-Use Zoning districts within the Plan area. Outdoor display and sale of merchandise is permitted on public property and in the right-of- way in the MU-DC-100, MU-D-120 with frontage on Laurel Street and San Carlos Avenue, and in Mixed-Use districts south of Arroyo Avenue with frontage on Laurel Street. The display area shall not encroach in a public right-of-way, street, alley, sidewalk without first obtaining an encroachment permit.
General Requirements
Application Information: Applicant shall submit a site plan and description of the proposed outdoor display and sales area. The plan shall be drawn to scale showing the location of buildings and structures.
In cases where outdoor sales are proposed for a location in the public right-of-way, the site plan shall include the location of the extent of the outdoor retail display zone in relationship to the pedestrian zone, the street furnishings and trees adjacent to the proposed outdoor display and sales area. The plan shall show locations, number and the arrangement
9.a
November 24, 2025
Packet Pg. 614
Chapter 7: Public Realm
167
of portable appurtenances proposed. Colors and commercial grade materials shall be specified. In addition to any other application materials required, an application for an outdoor display and sales area shall state the anticipated periods of use during the year, and the proposed hours of daily use, including Saturdays, Sundays, and holidays.
Hours of Operation: Hours of outdoor display and sales shall be limited to the hours of operation of the associated commercial establishment.
Permits and Licenses: The applicant shall obtain a City of San Carlos zoning clearance approval from the City’s Planning Division, and approval from the from the City’s Building Division, Fire Department, and Public Works Department, and an annual business registration from the City’s Finance Division. In the case of outdoor display and sales in the public right-of-way, an annual City of San Carlos encroachment permit from the Public Works Department is required.
Design
• The design of all improvements, sales racks and furniture shall be of a quality to sustain weather and wear, and shall be of commercial grade materials. Vinyl or plastic tablecloths are not permitted. • No platforms or floor coverings are permitted within the outdoor retail display area.
• The merchandise in the outdoor display and sales area including but not limited to the display racks, tables and stands shall not exceed a height of six feet and in no case be lower than two feet.
Figure 7.13 - Outdoor Retail Display Examples
9.a
November 24, 2025
Packet Pg. 615
San Carlos Downtown Specific Plan
168
• Display and sales area fixtures and appurtenances shall be stable and secure in all wind and weather conditions.
• Umbrellas and Sunscreens shall be solid color canvas, choosing a color from the City of San Carlos’ official color palette. Sun screens shall be a fabric and retractable. No generic advertising or signage is permitted on umbrellas and sunscreens.
• Awnings shall be solid color or patterned canvas. Sun screens shall be a fabric and retractable. No generic advertising or signage is permitted on awnings.
• Nothing shall be bolted or attached to the ground. Mannequins/ outdoor display figures are not permitted in the outdoor display area. • All displays shall consider ADA accessibility and clear space requirements.
• Zoning Administrator may consider deviations from these standards Operation
• Outdoor display and sales conducted by a business shall be located directly in front of the associated business storefront and shall not extend into the frontage of any other shopfront.
• All merchandise or services displayed outdoors shall be of the same types ordinarily sold indoors at the business conducting the sale. • Amplified sound is prohibited.
• Outdoor cooking and open flames are not permitted.
• Portable heating devices require Fire Department approval. • Subleasing of outdoor display areas to other businesses is prohibited. • Outdoor retail display appurtenances may remain overnight or be stored inside the business.
Maintenance
• Business shall maintain area, adjoining street and gutter in neat, clean, orderly condition at all times. Retail activities shall not interfere with pedestrian zone, parking or traffic.
• Furniture must be kept in good condition; umbrellas shall be kept secure in windy conditions and shall be fire-treated.
4. Tree Strip Zone, Post Streetscape Improvements
The tree strip zone standards are developed for the Post-Streetscape Construction condition, until then, the Pre-Streetscape Construction Standards on page 160 apply.
◆ Maintain a 2.5-foot setback from curb face or bollard for passenger loading/unloading at parallel parking spaces.
◆ Provide a 5-foot buffer between adjacent tree strip dining areas for pedestrian access.
◆ Keep tables and chairs 4 feet clear of utility access panels, survey monuments, and manholes.
◆ Maintain a 3-foot setback from fire hydrants and Fire Department Connections.
9.a
November 24, 2025
Packet Pg. 616
Chapter 7: Public Realm
169
Tree Strip Zone
Outdoor Dining/
Retail Display Zone
Figure 7.15 - Tree Strip Zone and Outdoor Dining/ Retail Display Zone along 600 and 800 blocks of Laurel Street
Figure 7.14 - Tables & Chairs Must be Set Back 2.5 Feet From a Curb Face or Bollard (Where Parallel Parking Occurs)
◆ At ADA parking spaces, ensure a 3-foot clear path for each vehicle door. ◆ Tables and chairs in the tree strip zone must match those in the outdoor dining zone and shall be brought into the business or business’ outdoor dining zone overnight.
◆ Portable heaters are prohibited.
◆ Electrical lines or lighting may not be strung between businesses and the tree strip zone.
9.a
November 24, 2025
Packet Pg. 617
San Carlos Downtown Specific Plan
170
E. PUBLIC SEATING
Public seating shall be provided throughout the Downtown in a variety of forms including stand-alone benches, integrated seating along raingarden edges, and informal movable chairs and tables, and sculptural stone block seating as part of the water feature design at the center of Centennial Plaza, located in the 700 block of Laurel Street. Example public seating types – and their context – are shown below.
The standards for public seating are further detailed in the Downtown Streetscape Master Plan included as Appendix A of this Plan.
Figure 7.16 - Examples of Fixed Benches and Movable Seatings (Source: Bellringer)
9.a
November 24, 2025
Packet Pg. 618
Chapter 7: Public Realm
171
Figure 7.17 - Example of Integrated Benches
at Rain Garden Edges
Figure 7.18 - Example of Integrated Fountain
Seating (Source: Hudson Yards Park & Bou -
levard, Kelco)
9.a
November 24, 2025
Packet Pg. 619
San Carlos Downtown Specific Plan
172
F. PUBLIC AMENITIES
1. Public Bicycle Racks
Public bicycle racks shall be provided at key entry points to each block, adjacent to the groves, in the Downtown core to encourage bike mobility and to provide easily accessible places for bicycle parking.
For a full description of bicycle rack locations and standards, refer to the Downtown Streetscape Master Plan in Appendix A.
2. Fountain/Water Feature
The vision for Downtown includes a water feature to be located in the center of Centennial Plaza, within the 700 block of Laurel Street.
This feature will activate this important central gathering space for the community, as well as providing the calming sound and cooling effects of moving water. Three important elements will distinguish the water feature: 1) a vertical element providing a focal point for the centennial plaza, 2) seating at the water feature’s edge, and 3) the sound and sight of moving water. The water feature is not intended to be a fully immersive, interactive feature but will provide an opportunity to sit close to the water to enjoy the soothing sights and sounds of flowing water.
Figure 7.19 - Public Bicycle Racks at the New Plaza at 600 Block of Laurel Street
Bicycle Parking
Locations on 600
block of Laurel
Street
N
New Plaza
on 600 block
LAUREL STREET
9.a
November 24, 2025
Packet Pg. 620
Chapter 7: Public Realm
173
3. Drinking Fountains
Drinking fountains will be located throughout the Downtown core to provide easy access to hydration. The fountains will be generally located at the end of each block within the small entry plazas. Fountains will be equipped with 3 elements – standard drinking spout, bottle refill and dog basin at the ground level.
Figure 7.20 Fountain Feature on 700 Block of Laurel Street Figure 7.21 Streetlights and Low Level Accent Lights
4. Street Lighting
New outdoor lighting will be provided throughout the Downtown area including streetlights at minimum and low-level accent lights and overhead catenary lights in certain special areas, such as Centennial Plaza at the mid-point of the 700 block of Laurel Street.
9.a
November 24, 2025
Packet Pg. 621
San Carlos Downtown Specific Plan
174
5. Pavilions/Performance Stages
A core tenet of the Downtown Specific Plan is Downtown vibrancy and activation. This Plan aims to encourage events and performances of different types. To that end, both the 600 and 700 blocks of Laurel Street are envisioned to provide permanent performance stages under pavilion structures. These pavilion stages are intended to accommodate fully amplified performances – and therefore would be equipped with the proper electrical and lighting infrastructure. When not in use, the stages would serve as a sculptural elements within the Downtown landscape and attract other informal uses such as informal seating, pop-up exhibits, etc. These pavilion stages will be of sufficient size to accommodate medium-size group music performances (typically 5-to-6-piece bands).
Performance Stage
the 600 Block Plaza
Figure 7.22 - Pavilion/Performance Stage at 600 Block Plaza N
LAUREL STREET
9.a
November 24, 2025
Packet Pg. 622
Chapter 7: Public Realm
175
6. Smart Poles
The Downtown area – and in particular, the Downtown core – will be equipped with electrical amenities such as charging outlets for vendors, charging for cell phones and laptops, Wi-Fi, security cameras and ambient music speakers. To the greatest extent possible, electrical amenities will be consolidated in “smart poles” using streetlights.
7. Trash Screening, Service Areas
Throughout the Downtown, care will be taken to provide screened trash collection areas, as well as service and delivery access. These functions will rely heavily on the Downtown alley network to provide easily accessible trash collection and service areas. The alley west of the 700 block serves as a successful example of this re-organization. (Refer to Chapter 5. Mobility and Transportation Framework of this document as well as Section 3.5 of the Downtown Streetscape Master Plan for additional detail.)
FIGURE 7.23 - “SMART POLES” (Source(R): fsypvenergy.com)
9.a
November 24, 2025
Packet Pg. 623
San Carlos Downtown Specific Plan
176
G. LANDSCAPE, GREENING & GREEN
INFRASTRUCTURE
1. Planting Palettes
Downtown greening strategies shall follow the street typologies specified in the Downtown Streetscape Master Plan, as illustrated in Figure 7.24-Street Character Typology, with each street type following a prescribed planting palette. Those street typologies are briefly summarized as follows:
◆ Grand Boulevard (El Camino Real)
◆ Civic (San Carlos Avenue & Cherry)
◆ Pedestrian Promenade (North Laurel – north of Arroyo) ◆ Pedestrian & Bicycle (All other cross-streets)
◆ Parkway (Mid-Laurel (Arroyo to Brittan) and South Laurel (Brittan to Greenwood)
An additional category of Plaza Character is also defined for the feature plazas in the 600, 700 and 800 blocks of Laurel. Each of the typologies specified above will follow a prescribed planting palette prioritizing native species and creating a distinct aesthetic and sense of place for a particular street type. Each street must require specified planting types or comparable alternatives, with final plant selections determined during streetscape implementation and approved through Plans Specifications &Estimates (PS&E) drawings by City Council. These trees are fully described in the Downtown Streetscape Master Plan.
2. Street Trees
Consistent and unified rows of street trees will be planted throughout the Downtown area on all street types to provide greenery, shade, and seasonal change. Configurations of street trees by street type and species is detailed in the Downtown Streetscape Master Plan in Appendix A. Each street requires specified planting types or comparable alternatives, with final plant selections determined during streetscape implementation and approved through Plans Specifications &Estimates (PS&E) drawings by City Council.
The exception to a unified approach to street tree planting – one species, evenly spaced for each street type – will be the segment of Laurel Street south of Arroyo which is defined as a mixed species “parkway”.
Here, the street tree will build on the mix of different species that exist today and continue a varied planting as these blocks are redeveloped.
3. Raingardens & Groves
In keeping with a “garden” concept established early on in the community engagement process for the Downtown Streetscape Master Plan, “rain gardens” or bio-retention planting areas will be created as a defining feature of the Downtown street environment – particularly on Laurel Street where these generous garden spaces alternate from side to side through the length of the 600, 700 and 800 blocks creating a meandering path of travel and unifying the Downtown core. Each rain garden features a grove of ornamental trees providing shade and seasonal change.
9.a
November 24, 2025
Packet Pg. 624
Chapter 7: Public Realm
177
Figure 7.24 - Plan Area Street Character Typology
N
9.a
November 24, 2025
Packet Pg. 625
San Carlos Downtown Specific Plan
178
Bio-retention planting areas will also be provided on other street types and in plaza spaces such as Harrington Park and the new plaza on the 600 block of Laurel. Other street types with more constrained conditions will utilize smaller configurations to integrate bio-retention capabilities.
Refer to Chapter 9, Sustainability and Resiliency for the standards regarding raingardens.
4. Permeable Paving and Soil Trenches
In addition to the use of bio-retention planting areas, stormwater absorption will also be facilitated through the use of permeable paving.
This will occur predominantly along street tree planting strips in which trees are planted with tree grate covers, the soil zone is continuous from tree to tree, and the entire strip zone is paved with a permeable paving system. This allows water to percolate into the paving and contributes to soil moisture in the tree root zone as well as promoting tree health.
Refer to Chapter 9- Sustainability and Resiliency for the standards regarding permeable paving.
H. ACCOMMODATING PROGRAMMING/
ACTIVITIES /TEMPORARY USES
A key aspect of a successful Downtown is the continuation of programming activities and events which bring people Downtown and enliven it.
Currently, the City of San Carlos runs a series of events throughout the year to activate the Downtown core (Refer to Fig. 4.1 Annual Calendar of the Downtown San Carlos Events). The Downtown Specific Plan and Downtown Streetscape Master Plan propose improvements to Downtown public space that will accommodate these on-going activities both spatially and with supportive infrastructure.
1. Markets & Festivals
The Downtown public realm design anticipates markets and festivals of different sizes and configuration throughout the year. The design of Laurel Street and San Carlos Avenue accommodates the configuration of market booth tents allowing space for circulation and emergency access.
The standard size of the tent/vending stalls shall be 10-feet x 10-feet, allowing 3 units to be positioned between two street trees as indicated in Figure 7.8.
Electrical outlets shall be provided throughout the Downtown in locations where events are planned, using streetlights as “smart poles”.
2. Pop-ups
◆ Pop-up businesses shall be accommodated in specific places throughout the Downtown as determined by the City and in line with the Prosperity and Economic Development Policy PED6.
◆ Space for pop-up markets is planned in the new plaza on the 600 block of Laurel along its southern edge.
◆ Provide utility connections (electricity, water, and waste disposal) at designated sites to support temporary vendors.
◆ Define maximum vendor footprint to ensure pedestrian circulation.
9.a
November 24, 2025
Packet Pg. 626
Chapter 7: Public Realm
179
◆ Limit hours of operation to balance activation with noise and neighborhood compatibility.
◆ Require vendors to maintain clean, well-kept setups and comply with City health and safety regulations.
◆ Establish a process for permitting including addressing any additional standards required, such as performance standards,
3. Programmed Spaces
Throughout the Downtown and in particular, the Downtown core, space for programmed activities such as outdoor chess, corn-hole, hop-scotch, ping-pong and impromptu spaces for musicians, jugglers and other performers is provided in the new street configurations.
Permanent
Shaded
seating Informal seating Parking replacement with
vending during festivals
Temporary climbing wall
Seasonal ice
skate rink
Space for pop-up
retail
Interactive paving/artFood truck and afford-
able small bites
Annual artist exhibition
opportunity
Drinking
fountain
Smart lighting with wi-fi
and ev charging station
Restrooms Dismounting zone for skate-
boards, cycles, scooters, etc.
Temporary
Figure 7.25 - Programmed Activities in the Downtown Core A Wide Array of Programmed Activities Enriching the Public Realm Experience of the 600, 700, and 800 blocks of Laurel Street N
9.a
November 24, 2025
Packet Pg. 627
9.a
November 24, 2025
Packet Pg. 628
08 PUBLIC ART
9.a
November 24, 2025
Packet Pg. 629
San Carlos Downtown Specific Plan
182
8.1 OVERVIEW
Public art in the Downtown streetscape enhances the cultural identity and visual appeal of the area, creating a more inviting and vibrant place. It fosters community engagement by offering spaces for cultural expression and interaction, making the Downtown experience more meaningful. Additionally, public art can promote local culture and history, contributing to a sense of place and pride among residents and visitors.
According to community feedback from an online survey conducted in August 2024, the top three ways that the community wants to experience art throughout Downtown San Carlos are through gathering spaces (88%), murals (70%), and public streetscape elements (61%).
These findings highlight the community’s desire for more engaging and interactive public spaces that integrate art into the fabric of Downtown.
Goal: Create a culturally rich and dynamic Downtown through public art that reflects San Carlos’ cultural and ecological heritage to foster placemaking and inspire both residents and visitors.
Figure 8.1 - Online Street Character Survey Result – Public Art [Survey date: August 2024]
Figure 8.2 - Existing Public Art in
the Plan Area- Balancing Act
9.a
November 24, 2025
Packet Pg. 630
Chapter 08: Public Art
183
8.2 PUBLIC ART STRATEGY
Incorporating Cultural and Ecological
Elements
The incorporation of cultural and ecological motifs, including references to the City’s sister-city concept, in public murals, sculptures and surface designs can help create a welcoming environment in Downtown rooted in a globally-minded culture, local indigenous culture, and ecological awareness. These artistic interventions could be featured on walls, crosswalks, entry plazas and other urban surfaces, or as individual sculptures, contributing to a more immersive and meaningful streetscape experience.
The concept of the cultural and ecological tributaries was developed as a unifying framework to celebrate San Carlos’s unique history and environment. Emerging from the City’s commitment to honor both people and place, the idea expresses how cultural narratives, and natural Figure 8.3 - Street Character Influences
N
9.a
November 24, 2025
Packet Pg. 631
San Carlos Downtown Specific Plan
184
8.3 DEVELOPMENT
POLICIES AND ACTIONS
PA-1: Strengthen community identity and enhance the public realm by integrating art into the Downtown streetscape, alleys, plazas, and civic spaces, and encourage art in private development.
PA-2: Express community cultural and ecological heritage through public art.
systems flow together into Downtown as parallel yet interconnected storylines. The cultural tributary originates at the Caltrain Station—the City’s primary arrival point—and highlights milestones from indigenous stewardship and early settlement to immigration, women’s rights, and contemporary achievements. The ecological tributary traces the path of the former Pulgas Creek from the south, symbolizing the area’s native flora and fauna and its ongoing role in local ecology. Together, these tributaries create opportunities for public art, landscape design, and interpretive elements throughout Downtown, offering residents and visitors a chance to engage with San Carlos’s layered identity and to celebrate its cultural and natural heritage.
Figure 8.4 - Cultural Murals in the Plan Area.
(L) “Blossoms” and is a collaboration between Bay Area artist Yucali Seki and Omu- ra-based calligraphist Housui Sato.
(R)“Horizon Light”, by artist Amanda Phingbodhipakkiya. August 12, 2021.
9.a
November 24, 2025
Packet Pg. 632
Chapter 08: Public Art
185
PA-3: Maintain and preserve existing public art that holds community significance, such as the “Balancing Act” (Blue Man) sculpture and the murals on the 800 block of Laurel Street and along the Sister City Alley.
PA-4: Promote rotating art installations and interactive public art experiences using innovative technology, such as QR codes, that lead visitors online to learn about art in existing or newly-created public plazas and public spaces in the Downtown.
PA-5: Prioritize collaboration with local artists, while also welcoming opportunities to feature national or international talent for projects of regional or global significance.
PA-6: Support the creation of permanent site-specific artworks and temporary exhibits along the 700 block of Laurel Street/ Centennial Plaza, the new public plaza on the 600 block of Laurel Street, and the gateway to Downtown at San Carlos Avenue and El Camino Real, to enrich the Downtown core with vibrant cultural expressions.
PA-7: Collaborate with community stakeholders to identify key locations for murals, sculptures, and other forms of public art.
PA-8: Adhere to the City of San Carlos’ Public Arts Master Plan and consider updating it as needed to meet Downtown and citywide objectives.
PA-9: Provide opportunities for local artists and designers to exhibit their work in seasonal art installations throughout Downtown to enhance the cultural vibrancy of the area while showcasing local talent.
PA-10: Establish sustainable and diverse funding mechanisms to support public art that reflects community values, enhances public spaces, and engages residents and visitors.
Action PA-10A: Collaborate with developers, local businesses, and community organizations to integrate public art into new developments and civic projects.
Action PA-10B: Pursue funding from federal, state, and
regional arts agencies, private foundations, and national endowments.
Action PA-10C: Partner with local arts nonprofits to co- sponsor projects, and administer artist opportunities.
Action PA-10D: To augment the City’s annual budget
allocation for public art, research, evaluate, and consider establishing a “percent-for-art” program.
Action PA-10E: Explore sponsorships, donor recognition
programs, and crowdfunding for specific high-profile projects.
PA-11: Support the installation of larger sculptures and monuments at key gateways and intersections, such as the area across from the San Carlos Caltrain Station at El Camino Real and San Carlos Avenue, as well as within Centennial Plaza. These installations can serve as significant landmarks and enhance the aesthetic appeal of these vital pedestrian-oriented areas.
PA-12: Consider updating the Public Art Master Plan to reflect desired arts programming in the Downtown and to reflect the City’s unique identify, promote cultural expression, and enhance the public realm.
9.a
November 24, 2025
Packet Pg. 633
San Carlos Downtown Specific Plan
186
8.4 PUBLIC ART
STANDARDS
The process by which public artists are engaged is set forth in the City’s Public Arts Master Plan.
A. RECOMMENDED LOCATIONS FOR
PUBLIC ART INSTALLATION:
Street Intersections: Intersection at El Camino Real and the Caltrain Station, at San Carlos Avenue and Laurel Street, and at the mid-block crossing in the South of Arroyo part of Laurel Street are some of the key nodes for installation of public art such as sculptural gateway elements, surface paintings on walls or pedestrian crossings.
Plazas and Parks provide opportunities for elevated public art experience with murals, sculptures, and other painted street furnishings; areas include: Harrington Park; Centennial Plaza located along the 700 block of Laurel Street; the new plaza on the 600 block of Laurel Street; and the temporary plaza at the mid-point of the 800 block of Laurel Street.
Along Sidewalks and Pedestrian Strips: The entire 600, 700, and 800 blocks of Laurel Street can be closed off from vehicular access on special occasions to accommodate temporary local artist exhibitions.
9.a
November 24, 2025
Packet Pg. 634
Chapter 08: Public Art
187
Figure 8.5 Potential Public Art Installation Locations in the Downtown Core N
EL CAMINO REAL
LAUREL STREET
WALNUT STREET
SAN CARLOS AVENUE
CHERRY STREET
OLIVE STREET ARROYO AVENUE
9.a
November 24, 2025
Packet Pg. 635
9.a
November 24, 2025
Packet Pg. 636
09 SUSTAINABILITY
AND RESILIENCY
9.a
November 24, 2025
Packet Pg. 637
San Carlos Downtown Specific Plan
190
9.1 OVERVIEW
Building a sustainable and resilient future for Downtown San Carlos is established through goals, policies, and actions designed to advance environmental sustainability and climate resilience. Promoting green infrastructure, sustainable mobility, clean energy, energy efficiency, and climate change mitigation and adaptation strategies can prepare the Downtown for future challenges.
Goal: Enhance Downtown’s long-term sustainability and
resilience to climate change and natural hazards by promoting environmentally-sustainable development and infrastructure, while fostering a vibrant and adaptable urban environment.
This includes integrating resilient infrastructure and climate- responsive strategies to mitigate the impact of environmental challenges and ensure the sustainability of the Downtown area for future generations.
9.2 DEVELOPMENT
POLICIES AND ACTIONS
SR-1: Integrate resilient infrastructure and climate-responsive strategies to mitigate the impact of environmental challenges and ensure the sustainability of the Downtown area for future generations.
Action SR-1: Incorporate green infrastructure throughout all street segments within the Plan Area to mitigate the impacts of extreme weather events and provide key environmental benefits such as passive-cooling, carbon sequestration, and rainwater interception.
SR-2: Implement green infrastructure through raingardens, permeable tree strips, green roofs, and low-impact development strategies to reduce runoff and improve water quality.
SR-3: Require new developments to incorporate green building standards and energy-efficient design.
SR-4: Promote sustainable mobility and support the adoption of clean energy transportation options throughout Downtown.
Action SR-4A: Where feasible, integrate electric vehicle (EV) charging facilities in both on-street and off-street parking spaces.
Action SR-4B: Implement active transportation infrastructure within the Downtown to support and facilitate walking, bicycling, and access to public transit.
SR-5: Consistent with the City of San Carlos’ Climate Mitigation and Adaptation Plan, and subsequent updates, support local businesses and residents in adopting sustainable practices through incentive programs and education campaigns.
9.a
November 24, 2025
Packet Pg. 638
Chapter 09: Sustainability And Resiliency
191
9.3 DEVELOPMENT
STANDARDS FOR CAPITAL
IMPROVEMENTS
A. SUSTAINABILITY STANDARDS FOR
NEW DEVELOPMENTS
New developments in the Plan Area shall follow City’s Green Building Codes and any subsequent updates in coming years.
B. RAINGARDENS
Raingardens proposed for the 600, 700, and 800 blocks of Laurel Street shall follow the layout, materials and planting palette as specified in the Downtown Streetscape Master Plan, incorporating flowering tree groves and native or climate-adapted plantings that enhance visual appeal and ecological function. Each raingarden shall be designed as both a stormwater management system and a passive recreation amenity, with features such as seating edges, pathways, or viewing areas that invite public interaction without compromising drainage performance.
Figure 9.1 - Raingarden and Seating Along Its Edge, at 700 Block of Laurel Street
9.a
November 24, 2025
Packet Pg. 639
San Carlos Downtown Specific Plan
192
C. TREE PITS AND PERMEABLE TREE
STRIPS
Tree pits with mountable grates measuring 5 feet by 5 feet shall be introduced on all the streets in the Plan Area and these pits shall be connected underground through expanded soil trenches. These interconnected trenches shall be designed to promote improved rainwater percolation and support healthy root growth, ensuring long-term tree health and stormwater performance.
At the surface level, tree pits shall be connected by a continuous 5-foot- wide permeable paving strip (Refer to Figure 9.2) composed of permeable pavers and engineered soil. This strip shall facilitate surface infiltration, promote shared root zones, and enhance stormwater management while supporting healthy tree growth along the corridor. The permeable strips shall consider decorative paving pattern as specified in the Downtown Streetscape Master Plan.
D. ELECTRICAL INFRASTRUCTURE
Along Laurel Street integrate smart poles equipped with green power outlets powered by renewable energy. These can provide electricity for street fairs and event-day vendors. Refer to the Downtown Streetscape Master Plan for details and specifications.
9.a
November 24, 2025
Packet Pg. 640
Chapter 09: Sustainability And Resiliency
193
Figure 9.3 - Smart Poles and Permeable Tree
Strip on 600, 700 and 800 Blocks of Laurel Street
Figure 9.2 - Raingardens and Permeable Tree
Strips Along 700 Block of Laurel Street
N
9.a
November 24, 2025
Packet Pg. 641
9.a
November 24, 2025
Packet Pg. 642
10 INFRASTRUCTURE
AND UTILITIES
9.a
November 24, 2025
Packet Pg. 643
San Carlos Downtown Specific Plan
196
10.1 OVERVIEW
The Infrastructure & Utilities section outlines necessary improvements within the Plan Area, including wet utilities and solid waste management.
Goal: Ensure a robust, adaptable, and future-ready
infrastructure system that supports growth, enhances quality of life, and meets the evolving needs of the community.
10.2 DEVELOPMENT
POLICIES AND ACTIONS
A. INFRASTRUCTURE AND EQUITY
IU-1: Invest in modern infrastructure, embracing innovative technologies, and promoting sustainable practices to create a resilient Downtown that can effectively accommodate future development and improve the overall urban experience.
Action IU-1A: Upgrade water and sewer systems to meet
growing demands and incorporate water-saving technologies in new developments and public infrastructure.
Action IU-1B: Implement smart technologies such as smart street lighting, EV charging stations, public Wi-Fi connectivity, smart waste management etc. for improved energy efficiency, waste management, and public services
Action IU-1C: Enhance broadband connectivity to support economic growth and innovation.
IU-2: Ensure equitable access to community services, including emergency services for all Downtown residents, workers, and visitors.
Action IU-2A: Secure funding through public-private
partnerships and other models to implement sustainable and cost-effective infrastructure improvements.
B. PUBLIC AND PRIVATE UTILITIES
In 2022, the City initiated an assessment of existing public and private utilities within the San Carlos Downtown Specific Plan Area.
This assessment provided a summary of general conditions, system characteristics, and a planning-level overview of potential infrastructure upgrades.
I-U3: Partner with California Water Service (CalWater) and other utility providers to align infrastructure upgrades with Downtown Streetscape Master Plan projects, ensuring seamless coordination, minimizing disruptions, and optimizing project efficiency.
I-U4:The City shall coordinate with public utility providers serving the Plan Area to identify existing capacity deficiencies and anticipate demands from future development.
9.a
November 24, 2025
Packet Pg. 644
Chapter 10: Infrastructure And Utilities
197
Action IU-5: In the absence of existing infrastructure models, a qualitative assessment shall be conducted collaboratively with utility providers to gain a comprehensive understanding of system needs. This assessment will inform recommendations for necessary pipeline and system upgrades, including
associated costs.
IU-6: Recognizing that numerous underground utility systems may require upgrades alongside surface improvements, the City shall prioritize understanding these needs, phasing, and costs to ensure streetscape enhancements are accurately budgeted and implemented efficiently.
Accordingly, the following actions shall be undertaken in all areas slated for streetscape improvements:
TABLE 10.1EXISTING UTILITIES AND PROVIDERS IN THE PLAN AREA + IMPLEMENTATION MEASURE MATRIX (STREETS + PUBLIC SPACES)
OWNER SERVICE BASIS OF UNDERSTANDING
City of San Carlos Sanitary Sewer and Storm Drains GIS and Master Plan Documents California Water Service Water Service Service Area Maps Pacific Gas and Electric Electrical and Natural Gas Service Area Maps Comcast Telecommunications Service Area Maps
AT&T Telecommunications Service Area Maps
Sonic Telecommunications Not within area but is servicing the city Action IU-6A: Coordinate with CalWater to determine the appropriate pressure zones for future development within the Plan Area.
Action IU-6B: Provide CalWater with early notification
and ongoing coordination as developments and street
improvement projects are identified to determine required system enhancements.
Action IU-6C: Coordinate with Pacific Gas and Electric
(PG&E) and Peninsula Clean Energy (PCE) to assess and
plan for future power demands.
Action IU-6D: Main electrical service points shall be
established in coordination with Pacific Gas and Electric (PG&E).
9.a
November 24, 2025
Packet Pg. 645
San Carlos Downtown Specific Plan
198
Action IU-6E: Feeder circuits shall be distributed from these points to power street lighting, EV chargers, and outlet locations throughout the project area.
C. WATER AND SEWER SYSTEMS
IU 7: Upgrade water, storm water and sewer systems to meet growing demands and incorporate water-saving technologies in new developments and public infrastructure.
Action IU-7A: Assess the sewer system’s capacity to support additional growth, especially under wet weather conditions.
Action IU-7B: The City’s video inspections of wastewater pipelines and manholes were last conducted in 2013 and do not reflect current infrastructure conditions. A comprehensive reassessment following National Association of Sewer Service Companies (NASSCO) standards shall be conducted in the
near term to accurately evaluate system integrity and identify necessary upgrades.
Action IU-7C: Stormwater infrastructure within the Plan Area shall be upgraded to address identified capacity limitations, particularly in FEMA flood-prone zones AO and AE near
Pulgas Creek.
IU-8: Individual project developments are encouraged to utilize onsite alternative water sources, regardless of whether recycled water infrastructure is extended to the Downtown in the future.
Action IU-8: Evaluate feasibility of connection to the City of Redwood City’s Recycled Water system and extending a pipeline to the Downtown.
D. TELECOMMUNICATIONS
IU-9: Evaluate the feasibility of offering free public Wi-Fi service within the Downtown district. This evaluation will include an assessment of technical requirements, costs, funding sources, potential partnerships, and long-term maintenance responsibilities. As part of this process, ensure that future streetscape improvements consider the infrastructure necessary to support public Wi-Fi and related digital connectivity initiatives. Where feasible, conduit, fiber, or other supporting facilities shall be incorporated into construction phases to minimize costs and maximize efficiency.
Action IU-9A: Conduct a feasibility study analyzing costs, technology options, and coverage areas for public Wi-Fi in the Downtown.
Action IU-9B: Explore potential partnerships with internet service providers, technology firms, and community
organizations.
Action IU-9C: Identify potential funding opportunities, including grants, public-private partnerships, and capital improvement program allocations.
Action IU-9D: Integrate digital infrastructure into the design and engineering of upcoming streetscape projects.
9.a
November 24, 2025
Packet Pg. 646
Chapter 10: Infrastructure And Utilities
199
Action IU-9E: Report findings and recommendations to the City Council for consideration and direction.
E. WASTE MANAGEMENT
IU-10: Develop a waste management strategy that prioritizes reduction, recycling, and composting, emphasizing circular economy practices.
Action IU-10: Work with agency partners such as Rethink Waste to implement waste management infrastructure and
programs within the Plan Area that prioritize minimizing waste generation through public awareness, maximize diversion of waste through clearly designated recycling and composting bins, and support circular economy principles by facilitating the reuse of materials.
F. COMMUNITY SERVICES
IU-11: Ensure equitable access to community services, including emergency services for all Downtown residents, workers, and visitors.
Action IU-11: Coordinate with the City of San Carlos’ public safety departments and programs and consider service
response times and physical accessibility during infrastructure planning activities to meet future demand.
10.3 DEVELOPMENT
STANDARDS FOR PUBLIC
REALM UTILITIES
A. SEWER LIENS AND STORM PIPES
Sanitary sewer pipelines shall be increased to a minimum diameter of 8 inches, with additional upsizing needed for some lines to support future demands.
The sanitary sewer lines along Arroyo and Brittan Avenues shall be upgraded to a minimum of 8 inches in diameter, with select segments increased to 10 inches as needed to accommodate future capacity.
Upgrades should utilize pipe-bursting methods along existing alignments.
A minimum 18-inch diameter shall be used for storm drainpipes, with upsizing as needed based on site-specific conditions and tidal influences.
Improvements should align with the City’s 2017 Storm Drain System Master Plan (and subsequent updates) and incorporate strategies to manage sedimentation, sea level rise, and incidental high-flow events such as utility breaks and hydrant flushes.
B. STREET LIGHTING- SMART POLES
All new street lighting on the 600 and 800 block of Laurel Street shall utilize “smart poles” that integrate multiple infrastructure functions. Each
9.a
November 24, 2025
Packet Pg. 647
San Carlos Downtown Specific Plan
200
smart pole shall be equipped with LED luminaries, energy-efficient drivers, and digital controls that support dimming, scheduling, and remote monitoring. Lighting shall comply with Illuminating Engineering Society (IES) standards and Dark Sky guidelines, with a color temperature not exceeding 3,000 K.
Smart poles shall also be designed to accommodate additional features such as EV charging ports, Wi-Fi access points, power outlets and security equipment, where feasible.
C. EV CHARGING
Smart poles, where installed, shall include provisions for Level 2 Electric Vehicle (EV) chargers (with adaptability to future conditions requiring level 3 EV charging as feasible) operating on 240-volt AC circuits at 40 amps. EV charging stations shall be implemented in partnership with a qualified charging provider, who will manage operations and maintenance.
EV charging stations shall be located within the alleys rather than along the Downtown core streets.
EV charging stations shall include emergency shutoffs and be UL -listed with proper separation from pedestrian zones and combustibles. Fire safety signage, shutoff locations, and training for emergency response to EV fires shall be coordinated with the Fire department.
D. PUBLIC WI-FI
Smart poles shall include Public Wi-Fi covering 600, 700 and 800 blocks of Laurel Street and shall prioritize seamless, outdoor access without interfering with private or business networks.
E. POWER OUTLETS
Smart poles shall include 120-volt convenience outlets and 240-volt, 30-amp outlets to support audio/visual and small-scale electrical needs and food vendors and special event operations, respectively.
F. SMART WASTE RECEPTACLES
Within the public realm, install solar-powered waste and recycling bins equipped with sensors that monitor fill levels and compact waste as needed. Receptacles shall send real-time alerts to collection services to optimize pick-up routes and reduce overflow.
All new developments and public spaces shall provide accessible, dual- or triple-stream waste receptacles designed to meet the City’s waste reduction goals and align with San Carlos’ sustainability targets.
9.a
November 24, 2025
Packet Pg. 648
Chapter 10: Infrastructure And Utilities
201
9.a
November 24, 2025
Packet Pg. 649
9.a
November 24, 2025
Packet Pg. 650
11 ADMINISTRATION
AND
IMPLEMENTATION
9.a
November 24, 2025
Packet Pg. 651
San Carlos Downtown Specific Plan
204
11.1 PLAN APPROVAL AND
ADMINISTRATION
Specific Plan Authority
California Government Code Section 65450 enabled the creation of the Downtown Specific Plan. The Downtown Specific Plan is an extension of the City of San Carlos’ General Plan, but provides more localized goals, policies, and actions for the Downtown over the next 20 years.
Specific Plan Contents
State law requires that a Specific Plan includes text and a diagram or diagrams which specify all of the following in detail:
◆ The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
◆ The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
◆ Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
◆ A program of implementation measures including regulations, programs, public works projects, and financing measures.
◆ The specific plan shall include a statement of the relationship of the specific plan to the general plan.
Specific Plan Adoption and Amendments
The Downtown Specific Plan shall be adopted and amended in the same manner as the City’s General Plan (see Chapter 18.34 of the City of San Carlos’ Municipal Code). However, State law allows a specific plan to be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the San Carlos City Council.
State law also mandates that no local public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, and no zoning ordinance may be adopted or amended within an area covered by a specific plan unless it is consistent with the adopted specific plan.
9.a
November 24, 2025
Packet Pg. 652
Chapter 11: Administration And Implementation
205
11.2 DEVELOPMENT
REVIEW
Article IV – Administration and Permits, of Title 18, San Carlos Municipal Code (SCMC), sets forth the regulatory framework governing permits and entitlements.
Design Review and Compliance Review Process
Section 18.29 establishes the design review and compliance review process for development applications.
Planning Authorities
Applicants shall refer to SCMC 18.25 Planning Authorities to identify responsibilities for specific bodies, officials and administrators as it pertains to development in the Downtown Specific Plan Area. Table
18.26.070: Review Authority provides a summary of review authorities for decisions and appeals.
Common Procedures
Applicants shall refer to SCMC 18.27 Common Procedures to identify procedures that are common to the application and processing of all permits and approvals.
11.3 STREETSCAPE
PHASING
PHASING STRATEGY
To implement improvements contained in the San Carlos Downtown Streetscape Master Plan, a strategic, step-by-step phasing plan was developed and is illustrated in Figure 1 1.1. Due to the scale and complexity of the project, a total of 13 different segments were identified and designed to minimize disruptions while ensuring continuous community access. The precise sequencing of the phases, or segments, will ultimately be decided by the San Carlos City Council and based on funding availability.
Each phase is prioritized based on factors such as pedestrian flow, infrastructure needs, and budgetary considerations. This phased approach allows for flexibility and adaptation as the project progresses, ensuring that the improvements align with the long-term vision for the area. These phases, mapped across different streets, aim to gradually enhance the Downtown core, these phases are:
Phase 1A – Harrington Park: Improvements to enhance its usability and attractiveness, complementing the new pedestrian plaza and providing a platform for performances and public gathering to increase multi-purpose usage of the park.
9.a
November 24, 2025
Packet Pg. 653
San Carlos Downtown Specific Plan
206
Phase 1B - 700 block of Laurel Street: Initial improvements focused on creating a pedestrian plaza, aligning with the city’s strategy for increased walkability in Downtown.
Phase 2 – 600 Block East Alley Parking Improvements:
Reorganization of alleyways and parking spaces for improved parking efficiency, flow, and pedestrian experience. This phase also includes infrastructural improvements including installation of EV charging stations.
Phase 3 - 600 Block Laurel Street and the New Plaza: Further improvements on Laurel Street to extend the cohesive streetscape design strategy and continue the pedestrian-friendly experience in the Downtown core. This phase also includes improvements at the new plaza to create a vibrant public space by introducing a performance space, gathering spaces and pop-up markets.
Phase 4 - San Carlos Avenue 1100 and 1200 Blocks: Improvements to introduce the Civic character as discussed in Chapter 3, to make San Carlos Avenue a welcoming complete street for all.
Phase 5 - 700 and 800 Block Alleyways: Reorganization of alleyways and parking spaces for improved parking efficiency, flow, and pedestrian experience. This phase also includes infrastructure improvements including installation of EV changing stations.
Phase 6 – 800 Block Laurel Street: Improvements on Laurel Street to extend the cohesive streetscape design strategy as introduced in Phase 1B and continue the pedestrian-friendly experience in the Downtown core.
Phase 7 – Arroyo Avenue: Improvements to Arroyo Avenue to support an enhanced pedestrian experience, bicycle connections and on-street parking.
Phase 8 – Olive Street: Improvements to Olive Street to support an enhanced pedestrian experience, bicycle connections and on-street parking.
Phase 9 – Cherry Street (between El Camino Real and Walnut Street): Improvements to Cherry Street to support an enhanced pedestrian experience, bicycle connections and on-street parking.
Phase 10 – Walnut Street: Improvements to Walnut Street to support an enhanced pedestrian experience, bicycle connections and on-street parking.
Phase 11 – Elm Street: Improvements to Elm Street to support an enhanced pedestrian experience, bicycle connections and on-street parking. Additionally, this phase will include the introduction of a crosswalk connecting City Hall to the pedestrian paseo leading to Walnut Street and through the arched walkway out to the new plaza at the 600 block.
Phase 12 – San Carlos Avenue 1300 and 1400 Blocks and
Cherry Street (Between Walnut Street and Chestnut Street):
Improvements on the 1300 and 1400 blocks of San Carlos Avenue to introduce the Civic character as discussed in Chapter 3, to make San Carlos Avenue a welcoming complete street for all. Simultaneously, improvements will introduce pedestrian-bicycle friendly character on Cherry Street between Walnut and Elm Street.
9.a
November 24, 2025
Packet Pg. 654
Chapter 11: Administration And Implementation
207
Figure 11.1 - Initial Phasing Strategy
N
9.a
November 24, 2025
Packet Pg. 655
San Carlos Downtown Specific Plan
208
El Camino Real – the Grand Boulevard Initiative Phase: The City should continue to collaborate with SamTrans, who is overseeing the Grand Boulevard Initiative. San Carlos will implement transformation of El Camino Real through alignment of policies and plans and develop an Action Plan and coordinated Project Initiation Document.
AI-1: During Downtown streetscape implementation, the City of San Carlos shall minimize disruptions while ensuring continuous access for the community.
Action AI-1. The City shall proactively inform, communicate, and collaborate with Downtown businesses and the broader community throughout construction. Outreach will include sharing schedules, timing, and phasing details; providing clear points of contact; and offering support resources to reduce impacts during construction.
11.4 FINANCING STRATEGY
Implementation of the San Carlos Downtown Specific Plan and the associated Downtown streetscape improvements will be a long-term transformation of the Downtown that will require collaboration between the City of San Carlos, property owners, businesses, community stakeholders, and developers. Funding for proposed public improvements, as well as ongoing maintenance and operations, will represent key challenges. The City will play a key role in the development of infrastructure to support the buildout of the Plan Area by planning and designing infrastructure system improvements, providing a framework to allocate the financial burden for public improvements among various parties, leveraging private investments with available public resources, and providing tools to raise funds and finance the necessary improvements.
The purpose of this financing strategy is to identify the public improvements and actions needed to implement the Plan, identify an array of appropriate funding sources and financing mechanisms, and provide a list of actions that the City should take to implement or coordinate execution of this financing strategy.
A. FINANCING INFRASTRUCTURE
IMPROVEMENTS
AI-2: Infrastructure improvements within the Downtown Specific Plan Area shall be supported through a diversified funding strategy that includes public-private partnerships, developer impact fees, grant programs, and other alternative financing models.
9.a
November 24, 2025
Packet Pg. 656
Chapter 11: Administration And Implementation
209
AI-3: All projects shall be evaluated for long-term cost-effectiveness and sustainability, with funding mechanisms coordinated across city departments and stakeholders to ensure timely and efficient implementation.
AI-4: Secure funding through public-private partnerships and other models to implement sustainable and cost-effective infrastructure improvements.
For detailed guidance on infrastructure funding and financing strategies, refer to Section 1 1.7 Funding Sources and Financing Tools.
B. FINANCING STRATEGY PRINCIPLES
The public improvement program spans the next 20 years. While some funding sources are identified upfront, others will be determined during implementation and based on available resources.
The following principles will guide funding decisions:
1. Equitable Cost Distribution
Costs should be allocated fairly, minimizing the burden on those least able to afford them. When specific community segments benefit more from an improvement, they should contribute proportionally.
2. Leveraging City Resources
The City will amplify its resources by pursuing external funding—such as regional, state, and federal grants—and in-kind contributions from its property owner and developer partners. This approach aims to supplement the General Fund and staff resources, reducing expenses for residents and businesses.
3. Long-Term Cost Efficiency
Investments should offer long-term value, offsetting initial expenditures.
For instance, enhancing Downtown infrastructure can attract development, boost property values, and increase tax revenues, which can then support debt repayment, maintenance, and service improvements.
4. One-Time Capital Improvements vs. Ongoing
Operations and Maintenance
The improvement program is primarily focused on one-time capital improvement costs or one-time actions to implement Downtown streetscape improvements. Consequently, the funding sources and financing tools identified in this financing strategy are primarily focused on identifying ways to pay for these one-time costs. However, the City will also be responsible for covering ongoing operations and maintenance costs for some improvements, such as the costs associated with maintaining redesigned and improved streets and new hardscapes and landscapes in Downtown San Carlos.
9.a
November 24, 2025
Packet Pg. 657
San Carlos Downtown Specific Plan
210
11.5 WHAT NEEDS TO BE
FUNDED
A. DOWNTOWN STREETSCAPE MASTER
PLAN
The largest category of costs associated with the Downtown Specific Plan are the improvements set forth in the Downtown Streetscape Master Plan which was formulated concurrently with the Plan and separately adopted on April 28, 2025. There are 13 discrete projects are estimated to cost approximately $125 million. Phase 1A (Harrington Park improvements) is expected to break ground in spring 2026. The timing of the construction of the other phases will depend on availability of funding.
11.6 FUNDING SOURCES
AND FINANCING TOOLS
With a range of improvement types and projects, it is essential to draw on a range of both broad-based and project-specific funding sources to support both short-term and long-term implementation of the Downtown Specific Plan and Downtown Streetscape Master Plan. This includes sources that are locally controlled, such as General Fund monies and City’s development impact fee revenue, among others, as well as funding from regional, state, and federal agencies, and funding from assorted private sources.
A. TYPES OF FUNDING SOURCES
The following section lists potential funding sources and programs available through local, regional, state, and federal agencies and organizations (see Table 1 1.1). Local funding is typically the least competitive but is often already allocated to existing funding priorities.
Increasing the amount of local funding available may require dedicating incremental property tax revenue and/or additional taxation. Local funding can be leveraged for one-time capital costs, ongoing operations and maintenance, and can be used to leverage outside funding and as a dependable source for debt repayment. Federal funding is generally limited and allocated based on fixed funding criteria, though a significant amount of federal funding is also provided as pass-through dollars to regional and state agencies. The identified regional and state funding programs vary in size and are most well suited to off-setting one-time fixed improvement costs. The regional and state funding sources are the most competitive.
1. Local Funding Sources
The City should consider using locally-controlled funds strategically (i.e., in a way that leverages local monies to secure funds available from other sources). For example, the City could utilize local funds as the required matching source for state or federal grant programs or where other funding sources and financing tools are not available or appropriate.
Local funding should also be reserved to offset the costs of ongoing operations and maintenance activities which are typically not eligible for outside funding.
9.a
November 24, 2025
Packet Pg. 658
Chapter 11: Administration And Implementation
211
General Fund Allocations
The General Fund is the main operating fund for the City of San Carlos and is the least restrictive of all potential funding sources. The use of General Fund monies is at the discretion of the City Council, including application of unassigned fund balance and established reserves where appropriate. Subject to the need to balance many budgeting needs, the City Council could decide to spend General Fund dollars on any of the desired Downtown Specific Plan or Downtown Streetscape Master Plan implementation items.
Existing Staff Workplans
For some actions, such as amending the zoning code and implementing the ground floor retail checklist per recommendations made in the Economic Prosperity Plan, existing staff can be utilized by programming these initiatives into existing workplans as other planning activities reach completion. The General Fund would cover staff costs, but the additional net cost to the City could be minimal.
TABLE 11.1 SUMMARY OF FUNDING SOURCES
LOCAL FUNDING AND
FINANCING SOURCES
REGIONAL/ STATE FUNDING FEDERAL FUNDING PRIVATE/ NONPROFIT FUNDING General Fund Allocations
Existing Staff Workplans
Transient Occupancy Tax
(“TOT”)
Development Impact Fees and
Mitigations
Development Agreements &
Community Benefits
User Fees, Rents and
Concessions
Revenue Ballot Measures
Bay Area Air Quality District – Clean Air Funds
Affordable Housing & Sustainability
Communities (AHSC)
Urban Greening Grants (UGC)
Active Transportation Grants (ATP)
State Highway Operation and Protection
Program (SHOPP)
Caltrans Sustainable Transportation Planning
Grant (SB1)
Local Streets and Roads Program (LSRP)
Local Transportation Funds (LTF)
Energy Conservation Assistance Act (ECAA)
California Public Utility Commission – Rule 20A
Community Development Block
Grant Program
Private Donations
Sponsorship Programs
Private Charities and Foundations
National Endowment for the Arts (Our
Town)
9.a
November 24, 2025
Packet Pg. 659
San Carlos Downtown Specific Plan
212
Transient Occupancy Tax (TOT)
This special tax is charged to visitors who rent overnight accommodations (e.g., hotels and motels) for 30 days or less. Revenues are collected at the time of payment by the lodging operator and lodging establishments located within the City of San Carlos remit the TOT collections to the City’s General Fund. The applicable TOT rate is set by the local jurisdiction and can be increased or decreased with local voter approval In San Carlos, the TOT revenue is used to offset general fund costs. The current TOT rate in San Carlos is 14 percent and this rate is comparable with other nearby Peninsula cities.
Development Impact Fees and Mitigation Requirements
Development impact fees (“DIF”) are another potential funding source for the Plan’s physical improvements such as roadway improvements, utility improvements and upgrades, streetscape improvements, and parks and recreational open space, among other improvements. These fees, paid by new residential and commercial development projects, can only be used to pay for improvements that can be demonstrated to serve new residents and businesses (from new development), but these fees can be combined with other sources to fund a project that serves both new and existing residents or businesses. A nexus study, which calculates the new increment of development, estimates the portion of an improvement project attributable to that increment of growth, and allocates the costs across the new development projects by land use, is required by state law for implementation. Additional impact fees could be considered as a means to fund improvements if a nexus can be established. Similarly, to the degree that a project requiring discretionary approvals generates impacts in a way not covered by the existing impact fee schedule, the City may also negotiate additional mitigation requirements which may also be used for desired improvements. According to its current fee schedule, the City of San Carlos levies impact fees for traffic, park facility development, commercial linkage fee for affordable housing, sewer capacity, and childcare development,). The City also collects park and affordable housing impact fees. The level of fees and scope of eligible projects to be funded by them can be reviewed by the City to include Downtown Specific Plan and Downtown Streetscape Master Plan improvements.
Development Agreements and Community Benefits
In cases where the city and developers elect to negotiate and execute a development agreement (typically for larger or multi-phase projects), the city will have opportunities to negotiate improvements that could benefit Downtown. The scope of negotiated improvements from these citywide projects in the form of project mitigation requirements and community benefits can include roadway and intersection improvements, parking management, and utilities upgrades, landscaping and street furniture, park and/or parklet improvements, or contributions to local arts programs, among other options.
The exact nature of any such agreement will depend on the willingness and ability of the developer to make public concessions in exchange for approval, as well as the priorities of the City Council regarding Downtown implementation. These types of public benefits agreements
9.a
November 24, 2025
Packet Pg. 660
Chapter 11: Administration And Implementation
213
may apply to new developments outside of the Downtown area if the new development is perceived to have a relationship to the Downtown area, such as generating new residents or employees who will want to travel to and spend time in the Downtown area, utilize Downtown parking, sidewalks, and/or other bicycle and pedestrian facilities included in the Plan Area. For example, the East Side Innovation District Vision Plan lists citywide priorities, including public space activation, small business networking opportunities, and arts and cultural uses. To implement this funding source, the City would prepare a financial analysis of a project to determine the level of community benefits the project can support.
User Fees and Concessions
To the extent that new facilities charge fees for access or usage, said fees can be used to offset the costs of operations and maintenance. User fees may include new parking fees, as well as park usage fees (e.g., for Harrington Park and the new public plaza envisioned on the 600 block of Laurel Street), either for day use or for special events. If concessions are provided, such as snack stands, food trucks, or vending machines, concession fees may also be used to offset operations and maintenance costs, such as for supporting a Laurel Street/Downtown event series.
User and concession fees are insufficient to offset construction costs for most types of public facilities but can be part of a balanced and multifaceted financing strategy and/or help provide funding for ongoing operations and maintenance once improvements are in place. User fees and concession fees would only contribute modestly to ongoing costs given the small size of these venues.
2. Regional and State Funding Sources
The following section describes several state and regional funding sources that generally align with the improvements and actions identified in the Downtown Specific Plan.
Bay Area Air Quality Management District (AQMD)
Transportation Fund for Clean Air
The Transportation Fund for Clean Air (“TFCA”) Funds program is administered by the Bay Area Air Quality Management District (BAAQMD) and offers grants for projects designed to reduce emissions from mobile sources. The Clean Air Funds Program is funded by a four-dollar surcharge on all vehicles registered in the district, as authorized by the Assembly Bill 2766. The program aims to reduce mobile emissions, private business, non-profit organizations, and public agencies are encouraged to apply if their proposals include projects that fall under one of four categories: clean technologies and low-emission vehicles; alternative transportation; transit; and public education.
Affordable Housing and Sustainable Communities
(AHSC) Program
The California Strategic Growth Council administers the Affordable Housing and Sustainable Communities (AHSC) program to provide affordable housing and transportation infrastructure funding for transit- oriented development and related infrastructure projects that reduce greenhouse gas (GHG) emissions. Eligible applicants include local
9.a
November 24, 2025
Packet Pg. 661
San Carlos Downtown Specific Plan
214
governments; transportation and transit agencies; non-profit and for- profit housing developers; joint power authorities; K-12 school, college, and university districts; and federally recognized Native-American tribes.
Because the AHSC program is funded by California’s Greenhouse Gas Reduction Fund (GGRF), the program’s primary objectives are to reduce GHG emissions and vehicle miles traveled (VMT) and to increase accessibility of housing, employment, and other key destinations through low-carbon transportation options, such as walking, biking, and public transit. Eligible projects may include affordable housing developments; active transportation improvements, such as sidewalks, paths, and bike lanes; transportation-related amenities, such as bus shelters, benches, or shade trees; and other programs that demonstrate improvements to connectivity and accessibility of jobs and housing, increase options for mobility, reduce air pollution, and encourage infill development.
Urban Greening Grants (UGG) Program
Implemented by the Strategic Growth Council (SGC) and the California Natural Resource Agency (CNRA), the Urban Greening Grant (UGG) was created under the Safe Drinking Water, Water Quality and Supply, Flood Control, River and Coastal Protection Bond Act of 2006 (Proposition 84). The act authorizes grants to be appropriated for urban greening projects and plans that reduce energy consumption, conserve water, improve air and water quality, and provide other community benefits.
Eligible applicants include cities, counties, non-profit organizations, special districts, and joint power authorities. A minimum of 80 percent of awarded funds are expected to go to disadvantaged and low-income communities, per AB 1550. San Carlos would have to compete for a small share of the remaining pool of funds.
Competitive applicants include those developing master urban greening plans that result in projects that meet State environmental goals.
Active Transportation Program (ATP)
The Caltrans Active Transportation Program (ATP) consolidates funding from various transportation programs at both the state and federal level, including the federal Transportation Alternatives Program (TAP), Bicycle Transportation Account (BTA), and Safe Routes to School program.
Approximately $440 million was approved and awarded through the 2024 ATP and distributed into three categories: Statewide competition, Metropolitan Planning Organization (MPO) with 200,000 or more residents, and small urban and rural regions with less than 200,000 residents. The purpose of the ATP is to encourage and increase use of active modes of transportation, including walking and biking, as well as the safety and mobility of non-motorized users. Eligible entities include local, regional, or state agencies; Caltrans and transit agencies; natural resources and public land agencies; public school districts; tribal governments; private non-profit organizations and other entities responsible for transportation or recreational trails. Eligible projects may include infrastructure projects, such as capital improvements; non-infrastructure projects, such as education, encouragement, and enforcement activities; combination projects, such as those that combine infrastructure and non-infrastructure projects; and transportation plans located in disadvantage communities, such as community-wide bicycle,
9.a
November 24, 2025
Packet Pg. 662
Chapter 11: Administration And Implementation
215
pedestrian, safe routes to school, or other active transportation plans.
Given these criteria, several planned improvements may be eligible for ATP funding, including bike path planning and related Downtown Streetscape Master Plan improvements.
State Highway Operation and Protection Program
(SHOPP)
The purpose of the State Highway Operations and Protection Program (SHOPP) is to maintain the integrity of the state highway system. Funding for this program is provided through gas tax revenues. This funding source is specific to Caltrans and is not a grant program. Projects are nominated for funding within each Caltrans District office. Proposed projects are sent to Caltrans Headquarters for programming on a competitive basis statewide. Final project determinations are subject to additional review. Individual Districts are not guaranteed a minimum level of funding. SHOPP projects are based on statewide priorities within each program category (i.e. safety, rehabilitation, operations, etc.) within each Caltrans District. Projects included in the program are capital improvements relevant to the maintenance, safety, operation, and rehabilitation of the state highway system that do not add new capacity to the system. SHOPP also funds legally mandated project categories such as retrofitting existing facilities to comply with the Americans with Disabilities Act (ADA) and has a $42 million reservation to augment projects to include complete street elements. The City of San Carlos may consider the SHOPP program for several of the planned improvements in Downtown, including the complete streets projects and the pedestrian and lighting improvements that promote safety and walkability, to the extent that these projects are located on or adjacent to state highways such as El Camino Real.
Caltrans Sustainable Transportation Planning Grant
(SB1)
The Sustainable Transportation Planning Grant program is administered by Caltrans and includes the Sustainable Communities Grant and Strategic Partnership Grant programs. The program included a total of $51 million in funding for the 2024-2025 fiscal year. The Sustainable Communities Grants are intended to encourage local and regional planning that furthers various state goals, including those that implement the Regional Transportation Plan Guidelines adopted by the California Transportation Commission. The Strategic Partnerships Grant, by comparison, is designed to identify and address transportation deficiencies on the state highway system in partnership with Caltrans.
Eligible planning projects shall have a transportation nexus and are expected to directly benefit the multi-modal transportation system.
Local Streets and Roads Program (LSRP)
Under SB1, the Road Maintenance and Rehabilitation Account (RMRA) provides $5.0 billion annually for maintenance, repair, and safety improvements on state highways, local streets and roads, bridges, tunnels, and overpasses, including $1.5 billion to the Local Streets and Roads Program (LSRP). Prior to receiving a formulas-based allocation, a City or County shall submit an adopted list of proposed projects by May 1st
9.a
November 24, 2025
Packet Pg. 663
San Carlos Downtown Specific Plan
216
of each year to the California Transportation Commission (CTC). Many of the Streets Master Plan phases and phase components may be eligible for LSRP funding include the intersection and crossing enhancements, ADA improvements, and the repairs to deteriorating pavement in the Downtown alleys. LSRP may also be used for complete streets initiatives, including pre-construction and construction.
Local Transportation Funds (LTF)
Local Transportation Development (LTF) Funds are equal to one-quarter cent of the statewide retail sales tax receipts. The funds are returned to each county by the State Board of Equalization based on the pro- rata share of statewide retail sales and use taxes collected within each area. Administration of LTF funds is undertaken by the San Mateo County Transportation Authority. LTF can be used for the administration of the Transportation Development Act (TDA), pedestrian and bicycle facilities, the public transit system (both operations and capital), and for street and road projects. TDA requires that two percent of the annual estimate be set aside for bicycle and pedestrian improvements. Claims for administrative, pedestrian and bicycle, and public transit are to be funded first. Any remaining funds, after deducting operating costs, may be allocated for streets and road purposes. Projects eligible for funding should be identified and included in the City’s overarching Capital Improvement Program (CIP).
Energy Conservation Assistance Act (ECAA)
The California Energy Commission’s (CEC) Energy Conservation Assistance Act (ECAA) program provides low-interest loans of one percent to public entities with projects with proven energy or demand cost savings. Eligible applicants include cities, counties, special districts, public colleges and universities, public care institutions and hospitals, University of California system, and California State Universities system. Eligible projects may include lighting system upgrades; installation of pumps and motors, streetlights and LED traffic signals, energy management systems and equipment controls, building insulation, heating and ventilation equipment, and water and wastewater treatment equipment; renewable and combined-heat-and-power projects; and load-shifting projects, such as energy storage. Loan agreement terms and conditions state that the loan can fund 100 percent of the project cost within a 17-year (maximum) simple payback and that the loan shall be repaid from energy savings within a maximum of 20 years.
California Public Utility Commission (CPUC) Rule 20A
Under-grounding
The Rule 20A program managed by the California Public Utility Commission requires utility companies to allocate a certain amount of work credits each year to cities and county unincorporated areas for conversion projects that are subsequently paid for in whole, or in part, by the utility ratepayers. Projects shall be in the public interest by eliminating an unusually heavy concentration of overhead power lines; involve a street or road with high public traffic volumes; benefit a civic
9.a
November 24, 2025
Packet Pg. 664
Chapter 11: Administration And Implementation
217
or public recreation area; and/or be listed as an arterial street or major collector as defined in the Governor’s Office of Planning and Research (OPR) Guidelines. Participating jurisdictions shall accumulate enough Rule 20A work credit allocations to fund each nominated project, with allocations given out each year by the utility. Participating jurisdictions can accumulate credits over time until they have sufficient funding to complete a project and may also borrow forward five years to obtain additional credits. Once enough credits are available, the jurisdiction shall then form a “utility underground district,” which can be done by resolution, in order to initiate the project.
3. Private/Non-Profit Funding Sources
In addition to public funding sources from various levels of government, private funding may play a role in Downtown Plan implementation.
Private Donations
Contributions from private donors, such as individuals, businesses, or charitable foundations, whose interests align with the goals of the Plan are another potential source of funds that could support either capital improvements or ongoing operations and maintenance. Donations can take the form of cash contributions or in-kind donations of time or materials. One particular type of improvement identified in the Plan that should be targeted for private in-kind funding are the arts-oriented improvements, like the mural program, Main Street Arts Fair, the Call for Artists to Implement the Arts Plan, and the Main Street Art Walk. The City should work with local arts groups who can organize volunteer labor and provide donations of in-kind materials. Other improvements that may benefit from private donations include some of the other placemaking, streetscape, and park improvements, where smaller donations could be combined to achieve larger goals.
Sponsorship Programs
Similar to private donation drives, organized sponsorship programs solicit larger donations from individuals, business, and organizations which can be used to fund improvements. Sponsorship campaigns often include some form of public recognition, such as participation in ribbon cutting ceremonies, naming rights to a park or public space, or a commemorative plaque. Some of the specific items that may benefit from sponsorship programs include gateway signage, which often features logos from local community organizations. Another category of improvement well suited to a sponsorship approach to funding is the construction and maintenance of parklets, particularly those that most directly benefit specific businesses.
TABLE 11.2 Types of Financing Tools & Mechanisms
Cost Reimbursement Agreements
Municipal Bonds
Special Assessment Districts
Landscaping and Lighting Assessment Districts (LLADs)
Parcel Taxes
Infrastructure State Revolving Loan Fund (ISRF)
9.a
November 24, 2025
Packet Pg. 665
San Carlos Downtown Specific Plan
218
Private Charities and Foundations
In addition to donations from private individuals and named sponsors, additional voluntary donations may be available from private charities and foundations. Funds are often secured through the submission of applications to charities and foundations with stated missions which align with the goals of the project in question. Improvements that could be at least partially funded with funding from private charities and foundations include bicycle and pedestrian facilities; gateway, signage, and wayfinding improvements; and placemaking, urban greening, and public arts installations among other possible improvements. A few possible options include:
• San Mateo County Chamber of Commerce
• American Association of Retired Person (AARP) Community Challenge
• Local Healthcare Providers
• National Endowment for the Arts (NEA) Our Town Program • Community Foundation of San Carlos
• Parks and Recreation Foundation of San Carlos
B. TYPES OF LOCAL FINANCING TOOLS
The following section summarizes common financing tools and mechanisms which are most useful in combination with municipal bonds to advance “big-ticket” projects that require up-front funding, as well as a reliable source for debt repayment. Nonetheless, some of the financing tools discussed below may also be used to generate ongoing funds that the City could use to fund projects on a “pay-as-you-go” basis or to pay for ongoing operations and maintenance activities.
Many of the financing tools require some level of public support. For example, general obligation bonds require two-thirds voter approval, while establishment or modification of a special district requires a majority vote of the impacted property owners. Similarly, most of the financing tools discussed here place a financial burden on the owners of property within the district, which can impact the competitiveness of real estate compared to alternative locations elsewhere in the community.
1. Cost Reimbursement Agreements
In some cases, developers may elect to pay the full up-front cost for infrastructure improvements that are required for their own development, but for which they cannot be held wholly responsible. In these cases, many communities will execute a cost reimbursement agreement with the original developer, under which future projects that benefit from the infrastructure in question (e.g., water and sewer improvements, roadways, etc.) will be charged impact fees, or make other similar payments, that are then passed on the first developer as reimbursement. The relative
9.a
November 24, 2025
Packet Pg. 666
Chapter 11: Administration And Implementation
219
cost share is typically determined based on the extent to which each development is expected to benefit from the new improvements. Cost reimbursement agreements are typically executed between a developer, or developers, and the local jurisdiction.
2. Municipal Bonds
General Obligation Bonds, or G.O. Bonds, are tax-free municipal bonds backed either by the full faith and credit of the issuing jurisdiction, or by a pledge by the local jurisdiction to levy additional ad valorem property taxes in an unlimited amount, as necessary to satisfy debt service. Due to the broad pledge of revenues associated with General Obligation Bonds, the State Constitution requires two-thirds voter approval prior to issuance. General Obligation Bonds have historically provided the lowest borrowing costs due to the broad security pledge. By comparison, revenue bonds are tax-free municipal bonds that are issued to cover the costs of construction for revenue-generating public facilities, where the anticipated cash flow is sufficient to cover operating costs and debt service. Revenue bonds are often used to finance construction of and improvements to paid municipal parking facilities, among other revenue generating uses.
Proceeds from bond issuance can fund a wide variety of activities.
However, bonds are for one-time infrastructure investments, and are not to be used for ongoing maintenance or operations. General obligation bonds may be well suited to paying for the Downtown Streetscape Master Plan improvements and in improving park spaces like Harrington Park and the new plaza on the 600 block of Laurel Street. Revenue bonds may also be used for similar purposes but are best suited for use in combination with other public and private funding for planning and construction of specific revenue generating improvements. In these cases, revenue bonds are issued based on the anticipated revenue raised through parking fees or in combination with special districts.
3. Parcel Taxes.
These are taxes that are based on a flat per parcel rate or a rate that varies based on size and/or number of units on the parcel. Parcel taxes require approval by a two-thirds super majority vote of the electorate.
However, if initiated by voters, they may require only a simple majority.
Parcel tax revenues can fund debt service, pay-as-you-go capital projects, maintenance or support City services.
4. Special Assessment Districts
A special assessment district can be used to fund any improvement that provides a “direct and special” benefit to the assessed property. By this definition, improvements like parking facilities, sidewalks, parklets, and lighting can be funded via special assessments, while “general” benefits like parks and schools may not. There are two primary challenges in establishing special assessment districts, particularly for those in already developed areas. The first is that total property taxes can only increase a certain amount before they begin to disadvantage new development relative to properties not subject to an assessment. The second is that assessment districts require a majority vote of property owners, weighted by property value. All the affected properties shall stand to
9.a
November 24, 2025
Packet Pg. 667
San Carlos Downtown Specific Plan
220
benefit from that particular improvement, and no assessment can exceed “reasonable cost.”
5. Landscaping and Lighting Assessment Districts
(LLADs)
A landscaping and lighting assessment district (LLAD) is another type of special district established by a local government to finance the costs of landscaping and lighting in public areas. Revenues are most often used toward the installation and maintenance of landscaping, statues, fountains, general lighting, traffic lighting, recreational and playground equipment, and public restrooms. Revenues can also be used to back revenue bonds, which can fund acquisition of land for parks and open space, as well as the construction of community centers, auditoriums, and other similar public uses.
By law, the levy associated with a LLAD cannot be tied to the value of land or improvements, but shall be established using a “benefit formula” that allocates benefits and costs to providing service to each parcel.
LLADs that provide ongoing services may remain in place for as long as service is provided. A majority vote is required to establish a LLAD, as well as to increase the assessment rate. A LLAD could be used to directly fund the construction and maintenance of landscaping along Laurel Street, El Camino Real, and San Carlos Avenue or in any of the public spaces along the corridor. Funds may also be used to support intersection improvements throughout the Downtown. If the revenue from a LLAD is insufficient to fully fund construction activities, the funds could be used to back issuance of a revenue bond; in which case future annual assessment revenue would be dedicated to debt service and would be unavailable to fund ongoing maintenance.
Prior to forming a LLAD, the City should assess the ability of the affected parcels to support an additional assessment without imposing undue economic stain.
6. Infrastructure State Revolving Loan Fund (ISRF)
The California Infrastructure and Economic Development Bank (I-Bank) manages the Infrastructure State Revolving Fund (ISRF) program to provide loans to public agencies and non-profits for a wide variety of public infrastructure and economic expansion projects. Eligible applicants shall be local government entities, or non-profit organizations sponsored by public agencies, and meet the criteria for an infrastructure or economic expansion project. Subsidies are available based on the local unemployment rate and median household income. Eligible project categories include rehabilitation of City streets, rehabilitation and/or replacement of water and wastewater treatment facilities; new parks and recreational facilities; flood control measures; educational, cultural, and social facilities; goods movement related infrastructure; and expanded public transit. Applications are accepted continuously with loans ranging from $50,000 to $25 million. The ISRF program could be paired with local revenues (used for debt service) to fund a variety of planned improvements, including the water and sewer system upsizing and upgrades, and repairs to Downtown alleyways.
9.a
November 24, 2025
Packet Pg. 668
Chapter 11: Administration And Implementation
221
11.7 ANTICIPATED FISCAL
IMPACTS
A Fiscal Impact Analysis (FIA) evaluating the annual General Fund revenue and expenditure impacts of the Plan was prepared for this Financing Strategy, based on 2045 buildout projections for the Plan Area.
As shown in Table 1 1.3, the FIA estimates that the new development associated with the Plan will have a positive net fiscal impact on the City of San Carlos’ annual General Fund revenue. The Plan is estimated to generate an annual net fiscal benefit of approximately $706,000 at full buildout (in 2025 $). This annual surplus represents the net impact of new General Fund tax revenue associated with new development after accounting for municipal service costs associated with increased employment and residents. The analysis used the City’s 2024/25 Adopted Budget Update and other sources as cited in this report to evaluate existing City revenues and service costs and estimate the revenue and service costs associated with the Plan. See Appendix F for a summary of the full FIA.
TABLE 11.3 ANNUAL NET FISCAL IMPACT TO THE
CITY OF SAN CARLOS GENERAL FUND, SOURCES:
BAE, 2025.
CITY OF SAN CARLOS
DOWNTOWN SPECIFIC PLAN
General Fund Revenues
Property Task $1,943,000
ILVLF $339,000
Sales Tax $415,000
Transient Occupancy Tax $1,120,000
Other Revenues $657,000
Net Change in General
Fund Revenues
$4,474,000
General Fund
Expenditures
General Government $112,000
Community Development $421,000
Parks and Recreation $183,000
Public Safety $2,415,000
Public Works $637,000
Net Change in General
Fund Expenditures
$3,768,000
Net Fiscal Impact $706,000
9.a
November 24, 2025
Packet Pg. 669
San Carlos Downtown Specific Plan
222
11.8 FINANCING STRATEGY
IMPLEMENTATION ACTIONS
The following is a list of actions that the City should consider implementing to execute the financing strategy. These actions are by no means exhaustive but provide initial direction to City staff and stakeholders regarding things that can be done to position the City and its partners to leverage the funding sources and financing tools that are currently available.
Action AI4 A- Monitor and Refine Annual Implementation
Plan: Identify critical path improvements and prepare an annual action plan that identifies the improvements to be implemented and provides staff and stakeholders with an annual work plan that clearly identifies funding priorities and objectives.
Action AI4 B- Review and Update Development Impact
Fee Program(s): Review existing impact fee and in-lieu
fee programs so that new development can help pay for
Plan improvements. Consider the extent to which certain improvements may have citywide benefits, so that developments outside of the Downtown can also help pay their fair share for Downtown improvements; explore establishing a Plan Area impact fee for improvements that primarily benefit development within the Downtown.
Action AI4 C- Review and Update Capital Improvement
Plans: Review and update the City’s capital improvement plan to incorporate the Downtown Streetscape Master Plan phased improvements, expanded wayfinding, water and sewer line upgrades, and other improvements set forth in the Plan.
Action AI4 D- Assess Need for Change(s) to Special
District(s): Review existing special tax and benefit assessment districts, and BID to determine whether amendments are
necessary and/or whether new districts should be formed to help raise funds for specific improvements and/or to help finance the cost of improvements over time. Conduct outreach to property owners to determine their support for changes and determine most viable course of action.
Action AI4 E- inventory Local Match Funding Sources:
Identify funds to serve as a local match to leverage grant funding opportunities.
Action AI4 F- Pursue Outside Grant Opportunities:
Aggressively pursue grants that can help to reduce the cost burden on local taxpayers to pay for improvements.
Action AI4 G- Create a Reimbursement Policy: Establish
and implement a reimbursement policy to follow in the event that a developer wishes to advance funds for improvement costs that exceed their fair-share of improvements that are necessary for projects to move forward.
9.a
November 24, 2025
Packet Pg. 670
Chapter 11: Administration And Implementation
223
Action AI4 H- Assess Support for Local Funding Tools:
Assess the willingness of the community to absorb an increase in local revenues, such as TOT, revenue measures or local sales and use taxes to function as a dedicated funding source for Downtown improvements and/or ongoing operations and maintenance costs.
Action AI4 I- Update User Fee Schedule: As part of
the Parks and Open Space Master Plan update, review and update the City’s existing fee structure administered by the Parks and Recreation Department for the use of existing and planned City facilities in the Downtown, such as for use of the Harrington Park or the new plaza envisioned on the 600 block of Laurel Street.
Collected funds can contribute to ongoing maintenance and operations.
Action AI4 J- Identify and Prioritize City-Wide
Community Benefits: Review current pipeline and future
projects inside and outside the Plan Area that can be prioritized for negotiation of community benefits and identify Downtown community benefits scope for developer implementation,
funding, or contribution. This will support the City’s pursuit of grant, philanthropic, and sponsorship funding for the arts component of the Plan.
Action AI4 K- Update the Public Art Master Plan:
Consider updating the Public Art Master Plan to reflect desired arts programming in the Downtown and to reflect the City’s unique identify, promote cultural expression, and enhance the public realm. This will support the City’s pursuit of grant, philanthropic, and sponsorship funding for the arts component of the Plan.
Action AI4 L- Create Sponsorship Program: For
Harrington Park, the Parks and Recreation Foundation of San Carlos operated a sponsorship program under which
individuals made contributions by purchasing a brick that carries the donor’s name or business. Conduct active outreach to the local business community to recruit sponsorships for publicly visible Downtown improvements, such as signage, wayfinding, public art, and other related improvements. To the extent that sponsorships do not cover the full cost of the identified improvements, consider ways that sponsorships can be used to leverage additional outside funding prior to committing City funds.
9.a
November 24, 2025
Packet Pg. 671
San Carlos Downtown Specific Plan
224
9.a
November 24, 2025
Packet Pg. 672
3 1
7 3
Appendix A - Downtown Streetscape Master Plan
(https://www.sancarlosdowntownplan.com/_files/ugd/f9fd48_96ad4cc4e1dd4bf4a30030 dcab425b4d.pdf)
9.a
November 24, 2025
Packet Pg. 673
3 1
7 4
Appendix B - Downtown Parking Management Plan
(https://www.sancarlosdowntownplan.com/_files/ugd/f9fd48_e1e0c27aa31248d09c33dc c0b6535c5e.pdf)
9.a
November 24, 2025
Packet Pg. 674
3 1
7 5
Appendix C – Draft Prosperity Plan
(https://www.sancarlosdowntownplan.com/_files/ugd/f9fd48_c35a14e4856b4c118523ef cdda322389.pdf)
9.a
November 24, 2025
Packet Pg. 675
3 1
7 6
Appendix D - Traffic Operations Study
(https://www.sancarlosdowntownplan.com/_files/ugd/f9fd48_49f99d6eba5d4ea9bb2c75 e5a306f903.pdf)
9.a
November 24, 2025
Packet Pg. 676
3 1
7 7
Appendix E - Infrastructure Memo
(https://www.sancarlosdowntownplan.com/_files/ugd/f9fd48_2c1cd0ea3ab74037b3ccf6 b8a243c0c1.pdf)
9.a
November 24, 2025
Packet Pg. 677
3 1
7 8
Appendix F – Draft Fiscal Impact Analysis
(https://www.sancarlosdowntownplan.com/_files/ugd/f9fd48_35363de6728941f6a1ed8d 06fd7853c2.pdf)
9.a
November 24, 2025 Packet Pg. 678
3 1
7 9
Appendix G - Community Engagement
(https://www.sancarlosdowntownplan.com/_files/ugd/f9fd48_eac0ba096a344db994d2fc c27eae186a.pdf)
9.a
November 24, 2025 Packet Pg. 679
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts TABLE 18.05.020: LAND USE REGULATIONS—MIXED-USE DISTRICTS Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
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)
Accessory
Dwelling Unit
P P P P P P P P P P Only if it includes
a proposed or
existing dwelling
Junior Accessory
Dwelling Unit
- - - - - - - - - -
Elderly and
Long-Term Care
- - - C - - - - - -
Family Child Care See subclassifications below
Small P P P P P P P P P P
Large P P P P P P P P P P See
Section 18.23.090
, Day care
centers and large
family child care
homes
Residential Care
Facilities
See subclassifications below
General - M(1) M(1) M - - - - - - See
Section 18.23.200
, Residential care
facilities
Limited P P P P P P P P P P
9.a
November 24, 2025 Packet Pg. 680
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
Senior - M(1) M(1) M - - - - - - See
Section 18.23.200
, Residential care
facilities
Single Room
Occupancy
C(1) C(1) C(1) C C(1) C(1) C(1) C(3,14) C C See
Section 18.23.220
, Single room
occupancy hotels
Transitional
Housing
P P P P P P P P P P See
Section 18.23.250
, Transitional and
supportive
housing
Supportive
Housing
P P P P P P P P P P See
Section 18.23.250
, Transitional and
supportive
housing
Public and Semi-Public Uses
Colleges and
Trade Schools,
Public or Private
- - - - P P P - - -
Community
Assembly, Less
Than 3,500
Square Feet
-P P P P P P P M M M See
Section 18.23.080
, Community
assembly
facilities
Community
Assembly, 3,500
Square Feet or
More
- C C C M M M - - -
9.a
November 24, 2025 Packet Pg. 681
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
Community
Garden
P P P P P P P P P P
Cultural
Institutions
C(4) P P C M M M M M M
Day Care Centers - P P P P P P P P P See
Section 18.23.090
, Day care
Emergency
Shelter
- - - - P P P - - - See
Section 18.23.110
, Emergency
shelters
Government
Offices
-C P P P P P P P P P
Hospitals and
Clinics
- P P - P P P - - -
Instructional
Services
M P
(16)
P P - P P P P P P See
Section 18.23.260
, Formula
business uses
Park and
Recreation
Facilities, Public
P P P P P P P P P P
Public Safety
Facilities
- C C - C C C C C C
Schools, Public
or Private
- - - - C C C C C C
Social Service
Facilities
- - - - C C C C C C
Commercial Uses
9.a
November 24, 2025 Packet Pg. 682
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
Animal Care,
Sales and
Services
See subclassifications below
Grooming and
Pet Stores
-C P P - P P P P(5)(2) P(5)(2) P(5)
Veterinary
Services
- C(5) C(5)(2) C(5) C(5) C(5)(2) C(5)(2) C(5)(2) C(5)(2) C(5) Artists’ Studios M P P - P P P P(5)(2) P(5)(2) P(5)
Automobile/Vehi
cle Sales and
Services
See subclassifications below
Automobile
Rentals
- - - - C(6) C(6)(4) C(6)(4) - - - See
Section 18.23.050,
Automobile/vehic
le sales and
services, and
Section 18.23.260,
Formula business
uses
Automobile/Vehi
cle Sales and
Leasing
P(6,7) - P(6,7) P(6,
7)(3, 4)
P(6,7) P(6,7) P(6,7)(
3, 4)
P(6,
7)(3,4)
- - -
Automobile/Vehi
cle Washing
- - - - C(6) C(6)
(3)
C(6)(3) - - -
Service Station - - - - C(6) C(6)(3) C(6)(3) - - -
Banks and
Financial
Institutions
P(8) (5) P P M P P P M(9)(6
)
M(9)(6
)
M(9) See
Section 18.23.260,
Formula business
uses
Business Services - P(9) P(9)(6) P(9) P(9) P(9)(6) P(9)(6) P(9)(6) P(9)(6) P(9)
9.a
November 24, 2025 Packet Pg. 683
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
Commercial
Entertainment
and Recreation
See subclassifications below
Cinema/Theaters C(17)(1
3)
C(17) C(17)(
13)
- C(17) C(17)(
13)
C(17)(
13)
- - - See
Section 18.23.260,
Formula business
uses
Small-Scale - C(17) C(17)
(13)
- C(17) C(17)(
13)
C(17)(
13)
- - -
Large-Scale - C(17) C(17)(
13)
- C(19) - - - - -
Eating and
Drinking
Establishments
See subclassifications below
Bars/Night
Clubs/Lounges
C(17)(1
3)
C(17) C(17)
(13)
- C(17) C(17)(
13)
C(17)(
13)
- - - See
Section 18.23.140,
Outdoor dining,
and
Section 18.23.260,
Formula business
uses
Full Service P(17)(1
3)
P(17) P(17)
(13)
P P(17) P(17)(
13)
P(17)(
13)
C(10,
17)(7,
13)
C(10,
17)(7,
13)
C(10,
17)
Convenience P(18)(1
4)
P(18) P(18)(
14)
P P(18) P(18)(
14)
P(18)(
14)
C(10)(
7)
C(10)
(7)
C(10) See
Section 18.23.260,
Formula business
uses
Food Preparation P P P P P P P P P P See
Section 18.23.260,
9.a
November 24, 2025 Packet Pg. 684
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
Formula business
uses
Funeral Parlors
and Mortuaries
- C C C C C C - - -
Lodging See subclassifications below
Bed and
Breakfast
P P P P P P P P P P See
Section 18.23.070,
Bed and breakfast
lodging, and
Section 18.23.260,
Formula business
uses
Hotels and
Motels
P(11,
17) (8,
13)
P(17) P(17)(
13)
M P(17) P(17)(
13)
P(17)(
13)
M(14,
17) (
13)
M(17)(
13)
M(17) See
Section 18.23.260,
Formula business
uses
Nurseries and
Garden Centers
P(9,
20)(6,
15)
P(9, 20) P(9,
20) (7,
16)
- P(9,
20)
P(9,
20)(6,
15)
P(9,
20)(6,
15)
P(9,
20)(6,
15)
P(9,
20)(6,
15)
P(9,
20)
See
Section 18.23.260,
Formula business
uses
Offices See subclassifications below
Business and
Professional
P(12)(9) P P P P P P P P P See
Section 18.23.260,
Formula business
uses
Medical and
Dental
P(12)(9) P P P P P P P(9)(6) P(9)(6) P(9) See
Section 18.23.260,
Formula business
uses
Walk-In Clientele P P P P P P P P P P See
Section 18.23.260,
9.a
November 24, 2025 Packet Pg. 685
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
Formula business
uses
Personal Services See subclassifications below
General Personal
Services
P(13)
(10)
P P P P P P P P P See
Section 18.23.170,
Personal services,
and
Section 18.23.260,
Formula business
uses
Tattoo or Body
Modification
Parlor
- - - - M M M - - -
Retail Sales See subclassifications below
Cannabis
Dispensary
- - - - - - - - - -
Convenience
Markets
P(18)(1
4)
P(18) P(18)
(14)
P P(18) P P P(15)(
14)
P P See
Section 18.23.260,
Formula business
uses
Food and
Beverage Sales
P(18)(1
4)
P(18) P(18)
(14)
P P(18) P P P(16)(
12)
P(16)(
12)
P(16) See
Section 18.23.260,
Formula business
uses
General Retail P P P P P P P P P P See
Section 18.23.260,
Formula business
uses
Price Point Retail - - - - M M M - - -
Second-Hand
Store
- - - - P P P P P P
9.a
November 24, 2025 Packet Pg. 686
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
Retail
Establishments
Selling
Ammunition or
Firearms
- - - - - - - - - -
Industrial Uses
Recycling Facility,
Reverse Vending
Machine
- - - P P P P P - - See
Section 18.23.190,
Recycling facilities
Transportation, Communication, and Utilities Uses
Communication
Facilities
See subclassifications below
Antenna and
Transmission
Towers
See Chapter 18.24, Wireless Telecommunications Facilities Facilities within
Buildings
- P P P P P P P P P
Transportation
Passenger
Terminals
- - - - - - - - - -
Utilities, Minor P P P P P P P P P P
Other Applicable Types
Accessory Uses
and Structures
See Section 18.23.030, Accessory uses, and Section 18.15.020, Accessory buildings and structures Home
Occupations
P P P P P P P P P P See
Section 18.23.120,
Home
occupations
9.a
November 24, 2025 Packet Pg. 687
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
Drive-In and
Drive-Through
Facilities
Prohibited in MU districts; see Section 18.23.100, Drive-in and drive-through facilities Nonconforming
Use
See Chapter 18.19, Nonconforming Uses, Structures, and Lots Temporary Use See Chapter 18.31, Temporary Use Permits
Specific Limitations as listed in Table 18.05.020 Amendment Specific Limitations as listed in the Downtown Specific Plan
1. Not allowed on the ground floor along Laurel
Street and San Carlos Avenue frontages No Change 1. Not allowed on the ground floor along Laurel Street and San Carlos Avenue frontages.
2. Conditional use permit approval required to allow
residential uses on the ground floor along El Camino
Real frontage.
Removed
3. Not allowed on the ground floor along Old County
Road. Removed
4. Not allowed on Laurel Street or San Carlos Avenue. Removed
5. Provided that such use shall be completely
enclosed in a building of soundproof construction. 5 --------------> 2 2. Provided that such use shall be completely enclosed in a building of soundproof construction.
6. For properties without frontage along El Camino
Real, only retail sales consistent with the definition of “general retail” and five thousand (5,000) square feet or less.
6 --------------> 3
3. For properties without frontage along El Camino Real, only retail sales consistent with the definition of
“general retail” and five thousand (5,000) square feet
or less
7. Must be within an enclosed structure. 7 --------------> 4 4. Must be within a fully enclosed structure.
8. Limited to establishments with a gross floor area of two thousand five hundred (2,500) square feet or less.
Limited to the ground floor of a building located on an 8 --------------> 5
5. Limited to establishments with a gross floor area of two thousand five hundred (2,500) square feet or less.
Limited to the ground floor of a building located on
9.a
November 24, 2025 Packet Pg. 688
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
interior lot a minimum of five hundred (500) feet from
any other financial institution.
an interior lot a minimum of five hundred (500) feet from any other financial institution.
9. Limited to establishments with a gross floor area of five thousand (5,000) square feet or less. 9 --------------> 6 6. Limited to establishments with a gross floor area of five thousand (5,000) square feet or less.
10. Permitted after review and approval of a minor
use permit by the Zoning Administrator if less than
twelve (12) chairs.
10 --------------> 7
7. Permitted after review and approval of a minor use
permit by the Zoning Administrator if less than twelve
(12) chairs.
11. Limited to upper stories unless at least fifty
percent (50%) of ground floor street frontage is
occupied by food service use.
11 --------------> 8
8. Limited to upper stories unless at least fifty percent (50%) of ground floor street frontage is occupied by
food service use.
12. Limited to upper stories. 12 --------------> 9 9. Limited to upper stories.
13. Permitted if existing. Additions to existing facilities and establishment of new facilities are subject to
Section 18.23.170, Personal services.
13 --------------> 10
10. Permitted if existing. Additions to existing facilities and establishment of new facilities are subject to San
Carlos Municipal Code Section 18.23.170, Personal
services.
14. Not allowed along East San Carlos Avenue. Removed
15. Limited to neighborhood groceries with less than
one thousand five hundred (1,500) square feet of sales
area when located along East San Carlos Avenue
15 --------------> 11
11. Limited to neighborhood groceries with less than one thousand five hundred (1,500) square feet of sales
area when located along East San Carlos Avenue.
16. The sale of alcoholic beverages is prohibited. 16 --------------> 12 12. The sale of alcoholic beverages is prohibited.
17. Not permitted on sites where the shopfront of
such nonresidential use faces onto R zoning districts. 17 --------------> 13 13. Not permitted on sites where the shopfront of such nonresidential use faces onto R zoning districts.
18 Minor use permit required for sites adjacent to R districts. 18 --------------> 14 14. Minor use permit required for sites adjacent to R districts.
19. On the east side of El Camino Real only; in all
other areas this use is not permitted. Removed
9.a
November 24, 2025 Packet Pg. 689
Attachment 5: Amendments to Land Use Regulations for Mixed-Use and Park Zoning Districts Use
Classifications
MU-
DC-
100
MU-D-100 MU-
D-120
MU-
SC-
120
MU-
NB-
120
MU-
SB-
100
MU-
SB-
120
MU-
N-40
MU-
N-50
MU-
N-120
Additional
Regulations
20. Uses that require a commercial cannabis business
permit are not permitted. 20 --------------> 15 15. Uses that require a commercial cannabis business permit are not permitted.
Added
16. Instructional Services shall be required to submit a Pick-Up and Drop-Off Plan, subject to review and
approval by the Planning Director. The Planning
Director may refer items directly to the Zoning
Administrator when in his/her/their opinion the public
interest would be better served by having the Zoning
Administrator conduct review and approval of
Instructional Services.
9.a
November 24, 2025 Packet Pg. 690
Attachment 6: Amendments to Land Use Regulations – Parks District TABLE 18.05.020: LAND USE REGULATIONS—PUBLIC AND SEMI-PUBLIC DISTRICTS Use Classifications PK Additional Regulations
Public and Semi-Public Use Classifications
Cemeteries -
College and Trade Schools, Public or Private -
Community Assembly, Less Than 3,500 Square Feet C See Section 18.23.080, Community assembly facilities Community Assembly, 3,500 Square Feet or More C
Community Garden P
Cultural Institutions C
Emergency Shelter - See Section 18.23.110, Emergency shelters Government Offices -
Hospitals and Clinics See subclassifications below
Hospitals -
Clinics -
Instructional Services -
Park and Recreation Facilities, Public P(1)
Public Safety Facilities -
Schools, Public or Private -
Social Service Facilities -
Commercial Use Classifications
Animal Care, Sales, and Services, Kennels -
Parking, Public or Private - See Chapter 18.20, Parking and Loading Industrial Use Classifications
Recycling Collection Facilities See subclassifications below Reverse Vending Machine -
Recycling Collection Facility -
Recycling Processing Facility -
See Section 18.23.190, Recycling facilities
Outdoor Storage P(4) See Section 18.23.160, Outdoor storage Transportation, Communication, and Utilities Use Classifications Communication Facilities See Chapter 18.24, Wireless Telecommunications Facilities
9.a
November 24, 2025 Packet Pg. 691
Attachment 6: Amendments to Land Use Regulations – Parks District Use Classifications PK Additional Regulations
Utilities, Major -
Utilities, Minor P
Other Applicable Types
Accessory Uses and Structures See Section 18.15.020, Accessory Uses and Structures Nonconforming Use Chapter 18.19, Nonconforming Uses, Structures, and Lots Temporary Use Chapter 18.31, Temporary Use Permits
Specific Limitations
1. Limited to trails, wildlife preserves and open space uses that maintain the site in its natural state. No building, structure or improvements shall be constructed in these areas, except for those required for public access, public restrooms, informational signage, trash containers, parking facilities, structures related to agricultural uses, and facilities needed for protecting environmental resources and general upkeep and maintenance of the property.
2. Limited to government or nonprofit animal shelters located a minimum of one hundred feet from a residential use or district.
3. Not permitted when the use is directly abutting a residential zoning district.
4.1. Permitted only as an accessory use.
9.a
November 24, 2025 Packet Pg. 692
9.a
November 24, 2025 Packet Pg. 693
On November 3, 2025 the Planning and Transportation Commission adopted a resolution recommending the City Council adopt the Downtown Specific Plan. The Plan can be viewed online at www.sancarlosdowntownplan.com. Hard copies are available at the Development Services Counter located on the first floor at City Hall, and at the San Carlos Library, Adult Community Center, and Youth Center.
After years of thoughtful collaboration, vibrant community engagement, and careful planning, San Carlos is on the brink of an exciting new chapter! The long-anticipated Downtown Specific Plan, a comprehensive roadmap for the future of our city, is entering its final stages of completion.
Designed to guide the evolution of downtown for the next 20 years, the plan lays out bold goals and actionable strategies across key areas that impact daily life, local character, and long-term vitality. These include:
Land Use & Urban Design – Creating welcoming, well-designed spaces that reflect the charm and character of San Carlos.
Prosperity & Economic Development – Supporting local businesses and attracting innovation, and keeping our downtown thriving.
Mobility & Transportation – Making it easier and safer to get around on foot, by bike, car, or transit.
Parking & Transportation Demand Management – Smart solutions to balance parking needs and reduce congestion.
Public Realm – Enhancing parks, plazas, and shared spaces that bring people together.
Public Art – Celebrating creativity and community identity through meaningful public art installations.
Sustainability & Resiliency – Building a greener, more resilient downtown that’s ready for the future.
Infrastructure – Upgrading the systems that keep our city running smoothly.
Implementation – Turning vision into reality with clear steps and ongoing community partnership.
This plan is more than just policy, it’s a reflection of what we value as a community and where we see ourselves headed. The choices we make now will help shape a vibrant, inclusive, and dynamic downtown for generations to come.
As we approach the final stretch, we invite all San Carlans to stay engaged, share their voices, and help bring this vision to life. Together, we’re creating a downtown that’s not just a place to go, but a place to belong.
For more information, visit
www.sancarlosdowntownplan.com.
Comments or questions? Please send them to [email protected].
A good plan involves everyone!
11/17/25, 11:28 AM Re: City Council Set to Adopt Specific Plan - Linnet Kwok - Outlook about:blank 2/3
9.a
November 24, 2025
Packet Pg. 694
Agenda packets, participation details (in-person and via Zoom), and related materials will be available online at www.cityofsancarlos.org/agenda starting the Thursday before each meeting. Hard copies will also be available at the reference desk of the San Carlos Library, 610 Elm Street, beginning that same Thursday.
Copyright (C) 2025 City of San Carlos. All rights reserved.
You are receiving this email because you opted in via our website.
Our mailing address is:
City of San Carlos 600 Elm Street San Carlos, CA 94070 USA Want to change how you receive these emails?
You can update your preferences or unsubscribe
This email has been scanned for spam and viruses by Proofpoint Essentials. Click here to report this email as spam.
11/17/25, 11:28 AM Re: City Council Set to Adopt Specific Plan - Linnet Kwok - Outlook about:blank 3/3
9.a
November 24, 2025
Packet Pg. 695
9.a
November 24, 2025
Packet Pg. 696
I have been closely following the Downtown Plan development for the past few years, and most closely over the past several months. While I don't agree with some aspects of the downtown plan (in particular the expensive stage in the center of Laurel St on the 700 block nor the new public bathrooms), the primary purpose of this email is to stress importance of considering the impact of the re- development of the downtown sector on the Laurel Street property owners and their tenants.
The success of our downtown is completely dependent on the property owners and the businesses on Laurel Street. Building public park and performance spaces can only go so far to creating a vibrant downtown. What ultimately draws people downtown is primarily successful restaurants with pleasant outdoor dining (including lighting, heating and shade) and interesting and successful retail shops. Without successful and viable businesses, the downtown environment will slowly erode; this is clearly happening already today.
I view the City of San Carlos downtown as being in a high stakes competition with other nearby communities to be the "go to place" for dining, shopping and community.
After a number of years of winning this competition, San Carlos is now clearly losing to Redwood City, and to a lesser extent Menlo Park and Burlingame. My sense is that the City of San Carlos in general, and the City Council in particular, takes the success of our downtown for granted.
There is no
guarantee that our once vibrant downtown can re-capture the success it enjoyed 5-10 years ago.
The reality is that many (I would say most) of the businesses on Laurel St are not viable, long term businesses. Our community has a bias towards small, locally owned businesses, which on one hand is great, but on the other hand results in generally marginal businesses which must be propped up by landlords charging sub-market rent. This is not sustainable and sets up San Carlos downtown to further decline.
My views are based on my experience owning a building with tenants on Laurel Street for 30 years, talking to other property owners, talking to the restaurateurs and small retail shop owners. They are mostly struggling. I have walked up and down Laurel Street during lunch and dinner hours multiple times during the past several months.
There are many vacant spaces (more each month) and the
shops that are in business are closed many times during the day. More than half of the restaurants are nearly empty
, even during lunch and dinner hours. There
11/17/25, 11:45 AM DTSP - Linnet Kwok - Outlook
https://outlook.office365.com/mail/AAMkADBmYjgwZThjLTRlZTQtNDdkNS1hOGI0LTJiZThkN2JkNDVhNgAuAAAAAAAUyfu88QTfRYWRcHZGGABIA… 2/4
9.a
November 24, 2025
Packet Pg. 697
are some places that are doing well, as there will always be winners and losers in business, but most are not healthy and will likely fail.
As we near the start of the redevelopment of the downtown starting with the 700 block, the construction will be massively disruptive, adding even more pressure to the business on Laurel St. We should all expect that the majority of the businesses on that block will not survive years of construction. I lived here during the last Laurel St re-model and saw it first hand.
My strong recommendation to the city council is to completely eliminate the current formula business ordinance, and direct our Economic Development department to proactively work closely with Laurel St property owners to court new businesses to come to Laurel St once the construction is completed. San Carlos is the only city on the peninsula that limits formula businesses. Formula businesses are successful because they have a successful formula. They tend to be larger companies with financial resources. They can be destinations that draw people to our downtown for both dining and retail, and can prop up other smaller, locally owned businesses given the increased traffic.
Under the current conditional use permit requirements for formula businesses, those successful and attractive business are simply not coming to San Carlos, and going to all of San Carlos downtown competitors Redwood City, Menlo Park, Burlingame and Palo Alto.
Without the option of renting to successful formula business, downtown San Carlos landlords like myself will continue to have a limited pool of viable tenants.
The city should not be basing the success of its downtown on the willingness and financial ability of small property owners like myself to subsidize marginal businesses as is happening now, particularly as it considers investing millions of dollars into a downtown re-development.
Please repeal the formula business ordinance. It doesn't work for any other city on the peninsula and it isn't working for San Carlos.
11/17/25, 11:45 AM DTSP - Linnet Kwok - Outlook
https://outlook.office365.com/mail/AAMkADBmYjgwZThjLTRlZTQtNDdkNS1hOGI0LTJiZThkN2JkNDVhNgAuAAAAAAAUyfu88QTfRYWRcHZGGABIA… 3/4
9.a
November 24, 2025
Packet Pg. 698
Thank you for your consideration, I am happy to discuss further in person anytime.
Best regards,
David Carroll
This email has been scanned for spam and viruses by Proofpoint Essentials. Click here to report this email as spam.
11/17/25, 11:45 AM DTSP - Linnet Kwok - Outlook
https://outlook.office365.com/mail/AAMkADBmYjgwZThjLTRlZTQtNDdkNS1hOGI0LTJiZThkN2JkNDVhNgAuAAAAAAAUyfu88QTfRYWRcHZGGABIA… 4/4
9.a
November 24, 2025
Packet Pg. 699
SAN MATEO COUNTY TRANSIT DISTRICT
1250 San Carlos Avenue
San Carlos, CA 94070 (650) 508-6200
22103622.1
November 14, 2025
Mayor Sara McDowell and Members of the City Council
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Re: Adoption of the Downtown Specific Plan – Request to Maintain MU-D-100 Zoning (75 DU/AC Minimum) for SamTrans HQ at 1250 San Carlos Avenue
Dear Mayor McDowell and Councilmembers,
On behalf of the San Mateo County Transit District (SamTrans), I respectfully ask that the City Council maintain the current MU-D-100 zoning for the SamTrans headquarters site at 1250 San Carlos Avenue, with a minimum density of 75 dwelling units per acre (DU/AC). On November 3, 2025, the Planning and Transportation Commission recommended that the Council increase the minimum density to 90 (DU/AC). We ask that you maintain the current zoning.
Maintaining the zoning district with a minimum density of 75 dwelling units per acre is essential to ensure that the site can be redeveloped feasibly into much-needed housing once SamTrans relocates to its new Millbrae headquarters in 2026.
Why Keeping the Current Zoning Matters
Economic Feasibility Drives Housing Delivery
Independent analysis by Economic & Planning Systems (EPS) shows that a lower density–75 dwelling units per acre—offers the most flexibility in developing this site. Within this density, a project can use efficient wood-frame construction (i.e. Type III), which keeps total costs below projected revenues, while still allowing the project to meet the City’s inclusionary housing requirements.
Increasing the minimum density to 90 units per acre would require more expensive steel and concrete construction (e.g. Type I), pushing costs up by 25–30 percent and making the project economically infeasible until market conditions significantly improve.
BOARD OF DIRECTORS 2025
JEFF GEE, CHAIR
MARIE CHUANG, VICE CHAIR
DAVID J. CANEPA
BROOKS ESSER
MARINA FRASER
RICO E. MEDINA
JOSH POWELL
PETER RATTO
JACKIE SPEIER
APRIL CHAN
GENERAL MANAGER/CEO
9.a
November 24, 2025
Packet Pg. 700
San Carlos City Council
November 14, 2025
22103622.1
A Balanced Minimum Encourages Early Redevelopment
The SamTrans property is the only parcel in the Specific Plan area proposed to have its minimum density increased. SamTrans shares the City’s goal of maximizing housing, but too-high minimums risk leaving the site vacant for years instead of producing new homes in the near term. Developing housing on this site sooner rather than later favors the City’s goals to meet its current RHNA housing obligations of 2,735 units.
Approving a feasible 75 DU/acre project now means shovels in the ground in roughly 3 years (around 2028). Pushing for 90 DU/acre could introduce new delays – requiring design changes, density bonus waivers, and potential economic infeasibility – which might stall the project for years. Every month of delay is a month our community misses out on new homes, including affordable units, and a month the HQ building sits empty in the midst of a regional housing crisis.
Flexibility Supports More Family-Sized Units
Higher minimums often force smaller units to meet the numeric target, limiting the inclusion of two- and three-bedroom homes suitable for families. A 75 DU/AC minimum provides flexibility for a healthier mix of unit sizes.
The Site Can Still Grow Through State Density Bonus Tools
Maintaining a 75 DU/AC baseline doesn’t cap future density and SamTrans’ goal is to maximize density to the extent feasible. City staff has offered the possibility to use the State Density Bonus Program to reduce the minimum density from 90 to 75 DU/AC, however, it is far easier to go “up” than “down” under State law.
Left with the existing zoning of MU-D-100 dwelling units per acre, the maximum density will be 100 DU/AC. However, SamTrans’ feasibility study suggests that development could be feasible up to 120 DU/AC if market conditions improve. A developer could easily elevate the maximum density from 100 to 120 DU/AC using the State density bonus law, if needed, and therefore match the upper ceiling of the staff proposed density in MU-D-120.
Our Shared Goal
SamTrans is fully committed to advancing housing and mixed-use development on this key downtown site as soon as our relocation occurs. We seek only the flexibility needed to make that happen without delay.
For these reasons, we respectfully urge the Council to retain the current MU-D-100 zoning and not adopt the proposed increase to MU-D-120. This will ensure the project remains economically viable and ready to deliver homes for San Carlos in the near term.
9.a
November 24, 2025
Packet Pg. 701
San Carlos City Council
November 14, 2025
22103622.1
Thank you for your consideration and partnership in achieving our shared goals for housing and a vibrant downtown. Please contact Charla Gomez, Transit Oriented Development (TOD) Manager & Special Projects at [email protected] if you have any questions or need additional information.
Sincerely,
April Chan
General Manager/CEO
cc: Al Savay, Community and Economic Development Director, City of San Carlos Lisa Porras, Planning Manager, City of San Carlos
San Mateo County Transit District Board of Directors
9.a
November 24, 2025
Packet Pg. 702
9.a
November 24, 2025
Packet Pg. 703
Designed to guide the evolution of downtown for the next 20 years, the plan lays out bold goals and actionable strategies across key areas that impact daily life, local character, and long-term vitality. These include:
Land Use & Urban Design – Creating welcoming, well-designed spaces that reflect the charm and character of San Carlos.
Prosperity & Economic Development – Supporting local businesses and attracting innovation, and keeping our downtown thriving.
Mobility & Transportation – Making it easier and safer to get around on foot, by bike, car, or transit.
Parking & Transportation Demand Management – Smart solutions to balance parking needs and reduce congestion.
Public Realm – Enhancing parks, plazas, and shared spaces that bring people together.
Public Art – Celebrating creativity and community identity through meaningful public art installations.
Sustainability & Resiliency – Building a greener, more resilient downtown that’s ready for the future.
Infrastructure – Upgrading the systems that keep our city running smoothly.
Implementation – Turning vision into reality with clear steps and ongoing community partnership.
This plan is more than just policy, it’s a reflection of what we value as a community and where we see ourselves headed. The choices we make now will help shape a vibrant, inclusive, and dynamic downtown for generations to come.
As we approach the final stretch, we invite all San Carlans to stay engaged, share their voices, and help bring this vision to life. Together, we’re creating a downtown that’s not just a place to go, but a place to belong.
For more information, visit
www.sancarlosdowntownplan.com.
Comments or questions? Please send them to [email protected].
A good plan involves everyone!
Agenda packets, participation details (in-person and via Zoom), and related materials will be available online at www.cityofsancarlos.org/agenda starting the Thursday before each meeting. Hard copies will also be available at the reference desk of the San Carlos Library, 610 Elm Street, beginning that same Thursday. 11/17/25, 11:47 AM Re: City Council Set to Adopt Specific Plan - Linnet Kwok - Outlook about:blank 2/3
9.a
November 24, 2025
Packet Pg. 704
Copyright (C) 2025 City of San Carlos. All rights reserved.
You are receiving this email because you opted in via our website.
Our mailing address is:
City of San Carlos 600 Elm Street San Carlos, CA 94070 USA Want to change how you receive these emails?
You can update your preferences or unsubscribe
This email has been scanned for spam and viruses by Proofpoint Essentials. Click here to report this email as spam.
11/17/25, 11:47 AM Re: City Council Set to Adopt Specific Plan - Linnet Kwok - Outlook about:blank 3/3
9.a
November 24, 2025
Packet Pg. 705
Received via email Nov 18, 2025
Greg St Claire
Owner Avenir Restaurant Group
Tivoli Building Owner
Downtown Streetscape Design
I want to start by apologizing for my tone at the meetings on zoom. I also want to emphasize that my comments and suggestions are an eƯort to make these first two phases a huge success as the balance of the project will be judge by how well this goes. I also want to make sure that I am coming at this from not only a building and business owner – but as a resident who has lived here for 30 years and was planning on retiring here.
Our downtown is really struggling. I don’t ever remember seeing so many businesses this slow. Permanent closures are beginning to happen and there are a number slated to close. Neighboring cities are landing new businesses and tenants so it’s not a regional issue that we can write this oƯ to. We seem to have lost even our residents shopping and dining in our downtown. The economy and the quality of the operators contribute to the slow down. Covid was an obvious curveball and the actions we took saved a lot of businesses, but I think the lack of rolling back some of Covid measures has begun to hurt our downtown. There are very specific parklet standards in virtually every city. The entrance to our downtown is via San Carlos Avenue looks terrible with virtually all businesses block and the parklets in poor condition. The closed 700 block looks even worse. Gone is our higher end clientele and business meals.
Restaurants were initially the hardest hit losing their entire leased or owned spaces with repeated restrictions on the indoor dining. Hence the request and need for close streets and expanded outdoor dining. Those restrictions are gone, but the demand and desire to sit outside has not diminished. Along with outdoor dining was the explosion of food delivery apps. I don’t think this is going away either. Restaurants benefit from the tight regional delivery circles. The need for short term parking is a necessity in virtually every city. I hope we can look at this as closed streets make this a challenge.
Retail is another story as we all know. Covid made online shopping/shipping explode. I don’t think the convenience and ease of free shipping and returns will be going away. Ease of shopping is essential. We are slated to lose a lot of parking in the current plan. I don’t feel that we have a parking issue at this time, but we will need a plan with the additional losses.
One of the major silent contributors to the problem is the actual business employees/owners parking in the surface level lots and behind their businesses. The archaic system of chalking tires and lack of aggressive parking enforcement exacerbates the problem. Everyone just sets a timer and goes out and wipes the chalk oƯ their tires. We need a clearly defined and promoted employee parking program for our downtown.
The loss of the Chamber of Commerce in 2020 and the lack of a BID has caused some serious issues with communicating with businesses. I will connect with the San Mateo County Chamber and see if we can get some renewed activity going.
If the first two phases of the project and design stumble it will have a major impact on the balance of the plans. I do not think the residents will vote to tax themselves to fix up the downtown. We are in a new world with development money filling City coƯers.
Some specific design comments:
Harrington Park.
• Removing healthy mature trees is a community lighting rod and as we all know a small vocal group can derail projects. I just dealt with this in Portola Valley on the Beer Garden Remodel. Removing a mature blue spruce in the ideal construction area could have derailed that project. • It may be too late, but I would suggest you take a look as the ability to retain some of the trees and improve the landscaping around the bases. Those trees provide essential shade to the park based on its orientation. It took
9.a
November 24, 2025
Packet Pg. 706
years for them to provide this canopy. The new design does appear to provide more public space. A 4.6 million price tag will not sit well with the community if it’s not dynamically better. • I would suggest you look at the stage removal and ability to orientate and install the bathrooms and storage in this area. A food truck pull up is not needed as this damages the brick-and-mortar operators. • The renderings for the Pavillion and Fountain are slated to cost over 3.1 million dollars. I am having a hard time grasping what the pavilion is for and its actual location. The design and location keep changing. See rendering below. As you can see it has been pulled out of the park and into the main 700 block. Was a sun study done on the impact?
• What is the intention for this? If it’s an actual performance stage – what direction are they playing to and where can any density of seating be placed? As a band/music stand the design has a lot of issues. You always want a back for hiding all the componentry for music. You want to face a specific direction with ample seating. None of this accomplished in this design/changes and the price tag is big. • I love fountains – again a strange location against a bank. Add this cost to the bizarre Pavilion and we are spending 3.1 million dollars on top of the 4.6 million for Harrington. That leaves only 7 million for an entire City block. In my opinion these numbers risk the viability/funding of the 20-year vision. I do not think they are accurate as I pointed out in the last meeting.
As you can see the location and design has moved. On the right is the bioretention areas that need to be carefully placed.
Limited dining to only 9’ is not going to create a dynamic dining/social environment and do we really need 2 additional 5’ pedestrian walkways on top of a 20’ wide walking area?
Do we need two downtown stages? I cannot find any renderings for use like the other stage with music, beer hall and ice rinks. 2.5 million is a lot of money for something this visually dominate.
9.a
November 24, 2025
Packet Pg. 707
The above renderings look like viable options – but who is operating of the pop-up venues and how does this aƯect the brick and mortar. Wouldn’t letting local operators bid for the spaces and then be responsible for the plaza cleanliness be a better route than bringing in outside vendors and the entire cost of the space falling on the City. I do love the idea of a pizza by the slice or a smashburger/beer & wine bar. These need to be carefully designed and to health code standards.
Think original Shake Shack in NYC. They blew up Washington Park in NYC. Again, make this an entertainment zone. City can make money vs spending, and it would be way more vibrant.
Suggestions for the closed 700 Block:
• Carefully determine where the bioretention areas are and locate them in front of existing or potential retail stores. Once in place they permanently limit dining. We need a design to entice future retailers and restaurants – not a sole focus on pedestrians and community events that hurt the bottom line of the brick-and-mortar tenants.
• Study the sun and the eƯect on both sides of the street and the Harrington Park remodel. Don’t make a Levi Stadium design mistake. Laurel is East-West facing.
9.a
November 24, 2025
Packet Pg. 708
• I would designate it the block as an Entertainment Zone. Allowing people to stroll on the closed block with drinks from business to business. San Francisco is pushing forward designating numerous areas and large shopping areas like Union Square as entertainment zones.
• I do not think we need a 20’ strolling pavilion plus two more 5’ pedestrian walkways. It’s a closed block where outdoor dining should be maximized or have the potential to expand for special city events. I have always felt our major school fundraiser should take place on this block with one long spectacular dining table down the middle with all the restaurants taking part. This is community building and makes our schools better. The bioretention areas with unique seating elements belong in front of retail/banks and salons. Perfect for the bridges across to the open areas.
• Restaurants are the drivers of real vitality on closed blocks. Town is currently the only business on the 700 block that is doing well. Our outdoor area is vibrant and generate a lot of sales. We would lose 65% of our existing presence and a $300,000 parklet that permanently approved prior to Covid. • At a bar minimum it should match the closed streets. Better would be expanded contiguous dining of 14+ feet oƯ the building edge.
• I visited Grass Valley and spoke to store owners and restaurants. It’s not their main street. It’s not doing well with numerous closures. The outdoor seating sat completely empty. The only heating source was portable propane heaters. These will be banned eventually and then there is no heat source. Just an empty closed street. Portable propane heaters are not a good look. Castro Street in Mountain View has the same set up and it looks terrible. • The answer would be to allow for extended awnings that can carry lighting, electric or natural gas heaters – similar to what exists at Town in our set back.
• Architectural integrity matters. The Pavillion design has changed multiple times, and every rendering has zero ties to the design history of San Carlos. I will again ask what is the purpose of this and is it worth the expense? • Street lighting is confusing and disjointed? The two renderings for lamp posts are dramatically diƯerent. The modern on the left are fine for the new Biotech-Modern Buildings but do not fit the ambiance of the downtown core. I also do not think wifi and charge enable smart lighting is needed in this area. Virtually every business has wifi. I used to have the City wide routers on my building and am happy to let his happen again.
• The lighting plans need some close attention as they do not match the renderings. The overhead Catenary festoon party lights are random as are the streetlight locations. I would take a hard look this again and the existing and potential new business that might come. See below. In front of Town and Happas alone we have no streetlights, no overhead festoon party lights – just two small posts. You will also notice that we are landlocked with the bioretention swale in front of Town and Happas. Subsequent plans have these in diƯerent locations.
These design elements are essential to success.
9.a
November 24, 2025
Packet Pg. 709
600/800 Blocks
• We have designated 14’ of dining on the Eastern side of the street and 15’ feet of dining on the Western Side with two lanes of traƯic and parallel parking on one side. Please study the sun on this. Eastern side is in the blazing sun and I urge you to reconsider parklets as numerous cities have done like Burlingame and Los Gatos. These two downtowns are vibrant. They have a standard and you have to follow it or you don’t have a parklet. 700 Block
• We have designated a total of 14’ of dining on the Eastern side of closed block (blazing sun side) and only 9’ of dining on the Western side on a closed block.
• We have a 20’ pedestrian promenade plus two more 5’ walkways for a total of 30’ of Pedestrian paths. For this closed block to be vibrant make the outdoor dining dynamic. I certainly don’t expect the presence I personally have but we are the one business that makes this block vibrant. Gone is this vibrancy, gone are jobs and gone is the sales tax revenue.
• We have solid overhead designs of the other blocks – not the closed 700 block. As mentioned, the landscaping, stage keep and bioretention locations keep changing.
• The 5’ tree strip dining dining on the Eastern Facing side looks good on paper but the reality is – it wont work. This side will struggle with only 8’ of usable dining space. Couple this with the reduced dining on the Western side (Town’s side) you are not creating a dynamic closed block nor enticing reputable smart operators Lighting, heat and element protection.
• With the loss of the parklets comes the loss of heat, lighting and wind protection. Propane heaters will soon be banned from use. Palo Alto and Burlingame along with numerous other cities have done this. Portable propane heaters are an awful look. We don’t want the our downtown dotted with these and they will be banned like other cities
• This is the time to allow building owners to underground utilities for natural gas or electric like the parklet I built in 2016. The electric heat in that parklet is turned on 98% of the year rain or shine. These are old buildings with limited gas and power. Hopefully over time many will be dropped and multistory mixed use new buildings added to the downtown core. This is the time to underground the infrastructure for heating sources. This cost can be pushed to the building owners. If you don’t feel the need as an owner you can pass on this.
9.a
November 24, 2025
Packet Pg. 710
I will finish by requesting that we enforce the parklet standards. A bad parklet damages not only the business but the entire downtown. The vacancies are growing with a lot of businesses slated to close. The shanty town look and filth does not make San Carlos a destination which it once was. Never in my 30 years have I seen this little foot traƯic and volume in the retail and restaurants.
Below are some rendering concerns and comments:
• Sun study needed – 5’ looks good in a rendering but its flawed.
• The café seating below is Illegal seating in United States due to ADA – lawsuits for this are almost non existent.
This gives a false impression of seating potential post remodel.
• Lot’s of Design Issues in this area. Pop ups hurt brick and mortar and are diƯicult to execute and make health code compliant. I would look to design this for an operator to lease and operate. • The band stage design is bizarre. Zero connection to the Spanish Them architecture that surrounds this area.
9.a
November 24, 2025
Packet Pg. 711
• Live music generates zero tax revenue for the City and the brick-and-mortar business. I lived the nightmare of this in Redwood City when they had free music in the plaza next to my Italian restaurant. Zero sales, lot’s of byob drinking. Allowing outside vendors add to the sales loss for our brick-and-mortar operators. I love the wine bar and the Tequila Bar located in Santana Row. I really think the pop-up idea needs to be revisited. There are no bathrooms in this location. You have events and allow the public to bring their own food and alcohol – the result will be a loss of sales and these people using our restaurant bathrooms like the Art and Wine Festival.
9.a
November 24, 2025
Packet Pg. 712
Sun Study
9.a
November 24, 2025
Packet Pg. 713
Sun Study
Activate the closed block vs another block closure
9.a
November 24, 2025
Packet Pg. 714
Design Element Concerns – parallel parking into dining guests with such a narrow strip that no heat or sunshade can be provided. Not conducive to successful dining.
9.a
November 24, 2025
Packet Pg. 715
Bio retention areas keep moving. In the image above Town is not landlocked but the Hallmark space is. I would slide that closer to Cherry to entice multiple new owners to take this space. Again – a more thoughtful and detailed rendering would be a good idea after carefully reviewing all the properties on this closed block.
The landscape design varies a lot – in this rendering Town is landlocked by the bioretention location. In design there has to be consistency and direction.
9.a
November 24, 2025
Packet Pg. 716
I am happy to walk the downtown with anyone that wants to join before we finalize the downtown plan. Appreciate you listening and appreciate all the hard work that has gone into this plan.
Best,
Greg St Claire
Owner Avenir Restaurant Group
Tivoli Building Owner
9.a
November 24, 2025
Packet Pg. 717
RESOLUTION NO. PTC 2025-11
A RESOLUTION OF THE PLANNING AND TRANSPORTATION COMMISSION OF THE CITY
OF SAN CARLOS RECOMMENDING THAT THE CITY COUNCIL APPROVE THE ADDENDUM TO THE 2045 GENERAL PLAN RESET ENVIRONMENTAL IMPACT REPORT
WHEREAS, the City Council of the City of San Carlos has made the planning for the future of its downtown one of its top strategic objectives since 2021, beginning with the adoption of its 2021 Strategic Plan and was reaffirmed during its City Council Retreat on January 21, 2022, and again on January 27, 2023, January 18, 2024, and February 6, 2025; and WHEREAS, in August 2023 the City Council of the City of San Carlos approved a professional services agreement with WRT for consulting services to prepare a Downtown Specific Plan, Downtown Streetscape Master Plan, and an Addendum to the 2045 General Plan Reset Environmental Impact Report, in response to the City Council’s Strategic Objective to develop a plan to understand and ensure that the downtown meets the needs of the community and businesses now and into the future; and,
WHEREAS, between August 2022 through August 2025, hundreds of participants attended 37 different civic engagement events and opportunities inclusive of surveys, workshops, open houses, and study sessions with the City Council appointed Downtown Advisory Committee, Economic Development Advisory Commission, Parks Recreation and Culture Commission, Youth Advisory Council, Planning and Transportation Commission, and City Council; and WHEREAS, the anticipated buildout of the Downtown Specific Plan was analyzed in the 2045 General Plan Reset Environmental Impact Report, which was certified by the City Council on May 27, 2025; and
WHEREAS, the Downtown Specific Plan project includes these interrelated documents:
the San Carlos Downtown Specific Plan; associated amendments to the City of San Carlos’ Land Use Map, and Land Use and Circulation and Scenic Highways Elements; associated amendments to the City of San Carlos Zoning Ordinance to codify the Downtown Specific Plan and amend the San Carlos Zoning Map; and the Addendum to the 2045 General Plan Reset Environmental Impact Report; and
WHEREAS, as provided in Government Code Sections 65352 — 65352.5, the City of San Carlos referred the Specific Plan to all California Native American tribes on the contact list provided by the Native American Heritage Commission and to other entities listed, and no Native American Tribes requested consultation; and
WHEREAS, a pursuant to Section 15164 of the CEQA Guidelines, an Addendum to the 2045 General Plan Environmental Impact Report (EIR) was prepared for the proposed City of San Carlos Downtown Specific Plan project;
WHEREAS, the environmental conditions described in the General Plan Reset EIR (certified on May 27, 2025) are substantially the same as the current conditions in the Downtown Specific Plan area, city, and region. Therefore, the cumulative setting in the General Plan Reset EIR has not changed and remains the same for the purposes of analyzing the Downtown Specific Plan project; and
9.a
November 24, 2025
Packet Pg. 718
WHEREAS, the Downtown Specific Plan would not result in new or more severe impacts than those found within the 2045 General Plan Reset EIR, including the significant cumulative impacts to air quality, GHG emissions, traffic and wildfire. Similar to development facilitated by the 2045 General Plan Reset, the Downtown Specific Plan would result in less than significant cumulative impacts related to all other impact areas with adherence to State and local regulations as well as the City’s General Plan policies and Standard Conditions of Approvals; therefore, the Downtown Specific Plan would not make a new or more severe cumulatively considerable contribution to a cumulative impact; and
WHEREAS, no new or substantially more severe significant effects would occur to cumulative impacts, and no mitigation measures are required; and WHEREAS, on November 3, 2025, the City of San Carlos Planning and Transportation Commission held a duly noticed public hearing to consider the adopting a resolution recommending that the City Council approve the Addendum to the 2045 General Plan EIR for the San Carlos Downtown Specific Plan.
NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED BY THE PLANNING AND TRANSPORTATION COMMISSION THAT:
4. The above recitals and findings are hereby incorporated by this reference and are hereby approved.
2. Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164, an Addendum has been prepared which studied the potential environmental impacts of changes to the project and determined that the Downtown Specific Plan would not result in new or more severe significant environmental impacts not studied and disclosed in the 2045 General Plan Reset Environmental Impact Report and that only minor changes or additions are required. As such, the proposed Downtown Specific Plan and action to amend the Zoning Ordinance, Zoning Map, and General Plan to implement the Downtown Specific Plan would not result in significant impacts, substantial changes, new information of substantial importance, circumstances or conditions identified in CEQA Guidelines Section 15162, and a Subsequent or Supplemental EIR is not required. Development pursuant to the proposed Downtown would be subject to all previously required mitigation measures from the 2045 General Plan Reset Environmental Impact Report, as applicable.
The Mitigation Monitoring and Reporting Program (MMRP) adopted for the 2045 General Plan Reset Environmental Impact Report would continue to be applicable to the proposed Downtown Specific Plan.
3. Pursuant to CEQA Guidelines 15164(d), the 2045 General Plan Reset Environmental Impact Report and the Addendum to the 2045 General Plan Reset Environmental Impact Report have been considered.
4. Environmental Effects Found Not to be Significant
No new or substantially more severe significant effects would occur to cumulative impacts, and no new mitigation measures are required.
5. Adoption
a. The Planning and Transportation Commission recommends that the City Council approve the Addendum to the 2045 General Plan Reset Environmental Impact Report
9.a
November 24, 2025
Packet Pg. 719
for the City of San Carlos Downtown Specific Plan (Exhibit A).
Passed and adopted as Resolution of the Planning and Transportation Commission of the City of San Carlos at a regular meeting thereof held on the 3 day of November 2025, by the following vote:
AYES, PLANNING AND TRANSPORTATION COMMISSION MEMBERS:
NOES, PLANNING AND TRANSPORTATION COMMISSION MEMBERS:
ABSENT, PLANNING AND TRANSPORTATION COMMISSION MEMBERS:
[ Cor CHAIR, Planniyg and Transportation Commission
ATTEST:
Andrea Mardesich, Assistant Community Development Director
9.a
November 24, 2025
Packet Pg. 720
Exhibit A
City of San Carlos
Downtown Specific Plan
Addendum to the 2045 General Plan Reset Environmental Impact Report
9.a
November 24, 2025
Packet Pg. 721
RESOLUTION NO. PTC2025-12
RESOLUTION OF THE PLANNING AND TRANSPORTATION COMMISSION OF THE CITY OF
SAN CARLOS RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION TO
AMEND THE SAN CARLOS GENERAL PLAN LAND USE MAP, LAND USE ELEMENT, AND CIRCULATION AND SCENIC HIGHWAYS ELEMENT.
WHEREAS, the City Council of the City of San Carlos has made the planning for the future of its downtown one of its top strategic objectives since 2021, beginning with the adoption of its 2021 Strategic Plan and was reaffirmed during its City Council Retreat on January 21, 2022, and again on January 27, 2023, January 18, 2024, and February 6, 2025; and
WHEREAS, in August 2023 the City Council of the City of San Carlos approved a professional services agreement with WRT for consulting services to prepare a Downtown Specific Plan, Downtown Streetscape Master Plan, and an Addendum to the 2045 General Plan Reset Environmental Impact Report, in response to the City Council's Strategic Objective to develop a plan to understand and ensure that the downtown meets the needs of the community and businesses now and into the future; and,
WHEREAS, between August 2022 through August 2025, hundreds of participants attended 37 different civic engagement events and opportunities inclusive of surveys, workshops, open houses, and study sessions with the City Council appointed Downtown Advisory Committee, Economic Development Advisory Commission, Parks Recreation and Culture Commission, Youth Advisory Council, Planning and Transportation Commission, and City Council; and
WHEREAS, the San Carlos Downtown Specific Plan project includes these interrelated documents: the San Carlos Downtown Specific Plan; associated amendments to the San Carlos General Plan’s Land Use Map, Land Use Element, and Circulation and Scenic Highways Element; San Carlos Zoning Map and Ordinance Amendments (to implement the San Carlos Downtown Specific Plan), and the Addendum to the 2045 General Plan Environmental Impact Report (EIR); and
WHEREAS, the focus of this resolution relates to amendments to the San Carlos General Plan’s Land Use Map, Land Use Element, and Circulation and Scenic Highways Element; and WHEREAS, amendments to the San Carlos General Plan’s Land Use Map, Land Use Element, and Circulation and Scenic Highways Element primarily address the redefinition of the “Downtown Area,” specifically its updated boundaries as established by the Downtown Specific Plan are incorporated into the General Plan and are accompanied by policy revisions to ensure consistency with the Downtown Specific Plan’s new vision and goals; and WHEREAS, in accordance with the California Government Code Section 65300 et seq., the amendments made to the Land Use Map, Land Use Element, and Circulation and Scenic Highways Element have been developed to be comprehensive, internally consistent, and long term; and
WHEREAS, the City of San Carlos referred the proposed Downtown Specific Plan and associated amendments to the City of San Carlos General Plan’s Land Use Map, Land Use Element, and Circulation and Scenic Highways Element to all California Native American tribes on the contact list provided by the Native American Heritage Commission and to other entities
9.a
November 24, 2025
Packet Pg. 722
listed; and
WHEREAS, no California Native American tribe requested consultation; and WHEREAS, the Planning and Transportation Commission conducted a duly noticed public hearing on the San Carlos Downtown Specific Plan on November 3, 2025, to consider a recommendation to the City Council on the Downtown Specific Plan and associated amendments to the City of San Carlos General Plan’s Land Use Map, Land Use Element, and Circulation and Scenic Highways Element; and
WHEREAS, the Planning and Transportation Commission has recommended that the City Council approve the Addendum to the 2045 General Plan EIR pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164. The Addendum studied the potential environmental impacts of changes to the project and determined that the Downtown Specific Plan would not result in new or more severe significant environmental impacts not studied and disclosed in the 2045 General Plan Reset Environmental Impact Report and that only minor changes or additions are required. As such, the proposed Downtown Specific Plan and action to amend the Zoning Ordinance, Zoning Map, and General Plan to implement the Downtown Specific Plan would not result in significant impacts, substantial changes, new information of substantial importance, circumstances or conditions identified in CEQA Guidelines Section 15162, and a Subsequent or Supplemental EIR is not required. Therefore the Addendum is found to be adequate and complete for consideration in making a decision on the merits of the Downtown Specific Plan and associated amendments to the City of San Carlos’ General Plan’s Land Use Map, Land Use Element, and Circulation and Scenic Highways Element.
NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED BY THE PLANNING AND TRANSPORTATION COMMISSION THAT:
1. Findings
a. The above recitals are incorporated by reference.
b. Amendments to the General Plan Land Use Map and Land Use and Circulation Elements are necessary to establish consistency between the proposed Downtown Specific Plan’s vision, goals, policies, and actions and the San Carlos General Plan.
The Downtown Specific Plan, when adopted, will serve as an extension of the San Carlos General Plan, but provide more localized goals, policies, and actions for the Downtown over the next 20 years. Amendments are minor in nature and apply to existing text and policies within the General Plan Land Use and Circulations Elements. c. The proposed General Plan Land Use amendment for 1250 San Carlos Avenue, currently home to the San Mateo County Transit Authority headquarters, creates conditions conducive to increased housing opportunities while honoring the site’s existing development footprint. This approach supports the City’s commitment to creating more housing and vibrant community spaces in areas close to services and public transit. This modification was presented to the Planning and Transportation Commission and City Council on June 16, 2025, and June 23, 2025, respectively, and was recommended for inclusion in the Downtown Specific Plan.
2. Adoption
9.a
November 24, 2025
Packet Pg. 723
a. The Planning and Transportation Commission recommends that the City Council adopt the amendments to the City of San Carlos’ General Plan’s Land Use Map as set forth in Exhibit A.
b. The Planning and Transportation Commission recommends that the City Council adopt the amendments to the City of San Carlos’ General Plan’s Land Use Element and Circulation and Scenic Highways Element as set forth in Exhibit B.
Passed and adopted as Resolution of the Planning and Transportation Commission of the City of San Carlos at a regular meeting thereof held on the 3% day of November 2025, by the following vote:
AYES, PLANNING AND TRANSPORTATION COMMISSIONMEMBERS:
NOES, PLANNING AND TRANSPORTATION COMMISSIONMEMBERS:
ABSENT, PLANNING AND TRANSPORTATION COMMISSION MEMBERS:
—
/ 1,
HAIR, Planrfing and Transportation Commission
ATTEST:
Andrea Mardesich, Assistant Contmunity Development Director
9.a
November 24, 2025
Packet Pg. 724
EXHIBIT A
Amendments to the 2030 City of San Carlos’ General Plan’s Land Use Map
9.a
November 24, 2025
Packet Pg. 725
EXHIBIT B
Amendments to the San Carlos General Plan Land Use Element and Circulation and Scenic Highways Element
9.a
November 24, 2025
Packet Pg. 726
RESOLUTION NO. PTC2025-13
RESOLUTION OF THE PLANNING AND TRANSPORTATION COMMISSION OF THE CITY OF
SAN CARLOS RECOMMENDING THAT THE CITY COUNCIL INTRODUCE AN ORDINANCE TO AMEND THE SAN CARLOS ZONING MAP AND MUNICIPAL CODE, TITLE 18, ZONING
ORDINANCE TO CODIFY THE DOWNTOWN SPECIFIC PLAN
WHEREAS, the City Council of the City of San Carlos has made the planning for the future of its downtown one of its top strategic objectives since 2021, beginning with the adoption of its 2021 Strategic Plan and was reaffirmed during its City Council Retreat on January 21, 2022, and again on January 27, 2023, January 18, 2024, and February 6, 2025; and
WHEREAS, in August 2023 the City Council of the City of San Carlos approved a professional services agreement with WRT for consulting services to prepare a Downtown Specific Plan, Downtown Streetscape Master Plan, and an Addendum to the 2045 General Plan Reset Environmental Impact Report, in response to the City Council’s Strategic Objective to develop a plan to understand and ensure that the downtown meets the needs of the community and businesses now and into the future; and,
WHEREAS, between August 2022 through August 2025, hundreds of participants attended 37 different civic engagement events and opportunities inclusive of surveys, workshops, open houses, and study sessions with the City Council appointed Downtown Advisory Committee, Economic Development Advisory Commission, Parks Recreation and Culture Commission, Youth Advisory Council, Planning and Transportation Commission, and City Council; and
WHEREAS, the San Carlos Downtown Specific Plan project includes these interrelated documents: the San Carlos Downtown Specific Plan; associated amendments to the San Carlos General Plan’s Land Use Map, Land Use Element, and Circulation and Scenic Highways Element; San Carlos Zoning Map and Ordinance Amendments (to implement the San Carlos Downtown Specific Plan), and the Addendum to the 2045 General Plan Environmental Impact Report (EIR); and
WHEREAS, the focus of this resolution relates to amendments to the San Carlos Zoning Map, and San Carlos Municipal Code, TitI3 18, Zoning Ordinance for the purposes of implementing the Downtown Specific Plan; and
WHEREAS, pursuant to Government Code Sections 65853 and 65850 and San Carlos Municipal Code Chapter 18.35.050, 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 pursuant to San Carlos Municipal Code Chapter 18.35.050 and the California Government Code Sections 65090 and 65091 a Public Hearing Notice wasemail sentOctober 14, 2025 for the Downtown Specific Plan, associated amendments to the General Plan Land Use Map, Land Use Element and Circulation and Scenic Highways Element, and associated amendments to the San Carlos Zoning Map and Title 18, Zoning Ordinance text amendments in the local newspaper, with additional notification via social media posts on San Carlos’ Facebook, NextDoor, Instagram, and X accounts, through six A-frame signs spread 1 9.a
November 24, 2025
Packet Pg. 727
throughout three blocks within the Downtown Specific Plan area, and through email sent to over 1,500 individuals who have signed up to follow the Downtown Specific Plan project; and WHEREAS, on October 13, 2025, City staff mailed the public notice to every property owner address and site address within the Downtown Specific Plan Area and to all property owners and sites within 300 feet of the Downtown Specific Plan Area to inform them of the proposed Downtown Specific Plan and of Planning and Transportation Commission public hearing of November 3, 2025; and
WHEREAS, the Planning and Transportation Commission conducted a duly noticed public hearing on amendments to the San Carlos Zoning Map and Zoning Ordinance to hear and consider all comments of all persons interested in or concerned with a proposed amendments of the City of San Carlos Municipal Code, Title 18, Zoning Ordinance, on November 3, 2025 in consideration of a recommendation to the City Council regarding adoption of an Ordinance; and WHEREAS, pursuant to San Carlos Municipal Code Chapter 18.35.080, the Planning and Transportation Commission shall make findings regarding a Zoning title text amendment and the recommendation to the City Council shall include the reasons for finding that the recommendation is consistent with the City of San Carlos’ General Plan, and consistent with Title 18 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; and
WHEREAS, the Planning and Transportation Commission has recommended that the City Council approve the Addendum to the 2045 General Plan Reset EIR as adequate and complete in compliance with CEQA and the State CEQA Guidelines, and as adequate and complete for consideration in making a decision on the merits of the proposed Zoning Ordinance amendments.
NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED BY THE PLANNING AND TRANSPORTATION COMMISSION THAT:
1. The above recitals and findings are hereby incorporated by this reference and are hereby approved.
2. Findings (San Carlos Municipal Code Section 18.35.030) a. Zoning Ordinance Text Amendment Findings.
i. This ordinance amendment is consistent with the General Plan, Basis for finding: The San Carlos General Plan, as amended on May 27, 2025, recognized that the Downtown Specific Plan was underway and accounted for its buildout to the year 2045. Accordingly, with the impending adoption of the Downtown Specific Plan, the General Plan Land Use and Circulation and Scenic Highways Elements are proposed for further amendment to reference and refer to the Downtown Specific Plan and Downtown Streetscape Master Plan, including consistency with the vision, goals, policies, and implementation items within these two Plans. With these concurrent amendments, the intent it to attain policy consistency, which is necessary for implementation through the San Carlos Zoning Ordinance.
9.a
November 24, 2025
Packet Pg. 728
The ordinance amendment is consistent with the purpose of San Carlos Municipal Code, Title 18, 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.
Basis for findings: The proposed amendments to the Zoning Ordinance are designed to guide the downtown’s transformation and growth in a deliberate and coordinated manner. By aligning land use regulations and development standards with the vision and goals of the Downtown Specific Plan, these amendments help ensure that development and capital improvements occur predictably, efficiently, and in harmony with City priorities.
b. Zoning District Boundary Amendment Findings:
The change in district boundaries is consistent with the General Plan.
Basis for finding: To change the Zoning designation for 1250 San Carlos Avenue (APN 050-072-380) from Mixed-Use Downtown Core, 100 units/acre (MU-DC-100) to Mixed-Use, Downtown, 120 units/acre would be consistent with the concurrent General Plan Land Use amendment for this site. In addition, this change is consistent with the City’s commitment to encourage, support, and facilitate the create of safe, inclusive, diverse, and affordable supply of housing for all income levels as set forth in the City’s adopted Housing Element, including Housing Element Policy HOU-2.1, which calls for well-designed multi- family housing and mixed-use projects in the downtown area and along San Carlos Avenue and El Camino Real. In addition, Action HOU-3.9 promotes residential development on nonvacant sites by continuing to proactively outreach to property owners and support new housing efforts.
The change in district boundaries is consistent with the purpose of this 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.
Basis for finding: The proposed amendments to the Zoning Map would change the property at 1250 San Carlos Avenue (APN 050-072-380) from MU-DC-100 to MU-D-120. The current distribution of MU-D-120 is adjacent to and in proximity to the subject site and would not result in a development type inconsistent with the vision, goals, policies, and standards set forth in the General Plan, Zoning Ordinance, and Downtown Specific Plan.
The change in district boundaries is necessary to achieve the balance of land use desired by the City, consistent with the General Plan, and to increase the inventory of land within a given zoning district.
Basis for finding: The subject site at 1250 San Carlos Avenue (APN 050-072-380) is just over 1 acre in size (approximately 49,693 square 3 9.a
November 24, 2025
Packet Pg. 729
feet). The current Zoning designation is MU-DC-100, which allows for 86 to 114 housing units on the site at a maximum building height of 50 feet (notwithstanding provisions for additional height under SCMC
18.15.060 and through waivers/concessions from State Density Bonus law). If rezoned to MU-D-100, this would allow for an increase to 103 to 137 housing units at a maximum building height of 75 feet (again, notwithstanding provisions for additional height under SCMC 18.15.060 and through waivers/concessions from State Density Bonus law). This represents a 20% increase in the number of potential housing units.
This change would is consistent with the City’s commitment to encourage, support, and facilitate the create of safe, inclusive, diverse, and affordable supply of housing for all income levels as set forth in the City’s adopted Housing Element, including Housing Element Policy HOU-2.1, which calls for well-designed multi-family housing and mixed- use projects in the downtown area and along San Carlos Avenue and El Camino Real. Through the Downtown Specific Plan process, the site is ripe for redevelopment as a result of SamTrans moving its headquarters to the City of Millbrae. Accordingly, an opportunity to redevelop the site with ground floor commercial uses and housing above, the proposed zone change would allow more housing units in a location that is within San Carlos’ priority development area, adjacent to downtown and essential services, and in walking distance of public transit and Caltrain station.
3. Adoption
a. The Planning and Transportation Commission recommends that the City Council adopt the Zoning Ordinance amendments as set forth in Exhibit “A” and adopt the accompanying changes to the Zoning Map as set forth in Exhibit “B”.
Passed and adopted as Resolution of the Planning and Transportation Commission of the City of San Carlos at a regular meeting thereof held on the 3% day of November 2025, by the following vote:
AYES, PLANNING AND TRANSPORTATION COMMISSIONMEMBERS:
NOES, PLANNING AND TRANSPORTATION COMMISSIONMEMBERS:
ABSENT, PLANNING AND TRANSPORTATION COMMISSION MEMBERS:
CHAIR, Planing beac Transportation Commission
ATTEST:
9.a
November 24, 2025
Packet Pg. 730
rea Mardesich, Assistant Community Development Director
9.a
November 24, 2025
Packet Pg. 731
EXHIBIT A
AMENDMENTS TO TITLE 18 ZONING
Adding a new section SCMC 18.14.1 — Downtown Specific Plan
9.a
November 24, 2025
Packet Pg. 732
EXHIBIT B
AMENDMENTS TO THE CITY OF SAN CARLOS ZONING MAP
9.a
November 24, 2025
Packet Pg. 733
RESOLUTION NO. PTC 2025-14
A RESOLUTION OF THE PLANNING AND TRANSPORTATION COMMISSION OF THE CITY
OF SAN CARLOS RECOMMENDING THAT THE CITY COUNCIL INTRODUCE AN
ORDINANCE TO ADOPT THE DOWNTOWN SPECIFIC PLAN
WHEREAS, the City Council of the City of San Carlos has made the planning for the future of its downtown one of its top strategic objectives since 2021, beginning with the adoption of its 2021 Strategic Plan and was reaffirmed during its City Council Retreat on January 21, 2022, and again on January 27, 2023, January 18, 2024, and February 6, 2025; and
WHEREAS, in August 2023 the City Council of the City of San Carlos approved a professional services agreement with WRT for consulting services to prepare a Downtown Specific Plan, Downtown Streetscape Master Plan, and an Addendum to the 2045 General Plan Reset Environmental Impact Report, in response to the City Council’s Strategic Objective to develop a plan to understand and ensure that the downtown meets the needs of the community and businesses now and into the future; and, WHEREAS, between August 2022 through August 2025, hundreds of participants attended 37 different civic engagement events and opportunities inclusive of surveys, workshops, open houses, and study sessions with the City Council appointed Downtown Advisory Committee, Economic Development Advisory Commission, Parks Recreation and Culture Commission, Youth Advisory Council, Planning and Transportation Commission, and City Council; and
WHEREAS, prior to the 37 different civic engagement events, the 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 X accounts.
Announcements about the project and workshops were made at public meetings including City Council, Planning and Transportation Commission, Economic Development Advisory Council, Parks Recreation and Culture Commission, and Youth Advisory Council meetings. In addition, the workshops were promoted through the project website (sancarlosdowntownplan.com), direct email to over 1,500 individuals signed up to follow the project, City of San Carlos’ Good Living Newsletters, City Council Newsletters, Adult Community Center Newsletters, Chamber of Commerce Newsletters, and San Carlos’ E-notify (email) communication system. Grassroots efforts included booths City sponsored events such as the San Carlos Farmer’s Market and Art & Wine Faire, and passing out flyers and posting A-Fame signage throughout the Downtown; and
WHEREAS, the City of San Carlos has undertaken a process to prepare the Downtown Specific Plan in accordance with State law; and
WHEREAS, the San Carlos Downtown Specific Plan project includes these interrelated documents: the San Carlos Downtown Specific Plan; associated amendments to the San Carlos General Plan’s Land Use Map, Land Use Element, and Circulation and Scenic Highways Element; San Carlos Zoning Map and Ordinance Amendments (to implement the San Carlos Downtown Specific Plan), and the Addendum to the 2045 General Plan Environmental Impact Report (EIR); and
9.a
November 24, 2025
Packet Pg. 734
WHEREAS, the focus of this resolution relates to adopting the Downtown Specific Plan; and
WHEREAS, the City of San Carlos referred Downtown Specific Plan to all California Native American tribes on the contact list provided by the Native American Heritage Commission and to other entities listed; and
WHEREAS, no California Native American tribe requested consultation; and WHEREAS, on October 13, 2025, City staff mailed the public notice to every property owner address and site address within the Downtown Specific Plan Area and to all property owners and sites within 300 feet of the Downtown Specific Plan Area to inform them of the proposed Downtown Specific Plan and of Planning and Transportation Commission public hearing of November 3, 2025; and
WHEREAS, on October 14, 2025, a legal notice was published in the local newspaper with information regarding the proposed Downtown Specific Plan and associated amendments to the General Plan, Zoning Ordinance, and the Addendum to the 2045 General Plan Reset Environmental Impact Report, and of the Planning and Transportation Commission public hearing of November 3, 2025; and
WHEREAS, on October 14, 2025, the Public Draft Downtown Specific Plan was released for review and comment, and
WHEREAS, on November 3, 2025, the Planning and Transportation Commission held a duly noticed public hearing and reviewed, considered, and evaluated the staff report and Draft Downtown Specific Plan for the City of San Carlos, including the attachments to the staff report, public comments and written testimony; and
WHEREAS, the Planning and Transportation Commission has separate resolution made findings of adequacy and recommended that the City Council approve the Addendum to the 2045 General Plan Environmental Impact Report as adequate and complete in compliance with CEQA and the State CEQA Guidelines, and as adequate and complete for consideration in making a decision on the merits of the Downtown Specific Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND
TRANSPORTATION COMMISSION OF THE CITY OF SAN CARLOS, AS FOLLOWS:
1. The foregoing recitals are true and correct and are incorporated by reference into this action.
2. The Planning and Transportation Commission, having independently heard, considered, and weighed all the evidence in the record present on behalf of interested parties and being fully informed of the San Carlos Downtown Specific Plan project, finds that City of San Carlos Downtown Specific Plan’s goals, policies, and actions represent a shared vision for San Carlos’ downtown and are based on foundational principles embodying equity and resilience, placemaking and identity, downtown vibrancy, and mobility and connectivity and have been prepared in conformance with California Government Code Section 65450.
9.a
November 24, 2025
Packet Pg. 735
3. Based on the foregoing, the Planning and Transportation Commission hereby recommends that the City Council approve a resolution to adopt the San Carlos Downtown Specific Plan.
Passed and adopted as a Resolution of the Planning and Transportation Commission of the City of San Carlos at a regular meeting thereof held on the 3% day of November 2025, by the following vote:
AYES, PLANNING AND TRANSPORTATION COMMISSIONERS:
NOES, PLANNING AND TRANSPORTATION COMMISSIONERS:
ABSENT, PLANNING AND TRANSPORTATION COMMISSIONERS:
bah tects CHAIR of the Pia ing Commission of the City of San Carlos
ATTEST:
fu Andrea Mardesich, Assistant Community Development Director
9.a
November 24, 2025
Packet Pg. 736
EXHIBIT A
City of San Carlos Downtown Specific Plan
9.a
November 24, 2025
Packet Pg. 737
1 Attachment 9
Planning and Transportation Commission Recommendations
November 3, 2025, Public Hearing
PTC Recommendation Downtown Specific Plan
Content
Staff Recommended Edits
Fix MU-N-40 building
height typo
MU-N-40: max building
height 75 ft.
MU-N-40: max building
height 50 ft.
Regarding LU-15, clarify
that buildings with retail
and service uses on the
ground floor do not
need to look the same
Ensure that all mixed-use
buildings with retail and
service commercial uses
on the ground floor
maintain consistent
ground-floor design to
enhance the pedestrian
experience and create a
cohesive public realm.
Amended Policy LU-015:
Ensure that all mixed-use
buildings with retail and
service commercial uses on
the ground floor follow
consistent design principles
such as scale, transparency,
and frontage rhythm to
support a unified and
engaging public realm
experience, without
requiring identical visual
designs.
Add a policy for
evaluating parking
impacts during
construction projects.
New policy: Minimize
disruption to residents,
businesses, and visitors
during construction activities
by ensuring equitable
access to parking,
maintaining safety and
mobility, and supporting the
ongoing vitality of affected
areas.
Regarding PR-23,
recommend partnering
with Parks and
Recreation or other
mechanism to monitor
equitable use of
programs.
PR-23: Design and
program public spaces for
inclusivity, incorporating
features and offering
activities and events that
engage and
accommodate all users.
Additional policy: Ensure
that all City programs are
designed, implemented, and
evaluated in ways that
promote fairness, remove
barriers, and produce
equitable outcomes for all
residents.
Regarding IU-9, because
telecommunication
Evaluate the feasibility of
offering free public Wi-Fi
Amended Policy IU-9:
Evaluate the feasibility of
9.a
November 24, 2025 Packet Pg. 738
2 PTC Recommendation Downtown Specific Plan
Content
Staff Recommended Edits
technology is in
constant
service within the
Downtown district. This
providing free public Wi-Fi
service within the Downtown
9.a
November 24, 2025
Packet Pg. 739
2 PTC Recommendation Downtown Specific Plan
Content
Staff Recommended Edits
change/evolution,
conduct continuous
review of technology
advances to ensure
equipment is not
outdated
evaluation will include an
assessment of technical
requirements, costs,
funding sources, potential
partnerships, and long-
term maintenance
responsibilities. As part of
this process, ensure that
future streetscape
improvements consider
the infrastructure
necessary to support
public Wi-Fi and related
digital connectivity
initiatives. Where feasible,
conduit, fiber, or other
supporting facilities shall
be incorporated into
construction phases to
minimize costs and
maximize efficiency.
district, recognizing that
technology is continually
evolving. This evaluation
shall include an assessment
of technical requirements,
costs, funding sources,
potential partnerships, and
long-term maintenance
responsibilities. As part of
this process, all future
streetscape improvements
and infrastructure projects
should consider the flexible
deployment of connectivity
technologies, ensuring that
any new installations remain
relevant and adaptable in a
changing technological
environment. Where
feasible, conduit, fiber, or
other supporting facilities
should be incorporated
during construction to
reduce costs, maximize
efficiency, and allow for
future upgrades or
modifications.
Regarding Chapter 1, 1.9
Plan Area Context, A –
Brief History: embolden
the discussion around
the Ohlone people, their
displacement, and
impact of colonization.
The first known human
inhabitants of the San
Carlos area were the
Ohlone, who were also
known as the
Costanoans. Historians
believe that two sub-tribes
existed in and around San
Carlos, the Salson to the
north of Belmont Creek
and Lhamshin around the
greater San Carlos area.
Spanish settlement of the
area, beginning in 1769,
led to the dispersal of the
tribes to the Spanish
missions and eventually
The first known human
inhabitants of the San
Carlos area were the
Ohlone, also historically
referred to as the
Costanoans. Within this
region, historians identify
two subgroups: the Salson,
who lived north of Belmont
Creek, and the Lhamshin,
whose territory
encompassed much of what
is now San Carlos. The
Ohlone were a deeply
connected community,
relying on local rivers,
creeks, and coastal
9.a
November 24, 2025
Packet Pg. 740
3 PTC Recommendation Downtown Specific Plan
Content
Staff Recommended Edits
resources for food, and
maintaining rich cultural and
spiritual traditions.
9.a
November 24, 2025
Packet Pg. 741
3 PTC Recommendation Downtown Specific Plan
Content
Staff Recommended Edits
the shrinking of the
Ohlone as a cultural
group. Colonization of the
San Francisco Bay Area
accelerated in 1776 with
the establishment of the
Mission San Francisco de
Asis. By the 1790s, the
mission and other San
Francisco establishments
were being supported by
small farms as far south
as San Mateo. To
encourage further
settlement of the area, the
Spanish government
granted land to retired
soldiers and men of
influence. Don Jose Dario
Arguello, commandante of
the Presidios at San
Francisco and later
governor of Alta
California, received a
35,000-acre land grant
that encompassed what
would later become
Atherton, Belmont, Menlo
Park, Redwood City, San
Carlos and part of San
Mateo.
Spanish colonization of the
San Francisco Bay Area,
beginning in 1769,
profoundly disrupted the
lives of the Ohlone. Many
were forcibly relocated to
Spanish missions, including
Mission San Francisco de
Asís, where they were
subjected to labor, religious
conversion, and European
diseases. These pressures
led to dramatic declines in
population and the erosion
of traditional Ohlone social
and cultural structures.
Colonization accelerated in
1776 with the formal
establishment of Mission
San Francisco de Asís. By
the 1790s, the mission and
other nearby settlements
were supported by small
farms extending as far south
as San Mateo. To
encourage settlement, the
Spanish government
granted large tracts of land
to retired soldiers and
influential men. One notable
example is Don José Darío
Argüello, commandante of
the Presidio of San
Francisco and later governor
of Alta California, who
received a 35,000-acre land
grant that included what
would later become
Atherton, Belmont, Menlo
Park, Redwood City, San
Carlos, and part of San
Mateo. These land grants
further displaced the Ohlone
from their ancestral
9.a
November 24, 2025
Packet Pg. 742
4 PTC Recommendation Downtown Specific Plan
Content
Staff Recommended Edits
territories and contributed to
the lasting
9.a
November 24, 2025
Packet Pg. 743
4 PTC Recommendation Downtown Specific Plan
Content
Staff Recommended Edits
marginalization of the
community.
Add a policy or program
that directs regular
updates to the funding
and financing strategy
concurrent with
adoption of the Capital
Improvement Program
(CIP)
This information is reflected
in the CIP budget summary
and project detail sheets,
which identify the available
fund balances and reserves
and show how those
resources are allocated to
specific projects. The
documents also outline all
external funding sources,
such as grants, used to
support each project.
Regarding IU-7A and IU-
7C, these should be
edited to accommodate
future climate change
conditions
IU-7: Upgrade water,
storm water and sewer
systems to meet growing
demands and incorporate
water-saving technologies
in new developments and
public infrastructure.
Action IU-7A: Assess the
sewer system’s capacity
to support additional
growth, especially under
wet weather conditions
Action IU-7C: Stormwater
infrastructure within the
Plan Area shall be
upgraded to address
identified capacity
limitations, particularly in
FEMA flood-prone zones
AO and AE near Pulgas
Creek
IU-7: Upgrade water,
stormwater, and sewer
systems to meet growing
demands while incorporating
water-saving technologies in
new developments and
public infrastructure.
Infrastructure upgrades shall
account for future climate
change conditions, including
increased storm intensity,
sea level rise, and potential
flooding, to enhance system
resilience and protect public
health and safety.
Action IU-7A: Assess the
sewer system’s capacity to
support additional growth,
particularly under wet
weather conditions that may
be intensified by climate
change. Identify
vulnerabilities under
projected future rainfall
events and incorporate
adaptive strategies to
manage higher flows,
prevent system overload,
and reduce flood risk.
9.a
November 24, 2025
Packet Pg. 744
5 PTC Recommendation Downtown Specific Plan
Content
Staff Recommended Edits
Action IU-7C: Upgrade
stormwater infrastructure
within the Plan Area to
address identified capacity
limitations, with particular
focus on FEMA flood-prone
zones AO and AE near
Pulgas Creek. Upgrades
shall consider projections
due to climate change,
including higher peak flows,
more frequent extreme
rainfall events, and sea
level rise, to ensure long-
term flood resilience.
Explicitly state in the
Plan what measures will
be taken to minimize
parking
spillover/disruption
during streetscape
construction.
Action: Action: All
streetscape construction
projects shall include a
Parking Management Plan
as part of the project
planning and design
process. The Plan shall
explicitly identify measures
to minimize parking spillover
and disruption, including but
not limited to:
1. Temporary Parking
Solutions: Identify
alternative on-street or
off-street parking areas
for affected residents,
businesses, and visitors.
2. Public
Notification: Provide
timely and clear public
notification of
construction timelines,
parking restrictions, and
available alternative
parking options.
3. Signage and
Wayfinding: Deploy
temporary signage and
digital wayfinding tools to
9.a
November 24, 2025
Packet Pg. 745
6 PTC Recommendation Downtown Specific
Plan Content
Staff Recommended Edits
4. direct drivers to
alternative parking
locations.
5. Coordination with
Stakeholders: Collaborate
with local businesses,
residents, and
transportation agencies to
address specific parking
needs and concerns.
6. Monitoring and
Adjustment: Monitor
parking conditions during
construction and make
adjustments as needed to
reduce spillover and
ensure safety.
Clarify whether
generators will be
allowed until permanent
power source is
provided as part of
streetscape
construction projects.
PR-28: Gas-powered
generators shall be
prohibited for Downtown
events, vendors,
performers and pop-ups.
Instead, the Downtown
will be equipped with a
network of electrical
outlets integrated in
“smart poles” to
accommodate electrical
needs
Amended PR-28: Upon
completion of downtown
streetscape improvements
and the provision of electrical
outlets, gas-powered
generators shall be
prohibited for Downtown
events, vendors, performers
and pop-ups. Instead, the
Downtown will be equipped
with a network of electrical
outlets integrated in “smart
poles” to accommodate
electrical needs
Regarding PTDM 5 and
7 and PTDM 2A and 2B –
these seem redundant.
PTDM-5: Eliminate
Parking Minimums to
encourage development
without unnecessary
parking requirements.
PTDM-7: Unbundle
Parking from Residential
and Commercial Leases
to increase housing
affordability and give
tenants the choice to opt
Replace PTDM-5 with:
Eliminate obstacles to
development by removing
unnecessary parking
requirements.
Replace PTDM-7 with:
Increase housing affordability
and commercial viability by
separating the costs of
parking and development.
9.a
November 24, 2025
Packet Pg. 746
7 PTC Recommendation Downtown Specific Plan
Content
Staff Recommended Edits
out of paying for unused
parking.
PTDM-2: Reduce the
reliance on single-
occupant vehicle (SOV)
travel by requiring the use
of cost-effective
Transportation Demand
Management programs,
including transit subsidies,
carpool incentives, and
unbundled parking for
new developments
Action PTDM-2A:
Eliminate parking
minimums to align with
state and regional goals,
and to encourage
development without
unnecessary parking
constraints.
Action PTDM-2B: Amend
the zoning standards to
require unbundled parking
from market-rate
residential and
commercial leases to
increase housing
affordability and give
tenants the choice to opt
out of paying for unused
parking.
Eliminate Action PTDM 2A
and Action PTDM-2B (these
are both covered in the
standards section of
Chapter 6).
9.a
November 24, 2025
Packet Pg. 747
Attachment 10
Staff Recommended Edits to the Downtown Specific Plan
Recommended Edits to the Draft Downtown Specific Plan, Chapter 3 Land Use and Urban Design:
Add the following statement:
Preserving ground-floor commercial space is essential to maintaining vibrant, walkable, and economically resilient neighborhoods. These spaces support local businesses, provide everyday goods and services, and create active street environments that enhance public safety and community identity. Ground-floor commercial uses generate foot traffic, foster social interaction, and contribute to the overall vitality of mixed-use districts. Protecting these spaces ensures long-term opportunities for small businesses, sustains local employment, and preserves the character and functionality of commercial corridors that residents and visitors rely on. Maintaining accessible, flexible, and appropriately scaled ground-floor commercial space is critical to economic sustainability and the resiliency of downtown.
Add the following policy:
Encourage vibrant, pedestrian-oriented streets by incentivizing ground-floor retail, commercial services, and other active uses in designated areas. This policy is intended to support economic vitality, enhance the public realm, and create walkable mixed-use districts.
Add the following action:
Consider the creation of regulatory incentives, such as a Ground Floor Activation Overlay Zone (GFAOZ) to incentivize ground-floor retail, commercial services, and other active uses in designated areas, especially along El Camino Real.
The overlay is intended to support economic vitality, enhance the public realm, and create walkable mixed-use districts.
9.a
November 24, 2025
Packet Pg. 748
Attachment 10
Staff Recommended Edits to the Downtown Specific Plan
Change to Chapter 3, Land Use Regulations
Table 3.2, Land Use Regulations
Add a new “Specific Limitations” footnote to Table 3.2
Residential uses on the ground floor are restricted within the blocks, intersections, corners, and gateway nodes designated for ground-floor commercial, retail, office, restaurant, and service use, as shown in Figure X. A corner shall consist of the first 30 feet extending from the intersection of two rights-of-way.
Figure X. Blocks, Intersections, Corners, and Gateway Nodes Designated for Ground Floor Commercial, Retail, Office, Restaurant, and Service Use
9.a
November 24, 2025
Packet Pg. 749
Attachment 10
Staff Recommended Edits to the Downtown Specific Plan
Ground Floor Commercial, Retail, Office, Restaurant, and Service Use:
Required (includes Primary and Secondary Gateway Nodes) Ready (Ground-floor spaces shall be constructed and designed to allow future conversion to commercial uses) Allowed (commercial ground floor uses are allowed, but not required) ***
9.a
November 24, 2025
Packet Pg. 750
Attachment 10
Staff Recommended Edits to the Downtown Specific Plan
Supporting text, from the Public Draft Downtown Specific Plan released on October 14, 2025:
“El Camino Real, flanking the eastern perimeter of Downtown, presents significant potential for enhancement, poised to serve as a prominent gateway to Downtown and create distinct entry points along this vital regional corridor.” – Chapter 1, page 24 “LU-12: Enhance the experience along El Camino Real through infill development with active ground-floor uses and high-quality architecture and street greening, thereby establishing it as the front door to Downtown and as an active transportation-friendly gateway at key intersections such as San Carlos Avenue and El Camino Real, Arroyo Avenue and El Camino Real, and Brittan Avenue and El Camino Real.” – Chapter 3, page 65
9.a
November 24, 2025
Packet Pg. 751
ual
oyl9edg
uMoJUMOG
soHeD
UeS
ae
sa1sajawa
. 3 2 ° 3 - - SOIIODY BD1AIaS [DIDO
. 2 3 3 3D - - | a4yDAldg 40 d1NGNg ‘sjooyss
. 3 3 3. > > : souipony Ayayog ayqQNg
aygqng ‘seutoD4
d d d d d d d UoyDes2ey puD 44g
s@sn ssauisng Djnwi04
‘097 EZBL UOHDES DWIS 22S - d d d d d (9l)d SODIAJag JOUCYONAYSU] 7 = . d d d - SolUl|> puDd spoyidsoyy
- d d d d d 3 $894jO JU@WUIEACD
suayjeys Aouabsowy
‘OLL'EZTBL YOHDES DWDS 22S 7 = 7 d d - — x 494j4g AoueBsowy aapo Ang
‘060°€7'81 YOHDeS NWDS 22S - d d d d d - s4ajuas 0102 Ang ° Ww Ww Ww Ww d 3 SUOHNyysU] [DINYIND
d d d d d d d ueping Ajlunuiwos
| alow
4o y9a4 aupnbs 00G’E
2 ; . Ww Ww 3 - ‘Aquassy Ajunuiwo>
Dy Ajquiassp Aylunwwo> 4984 e1pnbs QOG’E uDY]
‘O80'EZ'B1 YOHDES NWS 29g 3 Ww Ww d d d d | sseq ‘Ajquiassy Ayunwwos | @4DALIg 40 IGN ‘sjooyos
. 7 7 d d > - api pup saBayjo>
SOS(] D1qGNg-IWag puD I1qGQng
Buisnoy
@aysoddns
pup
jouoyisubsy
‘OSZ'EZ'BL
YOHDES
NWS
e2S
d
d
d
d
d
Buisnoy
aaysoddng . d
-[— = a ooL-Da SNOILVD SNOILV1ND3Y IVNOILIGAV ae 0ZL-@S-NIN | OOL-aS-NN aay -I4ISSV1D 4aSn “ONINOZ
‘81
31LIL
NI
GANIVLNOD
SNOILOAS
AGO9
IVdIDINNIW
SOTYVS
NVS
OL
¥445u
SNOILLV1NDAY
IWNOILIGGY
"VA4V
NV1d
SISIDadS
NMOLNMOG
4H
NIHLIM
SLOINLSIG
SHL
YOS
SNOILLV1NDAY
ASN
GNV1
GE FNAeL
9.a
November 24, 2025
Packet Pg. 752
Table 3.4
BUILDING PLACEMENT STANDARDS FOR MU DISTRICTS WITHIN THE SPECIFIC PLAN AREA
DISTRICT
Laurel Street
{600, 700, ond
800 bloc\, only)
laurel Street
El Camino R•ol
Son Corfos
Avcm,e
Britton Avenn
and Arroyo
Avenue
Elm Street
All Olher Streets
Interior Side (ft)
Reo, (ft}
Cornu ,uid-
Area
MU-DC-100
■
.11,�
I
MU·SB-120 MU-N-40 MU-N-50 PK
- s, Commercial and fli
Property line: except that the ground Aoor shall b. Hfbocko mit1imum oF 4.5 Fr. OIi Property line or� from curb (the greater) for oll MU districts 0 fl t5"
Property lin• or 20 fl from curb (tho gr�otcr) for oil MU diafrid• olong El Camino R�ol OIi No encroachment including steps or romps shall be permitted within the 20 ft sotbock xont:
Property line or 15 n/o •I•
ft from curb (tt-ae
n/o •I• n/o 0 ft
greater)
5 ft min 5 ft min 5ftmin .Sflmin 5 ft min S ft min Oft
15 ft max'"
IS ft mox• 15 ft mo.x." 15 ft rflQl(. 15ftmox" 15 ft mox• 0 min, 10 feet max n/o n/o n/o n/o •I• Oft
S ft min 5 ft min 5 ft min 5 ft min S ft min S ft min 0 ft 15 ft fflQX .. 15 b mox• IS fl max• 15 ft mo)(• 15 ft max• 15 ft moK• 0 ft l'l'lin; 10 Ft m;n adjacent to RS district for oll MU di�trich Oh 0 ft min; 20 ft min od/acent to RS dislrict for all MU districU 0 ft 20 ft.; Ground Aoor building locod-es shaft be in occordancc with the required setboch within 20 ft. of every corner. Ground floor publidy oceenible- plozos rnoy b• otth• sir.at corner in�t!:od, provided buildings ore built to the edge of th-e publicly accessible pfai:a, ADDITIONAL tt REGULATIONS
(C) I
�
(C) I
(C) 1
I
1 (8) 2
(8) 3
Chaplor 3: Land Use and Urban Design
9.a
November 24, 2025
Packet Pg. 753
Bes
uBiseq
ueqin)
pue
asf
pue
:¢
sa}deyo
SNOILV1ND3Y IWNOILIGGV
oe
‘og
SZ
09 SZ
os
aE
oa
Bear
SS
xpw
xpu
(44)
ses,
€
-
zl
ZL
ZL
OL
Pum
uM
YL
|
OL
pud
ul
pL
400/4
punos
AB
LUSIp
bh
OF-N=AW-UL AOAY-SO}1D5-UDS
v
-
gq Buojp-g
‘y
9 s
9 v
salojg
wnwixoy
seBojuoy
joey
oujwns
[3
pup
49244
[24ND]
Buoy
Ajuo
(4)
Zz
-
D/u
ayqnoyddy
‘¢z
p/u
|
wawiuiy
Buipying sl4ysiq
"4 9
4ayjoun
4sp9}
yD
Aq
Asojs
YyANOY
ayy
Woy
YDDq
days
|[DYs
BACgD
pun
AsOjs
54 4
ueaD|py
YUY
O4f
‘selsojs
aso
40 (¢)
aay
s}
Buipjing
ay)
4]
“4y
9 sD2]
40 Aq
yoDg
days
Joys
Buipying
ay
“yy
gz
eAoqy
wawixey
-
(s1oL4SIG
MW
SuoHIsuD4)
pig
puD
1DEy
“7
aes)
soul]
YODGYesS
apis
puD
sD94
ayy
BuOyD
“y
BZ
Buipying
suoydacxe
syBrey
pun
4yBieHq
‘090°S1'81
YoHDes
(44)
wawixoyw
L
DWOS
895
‘fg
4yBie}
Buipying
1 Be} t= HE) [a]
VaeV
NV1d
SISIDSadS
AHL
NIHLIM
SLOINLSIC
NIN
YOS
SGUVGNVLS
LHDISH
DNIGTINA
ge
a1qeL
9.a
November 24, 2025
Packet Pg. 754
ies
uBisaq
ueqin
pue
esp
puey
:¢
saydeyo
SPIISIG
NW
- Sef]
SANDY
400]4
puno’g
- 8°¢
JUNDIA
“SPLISIG
NW
- S9PEqIes
Asols
1eddp
- Z-¢
TUNDIA
1Wau
ONIINVS
14 SNNFAV
SO1UVD
NVS
0Zt-as-NW
401g
0OZL
001-9a-NW
0@1-d-nNIN
aBeju0y
Buipying
%G9
UW)
~~
= =
f i 3 s
a Els saad
€ “ = Ut
3); ° 3 i
Sree
‘ 70/7 276 swaorao0eanvooz'oos $= 5278/1 90// ‘0001 WL
a
+ es oot-a-nW us ean
z=
=.
?
%
3 5
§
S|
3 3
=
=
0-9
UA
3 $
J001.4
Up
speqdas
L
eOEqdeS
9.a
November 24, 2025
Packet Pg. 755
Tatle 3.6
BUILDING FORM STANDARDS FOR MU DISTRICTS WITHIN THE SPECIFIC PLAN AREA
DISTRICT
Max.imvm length of
Blonk Woll (ft.)
Mox.imum Building
Projection, (ft.)
Awnin9sonJ
Overhong.s
Projedion, {ft.)
MU•DC·100 MU-O-120 MU-SB-100 MU-N-50
Ground ftoor: I 0
Upper tlQ()r&: 25
,,
On 600, 700 and
800blochof
lourel Stree!:
Building projeclions such os bay windows etc. shol be witfain lhe prop&rly line, 14 feet obova sidewalk grod•.
4.5 feet* from the
building fo�ode,
Uf .. 101::>ove
$idcwalk grade.
• 4,S feel may
vary based on lhe
current fo5ade
line and properly
line.
Not required, but if awnings or cwerhangs ore prov�ded, the following regulo1ions shall apply:
Mlnlmvm 8 fe.rt above sidewalk grode- Oftd the l'llox.imum projedion ,hell be meaaured from the building i...
On 600ond 800 blocks of laurel Street and 1100 and 1200 blocks of Son CGrlO$ Avenue; lhe maximum projeclion sholl b• 8 feet
On 700 Block of Laurel lhe- pro;ec.tion shoU b• ct maximum of 9 fHt On El Comino Real, lhe proiection ,hall be o maximum of 5 fett 2 l4
3 \-\
Cr.apter 3: Land Use and Urban Design
9.a
November 24, 2025
Packet Pg. 756
AFFIDAVIT OF PUBLICATION SAN MATEO DAILY JOURNAL STATE OF CALIFORNIA County of San Mateo The undersigned declares: That at all times hereinafter mentioned, affiant was a permanent resident of the United States, over the age of eighteen years old, and was at and during all said times. The Office Manager of the San Mateo Daily Journal, a newspaper published daily in the County of San Mateo, State of California. The notice mentioned was set in type no smaller than nonpareil and was preceded with words printed in black face type not smaller than size 6, describing and expressing in general terms, the purpose and character of the notice intended to be given; that the PUBLIC NOTICE CITY OF SAN CARLOS Of which the annexed is a printed copy was published and printed in said newspaper on the 13th Day of November 2025. I declare under penalty of perjury that the foregoing is true and correct. ________________________________ JP Uganiza Dated at San Mateo, California, This 13th Day of November 2025
9.a
November 24, 2025
Packet Pg. 757
9.a
November 24, 2025
Packet Pg. 758