Different treatments may include canopies,
trellises, angled or rounded corners, arches,
and/or other architectural elements. All building
and dwelling units located in the interior of a
site shall have entrances from the sidewalk
that are designed as an extension of the public
sidewalk and connect to a public sidewalk.
Figure 36 Street Frontage Improvements
Figure 37 Building Entrances
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Northeast Area Specific Plan 140
4.13.15 Massing Breaks
Massing breaks provide visual relief for longer
buildings by breaking down the building scale
into smaller elements more compatible with San
Carlos. Massing break standards apply to all
front, side, and rear building facades. Exceptions
include: buildings on lots seventy-five (75) feet
wide or less require only one (1) minor massing
break on side facades; internal courtyard facades
not visible from public rights-of-way.
1. Buildings between fifty (50) feet and
one hundred (100) feet in length shall
include at least one (1) minor massing break,
defined as a minimum of four (4) feet wide by
two (2) feet deep extending the full height of
the building above the ground floor and shall
include a corresponding break in the roof line.
The required minor massing break shall be
positioned such that no more than two thirds
(2/3rd) of the total building length is without
a massing break. When a building has an
upper floor stepback, the minor massing break
minimum dimensions shall also apply to the
upper floors and shall include a corresponding
break in the roof line
2. Buildings greater than one hundred
(100) feet and up to two hundred (200)
feet in length shall include at least one (1)
minor massing break (defined above) and
one (1) major massing break, defined as a
minimum of ten (10) feet wide by ten (10) feet
deep extending the full height of the building
above the ground floor and shall include a
break in the roof line. The required major and
minor massing breaks shall be positioned such
that no more than two thirds (2/3) of the total
building length is without a massing break.
When a building has an upper floor stepback,
the minor massing break minimum dimensions
apply to the upper floors and shall include a
break in the roof line, and the major massing
break may continue vertically to align with the
walls below the stepback and shall include a
break in the roof line.
3. Buildings greater than two hundred
(200) feet in length must include at least
one (1) minor massing break and two (2) major
massing breaks (defined above). The required
minor and major massing breaks shall be
positioned such that no more than two thirds
(2/3) of the total building length is without a
massing break. When a building has an upper
floor stepback, the minor massing break
minimum dimensions shall also apply to the
upper floors and shall include a corresponding
break in the roof line. The major massing
break may continue vertically to align with the
walls below the stepback and shall include a
corresponding break in the roof line
Figure 38 Massing Breaks
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Northeast Area Specific Plan 142
4.13.16 Corners
Corner buildings shall emphasize the street corner
through a combination of building massing and
facade variation.
1. All corners shall be defined for at least twenty
(20) feet along each of the two street-facing
facades. The corner portion shall either have a
minimum two (2) foot change in building plane
from its adjacent facades, or a minimum two
(2) foot by two (2) foot recessed reveal where
it meets the adjacent facades.
2. Building corners shall be further differentiated
from the rest of the street-facing facades by
at least one (1) of the following: a change in
roof form with at least a five (5) foot difference
in roof height, a change in building material,
color, or texture, or a variation in fenestration
placement.
3. Alternatively, the corner can either be a
common roof terrace above the ground floor or
a common plaza at the ground floor.
Figure 39 Corners
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Northeast Area Specific Plan 144
4.13.17 Base, Middle, and Top Treatment
All buildings three (3) stories and taller shall be
composed of the following: a distinct base (in
some cases this can be treated as the ground
story or combined first two stories), a middle
(the majority of the building facade area), and
a top (parapet cap/coping, cornice, sloped roof,
or in some cases this can be treated as the top
story or combined top two stories). Each of these
elements shall be distinguished from one another
for at least seventy percent (70%) of its facade
length by either a change in material, a change
in color, and/or a facade plane change of at least
two (2) feet. A ground floor or in some cases, a
combined ground floor and second floor stepback
of at least two (2) feet in addition to the required
setback from floors above may be considered a
base. Base, middle, and top treatment standards
apply to all front, side, and rear building facades.
Exceptions include: internal courtyard facades not
visible from public rights-of-way.
1. A base for buildings of three (3) to five (5)
stories must either be limited to 30 inches in
height from grade and project maximum of
six (6) inches from the building façade, or be
treated as the full height of the ground story.
For a 3-story building, the base is limited to 30
inches if the top is treated as the full height of
the top story.
2. A base for buildings of six (6) stories or more
must either be limited to 30 inches in height
from grade and project maximum of six (6)
inches from the building façade, or be treated
as the full height of the ground story, or be
treated as the height of the ground story
and second story combined. If the top of the
building is treated as the combined height of
the top two (2) stories, the base is limited to
the full height of the ground story.
3. The middle portion of buildings of three (3)
or four (4) stories shall be a minimum of two
stories in height.
4. The middle portion of buildings of five (5) to six
(6) stories shall be a minimum of three stories
in height.
5. The middle portion of buildings of greater than
six (6) stories shall be a minimum of the total
amount of stories minus three (3). For example,
an eight (8) story building must have a middle
portion that is at least five (5) stories in height.
6. The top of all buildings must have a parapet
cap/coping, a cornice, or be a sloped roof.
7. A top for buildings of three (3) to five (5) stories may be treated as the full height of the top
story. For a 3-story building, the top is limited
to a parapet cap/coping, a cornice, or a sloped
roof if the base is treated as the full height of
the ground story.
8. A top for buildings of six (6) stories or more
may be treated as the full height of the top
story. The top may also be treated as the full
height of the top two (2) stories combined, only
if the base is limited to the height of the ground
story.
Figure 40 Base, Middle and Top Treatments
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Northeast Area Specific Plan 146
4.13.18 Fenestration Variety 4.13.19 Materials, Colors and Textures 4.13.20 Roof Variety To achieve the fenestration variety standard,
buildings shall include rhythms of at least two (2)
types of openings for at least seventy percent
(70%) of its facade length - the required seventy
percent (70%) length does not have to be
continuous. Various types of distinct openings
include storefront windows and doors, residential
entry doors, living room windows, bedroom
windows, bathroom windows, common hallway
windows, and stairway windows. Windows may be
grouped vertically or horizontally or designed with
shading devices or other architectural features to
achieve pattern variety. Fenestration standards
apply to all front, side, and rear building facades.
Exceptions include: internal courtyard facades not
visible from public rights-of-way.
Roof variety standards apply to all front, side, and
rear building facades. Exceptions include: internal
courtyard facades not visible from public rightsof-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.
To achieve this standard, buildings shall provide at
least two (2) different materials, colors, or textures
for at least seventy percent (70%) of its facade
length. Material transitions along any facade shall
only occur on the inside corner of a plane change.
When material changes need to occur in the same
plane, bands, trims, cornices, or other architectural
elements shall project at least two (2) inches
from the facade plane to create a corner for the
material transition. Materials, colors, and texture
variety standards apply to all front, side, and rear
building facades. Exceptions include: internal
courtyard facades not visible from public rightsof-way.
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 and tower or
other projecting architectural element(s) may
extend up to ten (10) feet above the top of
the roof; provided, that the square footage of
the element(s) does not total more than ten
percent (10%) of the building roof area. The
area above the uppermost permitted floor of
the element(s) shall not be habitable space.
Figure 41 Fenestration Variety Figure 42 Material Variety Figure 43 Roof Variety
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Northeast Area Specific Plan 148
4.13.21 Projecting and Recessed Elements. 4.13.22 Windows and Ground Floor Transparency.
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-ofway, 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
1. Windows without trim shall be recessed at
least two (2) inches from the plane of the
surrounding exterior wall to create a shadow
line and visual interest. Windows with trim shall
provide trim at least two (2) inches in depth
with windows inset from the trim edge by at
least two (2) inches. The window trim objective
design standards do not apply to interiorfacing windows such as those along an internal building courtyard and windows that are not
seen from or facing public rights-of-way.
2. For double-hung and horizontal sliding windows,
at least one (1) sash shall achieve a two (2)
inch recess. Snap-in vinyl mullions between
double pane glass are prohibited. If a divided
light appearance is desired, mullions shall
be made of dimensional material projecting
in front of the panes on both the inside and
outside of the window.
3. A minimum of 90% of upper floor windows
on street- or public open space-facing
building facades shall be designed such that:
(a) Windows are at least 12 inches apart.
(b) Proportions of typical windows shall be
vertically oriented and shall not exceed a
width (x) to height (y) ratio of two to three
(2:3). Proportions of picture windows (typically
provided for living rooms) shall not exceed a
width to height ratio of one to one (1:1)
4. Proportions of storefront windows shall also
be vertically oriented 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.
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 twentyfive 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 44 Projecting and Recessed Elements
Figure 45 Windows standards
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Northeast Area Specific Plan 150
4.13.23 Building Materials
4.13.24 Private Storage Space
4.13.25 Paving
4.13.26 Pedestrian Access
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 T1-11 siding,
foam, spray stucco, vinyl. Entry canopies, stoops,
patios, and balconies shall be constructed of allweather, durable materials. The Planning Director shall maintain a list of approved facade and trim
materials, with such a list accessible to the public.
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.
Differentiated paving materials shall be used for
driveway aprons, entries, and pedestrian walkways.
This may include, but not be limited to, textures
or colors, concrete pavers, brick, or stamped
concrete. The use of permeable materials to
reduce runoff is strongly encouraged.
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 mixeduse projects to adjoining residential and commercial areas to 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.
5. Mirrored or reflective glass is not allowed on
a street- or public open space-facing building
facade at any level. Only transparent glass shall
be used for windows or glazing at the ground
floor.
6. Facade transparency is important to provide
visual interest, visibility for businesses, and
an active sidewalk environment. For mixeduse 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 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.
7. Minor deviation from the window requirement
may be granted through the design review
process to accommodate alternative window
design complementary to the architectural
style of the structure.
Figure 46 Windows standards for storefronts and
ground floor transparency
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Northeast Area Specific Plan 152
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.
4.13.27 Residential Notification
4.13.28 Rail Station
Residents of mixed-use development shall be
informed by the applicant and/ or property
management of potential noise from refuse
collection and other activities typically associated
with commercial activity.
1. Rail stations shall be designed to have physical
presence and visibility on both sides of the rail
corridor, including key architectural features
that are visible from major roadways and
connections, as well as pedestrian-level entries
and vehicle drop-off areas.
2. Rain-protected east-west pedestrian
connections shall be provided at the ground
level of the station to enhance pedestrian
connectivity along the rail corridor. These
connections should be extensions of the
existing street grid and pedestrian network
with a minimum clear width of eight (8) feet.
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June 08, 2026 Packet Pg. 2571
154
CHAPTER 5
Mobility and
Parking
THIS SECTION WILL COVER:
5.1 STREET NETWORK
5.2 ACTIVE MOBILITY
5.3 MOBILITY HUB
5.4 VEHICLE PARKING
5.5 SHARED PARKING
5.6 UNBUNDLED PARKING
5.7 BICYCLE PARKING
5.8 TRASPORTATION DEMAND
MANAGEMENT
5.9 ON-SITE LOADING
5.10 ON-STREET LOADING
5.11 STREET DESIGN
5.12 QUARRY ROAD
5.13 TAYLOR WAY
5.14 INDUSTRIAL ROAD
5.15 OLD COUNTY ROAD
5.16 BRAGATO ROAD
5.17 GLENN WAY
5.18 NEW STREET
5.19 PASEO
← An aerial photograph reveals unorganized parking conditions along Quarry Road.
10.b
June 08, 2026 Packet Pg. 2572
Figure 47 Roadway Network Map
Signalized Intersections
New Public Street
Pedestrian Crossing with
Hybrid Beacon
Intersection Daylight
District Multi-Modal Entries
Curb Uses Allowed
Curb Uses Prohibited
Table 13 On-Street Curb Uses Project Boundary
Existing Signalized Intersections
Existing Pedestrian Crossing
with Flashing Beacon
CURB USE TYPE
Timed On-Street Parking
Residential Parking Permit
ADA and EV Parking
Transit, Shuttle Stops
Short Term Pick-Up and Drop-Off
Commercial Loading
Bike and Micromobility Parking
Parklets and Curbside Dining
Street Network
0 400 800 Feet
Northeast Area Specific Plan 156
MOBILITY AND PARKING
5.1 Street Network
The quality of the Northeast Area’s public life is largely defined by what happens in its streets. The Northeast Area prioritizes multi-modal connectivity, access, and safety.
STANDARDS
5.1.1 New Public Street
A north-south street segment shall be built to
connect Quarry Road to Bragato Road. The final
alignment shall be determined by the city.
For information on this new public street’s width
and design, go to Section 5.18.
5.1.2 Vehicular Circulation
All streets shall have two-way traffic circulation.
5.1.3 Signalized Intersections
Industrial Road at Quarry Road and Taylor Way
shall have signalized intersections.
5.1.4 Pedestrian Crossing with Hybrid
Beacon
Mid block crossings shall have rectangular rapid
flash beacons (RRFB) and/or raised median
refuge in the center turn lane.
5.1.5 Intersection Daylight
The intersections of Quarry Road and Bragato
Road with the New Public Street, and Bragato
Road and Taylor Way with Glenn Way, shall
incorporate traffic calming measures such as
speed tables, curb extensions, reduced lane
widths, physical buffers, high-visibility markings,
and wayfinding to improve safety.
5.1.6 Multi-Modal Gateways
District Gateways at Industrial Road and Old
County Road shall include wayfinding signage
that welcomes people to the district and brings
awareness to share the road.
5.1.7 On-Street Curb Uses
All streets except Old County Road and the south
edge of Taylor Way shall reserve space for onstreet curb uses. Refer to Table 13 for list of permitted uses:
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June 08, 2026 Packet Pg. 2573
Figure 48 Active Mobility Map
Table 14 Paseos Type
Table 15 Bicycle Network Facilities
Belmont Creek Trail
Paseo
Class I Bike Lane
Class III Bike Boulevard
Sidewalks
District Mobility Hub
Small Mobility Hub
El Camino Real Transit
Project Boundary
F-Street Underpass
Legend
0 400 800 Feet
Northeast Area Specific Plan 158
MOBILITY AND PARKING
Active Mobility
The sidewalk and bicycle network is designed to connect pedestrians and cyclists safely and efficiently to destinations within the Northeast Area and integrated into the larger City fabric. These recommendations are built on the adopted 2020 Bicycle and Pedestrian Master Plan.
5.2.1 Sidewalk Network
The Northeast Area shall have a complete
sidewalk network with a minimum pedestrian
throughway of 8 feet wide.
5.2.2 Paseos
Three publicly accessible paseos shall be created,
as illustrated in Figure 48 and Table 14
5.2.3 Bicycle Network
All public streets shall include bicycle facilities
ranging from shared roadway markings (Class III)
to protected bicycle lanes (Class I) as illustrated
in Figure 48 and Table 15. As defined by
CalTrans, Class I bike lanes are a bicycle facility
that provides a completely separated right-of-way
for the exclusive use of bicycles and pedestrians,
with vehicle cross-flows minimized Class III
bike facilities are shared with motor vehicles or
pedestrians, which are designated by signs or
permanent markings.
5.2.4 Belmont Creek Trail
A multi-use trail shall be built along Belmont Creek
within the Creek setback. For more information on
the trail width and design refer to Section 6.3.
STREET NAME BIKE FACILITY
Industrial Road Class I
Old County Road Class I
Quarry Road Class III
Bragato Road Class III
Taylor Way Class I
Glenn Way Class III
New Street Class III
PASEO TYPE LOCATION
Creek Mid block access
from Quarry Road to
Belmont Creek.
Neighborhood Mid block access
from the intersection
of Fairfield Drive and
Northwood Drive to
Taylor Way.
Bragato Road Extends Bragato Road
to Industrial Road.
5.2 STANDARDS
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June 08, 2026 Packet Pg. 2574
Quay Street in Auckland is an example of using street furnishing and landscape to delineate a sidewalk and Class I Bikeway.
Sharrows allow cyclists and vehicles to share the road on a Class III Bikeway.
Slabtown Marketplace is an example of how curbless paseos can become places to hang out, pass through and even cycle through.
Auckland Landings Business Park blurs the line between logistic industrial uses, creek and bioretention, doubling its open space as an amenity for visitors and employees with a trail network.
Credit - Land Lab Credit - Holst Architecture
Credit - SFMTA Credit - Blake Marvin
Northeast Area Specific Plan 160
MOBILITY AND PARKING
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June 08, 2026 Packet Pg. 2575
5.3.1 District Mobility Hub
A District Mobility Hub shall be located at the
intersection of the F street underpass and Old
County road as illustrated in Figure 48.
The District Mobility Hub shall be located on private
property as a part of a proposed redevelopment.
The size of the Mobility Hub shall be determined
by the developer and presented to the City during
the permitted process for review and coordination.
The mobility hub shall support multiple
transportation options for employees and
residents as follows:
• Short- and long-term bike parking
• E-bike charging
• Shared micromobility
• Car share
• Wayfinding and real-time travel information
• Ride-hail pick-up/drop-off
• Shuttle pick-up/drop-off
• Bike shop and repair
• Centralized package delivery
5.3.2 Small Mobility Hub
A total of three small mobility hubs shall be located
in proximity to the district gateways as illustrated
in Figure 48. These small mobility hubs shall be
located as part of the curb zone.
The size and design of the Small Mobility Hub
shall be determined as part of the overall street
design and/or in coordination with an applicant as
part of a development proposal.
It shall support a selection of transportation
options for employees and residents as followed:
• Short-term bike parking
• Shared micromobility
• Car share parking spots
• Shuttle pick-up/drop-off
Charging station prototypes in Essen Germany create
sheltered charging stations and opportunity for lounging areas during charging cycles.
Curtin Bike Hub in Perth, Australia created a bike hub with long term biking spaces, showers, bike repair workshop, locker rooms and a cafe.
The Kaiser-Josef-Platz Wels Mobility Hub creates shelter and visual markers for waiting vehicles, cyclists and people.
Credit - Michael Romstöck Credit - Dion Robeson
Credit - Christian Pichlkastner
Northeast Area Specific Plan 162
MOBILITY AND PARKING
Mobility Hubs
Providing access to different ways of getting around is critical to support a growing district, reduce traffic congestion, and support sustainable lifestyles.
5.3 10.b
June 08, 2026 Packet Pg. 2576
5.4.1 Minimum Vehicle Parking
No minimum parking requirements apply.
5.4.2 Maximum Vehicle Parking
For all new developments and changes of use, the
number of on-site vehicle parking spaces may not
exceed the Tier 2 (Firm) Maximum Parking Limits
as defined in Table 11.
For all new developments and changes of use,
the number of on-site vehicle parking spaces may
only exceed the Tier 1 (Soft) Maximum Parking
Limits as defined in Table 16 if both conditions
(a) AND (b) are met:
a. A parking demand study is prepared and
submitted to the City that demonstrates the
need for additional parking. The parking
demand study should include, at a minimum:
i. Analysis demonstrating the estimated peak
daily parking demand for the project based
on the proposed land uses.
ii. A summary of the proposed parking management approach for the project, including pricing, unbundling, and shared parking arrangements.
iii. A summary of any Transportation Demand
Management (TDM) strategies which will be
provided or an attached copy of an approved
TDM plan for the project.
LAND USE
MAXIMUM
PARKING LIMIT
(TIER 1 SOFT)
MAXIMUM
PARKING LIMIT
(TIER 2 FIRM)
UNIT
Multifamily Residential 0.6 0.7 per bedroom
Office 1.5 2.2 per 1K GSF
Research and Development 1.0 1.6 per 1K GSF
Light Industrial 0.4 0.6 per 1K GSF
Retail and Dining 2.0 2.5 per 1K GSF
Other non-residential uses 2.0 2.5 per 1K GSF
Table 16 On-Site Maximum Vehicle Parking Standards
b. One or more of the following conditions are
met:
i. If 100% of on-site parking provided is publicly accessible. Publicly accessible parking is defined as parking that is available for use
to the general public, either for a fee or free
of charge, for at least a portion of each day
or on certain days of the week. A parking
management plan must be submitted to the
City demonstrating reasonable access to
shared parking.
ii. TDM strategies are implemented that exceed minimum TDM requirements by 33%, per the requirements and TDM point system
defined in Section 5.11 of this plan.
iii. At the discretion of the Community and
Economic Development Director, based on
the provision of additional benefits, investments, or enhancements that support multimodal travel, above and beyond those which are otherwise required by City code or this
plan.
STANDARDS
Northeast Area Specific Plan 164
MOBILITY AND PARKING
Vehicle Parking Standards
Sufficient vehicle parking is necessary for the
success of the Northeast Area. Building too
much parking, however, limits land available for
other uses, impacts walkability and placemaking,
while increasing traffic congestion, vehicle miles
traveled, and housing costs.
At the time of adopting the NEASP, regional
policy and state law prohibits minimum parking
requirements near certain types of transit service
and for most new developments (see AB 2097 and
MTC TOC Policy). Given the Northeast Area’s
proximity to two Caltrain stations and frequent bus
service on El Camino Real, it is prudent to remove
all minimum parking requirements to ensure the
district is compliant with state law and/or eligible
for future regional funding opportunities.
Balancing Parking Maximums
Parking maximums are one of the best insurance
policies against excessive traffic. Set too high,
maximums can generate more traffic than the
surrounding street grid can accommodate. Set too
low, maximums can be a deterrent to development.
NEASP has established two tiers of Maximum
Vehicle Parking: Tier 1, which is the soft parking
maximum and Tier 2, which is the firm parking
maximum.
Conditional or soft maximums give the City
an opportunity to provide added flexibility for
developers to build more parking if desired, in
exchange for community benefits.
Eliminating Parking Minimums
5.4 10.b
June 08, 2026 Packet Pg. 2577
Northeast Area Specific Plan 166
MOBILITY AND PARKING
Shared Parking
A shared parking program creates a pool of shared parking supply within the district, offering a mix of short- and long-term spaces by the facility to serve visitors, customers, employees, tenants, and residents. Coordination between developers, area property owners, tenants, the City, and a TMA will ensure existing or new parking facilities are efficiently shared and conveniently located for users.
5.5.1 Shared Parking Facility
A shared parking facility shall meet the following
characteristics:
a. No individual spaces or parking areas shall
be reserved for any individual, tenant, or class
of individuals, except for persons with ADA
placards or users of special vehicles, such as
EV, carpool/vanpool, or carshare vehicles.
b. Non-residential property owners may restrict
parking to district residents only, prohibiting
others from parking for more than 24 hours.
c. Public/visitor parking may be separated from
employee and resident parking.
Per AB 2097, the City retains discretion to require
new parking to be shared when it is provided
voluntarily (i.e. not built to satisfy minimum
parking requirements): “When a project provides
parking voluntarily, a public agency may impose
requirements on that voluntary parking to require
spaces for car share vehicles, require spaces to be
shared with the public, or require parking owners
to charge for parking.”
At the time of adopting the NEASP, other state
and regional policies, such as AB 894 and
MTC’s TOC Policy, require that local agencies
and jurisdictions allow shared parking between
different uses, emphasizing the importance of
using any new spaces as efficiently as possible.
These policies allow for a broad definition of
“shared” parking, which provides additional
flexibility in how shared parking requirements
could be met. Requiring that on-site parking be
shared provides flexibility to accommodate some
unshared uses while “unlocking” as much parking
as possible for shared use.
5.5.2 Required Provision of Shared
Parking
If on-site parking is provided as part of any new
development, at least 50% parking spaces shall
be managed as shared parking by satisfying one
or more of the following conditions:
a. The parking spaces are accessible to the
general public, either for a fee or free of charge,
for at least a portion of each day or on specific
days of the week.
b. The parking spaces are subject to a written
shared parking agreement that establishes
provisions and conditions for shared use of
parking between two or more parties.
c. The parking spaces are available for multiple
different uses or tenants who do not have
reserved access to specific parking spaces
within the parking facility.
d. The parking spaces are reserved for carpool
uses and/or carshare vehicles.
e. Up to 50% of accessible parking spaces
which are provided to satisfy ADA parking
requirements may be counted towards the
shared parking requirement.
At the time of planning application approval,
the project sponsor shall provide a parking
management plan, documenting how the shared
parking requirement will be met, as well as
copies of any shared parking agreements or
arrangements.
5.5 STANDARDS
5.5.3 TMA Membership
New development shall be subject to TMA
membership, once the TMA is formed.
10.b
June 08, 2026 Packet Pg. 2578
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Northeast Area Specific Plan 168
MOBILITY AND PARKING
5.6.1 Unbundled Parking for
Non-Residential Uses
All non-residential parking spaces shall be
unbundled from the cost of the lease. The cost of
the parking space shall be included as a separate
line item in the leasing agreement. The price
of parking shall be determined at the time the
project’s TDM Plan is approved. The price may be
modified later through a subsequent update to the
project’s TDM Plan.
Leases for parking spaces may be monthly or
annual but shall have a maximum lease term of
one year, with an option to renew the lease per
existing or modified terms. Monthly or yearly
parking leases shall identify primary address of
lessee in the leasing agreement.
Unbundled Parking
Unbundled parking supports housing affordability, allows tenants without a car to avoid paying for parking they do not need, incentivizes more mobility choices including increased use of transit.
5.6.2 Unbundled Parking for
Residential Uses
All on-site parking spaces shall be leased or sold
separately from the rental or purchase fees for the
individual units in perpetuity, such that potential
renters or buyers have the option of renting or
buying a unit at a price lower than would be the
case if there were a single price for both the unit
and the parking space. The price of parking shall
be determined at the time the project’s TDM Plan
is approved.
Leases for parking spaces may be monthly or
annual but shall have a maximum lease term of
one year, with an option to renew the lease per
existing or modified terms. Monthly or yearly
parking leases shall identify primary address of
lessee in the leasing agreement.
Affordable units which include financing
requirements that conflict with these provisions
may be granted an exception from these provisions
by the Director.
5.6 STANDARDS
10.b
June 08, 2026 Packet Pg. 2579
LAND USE
REQUIRED
BIKE PARKING
SPACES
SHORT-TERM
BICYCLE
PARKING
LONG-TERM
BICYCLE
PARKING
CARGO &
ADAPTIVE
BICYCLES
ELECTRIC
BICYCLES
Residential 1 per unit 25% 75% 10% of total 1 outlet or charger per 5
Office 0.67 per 1000 total spaces
GSF
Research and
Development
0.67 per 1000
GSF
Light Industrial 0.1 per 1000
GSF
Retail 0.4 per 1000
GSF
75% 25% 5% of total
Dining 0.5 per 1,000
GSF
Other Determined
by Community
and Economic
Developer
LAND USE SHOWERS LOCKERS
Residential N/A N/A
Office 1 unisex for
first 40,000
SF; 1 unisex for
each additional
20,000 SF
75% of total
long-term
Research and spaces provided
Development
Light Industrial 1 unisex per
100,000SF
Retail N/A N/A
Dining
Other Determined by Community and
Economic Developer
Northeast Area Specific Plan 170
MOBILITY AND PARKING
Bicycle Parking
Secure, publicly-accessible short- and long-term bicycle parking facilities are critical components of a multi-modal transportation network. Studies consistently demonstrate the role that bicycle parking plays in supporting and incentivizing bicycle use. If bicycle parking needs are not considered and provided for when new developments are built, it can be more difficult to add parking by retrofitting existing buildings in the future.
5.7.1 Minimum Bicycle Parking
Requirements
For all new development, the minimum number of
short-term and long-term bicycle parking spaces
shall be identified in Table 17.
For dimension and location requirements, go
to San Carlos Municipal Code (SCMC)
18.20.080 Parking and Loading.
5.7.2 Showers and Lockers
All new office and industrial development shall
provide showers and lockers per Table 18
5.7.3 Siting, Design, and Signage
All bicycle parking shall:
a. Be well-lit during both daytime and nighttime
hours.
b. Be identified by clear signage that is visible
from all major building entrances.
c. Include at least five (5) feet of maneuvering
space adjacent to bicycle parking.
d. Include forty-five (45) and never less than thirty
(30) inches of space between any side-by-side
bicycle racks, including racks that are sold as a
multiple rack that is attached together.
Short-term bicycle parking shall:
a. Be located along the “desire line” or path most
likely for people who are using a bicycle to
travel, either in the public right-of-way or on
private property.
b. Be ideally located less than 25 feet away
and never 50 feet away from major building
entrances.
c. When possible, be located in sheltered areas
with weather protection.
d. Long-term bicycle parking shall:
e. Be located in areas with controlled access,
either through use of a key, smart card,
keycode, or similar technology.
f. Be easily navigable and accessible for people
with less common bicycle types, including
larger cargo bicycles and three-wheeled
bicycles.
g. Be located no lower than the first basement
level or the first complete parking level below
ground, and no higher than the first aboveground level.
Table 17 Bicycle Parking Standards
Table 18 Minimum Bicycle Showers and Lockers Standards
5.7 STANDARDS
10.b
June 08, 2026 Packet Pg. 2580
LAND USE SMALL PROJECTS LARGE PROJECTS EXEMPTIONS
Residential 24-49 units 50+ units 0-24 units
Projects in which 100%
of units are affordable
Administrative
exemptions
Non-Residential 10,000 - 49,999 GSF 50,000+ GSF 0-9,999 GSF Administrative
exemptions
Northeast Area Specific Plan 172
MOBILITY AND PARKING
Transportation Demand
Management
NEASP-specific TDM policy is a vital opportunity to embed TDM within the overall mobility framework while the broader policy is in development. The NEASP TDM Plan requirements may be superceded by future amendments to the City’s TDM Ordinance and program upon their adoption.
5.8.1 Definitions
For the purposes of this section, the following
definitions shall apply:
“Project Sponsor” refers to the owner of the
property which is subject to TDM requirements.
5.8.2 Applicability
TDM requirements shall apply to all new
developments or changes of use within the
district. Requirements shall be determined based
on the project size as defined in Table 19.
For mixed-use projects that include both residential
and non-residential components, residential and
non-residential TDM requirements shall apply to
each respective component of the project.
5.8.3 General Exemptions
The following projects are exempt for this chapter:
a. Previously entitled projects - Projects with an
approved development agreement or, prior
to adoption of the specific plan, that have
an approved vesting tentative map shall be
measured according to the performance
standards specified in their respective
conditions of approval.
b. Projects for which the City has issued a
building permit prior to adoption of the specific
plan shall also be measured according to
the performance standards specified in their
respective conditions of approval, provided,
however, that if such project requires one or
more additional building permits one or more
of which meet the applicability standards
within this Plan, the performance standards in
this Chapter shall apply.
c. Accessory dwelling units and junior accessory
dwelling units as defined in San Carlos
Municipial Code (SCMC) Chapter 18.04.
d. Residential and non-residential projects which
are smaller than the minimum threshold for
“small project” designations are exempt from
TDM requirements.
e. Residential projects for which 100% of
the housing units provided are affordable
are exempt from TDM requirements. This
exemption does not extend to non-residential
components of mixed-use projects.
5.8.4 Administrative Modifications or
Exemptions
The Director may grant an administrative
exemption that reduces, modifies, or waives
parts or all required TDM elements. Decisions to
grant such exemptions shall follow local, regional,
and state requirements and be made with
consideration of the overall mobility goals and
needs of the district. Administrative exemptions
shall prioritize modifications or alternatives which
address any extenuating circumstances without
reducing the overall intent and desired effect of
Table 19 TDM Applicability
5.8 STANDARDS
10.b
June 08, 2026 Packet Pg. 2581
TDM STRATEGY SMALL PROJECTS LARGE PROJECTS
Provide non-driving transportation subsidies (free or
discounted transit passes, bicycle subsidies, etc.)
-- Required
Implement non-driving education/marketing/
programs
Required Required
Retain an TDM coordinator or contact (on or off-site) Required Required Unbundled parking (if provide parking, per Section
5.7)
Required Required
LAND USE SMALL PROJECTS LARGE PROJECTS
Residential 25 Points 30 Points
Non-Residential 30 Points 35 Points
Northeast Area Specific Plan 174
MOBILITY AND PARKING
TDM requirements.
5.8.5 Baseline TDM Requirements
Any project which is subject to the TDM
requirements of this chapter must implement all
baseline required TDM strategies as indicated in
Table 20 (Residential projects) and Table 21
(Non-Residential projects).
Table 20 Baseline Required TDM Strategies for Residential Projects
TDM STRATEGY SMALL PROJECTS LARGE PROJECTS
Unbundled parking (if provide parking, per Section
5.7)
Required Required
Provide a parking cash-out option Required Required
Provide non-driving transportation subsidies (free or
discounted transit passes, bicycle subsidies, etc.)
-- Required
Provide pre-tax transportation benefits Required Required Provide ride matching services Required Required
Implement non-driving education/marketing/
programs
Required Required
Retain an on-site TDM coordinator or contact -- Required Provide a bike repair station Required Required
Table 21 Baseline Required TDM Strategies for Non-Residential Projects
5.8.6 Supplemental TDM Strategies
and Point Targets
In addition to baseline required TDM strategies, any
project which is subject to the TDM requirements
of this chapter shall implement supplemental
TDM strategies to achieve the minimum TDM
point target indicated in Table 22.
Any combination of strategies indicated in
Table 23 may be implemented in order to meet
the required point target for the project. TDM
point values reflect the approximate level of
effectiveness of each strategy at reducing Vehicle
Miles Traveled (VMT).
TDM point values for required baseline strategies
may be counted towards the overall required point
target for the project. For mixed-use projects
that include both residential and non-residential
components, each component shall achieve
the respective point target. Strategies which
are implemented for both residential and nonresidential components may count towards the point target of both components.
5.8.7 TDM Plan Requirements
Any project which is subject to the TDM
requirements of this chapter must submit, at the
time of site plan approval, a TDM plan indicating
how the requirements of this chapter will be met.
This TDM plan shall be certified by the C/CAG of
San Mateo County.
Table 22 TDM Points Target
The TDM plan must include, at a minimum:
a. A list of all TDM strategies to be implemented.
b. A brief description of how the strategies will
be implemented and managed to support
successful reduction of Vehicle Miles Traveled
(VMT).
c. A designated point of contact for communication
about the TDM plan.
5.8.8 Non-Compliance
If at any time a project fails to fulfill any of the
requirements of this chapter, the Project will be
considered non-compliant. A non-compliant
project will have up to one year from the first finding of non-compliance to rectify the compliance gaps
and submit an updated TDM plan documenting
actions taken.
If, after one year from the first finding of noncompliance, the Project is found to still be noncompliant with all requirements of this chapter, the Project may be assessed a financial penalty in
accordance with Chapter 1.20 of the San Carlos
Municipal Code (SCMC).
If project non-compliance is found to be resulting
from conditions beyond the control of the Project
Sponsor, the Director may grant a temporary or
permanent exemption to that portion of the TDM
plan which is found to be non-compliant.
10.b
June 08, 2026 Packet Pg. 2582
ID TDM STRATEGY
REQUIRED STRATEGIES
POINTS
RESIDENTIAL NON-RESIDENTIAL
PARKING
P.1 Charge for on-site parking 15
P.2 Provide a parking cash-out option for employees Required 2 P.3 Unbundle parking costs from other property costs or leases Required Required 0-19
SERVICE AND PROGRAMS
S.1 Provide non-driving transportation subsidies Large Projects Only Large Projects Only 10 S.2 Provide pre-tax transportation benefits Required 1
S.3 Provide ride matching services Required 2
S.4 Provide a guaranteed ride home program 1
S.5 Provide shuttle service 10
S.6 Provide free or subsidized car share membership 1
S.7 Provide car share vehicles on site 1
S.8 Provide an on-site bike library 1
MARKETING, EDUCATION, AND MANAGEMENT
M.1 Implement non-driving education/marketing/programs Required Required 2 M.2 Provide a behavior change and/or travel training program 1 M.3 Provide on-site real time travel and TDM information 1 M.4 Provide a travel training program 1
M.5 Provide bicycle skill and safety training 1
M.6 Provide bike repair workshops or clinics 1
M.7 Retain an on-site TDM coordinator or contact Required Large Projects Only 0.5
SITE ENHANCEMENTS
E.1 Implement multi modal network improvements 7
E.2 Provide on-site delivery amenities 1
E.3 Provide a bike repair station 0.5
E.4 Provide end-of-trip amenities (lockers, showers, changing rooms) 2 E.5 Provide on-site family-supportive amenities 3
OTHER
O.1 Other strategy proposed by project sponsor (point value determined at the time of TDM plan approval)
TBD
Northeast Area Specific Plan 176
MOBILITY AND PARKING
Table 23 TDM Points Menu
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June 08, 2026 Packet Pg. 2583
5.9.1 On-Site Minimum Loading
Requirements
Every new development, and every building
enlarged by more than five thousand (5,000)
square feet, shall provide on-site loading and
unloading areas per Table 24, unless modified
by the Community and Economic Development
Director.
5.9.2 Loading Location
All required loading berths shall be located on the
same site as the use served. No loading berth for
vehicles over two (2) ton capacity shall be closer
than fifty (50) feet to any property in a residential
district unless completely enclosed by building
walls, or a uniformly solid fence or wall, or any
combination thereof, not less than six (6) feet in
height. No permitted or required loading berth
shall be located within twenty-five (25) feet of the
nearest point of any street intersection.
5.9.3 Minimum Size
Each on-site loading space required shall meet
the following minimum size requirements:
a. Type 1 spaces (large) shall not be less than
fourteen (14) feet wide, seventy (70) feet
long, and fourteen (14) feet high, exclusive of
driveways for ingress and egress, maneuvering
areas and setbacks. The minimum size
requirement may be modified if the Director
finds that the applicant has satisfactorily
demonstrated that, due to the nature of the
proposed use, such size will not be needed.
b. Type 2 spaces (small) shall not be less than
ten (10) feet wide, eighteen (18) feet long,
and ten (10) feet high, exclusive of driveways
for ingress and egress, maneuvering areas
and setbacks. The minimum size requirement
may be modified if the Director finds that the
applicant has satisfactorily demonstrated that,
due to the nature of the proposed use, such
size will not be needed.
5.9.4 Driveways for Ingress and Egress
and Maneuvering Areas
Each on-site loading space required by this
section shall be provided with driveways for
ingress and egress and maneuvering space.
Truck-maneuvering areas shall not encroach
into required parking areas, travel ways, or street
rights-of-way.
This requirement may be modified if the Director
finds that sufficient space is provided so that
truck-maneuvering areas will not interfere with
traffic and pedestrian circulation.
Table 24 Required On-site Loading Spaces
LAND USE GROSS FLOOR
AREA (SQ. FT.) MINIMUM REQUIRED LOADING SPACES
TOTAL MINIMUM
SPACES
REQUIRED
TYPE 1 SPACES
(LARGE)
TYPE 2 SPACES
(SMALL)
Non-residential
only
0-30,000 1 1 (Remainder needed
to meet total
requirement)
30,001-100,000 2 1 (Remainder needed
to meet total
requirement)
100,001-150,000 3 2 At least 1
150,001-250,000 4 2 At least 2
250,001+ 1 per each
additional 100,000
square feet or
portion thereof.
At least 2 At least 2
Mixed Use,
primarily
residential
(Residential less
than 50,000
sf of nonresidential use)
0-100 units 1 0 (Remainder needed
to meet total
requirement)
100+ units 2 1 (Remainder needed
to meet total
requirement)
Mixed-Use,
primarily nonresidential
(Residential
with more than
50,000 sqft of
non-residential
use)
0-50,000 1 1 (Remainder needed
to meet total
requirement)
50,001-100,000 2 1 (Remainder needed
to meet total
requirement)
100,001+ Community and Economic Development Director may require additional loading spaces based on the project’s needs and site feasibility.
5.9.5 Surfacing
All open on-site loading berths shall be improved
with a compacted base, not less than five (5) inches
thick, surfaced with not less than three (3) inches
of plant-mix asphalt, concrete, or comparable
material approved by the City Engineer.
Northeast Area Specific Plan 178
MOBILITY AND PARKING
On-Site Loading
On-site loading is necessary to support efficient loading activity for both residential and non-residential uses. The Northeast Area has a historic base of industrial, light industrial, retail, and commercial uses with high loading activity.
Loading standards should allow for on-street loading areas, allowing for flexible use of the curb for pick-up and drop-off and commercial loading activity.
5.9 STANDARDS
10.b
June 08, 2026 Packet Pg. 2584
5.10.1 On-Street Loading Location
Zones shall be located near adjacent uses
with high demand for short-term personal or
commercial passenger pick-up/drop-off activities
and/or door-to-door delivery services. Loading
zones shall not be reserved for the exclusive use
of a private establishment or property owner.
When considering where to locate on-street
loading zones, priority shall be given to:
a. Areas which generate 10 or more delivery
orders and/or passenger pickups per hour
b. Areas with high commercial activity
c. Areas adjacent to properties or businesses
which do not have on-site parking
5.10.2 Dedicated Loading Zone
Unless otherwise posted, vehicles shall not
remain stopped for more than 5 minutes in a
dedicated loading zone. Zones shall be marked
with clear signage indicating time limits, hours of
enforcement, and any other restrictions on use.
5.10.3 Accessible Loading Zone
At least one accessible loading zone that includes
a curb ramp and clear access aisle shall be
provided for every 100 linear feet of loading zone
or fraction thereof. This page is intentionally blank.
Northeast Area Specific Plan 180
MOBILITY AND PARKING
On-Street Loading
The City may designate short-term curbside loading zones to provide safe and dedicated space for passenger and/or commercial loading and reduce obstructions to moving traffic in the right-of-way caused by stopped vehicles.
5.10 STANDARDS
10.b
June 08, 2026 Packet Pg. 2585
Street design is crucial for ensuring safety, accessibility, community interaction, traffic flow, and aesthetic appeal, thereby enhancing the overall livability and functionality of cities. The following sections provide high level design guidance for the future of streets in the Northeast Area. A future Streetscape Master Plan will be needed in the future to bring these designs to the next level of specificity.
Figure 49 Street Design Illustrative Section
For more information on trees
and plantings go to the City’s
Preferred Street Trees List.
Northeast Area Specific Plan 182
MOBILITY AND PARKING
5.11.1 Street Zones
Streets shall be comprised of five zones illustrated
in Figure 49, This includes the Frontage Zone,
Pedestrian Zone, Multi-Use Curb Zone, Travel
Lane, and Bike Facility.
5.11.2 Frontage Zone (Setback)
All new development with a ground floor
commercial/industrial use shall choose from the
following features within the frontage zone:
Sidewalk Dining
Outdoor Displays
Public Art
Seating
Trees / Planting
Multi-use spillover space
All new development with a ground floor
residential use shall choose from the following
features within the frontage zone:
Porches
Front Yards
Trees and Plantings
STANDARDS
5.11 Street Design
10.b
June 08, 2026 Packet Pg. 2586
TYPE DESCRIPTION
Stormwater Infrastructure Landscape features that retain and convey stormwater runoff.
Parking Time-limited, paid.
RPP Parking Up to 72 hours for residential permit holders (otherwise time limits/pricing applies).
ADA Parking ADA vehicles only.
Transit/Shuttle Stops Dedicated space near transit and/or shuttle stops for clear loading/unloading.
Pick-up/Drop-off Short term stopping (maximum 5 minutes) to accommodate passenger pick up/drop-off, small deliveries, and short commercial loading/unloading/delivery.
Commercial Loading Commercial vehicles only; up to 1 hour maximum Bike/Micromobility Parking On-street parking corral for bikes and shared micro-mobility devices.
Outdoor Dining Permit based use for outdoor dining and small public spaces.
Typical Furnishing and Curbside Elements Table 25 Furnishing and Curbside Table Northeast Area Specific Plan 184
MOBILITY AND PARKING
5.11.3 Pedestrian Zone
All sidewalks shall have a minimum pedestrian
throughway of 8 feet wide.
5.11.4 Multi-Use Curb Zone
Curbside zones shall be designed to accommodate
the following types of uses as illustrated in Table
25. 10.b
June 08, 2026 Packet Pg. 2587
Quarry Road
Quarry Road is a primary east-west street that connects Old County Road to Industrial Road. The street is lined with small scale industrial, artisan, and manufacturing uses.
Right Of Way 60 Feet
Frontage Zone
(Setback)
Minimum 0 Feet
Maximum 20 Feet
Pedestrian Zone 9 Feet
Multi-Use Curb
Zone
11 Feet
Travel Lanes 10 Feet
Bicycle Facility Class III
Building Entries New development shall
provide a primary entry
on Quarry Road
Figure 50 Quarry Road Section
STANDARDS
5.12 Northeast Area Specific Plan 186
MOBILITY AND PARKING
10.b
June 08, 2026 Packet Pg. 2588
Taylor Way
Taylor Way is a primary east-west street that connects Old County Road to Industrial Road. The street is serves as a transition between light industrial and residential uses.
Right Of Way 60 Feet
Frontage Zone
(Setback)
Northern Edge: 10 Feet
Southern Edge: 5 Feet
Pedestrian
Zone
Northern Edge: 8 Feet
Southern Edge: 8 Feet
Multi-Use Curb
Zone Northern Edge: 10 Feet
Southern Edge: 4 Feet
Travel Lanes 10 Feet
Bicycle Facility Class I;
10 Feet; Bi-directional
Building Entries New development shall
provide a primary entry on
Taylor Way.
Driveways shall be allowed
on the southern edge of
Taylor Way interfacing with
the two-way protected
bike lane.
Figure 51 Taylor Way Section
5.13 STANDARDS
Northeast Area Specific Plan 188
MOBILITY AND PARKING
10.b
June 08, 2026 Packet Pg. 2589
Industrial Road
Industrial Road is a north-south district boulevard connecting the Northeast Area to Belmont on the north and the Eastside Innovation District on the south.
Right Of Way 80 Feet
Frontage Zone
(Setback)
Eastern Edge:
Minimum 0 Feet
Maximum 15 Feet
Western Edge:
Minimum 0 Feet
Maximum 30 Feet
Pedestrian
Zone
Eastern Edge: 9 Feet
Western Edge: 8 Feet
Multi-Use
Curb Zone Eastern Edge: 11 Feet
Western Edge: 11 Feet
Travel Lanes 10 Feet
Bicycle Facility Class I;
5 Feet;
Building Entries New development shall
provide a primary entry on
Industrial Road.
Driveways shall be allowed
on Industrial Road.
Figure 52 Industrial Road Section
5.14 STANDARDS
Northeast Area Specific Plan 190
MOBILITY AND PARKING
10.b
June 08, 2026 Packet Pg. 2590
Figure 53 Old County Road Section
Old County Road
Old County Road is a district boulevard connecting the Northeast Area to Belmont on the north and San Carlos Caltrain Station to the south.
Right Of Way 50 Feet
Frontage Zone
(Setback)
Eastern Edge:
Minimum 10 Feet
Maximum 30 Feet
Western Edge: None
Pedestrian
Zone
Eastern Edge: 9 Feet
Western Edge: None
Multi-Use
Curb Zone Eastern Edge: 5 Feet
Western Edge: None
Travel Lanes Northbound: 10 Feet
Southbound: 11 Feet
Bicycle Facility Class I;
12 Feet; Bi-Directional.
3 Feet Buffer from Drive
Lane.
Building Entries New development shall
provide a primary entry on
Old County Road.
Driveways shall not be
allowed on Old County
Road.
5.15 STANDARDS
Northeast Area Specific Plan 192
MOBILITY AND PARKING
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Bragato Road is a 50 feet east-west street that bisects the district. The endpoint of Bragato Road stitches the New Road and Glenn Way.
Glenn Way is a 50 feet north-south street that connects Bragato Road to Taylor Way. The street serves as a transition between Light Industrial and Residential Mixed Use.
Figure 54 Bragato Road Section Figure 55 Glenn Way Section Frontage Zone
(Setback)
Pedestrian
Zone
Multi Use Curb
Zone
Travel Lanes Bicycle Facility Building Entries
Northern Edge:
10 Feet
Southern Edge:
10 Feet
Northern Edge:
9 Feet
Southern Edge:
9 Feet
Northern Edge:
11 Feet
Southern Edge:
11 Feet
Westbound:
10 Feet
Eastbound:
10 Feet
Class III New development shall provide
a primary entry on Bragato Road
only if unable to provide access
on Old County Road.
Driveways shall be allowed on
Bragato Road.
Frontage Zone
(Setback)
Pedestrian
Zone
Multi Use Curb
Zone
Travel Lanes Bicycle Facility Building Entries
Eastern Edge:
Max. 15 Feet
Western Edge:
15 Feet
Eastern Edge:
8 Feet
Western Edge:
8 Feet
Eastern Edge:
8 Feet
Western Edge:
9 Feet
Northbound:
10 Feet
Southbound:
10 Feet
Class III New development shall provide
a primary entry on Glenn Way
in lieu of access on Taylor Way
and Bragato Road.
Driveways shall be allowed on
Bragato Road.
Bragato Road Glenn Way
STANDARDS
STANDARDS
Northeast Area Specific Plan 194
MOBILITY AND PARKING
5.16 5.17
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Figure 56 New Street Section Figure 57 Paseo Section
Frontage
Zone
(Setback)
Pedestrian
Zone
Multi Use Curb
Zone
Travel Lanes Bicycle Facility Building Entries
None Eastern Edge:
9 Feet
Western Edge:
9 Feet
Eastern Edge:
11 Feet
Western Edge:
11 Feet
Northbound: 10
Feet
Southbound: 10
Feet
Class III New development shall provide
loading, service, and garage
entries.
Driveways shall be allowed on
the New Street.
Frontage Zone
(Setback)
Shared
Paseo
Bicycle Facility Building Entries
Minimum 5 Feet on
both edges which
shall include green
infrastructure.
26 Feet
Shall be clear of obstructions for
fire access
This zone is shared by
pedestrians, bikes and fire access.
Class III New development shall provide loading,
service, and garage entries.
New Street Paseo
The New Street is a 60 feet north-south street that connects Bragato Road to Quarry Road. The street serves as a service street for the light industrial subarea.
Paseos are 26 feet shared pathways that extends Bragato Road to Industrial Road, the New Street to Belmont Creek Park and creates a new connection from Taylor Way to the Greater East Side Neighborhood. These paseos can accommodate pedestrian and bicycle movement while also serving as loading STANDARDS and servicing areas for surrounding properties.
STANDARDS
Northeast Area Specific Plan 196
MOBILITY AND PARKING
5.18 5.19
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← Example of a stormwater park
CHAPTER 6
Environmental
Resilience
THIS SECTION WILL COVER:
6.1 DISTRICT-WIDE
DEVELOPMENT STANDARDS
6.2 SEA LEVEL RISE
PRIORITY ZONE
6.3 CREEK FRONT ZONE
6.4 GREEN STREETS
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6.1 District-Wide Development
Standards
6.1.1 Applicable Sites
All new development within the NEASP shall
adhere to the standards in Section 6.1.
Properties located in Section 6.2 and
Section 6.3 shall adhere to additional design
controls. Project requirements derived from the
Environmental Impact Report (EIR) are located in
the Appendix.
6.1.2 Open Space Dedication
For properties greater than 1 acre (gross), new
development shall dedicate 15% of total site area
toward publicly accessible open space.
For properties greater than 15,000 sq.ft. (0.3
acres) development shall dedicate 10% of total
site area toward publicly accessible open space.
For residential development, applicant shall adhere
to the Section 4.10 to determine dimensions and
amount of private vs. common open space.
6.1.3 Landscaping Standards
Future development projects should anticipate implementing measures to protect new buildings from flooding and reduce impact on existing drainage infrastructure. Coordinated area-wide and regional improvements are needed to address existing flooding conditions within the Northeast Area, specifically to address flooding of the area that is caused by flows overtopping Belmont Creek.
The design of new open spaces shall adhere to
the landscaping standards in the San Carlos
Municipal Code (SCMC), Chapter 18.18:
Landscaping.
6.1.4 Stormwater Management
As part of individual development applications, a
project-specific hydrology and hydraulic analysis
shall be prepared to demonstrate that peak
stormwater flow is reduced compared to predevelopment conditions at the point of connection to the existing storm drain system.
When a project is developed and there is no storm
drain main serving that site or the new green
infrastructure implemented by the development, a
new public storm drain main shall be extended to
the project site and along the length of the project
frontage.
6.1.5 Groundwater Rise Vulnerability
New development shall coordinate with the
City of San Carlos and OneShoreline to assess
groundwater rise vulnerability and identify
implementing measures to protect new buildings
from flooding and reduce impact on existing
drainage infrastructure.
OneShoreline provides voluntary planning
guidance and design recommendations for tideaffected areas such as the NEASP to account for climate-driven flooding, sea level rise, and
groundwater rise.
6.1.6 Municipal Regional Stormwater
Permit (MRP 3.0)
New development shall be subject to the Municipal
Regional Stormwater Permit (MRP).
For redevelopment projects, the “50% Rule” shall
apply as noted in the San Mateo County C.3
Regulated Projects Guide.
Projects that alter or replace less than 50
percent of existing impervious surface shall treat
stormwater runoff only from the portion of the site
that is redeveloped. Projects that alter or replace
50 percent or more of the existing impervious
surface shall treat runoff from the entire site.
6.1.7 Flooding Adaptation
All new development regardless of whether the
site is located within the FEMA 100-year flood
zone shall adhere to the San Carlos Municipal
Code (SCMC), Chapter 15.56 - Flood
Damage Prevention.
Critical site infrastructure (such as transformers
and generators) shall be elevated to provide
resilience to current and future flooding conditions
in the area.
City of San Carlos staff shall determine on a case
by case basis if an individual project requires
a building height variance to accommodate
proposed finished floor elevations that have been
elevated to provide flood resilience.
6.1.8 Flooding Adaptation
(100 Year Flood Zone)
All new development within a 100-year flood
zone, shall set the finished floor elevation above
the 100-year base flood elevation (BFE). This
does not account for any elevation for future sea
level rise.
6.1.9 Sea Level Rise
All new development within the Northeast Area
shall adhere to One Shoreline definition of Sea
Level Rise Base Flood Elevation (SLR-BFE).
SLR-BFE is defined as 3 feet above the project
site’s Base Flood Elevation (BFE) on the FEMA
Flood Insurance Rate Map in effect at the time
of the Application Date. Where no BFE exists,
the SLR-BFE shall be at least 3 feet above the
existing grade. If the site is sloped, the average
existing grade shall be used.
6.1.10 Sustainable Water Use Strategies
To offset the future increased water demand,
new development projects shall incorporate
sustainable water use options. Development
projects are encouraged to utilize recycled water
(if available) or on-site alternative water sources,
such as graywater re-use systems, rainwater
harvesting and re-use, or blackwater treatment
and re-use systems.
At the time of issuance of a certificate of occupancy
for any building in a new development project, the
water infrastructure associated with such building
shall include dual plumbing for potable and
recycled water, with separate pipelines composed
of appropriate material to accommodate recycled
water. If a recycled water source and associated
off-site infrastructure becomes available to
connect and deliver recycled water for use at the
property, the developer shall reasonably promptly
connect the project’s plumbing infrastructure to
such source and associated off-site infrastructure,
provided the necessary off-site infrastructure
is available at the public street frontage of the
property.
STANDARDS
ENVIRONMENTAL RESILIENCE
Northeast Area Specific Plan 200
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The Sea Level Rise Priority Zone is the approximate land area that covers the historic San Francisco Bay Shoreline. This area is vulnerable to flooding due to extreme weather events and impending sea level rise.
6.2.1 Applicable Sites
All properties located within the Sea Level Rise
Priority Zone, as outlined in Figure 58, shall
adhere to additional regulations.
6.2.2 Drainage Channel Setback
Properties adjacent to an existing drainage
channel shall provide at least 25 feet setback
from the edge of the channel. The setback
shall be a natural buffer to support stormwater
management.
6.2.3 Open Space Design
Properties shall provide engineered detention
basins as part of open space dedication.
Historical Topographical Map, Circa 1850
Sea Level Rise Priority Zone
6.2.4 Parking Area
In parking areas, development should deploy
Low Impact Development (LID) strategies such
as permeable paving and enhanced green
infrastructure facilities.
6.2 STANDARDS
GUIDELINES Figure 58 Sea Level Rise Priority Zone
FEMA 100 Year Floodplain
FEMA 500 Year Floodplain
4 Feet Sea Level Rise Zone
7 Feet Sea Level Rise Zone
Zone Boundaries
0 400 800 Feet
ENVIRONMENTAL RESILIENCE
Northeast Area Specific Plan 202
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The Creek Front Zone is the area directly adjacent to Belmont Creek. Belmont Creek is prone to flooding causing property damage to adjacent properties.
Figure 59 Creek Front Zone
6.3.1 Applicable Sites
All properties located within the Creek Front
Zone, as outlined in Figure 59, shall adhere to
additional regulations.
6.3.2 Open Space Design
At least 50% of the open space shall directly abut
the Belmont Creek Greenway. All open spaces
shall be accessible to the public via the greenway.
6.3.3 Belmont Creek Setback
Development shall setback 35 feet from the
existing top of bank to support stormwater
detention for flooding events and sea level rise.
An additional 15 feet is encouraged for a total of
50 feet.
FEMA 100 Year Floodplain
FEMA 500 Year Floodplain
4 Feet Sea Level Rise Zone
7 Feet Sea Level Rise Zone
Zone Boundaries
6.3.4 Riparian Bank
The first 25 feet from the top of bank shall
comprise of native riparian vegetation. This area,
an interface between the creek and the terrestrial
environment supports diverse habitats, and helps
maintain water quality by preventing erosion and
filtering pollutants. See Figure 60.
Applicant shall coordinate with City of San Carlos
and other regulatory agencies to determine the
appropriate plant species and if an additional
permits are required.
Site furnishings such as benches and exterior
lighting shall be allowed to encroach in the
riparian bank area adjacent to the multi-use path
by no more than 10 feet.
6.3.5 Multi-Use Pathway
A multi-use path for pedestrians and bicyclists
shall be built along the riparian landscape. The
pathway shall be at least 10 feet in width.
6.3.6 Transparency
Ground floor frontages along the Belmont Creek
shall be at least 50 percent transparent, measured
vertically, up to 12 feet from the adjacent grade..
Fencing between the building frontage and the
greenway shall be prohibited.
Creek Front Zone
STANDARDS
0 400 800 Feet
ENVIRONMENTAL RESILIENCE
Northeast Area Specific Plan 204
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Figure 60 Creek Front Zone Section
6.3.7 Spillover Frontage
While 35 feet is required, development should
allow an additional buffer of 15 feet from the multiuse path to the building edge for greater flooding protection and flexible recreational spaces.
6.3 GUIDELINES
The roadways and landscape areas that make up the District’s public realm will be designed to work together to support effective district hydrology.
6.4 Green Streets
6.4.1 Municipal Regional Stormwater
Permit (MRP 3.0)
Any new roads, sidewalks, and bike lanes that
exceed a 5,000 square foot threshold shall
adhere to MRP 3.0 requirements.
6.4.2 Multi-Use Curb Zone
Stormwater Treatment
Applicants shall adhere to the San Mateo
Countywide, Green Infrastructure Design
Guide, Section 3.5: Sustainable Streets
Design Strategies and Guidelines to
determine the appropriate integration of LID and
green infrastructure in the multi-use curb zone.
6.4.3 Paseos
Applicants shall adhere to the San Mateo
Countywide, Green Infrastructure Design
Guide, Section 3.6: Sustainable Streets
Design Examples to determine the optimal
design for the design of the Paseos.
Figure 61 Illustrative section of a typical green street
ENVIRONMENTAL RESILIENCE
Northeast Area Specific Plan 206
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Aerial photograph of Quarry Road
CHAPTER 7
Implementation
THIS SECTION WILL COVER:
7.1 IMPLEMENTATION OVERVIEW
7.2 STORM DRAIN
INFRASTRUCTURE
7.3 FLOODING AND SEA LEVEL
RISE
7.4 STORMWATER TREATMENT
7.5 SANITARY SEWER
TREATMENT
7.6 DOMESTIC WATER
INFRASTRUCTURE
7.7 DRY UTILITY
INFRASTRUCTURE
7.8 REHABILITATION OR
RECONSTRUCTION OF
FRONTAGE PAVEMENT
7.9 PARKING AND CURB
MANAGEMENT DISTRICT
7.10 COMMUNITY BENEFITS
7.11 FUNDING AND FINANCING
7.12 IMPLEMENTATION ACTIONS
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Implementation Overview
The Implementation Chapter outlines the key steps required to realize the plan’s vision. City staff will use the standards, recommendations, and actions detailed in the following pages as a strategic blueprint for updating policies, identifying responsible departments for implementation oversight, and determining appropriate funding sources.
7.1.1 Civil Infrastructure Improvement
This section outlines the range of civil utility
infrastructure upgrades needed to support the
District over time. These include wet utilities such
as storm drainage, flooding and sea level rise
mitigation, stormwater treatment, and domestic
water infrastructure, as well as dry utilities like
telecommunications and pavement reconstruction.
7.1.2 Parking Districts
This section introduces two NEASP-specific
parking entities: a Parking Benefit District and a
Parking and Curb Management District. These
entities will support the management of parking
supply within the district, facilitate coordination
with property owners, and oversee the allocation
of funds to enhance multi-modal transportation
options.
7.1.3 Community Benefits Program
This section summarizes the City’s goals and
objectives for delivering community-serving
amenities, along with the mechanisms by which
these amenities can be provided through future
development.
7.1.4 Funding and Financing
This section outlines potential funding sources
and financing mechanisms to support the full
implementation of the Plan’s vision. It includes
guidance on forming partnerships and securing
contributions from developers, property owners,
City resources, and external sources.
7.1.5 List of Implementation Actions
The chapter concludes with a comprehensive list
of implementation actions, organized around the
three major components of the Specific Plan:
Land Use and Urban Form; Mobility and Parking;
and Environmental Resilience. Each action is
assigned a timeline, categorized as either shortterm or long-term.
This page is intentionally blank.
7.1 IMPLEMENTATION
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Storm Drain Infrastructure
Surface water in the NEASP area generally
travels towards the north and northeast where
it is captured and conveyed through a system
of catch basins and storm drain pipes in Quarry
Road, Bragato Road, Taylor Way, and Industrial
Road. Water is then conveyed into drainage
ditches on the north side of Holly Street and the
south side of US Highway 101. These drainage
ditches convey water to the right-hand shoulder of
southbound 101, where a series of underground
storm drain pipes collect the water and convey
it beneath U.S Highway 101 and into Phelps
Slough. Phelps Slough then drains to a retention
pond in Redwood Shores before it is pumped
into Steinberger Slough which drains to the San
Francisco Bay.
The 2014 Industrial Road Drainage Study
(2014 IRDS) analyzes the City of San Carlos’s
existing storm drain system in the Industrial Road
neighborhood. The study analyzes a 10-year
level storm event to gauge the performance of
the existing system and identify segments of the
drainage system that do not provide adequate
capacity. Proposed system improvements include
upsizing existing pipes, adding additional piping,
and removing sediment and vegetation from
choked channels.
The City of San Carlos 2017 Storm Drain
Master Plan (2017 SDMP) is the most recent
study of the local storm drain system in the
Northeast Area and identifies portions of the storm
drain system that are currently under capacity. The
capacity analysis is based on a 10-year and 100-
year design storm. Portions of storm drain mains
in Quarry Road, Bragato Road, and Industrial
Road were identified in the 2017 SDMP as being
undersized and in need of potential upgrades in
the future in order to convey the design storm and
avoid potential flooding. Additional improvements
to the system would include adding additional
storm drain infrastructure as well as removing
debris and vegetation from pipes and channels.
The 2017 SDMP storm drain upgrades identified
in Section Figure 62 are listed as “Tier 2” Capital
Improvement Projects.
Tier 2 Capital Improvement Projects indicate
portions of the storm drain system that are under
capacity, but the flooding that results from the
undersized pipes does not cause significant
flooding. The 2017 SDMP notes that Tier 2
improvements would only be upsized or improved
if the system was being modified for other reasons.
7.2.1 Tier 2 Improvements
To improve drainage of the Northeast Area, Tier 2
improvements shall be implemented in conjunction
with build-out of the plan area.
Identified in the background section, Tier 2
Capital Improvement Projects indicate portions
of the storm drain system that are under capacity,
but the flooding that results from the undersized
pipes does not cause significant flooding.
The 2017 SDMP does not indicate pipe sizes for
the Tier 2 Capital Improvement Projects. Unless
otherwise indicated in Section Figure 62 proposed
pipe sizes for replacement or parallel storm drain
pipes are based on hydraulic modeling performed
by Schaaf & Wheeler during 2025 CEQA effort.
7.2.2 Individual Development
City of San Carlos Public Works Department shall
determine on a case by case basis if an individual
project will be responsible for constructing an
identified capital improvement project in the
vicinity, or if a storm drain mitigation fee is more
appropriate.
If it is determined that a project is responsible,
Projects which drain to the undersized storm drain
pipes shall construct new storm drains or pay a fee
for their fair share of the proposed improvements.
When a project is developed and there is no storm
drain main serving that site or the new green
infrastructure implemented by the developments,
a new public storm drain main shall be extended to
7.2 BACKGROUND
STANDARDS
the project site and along the length of the project
frontage. Implementation of the public storm drain
extension shall be the responsibility of the project
applicant.
7.2.3 Site Hydrology
Future redevelopment shall mirror existing
drainage conditions. The peak flow from individual
developments to the storm drain system shall
be decreased by low impact design, green
infrastructure, and detention measures.
As part of an individual development application, a
project-specific hydrology and hydraulic analysis
shall be prepared to demonstrate that peak
stormwater flow is reduced compared to predevelopment conditions at the point of connection to the existing storm drain system.
Figure 62 Sanitary Sewer Infrastructure
IMPLEMENTATION
Northeast Area Specific Plan 212
Existing Creek/Open Ditch Channel
Existing Storm Drain
Direction of Flow
Proposed Public Storm Drain Main
Proposed Green Stormwater
Infrastructure
0 400 800 Feet
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Flooding and Sea Level Rise
The Northeast Area periodically experiences
flooding during large storm events. The areas
within the Northeast Area which experience
flooding the most are near Quarry Road, due to
Belmont Creek overtopping, as well as isolated
areas along Industrial Road, specifically near
Taylor Road. Flooding in the area is generally
due to overtopping of Belmont Creek caused by
channel deficiencies and backwater conditions,
deficient capacity of existing local storm drains,
and blockages due to debris and leaves. Flooding
from Belmont Creek has been previously analyzed
in the following reports:
Belmont Creek Watershed Study, prepared by
WRECO, dated September 2014
Belmont Creek Watershed Management Plan,
prepared by Michael Baker International, dated
August 2019
Twin Pines Park Detention Basin Study, prepared
by Wood Rodgers, dated January 2023
The 2014 Belmont Creek Watershed Study
(2014 BCWS) was prepared to determine feasible
flood control alternatives for Belmont Creek
that would reduce flooding at a private property
located on Industrial Road. The study identifies
Belmont Creek as a source of flooding for the
NEASP area and proposes a new parallel bypass
along Harbor Boulevard to reduce overtopping of
Belmont Creek and subsequent flooding during a
10-year storm event.
The 2019 Belmont Creek Watershed
Management Plan (2019 BCWMP) studied
flooding from Belmont Creek and proposed a
number of potential improvements that could
be implemented to address the current flooding
conditions. These improvements included
upstream detention facilities, as well as a box
culvert bypass within Harbor Boulevard, parallel
to Belmont Creek.
The 2023 Twin Pines Park Detention Basin
Study (2023 TPPDBS) was prepared for the
City of Belmont to support design of a detention
basin project along Belmont Creek within Twin
Pines Park. The study noted that Lower Belmont
Creek is susceptible to accumulation of sediment
which is transported from upstream portions of
the watershed and deposited in the lower reaches
of the creek. Build-up of sediment further reduces
channel capacity by reducing the cross section.
The proposed detention project in Twin Pines
Park will address flooding in Quarry Road for the
2-year storm. It will also reduce sediment that
is transported to the lower reaches of Belmont
Creek.
The study notes that the detention project and the
construction of a 10’x4’ reinforced concrete box
storm drain bypass within Harbor Boulevard are
needed to address flooding for the 10-year storm
event. With implementation of the two projects,
flood depths within the area surrounding Belmont
creek are predicted to be mostly 1 foot or less
during the 100-year storm event.
7.3.1 Building Protection Measures
Future development projects shall anticipate
implementing measures to protect new buildings
from flooding and reduce impact on existing
drainage infrastructure. In addition to the existing
pipe deficiency, the flooding is also caused
by the fact that the Northeast Area is partially
within a 100-year special flood hazard zone. All
development shall adhere to Section 6.1.
City of San Carlos staff shall determine on a case
by case basis if an individual project should utilize
the variance process to accommodate proposed
finished floor elevations that have been elevated
to provide flood resilience.
7.3.2 Hydrology and Hydraulic Analysis
Projects located within the floodplain shall perform
a hydrology and hydraulic analysis to verify that
proposed improvements will not adversely affect
the floodplain or exacerbate flooding of other
properties.
7.3.3 OneShoreline
Applicants should collaborate with OneShoreline,
which provides voluntary planning guidance and
design recommendations for tide-affected areas
such as the NEASP to account for climate-driven
flooding, sea level rise, and groundwater rise.
7.3 BACKGROUND STANDARDS
GUIDELINES
IMPLEMENTATION
Northeast Area Specific Plan 214
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June 08, 2026 Packet Pg. 2602
Stormwater Treatment
Redevelopment within the NEASP area is subject
to the Municipal Regional Stormwater Permit
(MRP). The third reissuance of the Municipal
Regional Stormwater Permit, or MRP 3.0, has
been adopted by the San Francisco Bay Regional
Water Quality Control Board. MRP 3.0 includes
significant changes and additional stormwater
treatment requirements for Provision C.3.b. MRP
3.0 and its new requirements went into effect July
1, 2023.
Under MRP 3.0, parcel-based development or
redevelopment is considered a Regulated Project
if it will create or replace 5,000 square feet (sqft)
or more of impervious area. This includes any
impervious surface, sidewalk, or street frontage
that is created or replaced in the public right of
way as part of a project. The 5,000 sqft threshold
also applies to new roads, sidewalks, and bike
lanes.
For redevelopment projects, the “50% Rule”
applies as noted in the San Mateo County C.3
Regulated Projects Guide. Projects that alter or
replace less than 50 percent of existing impervious
surface need to treat stormwater runoff only from
the portion of the site that is redeveloped. Projects
that alter or replace 50 percent or more of the
existing impervious surface are required to treat
runoff from the entire site.
It is likely that all horizontal and vertical
development projects within the NEASP area
will meet the Regulated Project criteria and be
required to comply with MRP Provision C.3.
requirements. Future issuances of the MRP will
supercede MRP 3.0 and may introduce additional
requirements.
7.4.1 Stormwater Treatment
Projects shall implement stormwater treatment
measures that collect and treat stormwater runoff
from all onsite impervious areas prior to discharge
into the City storm drain system.
If a Regulated Project creates or replaces less than
50% of the impervious surface within an existing
road or public right of way, stormwater runoff
from that portion of the road must be included in
the treatment system design. If runoff from that
portion of the road cannot be separated from
runoff from the rest of the road, the runoff from
the entire surface draining onto the reconstructed
portion must be treated.
If a project disturbs 50% or more of the existing
roadway, the entire road surface shall be included
in the treatment system design. For most
major development projects, it is expected that
stormwater treatment will need to be designed
and built to collect and treat runoff from the public
roadway along the project’s frontage, extending to
the crown of the street.
Projects shall be subject to the Municipal Regional
Stormwater NPDES Permit (MRP).
As a 20-year plan, projects shall comply with
future issuances of the MRP, if and/or when MRP
3.0 is updated.
7.4.2 Design Methods
Traditional stormwater treatment methods include
stormwater gardens and flow-through planters.
Bioretention is a low-impact development (LID)
treatment measure that is designed to receive
runoff from nearby impervious surfaces or buildings,
and allow for stormwater evapotranspiration and
filtration through an engineered soil mix.
Other treatment measures may include cisterns
and re-use facilities. In addition, landscape areas
can be designed to retain run-off from adjacent
sidewalk areas.
Following the C.3 Regulated Projects Guide, a
self-retaining landscape area shall be depressed
3-inches below surrounding walkways and able to
retain the first inch of rainfall. The landscape zone
can accommodate a maximum ratio of two parts
impervious for every one-part pervious area.
7.4 BACKGROUND STANDARDS
IMPLEMENTATION
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Sanitary Sewer Infrastructure
Local wastewater is collected and conveyed
to sanitary sewer mains in Industrial Road. All
wastewater is conveyed to the Silicon Valley
Clean Water (SVCW) San Carlos Pump Station,
located on the other side of US Highway 101
from the Northeast Area. From there, wastewater
is pumped to the Silicon Valley Clean Water
Wastewater Treatment Plant (WWTP) in Redwood
Shores.
7.5.1 Sewer Line Improvements
The Sanitary Sewer Master Plan (SSMP)
prepared by RMC, dated January 2013, identifies
sewer lines within the Northeast Area that shall
be repaired or replaced. These include:
a. A portion of sewer main along Industrial Road,
needs localized repairs.
b. A portion of sewer main along Quarry Road
needs localized repairs.
c. A portion of sewer main along Old County
Road needs localized repairs.
d. A portion of sewer main along Quarry Road
needs replacement.
As part of the City’s Sanitary Sewer Master Plan
(SSMP) update, analysis is being prepared to
analyze the capacity of the existing sanitary sewer
system under full build-out conditions for the
Northeast Area Specific Plan.
Development projects that discharge to undersized
sanitary sewer mains shall be required to upsize
those sanitary sewer mains as noted in the SSMP.
7.5 BACKGROUND STANDARDS
Figure 63 Sanitary Sewer Infrastructure
IMPLEMENTATION
Northeast Area Specific Plan 218
0 400 800 Feet
Existing Creek/Open DitchChannel
Existing Sanitary Sewer Main
Direction of Flow
Proposed Sanitary Sewer Main
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Domestic Water
Infrastructure
Water service is currently provided in the area
primarily by the Mid-Peninsula Water District
(MPWD). A small portion of the area near Old
County Road and Bragato Road is serviced
by the California Water Service Company
(CalWater). The Northeast Area is currently
served by water mains in Old County Road,
Quarry Road, Bragato Road, Taylor Way and
Industrial Road.
Development within the Northeast Area will
increase water demand. The proposed domestic
water demands are being studied as part of a
water supply assessment prepared by MPWD
in conjunction with the CEQA analysis for the
NEASP. Extension of recycled water to the
Northeast Area could be considered to offset
increased water demand.
The network of piping within NEASP will need
to be evaluated for adequacy on a project by
project basis. It is possible that some of the
existing water mains are not able to provide
sufficient flow and pressure to meet required fire
demands for new construction. Depending on
the actual building heights, locations, densities,
and construction types, water mains may need
to be replaced and upsized to meet fire flow
requirements.
7.6.1 Fire Flow Requirements
Fire flow requirements shall be identified
for each development site based on their
construction types and building square footage.
If the fire flow demand exceeds the supply
from the existing water system, the applicant
may be required to perform additional capacity
studies and upsize water mains as part of public
improvements for their projects, which could
extend beyond their immediate project frontage.
Applicants for individual development projects
shall coordinate with the Redwood City Fire
Department and MPWD during planning
approvals to determine if the existing water
system can deliver the required fire flows, or if
water system improvements are required to meet
the project’s specific fire water demands.
7.6.2 Sustainable Water Systems
To offset the future increased water demand,
projects should consider sustainable water use
options. Development projects are encouraged to
utilize on-site alternative water sources, such as
graywater re-use systems, rainwater harvesting
and re-use, or blackwater treatment and re-use
systems.
7.6 BACKGROUND STANDARDS
GUIDELINES
7.6.3 Recycled Water Systems
Given the proximity of the Northeast Area to the
City of Redwood City’s recycled water system
in Redwood Shores, the City of San Carlos
may consider implementing a recycled water
distribution system within the Northeast to offset
water demand and usage.
Further discussion with City staff and MPWD
is required to evaluate feasibility of connection
to the City of Redwood City’s Recycled Water
system and extending a pipeline to the Northeast
Area.
If recycled water is available or planned for
the area at the time when the City is reviewing
development applications, the applicant may
be required to use recycled water for site
and building uses such as irrigation and toilet
flushing. Individual project developments are
encouraged to utilize onsite alternative water
sources, regardless of whether recycled water
infrastructure is extended to the Northeast Area
in the future.
Figure 64 Domestic Water Infrastructure
Existing Creek/Open Ditch Channel
Existing Water Main
Proposed Water Main
Existing Fire Hydrant
IMPLEMENTATION
Northeast Area Specific Plan 220
0 400 800 Feet
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Dry Utility Infrastructure
7.7.1 Underground Overhead Utilities
Individual development projects shall be required
to underground any existing overhead utilities
along their project frontages.
Existing Creek/Open DitchChannel
Existing Overhead Electric Conductor
Existing Underground Electric
Conductor
Proposed Underground Electric
Conductor
Figure 65 Dry Utility Infrastructure
7.7.2 PG&E and Telecom Coordination
Individual developments shall also coordinate
with PG&E and telecommunications providers
to determine if infrastructure upgrades are
required to support the specific needs of the
development.
7.7 7.8
STANDARDS STANDARDS
Rehabilitation/ Reconstruction
of Frontage Pavement
7.8.1 Pavement Improvements
Applicants shall perform street pavement spot
repairs and grind and overlay from the lip of
gutter to centerline of street for the length of
the project’s frontage. Any damages to existing
roadway pavement caused by construction
activities shall be repaired.
The City shall also have discretion to require
additional repairs of existing pavement with a
full-depth pavement section.
Figure 66 Rehabilitation or Reconstruction of
Frontage Pavement
IMPLEMENTATION
Northeast Area Specific Plan 222
0 400 800 Feet
0 400 800 Feet
Pavement Overlay/Pavement Section
Repair
New Pavement Section
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7.9 Parking and Curb
Management District
BACKGROUND
Convenient and easily accessible parking,
especially on-street parking, is a limited and
valuable resource in the district. Today, on-street
parking in the NEASP is not effectively managed
or enforced, with many on-street spaces utilized
all day for vehicle storage.
Managing on-street spaces effectively will be
critical for supporting the parking, loading, and
mobility needs for all NEASP users. City staff
need the authority and flexibility to manage onstreet parking and other curbside activities in a way that is responsive to changes in demand and
performance.
The NEASP identifies a complete toolkit of
management tools and grants staff the necessary
authority to implement those tools as appropriate
and feasible over time. If priced parking is
implemented, parking rates should be set and
adjusted with the goal of achieving a target peak
occupancy rate of 85-90% (about 1-2 empty
spaces per block), which is considered a best
practice for on-street parking management. An
85-90% occupancy target balances the aim of
supporting consistent and efficient use of parking
while minimizing the time it takes for people to
find an available parking space at peak times.
The curb management framework should
anticipate existing and new technologies, as well
as additional enforcement to ensure parking and
curb restrictions are effective.
Establishment of parking and curb
management district.
To support the complex and interrelated demands
for use of curbside space in the public right-ofway, the City shall establish a Parking and Curb Management district that is contiguous with the
boundary of the NEASP. The purpose of the
district is to provide a coordinated approach
for managing curbside space and designated
portions of the curb for certain uses.
Authority to designate and types of
curbside uses.
City of San Carlos is hereby authorized to designate
and mark, by signage and/or curb markings, the
following rules and restrictions governing the use
of curbside space within the NEASP area:
Time-limited vehicle parking - This use
includes vehicle parking spaces that are subject
to maximum duration of stay restrictions.
The maximum duration of stay and hours of
enforcement will be determined by the Director of
Public Works and/or City staff..
Permit parking - This use includes vehicle parking
spaces that are subject to parking restrictions
based on any permit structure, such as residential
parking permits (RPP) or employee parking
permits. Permit pricing, length, applicability, and
eligibility will be determined by the Director of
Public Works and/or City staff.
RECOMMENDATIONS ADA parking - This use includes on-street parking spaces that are reserved for the exclusive
use of ADA parking permit holders.
Passenger loading zone - This use includes
space that is reserved for short-term vehicle
parking to allow vehicle passengers to enter or
exit the vehicle. The maximum permitted length of
stay and any other applicable access restrictions
will be determined by the Director of Public Works
and/or City staff.
Commercial loading zone - This use includes
curbside space that is reserved for short-term
and medium-term commercial vehicle access for
deliveries, services, or other commercial loading/
unloading activities. The maximum permitted
length of stay and any other applicable access
restrictions will be determined by the Director of
Public Works and/or City staff.
Bicycle and micromobility parking - This use
includes curbside space that is reserved for bicycle
and micromobility storage, such as a bicycle corral
or a marked micromobility parking zone.
Electric vehicle charging - This use includes
curbside space that is reserved for the exclusive
use of electric vehicles for the purposes of charging
the vehicle. Time limits and other restrictions may
be applied to electric vehicle charging spaces.
Car share parking - This use includes reserved
on-street parking spaces for the exclusive use of
publicly-accessible car share service, including
publicly-owned and operated services and/or
services operated by private companies.
Parklets and curbside dining areas - This
use includes curbside space that is reserved for
non-vehicular uses and activities. Use of curbside
space for parklets and/or dining areas may be
subject to additional permitting and/or design
requirements.
Technology and wayfinding
As needed, implement appropriate technology
systems to manage, price, and enforce parking.
These could include:
a. Pay-and-display kiosks and/or pay-by-space
meters, including credit card and pay-by-phone
options.
b. License plate recognition (LPR) vehicles,
automated enforcement, and/or third
party enforcement services to streamline
enforcement, reduce administrative costs, and
improve data collection.
c. Establish a universal branding and signage
program, and clearly communicate the curbside
regulations.
IMPLEMENTATION
Northeast Area Specific Plan 224
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Community Benefits Program
Community benefits are investments or public
assets provided by a developer in exchange for
the right to build a project that exceeds base
development heights or floor-to-area ratios
(FAR) set by zoning standards. These benefits
could include affordable housing contributions,
open space, street improvements, trails, financial
contributions, or anything else that the jurisdiction
deems a community benefit.
Community benefit programs establish the rules
by which developers can offer community benefits
in exchange for additional development square
footage or density. Section Figure 67 provides an
illustration of how these programs work.
The following section summarizes the City’s goals and objectives for community-serving amenities, and the mechanisms by which these amenities can be delivered by future development in the Northeast Area.
The Northeast Area Specific Plan’s community
benefits program allows developers building
commercial projects to provide community
benefits in exchange for increases in height
and/or FAR. The District’s base FAR and height
standards are shown in Section 4.6 and Section
4.7, respectively. Section 4.8 shows the standards
for bonus FAR and building height. Under the
community benefits program, there is no limit on
FAR but there are limits on maximum height—as
shown in Section Figure 67.
The Northeast Area’s Community Benefits
Program uses a combination of a fee-based
community benefits mechanism and a negotiationbased approach. Developers have a choice for which approach they would prefer to use. This
provides them with three options:
a. Pay a community benefit fee for each additional
square foot of building area above the base
height or FAR, whichever is greater;
b. Negotiate a community benefits agreement
with the City to account for excess height or
FAR (which could be included in a Development
Agreement); or
c. Negotiate for a portion of the bonus square
footage and then pay the fee for the remainder.
Community Benefits Fee
The proposed community benefit fee will be
established by the City Council based on a financial
feasibility analysis used to establish the monetary
value of the bonus. This fee can be inflationadjusted annually using an inflation index such as the California Construction Cost Index, published
by the California Department of General Services,
or the Engineering News Record Building Cost
Index.
In districts or jurisdictions with community benefit
programs, the zoning standards establish a “base”
height, a base FAR, or both. Any development
proposal that does not exceed the base height or
FAR is not required to provide community benefits.
Any proposal—such as Proposal B inSection
Figure 67 —which exceeds the base height or
FAR, can offer community benefits in exchange for
additional height or FAR, as long as the proposed
project does not exceed the “bonus” maximum
height. There is no maximum cap for FAR.
Figure 67 Illustration of Community Benefits Programs, Base Height, and Bonus Height Developers paying a fee in exchange for bonus
density will be contributing to a community
benefits fund for the District. Fund use will be
directed by the City Council and can be used by
the City to pay for any Northeast Area priorities
identified in the initial community benefits
ordinance, such as street network and mobility
improvements, mobility hubs, open space, green
streets, or Belmont Creek improvements that are
not included in base development standards. The
funds can also be used outside of the Northeast
Area.
Negotiated Community Benefits Agreement
Alternatively, developers can choose to negotiate
an agreement with the city for bonus density. As
a result of a negotiated agreement, the developer
would provide contributions that exceed base
development standards, environmental mitigation
measures, and impact fees. The developer could
implement these contributions as part of the
development project or contribute to an off-site
location that is providing a community benefit.
Community benefit options can be chosen from
a menu of community benefits—such as those
shown in Section Figure 68 The City can also
change menu options over time. As part of this
process, there will be a valuation study that
evaluates the benefit being provided versus the
value of the bonus square footage.
7.10 OVERVIEW
PROGRAM OPTIONS
IMPLEMENTATION
Northeast Area Specific Plan 226
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June 08, 2026 Packet Pg. 2608
Figure 68 Allowed Community Benefits Menu
7.11 Funding and Financing
OVERVIEW
Implementing the NEASP, especially delivering the
necessary infrastructure and suggested facilities,
will happen incrementally in conjunction with
when development projects are built. Because
the timing of this development is uncertain, this
discussion only addresses the possible funding
sources and resources the City of San Carlos
can use to ensure that the Plan’s vision is fully
executed. Actual funding decisions will be made
jointly by developers and the City, likely with
community input.
Funding for improvements will come from
a mixture of sources, including developer
contributions, property owner investments, City
resources, and outside State, Federal, or regional
grants. These funding and financing sources each
present different opportunities and have different
types of limitations. This section provides a
summary of each funding source and the projects
or improvements to which it could be applied.
Funding will be required to pay for two kinds
of expenditures: capital improvements, i.e.,
infrastructure or public facilities construction,
and ongoing operations and maintenance of the
infrastructure or facility. Generally, different funding sources are used to pay for each expenditure type.
Developers can be expected to pay for the capital
improvements necessary to support their projects.
However, by law, developers cannot be required
to pay for any capital improvements required to
improve existing infrastructure deficiencies. For
example, if a sewer main needs to be replaced
due to age or capacity constraints created by
existing uses, then the users, not a new developer,
must pay that cost.
In the NEASP area, some improvements will need
to be made to existing infrastructure systems,
even if no new development occurs. These
improvements will require significant levels of
investment, which would typically be considered
“capital improvements” in the City’s budget.
However, for purposes of this funding discussion,
these costs have been included as operating
and maintenance costs to distinguish them from
the capital improvements that will be required to
support new development.
This section describes the menu of funding sources
that the City can use to address the District’s
various infrastructure needs. Many projects
or improvements will require a combination of
multiple funding sources to cover the costs of
capital investment and ongoing maintenance.
New development provides the potential to offset
some of these costs through increased taxes and
fee revenue.
In addition to the funding sources described in this
section the Northeast Area Community Benefit
Program is covered in Section 7.10.
Funding and Financing Sources and
Mechanisms
Four sources of funding are available to the City
of San Carlos for the Northeast Area:
Developer Contributions: pay for capital
improvements;
Property Owners: pay for operations and
maintenance;
City Resources: used for operations and
maintenance, including capital improvements to
existing infrastructure;
Outside Sources: used for capital improvements
or other one time expenditures.
IMPLEMENTATION
Northeast Area Specific Plan 228
Multi-Modal
Street
Improvements
Belmont
Creek
Restoration
Public Open
Space
Affordable
Commercial Space
Industrial
Business
Retention
Green
Infrastructure
Community
Facilities
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June 08, 2026 Packet Pg. 2609
Developer Contributions
Development Standards:
Each new development project will contribute
to the NEASP’s implementation by meeting
requirements regulating each project’s land uses,
height, density, bulk, parking requirements, on-site
circulation, on-site open space, street frontage
improvements, utilities, and other requirements
specified in the Specific Plan. These standards are
adopted in the City’s zoning ordinance and must
be satisfied in order for a project to be granted
approval. Based on the requirements outlined
in the Specific Plan, development standards
will be used to fund domestic water mains,
stormwater treatment, and some Belmont Creek
Improvements. In some cases, developers may
also contribute to the creation of the new street,
storm drain upgrades, or sanitary sewer costs.
Potential Future Impact Fees:
Impact fees are one-time fees imposed on new
developments to pay for improvements and
facilities that either serve the new development
or reduce the impact of the project on the existing
community. Fee revenues cannot be used to fund
existing deficiencies in infrastructure. Impact
fees must be established using a nexus study
that specifies the improvements the fee will be
used to fund. This means that the City’s current
impact fees cannot be applied to new specific
plan infrastructure without updating their nexus
studies. However, San Carlos could use impact
fees to fund future infrastructure investments
with updates to current parks, affordable housing,
traffic, sewer capacity, or childcare impact fees. Or
choose to establish fees unique to the Specific
Plan Area through a nexus study.
Community Benefits Fees and Negotiated
Community Benefits:
Community benefits programs provide developers
with the opportunity to receive increased density
or height in exchange for paying additional fees
or providing additional amenities. Section 7.10
provides more detail on this program.
Property Owners
Individual Property Owners:
For any new public improvement that is on
private property, it will be the responsibility of
the individual property owner to operate and
maintain this improvement. One example of this
is onsite stormwater management infrastructure.
Developers will be required to include stormwater
infrastructure as part of development standards
on any new projects, and the long-term
property owner will be required to maintain this
infrastructure. In addition, property owners will
be required to maintain any new privately owned
publicly accessible amenities, such as pedestrian
pathways, the Belmont Creek Pathway, riparian
vegetation at Belmont creek, and any other
privately-owned publicly accessible space.
Community Facilities Districts (CFDs), also
known as a Mello-Roos District:
Private property owners could also pay for
improvements via a Community Facilities District
(CFD). CFDs create an additional tax levy on
properties in a district. These funds can be
used to pay for infrastructure improvements,
services, and/or maintenance within the same
district. Under California state law, this levy can
be calculated based on any type of reasonable
property characteristic, such as land square
footage, with the exception of property value. The
process for establishing a CFD could be initiated
by the City but would require a two-thirds vote of
property owners or two-thirds of registered voters
in the district to approve (whether the basis is
voters or property owners depends on the number
of registered voters present in the district at the
time of formation.)
Funds can be used for a variety of infrastructurerelated purposes within the district. A key benefit of CFDs over other district-based funding
mechanisms is that they can be used for ongoing
infrastructure operations and maintenance in
addition to capital costs. For the Northeast Area,
fund uses could include street maintenance, utility
upgrades, or improvements such as parks, green
streets, or active mobility.
City Resources
General Fund:
General Fund revenues include property tax,
sales tax, business registrations, and charges for
services for parks and recreation and various other
sources. The City has more control over how this
money is used than any other funding source. The
General Fund can pay for any capital improvement
or operations and maintenance expense on
public property, making it an extremely important
funding source for Northeast Area Specific Plan
implementation.
Capital Improvement Program (CIP):
The Capital Improvement Program (CIP) is the
City’s designated budget for all Public Works
projects. The CIP forecasts public capital
expenditure requirements for a five-year period
but is updated more frequently to reflect changing
needs and priorities. Funding for most
projects in the CIP comes from the General
Fund but could also be allocated from other
funds, such as the Wastewater Fund or
Gas Tax Fund. As part of the City’s budget
process, the Planning and Transportation
Commission reviews the CIP for general plan
conformance and the City Council adopts
the CIP. Although the CIP did not include any
infrastructure projects in the Northeast Area
at the time of Plan adoption, future projects
could be incorporated into the CIP as it is
updated over time.
Outside Sources
Other Regional, State, and Federal
Grants:
Various federal, state, and regional grant
programs periodically distribute funding
for public improvements. Grant programs
are typically highly competitive, so grant
funds are an unpredictable funding source.
However, having an adopted specific plan
makes the District more competitive for grant
funding. Possible grant sources could include
the California Department of Transportation,
the California Strategic Growth Council, the
Metropolitan Transportation Commission,
and/or the U.S. Department of Transportation.
The City will need to proactively track and
target relevant grant programs to identify
appropriate grant opportunities.
IMPLEMENTATION
Northeast Area Specific Plan 230
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June 08, 2026 Packet Pg. 2610
Section Table 26 summarizes how each of these
funding sources can be used for the capital
improvements identified in the Specific Plan.
Section Table 27summarizes how funding
sources could be applied to operations and
maintenance expenses within the District.
FUNDING SOURCES AND USES
IMPLEMENTATION
Northeast Area Specific Plan 232
DEVELOPER
CONTRIBUTIONS
PROPERTY
OWNERS CITY FUNDING SOURCES OUTSIDE SOURCES
IMPROVEMENT CATEGORIES
DEVELOPMENT
STANDARDS
POTENTIAL
FUTURE
IMPACT
FEES
COMMUNITY
BENEFIT FEE
NEGOTIATED
COMMUNITY
BENEFITS
AGREEMENTS
COMMUNITY
FACILITIES
DISTRICT*
GENERAL
FUND
CAPITAL
IMPROVEMENT
PLAN
OTHER REGIONAL, STATE AND
FEDERAL GRANTS
UTILITIES OR INFRASTRUCTURE REQUIRED FOR NEW
DEVELOPMENT
Onsite Stormwater Management X
Flooding and Sea Level Rise X
Sanitary Sewer X X X
Domestic Water Infrastructure X
Dry Utilities X
Shared Parking X
Rehab or Reconstruction of Frontage Pavement X
New Street X X X X X
New Public Park X X X X X X
Privately-Owned Publicly Accessible Open Space X
Pedestrian Pathways X
Belmont Creek Greenway Pathway X
Belmont Creek Riparian Vegetation X
RECOMMENDED SPECIFIC PLAN PUBLIC IMPROVEMENTS
Street Network and Active Mobility X X X X
Mobility Hubs X X X X
Parking Meters
Green Streets X X X X
BELMONT CREEK WATERSHED PLAN
Twin Pines Detention Project Pending Funding Determination Other Preliminary Alternatives Pending Funding Determination Table 26 Funding Sources for Capital Improvements *Community Facilities District and Parking Benefit District are not currently in place.
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IMPLEMENTATION
Northeast Area Specific Plan 234
PROPERTY OWNERS CITY FUNDING SOURCES
IMPROVEMENT CATEGORIES
INDIVIDUAL
PROPERTY
OWNERS
COMMUNITY
FACILITIES
DISTRICT*
GENERAL
FUND
CAPITAL
IMPROVEMENT
PLAN
EXISTING PUBLIC INFRASTRUCTURE
Streets X X X
Storm Drains X X X
Sanitary Sewer X X X
Domestic Water X X X
REQUIRED GROWTH-RELATED PUBLIC INFRASTRUCTURE AND SERVICES Public Safety X X
Street X X
Onsite Stormwater Management X
Public Park X X X
Privately Owned Publicly Accessible Amenities:
Pedestrian Pathways X
Belmont Creek Greenway Pathway X
Belmont Creek Riparian Vegetation X
Privately-Owned Publicly Accessible Open Space X
RECOMMENDED SPECIFIC PLAN PUBLIC IMPROVEMENTS
Active Mobility Infrastructure X X
Mobility Hubs X X
Green Streets X X
BELMONT CREEK WATERSHED PLAN
Twin Pines Detention Basin Pending Funding Determination Other Preliminary Alternatives Pending Funding Determination Table 27 Funding Sources for Operation and Maintenance
*Community Facilities District and Parking Benefit District are not currently in place.
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Implementation Actions
7. 12
IMPLEMENTATION
Northeast Area Specific Plan 236
IMPLEMENTATION ACTION SHORT
TERM
LONG
TERM
DEPARTMENT
RESPONSIBLE FOR
OVERSEEING ACTION
LAND USE AND URBAN
FORM
Refine and adopt the
Production and Innovation
(P-I), Mixed-Use Northeast 75
(MU-NE-75) and Mixed Use
Northeast 90 (MU-NE-90)
permitted land uses and
corresponding development
standards.
X
Planning / Community
Development
Update development
standards for all ground floor
uses including complete list
of active uses and small scale
manufacturing spaces on
parcels along Quarry Road.
X
Planning/ Community
Development
Finalize community benefits
program and negotiated
community benefits fee.
X
City Council / Community
Development
IMPLEMENTATION ACTION SHORT
TERM
LONG
TERM
DEPARTMENT
RESPONSIBLE FOR
OVERSEEING ACTION
Coordinate with property
owners for site and location of
future public park.
X
Planning / Community
Development / Parks &
Recreation
MOBILITY AND PARKING STANDARDS
Construct new north-south
street connection between
Quarry Road and Bragato
Road.
X
Public Works
Build Class I bike lane on
Taylor Way and Old County
Road and Class III bike
boulevards on Quarry Road,
Bragato Road and the new
north-south street.
X
Public Works
Coordinate with property
owners to on the design and
construction of paseos.
X
Public Works
Coordinate with property
owners on the design and
construction of the Belmont
Creek multi-use path.
X
Public Works, Parks and
Recreation, Sustainability
Coordinate with property
owners to design and
construct a multi-modal
district mobility hub at the
intersection of F street
underpass and Old County
Road.
X
Public Works, Planning,
and Sustainability
Table 28 List of Implementation Actions
The following list of implementation actions outlines the process for delivering the infrastructure and programs necessary to support the Northeast Area’s long-term growth.
Short Term Actions should be initiated
immediately upon adoption of the Northeast
Area Specific Plan. These include updating the
municipal zoning code to align with the Plan, and
coordinating with City departments, public utilities,
and property owners/developers to establish
a shared understanding of responsibilities for
utilities, roadways, and park improvements.
Long Term Actions should occur over time as
development proposals are submitted, outside
grant funding opportunities arise and growth
generates new needs.
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IMPLEMENTATION
Northeast Area Specific Plan 238
IMPLEMENTATION ACTION SHORT
TERM
LONG
TERM
DEPARTMENT
RESPONSIBLE FOR
OVERSEEING ACTION
Design and construct 3 small
mobility hubs within the curb
zone at the district gateways.
X
Public Works, Sustainability
Develop a shared parking
program in coordination with
developers, property owners
and a TMA.
X
Planning/Community
Development
TMA formation
X Planning/Community
Development
Refine and adopt Districtwide TDM Plan with TMA and
apply requirements on all new
building permits.
X
Planning/Community
Development
Establish a parking and curb
management district.
X Public Works
Design and construct a
signalized intersection at the
intersection of Industrial Road
and Taylor Way.
X
Public Works
Design and construct
pedestrian crossings on
Industrial Road and Old
County Road.
X
Public Works
Conduct a Streetscape
Master Plan design effort.X
Community Development
ENVIRONMENTAL RESILIENCE
Adopt the sea level priority
zone and the creek front zone
as part of flood protection
strategy.
X
Planning / Community
Development
Coordinate with the City
of Belmont and property
owners on Belmont Creek
improvements.
X
Public Works
IMPLEMENTATION ACTION SHORT
TERM
LONG
TERM
DEPARTMENT
RESPONSIBLE FOR
OVERSEEING ACTION
Upgrade undersized storm
drains as part of Tier 2 capital
improvement projects.
X
Public Works
Formulate hydrology and
hydraulic analysis benchmarks
and require LID as needed for
new development.
X
Public Works
Evaluate individual projects
for their share of fee or
responsibility of new capital
improvement projects.
X
Public Works /
Engineering
Evaluate new developments in
relation to the SSMP update
and require sanitary sewer
upgrades as needed.
X
Public Works /
Environmental Services
Evaluate new developments
for their fire flow demands
in coordination with
MPWD/Redwood City Fire
Department to identify if any
water system improvements
are needed.
X
Public Works, Redwood
City Fire Department
Coordinate with Redwood City
to evaluate the feasibility of
a recycled water distribution
system.
X
Public Works
Require new developments to
underground overhead utilities
and require coordination
with PG&E for infrastructure
upgrades.
X
Public Works
Require reconstruct or
rehabilitating of pavement on
new development frontage.
X
Public Works
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Northeast Area Specific Plan 240
Glossary
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Northeast Area Specific Plan 242
GLOSSARY
D
Density: The intensity of development on a site,
typically measured as dwelling units per acre.
Density Envelope: The maximum allowable
development intensity within a defined area,
expressed through a range of density, floor area,
height, and/or massing standards, within which
development may be flexibly arranged.
Detention Basin: A landscaped or engineered
facility designed to temporarily store stormwater
runoff and release it at a controlled rate.
Dwelling units per acre (du/ac): The number
of dwelling units allowed on one acre of
land. Often used by cities to regulate allowed
residential density.
E
Easement: It means a portion of land created
by grant or agreement for specific purpose; an
easement is the right, privilege or interest which
one party has in the land of another.
Electric Vehicle (EV): A vehicle powered
entirely or partially by electricity instead of
conventional fossil fuels.
F
Floor Area Ratio (FAR): It means the ratio of
the total floor area of all buildings on a lot or
other designated building site to the lot area or
building site area. See also Section 18.03.090,
Determining floor area ratio.
Floodplain (100-Year / 500-Year): Land areas
identified by FEMA as having a 1% (100-year) or
0.2% (500-year) annual chance of flooding.
Frontage: The portion of a development block
or lot facing a street, park or other publicly
accessible open space. Includes the facade of
the building as well as the program or activities
contained within the building that front on the
public realm.
Frontage Zone: A zone along building
frontages for Active Edge uses such as seating,
signage, and merchandizing.
First mile / Last-mile: The beginning or
end of an individual’s trip made with public
transportation that requires the individual to
travel between their origin and first public
transportation mode, and between the last public
transportation mode and their final destination.
The gap between public transit and the final
destination can be bridged by private shuttles,
walking, biking, or other methods.
G
Ground Floor Active Uses: Uses located on
the ground floor of a building that generate
pedestrian activity, such as retail, food service,
artisan manufacturing, or community-serving
uses.
Greenhouse gas (GHG) emissions: These
are gases within the atmosphere that accelerate
the warming of the Earth and are released from
human activities that burn fossil fuels or from
historic carbon sinks, such as melting permafrost.
A
Active transportation: This is a non-motorized
form of transportation, primarily made up of
walking and bicycling.
Active Use Corridor: Street segments where
ground-floor uses are required or encouraged to
promote pedestrian activity, visual interest, and
street vitality.
Adaptation: Adaptation is an adjustment in
natural or human systems to a new or changing
environment
Adaptive reuse: The process of reusing and
renovating an existing building for a use different
from the original use it was built for.
Affordability: Affordability refers to a
household’s ability to pay for housing costs,
where housing is commonly understood to be
affordable if households are paying less than
30% of their income towards housing costs
Articulation: Minor variations in the massing,
setback, height, fenestration, or entrances to
a building, which express a change across the
elevation or facades of a building. Articulation
may be expressed, among other things, as bay
windows, porches, building modules, entrances,
or eaves.
ADA (Americans with Disabilities Act):
Federal law requiring accessible design and
facilities for persons with disabilities, including
parking, paths of travel, and building access.
B
Biodiversity: The biological variety of life in an
ecosystem.
Bioswales: Channels designed, generally with
vegetation, to receive rainwater runoff to capture
water and remove pollutants before releasing to
a storm sewer. Bioswales can also be designed
for water to infiltrate and recharge groundwater.
Bioretention: A stormwater management
practice that uses landscaped areas with
engineered soil and vegetation to capture, filter,
and infiltrate runoff.
C
Carbon Sequestration: The process by
which carbon dioxide is captured and stored in
vegetation, soils, and other natural or engineered
systems, reducing the amount of greenhouse
gases in the atmosphere.
Community benefits: Programs or activities
developers contribute to the City that furthers
community goals and amenities, such as parks
and public spaces, affordable housing.
Climate change: Climate change refers to
changes in the average and/or the variability of
temperature, rainfall, and extreme weather that
persist for an extended period.
Commercial Loading: Designated areas for the
loading and unloading of goods from commercial
vehicles, typically serving businesses or delivery
operations.
For any terms not defined in this document, the
terms and definitions contained in Chapter 18.41
Terms and Definitions in the Zoning code shall
apply.
10.b
June 08, 2026 Packet Pg. 2616
Northeast Area Specific Plan 244
GLOSSARY
H
Height Stepdowns: Gradual reductions in
building or structure height, often used to
transition between different zones or to reduce
visual or shadow impacts.
I
Industrial, Artisan, Manufacturing (IAM)
Uses: Small- to mid-scale production spaces
where goods are produced or fabricated,
including accessory uses such as retail, office,
or educational functions that support production
activities.
Infiltration: The process by which water soaks
into the ground, replenishing soil moisture and
groundwater while reducing surface runoff.
L
Low Impact Development (LID): A stormwater
management practice that uses design
strategies to store, detain, filter, and infiltrate
a site’s stormwater. Strategies can include the
installation of cisterns, rain gardens, permeable
pavements, and more.
Low-Stress Facilities: Infrastructure designed
to provide safe, comfortable, and low-conflict
conditions for pedestrians, cyclists, or other nonmotorized users.
Low-Carbon Transportation: Modes of travel
or infrastructure that reduce greenhouse gas
emissions, such as walking, cycling, public transit,
or electric vehicles.
M
Massing: The exterior shape of a building or
structure.
Mixed use: Mixed use is used to describe
both an area with varying uses adjacent to one
another (horizontal mixed use) and a parcel that
has a diversity of uses (vertical mixed use).
Mobility: The movement from one place
to another through one or more modes of
transportation.
Mobility hubs: Places where different travel
networks (including walking, biking, transit, and
shared mobility) meet and provide convenient
connections to destinations.
Multi-modal: Having different types of travel
options within a transportation network.
N
Native Riparian Vegetation: Plant species
native to a region that grow along rivers, streams,
or wetlands and support bank stability, water
quality, and habitat.
Nonconforming Uses: It means the use of a
building, structure, or site, or portion thereof,
which was lawfully established and maintained,
but which, because of the application of this
title to it, no longer conforms to the specific
regulations applicable to the zoning district
in which it is located. See Chapter 18.19,
Nonconforming Uses, Structures, and Lots.
P
Parapet: A portion of a wall that projects above
a roof.
Pedestrian Paseo: A pedestrian-oriented
pathway or corridor, often landscaped, that
provides public access, circulation, and
connectivity between buildings or streets.
Permeability to Street: The degree to which a
site or development allows physical and visual
access between buildings and the street through
paths, entrances, and openings.
R
Resilience: Resilience is the ability of an
individual, a community, an organization, or a
natural system to prepare for disruptions, to
adapt to changing conditions, withstand and
rapidly recover from shocks and stresses, and to
adapt and grow from a disruptive experience.
S
Sea Level Rise: The increase in the level of the
ocean due to the effects of global warming, such
as the melting of glaciers and ice sheets.
Streetscape: The distinguishing elements and
character of a particular street as created by
its width, paving materials, design of the street
furniture, pedestrian amenities and setback and
form of surrounding buildings.
T
Transportation Demand Management (TDM):
Strategies and policies implemented to reduce
the amount of traffic and improve the efficiency
and use of transportation services and options.
U
Urban Heat Intensity: The degree to which
temperatures in urban areas are higher than in
surrounding rural areas due to heat-absorbing
surfaces, limited vegetation, and human activity.
Unbundled Parking: A parking arrangement in
which the cost of parking is separated from the
cost of housing or commercial space, allowing
users to pay for parking independently.
V
Vulnerable: At increased risk of harm or adverse
impacts due to social, economic, environmental,
or physical factors.
Vehicle Miles Traveled (VMT) : The total miles
driven by all vehicles in a given area over a
specific time period.
10.b
June 08, 2026 Packet Pg. 2617
SHARED
NORTHEAST AREA
SPECIFIC PLAN
APPENDIX
10.b
June 08, 2026 Packet Pg. 2618
Aerial photograph of Northeast San Carlos
THIS SECTION WILL COVER:
A1 PROJECT REQUIREMENTS
FROM ENVIRONMENTAL
IMPACT REPORT
Appendix 3
APPENDIX
Appendix
←
10.b
June 08, 2026 Packet Pg. 2619
A1
Project Requirements from
Environmental Impact Report
As part of the adoption of the Northeast Area Specific Plan, an Environmental Impact Report (EIR) was prepared to evaluate environmental impacts of the full buildout of the Specific Plan. Below is a list of Project Requirements incorporated into the Specific Plan through this appendix that must be applied where applicable to protect environmental resources and avoid and/or reduce impacts. The Project Requirements below are organized by each environmental resource alphabetically. These requirements may be administered through Conditions of Approval, and applicability will be at the discretion of the Community Development Department.
A1.1 Air Quality
Health Risk Assessment Requirements
a. Projects within 1,000 feet of existing sensitive
receptors or worker receptors as defined by the
Bay Area Air District (e.g., residential, schools)
shall submit a site-specific construction and
operational health risk assessment (HRA)
prior to planning application approval. If the
HRA demonstrates, to the satisfaction of the
City, that the health risk exposures for adjacent
receptors will be less than Bay Area Air District
project-level thresholds, then additional
mitigation would be unnecessary. However, if
the HRA demonstrates that health risks would
exceed the Bay Area Air District project level
thresholds, additional feasible on- and offsite mitigation shall be incorporated to further reduce risks to the greatest extent practicable
and to the satisfaction of the City.
Toxic Air Contaminant Requirements
a. Projects affected by air pollutant or toxic air
contaminant (TAC) sources as shown in Figure
1 below shall implement appropriate measures
to minimize exposure to long-term TAC and
annual particulate matter with a diameter of 2.5
micros or less (PM2.5) to project occupants.
Projects shall include either measures to
reduce long-term exposure to TAC and PM2.5,
as described below, or conduct a site-specific
analysis prior to project approval to identify the
level of exposure to TACs in terms of cancer
risk and annual PM2.5 concentrations. The
analysis shall use procedures prescribed by
the Bay Area Air District (e.g., the Bay Area
Air District CEQA Air Quality Guidelines) to
predict these exposures. Where cancer risk
exceeds 10 cases per million from any single
source or 100 cases per million for cumulative
sources (i.e., within 1,000 feet), where annual
PM2.5 concentrations exceed 0.3 μg/m3 from
any single source or 0.8 μg/m3 for cumulative
sources, and where HI exceed 1.0 from any
single source or 10.0 for cumulative sources,
the following measures shall be implemented:
i. Design projects to limit exposure from
sources of TACs and fine particulate matter
(PM2.5) emissions.
ii. Install air filtration at units that have predicted cancer risk levels above 10 cases per million
and PM2.5 concentrations above 0.3 µg/m3.
Air filtration devices shall be rated Minimum
Efficiency Reporting Value (MERV) 13 or
higher. Alternately, at the approval of the
City, equivalent control technology may be
used if it is shown by a qualified air quality
consultant or heating, ventilation, and air
conditioning (HVAC) engineer that it would
reduce risk below significance thresholds.
iii. As part of implementing this measure, an
ongoing maintenance plan for the building’s
HVAC air filtration system shall be required.
iv. Ensure that any lease agreements and other
property documents (1) require cleaning,
maintenance, and monitoring of the affected
units for air flow leaks; (2) include assurance
that new owners and tenants are provided
information on the ventilation system; and (3)
include provisions that fees associated with
owning or leasing a unit(s) in the building
include funds for cleaning, maintenance,
monitoring, and replacements of the filters,
as needed.
v. Prior to building occupancy, an authorized air
pollutant consultant or HVAC engineer shall
submit verification confirming the installation
of all necessary measures to reduce cancer
risk below 10 cases per million and PM2.5
concentrations below 0.3 µg/m3 from any
source to the satisfaction of the City.
Figure A1 Toxic Air Contaminant Sources Map
APPENDIX
Northeast Area Specific Plan Appendix 5
10.b
June 08, 2026 Packet Pg. 2620
A1.2 Biological Resources
Migratory Bird Requirements
a. Avoid Nesting-Season Construction if
Feasible - To the extent feasible, demolition
and construction activities for sites containing
trees shall be scheduled to avoid the nesting
season. The nesting season for most birds in
San Mateo County extends from February 1
through August 31, inclusive. If construction
activities are scheduled to take place outside
the nesting season, all impacts to nesting birds
protected under the Migratory Bird Treaty Act
(MBTA) and California Fish and Game Code
would be avoided.
b. Conduct Pre-activity Survey for Active
Nests - If it is not possible to schedule
construction activities and/or tree removal
between September 1 and January 31,
preconstruction surveys for nesting birds
shall be conducted by a qualified biologist to
ensure that no nests shall be disturbed during
project implementation. These surveys shall
be conducted no more than seven days prior
to the initiation of demolition or construction
activities, including tree removal and pruning.
During this survey, the biologist shall inspect all
trees and other potential nesting habitats (e.g.,
trees, shrubs, ruderal grasslands, buildings) in
and immediately adjacent to the impact areas
for nests. Prior to any tree removal, or approval
of any grading or demolition permits (whichever
occurs first), the biologist shall submit a report
indicating the results of the survey and any
designated buffer zones to the satisfaction of
the City’s Planning Division.
c. Provide a Buffer around Active Nests - If an
active nest (i.e., a nest with eggs or young) is
found sufficiently close to work areas to be
disturbed by these activities, the biologist shall
determine the extent of a construction-free
buffer zone to be established around the nest
(typically 300 feet for raptors and 100 feet
for other species), to ensure that no nests of
species protected by the MBTA and California
Fish and Game Code shall be disturbed during
project implementation.
Roosting Bat Requirements
Consistent with General Plan Policy EM-1.2, if
buildings identified shown as “Currently Suitable”
and buildings identified as “Potentially Suitable
if Building is Unoccupied” in Figure 2 below
are proposed to demolished or remodeled, the
following Specific Plan Project Requirements
pertaining to special-status roosting bats shall be
implemented. Remodels could also result in such
impacts if they affect areas where bats are present
or if they block ingress or egress to roost sites.
Remodels most likely to affect bats are those that
physically alter the exteriors (including exterior
walls), roofs, and attic-like spaces of buildings or
that plug holes, cavities, or crevices that allow bats
to enter or exit buildings supporting bats.
a. Conduct Pre-Activity Surveys for Roosting
Bats - A pre-activity habitat assessment and
survey for roosting bats shall be conducted
prior to removal or renovation of buildings.
The habitat assessment and survey shall
be conducted by a qualified biologist. If the
biologist determines that a building provides
no suitable bat roost sites, no bat survey would
be necessary, but if suitable roost sites exist,
a visual survey shall be conducted during
the daytime to determine whether bats are
present. During this survey, the biologist shall
look for bats and evidence of their presence
(e.g., guano or urine staining). If the visual
survey cannot adequately determine whether
bats are present, a dusk survey shall be
conducted during suitable weather conditions
for bat activity to determine whether bats enter
or exit the roost. If no active roosts are found,
then no further action is warranted. If a roost
is present, a qualified biologist shall determine
the species and number of individuals present
and implement further measures as described
below. Prior to any tree removal, or approval of
any grading or demolition permits (whichever
occurs first), the biologist shall submit a
report indicating the results of the survey and
avoidance requirements to the satisfaction of
the City’s Planning Division.
b. Avoid Disturbance of Active Roosts - If an
occupied roost is found in a structure that
would be disturbed or removed by proposed
activities, the project may be redesigned to
avoid the disturbance of the structure. If the
roost is unoccupied at the time of the survey,
the project applicant may have a qualified
biologist install bat exclusion devices to prevent
bats from taking up occupancy of the structure
prior to the onset of the proposed activity.
If avoidance is not feasible, the following
measures shall be implemented.
c. Avoid Disturbance of Maternity Roosts - If
an active maternity roost is present within
the building to be demolished or disturbed
and the project cannot be redesigned to
avoid removal or disturbance of the occupied
roost, disturbance shall not take place during
the maternity season (as determined by the
qualified biologist, but approximately April 1 to
August 31), and an appropriate disturbancefree buffer zone (also determined by the qualified biologist) shall be observed during
this period to avoid disturbing the roosting
bats. Following the maternity season, bats can
be excluded as described below.
d. Exclude Bats Prior to Disturbance - If
disturbance of an active non-breeding roost
cannot be avoided, the individuals shall be
safely evicted outside the maternity season
(as determined by the qualified biologist)
between approximately September 1 and
April 1. Exclusion methods may include the
installation of one-way doors, use of ultrasonic
deterrence devices, changing air flow and
temperature regimes in the roost space, or
other methods that would not trap bats or
involve handling bats. One-way doors and/
or deterrence devices should be left in place
for a minimum of two weeks with a minimum
of five fair-weather nights with no rainfall and
temperatures no colder than 50°F.
Figure A2 Potential Bat Roost Sites Map
APPENDIX
Northeast Area Specific Plan Appendix 7
10.b
June 08, 2026 Packet Pg. 2621
Artificial Lighting Requirements
The following measures will be implemented
during any renovation or redevelopment under the
Plan adjacent to Belmont Creek and other areas
mapped as riparian, freshwater marsh, and aquatic
riverine as shown in Figure 3 below that involves
new outdoor lighting or replacement of existing
lighting with fixtures or luminaires that are not
identical in intensity, wavelength, and directionality
to those being replaced.
a. Through a combination of proper fixture
selection, low mounting height, glare shielding,
and orientation/aiming of light fixtures, the
project shall actively control undesirable spill
of light toward sensitive habitat areas shown
on the map below. All exterior lighting shall be
fully shielded to block illumination from shining
outward toward such sensitive habitat areas
and to prevent the lit portions of these fixtures
(i.e., the lamps) from being directed toward the
sensitive habitat areas.
b. Outdoor lighting fixtures shall incorporate
lamps with a Correlated Color Temperature of
2700 Kelvin or less.
c. Up-lighting shall be avoided, all fixtures shall
have a backlight, uplight, and glare (BUG) uplight rating of U0, and the maximum vertical illuminance at any point in the plane of the
property line will be 0.05 footcandle, unless the
following conditions are met:
i. All up-light is directed at building facades
such that no light spills upwards past a
structure (e.g., into the sky) or outwards into
adjacent areas.
ii. The fixture is programmed to switch off
between 10:00 p.m. and sunrise.
Bird-Safe Design Requirements
Projects shall implement the following bird-safe
building design considerations for all buildings
exceeding 40 feet above finished grade within
300 feet of Belmont Creek or any contiguous
open space areas (including other drainages and
future open space areas created by the Specific
Plan) two acres or larger that are dominated by
vegetation or wetland/aquatic habitats:
a. The extent of glass on the façades of new
buildings and additions shall be minimized to
the extent feasible.
b. No more than 10 percent of the surface area
of the façades of buildings (considering all
facades combines) shall have untreated glazing
between the ground and 60 feet above ground.
Bird-safe glazing treatments may include
fritting, netting, permanent stencils, frosted
glass, exterior screens, and/or physical grids
placed on the exterior of glazing or ultraviolet
patterns visible to birds. Bird-safe glazing shall
have the following specifications:
i. Vertical elements of the window patterns
shall be at least ¼-inch wide at a maximum
spacing of 4 inches, or have horizontal
elements at least 1/8-inch wide at a
maximum spacing of 2 inches; or
ii. Bird-safe glazing shall have a Threat Factor
less than or equal to 30.
c. No more than 10 percent of the surface area
of any façades directly facing Belmont Creek
or any open space areas two acres or larger
that are dominated by vegetation or wetland/
aquatic habitats, and/or façade areas within 12
vertical feet above and/or below landscaped
terraces, shall have untreated glazing.
d. All glazing panels at corners of façades that
face Belmont Creek or any open space
areas two acres or larger that are dominated
by vegetation or wetland/aquatic habitats,
between the ground and 60 feet above ground
and/or within 12 vertical feet above and/or
below landscaped terraces (regardless of their
height above ground), shall be 100 percent
treated.
e. To reduce reflections of clouds and vegetation
in glass and help ensure that bird-safe
treatments on the lower surfaces of glass are
visible below any reflections, glazing shall have
a visible reflectance of 15 percent or lower.
f. Glass skyways or walkways, freestanding
glass walls, and transparent building corners
between the ground and 60 feet above ground
and/or within 12 vertical feet above and/or
below landscaped terraces (regardless of their
height above ground) shall not be allowed,
unless the glazing is 100 percent treated.
g. Transparent glass is prohibited at the rooflines
of buildings, including in conjunction with
green roofs, unless the glazing is 100 percent
treated.
h. A project may receive a deviation from one or
more of the requirements above if a qualified
biologist documents that glazing in a particular
area will not increase bird collision risk or
documents why alternative bird-safe design
measures would be at least as effective as the
above requirements. Any such deviation must
be approved by the City’s Planning Division.
Figure A3 Biotic Habitats Map
APPENDIX
Northeast Area Specific Plan Appendix 9
10.b
June 08, 2026 Packet Pg. 2622
A1.3 Hydrology and Water Quality
Flood Resiliency Requirements
a. All new development, regardless of whether the
site is located within the 100-year flood zone
shall adhere to the San Carlos Municipal Code,
Chapter 15.56 - Flood Damage Prevention.
b. Critical site infrastructure (such as transformers
and generators) shall be elevated to provide
resilience to current and future flooding
conditions in the area.
c. The City shall determine on a case by case basis
if an individual project requires a deviation from
the maximum building height to accommodate
proposed finished floor elevations that have
been elevated to provide flood resilience.
d. For any new development within a 100-year
flood zone, the project would be required to set
the finished floor elevation above the 100-year
base flood elevation (BFE).
e. Future development shall assess sea level rise
risk for the site and elevate the finished floor
elevation of the new building further above the
100-year BFE to provide resiliency to future
sea level rise (2050).
A1.4 Noise
Vibration Control Requirements
a. Projects shall submit a construction
vibration control plan prepared by a qualified
professional in accordance with industryaccepted methodology. The plan shall identify necessary construction vibration controls to
reduce the potential of cosmetic damage to
buildings and to minimize annoyance. Controls
may include, but would not be limited to, the
following measures:
i. Submit a list of all heavy construction
equipment to be used for the project known
to produce high vibration levels (tracked
vehicles, vibratory compaction, jackhammers,
hoe rams, etc.). This list shall be used to
identify equipment and activities that would
potentially generate substantial vibration
and to define the level of effort for reducing
vibration levels below the 0.3 inch/sec PPV
threshold for conventional buildings.
ii. Place operating equipment on the
construction site as far as possible from
vibration-sensitive receptors.
iii. Use smaller equipment along project
boundaries to minimize vibration levels
below the limits.
iv. Avoid using vibratory rollers and tampers
near sensitive areas.
v. Select demolition methods not involving
impact tools.
vi. Modify/design or identify alternative
construction methods to reduce vibration
levels below the limits.
vii. Avoid dropping heavy objects or materials
near sensitive uses.
viii.For projects requiring impact or vibratory
pile driving, develop a vibration monitoring
and construction contingency plan to
identify structures where monitoring would
be conducted, set up a vibration monitoring
schedule, define structure-specific vibration
limits, and address the need to conduct
photo, elevation, and crack surveys to
document before and after construction
conditions. Construction contingencies
shall be identified for when vibration levels
approached the limits. Conduct a postconstruction survey on structures where either monitoring has indicated high
vibration levels or complaints of damage
has been made. Make appropriate repairs or
compensation where damage has occurred
as a result of construction activities.
b. Projects incorporating residential uses
proposed along Old County Road within 75
feet of the nearest Caltrain track and interiors
sensitive to vibration (e.g., research labs) that
are within 335 feet of the nearest Caltrain
track shall submit project-specific vibration
analyses. These analyses shall include
vibration measurements at the project sites
and comparisons of the measurements to the
established Federal Transit Administration
standards in order to verify vibration and land
use compatibility consistent with 2030 General
Plan (as amended by the 2045 General Plan
Reset Project) Noise Element policies NOI-1.7
and NOI-1.14.
APPENDIX
Northeast Area Specific Plan Appendix 11
10.b
June 08, 2026 Packet Pg. 2623
RESOLUTION NO. PTC2026-03
A RESOLUTION OF THE PLANNING AND TRANSPORTATION COMMISSION OF THE CITY
OF SAN CARLOS RECOMMENDING THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL
IMPACT REPORT FOR THE NORTHEAST AREA SPECIFIC PLAN
WHEREAS, the City Council adopted the 2022 Strategic Work Plan that included a Strategic Objective for preparation of the Northeast Area Specific Plan and reaffirmed this Strategic Objective in subsequent Strategic Work Plans including the 2026 Strategic Work Plan; and
WHEREAS, in September 2022 the City Council approved a professional services agreement with Perkins&Will for consulting services to prepare a Northeast Area Specific Plan (“Specific Plan”) and Environmental Impact Report (“EIR”), in response to the City Council's Strategic Objective to develop a plan that includes policies and strategies for development and housing in the northeast area; and
WHEREAS, between February 2023 through July 2025, 30 different civic engagement opportunities inclusive of focus group meetings, pop-up events, open-houses, community workshops, and study sessions with the City Council and Planning and Transportation Commission were held to receive input on the Specific Plan; and WHEREAS, on February 12, 2024, the City Council endorsed the preferred land use scenario for the Northeast Area Specific Plan informing the anticipated buildout of land uses in the Specific Plan boundary through the year 2045 that introduces housing to carry a vision for a new mixed use district forward; and
WHEREAS, the City released a Notice of Preparation for the EIR soliciting public input on its scope from July 1, 2024 through August 6, 2024; and WHEREAS, in July 2024, the City provided written notification of the proposed Specific Plan and EIR to the list of tribes provided by the Native American Heritage Commission and to other entities listed pursuant to Assembly Bill 52 and Senate Bill 18, and no tribes requested consultation; and
WHEREAS, on August 5, 2024, the City conducted a public hearing at the Planning and Transportation Commission’s regular meeting to present the anticipated buildout of land uses and solicit input on the scope of the EIR; and
WHEREAS, the anticipated buildout of the Specific Plan was evaluated in the 2045 General Plan Reset EIR certified by the City Council on May 27, 2025; and WHEREAS, a Public Draft of the Northeast Area Specific Plan was available for public review in April 2025 and was presented to the Planning and Transportation Commission in April 2025 and to the City Council in May 2025 who directed modifications to the Specific Plan; and WHEREAS, amendments to the Land Use Map, Land Use Element, Circulation and Scenic Highways Element, Environmental Management Element, and Environmental Safety and Public Services Element of the General Plan (herein referred to as “General Plan Amendments”)
10.b
June 08, 2026 Packet Pg. 2624
have been developed to be internally consistent and prepared consistent with the Specific Plan; and
WHEREAS, the Draft EIR and General Plan Amendments were circulated for a 45-day public review period from March 2, 2026 through April 16, 2026 to solicit agency and public input on the analysis of the potential environmental effects of the Specific Plan anticipated buildout during which period, a total of eight public comment letters were submitted; and WHEREAS, on March 16, 2026, the City conducted a public hearing at the Planning and Transportation Commission’s regular meeting to present the Draft EIR findings and solicit input from the community and Planning and Transportation Commission; and WHEREAS, in April 2026 following input from the Planning and Transportation Commission and the City Council, the Final Draft Northeast Area Specific Plan was available for public review outlining a complete vision and guiding principles for the northeast area with refined land uses and development standards and incorporated an appendix of EIR project requirements; and
WHEREAS, the Findings of Fact (Findings) and Statement of Overriding Considerations presented herein address the significant environmental effects of the Northeast Area Specific Plan that are described and analyzed within the EIR. These Findings have been made pursuant to California Environmental Quality Act (CEQA; California Public Resources Code Section 21000 et seq.), specifically Public Resources Code Sections 21081 and 21081.6, as well as the CEQA Guidelines (14 CCR 15000 et seq.) Sections 15091 and 15093; and WHEREAS, in accordance with Public Resources Code Section 21081 and CEQA Guidelines Section 15093, whenever significant effects cannot be mitigated to below a level of significance, the City as the decision-making agency is required to balance, as applicable, the benefits of the project against its unavoidable environmental risks when determining whether to approve the project. If the benefits of a project outweigh the unavoidable adverse environmental effects, the adverse effects may be considered “acceptable,” in which case the lead agency must adopt a formal Statement of Overriding Considerations; and WHEREAS, the EIR identified potentially significant and unavoidable environmental effects that could result from implementation of the Specific Plan related to air quality and greenhouse gas emissions; and
WHEREAS, on April 24, 2026, the City mailed a public notice to all property owners and occupants/tenants within the Specific Plan boundary and within 300 feet of the Specific Plan boundary informing stakeholders of the proposed Northeast Area Specific Plan project, which was more than 20 calendar days in advance of this Planning and Transportation Commission public hearing pursuant to Government Code Section 65854; and WHEREAS, on April 28, 2026, a legal notice was published in the local newspaper informing stakeholders of the proposed Northeast Area Specific Plan project, which was more than 20 calendar days in advance of this Planning and Transportation Commission public hearing pursuant to Government Code Section 65854; and
WHEREAS, on May 7, 2026, a Final EIR incorporating responses to public comment letters and text revisions to the Draft EIR was available for public review; and
10.b
June 08, 2026 Packet Pg. 2625
WHEREAS ., the Planning and Transportation Commission conducted a duly noticed public hearing on May 18, 2026 to consider recommending the City Council certify the EIR prepared for the Northeast Area Specific Plan.
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.
Having received, reviewed, and considered the information in the EIR for this project, as well as the supporting administrative record, the City hereby makes the findings set forth herein pursuant to, and in accordance with, Sections 21081, 21081.5, and 21081.6 of the Public Resources Code.
Environmental Effects Found Not to be Significant:
The subject program-level EIR is intended to serve as a public information and disclosure document identifying and analyzing those environmental impacts resulting from the project that are expected to be significant and describing mitigation measures and alternatives that could avoid or reduce significant adverse impacts and increase beneficial effects. Through project scoping and the environmental analysis contained within the EIR, it was determined that the Northeast Area Specific Plan would not result in a potential significant effect on the environment with respect to aesthetics, biological resources, cultural resources, energy, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, parks and recreation, population and housing, public services, transportation, tribal cultural resources, utilities and service systems, and wildfire.
Therefore, no further findings are required for these subject areas.
Findings for Significant and Unavoidable Effects:
Pursuant to Public Resources Code Section 21081 and California Environmental Quality Public Resources Code 21081 and 21081.5, and CEQA Guidelines Section 15093, require that the City balance the economic, legal, social, technological, or other benefit of a proposed project against its unavoidable environmental effects when determining to approve a project. And if specific economic, legal, social, technological, or other benefits outweigh the unavoidable adverse environmental effect, the adverse effects may be considered “acceptable.”
Potential significant and unavoidable impacts related to air quality and greenhouse gas emissions were identified for the project. The Findings of Fact are included in Exhibit Cc.
Statement of Overriding Considerations:
The City Council of the City of San Carlos adopts and makes the following Statement of Overriding Considerations regarding the significant, unavoidable impacts of the Northeast Area Specific Plan (“Plan”) and the anticipated benefits of the proposed project.
10.b
June 08, 2026 Packet Pg. 2626
CEQA requires decision-makers to balance the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable impacts when determining whether to approve the project. If the specific benefits of a project outweigh the unavoidable adverse environmental effects, those effects may be considered acceptable, and the agency must state the specific reasons to support the action in a “statement of overriding considerations’ supported by substantial evidence in the record (CEQA Guidelines §15093, Statement of Overriding Considerations). Pursuant to CEQA Guidelines §15093, the City Council must adopt a Statement of Overriding Considerations for the significant and unavoidable impacts of the proposed project in connection with approval of the proposed project. The City Council finds that even with mitigation, implementation of the project carries with it significant and unavoidable environmental effects, as identified in the EIR and summarized below.
Adoption of the proposed project would result in the following significant and unavoidable impacts:
Impact AIR-1: Buildout of the Plan would increase daily trips by 203 percent, and increase the service population by 193 percent. Since the rate of increase in population would be exceeded by the rate of increase in daily trips, the Plan would have a significant criteria air pollutant emissions impact.
Impact AIR-3: Buildout of the Plan would result in annual and average daily emissions of ROG and NOx associated with operation of the Plan that would exceed the Bay Area Air District project-level significance thresholds.
Impact AIR-C: Buildout of the Plan would result in a cumulatively considerable net increase of criteria pollutant emissions.
Impact GHG-1: Implementation of the Plan would exceed the GHG emissions threshold of no net increase from existing conditions and would therefore not make substantial progress toward the long-term GHG reduction goal under SB 32 or the carbon neutrality goal under AB 1279.
Impact GHG-C: Implementation of the Plan would result in a significant cumulative GHG impact.
Overriding Considerations:
The City Council has carefully considered each significant, unavoidable project impact in reaching its decision to approve the proposed project. Even with mitigation, the City Council recognizes that implementation of the proposed Northeast Area Specific Plan could carry with it unavoidable adverse environmental effects, as identified in the EIR.
The City Council specifically finds that, to the extent that the identified significant adverse impacts for the proposed project have not been reduced to acceptable levels through feasible mitigation or alternatives, there are specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, that outweigh the project’s significant unavoidable impacts and support approval of the proposed Specific Plan. Any one of these benefits, as set forth below, is sufficient to justify approval of the proposed project. The substantial evidence supporting the various benefits is in the record as a whole.
10.b
June 08, 2026 Packet Pg. 2627
The following statements identify the reasons why, in the City’s judgment, specific benefits of the proposed project outweigh the possibility of the significant and unavoidable effects. The City finds that each of the proposed benefits discussed below is a separate and independent basis for these findings. The reasons set forth below are based on the EIR and other information in the administrative record.
Economic Benefits:
a. The proposed Northeast Area Specific Plan would transform an existing industrial neighborhood over the next 20 years into a modern, mixed-use neighborhood that advances the life sciences and biotechnology sectors and allows for the creation of new housing.
b. Allowing approximately 1,890 new housing units, where no housing currently exists, and approximately 4.5 million square feet of net new commercial uses supports and incentivizes property investment and redevelopment, which would increase property values and revenue to support City services. c. Consistent with the City Council Strategic Goal in the 2026 Strategic Agenda pertaining to housing, allowing for the creation of more housing facilitates housing opportunity for all income levels.
d. Incentivizing redevelopment will help implement multimodal transportation investments, open space creation, and flood mitigation furthered by community benefit contributions.
Legal Benefits:
a. The Northeast Area Specific Plan and associated amendments to the General Plan and Zoning Ordinance would ensure internal consistency and address requirements mandated under State law.
b. Adoption of the Northeast Area Specific Plan strengthens San Carlos’ legal framework for future development decisions and supports compliance with State housing obligations.
Social Benefits:
a. The Northeast Area Specific Plan furthers capacity to accommodate the City’s Regional Housing Needs Allocation (RHNA) into the future, increasing the development potential beyond what is already identified in the 6" cycle of the Housing Element.
b. The provision of ground floor active uses incentivizes creation of new businesses that future residents need and enjoy, while fostering a sense of place within the community where residents and visitors can socialize and reducing the need to make new vehicle trips outside the vicinity.
10.b
June 08, 2026 Packet Pg. 2628
c. Inclusion of new streetscape designs, pedestrian improvements, and open space enhancements improve public safety and increase access to parks and recreational opportunities.
Technological Benefits:
a. Recognizing the development interest in the life sciences and biotechnology sectors, the Northeast Area Specific Plan supports continued growth of innovation-oriented industries through updated land use policies and modern development standards.
The Northeast Area Specific Plan would guide redevelopment in a manner consistent with up-to-date California Building Code Standards, Energy Efficiency Standards, and Cal Green requirements.
Environmental Benefits:
a. The EIR further promotes an update to the Climate Action Plan to meet the GHG reduction targets.
The proposed project would protect Belmont Creek and other natural habitats, increase the planting and maintenance of street trees, maintain the City’s urban forest, invest in natural infrastructure, and expand access to parks and open space.
Inclusion of an updated Transportation Demand Management program, parking requirements, and an emphasis on multimodal transportation would encourage a modal shift to reduce vehicular trip generation from new development that is feasible, attainable, and based on industry best-practices.
Incentivizing redevelopment the through the Northeast Area Specific Plan encourages cleanup of contaminated sites, replacement of outdated infrastructure, and improved stormwater and runoff controls.
Enactment of various environmental resilience strategies enhances the northeast area’s protection from flooding and sea-level rise.
6. Adoption
a. The Planning and Transportation Commission recommends that the City Council certify the Environmental Impact Report for the Northeast Area Specific Plan (Exhibit A and B).
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 18'" day of May 2026 by the following vote:
AYES COMMISSIONERS: Anand, Bundy, Kenniasty, Tapias, Clements
10.b
June 08, 2026 Packet Pg. 2629
NOES, COMMISSIONERS: None
ABSENT, COMMISSIONERS: None
Wii w= | CHAIR of the/Planning and Transportation Commission ATTEST:
Cn duende st Andrea Mardesich, Assistant Community Development Director Exhibit A: Final Environmental Impact Report
Exhibit B: Draft Environmental Impact Report with Appendices Exhibit C: Findings of Fact
10.b
June 08, 2026 Packet Pg. 2630
RESOLUTION NO. PTC2026-04
A RESOLUTION OF THE PLANNING AND TRANSPORTATION COMMISSION OF THE CITY
OF SAN CARLOS RECOMMENDING THE CITY COUNCIL ADOPT A RESOLUTION TO
AMEND THE SAN CARLOS GENERAL PLAN LAND USE MAP, LAND USE ELEMENT,
CIRCULATION AND SCENIC HIGHWAYS ELEMENT, ENVIRONMENTAL MANAGEMENT
ELEMENT, AND ENVIRONMENTAL SAFETY AND PUBLIC SERVICES ELEMENT WHEREAS, the City Council adopted the 2022 Strategic Work Plan that included a Strategic Objective for preparation of the Northeast Area Specific Plan and reaffirmed this Strategic Objective in subsequent Strategic Work Plans including the 2026 Strategic Work Plan; and
WHEREAS, in September 2022 the City Council approved a professional services agreement with Perkins&Will for consulting services to prepare a Northeast Area Specific Plan (“Specific Plan”) and Environmental Impact Report (“EIR”), in response to the City Council's Strategic Objective to develop a plan that includes policies and strategies for development and housing in the northeast area; and
WHEREAS, between February 2023 through July 2025, 30 different civic engagement opportunities inclusive of focus group meetings, pop-up events, open-houses, community workshops, and study sessions with the City Council and Planning and Transportation Commission were held to receive input on the Specific Plan; and WHEREAS, on February 12, 2024, the City Council endorsed the preferred land use scenario for the Northeast Area Specific Plan informing the anticipated buildout of land uses in the Specific Plan boundary through the year 2045 that introduces housing to carry a vision fora new mixed use district forward; and
WHEREAS, a Public Draft of the Northeast Area Specific Plan was available for public review in April 2025 and was presented to the Planning and Transportation Commission in April 2025 and to the City Council in May 2025 who directed modifications to the Specific Plan; and WHEREAS, in April 2026 following input from the Planning and Transportation Commission and the City Council, the Final Draft Northeast Area Specific Plan was available for public review outlining a complete vision and guiding principles for the northeast area with refined land uses and development standards; and
WHEREAS, amendments to the Land Use Map, Land Use Element, Circulation and Scenic Highways Element, Environmental Management Element, and Environmental Safety and Public Services Element of the General Plan (herein referred to as “General Plan Amendments”) have been developed to be internally consistent and prepared consistent with the Specific Plan; and
WHEREAS, the General Plan Amendments primarily address redefinition of the “Harbor Industrial Area” into the “Northeast Area” consistent with the boundaries identified in the Northeast Area Specific Plan accompanied by policy revisions to ensure consistency with the vision and guiding principles of the Specific Plan; and
10.b
June 08, 2026 Packet Pg. 2631
WHEREAS, in accordance with the California Government Code Section 65300 et seq., the General Plan Amendments have been developed to be comprehensive, internally consistent, and long term; and
WHEREAS , in July 2024, the City provided written notification of the proposed Northeast Area Specific Plan, EIR, and General Plan Amendments to the list of tribes provided by the Native American Heritage Commission and to other entities listed pursuant to Assembly Bill 52 and Senate Bill 18, and no tribes requested consultation; and WHEREAS, on April 24, 2026, the City mailed a public notice to all property owners and occupanis/tenants within the Specific Plan boundary and within 300 feet of the Specific Plan boundary informing stakeholders of the proposed Northeast Area Specific Plan project, which was more than 20 calendar days in advance of this Planning and Transportation Commission public hearing pursuant to Government Code Section 65854; and WHEREAS, on April 28, 2026, a legal notice was published in the local newspaper informing stakeholders of the proposed Northeast Area Specific Plan project, which was more than 20 calendar days in advance of this Planning and Transportation Commission public hearing pursuant to Government Code Section 65854; and
WHEREAS, by Resolution PTC2026-03 adopted on May 18, 2026, the Planning and Transportation Commission recommends that the City Council certify the Environmental Impact Report prepared for the Northeast Area Specific Plan and adopt the Statement of Overriding Considerations pursuant to the California Environmental Quality Act (CEQA); WHEREAS, the Planning and Transportation Commission conducted a duly noticed public hearing on May 18, 2026 to consider recommending the City Council adopt a Resolution to amend the General Plan Land Use Map, Land Use Element, Circulation and Scenic Highways Element, Environmental Management Element, and Environmental Safety and Public Services Element.
NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED BY THE PLANNING AND TRANSPORTATION COMMISSION THAT:
1. Findings
a. The above recitals and findings are hereby incorporated by this reference and are hereby approved.
b. The General Plan Amendments are necessary to ensure consistency between the proposed Northeast Area Specific Plan’s overall vision, guiding principles, policies, and development standards and the General Plan. The Specific Plan serves as an extension to the General Plan and provides more specific standards for the northeast area over the next 20 years. The General Plan Amendments are minor and nature, with one integral amendment to allow residential uses as delineated in the Specific Plan where residential uses are currently prohibited.
c. The proposed General Plan Land Use amendment for parcels bound by Glenn Way, Taylor Way, Old County Road, and Bragato Road (from Planned Industrial to Mixed Use, 68-90 du/ac) and parcels bound by Industrial Road, Taylor Way, Old County Road, and the rear parcel lines of properties along Northwood Drive and Fairfield Drive (from Planned Industrial to Mixed Use 57-75 du/ac) allows the development of
10.b
June 08, 2026 Packet Pg. 2632
residential uses, which increases housing opportunities in support of a vibrant mixeduse neighborhood. The proposed minimum and maximum densities are also consistent with the preferred land use scenario endorsed by the City Council on February 12, 2024.
2. Adoption
a. The Planning and Transportation Commission recommends that the City Council adopt the amendments to the General Plan 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 General Plan Land Use Map, Land Use Element, Circulation and Scenic Highways Element, Environmental Management Element, and Environmental Safety and Public Services Element as set forth in Exhibit B.
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 18'" day of May 2026 by the following vote:
AYES COMMISSIONERS: Anand, Bundy, Kenniasty, Tapias, Clements NOES, COMMISSIONERS: None
ABSENT, COMMISSIONERS: None F . lf pa Wy AA, {AA Lis
HAIR of the PJanning and Transportation Commission
ATTEST: CUpdteoL WV asobess
Andrea Mardesich, Assistant Community Development Director
Exhibit A: San Carlos General Plan Land Use Map Amendment Exhibit B: San Carlos General Plan Amendments
10.b
June 08, 2026 Packet Pg. 2633
RESOLUTION NO. PTC2026-05
A RESOLUTION OF THE PLANNING AND TRANSPORTATION COMMISSION OF THE CITY
OF SAN CARLOS RECOMMENDING THE CITY COUNCIL INTRODUCE AN ORDINANCE
TO ADOPT THE NORTHEAST AREA SPECIFIC PLAN
WHEREAS, the City Council adopted the 2022 Strategic Work Plan that included a Strategic Objective for preparation of the Northeast Area Specific Plan and reaffirmed this Strategic Objective in subsequent Strategic Work Plans including the 2026 Strategic Work Plan; and
WHEREAS, in September 2022 the City Council approved a professional services agreement with Perkins&Will for consulting services to prepare a Northeast Area Specific Plan (“Specific Plan”) and Environmental Impact Report (“EIR”), in response to the City Council's Strategic Objective to develop a plan that includes policies and strategies for development and housing in the northeast area; and
WHEREAS, between February 2023 through July 2025, 30 different civic engagement opportunities inclusive of focus group meetings, pop-up events, open-houses, community workshops, and study sessions with the City Council and Planning and Transportation Commission were held to receive input on the Specific Plan; and WHEREAS, on February 12, 2024, the City Council endorsed the preferred land use scenario for the Northeast Area Specific Plan informing the anticipated buildout of land uses in the Specific Plan boundary through the year 2045 that introduces housing to carry a vision fora new mixed use district forward; and
WHEREAS, a Public Draft of the Northeast Area Specific Plan was available for public review in April 2025 and was presented to the Planning and Transportation Commission in April 2025 and to the City Council in May 2025 who directed modifications to the Specific Plan; and WHEREAS, in April 2026 following input from the Planning and Transportation Commission and the City Council, the Final Draft Northeast Area Specific Plan was available for public review outlining a complete vision and guiding principles for the northeast area with refined land uses and development standards; and
WHEREAS, the Northeast Area Specific Plan project includes interrelated amendments to the General Plan Land Use Map, Land Use Element, Circulation and Scenic Highways Element, Environmental Management Element, and Environmental Safety and Public Services Element (herein referred to as “General Plan Amendments’) and amendments to the Zoning Map and Ordinance; and
WHEREAS, the Northeast Area Specific Plan project necessitates amendments the San Carlos Zoning Map, and the San Carlos Municipal Code, Title 18, Zoning to repeal Chapter
18.14A, remove references to Chapter 18.14A within Chapter 18.07 and Chapter 18.30, add Chapter 18.14.2 to codify the Northeast Area Specific Plan, and amend Chapter 18.19 (herein referred to as “Zoning Amendments’); and
WHEREAS, in July 2024, the City provided written notification of the proposed Northeast Area Specific Plan, EIR, and General Plan Amendments to the list of tribes provided by the
10.b
June 08, 2026 Packet Pg. 2634
Native American Heritage Commission and to other entities listed pursuant to Assembly Bill 52 and Senate Bill 18, and no tribes requested consultation; and WHEREAS, on April 24, 2026, the City mailed a public notice to all property owners and occupants/tenants within the Specific Plan boundary and within 300 feet of the Specific Plan boundary informing stakeholders of the proposed Northeast Area Specific Plan project, which was more than 20 calendar days in advance of this Planning and Transportation Commission public hearing pursuant to Government Code Section 65854; and WHEREAS, on April 28, 2026, a legal notice was published in the local newspaper informing stakeholders of the proposed Northeast Area Specific Plan project, which was more than 20 calendar days in advance of this Planning and Transportation Commission public hearing pursuant to Government Code Section 65854; and
WHEREAS, by Resolution PTC2026-03 adopted on May 18, 2026, the Planning and Transportation Commission recommends that the City Council certify the Environmental Impact Report prepared for the Northeast Area Specific Plan and adopt the Statement of Overriding Considerations pursuant to the California Environmental Quality Act (CEQA); and WHEREAS, by Resolution PTC2026-04 adopted on May 18, 2026, the Planning and Transportation Commission recommends that the City Council adopt a Resolution to amend the General Plan Land Use Map, Land Use Element, Circulation and Scenic Highways Element, Environmental Management Element, and Environmental Safety and Public Services Element; and
WHEREAS, the Planning and Transportation Commission conducted a duly noticed public hearing on May 18, 2026 to consider recommending the City Council introduce an Ordinance to adopt the Northeast Area Specific Plan.
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. 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 Northeast Area Specific Plan project, finds that Northeast Area Specific Plan’s vision, guiding principles, policies, and standards represent a shared vision for the northeast area and are based on foundational principles embodying equity and resilience, placemaking and identity, vibrancy, and mobility and connectivity and have been prepared in conformance with California Government Code Section 65450.
3. Adoption
a. The Planning and Transportation Commission recommends that the City Council adopt a Resolution to adopt the Northeast Area Specific Plan as set forth in Exhibit “A”.
10.b
June 08, 2026 Packet Pg. 2635
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 18" day of May 2026 by the following vote:
AYES COMMISSIONERS: Anand, Bundy, Kenniasty, Tapias, Clements NOES, COMMISSIONERS: None
ABSENT, COMMISSIONERS: None
but, } bce
CHAIR of the Planning and Transportation Commission
Andrea Mardesich, Assistant Community Development Director Exhibit A: Northeast Area Specific Plan
10.b
June 08, 2026 Packet Pg. 2636
RESOLUTION NO. PTC2026-06
A RESOLUTION OF THE PLANNING AND TRANSPORTATION COMMISSION OF THE CITY
OF SAN CARLOS RECOMMENDING THE CITY COUNCIL INTRODUCE AN ORDINANCE TO AMEND THE SAN CARLOS ZONING MAP AND MUNICIPAL CODE, TITLE 18 ZONING, REPEALING CHAPTER 18.14A, REMOVING REFERENCES TO CHAPTER 18.14A WITHIN CHAPTER 18.07 AND CHAPTER 18.30, ADDING CHAPTER 18.14.2 TO CODIFY THE
NORTHEAST AREA SPECIFIC PLAN, AND AMENDING CHAPTER 18.19 WHEREAS, the City Council adopted the 2022 Strategic Work Plan that included a Strategic Objective for preparation of the Northeast Area Specific Plan and reaffirmed this Strategic Objective in subsequent Strategic Work Plans including the 2026 Strategic Work Plan; and
WHEREAS, in April 2022 the City Council authorized a development moratorium for the northeast area that was in effect until April 2024; and WHEREAS, in March 2024, the City Council adopted amendments to Title 18 of the San Carlos Municipal Code Chapters 18.07 Industrial Districts and 18.30 Use Permits and added Chapter 18.14A Northeast Area Overlay District for the establishment of the Northeast Area Overlay District; and
WHEREAS, in September 2022 the City Council approved a professional services agreement with Perkins&Will for consulting services to prepare a Northeast Area Specific Plan (‘Specific Plan”) and Environmental Impact Report (“EIR”), in response to the City Council's Strategic Objective to develop a plan that includes policies and strategies for development and housing in the northeast area; and
WHEREAS, between February 2023 through July 2025, 30 different civic engagement opportunities inclusive of focus group meetings, pop-up events, open-houses, community workshops, and study sessions with the City Council and Planning and Transportation Commission were held to receive input on the Specific Plan; and WHEREAS, on February 12, 2024, the City Council endorsed the preferred land use scenario for the Northeast Area Specific Plan informing the anticipated buildout of land uses in the Specific Plan boundary through the year 2045 that introduces housing to carry a vision for a new mixed use district forward; and
WHEREAS, a Public Draft of the Northeast Area Specific Plan was available for public review in April 2025 and was presented to the Planning and Transportation Commission in April 2025 and to the City Council in May 2025 who directed modifications to the Specific Plan; and WHEREAS, in April 2026 following input from the Planning and Transportation Commission and the City Council, the Final Draft Northeast Area Specific Plan was available for public review outlining a complete vision and guiding principles for the northeast area with refined land uses and development standards; and
WHEREAS, amendments to the Zoning Map and Zoning Ordinance are necessary to ensure consistency with the Northeast Area Specific Plan and to implement its overall vision; and
10.b
June 08, 2026 Packet Pg. 2637
WHEREAS, amendments to the Zoning Map include rezoning sites to Production and Innovation, Mixed-Use Northeast — 75 dwelling units per acre (MU-NE-75), and Mixed-Use Northeast — 90 dwelling units per acre (MU-NE-90) are necessary to ensure consistency with the zoning designations identified in the Northeast Area Specific Plan and the preferred land use scenario; and
WHEREAS, amendments to the Zoning Ordinance include repealing Chapter 18.14A Northeast Area Overlay District, the Northeast Area Overlay District, and removing references to Chapter 18.14A in Chapter 18.07 /ndustrial Districts and Chapter 18.30 Use Permits because the purpose of the Northeast Area Overlay District and associated references were to manage development while the Northeast Area Specific Plan was being prepared; and WHEREAS, amendments to the Zoning Ordinance include establishing Chapter 18.14.2 Northeast Area Specific Plan to codify and provide reference to the Northeast Area Specific Plan; and
WHEREAS, amendments to the Zoning Ordinance include revisions to Chapter 18.19 Nonconforming Uses, Structures, and Lots to permit more permissive regulations for nonconforming uses and structures for parcels subject to the Northeast Area 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, on April 24, 2026, the City mailed a public notice to all property owners and occupants/tenants within the Specific Plan boundary and within 300 feet of the Specific Plan boundary informing stakeholders of the proposed Northeast Area Specific Plan project, which was more than 20 calendar days in advance of this Planning and Transportation Commission public hearing pursuant to Government Code Section 65854; and WHEREAS, on April 28, 2026, a legal notice was published in the local newspaper informing stakeholders of the proposed Northeast Area Specific Plan project, which was more than 20 calendar days in advance of this Planning and Transportation Commission public hearing pursuant to Government Code Section 65854; and
WHEREAS, by Resolution PTC2026-03 adopted on May 18, 2026, the Planning and Transportation Commission recommends that the City Council certify the Environmental Impact Report prepared for the Northeast Area Specific Plan and adopt the Statement of Overriding Considerations pursuant to the California Environmental Quality Act (CEQA); and WHEREAS, by Resolution PTC2026-04 adopted on May 18, 2026, the Planning and Transportation Commission recommends that the City Council adopt a Resolution to amend the General Plan Land Use Map, Land Use Element, Circulation and Scenic Highways Element, Environmental Management Element, and Environmental Safety and Public Services Element; and,
WHEREAS, by Resolution PTC2026-05 adopted on May 18, 2026, the Planning and Transportation Commission recommends that the City Council introduce an Ordinance to adopt the Northeast Area Specific Plan; and
10.b
June 08, 2026 Packet Pg. 2638
WHEREAS, the Planning and Transportation Commission conducted a duly noticed public hearing on May 18, 2026 to consider recommending the City Council adopt a Resolution to amend the San Carlos Zoning Map, and the San Carlos Municipal Code, Title 18, Zoning repealing Chapter 18.14A, removing references to Chapter 18.14A within Chapter 18.07 and Chapter 18.30, adding Chapter 18.14.2 to codify the Northeast Area Specific Plan, and amending Chapter 18.19.
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.
This ordinance amendment is consistent with the General Plan.
Basis for finding: The General Plan, as amended on November 24, 2025, recognizes that the Northeast Area Specific Plan was underway.
The 2045 General Plan Reset project (adopted on May 27, 2025) also accounted for the Northeast Area Specific Plan buildout. The associated General Plan amendments also ensure consistency with the Northeast Area Specific Plan’s vision and guiding principles. Through these concurrent amendments, policy consistency among the Northeast Area Specific Plan, Zoning Ordinance, and General Plan are upheld.
The ordinance amendmentis 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 purpose of the proposed amendments to the Zoning Ordinance is to guide growth in the Northeast Area in a deliberate and coordinated manner. Alignment of the land use regulations, policies, and development standards of the Northeast Area Specific Plan with the Zoning Ordinance ensure that this overall purpose is met.
b. Zoning District Boundary Amendment Findings:
The change in district boundaries is consistent with the General Plan.
Basis for finding: The proposed Zoning designations identified in the Northeast Area Specific Plan are consistent with the concurrent amendments to the General Plan Land Use designations. More specifically, properties rezoned to MU-NE-75 would align with the
10.b
June 08, 2026 Packet Pg. 2639
3. Adoption
proposed Mixed Use 57-75 du/ac designation; and properties rezoned to MU-NE-90 would align with the proposed Mixed Use 68-90 du/ac designation. Properties rezoned to Production and Innovation would continue to align with their existing Planned Industrial General Plan land use designation.
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 Zoning designations identified in the Northeast Area Specific Plan are necessary to uphold consistency with the Northeast Area Specific Plan’s vision and guiding principles, which include the incorporation of new land uses including housing. The Northeast Area Specific Plan and corresponding Zoning designations have been designed to promote a safe, comfortable, and vibrant mixed use district.
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 proposed Zoning designations identified in the Northeast Area Specific Plan are consistent with the preferred land use scenario endorsed by the City Council. This includes intensified commercial uses and the allowance for housing that would allow development potential of approximately 4.5 million square feet of commercial uses and 1,890 housing units where no housing exists currently. Properties rezoned to MU-NE-75 and MU-NE-90 specifically have been identified as optimal sites for housing in the Northeast Area given their proximity to residential uses to the south. These amendments would expand the City’s opportunity to provide more housing where no housing currently exists in favor of a new, vibrant mixed use district.
a. The Planning and Transportation Commission recommends that the City Council adopt the changes to the Zoning Map as set forth in Exhibit “A” and accompanying Zoning Ordinance amendments as set forth in Exhibit “B” and Exhibit “C’.
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 18 day of May 2026 by the following vote:
10.b
June 08, 2026 Packet Pg. 2640
AYES COMMISSIONERS: Anand, Bundy, Kenniasty, Tapias, Clements NOES, COMMISSIONERS: None
ABSENT, COMMISSIONERS:Nor te ne x
aA WA F the(lls ti Commission
Andrea Mardesich, Assistant Community Development Director ATIEST:
Exhibit A: Zoning Map Amendments
Exhibit B: Chapter 18.14.2 Northeast Area Specific Plan Exhibit C: Amendments to Chapter 18.19 Nonconforming Uses, Structures, and Lots
10.b
June 08, 2026 Packet Pg. 2641
September 8, 2025 1
San Carlos City Council/Successor Agency to the
Redevelopment Agency/Housing Authority Regular Meeting
Council Chambers, City Hall
600 Elm Street, San Carlos, CA 94070
September 8, 2025 7:00 PM
MINUTES
ROLL CALL
City Council Present: Sara McDowell, Mayor
Pranita Venkatesh, Vice Mayor
John Dugan, Councilmember
Neil Layton, Councilmember
Adam Rak, Councilmember – Remote Participation from 12140 SE 15th St.
Bellevue, WA 98005, Pursuant to Govt. Code Section 54953 (b) Staff Present: Nil Blackburn, Assistant City Manager
Rendell Bustos, Senior Planner
Greg DaCunha, Deputy Fire Chief
Rucha Dande, Senior Planner
Sajuti Haque, Economic Development and Housing Manager
Paul Harris, Financial Services Manager
William Hoch, IT Manager
Hanieh Houshmandi, Senior Traffic Engineer
Marco Lao, Senior Accountant
Grace Le, City Engineer
Jenny Liu, Senior Management Analyst
Steven Machida, Public Works Director
Jeff Maltbie, City Manager
Andrea Mardesich, Assistant Community Development Director Rebecca Mendenhall, Administrative Services Director
Crystal Mui, City Clerk
Lisa Porras, Planning Manager
Laura Richstone, Senior Planner
Angie Rodriguez, Human Resources Manager
Gregory Rubens, City Attorney
Al Savay, Community Development Director
Tracy Scramaglia, Assistant Public Works Director
1. CALL TO ORDER
Mayor McDowell called the meeting to order at 7:00 p.m. She announced that Councilmember Rak was participating remotely from 12140 SE 15th Street, Bellevue, Washington, pursuant to California Government Code Section 54953(b). Council Member Rak confirmed he could hear clearly, the agenda was posted at his location, and no members of the public were present wishing to participate.
2. ASSEMBLY BILL 2449 TELECONFERENCE REQUESTS
None.
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3. PLEDGE OF ALLEGIANCE
Mayor McDowell led the Pledge of Allegiance.
4. CHANGES TO THE ORDER OF THE AGENDA
None.
5. REPORT FROM CLOSED SESSION
City Attorney Greg Rubens reported on two closed sessions held at the special meeting immediately before this meeting. The first involved existing litigation where the Council provided direction to our attorneys. The second item involved real estate negotiations at 1144 El Camino Real where the Council gave direction but took no action.
6. PRESENTATIONS
a. Present Proclamations Recognizing RethinkWaste’s 2025 Trash to Art Contest Winners – Natalie O. and Ms. Martin’s Third Grade Class.
Mayor McDowell recognized Natalie O for her winning artwork.
Natalie explained that her project symbolized "the race to a clean environment" and encouraged everyone to ride bikes instead of driving for short distances.
Mayor McDowell then recognized Ms. Martin’s class from White Oaks Elementary School, who received first place in the class category for their creation.
Ms. Martin, accompanied by some of her students, shared about the creation of their Statue of Liberty art piece and thanked RethinkWaste for sponsoring the contest. b. Present a Proclamation Recognizing September 2025 as Suicide Prevention Month.
Mayor McDowell reflected on the personal impact of multiple suicides in her life and highlighted September 8 as National 988 Lifeline Day. She noted that City Hall was lit teal for the month and the City coordinated a Highway 101 electronic billboard in support of California's "Never a Bother" campaign. She also announced a free 2-hour training for high school students on September 24 at the San Carlos Youth Center.
A proclamation was presented to Dr. Joyce Cheung, creator of the Be Sensitive Be Brave mental health and suicide prevention trainings. Dr. Cheung shared her motivation for creating the program and emphasized the vital role of community support. c. Present a Proclamation Recognizing September 2025 as National Ovarian and Gynecologic Cancer Awareness Month.
Mayor McDowell presented the National Ovarian and Gynecologic Cancer Awareness Month proclamation to Carrie Tam, a former San Carlos employee and ovarian cancer research alliance grassroots advocate leader representing California.
Ms. Tam shared her personal experience battling cancer and expressed gratitude for the support she received from San Carlos staff. She emphasized the importance of education and awareness of ovarian and gynecologic cancer and advocated for the work of the Ovarian
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Cancer Research Alliance (OCRA) and Pink Ribbon Girl (PRG) in supporting cancer patients and their families.
7. COUNCIL COMMUNICATIONS AND ANNOUNCEMENTS
None.
8. PUBLIC COMMENT
Dmitry Novokhatskiy, with EcoGreen Solutions, provided an overview of the PG&E On-Bill Financing Program and described his company’s services through the program.
Josh Saffren, resident, requested Council reconsider a ban on gas-powered leaf blowers.
9. CONSENT CALENDAR
MOTION: Adopt City Council Consent Calendar items ‘a’ through ‘j’.
MOVER: Dugan
SECONDER: Venkatesh
AYES: Dugan, Layton, Rak, Venkatesh, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
a. Motion to Waive Reading of All Ordinances.
b. Approve the City Council August 11, 2025 Regular Meeting Minutes. c. Adopt a Resolution Approving the 2025 Sewer System Management Plan. Resolution 2025- 091
d. Adopt a Resolution Approving the Use of the Library Excess Funds in Fiscal Year 2025-26 in Accordance with the Library Joint Powers Authority Agreement in the Amount of $962,000, and Appropriating Funding in the General Capital Fund (Fund 0025) in the Amount of $762,000 for New Capital Projects for Elevator Upgrades ($300,000), Library Building Painting ($300,000), Library Parking Lot Striping ($72,000), Library Parking Lot Trellis Replacement ($54,000) and Library Front Entrance Sliding Door Replacement ($36,000). Resolution 2025- 092
e. Adopt a Resolution Extending the Temporary Downtown Parklet Program and the Corresponding Encroachment Permits to September 15, 2026. Resolution 2025-093 f. Adopt a Resolution Approving the Parcel Map for the 1524 Cherry Street Development, Assessor’s Parcel Number (APN) 050-123-090. Resolution 2025-094 g. Deny Claim of David Adebowale Morris.
h. Deny Claim of Annie To.
i. Deny Claim of Brock Burke.
j. Adopt a Resolution Approving a Settlement Agreement with California Riverwatch. Resolution 2025-095
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10. NEW BUSINESS
a. Consideration of Adopting a Resolution Approving the Permanence of the Greater East San Carlos Slow Streets Project and Authorizing the Public Works Director or his Designee to Issue and Record a Notice of Completion.
Hanieh Houshmandi, Senior Traffic Engineer, commenced the item and turned the presentation over to Senior Principal Consultant Mark Spencer. Mr. Spencer provided information on the Greater East San Carlos Slow Streets Project and presented the survey results. He, along with Ms. Houshmandi and Public Works Director Steven Machida responded to Council questions.
Public Comment
- Greg Walker, resident, spoke in support of the Program. - Max Schneider, resident and on behalf of the Greater East San Carlos (GESC) Board, spoke in support of the Program and offered suggestions for its improvement. - Neil Shah, resident, emphasized the importance of improving traffic safety around schools. - Dan Nguyen, resident, spoke in support of the Program and emphasized the importance of ongoing evaluation to ensure its improvement.
- Dimitri, resident, spoke in support of the Program and offered suggestions for its improvement.
- Anna Axiaq, resident, spoke in support of the Program. - Caroline, resident, spoke in support of the Program and offered suggestions for its improvement.
- Jennifer Rosse, resident and Co-President of the GESC Board, spoke in support and offered suggestions for its improvement.
- Jeff Maley, resident, spoke in support of the Program.
After extensive Council discussion, there was consensus to maintain (rather than make "permanent") the Slow Streets Program. Council agreed on the need for future improvements including better signage, contacting navigation apps, and being open to updates like examining red curbing.
MOTION: Adopt Resolution 2025-096 Approving to Maintain the Greater East San Carlos Slow Streets Project and Authorizing the Public Works Director or his Designee to Issue and Record a Notice of Completion.
MOVER: Dugan
SECONDER: Layton
AYES: Rak, Dugan, Layton, Venkatesh, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
Council recessed at 8:46 p.m. and reconvened at 8:56 p.m.
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11. STUDY SESSION
a. Receive a Presentation and Provide Direction on the Draft Northeast Area Specific Plan.
Senior Planner Rendell Bustos provided an overview of the Northeast Area Specific Plan, reviewed the proposed specific plan edits and posed five policy questions for Council consideration. Mr. Bustos and Community Development Director Al Savay responded to Council questions.
Public Comment
- Laurie Berger, attorney representing Honda San Carlos, expressed concerns regarding the proposed paseo and contamination remediation.
- Sean Williams, with G.W. Williams Company, offered suggestions to help make developments financially feasible.
- Todd Trekell, representing Bay Area Self Storage, expressed concerns and offered suggested amendments.
- Rosario Fernandez, resident, spoke in support of the Plan. - Sam Herzberg, resident, emphasized the need for park space on the east side and spoke in support of creekside buffers.
- Mark Lockenmeyer, with the HIA, spoke on the need for a grandfathering clause. - Ben Fuller, resident, spoke in support a publicly accessible park. - Rick Lafranchi, with Graymark Capital, voiced concerns with the activation in the area and offered suggested amendments.
- Jennifer Rosse, resident, spoke on the need for more green space on the east side. - Gia Pham, with Housing Choices, urged Council to ensure that new housing development include units at extremely low and very low income levels to support individuals with developmental disabilities.
- Brian Hecktman, with Graymark Capital, echoed comments made earlier by Mr. Lafranchi.
- Daniel Zizmor, resident, spoke in support of providing green space for all residents and community members.
At Mayor McDowell’s request, Mr. Savay responded to the letter Ms. Berger referenced in her comments. Staff and Urban Design Consultant Geeti Silwal and City Attorney Greg Rubens responded to Council’s additional questions.
MOTION: At 10:28 Extend the Meeting to Midnight.
MOVER: Venkatesh
SECONDER: Dugan
AYES: Venkatesh, Rak, Dugan, Layton, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
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Council provided staff with the following directions:
- Do not make changes to the maximum height or density for the MU-NE-90 block. - Increase Delta Star’s bonus height to 155 feet.
- Maintain the 15% ratio for publicly accessible open space. - Add a value statement in the Specific Plan highlighting the importance of parks and its public health benefits.
- Maintain a hybrid approach combining the $20 per square foot fee with negotiated community benefit options, including an escalator for inflation. - Implement a two-year timeframe in which a nonconforming use can be replaced with a nonconforming use before a minor use permit is required. - Require a minor use permit to re-establish a prior use instead of a conditional use permit with an amortization period to prevent multiple minor use permits. - Add a percentage threshold (e.g. 80% vacancy) for multi-tenant buildings to reestablish the nonconforming use.
12. PUBLIC HEARING
a. Consideration of Introducing an Ordinance Amending San Carlos Municipal Code Title 18 – Zoning, to Create Objective Design Standards (ODS) for Development within the Multi-family (RM) Housing and Mixed-use (MU) Zoning Districts: Chapter 18.03 (Rules of Measurement),
18.04 (Residential Districts), 18.05 (Mixed-Use Districts), 18.06 (Commercial Districts), 18.15 (General Site Regulations), 18.18 (Landscaping), 18.26 (Planning Authorities), 18.27 (Common Procedures), 18.29 (Design Review and Objective Design Standards Compliance Review), 18.30 (Use Permits), and 18.41 (Terms and Definitions) of the San Carlos Municipal Code.
MOTION: Continue this Public Hearing item to the September 22, 2025 Regular Council Meeting.
MOVER: Rak
SECONDER: Layton
AYES: Layton, Venkatesh, Rak, Dugan, McDowell
NAYS: None
RESULT: Motion Passed 5 – 0
13. AGENDA SETTING
None.
14. ADJOURNMENT
The meeting adjourned at 11:22 p.m.
Crystal Mui,
City Clerk
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Use Classifications MU-NE-75
(New)
MU-NE-90
(New)
MU-DC-100 MU-D-120
Residential Uses
Residential Housing Types See subclassifications below
Multi-Unit Residential P P P P
Accessory Dwelling Unit P P P P
Junior Accessory Dwelling Unit - - - -
Elderly and Long-Term Care P P - -
Family Child Care See subclassifications below
Small P P P P
Large P P P P
Residential Care Facilities See subclassifications below General - - - M
Limited P P P P
Senior P P - M
Single Room Occupancy C C C C
Transitional Housing P P P P
Supportive Housing P P P P
Public and Semi-Public Uses
Colleges and Trade Schools, Public or Private - - - -
Community Assembly, Less Than 3,500 Square Feet - - P P Community Assembly, 3,500 Square Feet or More - - - C
Community Garden P P P P
Cultural Institutions - - C P
Day Care Centers - - - P
Emergency Shelters C C - -
Government Offices - - C P
Hospitals - - - P
Clinics - - - P
Instructional Services - - P P
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Park and Recreation Facilities, Public P P P P
Public Safety Facilities - - - C
Schools, Public or Private - - - -
Social Service Facilities - - - -
Commercial Uses
Animal Care, Sales and Services See subclassifications below Grooming and Pet Stores - - C P
Veterinary Services - - - C
Artist's Studio - - M P
Automobile/Vehicle Sales and Services See subclassifications below Automobile Rentals - - - -
Automobile/Vehicle Repair, Major - - - -
Automobile/Vehicle Service and Repair, Minor - - - -
Automobile/Vehicle Sales and Leasing - - - P
Automobile/Vehicle Washing - - - -
Large Vehicle and Equipment Sales, Service and Rental - - - - Service Station - - - -
Towing and Impound - - - -
Vehicle Storage - - - -
Banks and Financial Institutions - - P P
Business Services - - - P
Commercial Entertainment and Recreation See subclassifications below Cinema/Theaters - - C C
Large-Scale - - - C
Small-Scale - - - C
Eating and Drinking Establishments See subclassifications below Bars/Night Clubs/Lounges - - C C
Full Service - - P P
Convenience - - P P
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Food Preparation - - P P
Lodging - - P P
Offices See subclassifications below
Business and Professional - - P P
Medical and Dental - - P P
Walk-In Clientele - - P P
Funeral Parlors and Interment Services - - - C
Personal Services See subclassifications below
General Personal Services - - P P
Tattoo or Body Modification Parlor - - - -
Retail Sales See subclassifications below
Building Materials and Services - - - -
Cannabis Dispensary - - - -
Convenience Markets - - P P
Food and Beverage Sales - - P P
General Retail - - P P
Price Point Retail - - - -
Second-Hand Store - - - -
Retail Establishments Selling
Ammunition or Firearms
- - - -
Construction and Material Yards - - - -
Custom Manufacturing - - - -
Industry, General - - - -
Industry, Limited - - - -
Recycling Facility See subclassifications below
Reverse Vending Machine - - - -
Recycling Collection Facility - - - -
Recycling Processing Facility - - - -
Research and Development - - - -
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Salvage and Wrecking - - - -
Warehousing and Storage See subclassifications below
Chemical, Mineral, and Explosives Storage - - - -
Indoor Warehousing and Storage - - - -
Outdoor Storage - - - -
Wholesaling and Distribution - - - -
Cannabis Microbusiness - - - -
Communication Facilities See subclassifications below
Antenna and Transmission Towers See Chapter 18.24, Wireless Telecommunications Facilities Facilities within Buildings - - - P
Freight/Truck Terminals and Warehouses - - - -
Light Fleet-Based Services - - - -
Parking, Public or Private - - - -
Utilities, Major - - - -
Utilities, Minor P P P P
Waste Transfer Facility - - - -
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
Drive-In and Drive-Through Facilities Prohibited in MU districts; see Section 18.23.100, Drive-in and drivethrough facilities Nonconforming Use Chapter 18.19, Nonconforming Uses, Structures, and Lots Temporary Use Chapter 18.31, Temporary Use Permits
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1 Use Classifications P-I (New) IL IP
Public and Semi-Public Uses
Colleges and Trade Schools, Public or Private C C -
Government Offices C C C
Hospitals - - C
Clinics - - -
Public Safety Facilities M M -
Commercial Uses
Adult-Oriented Business - C(1) -
Animal Care, Sales and Services
Grooming and Pet Stores M - -
Kennels M M -
Veterinary Services M M -
Artist's Studio P P -
Automobile/Vehicle See subclassifications below
Automobile Rentals C(1) - C(4)
Automobile/Vehicle Repair, Major P P C
Automobile/Vehicle Service and Repair,
Minor
P P -
Automobile/Vehicle Sales and Leasing C(1) C(1) C(4)
Automobile/Vehicle Washing P P -
Large Vehicle and Equipment Sales, Service
and Rental
P P -
Service Station P(3) P(3) -
Towing and Impound M M -
Vehicle Storage M M -
Banks and Financial Institutions - - -
Business Services P P P
Commercial Entertainment and Recreation See subclassifications below Cinema/Theaters C - -
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2 Use Classifications P-I (New) IL IP
Large-Scale C C -
Small-Scale C C -
Eating and Drinking Establishments See subclassifications below Bars/Night Clubs/Lounges C - -
Full Service P(5) -
Convenience M(5) M(5) M(5)
Food Preparation P P -
Nurseries and Garden Centers M M -
Lodging - - -
Bed and Breakfast - - -
Hotels and Motels C - -
Offices See subclassifications below
Business and Professional P C M
Medical and Dental P C M
Walk-In Clientele P P P
Funeral Parlors and Interment Services - - -
Personal Services See subclassifications below
General Personal Services C - C
Tattoo or Body Modification Parlor C - C
Retail Sales See subclassifications below
Building Materials and Services M M -
Cannabis Dispensary - - -
Convenience Markets M(5) M(5*) M(5)
Food and Beverage Sales M(5) M(5*) M(5)
General Retail M(5) M(5**) -
Price Point Retail - - -
Second Hand Store P(5) - -
Retail Establishments Selling
Ammunition or Firearms
C(5) C C(5)
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3 Use Classifications P-I (New) IL IP
Industrial Uses
Construction and Material Yards P P -
Custom Manufacturing P P -
Industry, General P P -
Industry, Limited P P P
Reverse Vending Machine P P -
Recycling Collection Facility C C -
Recycling Processing Facility C C -
Salvage and Wrecking M M -
Research and Development P P P
Research and Development Activities
Requiring BSL-1 and BSL-2 Containment
P P P
Research and Development Activities
Requiring BSL-3 Containment
- - -
Research and Development Activities
Requiring BSL-4 Containment
- - -
Warehousing and Storage See subclassifications below
Chemical, Mineral, and Explosives
Storage
C(6) C(6) -
Indoor Warehousing and Storage P P -
Outdoor Storage P P -
Wholesaling and Distribution P P -
Cannabis Microbusiness - P -
Transportation, Communication, and Utilities Uses
Antenna and Transmission Towers See Chapter 18.24, Wireless Telecommunications Facilities
Facilities within Buildings M M M
Freight/Truck Terminals and Warehouses C C -
Light Fleet-Based Services P P -
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4 Use Classifications P-I (New) IL IP
Parking, Public or Private P - -
Utilities, Major C C C
Utilities, Minor P P P
Waste Transfer Facility P P -
Other Applicable Types
Accessory Uses and Structures See Sections 18.23.030, Accessory uses, and 18.15.020, Accessory buildings and
structures
Nonconforming Use Chapter 18.19, Nonconforming Uses,
Structures, and Lots
Temporary Use Chapter 18.31, Temporary Use Permits
Specific Limitations:
1. Shall be conducted entirely within an enclosed building.
2. Limited to establishments with a gross floor area of five thousand (5,000) square feet or less.
3. Limited to alternative fueling stations such as for electric or hybrid vehicles, hydrogen-powered vehicles, and similar vehicles using alternative fuels.
4. Limited to properties between Industrial Road and Highway 101 and adjacent to Shoreway Road.
5. Permitted only as an accessory use.
5*. Permitted only as an accessory use. The combined floor area of all eating and drinking uses on a site shall not exceed two thousand five hundred (2,500) square feet unless a conditional use permit is approved. 5**. Permitted only as an accessory use, not to occupy more than one thousand (1,000) square feet, unless a conditional use permit is approved.
6. Prohibited within five hundred (500) feet of a residential district.
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One Twin Pines Lane, Belmont, CA 94002 | 650-595 -7408 | belmont.gov April 16, 2026
Rendell Bustos, Senior Planner
Community Development Department
City of San Carlos
600 Elm Street
San Carlos, CA 94070 via email: [email protected] RE: Opportunities to Coordinate on San Carlos Northeast Area Specific Plan and Belmont Harbor Area Industrial Area Specific Plan
Dear Rendell and San Carlos Team,
Our Engineering and Planning staff/consultants have had the opportunity to review the Draft EIR for the Northeast Area Specific Plan (NEASP). Congratulations on this milestone. As you know, we are engaged in our own Specific Plan for the Harbor Industrial Area (HIA) and look forward to the future redevelopment of the area.
Given the shared watershed, utility systems, and transportation corridors, we think coordinated planning between the City of Belmont, City of San Carlos, and San Mateo County is essential to ensure efficient infrastructure delivery and avoid duplicative or misaligned investments. This letter identifies infrastructure and planning issues that we would like to address through interagency coordination and joint technical work. We have provided a separate letter with formal CEQA comments.
I. Storm Drainage and Belmont Creek Coordination
Both Belmont and San Carlos have performed various studies related to the Belmont Creek watershed and impacts within both jurisdictions. The overtopping of Belmont Creek during large storm events not only inundates areas within Belmont and the HIA but also has downstream impacts to properties within the NEASP. We believe that there is a need to develop a shared hydrologic and hydraulic model of the Belmont Creek watershed extending from upstream San Carlos tributaries, through the NEASP reach, and into the HIA and downstream system constraints (including US 101 crossings).
Ongoing dialogue between the affected parties has focused on the Twin Pines Stormwater Detention Basin (given the funding and timing issues). However, more global key
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considerations for the entire downstream watershed within Belmont, HIA, and San Carlos could include:
• Establish common modeling assumptions, including:
o Design storm events (10-, 25-, 100-year)
o Sea-level rise and tidal backwater conditions
o Sedimentation rates and maintenance assumptions
• Evaluate combined floodplain impacts, including:
o Fill placement (future pad elevations) and flood storage displacement impacts o Groundwater rise and infrastructure vulnerability
o Backwater effects from tidal conditions
• Develop a cost-sharing framework that reflects:
o Proportional runoff contribution
o Timing of development
o Benefit to each jurisdiction (San Carlos, Belmont, County/HIA – Belmont if annexed)
• Coordinate construction sequencing, particularly:
o Timing of upstream grading vs. downstream capacity improvements o Sediment control measures prior to detention basin operation The consideration of OneShoreline as the lead for construction funding and implementation phase of all future watershed improvements should be discussed, vetted, and agreed upon.
The scope of their role (for example, funding strategy, grant coordination and administration, interagency agreements, coordination with the technical and permitting team, and construction contract oversight and management) should be determined as well.
II. Sewer Infrastructure Coordination
It is assumed that if the HIA is annexed into Belmont that the current connection of this area will be re-routed and future HIA sewage will flow to the Belmont system. However, if HIA is not annexed to Belmont, sewer flows will contribute to the San Carlos Pump Station. The capacity of this pumps station should be analyzed to ensure it is adequate to serve all future flows from HIA as well as NEASP buildout. Additionally, Belmont would like to discuss keeping a connection at the City borders (after annexation and re-routing of sewer flows) in an emergency event if there are issues or restrictions in the Belmont lines.
Key Coordination Items Include:
• Evaluate alternative wastewater routing scenarios for the HIA, including keeping a San Carlos system connection as a “safety valve”
• Coordination with Silicon Valley Clean Water regarding ensuring that there is adequate wet weather capacity for both jurisdictions under both a non-annexation as well as annexation scenario
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• Acknowledgement and discussion of the potential ultimate disposition of the Harbor Industrial Sewer Maintenance District and associated obligations and responsibilities under both scenarios
III. Water System Coordination
Mid-Peninsula Water District (MPWD) provides water service to both Belmont and San Carlos.
Our review of the NEASP DRIE raised several areas for discussion:
• The DEIR acknowledges projected single-dry-year and multiple-dry-year supply shortages if Bay Delta Plan Amendment restrictions and SFPUC supply constraints occur. Under these scenarios, the DEIR relies on water shortage contingency measures, conservation, and future alternative supply development rather than demonstrated firm supply. (NEASP DEIR, pp. 283–301.) This is a risk that applies to both the NEASP and the HIA as MPWD customers. Joint discussion and collaboration with both MPWD and our agencies regarding this issue is recommended.
• Both the HIA and NEASP areas are assumed to be ultimately developed with a range of land uses including life science/R&D. It may be useful to discuss water demand for these uses pending the MPWD Urban Water Management Plan update. • The NEASP identifies the potential to extend the City of Redwood City’s recycled water system into the Northeast Area via a new pipeline, given the proximity of the system in Redwood Shores. A coordinated recycled water extension covering both the NEASP and the HIA could meaningfully reduce potable water demand on MPWD’s SFPUC allocation for both plan areas. This regional coordination opportunity should be explored.
IV. Transportation Coordination
Harbor Boulevard and Old County Road are the principal surface arterials connecting the NEASP and HIA. Harbor Boulevard runs north-south through the center of the HIA and connects directly to Industrial Road at the NEASP/HIA boundary via the Belmont Creek crossing. Old County Road forms the western boundary of both plan areas and provides access to the San Carlos Caltrain station and the US 101 / Holly Street interchange. Both roads currently experience congestion during peak hours and are identified in the NEASP transportation analysis as stressed under cumulative conditions.
In the review of the NEASP DEIR it was not clear whether the planned Harbor Industrial Area (Belmont HIA Specific Plan) trips were explicitly modeled. We should coordinate on the land use assumptions in the modeling to ensure that the land use assumptions appropriately address the future HIA SP. It would be mutually beneficial to confirm consistency between the assumptions behind land use in the modeling for each specific plan.
El Camino Real (ECR) impacts are not clearly stated in the Transportation Analysis for the NEASP DEIR. However, we note that ECR intersections are studied in the Hexagon trip distribution
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figures attached in the Appendix. Are impacts assumed to be combined in analysis of Old County Road intersections with Holly St and Harbor Blvd? Additional transportation and circulation items that Belmont would like to coordinate include:
• Street designs for Industrial Rd and Old County Rd - confirming consistency between anticipated cross sections, continuity of sidewalks and bike facilities, and transitions between facilities on each side
• Development of intersection plans for Harbor Blvd and Industrial Rd, coordinating best practice intersection design for multimodal access and safety • Assumptions regarding TDM and VMT for both the NEASP and HIA • Fair-share discussions for funding improvements at overlapping facilities VII. Implementation Framework
To advance the coordination efforts outlined above, we suggest that a standing, inter-agency technical working group be established to continue joint coordination and planning of infrastructure related issues between the two cities.
The City of Belmont values its ongoing partnership with the City of San Carlos. We raise these issues in the spirit of proactive, collaborative problem-solving that will benefit both jurisdictions as we collectively move forward with updated visions for our cities. We look forward to working with you.
Sincerely,
Laura C. Russell Edric Kwan, P.E.
Deputy Community Development Director Public Works Director
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10.b
June 08, 2026 Packet Pg. 2672
10.b
June 08, 2026 Packet Pg. 2673
Outlook
Public Comment: May 18 City Council - San Carlos Northeast Area Plan From Gia Pham
Date Wed 4/29/2026 5:13 PM
To AdvancePlanning <[email protected]>; Sajuti Haque <[email protected]> Cc [email protected] <[email protected]> External Sender - From: (Gia Pham
This message came from outside your organization.
Learn More
Dear Sajuti and San Carlos Planning Team,
Thank you for the thoughtful work that has gone into the San Carlos Northeast Area Plan. I appreciate the opportunity to review the latest draft and want to acknowledge the strong foundation city staff has built, particularly around the mobility analysis. The attention to how parking design and ground-level obstructions can impact accessibility is commendable as it draws into universal design where there might be persons with large equipment going through or things on trolleys they need to bring and in effect, accessibility designs of ramps and large safe walkways helps worker but also folks in wheelchairs. The plan’s emphasis on a three-modal transportation network reflects a forward approach to mobility.
I appreciate the inclusion of mixed-use areas that incorporate affordable housing. At the same time, I want to share that the plan appears to lean more heavily toward industrial and commercial uses than toward maximizing affordable housing opportunities. While I understand there are constraints and competing priorities, this does feel like a missed opportunity to deliver a greater number of affordable homes in a high-resource area.
Given that, it becomes even more important that the affordable housing that is included reaches those with the greatest need. As the plan moves forward, I strongly encourage prioritizing deeper levels of affordability - specifically 50% AMI and below. These units are the most accessible to individuals with disabilities, including those working part-time or in lower-wage jobs, who are often left out of higher AMI brackets.
There is still a meaningful opportunity here to ensure that the plan delivers (in relation to housing affordability) on its goals of inclusivity and community vitality. Focusing on deeper affordability will not only address critical housing gaps but will also strengthen the success of the mixed-use vision. When people from diverse economic backgrounds are able to live in an area, it creates more authentic activation at the ground level. For individuals with disabilities, who frequently face barriers in employment, having the ability to live near job opportunities is especially impactful.
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June 08, 2026 Packet Pg. 2674
The inclusion of ground-floor commercial uses presents a valuable opportunity to support this kind of live-work proximity.
Lastly, I encourage continued integration of public green space and greenery throughout the plan area.
Thank you again for all the staff's work and for your thoughtful consideration of these comments. I look forward to the opportunity to speak virtually when this item comes before Council on May 18.
Warm Regards,
Gia Pham
This email has been scanned for spam and viruses by Proofpoint Essentials. Click here to report this email as spam.
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10.b
June 08, 2026 Packet Pg. 2675
May 18, 2026
Via Email: [email protected]
Rendell Bustos, Senior Planner
Community Development Department
City of San Carlos
600 Elm Street
San Carlos, CA 94070
Re: 495 Bragato LLC’ s Comments Regarding Northeast Area Specific Plan Final Environmental Impact Report
Dear Mr. Bustos:
As you know, this firm represents 495 Bragato, LLC (“Bragato LLC”) who owns the property located at 268 Industrial Road, San Carlos, CA (“Bragato Property”). Thank you for your responses to our comments that were set forth in a letter dated April 16, 2026, on the Northeast Area Specific Plan Draft Environmental Impact Report (DEIR).
We appreciate that you revised the DEIR to acknowledge the TSCA Cap and the need for future coordination with the U.S. EPA (Section 5.0 text revisions). However, it remains our position that the other issues raised in our letter of April 16, 2026, remain unaddressed and that therefore the Final EIR is deficient. As discussed in our letter, in addition to the numerous issues relating to the implementation of the Bragato Paseo, the Bragato Paseo is not adequately described. It would be helpful to have a figure that depicts the proposed Bragato Paseo overlying an aerial photograph that shows the existing buildings and property boundaries.
Please contact me if you have any questions.
Very truly yours,
_______________________________
Laurie Berger
SILICON VALLEY LAW GROUP
A Law Corporation
Cc:
Planning Commissioner Twisha Anand ([email protected]) Planning Commissioner Summer Bundy ([email protected]) Planning Commissioner Kristen Clements ([email protected]) Planning Commissioner Frank Kenniasty ([email protected]) Planning Commissioner Jorge Tapias ([email protected])
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June 08, 2026 Packet Pg. 2676
Letter to Rendell Bustos
May 18, 2026
10719634.DOCX
Mayor Pranita Venkatesh ([email protected]) Vice Mayor Adam Rak ([email protected])
Council Member John Dugan ([email protected])
Council Member Neil Layton ([email protected]) Council Member Sara McDowell ([email protected]) Al Savay, Community & Economic Development Director)
Andrey Kamenetsky, Putnam Automotive Dealership Group
Kent Putnam, Putnam Automotive Dealership Group
10.b
June 08, 2026 Packet Pg. 2677
Northeast Specific Plan does not allow for viable development Not now and not anytime soon
Podium Construction is estimated to cost $650K/unit
If Cap rates are 4.9% and we expect the NOI to be 50% of the Gross Rental Rate we come up with a value of $391,837 per unit.
$3,200 rent per month x 12 months = $38,400 annual gross rent per unit $38,400 annual gross rent x 50% to get to NOI per unit of = $19,200 NOI per unit $19,200 / 0.049 cap rate = $391,837 value per apartment unit.
The value of the units are coming in lower than their construction cost. This is nota viable project unless we can get the cost per unit down. In order to do that we need economies of scale to work for us. More units amortizing the concrete podium and elevators brings down the cost per unit.
10.b
June 08, 2026 Packet Pg. 2678
ANDREW L. FABER JAMES P, CASHMAN NANCY J. JOHNSON JEROLD A. RETON JONATHAN D. WOLF KEVIN F. KELLEY MARK MAKIEWICZ JOLIE HOUSTON BRIAN L, SHETLER HARRY A. LOPEZ CHARLES W. VOLPE CHRISTINE H. LONG AARON M. VALENTI CHRISTIAN E. PICONE SUSAN E. BISHOP
FOUNDERS
SANDRA G. SEPULVEDA KIMBERLY G. FLORES DAWN C. SWEATT TYLER A. SHEWEY JAMES F. LANDRUM, JR. MICHAEL J. CHENG EILEEN P, KENNEDY JOSHUA BORGER BENJAMIN M. JOHNSON STEPHEN C. SCORDELIS C. DAVID SPENCE BRANDON L. REBBOAH TIMOTHY K. BOONE STUART B. SPENCER WENDY C. KROG
SANFORD A. BERLINER (cl. 2020)
SAMUEL J. COHEN.
TELEPHONE: (408) 286-5800
FACSIMILE: (408) 998-5388
www.berliner.com Branch Offices
Merced, CA * Modesto, CA
BERLINER
COHEN ur
CRAIG A. TANABE PABLO TAGRE ALEXANDRIA N. NGUYEN MONICA $, HAMMER LEILA N. SOCKOLOV ALAN LAW BLAINE R. COX ANGELA SHAW DAVID A. BELLUMORI NATHAN C. BRADY LINDSAY I, WALCZAK MAKAYLA A. WHITNEY JACE D. LYNCH MARISA J. MARTINSON MARIA |. PALOMARES: KEVIN S. LANDIS OMEED RAJAEE
OF COUNSEL
STEVEN L, HALLGRIMSON PEGGY L. SPRINGGAY
TIFFANY A, SCOGGIN
CHRISTIAN D. WICK
VEENA A, BANSAL
JOSEPH H. FELDMAN
MATTHEW C. TOSCANO.
JEANETTE MARTINEZ
ROBERT AVERSA-GOODMAN
SHANY KLEIN
MILAN NEDA,
KIM G. DESCAMPS
MORGAN H. WAHLER
JOSEPH C. FORGATCH
GARRETT D. BERGTHOLD
TONY INFANTE
IAN M. DURUPT
KELSEY JOHNSON
RAMSIN YOUKANA
NANCY L. BRANDT
BRADLEY HEBERT
FRANK R. UBHAUS KATHLEEN K. SIPLE MICHAEL B. JAMS
ERIC D. CAPRON
THOMAS P. MURPHY
FRED A. SILVA.
September 4, 2025
VIA EMAIL AND U.S. MAIL
Rendell Bustos, Senior Planner
San Carlos Planning Division
City of San Carlos
600 Elm Street
San Carlos, California 94070
[email protected]
Re: Northeast Area Specific Plan
Our File No.: 12074.099
Dear Mr. Bustos:
I am writing on behalf of G. W. Williams to ensure the Northeast Area Specific Plan (“Specific Plan”) allows for the continued use of the buildings owned, directly or indirectly, by G.W. Williams. G.W. Williams purchased 299 Old County Road over fifty years ago. Subsequent acquisition of 303 and 305 Old County Road, as well as additional investment through the years has led to the creation of a multi-parcel property which consists of approximately 20 buildings with 230 rental spaces and over 250,000 square feet of industrial space (“Williams Business Park”). Tenant businesses that currently bring employment, innovation, and economic vitality to the City of San Carlos include construction companies, subcontractors, distributors, and craftsmen.
In the event that the Specific Plan changes the zoning of the properties from light industrial to a Mixed-Use Northeast 90, we seek clarification to the Specific Plan that G.W. Williams properties can continue to operate as legal nonconforming uses. The light industrial use currently 4935-8837-2835v3 MHAMMER\12074099
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June 08, 2026 Packet Pg. 2679
Northeast Area Specific Plan Study Session
September 4, 2025
is a legal, conforming use of the property, consistent with the City’s General Plan and Zoning Code. A legal nonconforming use is one that was valid when the use was brought into existence and may continue to be used when the use becomes nonconforming due to a subsequent regulation.
The latest draft of the Specific Plan suggests that G.W. Williams may be prohibited from operating as a nonconforming use. As any one of the 230 units become vacant, as is the nature of any rental market, G.W. Williams may be prohibited from leasing the unit even though the industrial use on the property has not ceased. Naturally, the G.W. Williams business model takes into account that some of the 230 units do become vacant from time to time as market conditions fluctuate and local businesses mature. In fact, the market for industrial space requires reasonable and temporary vacancies as demand fluctuates over time. Therefore, Section 4.2.2 of the Specific Plan must be clarified to ensure that G.W. Williams has a right to continue the use of their property in good faith as a legal, nonconforming use so long as they actively seek to lease the property.
1. City Council should direct staff to clarify that temporarily vacant units within the Williams Business Park do not constitute a lapse of use under SCMC 18.19.090.
The California Supreme Court has made it clear that a nonconforming use ordinance cannot be invoked by a city simply because of a vacancy ina building. The courts have found that temporary nonuse of property, especially resulting from fluctuation in market demands and maintenance, does not constitute discontinuance of a nonconforming use. In Hansen Bros. Enters. v. Bd. of Supervisors (1996) 12 Cal.4th 540, the Supreme Court held that because the business of aggregate mining is seasonal and dependent on fluctuating market demand, the cessation of mining for several years because of low demand did not constitute a discontinuance of that nonconforming use. The court in Hansen held that “mere cessation of use” neither amounts to discontinuance of the use nor demonstrates an intent to abandon the use. Hansen Bros. Enters.. 12 Cal.4th at 569. The Hansen court rejected the county’s position that because a quarry operation had ceased active mining of rock for six months, it had lost the right to resume mining operations. The actual mining of rock was only one component of the use of the quarry, and a temporary cessation of that particular operation did not indicate an abandonment or discontinuance of the overall quarry use or of the mining operation.
Similarly, the industrial use of the Williams Business Park is comprised of 230 units being held out for lease, which means that a mere vacancy of a unit is not synonymous with a cessation of use. This has been the law in California for many years. See also Fontana v. Atkinson (1963) 212 Cal.App.2d 499, 507, where removing fences to repair and rebuild them to conform to regulations of the county health department did not constitute a forfeiture of the owner’s right to continue operating the property in a nonconforming manner as a dairy farm.
To clarify Section 4.2.2 of the Specific Plan we suggest the following changes with deletions indicated with strikethrough and proposed edits indicated by underline. 4935-8837-2835v3 -2- MHAMMER\12074099
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June 08, 2026 Packet Pg. 2680
Northeast Area Specific Plan Study Session
September 4, 2025
“Right to Continue (SCMC 18.19.040)
Nonconforming use or structure that was lawfully established prior to the adoption of this Specific Plan may continue provided there is no alteration (other than maintenance) or addition to the building or structure.” (No change) “Lapse of Use (SCMC 18.19.090)
A nonconforming use shall not be resumed if it the site has been abandoned or vacated for a period of six months or more. The six-month period shall commence when all the nonconforming uses on the site ceases and if any of the following occurs: |) the site is vacated, 2) the business license lapses, 3) utilities are terminated, or 4) all the leases on the units are is terminated. The nonconforming use, however, may be reestablished by the Planning and Transportation Commission through a conditional use permit with specific findings.”
2. Ifindustrial use on the Williams Business Park were prohibited from continuing, the re-zone could constitute an unconstitutional taking because G.W. Williams would be deprived of substantially all reasonable use of their property.
A zoning ordinance that takes private property without just compensation is invalid pursuant to the Fifth Amendment of the U.S. Constitution and Article One of the California Constitution. In First English Evangelical Lutheran Church v. County of Los Angeles (1987) 482 U.S. 304, the United States Supreme Court declared that property owners are entitled to just compensation, including interim damages, when a zoning regulation deprives an owner of substantially all reasonable use of his or her property. In the San Carlos City Council Meeting May 27, 2025, Planning Consultant Dena Belzer informed City Council that realistically, the City should not expect mixed-use development to occur in the Northeast Area because construction costs for projects that conform to the Mixed-Use Northeast 90 zoning classifications proposed was not cost-effective. Even under “aggressive” economic forecasts in which the economy was as strong as in 2018, Ms. Belzer stated, costs to build on this site even at the maximum seven stories that the rezone would allow would not result in a profitable development. Ms. Belzer said, “When we ran these feasibility numbers, nothing was actually feasible.” Hour 2 Minute 58. Rezoning the Williams Business Park in a way that cannot support new development suggests that G.W.
Williams will be deprived of the ability to redevelop their property.
The test for invalidation of a zoning ordinance is whether its effect deprives the landowner of substantially all reasonable use of their property. The seminal case on this matter is Penn Central Transportation _v. New York City (1978) 438 U.S. 104, which emphasized three factors in particular: (1) the economic impact of the regulation on the claimant, (2) the extent to which the regulation has interfered with distinct investment-backed expectations, and (3) the character of the government action. Kavanau v. Santa Monica Rent Control Bd. (1997) 16 Cal. 4th 761, 774 citing Penn Central Transportation v. New York City (1978) 438 U.S. 104. If implementing the Specific Plan for this parcel through mixed-use development is financially impossible, and the City were to also prohibit a continued nonconforming use, the City would be depriving G. W. Williams of 4935-8837-2835v3 -3- MHAMMER\12074099
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June 08, 2026 Packet Pg. 2681
Northeast Area Specific Plan Study Session
September 4, 2025
substantially all reasonable use of their property which they have held and invested in for over fifty years.
In addition, the City may not deliberately take steps to benefit from a reduced value through a rezone. In FFV Coyote LLC v. City of San Jose (2022) 637 F. Supp. 3d 761, San Jose city staff recommended a change from industrial park zoning to agricultural zoning in the city’s General Plan because the community wanted to preserve the land as open space. The court concluded that the landowners had sufficiently stated a claim for violation of the Fifth Amendment due to the severe economic impact of the City’s rezone. Like San Jose, the City of San Carlos appears to be interested in creating open space on or around this land for a park to benefit the community. However, zoning made in bad faith to create a benefit to the public without fair compensation to G. W. Williams could give rise a takings claim under the Fifth Amendment.
In conclusion, the troubles that could arise through the constitutional prohibition of taking private property can all be avoided with relative ease through the proposed edits to Section 4.2.2. Accordingly, we respectfully request that City Council direct Planning staff to clarify that the industrial use and maintenance of the Williams Business Park may continue in a way that permits fluctuating occupancy rates that are both expected and anticipated as part of their long-term investment in the property. Should the City deny these continued uses, the improvements in the existing 20 buildings would frustrated, and G.W. Williams would be denied the economically beneficial use of their land because, as your Planning Consultant Dena Belzar indicated, development under the Mixed-Use Northeast 90 Zone is not actually economically feasible.
Thank you for your attention to this matter.
Very truly yours,
BERLINER COHEN, LLP
MONICA S. HAMMER
E-Mail:
MSH
ce: City Council
Planning Commission
City Attorney
Client
4935-8837-2835v3 -4- MHAMMER\12074099
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June 08, 2026 Packet Pg. 2682
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10.b
June 08, 2026 Packet Pg. 2684
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 28th Day of May 2026.
I declare under penalty of perjury that the foregoing is true and correct.
________________________________
JP Uganiza
Dated at San Mateo, California,
This 28th Day of May 2026
10.b
June 08, 2026 Packet Pg. 2685
10.b
June 08, 2026 Packet Pg. 2686