San Carlos Elms Senior Assisted Care Facility, Ordinance
6. 10.
11. 12.
That prior to the issuance of any Occupancy Permit for the project, a landscape plan with adequate provisions for irrigation shall be submitted for approval by the Architectural Review Committee and further, landscaping in accordance with the approved landscape plan shall be installed and maintained for the life of the project.
Aggregate building coverage shall not exceed 65% of the building site.
The minimum parking required for the project shall not be less than 0.41 parking spaces per dwelling unit.
Fences located within any required front yard setback may not exceed 3’ in height.
All other fences may not exceed 6’ in height.
Prior to the issuance of a Building Permit, all fire safety requirements of the Fire Marshall shall have been made or provision has been made for their implementation.
That the Development Schedule for the complete implementation of the Plan of Development shall be three (3) years from the effective date of this Ordinance.
Should parking for the facility exceed the parking capacity of the underground parking area for the life of the project, the Planning Commission could initiate an amendment to the Conditional Use Permit to modify operations to utilize on site parking only.
SECTION III This Ordinance shall be published and posted according to law and shall take affect and be in force from and after 30 days after its passage and adoption.
Introduced this _12th day of __ July 1999.
Passed and adopted as an Ordinance of the City of San Carlos at a regular meeting thereof held on the _ 26th day of July 1999, by the following vote:
AYES, COUNCILMEMBERS: BUCKMASTER, EATON, KING, MITCHELL, NELSON NOES, COUNCILMEMBERS: = _NONE
ABSTAIN, COUNCILMEMBERS:
NONE
ABSENT, COUNCILMEMBERS: _NONE
ATTEST: ZY
MAYOB of the CITY OF SAN CARLOS
CITY CLERK of the CITY OF SAN CARLOS
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CODE COMPLIANCE CERTIFICATE
DESIGN REVIEW AND CONDITIONAL USE PERMIT
This is to certify that the San Carlos Planning and Transportation Commission at the regular meeting held on March 2, 2026 did grant a Design Review Approval and a Conditional Use Permit to San Carlos Elms (hereafter referred to as “applicant”) per the plans dated December 5, 2025 prepared by the SmithGroup for the Property known as the San Carlos Elms Senior Assisted Care Facility (APN 050-152-320) 707 Elm Street (PD-14) for the purpose of adding 3 additional units to the existing 103 unit senior assisted living units and a below grade emergency diesel generator.
The application was approved subject to the following conditions:
PLANNING DIVISION CONDITIONS
1. Approved Use. The Applicant shall conduct the use permitted by this Conditional Use Permit Amendment as described in the application materials reviewed by the San Carlos Planning and Transportation Commission on March 2, 2026. If the applicant wishes to change business activities, the proposed changes must be submitted to the Planning Division before beginning new operations. Substantial changes to the originally proposed use may require a review by the Planning and Transportation Commission pursuant to the procedures contained within Chapters 18.27 and 18.30 of the San Carlos Municipal Code.
2. Right to Rereview. The Planning and Transportation Commission reserves the right to review the Conditional Use Permit if there is a significant change in parking or circulation needs. The Planning and Transportation Commission may also review this Conditional Use Permit if there are any negative impacts related to noise, parking, or circulation.
3. Number of Occupants. The maximum number of occupants residing at the facility shall be limited to 130 (one per bedroom).
4. Number of Units. The dwelling unit mix in the project shall consist of 11 two-bedroom units, 46 one-bedroom units, 35 studios, 2 single occupancy dementia units, and 12 double occupancy dementia units.
5. Below Market Rate Units. The 21 BMR units on site shall be maintained in substantial conformance with the plans approved by the Planning and Transportation Commission on March 2, 2026, and in conformance with the regulations of Ordinance ____. If the applicant wishes to change any characteristics of the existing BMR Units a proposal must be submitted to the Housing Manager for review and approval prior to making any alterations.
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6. Approved Plans. Construction of this project shall be in substantial conformance with the plans approved by the Planning and Transportation Commission on March 2, 2026, and in conformance with the regulations of Ordinance ____. If the Building Division's set of drawings, or other subsequent plans, differ substantially as determined by Community Development Director or his/her/their Designee from the approved drawings, the set of drawings shall require re-review by the Planning and Transportation Commission.
7. Colors and Materials. Pursuant to San Carlos Municipal Code Chapter 18.29, the colors and materials of the structure and improvements shall be in substantial compliance with those presented and described within the application materials. Any changes deemed to be substantial as determined by the Community Development Director or their Designee shall be reviewed and approved by the Planning and Transportation Commission.
8. Stamped Plans. All project plans and reports shall be stamped and signed by Engineer or Architect of Record.
9. Noise Ordinance. Construction activities shall comply with the City’s noise ordinance (Chapter 9.30 of the San Carlos Municipal Code).
10. Efficient Landscaping. Whenever feasible and consistent with the landscaping plans approved for the project, shall incorporate landscaping that minimizes irrigation and runoff, promotes surface infiltration, minimizes the use of pesticides and fertilizers, and incorporates other appropriate sustainable landscaping practices such as Bay-Friendly Landscaping.
11. Efficient Irrigation. All proposed and required landscaping areas shall include a permanent, efficient irrigation system, in accordance with the Model Water Efficient Landscape Ordinance, SCMC Section 18.18.080.
12. Landscape Maintenance. The developer shall be responsible for the maintenance of all landscaping in the public right-of-way adjacent to the front of the parcel and all onsite landscaping within the project site. The applicant shall maintain all landscaping in proper growing condition for the life of the project to the satisfaction of the Community Development Director.
13. Street Intersection Visibility. The landscaping and fences/walls proposed within the sight distance triangle shall be installed and maintained in compliance with the standards set in SCMC Section 18.15.130.
14. Stop Work. The City may stop work on this project or any construction-related activities if they violate conditions of approval or any part of the San Carlos Municipal Code.
15. Sign Permit Required. No signs have yet been approved as part of this project. New signs are subject to compliance with San Carlos Municipal Code Chapter 18.22 and shall require a separate Sign Permit.
16. Screening Fire Equipment. To the extent consistent with the Fire Code, any new Fire Department connections and backflow prevention devices shall be unobtrusive as possible.
All fire water plumbing shall be enclosed within the structure’s walls or aesthetically placed behind a design element with only the necessary connection and required drains or test valves
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visible to the extent feasible. Final design and placement shall be subject to Planning Division review and approval prior to Building Permit issuance. Equipment shall be shown consistently on architectural and civil plans.
17. Screening Mechanical and Electrical Equipment. All mechanical and electrical equipment shall be incorporated into the design of buildings or screened to the satisfaction of the Community Development Director (SCMC Section 18.15.090).
18. Exercise of Use Permit. Unless the Conditional Use Permit is exercised or extended within one year of the effective date, it shall become null and void, according to the Use Permit limitations set forth in San Carlos Municipal Code Section 18.27.120
19. Effective Date. The Conditional Use Permit Amendment and Design Review Code Compliance Certificate shall not become effective until the P-D Ordinance amendment for this project becomes effective following the adoption by the City Council.
Prior to Building Permit Issuance
20. Exterior Lighting Plan. Prior to Building permit issuance, a final exterior lighting plan with specifications in conformance with the standards of SCMC Section 18.15.070 and Chapter
18.29 shall be submitted for review and approval by the Planning Division.
21. Generator Noise Compliance. A sound analysis for the proposed generator shall be provided prior to building permit issuance to demonstrate compliance with the City’s noise ordinance (Chapter 9.30 of the San Carlos Municipal Code) and shall integrate a custom enclosure, soundproofing, or other such mitigation measures to ensure compliance.
Prior to Final Certificate of Occupancy
22. Planning Final. A Planning Final Inspection shall be required prior to Certificate of Occupancy. A Planning Final may only be scheduled once the site is clean and all landscaping is installed. To schedule a Planning Final, fill out and email the Planning Final Request form to [email protected] and pay the associated fees.
23. Landscape Verification Letter. Prior to the issuance of an occupancy permit, a Landscape Architect shall certify in writing that the landscaping and irrigation systems are installed in accordance with the approved landscape and irrigation plan and the state mandated MWELO requirements, as applicable.
BUILDING DEPARTMENT CONDITIONS
24. Applicable Codes: This project shall be designed to meet the applicable California Building Standards Code that is in effect at the time of building permit application. CBC 1.1.9.
25. Submittal Requirements. Plans and documents for building permit submittal shall comply with all requirements of the Building Division.
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26. Construction Permits. Individual building and fire code permit reviews will be required on all demolitions, remodels, and new construction in accordance with the legally adopted codes and standards in place at the time of permit application.
27. On Site Notice. At time of construction, a job sign shall be provided that includes contact information of the contractor and posted construction work hours per City Ordinance.
FIRE DEPARTMENT CONDITIONS
Review of this development proposal is limited to acceptability of diesel generator location & site access. Detailed fire code requirements will be evaluated during Building permit plan submittal.
28. Non-ambulatory residents. Occupancy for non-ambulatory residents shall be limited to the first 2 stories.
29. Diesel fuel storage. The tank shall be listed as a secondary containment tank, as required by UL 2085, and the secondary containment shall be monitored visually or automatically.
30. Required Fire Flow. The minimum fire flow for this project is 2250 Gallons Per Minute (GPM) at 20 psi residual pressure. Submit available water supply data from the water purveyor as part of the building permit application submittal.
31. Construction Site Fire Safety. All construction sites must comply with applicable provisions of California Fire Code (CFC) Chapter 33. Provide appropriate notes on subsequent plan submittals applicable for this project.
32. Fire and Life Safety Compliance (Ongoing). The applicant and occupant shall maintain continuous compliance with all applicable fire and life safety requirements for the duration of the approved use. Failure to maintain compliance may result in enforcement action, reduction in occupancy, or suspension or revocation of the Use Permit.
33. Means of Egress. All required exits, exit access corridors, and exit discharge components shall be maintained unobstructed and compliant at all times. Exit signage and emergency lighting shall be provided and maintained as required by code.
34. Fire Department Access. Fire department access roads, fire lanes, and fire apparatus access shall be provided and maintained in accordance with Fire Department standards. Fire lanes shall be kept clear of obstructions at all times and shall be marked as required.
35. Hazardous Materials and Fuel Use. The storage or use of hazardous materials, open flames, candles, cooking equipment, or fuel-fired appliances shall require Fire Department review and approval and may be subject to additional permitting requirements.
36. Annual Fire Inspections. The facility shall be subject to periodic and/or annual Fire Department inspections. Continued operation is contingent upon passing required inspections and correcting any cited deficiencies.
37. Authority to Enforce. The Fire Marshal or designee shall have the authority to enforce all fire and life safety requirements and to require corrective action, reduction in occupancy, or cessation of use if an imminent life safety hazard is identified.
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38. Fire Hydrants and Fire Department Connections. Fire hydrants and fire department connections (FDCs) shall be installed, accessible, and maintained in approved locations.
Adequate clearance shall be maintained at all times. Landscaping, parking, or other obstructions shall not interfere with required access.
PUBLIC WORKS CONDITIONS
The following Public Works conditions shall be met at the request and the discretion of the City Engineer
39. PROW Improvements. The applicant shall repair or replace any locations where the existing curb, gutter, sidewalk, or driveway approach is cracked, damaged, or does not meet current ADA standards.
40. Geotechnical Report. The Applicant shall provide a design level geotechnical report prepared by a California Licensed Geotechnical Engineer with all applicable geotechnical recommendations to Public Works for review and approval prior to issuance of a Grading Permit. Any remedial grading or over excavation and re-compaction required shall be incorporated into the grading plans for City Engineer’s review and approval prior to issuance of a Grading Permit.
41. Grading and Fill. The Applicant shall provide on the grading plans the estimated grading and earthwork cut/fill, import or export quantities and a grading bond estimate for review and approval by the City Engineer for determination of a final grading bond amount. The Applicant shall post a grading bond in the amount determined by the City Engineer prior to issuance of the Grading Permit. The Grading Bond shall remain in place until all grading is completed and approved by the Public Works and Building Departments.
42. Haul Route Plan. The Applicant shall submit a proposed haul route plan to Public Works Department and obtain approval of the haul route plan by the City Engineer prior to issuance of a Grading or Building Permit.
43. Shoring And Dewatering Plan, The Applicant shall prepare and submit structural temporary shoring and dewatering plans, if required, demonstrating methods and approach to protect any existing improvements within the public street right of way. The structural shoring and dewatering plans shall be reviewed and approved by the Building and Public Works Departments prior to issuance of a Building Permit.
44. Required Permits. The Applicant shall be responsible for obtaining all necessary approval and permits from all applicable Agencies for any dewatering activities, if required, during grading and building construction activities and provide a copy of all applicable, required and approved permits by the applicable agencies for discharging any groundwater during construction to the City Engineer prior to issuance of a grading permit or Building Permit.
45. Stormwater. Project shall comply with all applicable requirements to the Municipal Regional Stormwater NPDES Provision C.3 and the San Mateo Countywide Water Pollution Prevention Program (SMCWPPP) C.3 Stormwater Technical Guidance.
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46. Demolition. During demolition clearing and construction, every effort shall be made to ensure pedestrian safety including detour signage, fences, barricades and maintaining the usable sidewalks free of debris. Any fences, walls, or barricades erected within the public right-ofway will require a permit from the Public Works Department.
47. Construction Traffic Control. A traffic control plan shall be submitted to address the movement of equipment and service vehicles, the loading and unloading of material to and from the site, while allowing the safe passage of vehicular and pedestrian traffic
48. Construction Safety. The City Engineer or his designee is empowered to stop work at any time when in his judgment the safety of persons or property is threatened or when the work is dangerous to surrounding property or constitutes hazards to pedestrians or vehicular traffic in the vicinity or is otherwise detrimental to the health and safety of the community Andrea Mardesich, Assistant
Community Development Director
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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 12th Day of March 2026.
I declare under penalty of perjury that the foregoing is true and correct.
________________________________
JP Uganiza
Dated at San Mateo, California,
This 12th Day of March 2026
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CITY COUNCIL
STAFF REPORT
MEETING DATE: March 23, 2026
ITEM TITLE: Receive a Presentation on the Downtown Prosperity Team’s (DPT) Mission, Communications Matrix, and Potential Projects List and Provide Feedback.
RECOMMENDATION:
Staff recommend that the City Council receive a presentation on the Downtown Prosperity Team’s (DPT) mission, Communications Matrix, and Potential Projects List and provide feedback.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
No policy or programming decisions are requested at this time. City staff plan to present a funding appropriation request for the Downtown Prosperity Team (DPT) through the forthcoming fiscal year (FY) 2026-27 Mid-Cycle Budget process. Based on the City Council’s feedback, staff will evaluate and prioritize potential projects and/or Downtown activation programs, and return with specific funding recommendations or requests.
BACKGROUND:
Following a multi-year community engagement process, the City Council adopted the Downtown Streetscape Master Plan in April 2025 and the Downtown Specific Plan in November 2025. These long-range plans establish a vision for enhancing Downtown San Carlos as the community’s “living room,” adding new urban plazas, creating a pedestrian promenade along the 700 block of Laurel Street, improving access and circulation for all modes of transportation, and elevating the streetscape with more trees, pedestrian lighting, and street furniture. The plans identify the Harrington Park Refresh, anticipated to start in April 2026, as the first phase of the Downtown Revitalization Project (this phase was formerly referred to as Phase 1a). The second phase of the Downtown Revitalization Project (formerly referred to as Phase 1b), is anticipated to begin construction in April 2027 and will include a complete transformation of Centennial Plaza (the 700 block of Laurel Street) into a permanent pedestrian promenade.
To proactively address concerns from business owners and community members about the anticipated impacts of both phases of the Downtown Revitalization Project (“Project”), Assistant City Manager Nil Blackburn formed the Downtown Prosperity Team in November 2025 to identify opportunities to support businesses during and after construction.
During the January 14, 2026 Strategic Retreat, City Council members identified Downtown as the top strategic priority for calendar year 2026, including commencing construction on the Harrington
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Park Refresh and establishing strong, clear, and consistent outreach and messaging to businesses and the community.
ANALYSIS:
Commencing Construction:
The City is well on its way to commencing construction on the Harrington Park Refresh in April 2026. The City has entered into three related contracts: one with Azul Works, Inc. (construction contractor), another with 4Leaf (construction project manager), and a final with WSP (construction communications manager). Azul Works, Inc. is responsible for constructing the new park improvements. 4Leaf will provide day-to-day “boots-on-the-ground” oversight of the Harrington Park Refresh construction project. WSP will respond to phone and email inquiries related only to the Harrington Park Refresh. The Project and all three contractors are managed by City Engineer Grace Le and meet weekly.
DPT Mission:
Even though contractor WSP will serve as the primary communications point of contact for the Harrington Park Refresh and serve as a liaison among the contractors, City Engineer, and business community, staff recognized the need for frequent and direct staff-level communications with the broader community on the entire scope of the Downtown Revitalization Project. As such, the DPT was formed to coordinate outreach, develop and implement business support measures, and plan Downtown activities and events.
To clarify the scope and function of the DPT, the team developed the following purpose statement:
The Downtown Prosperity Team serves as the City’s primary liaison for Downtown Revitalization Project efforts, providing day-to-day oversight of Council and public communications, planning events and activities that draw customers to the Downtown core, and implementing programs that support businesses during and beyond construction. The DPT also coordinates with the City Engineer and the City’s team of construction management and communications consultants to ensure all work is aligned with the spirit and intent of the Downtown Specific Plan and Downtown Streetscape Master Plan.
DPT Composition and Function:
The DPT is led by the Assistant City Manager and consists of three department representatives:
Andrew Douglass from the Community Development Department, Quinne Woolley from the City Manager’s Office, and Tyler Muela from the Parks and Recreation Department. These departments and individuals were strategically selected due to their ability to influence and efficiently address initiatives related to economic development, communications, and downtown activation.
The DPT also provides monthly updates to the City’s Executive Management Team so that directors and senior staff are aware of active and upcoming projects.
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The DPT’s primary means of communicating with the community will be via the City’s Downtown Revitalization website (www.cityofsancarlos.org/downtown). The DPT may also be reached by email at [email protected], or by phone at 650-802-4310. The DPT will communicate with residents and businesses via other channels, as outlined in the Communications Matrix section below.
DPT Communications Matrix:
DPT members have identified a multi-pronged approach to keep the community updated on the near-term Harrington Park Refresh and on broader Downtown Revitalization efforts. The draft Communications Matrix is included as Attachment 1. As seen in the matrix, the DPT plans to keep residents and businesses informed via print, digital, and social media communications. The DPT will share construction updates via the Downtown Revitalization webpage, the Downtown Revitalization Blog, the Downtown Revitalization E-News group, City social media channels, the Good Living newsletter, the City Council Newsletter, and more. The DPT will also primarily connect directly with Downtown business and property owners via mail, email, and in-person communications to clearly communicate construction schedules and expectations, as well as to allow businesses to provide feedback and input.
Examples of recent in-person communications performed to date include separate meetings with Downtown businesses Mama Coco and Faith & Spirits, and distribution of hand delivered fliers (following email and postcard invitations) to invite businesses to a Coffee Chat that was held on February 26, 2026.
DPT Potential Projects List:
The DPT Potential Projects List (“Projects List”) outlines a series of communications, Downtown activation, and business support projects and tasks that staff may consider initiating over the coming years to dovetail with Downtown Revitalization efforts. The Projects List is a brainstormed list of possibilities. It is not fixed and new ideas and projects may be added at any time. Nor is the Project List a commitment to execute every project listed. The list represents staff’s attempt to think creatively and comprehensively about solutions that could mitigate construction impacts, draw customers to the Downtown, and support local businesses. The Projects List is being shared with the City Council during this study session for feedback and is included as Attachment 2.
The Projects List is organized into four sections: completed projects, in-progress projects, upcoming projects related to the Harrington Park Refresh, and upcoming projects related to the Centennial Plaza Transformation.
Completed projects include several early and necessary communications tasks such as setting up a dedicated Project webpage, phone line, and email address. In-progress activities include coordination of off-site contractor parking (in the SamTrans Garage to minimize impacts near the construction site), outreach to the donors of Harrington Park memorial tree and bench plaques, and preparation for a continued array of Life on Laurel events (such as the recently successful Wine Walk). Other in-progress projects are being researched at the staff level and may ultimately require additional City Council consideration, particularly as cost estimates are developed for specific initiatives. For example, staff are currently evaluating opportunities to modify the
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Downtown Employee Parking Permit Program to support businesses impacted by construction.
As the Employee Parking Permit Program is a component of the City’s User Fee Schedule, any fee adjustments will be presented to City Council.
Upcoming projects related to the Harrington Park Refresh could include organization of an alley clean-up day (to be planned near the end of Harrington Park construction) and the potential dedication of new memorial bricks. Upcoming projects related to Centennial Plaza include a longer-term list of potential strategies to support 700 block of Laurel businesses during construction of the permanent pedestrian promenade. Ideas for that phase of construction include developing a grant or reimbursement program for businesses to make enhancements along the alleyways (i.e. fresh paint, fixing potholes, striping parking lots, opening secondary access points, new signage, etc.), studying opportunities for new on-street Americans with Disabilities Act (ADA) and short-term parking spaces near Centennial Plaza, pursuing shared parking agreements with private property owners to expand available resources, and finding creative ways to draw patrons to the 700 block during construction (such as with temporary art or lighting displays).
The Projects List is intended to be a living document that may expand over time as new ideas develop. Many of the listed items require further study and analysis, including evaluation of potential costs. Staff have provided high-level and potential estimates for certain types of projects where precedents were readily available.
Next Steps:
As outlined in the draft Communications Matrix and Projects List, staff have identified a broad list of activities to support the Downtown Revitalization effort. It is possible some of these ideas may turn out to be infeasible or that some of the communications strategies may be altered. In such cases, the DPT plans to be agile and will focus effort on projects and/or communications mediums that present the greatest likelihood of success and of benefiting the targeted audiences. With this approach, the DPT will remain flexible to consider and evaluate new ideas and to prioritize efforts that best further the City Council’s strategic objectives.
During the forthcoming study session, staff will request the City Council’s feedback on the proposed Communications Matrix and Potential Projects List to ensure staff’s planned approach is consistent with the Council’s expectations.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Receive a presentation on the Downtown Prosperity Team’s (DPT) mission, Communications Matrix, and Potential Projects List and provide feedback; or
2. Provide staff with alternative direction.
Respectfully submitted by:
Al Savay, Community Development Director
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Approved for submission by:
____________________________
Nil Blackburn, Interim City Manager
ATTACHMENT(S):
1. Draft DPT Communications Matrix
2. Draft DPT Potential Projects List
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Downtown Prosperity Team Communications Matrix
Medium Description Audience Deliverable(s) Frequency
1 Council
Newsletter
Downtown
Updates section
of the Council
Newsletter
City Council and
Engaged
Community
Members
• Detailed updates on the Downtown
Revitalization project in the form of
announcements, status updates, etc.
Biweekly,
as needed
2 Project
Dedicated
Email and
Phone
Community
members can
reach out to the
construction
team via email
and phone for
construction
concerns or
questions about
the Downtown
Revitalization
project.
Engaged
Community and
Business/Proper
ty Owners
• Email:
[email protected]
g
• Phone: (650) 802-4310
o Dial 1 to talk to construction
management consultant, 4Leaf,
about construction issues
o Dial 2 to talk to communications
consultant, WSP, about the project
As needed
3 Website Publish
information
about the
Downtown
Revitalization
geared toward
the general
community and
interested
stakeholders.
Community and
Engaged
Community
Members
• Updates to:
o Downtown Revitalization
webpage
o Downtown Revitalization blog
o CIP webpage
o News updates
o Events
As needed
4 Social Media Sharing project
updates,
information, and
Community • Written posts
• Video updates (for major announcements)
As needed,
about once
per month
resources to
Facebook,
Instagram, X, and
Nextdoor
• Coordination with Economic Development
and Parks and Recreation social media
accounts to share information about
workshops, trainings, and relevant events
and for
announce
ments
5 Communicatio
n with
Downtown
Business/Prop
erty Owners
Specific
communication
with each
potentially
affected
downtown
business/propert
y owner to
minimize
disruption to
their business
during
construction
Business/Proper
ty Owners
• Emails, mailed letters, and in-person
communication to ensure each potentially
affected downtown business/property
owner is fully aware of Downtown
Revitalization construction
• 1:1 and small group meetings with
businesses/property owners in the form of
coffee chats, meetings with the project
teams, etc.
• Clear communication about timelines,
schedules, front entrance closures, etc.
• Allowing businesses the opportunity to
provide feedback and input
As needed
6 Email Updates Emails to
“Downtown
Revitalization” ENews
subscribers and
the Parks and
Recreation ENewsletter.
Engaged
Community
Members
• Periodic updates on Downtown
Revitalization emailed to subscribers who
are interested in following along with the
project in more detail.
• Harrington Park-related updates emailed to
Parks and Recreation E-Newsletter
subscribers.
• Potential announcements about how to
support local businesses during
construction in the Chamber San Mateo
County newsletter.
Monthly, as
needed
7 Good Living
Newsletter
Quarterly City
newsletter
mailed to all
Community • Provide an update on Downtown
Revitalization in each Good Living
Newsletter
Quarterly
residents with
major project
announcements
and updates.
8 Other
Mediums
(flyers,
postcards,
ads)
DPT will pursue
all additional
ways to educate
and engage the
community and
business/propert
y owners during
the Downtown
Revitalization
Community and
Business/Proper
ty Owners
• Downtown Parking Flyer
o One page flyer distributed to educate
downtown businesses/employees
about Wheeler Plaza and SamTrans
parking permits
• Construction Postcard
o Inviting residents to the Harrington
Park groundbreaking and spreading
awareness about the project
• Other
o Postcards potentially listing
downtown activation events and how
to support businesses
• Activity Guide Ads, ACC Billboard, etc.
As needed
9 Spotlight
Newsletter
A detailed, multipage newsletter
taking a deep
dive on the
Downtown
Revitalization.
Expected to be
published after
Harrington Park is
renovated and
before
Centennial Plaza
construction
begins.
Community • Provide an update on the newly renovated
Harrington Park
• Announce details of upcoming Centennial
Plaza construction, schedule, and
information on how to support businesses
and navigate downtown during construction
Spring
2027
1 Downtown Prosperity Team Potential Projects List
COMPLETED
Project Description Possible Deliverable(s) High-Level Cost Estimate
1 Informational Materials Develop informational materials and set up communication channels for the public.
• Webpage, shared email mailbox, phone line, fliers
2 Pre-Construction Coordination
with Faith & Spirits
Meet to discuss construction and impacts to parklet; establish channel of communication.
• Meeting
3 Pre-Construction Coordination
with Mama Coco
Meet to discuss construction; establish channel of
communication.
• Meeting
• Council Newsletter announcement
• Email invitation to businesses
• Mailing to property owners and occupants
4 Preparations for 2/26 Business
Meeting
Advertise meeting with businesses of 700 blocks of Laurel and El Camino Real to discuss upcoming construction activities. • Door-to-Door Flier Distribution
5 Cowgill Alley Speed Bump
Request
Investigate request from several adjacent business owners to install speed bumps as a means of improving safety in the alley. • Evaluate eligibility
o Alley does not meet adopted criteria for
speed bumps
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2 IN-PROGRESS
Project Description Possible Deliverable(s) High-Level Cost Estimate
• Develop handout showing maps and photos of
potential sites
6 Off-Site Construction Staging Identify City-owned or related sites where construction contractor could stage equipment and facilitate use of site as appropriate. • Coordinate license or lease agreement for use of 1800 El Camino Real property (former Carl’s Junior) for
duration of Harrington Park Refresh project
7 Off-Site Contractor Parking Facilitate off-site parking for contractors so they are not taking away alley/downtown parking from customers or businesses • Issue 20 permits for SamTrans Garage Waive parking permit fee 8 Proactive Rodent Control – Part A Direct contractors from Orkin to examine Harrington Park and set up additional traps in advance of construction with the goal being to minimize rat/pest migration to surrounding businesses. • Coordinate Orkin inspection
• Implement proactive rodent control measures
9 Harrington Park Legacy Tree and
Bench Plaques
Reach out to donors of memorial bench and tree plaques in Harrington Park and determine whether they would like to relocate the memorials to a new park, to a new location in Harrington, or take the plaques home as a keepsake.
• Work with families to find individualized solutions.
10 Downtown Digital Reader Boards Complete existing downtown wayfinding sign contract to place digital signs at Laurel/San Carlos Avenue and Harrington Park and a static sign in the Wheeler Plaza Garage.
• Finalize sign locations
• Coordinate with contractor to install signs per
approved specifications
Separate Wayfinding
contract
11 Faith and Spirits Outdoor Dining
Approvals
Work with the owners of F&S on the design and permitting of an outdoor dining area after their parklet is removed for Phase 1A drainage channel construction.
• Waive F&S encroachment permit fee until parklet is
removed
• Ask contractor to remove and replace parklet platform per the contract
• Work with F&S to modify their encroachment permit to
accommodate interim outdoor dining
• Set up a meeting to guide F&S through design review
for new outdoor dining elements
Foregone fee revenue
(minor)
12 Farmer’s Market Relocation Finalize movement of farmers market stalls to the middle of the street to improve visibility of surrounding businesses. • Announce change via City informational platforms
13 Construction Waiver for
Downtown Employee Parking
Permit Program
Set aside a share of Downtown permit spaces for businesses impacted by construction. Set up the waiver for three years with a rolling stock of eligible businesses: 2026-2027 business on the northern 700 block of Laurel, 700 block of El Camino Real, and eastern 1100 block of Cherry; from 2027-2029 businesses on the 700 block of Laurel. Consider starting with two free permits per business up to a maximum number of spaces. Evaluate reducing permit fee for SamTrans garage or offering as free alternative for existing Downtown Parking Permit holders.
• Present fee modifications to City Council as part of
User Fee Schedule update (April 27)
• Set up new webpage for fee waiver permits
• Advertise waiver to businesses
Minor foregone permit
revenue
14 Life on Laurel Events Continue developing ideas for new events that draw customers Downtown.
Continue Life on Laurel programming
- Pop-up events
- Wine walk
- Beer walk?
- Live music?
$30,000 budgeted
separately
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3 15 Preparations for March 26 Coffee
Chat
Plan and advertise next Coffee Chat to share construction start date with nearby businesses.
• Develop Flyer
• Distribute flyer via mail, email, and in-person visits • Host next Coffee Chat
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March 23, 2026 Packet Pg. 648
4 UPCOMING – HARRINGTON PARK REFRESH
Project Description Possible Deliverable(s) High-Level Cost Estimate
16 Cowgill Alley Clean-Up Day Organize volunteers to clean up trash, weeds, assist with minor improvement projects that can make the alley look its best in advance of the Harrington Park reopening.
• Volunteer opportunity for residents
• Helps businesses with the preparation of utilizing alley entrances during construction
17 Harrington Park Bricks While the existing memorial bricks are being preserved and reinstalled at Harrington Park, the design will include additional bricks without memorial plaques on them. This could provide an opportunity to sell new brick memorial plaques.
• Identify number of new bricks
• Consider price, timeline, and process for dedicating
new memorial brick plaques
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5 UPCOMING – CENTENNIAL PLAZA TRANSFORMATION
Project Description Possible Deliverable(s) High-Level Cost Estimate
18 Proactive Rodent Control – Part B Direct contractors from Orkin to examine Centennial Plaza and set up additional traps in advance of construction with the goal being to minimize any rat/pest migration to surrounding businesses.
• Coordinate Orkin inspection
• Implement proactive rodent control measures
19 Alley Beautification and Access
Program
Explore opportunities to enhance existing fire access doors along the alleyways and/or to create new temporary entrances behind Centennial Plaza-facing businesses so customers have alternate means of accessing the facilities during construction. At the same time, encourage businesses to fix potholes, re-stripe parking lots, and generally enhance alley-facing facades so they are more appealing for visitors both during and after construction. • Coordinate ombudsman visits with representatives
from Planning & Building where owners can ask about
temporary access measures, temporary signage, and
parking lot restriping.
• Develop information sheet on temporary access
requirements (lighting, ADA ramps, door hardware).
• Evaluate feasibility of City purchasing temporary ADA ramps, door fixtures, etc. and providing them to
businesses.
• Evaluate potential grant or reimbursement program for businesses that make qualified improvements in the
alley zone (fix potholes, re-stripe parking spaces, fresh coat of paint, new awnings, new landscaping, etc.)
Waive City-collected
building and planning
fees;
Potential to bulk
purchase temporary
ADA ramps, door
hardware, etc. (Sample:
$375 per ramp for 32
businesses estimated
cost $12,000).
Reimburse up to $1,000
per business ($32,000
estimated for 32
businesses) for alley
improvements
20 Downtown Shared Parking
Agreements
Reach out to Downtown property owners (such as banks) to see if any would be open to shared parking arrangements.
• Letters/Emails to property owners
• Draft agreements for City Council approval (as
feasible)
TBD
21 Business Continuity Workshop Coordinate with Small Business Development Center (SBDC) to host a business continuity training for Downtown businesses. • Schedule workshop
• Notify businesses
• Host workshop
22 SamTrans Garage SamTrans is expected to vacate the San Carlos Avenue facility this year. Engage in discussion with SamTrans to see if the City can rent or access additional spaces in the garage, once vacant. • Reach out to contacts at SamTrans
• Coordinate access agreement if feasible
• Utilize for public and employee permit parking
23 Centennial Plaza Parklets City could potentially allow parklets to remain on 700 block of Laurel leading up to start of Phase 1B; City could provide businesses with a date by which they need to vacate their parklets and salvage any materials they wish to retain, then the City could demolish and remove any remaining parklet elements as part of Centennial Plaza demolition.
• Provide advance (six-month) notification to 700 block businesses
• Coordinate with City Attorney on letter notifying
businesses of date by which to salvage parklet
materials
24 Wayfinding Signage Prepare, secure, and locate temporary wayfinding banners/signs to help pedestrians and drivers navigate around the 700 block of Laurel.
• Reach out to property owners at alley intersections to see if they would allow temporary business signage
• Pursue temporary license agreement or related
arrangement to utilize their wall space
• Develop cohesive design for temporary wayfinding
signage
• Fabricate and install temporary wayfinding signage
Lease/license fee
payments TBD;
Cost of fabricating and
installing temporary
wayfinding signs and
banners
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6 25 Construction Walkway/Alley
Activation
Develop interesting ways to draw visitors to the construction zone walkways and/or alleyways behind the 700 block such as murals, lighting displays, temporary art displays, activities, etc. • Work with public art task force to identify potential projects
• Reach out to various community groups to gauge
potential for participation
$20,000 for a temporary
art or lighting display
26 On-Street ADA Spaces from
Downtown Streetscape Master
Plan
Downtown Streetscape Master Plan identifies numbers of new on-street ADA parking spaces needed (per federal law). Evaluate opportunities to add on-street ADA parking spaces near the 700 block of Laurel (perhaps Olive and Cherry).
• Present recommended ADA parking space locations to
City Council for consideration
• Develop a flyer/brochure showing ADA spaces
27 Green Zones Near 700 Block of
Laurel
Evaluate whether new green zone (short-term) parking spaces would be beneficial near the 700 block of Laurel to facilitate turnover for quick retail trips.
• Evaluate feasibility and potential locations
• If seemingly feasible, present to City Council for
consideration
28 Shuttle Program Evaluate feasibility and demand for a temporary shuttle service to bring residents and/or businesses to the downtown during construction. Consider a special incentive for users that patronize a business along the 700 block of Laurel.
• Evaluate precedents (Newport Beach, Coronado)
• Reach out to a few vendors for preliminary information • Determine need or feasibility
Precedent for six-month
Coronado summer
shuttle was $600,000
29 Downtown Pickup/Delivery/Valet Evaluate feasibility and need for a delivery valet/attendant that could coordinate customer pickups (including UberEats,
DoorDash, and preordered retail goods) at a designated point in the alley or that could operate as a daytime valet service for customer vehicle parking.
• Study need and potential location for a delivery
attendant or parking valet service
• Determine whether hired in-house or via contract/RFP
• Present findings/recommendations
Potential cost of staff
person pr contractor
30 Business Signage Offer free standardized temporary business identification banners that businesses can hang at their alley entrances during construction of the 700 block of Laurel.
• Consider a streamlined/cohesive design template that
may be used by all participating businesses
• Modify Municipal Code sign requirements if needed to
accommodate signage along alley facades
• Look into temporary/permits agreements with business
owners to ensure banners are removed after
construction
• Potentially offer to hang banners up for businesses
~$40,000 (assuming
$500 each per bannerapproximately 80
businesses on 700 block
of Laurel);
waive permit fees for
temporary banners and
new permanent
secondary entrance
signs
31 Etsy/Local Maker Pop-Up Facilitate a pop-up or temporary lease of a vacant Downtown retail space where local Etsy/online artisans and vendors can display their wares.
• Gauge downtown/local business interest in
participating
32 Downtown Entertainment Zone As outlined in the Downtown Specific Plan, evaluate opportunities to establish an entertainment zone in Downtown San Carlos (could facilitate future events along Laurel and San Carlos Avenues).
• Research legal implications
• Assemble application for ABC review
• Prepare ordinance materials for Council consideration ABC Application Fee
33 Establish a Downtown San Carlos
/ Laurel Street Business
Association
Investigate the feasibility of helping downtown business owners establish a Downtown Association in San Carlos. Also investigate the feasibility of a Business Improvement District (BID). • Investigate the feasibility
• If feasible, help downtown business owners to establish a Downtown Business Association
Staff time, possibly a few
costs under $1,000
34 Downtown and Local Activity
Brochure
Coordinate with Economic Development to develop a brochure highlighting local destinations/amenities; reach out to hotel partners to display brochure in hotel lobbies.
• Coordinate with Economic Development on content
and format
• Distribute completed fliers to local hotel partners
35 Increased Parking Enforcement Enforce the Downtown Employee Permit Parking program to ensure more parking spaces are available for visitors.
• Coordinate with San Carlos Police Bureau for greater
parking enforcement
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7 Potential Projects Timeline
2026 2027 2028
DPT Task
Feb Mar Apr May June July Aug Sep Oct Nov Dec Jan Feb Mar Apr May June July Aug Sep Oct Nov Dec Jan Feb Mar Apr May June July Harrington Park Refresh
Centennial Plaza Transformation
Informational Materials
Coordination with Faith & Spirits
Coordination with Mama Coco
Preparations for 2/26 Business Meeting
Promote Downtown Employee Parking
Permit Program
Life on Laurel Events
Off-Site Construction Staging
Off-Site Contractor Parking
Cowgill Alley Speed Bumps
Proactive Rodent Control – Part A
Harrington Park Legacy Tree and Bench
Plaques
Preparations for March 26 Open House
Alley Beautification and Access
Program
Downtown Digital Reader Boards
Faith and Spirits Outdoor Dining
Approvals
Farmer’s Market Relocation
Modifications to Downtown Employee
Parking Permit Program
Downtown Shared Parking Agreements
Business Continuity Workshop
SamTrans Garage
Centennial Plaza Parklets
Cowgill Alley Clean-Up Day
Wayfinding Signage
Construction Walkway/Alley Activation
On-Street ADA Spaces
Green Zones Near 700 Block of Laurel
Shuttle Program
Downtown Pickup/Delivery or Valet
Parking
Proactive Rodent Control – Part B
Business Signage
Harrington Park Bricks
Increased Parking Enforcement
Etsy/Local Maker Pop-Up
Downtown Entertainment Zone
Establish a Downtown San Carlos /
Laurel Street Business Association
Downtown & Local Activity Brochure
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March 23, 2026 Packet Pg. 652