B. Curtail grouting when grout volume reaches twice the grout volume goal. Seek ENGINEER input on maximum grout rates for pipe diameters above 18”.
C. Where using low end element technique (LEET) for joints with defects, increase the maximum grout per joint by 33%. Notify ENGINEER verbally and via email of intended changes before making this change.
D. If more than 16% of the joints (1 in 6) are not passing when using step grouting procedure, cut gel time in half. Notify ENGINEER verbally and via email of intended changes before making this change.
1. Invoke and repeat this process until a gel time of 15 seconds is reached. Do not use gel times less than 15 seconds.
E. If more than 25% of the joints (1 in 4) need excessive grout volumes using step grouting procedures to achieve seal, cut gel time in half. Notify ENGINEER verbally and via email of intended changes before making this change.
1. Invoke and repeat this process until a gel time of 15 seconds is reached. Do not use gel times less than 15 seconds.
F. For any given joint that does not seal, move packer forward to the next joint, complete test and seal work on that second joint, then return to the joint that did not pass, retest it, and if necessary pump additional grout using step grouting procedures for up to an additional 4 gallons of grout. Charge this second test as a pull-back verification test.
G. If, after decreasing gel time it is found that grout volume goals are consistently not being met, gel time will be judged to be too short and gel times will be incrementally increased until grout volume goals are consistently achieved. Seek and follow instructions from ENGINEER on when and how to return to original gel times.
H. After the final post-grout pressure testing of each joint, move the packer forward, wiping away the excess grout that extends into the pipe, reduces the pipe diameter, or restricts flow. Leave the sealed joints reasonably flush with the existing pipe surface.
I. For lateral grouting, confirm flow is unobstructed by grout after completing all sealing of each lateral through camera inspection and/or through water flowing through the lateral. If a grout blockage is evident, clear the blockage.
3.10 LONGITUDINAL FRACTURE DEFECT GROUTING
A. Pump until refusal or until the grout pumped exceeds 150% of grout volume goal, at which time modify grouting procedure to step grouting by pumping additional grout in 2 gallon increments until refusal, air test pass, maximum grout volume is achieved,
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June 22, 2026 Packet Pg. 510
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-255
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
or directed to stop or continue by ENGINEER. Record the amount of grout pumped on the sealing log.
B. Generally, stop grouting when grout rate exceeds 200% of grout volume goal, unless approved by ENGINEER.
3.11 VERIFICATION TESTING
A. At the completion of the sewer line segment (i.e. manhole to manhole) ) or when requested by ENGINEER, whether for original testing or for warranty testing, conduct joint grouting verification testing as directed by ENGINEER for quality control purposes. ENGINEER will select the MLJs, LTCs, LCMs, or LACOs for pull back testing.
B. Test on a given line segment or lateral:
1. 5% of the grouted MLJs (minimum of two),
2. 2% of MLJs that passed testing without grouting (minimum of one) C. Grout all items failing verification test at no additional cost to OWNER except the grout itself regardless of original test results.
D. Within a sewer line segment or lateral, if any tested items fail the pullback test, retest an additional 10% of said items in that sewer line segment or lateral at no additional cost to OWNER. If any of these tested items fail the pullback test, retest all the remaining said items in that sewer line segment or lateral at no additional cost to OWNER.
3.12 POST-CONSTRUCTION INSPECTION
A. Conduct Post-Construction Inspection of all pipe, taps, and laterals tested and/or grouted in accordance with Section 02736, Closed Circuit Television (CCTV) Inspection of Sanitary Sewer System. Any items found to visibly leak shall be sealed prior to conducting Post-Construction Inspections. Remove from the pipe wall and bottom any grout that obstructs the view of the pipe or the camera lens before inspection. Collect and remove from the sewer all excess grout removed from the pipe wall.
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June 22, 2026 Packet Pg. 511
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-256
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
SECTION 03930
MANHOLE REHABILITATION
PART 1 GENERAL
1.02 SUMMARY
A. This Section specifies the method and material for the rehabilitation of sanitary sewer manholes including materials, testing, and installation of corrosion barrier composite liners and coatings for concrete structures in compliance with manufacturer’s installation requirements and compliance with applicable building codes and standards.
Methods presented may utilize a spray or trowel applied calcium aluminate cementitious structural rehabilitation system, epoxy mortar barrier, or corrosion barrier geopolymer mortar. The purpose of this work is to obtain a dense and durable lining that is resistant to biosulfuric acid attack and meets the strength requirements described elsewhere in this specification. The work covered in this specification consists of furnishing all labor, equipment, materials, and supervision necessary to accomplish the rehabilitation as specified. When complete the rehabilitated structure shall:
1. Provide for a uniformly smooth surface of specified thickness.
2. Minimize, if not eliminate sources of inflow/infiltration (I/I).
3. Provide a service life that is supported by documented test analysis.
B. The Contractor's sequence of operation relative to structural rehabilitation shall include, but not be limited to the following:
1. Manhole rehabilitation shall take place after completion of pipeline rehabilitation but prior to disabling sewage diversion or bypass.
2. Eliminate all sources of groundwater infiltration and voids in manhole walls and bases as appropriate for rehabilitation method used.
3. Rehabilitate all interior surfaces including walls, and floors in accordance with the specification and the nature of the sub-surfaces to which the cementitious structural rehab system is to be applied.
4. Provision to "cure" the installed lining material.
5. Provision to “test” lining and structural rehabilitation materials.
C. The Contractor and the manufacturer shall guarantee workmanship, lining/coating system materials, installation and completed product for a period of ten (10) years from the date of substantial completion of the manhole rehabilitation work.
D. This Section also specifies the method and material for manhole channel/base restoration.
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June 22, 2026 Packet Pg. 512
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-257
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
1.03 RELATED SECTIONS
A. Section 03300: Cast-in-Place Concrete
B. Section 03600: Grout
1.04 SYSTEM DESCRIPTION
This specification defines the material, method and installation for the rehabilitation of sanitary sewer manholes utilizing a spray or trowel applied Microsilica Cement Mortar with Epoxy topcoat. The work covered in this specification consists of furnishing all labor, equipment, materials, and supervision necessary to accomplish the rehabilitation as specified.
1.05 QUALITY ASSURANCE
A. Use adequate numbers of skilled workmen who are thoroughly trained and experienced in the necessary trades and crafts and who are completely familiar with the specified requirements and methods needed for proper performance of the work of this section.
A minimum of three (3) years of active continuous experience in the commercial application of manhole rehabilitation under the Contractor’s license is required.
B. Engage experienced applicator to perform Work of this Section who has specialized training in installing materials required for this Project; who is approved, authorized, or licensed by coating system Manufacturer to install Manufacturer's product; and who is eligible to receive the standard Manufacturer's warranty. A minimum of three (3) years of active continuous experience in the commercial application of manhole rehabilitation under the Contractor’s license is required.
1.06 REFERENCES
A. ACI 305R - Hot Weather Concreting.
B. ACI 503R - Use of Epoxy Compounds for Coating Concrete.
C. ASTM C78 - Flexural Strength of Concrete (Using Simple Beam With Third-Point Loading).
D. ASTM C109 - Compressive Strength of Hydraulic Cement Mortars (Using 2-in. or 50-mm Cube Specimens).
E. ASTM C157 - Length Change of Hardened Hydraulic-Cement Mortar and Concrete.
F. ASTM C876 - Half-Cell Potentials of Uncoated Reinforcing Steel in Concrete.
G. ASTM D4138 - Measurement of Dry Film Thickness of Protective Coating Systems by Destructive Means.
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June 22, 2026 Packet Pg. 513
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-258
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
H. International Concrete Repair Institute (ICRI) Technical Guideline No. 03730 – Surface Preparation Guidelines for the Repair of Deteriorated Concrete Resulting From Reinforcing Steel Corrosion.
I. International Concrete Repair Institute (ICRI) Technical Guideline No. 310.1R – Surface Preparation Guidelines for the Repair of Deteriorated Concrete Resulting from Reinforcing Steel Corrosion
J. ASTM C597 – Standard Test Method for Pulse Velocity Through Concrete (Compressive Strength)
K. ASTM C321 - Standard Test Method for Bond Strength of Chemical-Resistant Mortars.
L. ASTM C293 – Standard Test Method for Flexural Strength of Concrete (Using Simple Beam with Center-Point Loading)
M. ASTM C496 – Standard Test Method for Splitting Tensile Strength of Cylindrical Concrete Specimens
N. ASTM C596 – Standard Test Method for Drying Shrinkage of Mortar Containing Hydraulic Cement
O. ASTM C882 – Standard Test Method for Bond Strength of Epoxy-Resin Systems Used with Concrete by Slant Shear
P. National Association of Corrosion Engineers International, NACE SP 0188 – Discontinuity (Holiday) Testing of Protective Coatings
1.07 SUBMITTALS
A. Furnish the following Qualifications submittal with bid.
1. Submit company history stating years in service.
2. Submit evidence of factory authorization or licensing by Manufacturer of lining system to install product
3. Submit documentation of employees’ cognizance and ability to comply with all Federal and State OSHA regulations regarding confined space entry.
4. List of three (3) restoration mortar and epoxy corrosion barrier composite liner projects with at least three (3) years of successful service history, including project name and location, name of owner and engineer, and a description of the products used, substrate conditions, and application procedures.
B. Furnish the following lining/coating system submittals.
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June 22, 2026 Packet Pg. 514
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-259
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
1. Submit Manufacturer’s product catalog data including physical properties.
2. Submit application instruction requirements.
3. Submit liner/coating system and application certification per certificate of compliance requirements.
4. Submit material samples, when requested by the Engineer.
5. Submit qualifications of applicator(s).
6. Submit to the City a manufacturer’s warranty for the liner or coating rehabilitation system to be in force and effective for a period of ten (10) years from the date of final acceptance by the City.
7. Submit to the City a warranty from the Contractor to be in force and effective for a period of ten (10) years from the date of final acceptance by the City. The warranty shall require the Contractor to repair or replace the manhole should leakage or other failure result from faulty materials or installation as determined by the Engineer.
8. Submit to the City a written certification that both the restoration mortar and epoxy corrosion barrier were applied consecutively (essentially simultaneously) on each of the three (3) projects submitted.
C. Furnish the following channel/base restoration submittals:
1. Submit Manufacturer’s product catalog data including physical properties.
2. Submit application instruction requirements.
D. Furnish the following channel/base restoration submittals:
1. Submit Manufacturer’s product catalog data including physical properties.
2. Submit application instruction requirements.
1.08 DELIVERY, STORAGE AND HANDLING
Manufacturer’s instruction and warranty requirements for delivery, storage and handling of concrete restoration and coating systems shall be strictly followed.
PART 2 PRODUCTS
2.01 LINING/COATING MATERIALS
A. All materials used for lining/coating systems shall be specifically designed for use in manhole rehabilitation. All materials used shall be, whenever possible, from the same manufacturer. Sanitary sewer manholes shall be rehabilitated using the following method:
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June 22, 2026 Packet Pg. 515
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-260
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
1. Mainstay ML-72 Sprayable Microsilica Cement Mortar and Mainstay DS-5 Epoxy Mortar Corrosion Barrier,
B. MAINSTAY ML-72 SPRAYABLE MICROSILICA CEMENT MORTAR AND DS-5 EPOXY COATING:
The Mainstay ML-72 Cement Mortar shall be provided by the same manufacturer and be in compliance with the following criteria:
1. Restoration Mortar: Mainstay ML-72 Sprayable Microsilica Restoration Mortar. Low shrinkage, high strength, polymer modified, sprayable microsilica mortar.
2. Composition: Blend of cements, microsilica, thermoplastic fibers, densifiers, polymer admixtures, and modifiers. Mortar shall not contain calcium aluminate cements or aggregates.
3. Compressive Strength, ASTM C109:
a. 1 Day: 3,000 psi
b. 28 Days: 10,000 psi
4. Flexural Strength, ASTM C293:
a. 1 Day: 535 psi
b. 28 Days: 1,400 psi
5. Tensile Strength, ASTM C496:
a. 1 Day: 330 psi
b. 28 Days: 790 psi
6. Shrinkage, ASTM C596:
a. 28 Days @ 90%: 0.01 percent
7. Uniaxial Tensile Bond Strength, ACI 503R, Appendix A:
a. 28 Days: Greater than 500 psi over high strength concrete (5,000 psi compression strength concrete - bond strength governed by substrate tensile strength). Minimum acceptable bond = 145 psi.
8. Color: dark gray
The specifics of the Corrosion Barrier Coating; Mainstay DS-5 Ultra High Build Epoxy Coating shall conform to the specifics below and shall be used with Mainstay ML-72 cement Mortar:
1. Composition: 100 percent solids, modified epoxy coating
2. Thickness: Minimum of 100 mils in 1 coat
3. Number of Components: 2
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June 22, 2026 Packet Pg. 516
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-261
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
4. Finish: Gloss
5. Color: Off-White
2.02 CHANNEL AND BASE RESTORATION MATERIALS
A. Patching Mortar: Mainstay ML-72FS Fast Setting High-Strength Patching Mortar.
Use to fill large holes and voids and to repair manhole benches and inverts.
1. Composition: Blend of Portland cement, microsilica, thermoplastic fibers, densifiers, admixtures, and other modifiers.
2. Working Time: Approximately 15 minutes at 80 degrees Fahrenheit (F)
3. Color: Dark gray
2.03 INFLOW AND INFILTRATION PREVENTION MATERIALS
A. If inflow or infiltration is observed within the structure after surface preparation is complete, a fast setting hydraulic cement mortar specifically formulated for infiltration control shall be used to stop minor infiltration flows in accordance with the manufacturer's recommendations.
B. The material shall be Thoroc Plug, Octocrete, Burke Plug, or epoxy grout as specified in Section 03600, Grout, or approved equal.
C. For manholes rehabilitated using the epoxy lining method, minor infiltration flows shall be stopped with Mainstay ML-10 or approved equal product that is compatible with the proposed lining system and in accordance with the manufacturer’s recommendations.
1. Composition: Blend of hydraulic cement and fillers
2. Working Time: 45 to 90 seconds at 77 degrees Fahrenheit (F)
3. Color: Dark gray
D. Where infiltration flows are more severe, pressure grouting may be required. The material for pressure grouting shall be Avanti A-220, DeNeef or epoxy grout as specified in Section 03600, Grout, or approved equal. Pressure grouting product shall be installed in accordance with the manufacturer's written instructions.
E. All materials, labor, equipment, and incidentals required to correct inflow and infiltration conditions will be considered incidental to rehabilitation.
2.04 RUNG REMOVAL MATERIALS
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June 22, 2026 Packet Pg. 517
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-262
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
Rung removal shall include cutting rungs, drilling out minimum 1-inch into manhole wall, and filling voids with 100% solids epoxy Sikadur, as specified in Section 03600, Grout or approved equal.
PART 3 EXECUTION
3.01 PREPARATION
A. Before using any product, investigate its compatibility with surfaces, fillers and joints sealants. Notify the Engineer in writing if surfaces are not acceptable. Do not begin surface preparation or application until acceptable conditions have been corrected.
B. Use only compatible materials.
C. Clean cracked or soft areas with wire brush.
D. Concrete preparation and installation of coating shall be performed under supervision of authorized Manufacturer’s representative and in accordance with the manufacturer’s instructions.
E. Interior surface preparation of manholes shall proceed as follows:
1. Remove manhole rungs prior to rehabilitating manhole, using such methods that will minimize damage to structure surface.
2. Cleaning: Clean surfaces by Low Pressure Water Cleaning (LP WC, 5,000 psi minimum), abrasive blasting, by hand, or with power tools as required to remove all unsound concrete, contaminants, dirt, debris, and deteriorated reinforcing steel. Prepared surfaces should have a minimum ICRI Concrete Surface Profile (CSP) #5 (preferably with aggregate exposed).
3. Inspection: Inspect cleaned surfaces to identify and mark corroded reinforcing steel, and to locate cracks, leaks and joints.
4. Replace or treat corroded reinforcing steel, repair cracks and leaks, and treat joints in accordance with manufacturer's instructions and as approved by the Engineer.
5. Refer to ICRI Technical Guideline No. 310.1R - Surface Preparation Guidelines for the Repair of Deteriorated Concrete Resulting from Reinforcing Steel Corrosion.
6. Grind anchor bolts down to ½” below surface and patch flush. Promptly repair any damage to manhole structure caused by removal of steps, using methods acceptable to Owner.
7. Remove all debris prior to coating. Do not allow debris to enter sewer system.
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June 22, 2026 Packet Pg. 518
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-263
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
8. Prepare surfaces to have a minimum profile of 1/16 inch profile, preferably with aggregate exposed.
9. Prior to installation, repair all irregularities, voids, and deteriorated surfaces to a uniform and sound surface using rapid setting repair mortar compatible with lining system.
10. Mainstay DS-5 epoxy may be used to coat prepared exposed reinforcing steel to reduce the likelihood of the formation of galvanic corrosion.
11. Inspect surfaces for soundness.
12. Saturate all surfaces thoroughly with water.
13. Apply restoration mortar to prepared substrate as soon as water sheen is no longer visible (saturated surface dry).
14. Hydrostatic Leak Correction:
i. Stop visible hydrostatic leaks by application of Mainstay ML-10 Hydraulic Cement Mortar after completion of surface preparation.
1. Mix only one (1) to two (2) pounds of Mainstay ML-10 at a time.
2. Add water to form a viscous mass with consistency of modeling clay.
3. Apply by hand or trowel.
4. Press mixed material firmly into place, starting at the top of the leak and working downward.
15. Inject flowing leaks or cracks using a suitable polymer gel or foam. Remove excess or spilled material from concrete surface before application of restoration mortar.
16. Return manhole channel and shelf areas to original dimensions using concrete repair mortar. Hand trowel shelves to provide smooth and uniform surface.
Allow concrete to cure prior to coating.
3.02 OPERATIONS
A. The Contractor shall provide all equipment necessary to individually gauge, control, and monitor the actual amounts of all component materials necessary to complete the lining installation. The type of equipment and methods used to gauge, control, and monitor component materials shall be subject to approval by the Engineer and Manufacturer.
B. All lining materials shall be thoroughly mixed by mechanical means to ensure all agglomerated particles are reduced to original size or removed prior to placement into
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June 22, 2026 Packet Pg. 519
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-264
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
the application equipment (i.e. the hopper). Each batch of material should be entirely discharged before recharging with fresh material. Mixing equipment shall be cleaned at regular intervals to remove all adherent materials.
C. The addition of water to the mix shall be in strict accordance with the Manufacturer’s recommendations.
D. Re-mixing or tempering shall not be permitted. Rebound materials shall not be reused.
3.03 EQUIPMENT
Equipment shall be of spray type and approved by the material manufacturer. Alternate equipment may be utilized provided it meets the performance requirements of the specification.
All equipment must be kept in operating condition and good repair.
3.04 PROTECTION OF ADJACENT SURFACES
During progress of the work, adjacent areas or grounds which may be permanently discolored, stained or otherwise damaged by dust and rebound material, shall be adequately protected and, if contacted, shall be cleaned by early scraping, brushing or washing as the surroundings permit.
3.05 INFLOW AND INFILTRATION PREVENTION
Inflow and infiltration prevention materials shall be installed in accordance with manufacturer’s recommendation
3.06 APPLICATION OF MAINSTAY ML-72 SPRAYABLE MICROSILICA CEMENT
RESTORATION MORTAR
A. Furnish and install materials at locations shown on Plans and Submittals.
B. Apply restoration mortar in accordance with manufacturer's instructions.
1. Apply uniformly to substrate to the specified thickness. Do not apply to manhole frame.
2. Do not trap air in corners, behind exposed reinforcing steel, or between lifts.
C. Apply using one of the following methods:
1. Low to medium velocity wet mix shotcrete application
2. Hand trowel into place
3. Centrifugal application by use of the Mainstay Mortar Spinner D. Mortar Thickness: Apply a minimum thickness of 1/2 inch above peaks of existing profile after surface preparation.
E. Finishing: Smooth the mortar using a steel trowel with rounded ends (a "pool trowel") and finish with a sponge or brush to produce a smooth, lightly textured surface upon which to apply the corrosion barrier mortar coating.
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June 22, 2026 Packet Pg. 520
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-265
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
F. Follow manufacturer’s instruction for hot or cold weather application.
3.07 APPLICATION OF DS-5 EPOXY CORROSION BARRIER COATING A. Apply Mainstay DS-5 Epoxy in accordance with the manufacturer’s instructions.
B. Apply epoxy corrosion barrier coating to the entire barrel sections, cones and manhole inverts in accordance with manufacturer's instructions. Do not apply to manhole frame.
C. Apply epoxy corrosion barrier coating as soon as possible after finishing of restoration mortar, but before it is allowed to cure for more than 4 hours. If the Epoxy Corrosion Barrier Coating cannot be applied within this time frame, the surface of the Restoration Mortar shall be primed within that time frame with manufacturer’s recommended penetrating primer to hold the surface for up to 72 hours.
D. Do not allow surface contamination on the finished restoration mortar before application of epoxy corrosion barrier coating. Remove any contamination of primed mortar before application of epoxy corrosion barrier coating by means of high pressure (min. 3,500 psi) water blast.
E. Apply Mainstay DS-5 Epoxy at a minimum thickness of 100 mils.
F. Curing Conditions:
a. Continue to protect the restoration mortar and epoxy corrosion barrier composite liner from freezing throughout protection periods specified for cold weather application.
b. Protect restoration mortar and epoxy corrosion barrier composite liner from flowing water for a period of one (1) to three (3) hours after application of the epoxy corrosion barrier coating, depending on substrate temperature.
G. Immersion Service: Reach a tack-free condition prior to immersion.
3.08 FIELD QUALITY CONTROL
A. Field testing shall include the following:
1. Inspection of Interior Surface Preparation – A visual inspection of the manhole surface following the interior surface preparation shall be performed by the Applicator before receiving the finish coat. Perform visual inspection for holidays in the epoxy corrosion barrier. Mark areas identified for repair and reapplication of epoxy corrosion barrier. Additionally, the City shall be notified two days in advance of the inspection.
2. Thickness Testing – During application, a wet film thickness test shall be used to ensure uniform thickness during application. Contractor shall perform the test and shall submit documented thickness readings to the City. Any area that does not meet the specified thickness shall receive additional coating at the Contractor’s expense.
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June 22, 2026 Packet Pg. 521
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-266
SECTION 03601
PIPELINE PACKER INJECTION GROUTING
Mott MacDonald Restricted
3. Installation, Leakage and Field Performance Test – A visual inspection by the City of the finished installation shall be performed to demonstrate compliance to these Contract Documents and Manufacturer’s printed literature.
4. Holiday Testing (for epoxy or polymer lining systems) – After the protective coating has set hard to the touch it shall be inspected with high voltage holiday detection equipment such as Tinker and Rasor APW or equivalent specified by coating Manufacturer. Perform spark testing upon completion of the visual inspection and in the presence of the City. Spark testing voltage will be set at 100 volts per mil of coating thickness specified. All detected holidays shall be marked and repaired following the manufacturer’s recommendations and shall be performed at no cost to the City. Complete additional spark testing after all repairs have been completed, reinspected and approved.
5. Adhesion Testing (for epoxy or polymer lining systems) – Affix one 3/4-inch dolly to lined surface at upper cone section, midsection and bottom. Adhesive used to attach dollies to liner shall be rapid setting with tensile strength in excess of liner material and permitted to cure in accordance with Manufacturer’s specifications. Prior to pull test, tester shall use scoring device to cut through coating until substrate is reached. Failure due to improper dolly adhesive or scoring will require retesting at no additional cost to City. Pull tests in each area shall exceed 200 psi and include substrate adhered to back of dolly or leave no visual signs of coating material in test hole. Pull tests with results between 150 psi and 200 psi may be acceptable if more than 50% of substrate adhered to back of dolly. If any tests fail, test at least 3 additional locations in the section of the failure, as directed by City. If any of retests fail, remove entire liner and replace at the Contractor’s expense. If host structure fails adhesion test, one additional host structure shall be tested as directed by City. **END OF SECTION**
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June 22, 2026 Packet Pg. 522
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-267
SECTION 05541
MANHOLE FRAMES AND COVERS
Mott MacDonald Restricted
SECTION 05541
MANHOLE FRAMES AND COVERS
PART 1 - GENERAL
1.01 SUMMARY
A. This Section specifies manhole frames and covers
SECTION 02701, PRECAST CONCRETE STRUCTURES
1.02 REFERENCES
A. City of San Carlos
Standard Specifications and Details (latest edition)
B. American Society for Testing and Materials (ASTM)
ASTM A48 - Standard Specification for Gray Iron Castings
1.03 SUBMITTALS
Submit the following in accordance with the Contract Documents.
A. Manufacturer's catalog data showing specific items to be supplied for these specifications including:
1. Manhole frames
2. Manhole covers
PART 2 - PRODUCTS
2.01 ACCEPTABLE PRODUCTS
A. Manhole frames and covers shall have a 24-inch opening.
B. Standard manhole frame and covers shall be D&L Foundry A-1018 or A-1024, SBF 1900, Phoenix P-1090 or approved equal and installed per the Contract Documents.
C. Watertight manhole frames and covers shall be D&L Foundry A-1024-R4 and A-1024- 07 respectively or approved equal and installed per the Contract Documents.
2.02 MATERIALS
The materials for manhole frames and covers shall be cast iron in accordance with ASTM A48, Class 35B with solid covers embossed to match the City’s standard manhole cover pattern.
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June 22, 2026 Packet Pg. 523
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-268
SECTION 05541
MANHOLE FRAMES AND COVERS
Mott MacDonald Restricted
2.03 FABRICATION
A. Manhole frames and covers shall be the heavy-duty type designed for H-20 highway loading. Bearing and wedging surfaces shall be machined to ensure a tight fit and to prevent rocking.
B. The City's name and the manufacturer's name, initials, or logo type shall be cast in frame and cover. The bearing surfaces of the frame and cover shall be machined, and the cover shall seat firmly without rocking. Before leaving the foundry, all castings shall be protected with an asphalt coating as follows:
1. The surface to be protected shall be clean, uncoated cast iron free of oil, grease, scale, or rust.
2. The castings shall be cleaned and dipped twice in a preparation of asphalt or coal tar and oil applied at a temperature of not less than 290 degrees or more than 310 degrees Fahrenheit to form a firm and tenacious coating.
PART 3 - EXECUTION
3.01 INSTALLATION
A. Existing and new manhole frames and covers shall not be set to final grade until the pavement has been completed, unless otherwise approved by the Engineer. The manhole frame and cover shall be permanently set when so authorized by the Engineer.
The frame shall be centered on the manhole shaft and laid on mortar to final grade. The mortar shall be neatly struck.
B. Set manhole frames and covers in paved or improved areas flush with the surrounding surfaces unless otherwise specified. Manhole frames and covers in unimproved areas/fields shall be set no less than 6 inches and no more than 12 inches above grade. **END OF SECTION**
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June 22, 2026 Packet Pg. 524
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-269
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
SECTION 15050
GENERAL PIPING
PART 1 - GENERAL
1.01 SUMMARY
A. The Contractor shall furnish, install, test, and complete the piping in accordance with the Contract Documents.
B. Related Sections:
1. SECTION 02200, EARTHWORK
2. SECTION 02701, PRECAST CONCRETE STRUCTURES
3. SECTION 02735, SANITARY SEWER SYSTEM TESTING
4. SECTION 02800, TRAFFIC CONTROL
5. SECTION 15063, POLYVINYL CHLORIDE SEWER PIPE
6. SECTION 15066, DR 17 HIGH-DENSITY POLYETHYLENE (HDPE) PIPE
1.02 QUALITY ASSURANCE
A. Like items of materials provided hereunder shall be the end products of one manufacturer in order to achieve standardization for appearance and manufacturer’s service.
B. To assure uniformity and compatibility of piping components in grooved-end piping systems, fittings and couplings shall be furnished by the same manufacturer.
1.03 REFERENCES
A. City of San Carlos:
Standard Specifications and Details (latest edition).
B. American Society of Testing and Materials (ASTM):
Refer to individual piping sections for relevant ASTM standards. 49.
ASTM C700 for Vitrified Clay Pipe (VCP) point repairs
C. Uni-Bell PVC Pipe Association:
Recommended Practice for Low-Pressure Air Testing of Installed Sewer Pipe, current Uni-B-6 pamphlet.
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June 22, 2026 Packet Pg. 525
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-270
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
1.04 GENERAL
A. All sewer construction materials proposed to be used shall be new materials.
B. Where material specification numbers are used herein, they shall refer to the latest revision thereof.
1.05 SUBMITTALS
A. Submit, in accordance with the Contract Documents, installation instructions and details of all pipe, joints, fittings, metallic pipeline marking tape, and appurtenances to be used in the work including the following.
1. Catalog cuts showing all piping, manholes, couplings, and fittings. a. Shop drawings shall indicate the details of all thickness, joints, materials, require fabrication tolerances, and procedures, as applicable.
2. Dimensioned layout drawings, including piping, building sewers, and manholes.
3. Installation procedures and sequencing.
4. Staging and lay-down areas.
5. Security plans and fencing, if applicable.
6. Sewer Bypassing Plan in accordance with the Contract Documents.
7. Traffic Control Plan in accordance with the Contract Documents.
8. Connection details for all building sewers and existing systems.
B. The review of procedures and equipment by the Engineer shall not relieve the Contractor of his responsibility nor modify any of the provisions of the contract.
PART 2 - PRODUCTS
2.01 PIPE AND FITTINGS
Refer to applicable pipe specification in Contract Documents.
2.02 FLEXIBLE COUPLINGS
A. Flexible couplings shall be Mission Rubber Flex-Seal ARC Shielded adjustable repair couplings with stainless steel shear band (i.e. MR02 ARC series) or approved equal.
Couplings shall have T-Bolt clamps to secure the coupling tightly to entering and exiting pipes. All screw-clamp hardware shall be Type 316 stainless steel with stainless steel support sleeve. Rubber material shall be suitable for sewage service.
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-271
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
B. Existing vitrified clay pipe (VCP) in some areas of the City of San Carlos have been found to have a smaller outer diameter than typical VCP. Connections to existing VCP may require a coupling with a smaller diameter gasket (such as MR03 ARC or MR53 ARC intended for connection to asbestos cement pipe). Contractor shall confirm the outer diameter of existing VCP prior to connections and utilize the appropriate couplings to achieve a watertight seal, at no additional cost to the City.
2.03 BURIED DETACTABLE WARNING AND IDENTIFICATION TAPE
A. Warning tape shall be installed with all sewer mains constructed by open cut method.
B. Warning tape shall be polyethylene plastic and metallic core or metallic-faced, acidand alkali-resistant, polyethylene plastic warning tape manufactured specifically for warning and identification of buried utility lines.
C. Provide tape on rolls, 6-inch-minimum width, color coded green for sewer mains with the words “Caution: Sewer Line Buried Below” printed continuously along its length.
Wording shall be approximately ¾ inch high at maximum intervals of two (2) feet.
Color and printing shall be permanent, unaffected by moisture or soil.
D. Minimum thickness of the tape shall be 0.004 inch.
E. Tape shall have a minimum strength of 1500 psi lengthwise.
F. Tape shall be manufactured with integral wires, foil backing, or other means of enabling detection by a metal detector when tape is buried up to 3 feet deep.
G. Encase metallic element of the tape in a protective jacket or provide with other means of corrosion protection.
H. If directed by the Engineer, samples of the marking tape shall be submitted in accordance with the Contract Documents.
2.04 TRACER WIRE FOR NON-LINEAR INSTALLATIONS
A. Tracer wire shall be used for all non-linear sewer main installations.
B. All trace wire shall have HDPE insulation intended for direct burial use at 30 volts, color coated per APWA standard for the specific utility being marked.
C. Tracer wire shall meet the requirements of one of the following based on construction method:
1. Open Trench – Copperhead #12 AWG Copper Clad Steel High Strength with minimum 30 mil HDPE insulation thickness, Part #1230*-HS or approved equal.
2. Pipe Bursting or Reaming – Copperhead SoloShot Extreme Strength 7 x 7 Stranded, with minimum 50 mil HDPE insulation thickness, Part # PBX-50 or approved equal
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-272
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
D. Tracer wire shall be laid along the top of all plastic pipe and held in place with appropriate tape, ties or hitches spaced not more than 13 feet apart.
E. Tracer wire shall be terminated at structure connections or pipe locator boxes as indicated on the Drawings.
F. Splices along the continuous run of tracer wire for repair of a wire break or replacement of failed segment of wire shall use 3M Brand DBR Direct Bury Splice Kit or approved equal.
PART 3 - EXECUTION
3.01 PREPARATION
A. Trenching and trench dewatering requirements shall comply with the requirements of the Contract Documents.
B. Sewer bypassing and dewatering requirements shall comply with the requirements of the Contract Documents.
C. Layout of Controls:
1. Establish line and grade control and staking in accordance with the Contract Documents.
2. The grades and alignment of the sewer so staked must be approved by the Engineer prior to start of sewer construction.
3. Construction staking:
a. A registered land surveyor engaged by the Contractor shall be responsible for setting stakes and preparing cut sheets. Submit the name, license number and expiration date of the surveyor in charge of the survey work prior to construction.
b. At least five (5) working days before the start of any sewer construction requiring staking, submit three copies of cut sheets to the Engineer. Cut Sheets will be reviewed and one approved copy will be furnished to the Contractor for use in construction. Stakes must not be marked with cuts prior to Engineer’s approval of cut sheets.
c. The Contractor shall be responsible for preserving all required benchmarks, reference points and construction stakes in the area and will be responsible for any cost incurred in replacing any such benchmarks, reference points or construction stakes which are destroyed as a result of his activities.
d. The Contractor shall be responsible for maintaining the legibility and refreshing of paint marks as long as needed, including maintenance during idle time and/or inclement weather.
e. Unless otherwise required by the Engineer, locate sewer construction stakes at 50-foot maximum intervals except that on horizontal curves
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-273
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
and on sewers with a slope flatter than 0.003 foot per foot the maximum spacing will be 25 feet. The maximum spacing of construction stakes on vertical curves shall be 10 feet. Additional sewer construction stakes shall be located at angle points, grade breaks, and structures. f. Offset stakes from the centerline of the sewer at a safe distance from the excavation but in no case greater than 10 feet unless authorized by the Engineer. The stakes will be marked with offset distance and station only.
D. Surveying Instruments or Lasers: When laying main sewers 6 inches and larger in diameter, unless otherwise approved by the Engineer, a commercial Laser grade setting system shall be used. The following requirements and conditions must be met:
1. The Contractor shall have the responsibility of providing an instrument operator who is qualified and trained in the operation of the Laser, and said operator must adhere to the provisions of the State of California Construction Safety Orders issued by the Division of Industrial Safety. Attention is particularly directed to Section 1514, and Sections 1800 through 1801 of said orders for applicable requirements.
2. When using a Laser, the Laser shall be an in-line Laser or be connected firmly to a tripod, set firmly on compacted soil. The Laser height of instrument shall be taken from one offset hub and checked with at least two more hubs. This shall be done every time the Laser is set up or disturbed.
3. The Laser shall be properly calibrated at all times. If any Laser is found to be out of calibration, the Laser shall be removed from the job site until it has been properly calibrated.
E. Line and Grade:
1. The horizontal controls for this project are the control points and base lines as shown on the plan. The vertical controls for this project are the benchmarks as shown on the plan.
2. It is the responsibility of the Contractor to check these benchmarks at the beginning of the contract period and report any errors or discrepancies to the Engineer.
3. When satisfied that all benchmarks are correct, the Contractor shall use these benchmarks to furnish and maintain all reference lines and grades for sewer construction. Contractor shall not disturb benchmarks with construction equipment, materials or by dewatering operations.
4. Submit to the Engineer copies of field notes used to establish all lines and grades. The Contractor remains fully responsible for the accuracy of his work and the correction of it, if required.
F. Verification of Existing Sewer Connection at New Manhole:
1. Where connection is to be made to an existing sewer with a new manhole, said existing sewer shall be uncovered and checked for location and elevation prior
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-274
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
to submitting cut sheets. Any discrepancy between the Plans and field information shall be reported immediately to the Engineer.
2. Where construction requires removal of any existing sewer or structure from service, the work shall be conducted in accordance with the Contract Documents.
G. Sewer Pipe Plugs: Sewer pipe stubs, or other open ends, which are not to be connected for service under this contract, shall be plugged or capped with standard watertight plugs or caps, as submitted by the Contractor and approved by the Engineer for use in the particular installation.
H. Handling of Pipe:
1. All pipe and accessories shall be carefully lowered into the trench in such a manner as to prevent damage to pipe and fittings. Under no circumstances shall pipe or accessories be dropped or dumped into the excavation.
2. Pipe shall be protected against impact shocks during handling. Prior to making pipe joints, all surfaces of the portion of the pipe to be joined shall be cleaned, dried and otherwise repaired in accordance with the manufacturer's installation instructions. The interior of all pipe shall be kept free from all dirt and foreign matter as the work progresses.
3. At the close of each day's work, and at such other times when pipe is not being installed or utilized for service, the ends of all open pipes shall be closed with a watertight plug or cap.
I. Field Cutting Pipe:
1. Use whole lengths of pipe wherever possible. Short lengths or cut pieces shall be allowed only to complete connections to manholes and structures, wye branches, and other required fittings.
2. Unless otherwise permitted by the Engineer, pipes that must be cut in the field shall be cut as recommended by the pipe manufacturer.
3.02 EXCAVATION AND TRENCHING
Perform all excavations for pipelines and appurtenances, of whatever substances encountered, to the depths indicated in the Contract Documents and in accordance with the Contract Documents.
3.03 INSTALLATION
A. General:
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June 22, 2026 Packet Pg. 530
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-275
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
1. Each pipe and fitting shall be carefully inspected before the pipe or fitting is installed. Clean ends of pipe thoroughly. Remove foreign matter and dirt from inside of pipe and keep clean during and after laying.
2. Clean out fittings and pipe sections before installing. Clean joint contact surfaces immediately prior to joining. Use joint lubricants and joining methods as recommended by the pipe manufacturer.
3. Furnish and assemble pipe and fittings to provide accurate alignment for joints.
4. Make all joints watertight.
B. Every precaution shall be taken to prevent foreign material from entering the pipe during installation. No debris, tools, clothing, or other materials shall be placed in the pipe. Whenever pipe laying is stopped, the open end of the pipe shall be closed with an end board closely fitting the end of the pipe to keep sand and earth out of the pipe. The end board shall have several small holes near the bottom to permit water to enter the pipe and prevent flotation in the event of flooding of the trench.
C. Use proper implements, tools, and facilities for the safe and proper protection of the pipe. Carefully handle pipe in such a manner as to avoid any physical damage to the pipe. Do not drop or dump pipe into trenches under any circumstances.
D. Buried Pipe:
1. Commencement of New Sewer Pipeline:
Unless otherwise specified or authorized by the Engineer, the laying of the pipe by open-cut methods in finished trenches shall be commenced at the lowest point of the project and continued in an upstream manner until completion.
Spigot ends shall point in the direction of the flow except as noted or otherwise specified. The joints shall be carefully centered so that when laid to proper grade and alignment as designated on the Contract Documents, they will form a sewer with a uniform invert.
2. Pipe Installation:
a. The sewer trench shall be dewatered to enable pipe installation under dry conditions per the Contract Documents.
b. Backfill material shall not be dropped directly on the pipe, and chutes or deflectors shall be utilized to protect the pipe
c. Adequate backfill shall be deposited on pipe to prevent floating of pipe.
Any pipe which has floated shall be removed from the trench, cleaned, and reinstalled in an acceptable manner. No pipe shall be installed when, in the opinion of the Engineer, the trench conditions or weather are unsuitable for such work.
3. Control of Line and Grade:
a. Total horizontal deviation of the sewer from the line shown on the Contract Documents shall be not more than 1 inch. The sewer grade shall not deviate from the profile shown on the Plans by more than 1/4
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-276
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
inch, measured at the pipe invert, and the grade shall be maintained during and after backfilling operations. Sewer grades exceeding this amount shall be removed and replaced at Contractor's expense. b. If deviations less than 1/4 inch from the design grade occurs, pipe joints shall be deflected to bring the invert back to grade. Grade corrections shall be made gradually to prevent ponding in the pipe invert at low spots. Pipe shall be installed to be free draining (no sags) between any two points. No reverse (adverse) grade will be allowed.
4. Joint Deflections: The deflection in the joint between any two successive pipe sections shall not exceed 50 percent of the maximum deflection as recommended by the pipe manufacturer. The minimum allowable radius shall be 300 feet unless otherwise shown. Minimum 2-foot pipe lengths may be supplied, or pipe may be cut, if approved joint material is available, to install short radius curves and conform with the joint deflection limitations. When short lengths are to be used, it shall be as shown on the Plans.
5. General:
a. When the pipe laying is not in progress, including break hours, the open ends of pipe shall be closed by approved means, and no trench water, animals, or foreign material shall be permitted to enter the pipe. b. All buried pipe shall be prepared as herein before specified and shall be laid on the prepared pipe embedment material in accordance with the Contract Documents to ensure uniform bearing. No pipe shall be laid in water or when, in the opinion of the Engineer, trench conditions are unsuitable.
c. All sewer mains and building sewers installed by open cut methods shall be installed with green metallic marking tape indicating the presence of the buried sewer. The tape shall be located at the lower of the two following depths:
1) 18 inches above the sewer pipe.
2) 6 inches below the finished subgrade.
3.04 FITTINGS
Fittings shall be sized to receive the type of pipe specified. Installation of fittings will be in accordance with manufacturer's recommendations. Fittings and wyes shall be of the same material as that of the pipe it is connecting to.
3.05 DELIVERY, STORAGE, AND HANDLING
A. Materials delivered to site shall be inspected for damage and accepted by the Contractor.
B. Pipe materials shall be stored in strict accordance with the manufacturer's requirements.
Typical requirements for pipe storage include:
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June 22, 2026 Packet Pg. 532
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-277
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
1. Pipe shall be stored, if possible, at the job site. Caution shall be exercised to avoid compression, damage, or deformation to the pipe joints and barrel. Pipe supports and straps installed by the manufacturer shall be maintained in place during storage.
2. When pipelines are stacked, insure that weight or upper units do not cause damage to pipe in lower units.
3. Pipes shall be supported by struts, racks or dunnage to prevent damage to the bottom during storage.
4. When long-term storage with exposure to direct sunlight is unavoidable, pipe shall be covered with an opaque material while permitting adequate air circulation above and around the pipe as required to prevent excessive heat accumulation.
5. Pipe shall not be stored close to heat sources or hot objects such as heaters, boilers, steam lines, engine exhaust, etc.
6. Pipe shall not be stored directly on the ground and shall be kept free of dirt and debris.
7. Protect gaskets from excessive exposure to heat and sunlight.
3.06 PIPE COUPLINGS
Installation of pipe couplings shall be in accordance with the manufacturer’s recommendations.
3.07 TESTING
Testing shall be completed in accordance with the Contract Documents.
3.08 CLEANING
Care shall be exercised during fabrication to prevent the accumulation of pipe cuttings, and filings, gravel, cleaning rags, etc., within piping sections. All piping shall be examined to assure removal of these and other foreign objects prior to assembly. Shop cleaning may employ any conventional commercial cleaning method if it does not damage, deform, swell, or otherwise alter the physical properties of the material being cleaned.
3.09 FIELD QUALITY CONTROL
A. Field tests and inspections including air pressure tests and cleaning shall be in B. The following construction deficiencies shall be considered as in need of correction prior to acceptance of the work:
1. Damaged pipes including cracks, gouges and chipped ends of pipe sections.
2. Slope less than the specified.
3. Changes in slope greater than ±0.05 percent of the design slope.
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June 22, 2026 Packet Pg. 533
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-278
SECTION 15050
GENERAL PIPING
Mott MacDonald Restricted
4. Low spots, sags or bellies that hold water
5. Dropped, offset or separated joints.
6. Excessive gap between pipe ends within a coupling or fitting (greater than 0.5 inch unless approved by the Engineer).
7. Infiltration/leaking joints.
8. Other noted deficiencies.
**END OF SECTION*
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June 22, 2026 Packet Pg. 534
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-279
SECTION 15063
SDR 26 POLYVINYL CHLORIDE SEWER PIPE
Mott MacDonald Restricted
SECTION 15063
SDR 26 POLYVINYL CHLORIDE SEWER PIPE (PVC)
PART 1 – GENERAL
1.01 DESCRIPTION
A. The Contractor shall furnish and install all 4- to 10-inch underground polyvinyl chloride (PVC), non-pressure pipe and all appurtenant work, complete and in place, all in accordance with the Contract Documents.
B. Related Sections
1. SECTION 15050, GENERAL PIPING
2. SECTION 02200, EARTHWORK
3. SECTION 02735, SANITARY SEWER SYSTEM TESTING AND
CLEANING
1.02 REFERENCES
A. Unless otherwise specified, references to documents shall mean the documents in effect at the time of Advertisement for Bids or Invitation to Bid (or on the effective date of the Agreement if there were no Bids). If referenced documents have been discontinued by the issuing organization, references to those documents shall mean the replacement documents issued or otherwise identified by that organization or, if there are no replacement documents, the last version of the document before it was discontinued. Where document dates are given, references to those documents shall mean the specific document version associated with that date, whether or not the document has been superseded by a version with a later date, discontinued or replaced.
B. American Society of Testing and Materials (ASTM)
1. ASTM D1784 - Standard Specification for Rigid Poly Vinyl Chloride (PVC) Compounds and Chlorinated Poly Vinyl Chloride (CPVC) Compounds
2. ASTM D2321 - Standard Practice for Underground Installation of Thermoplastic Pipe for Sewers and Other Gravity-Flow Applications
3. ASTM D3034 - Standard Specification for Type PSM Poly Vinyl Chloride (PVC) Sewer Pipe and Fittings
4. ASTM D3212 - Standard Specification for Joints for Drain and Sewer Plastic Pipes Using Flexible Elastomeric Seals
5. ASTM F477 - Standard Specification for Elastomeric Seals (Gaskets) for Joining Plastic Pipe
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June 22, 2026 Packet Pg. 535
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-280
SECTION 15063
SDR 26 POLYVINYL CHLORIDE SEWER PIPE
Mott MacDonald Restricted
1.03 CONTRACTOR SUBMITTALS
In accordance with the Contract Documents, Shop Drawings, Product Data and Samples, the Contractor shall prepare and submit to the Engineer the following:
A. Shop Drawings:
The Contractor shall submit shop drawings and laying diagrams of all pipe, joints, bends, special fittings, and piping.
B. Certificates:
The Contractor shall provide manufacturers’ certificates for all materials indicating conformance to the Contract Documents.
1.04 QUALITY ASSURANCE
A. Testing: All materials testing will be based upon applicable ASTM Test Methods and AWWA Standards referenced herein for the materials specified.
B. All costs of such inspection and tests shall be borne by the Contractor.
C. Certificates: Manufacturer’s notarized certificates of compliance shall be furnished by the Contractor. Certification by the manufacturer that pipe and fittings furnished under this specification were manufactured, sampled, tested, and inspected in accordance with ASTM D3034. Certification shall be signed by an authorized agent of the manufacturer. A report of test results shall be furnished if requested by the Engineer.
The date the pipe was manufactured shall be included in the Certification.
D. The pipe shall be subjected to the specified hydrostatic strength tests, flexure tests, and crushing tests. The crushing tests shall be made on samples taken from the center of full-length sections of pipe.
PART 2 – PRODUCTS
2.01 GENERAL
A. All PVC pipe shall be continuously and permanently marked with the manufacturer’s name, pipe size, dimension ratio and pressure rating in psi.
B. The Contractor shall require the manufacturer to mark the date of extrusion on the pipe.
This dating shall be done in conjunction with records to be held by the manufacturer for two (2) years, covering quality control tests, raw material batch number, and other information deemed necessary by the manufacturer.
2.02 PIPE
A. Polyvinyl chloride sewer pipe, fittings and joint materials shall be SDR 26 PVC except as otherwise specified herein and shown on the drawings.
B. All materials incidental to flexible pipe installations such as gaskets, joint lubricants, cements, etc., shall be supplied by the pipe manufacturer. All flexible pipe required in odd lengths shall be cut using a proper cutting tool and guide that insures true-line cut
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June 22, 2026 Packet Pg. 536
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-281
SECTION 15063
SDR 26 POLYVINYL CHLORIDE SEWER PIPE
Mott MacDonald Restricted
on planes perpendicular to the pipe axis. No bevel cuts for pipeline alignment adjustments will be permitted.
C. Unless otherwise specified, SDR-26 PVC pipe shall be in accordance with the requirements for SDR-26 sewer pipe as stated in ASTM D3034. Pipe joints and fittings shall be factory assembled, integral wall bell and spigot configuration, compatible with the pipe and shall meet the requirements of ASTM D3212. The furnished pipe shall be sewer pipe green in color.
D. PVC pipe shall have a solid cross section rubber ring gasket. The gasket shall be securely attached to the pipe to prevent displacement of the gasket when installed in the field. All rubber-ring gaskets shall be in accordance with ASTM F477. Lubricant used for field assembly of gasketed PVC pipe shall have no detrimental effect on the gasket, joint, fitting, or pipe and shall be as recommended by the manufacturer.
E. All PVC pipe shall be joined by compression joints unless otherwise indicated in the Contract Documents and shall conform to the following requirements:
Polyvinyl-chloride pipe (PVC) shall conform to the requirements of ASTM D 3034, SDR 26. Material for PVC pipe shall conform to the requirements of ASTM D 1784, cell Class 12454-B or 12454-C, as defined therein.
2.03 FITTINGS
A. All fittings for PVC pipe shall conform to the requirements of ASTM D3034. The ring groove and gasket ring shall be compatible with PVC pipe ends. Flanged fittings shall be compatible with cast-iron or ductile-iron pipe fittings.
B. The strength class of the fittings shall be not less than the strength class of any adjoining pipe.
2.04 BEDDING MATERIAL
Pipe bedding material shall conform to the requirements of Section 02200, Earthwork.
2.05 FLEXIBLE COUPLINGS
Flexible couplings, where applicable, shall conform to the requirements of Section 15050, General Piping.
2.06 PIPE-TO-MANHOLE CONNECTORS
A. Existing Manholes: Provide GPK sanded exterior PVC manhole adapter, or approved equal, at the entry of all PVC pipe into existing manholes. Sanded exterior PVC manhole adapter shall be GPK Part No. 916, or approved equal, suitable for connection to PVC main. Existing manholes openings modified for pipe replacement or upsizing shall be grouted in place with non-shrink grout.
B. Cast-in Place Base Manholes:
1. Provide rubber waterstop gaskets on the pipe exterior perimeter at the entry of all PVC pipe into new manholes. Rubber waterstop gaskets shall be Fernco Concrete Manhole Adapters or approved equal.
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June 22, 2026 Packet Pg. 537
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-282
SECTION 15063
SDR 26 POLYVINYL CHLORIDE SEWER PIPE
Mott MacDonald Restricted
2. Where a cast-in-place base will be poured around an existing PVC pipe (portion of pipe to remain as manhole channel), provide A-Lok Waterstop Wedge Kit or approved equal waterstop that is compatible with installation around the existing pipe.
C. Precast Base Manholes: Provide watertight pipe connections per manufacturer’s recommendation. When additional field connections or corrections are required, connection shall be made using applicable sanded manhole adapters and non-shrink grout as shown on the Contract Documents.
PART 3 – EXECUTION
3.01 GENERAL
A. All laying, jointing, and testing for defects and for leakage shall be performed in the presence of the Engineer and shall be subject to inspection before acceptance. All material found during the progress of the work to have defects will be rejected, and the Contractor shall promptly remove such defective materials from the site of the work.
B. Installation shall conform to the requirements of ASTM D 2321 and to the supplementary requirements or modifications specified herein. Wherever the provisions of this Section and the requirements of ASTM D 2321 are in conflict, the more stringent provision shall apply.
3.02 TRENCHING AND BACKFILL
A. Trench excavation and backfill shall conform to the requirements of Section 02200, Earthwork.
B. The minimum depth of cover over the top of the pipe shall be as indicated in the Contract Documents.
3.03 LAYING PIPE
A. The pipe shall be installed in accordance with the requirements of ASTM D 2321 and as indicated in the Contract Documents. The Sections shall be closely jointed to form a smooth flow line. Immediately before placing each section of pipe in final position for jointings, the bedding for the pipe shall be checked for firmness and uniformity of surface.
B. Proper implements, tools, and facilities, as recommended by the pipe manufacturer’s standard printed installation instructions, shall be provided and used by the Contractor for safe and efficient execution of the work. All pipe, fittings, and accessories shall be carefully lowered into the trench by means of derrick, ropes, or other suitable equipment in such a manner as to prevent damage to pipe and fittings. Under no circumstances shall pipe or accessories be dropped or dumped into the trench.
C. Cutting and machining of the pipe shall be accomplished in accordance with the pipe manufacturer’s standard procedures for this operation. Pipe shall not be cut with a cold9.j June 22, 2026 Packet Pg. 538
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2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-283
SECTION 15063
SDR 26 POLYVINYL CHLORIDE SEWER PIPE
Mott MacDonald Restricted
chisel, standard-iron pipe cutter, nor any other method that may fracture the pipe or produce ragged, uneven edges.
D. The pipe and accessories shall be inspected for defects prior to lowering into the trench.
Any defective, damaged, or unsound pipe shall be repaired or replaced. All foreign matter or dirt shall be removed from the interior of the pipe before lowering into position in the trench. Pipe shall be kept clean during and after laying. All openings in the pipeline shall be closed with watertight, expandable-type sewer plugs or PVC test plugs at the end of each day’s operation or whenever the pipe openings are left unattended. The use of burlap, wood, or other similar temporary plugs will not be permitted.
E. Adequate protection and maintenance of all underground and surface utility structures, drains, sewers, and other obstructions encountered in the progress of the work shall be furnished by the Contractor, at its own expense, under the direction of the Engineer.
F. Where the grade or alignment of the pipe is obstructed by existing utility structures, such as conduits, ducts, pipes, branch connections to main sewers, or main drains, the obstruction shall be permanently supported, relocated, removed, or reconstructed by the Contractor in cooperation with owners of such utility structures. Unless otherwise indicated, this work shall be performed at the Contractor’s expense.
3.04 HANDLING
A. Handling of the PVC pipe shall be done with care to ensure that the pipe is not damaged in any manner during storage, transit, loading, unloading, and installation.
B. Pipe shall be inspected both prior to and after installation in the ditch, and all defective lengths shall be rejected and immediately removed from the working area.
3.05 FIELD JOINTING
A. Each pipe-compression-type joint shall be joined with a lock-in rubber ring and a ring groove that is designed to resist displacement during pipe insertion.
B. The ring and the ring seat inside the bell shall be wiped clean before the gasket is inserted. At this time, a thin film of lubricant shall be applied to the exposed surface of the ring and to the outside of the clean pipe end. Lubricant other than that furnished with the pipe shall not be used. The end of the pipe shall then be forced into the ring to complete the joint.
C. The pipe shall not be deflected either vertically or horizontally in excess of the printed recommendations of the manufacturer of the coupling.
D. When pipe laying is not in progress, the open ends of the pipe shall be closed to prevent trench water from entering pipe. Adequate backfill shall be deposited on pipe to prevent floating of pipe. Any pipe which has floated shall be removed from the trench, cleaned, and re-laid in an acceptable manner. No pipe shall be laid when, in the opinion of the Engineer, the trench conditions or weather are unsuitable for such work.
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June 22, 2026 Packet Pg. 539
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-284
SECTION 15063
SDR 26 POLYVINYL CHLORIDE SEWER PIPE
Mott MacDonald Restricted
E. All pipes shall have a home mark on the spigot end to indicate proper penetration when the joint is made. The Contractor shall not over-insert PVC pipe beyond the home mark on each length of pipe.
The socket and spigot configurations for the fittings and couplings shall be compatible to those used for the pipe.
3.06 INSTALLATION OF BENDS, TEES, AND REDUCERS
Cast-iron and PVC fittings shall be installed utilizing standard installation procedures. Fittings shall be lowered into trench by means of rope, cable, chain, or other acceptable means without damage to the fittings. Cable, rope, or other devices used for lowering fittings into trenches shall be attached around exterior of fittings for handling. Under no circumstances shall the cable, rope, or other device be attached through the fitting’s interior for handling. Fittings shall be carefully connected to pipe or other facility, and joint shall be checked to ensure a sound and proper joint.
3.07 TESTING
Field testing of PVC gravity sewer pipe shall conform to the requirements of Section 02735, Sanitary Sewer System Testing.
**END OF SECTION**
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June 22, 2026 Packet Pg. 540
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-285
SECTION 15066
HIGH DENSITY POLYETHYLENE (HDPE) PIPE
Mott MacDonald Restricted
SECTION 15066
DR 17 HIGH-DENSITY POLYETHYLENE (HDPE) PIPE
PART 1 - GENERAL
1.01 SUMMARY
A. The Contractor shall furnish, install, and test, complete and in place, high-density polyethylene (HDPE) pipe and fittings, in accordance with the Contract Documents.
The HDPE pipe and fittings specified herein shall be used only in association with trenchless construction methods, unless otherwise approved by the Engineer.
B. Related Sections
1. SECTION 15050, GENERAL PIPING
2. SECTION 02200, EARTHWORK
3. SECTION 02642, PIPE BURSTING
4. SECTION 02643, PIPE REAMING
5. SECTION 02735, SANITARY SEWER SYSTEM TESTING AND
CLEANING
1.02 REFERENCES
A. Commercial Standards:
1. ASTM D 638 - Test Method for Tensile Properties of Plastics.
2. ASTM D 696 - Test Method for Coefficient of Linear Thermal Expansion of Plastics.
3. ASTM D 746 - Test Method for Brittleness Temperature of Plastics and Elastomers by Impact.
4. ASTM D 1238 - Test Method for Flow Rates of Thermoplastics by Extrusion Plastometer.
5. ASTM D 1505 - Test Method for Density of Plastics by the Density-Gradient Technique.
6. ASTM D 1525 - Test Method for Vicat Softening Temperature of Plastics.
7. ASTM D 1603 - Test Method for Carbon Black in Olefin Plastics.
8. ASTM D 1693 - Test Method for Environmental Stress-Cracking of Ethylene Plastics.
9. ASTM D 1928 - Test Method for Preparation of Compression-Molded Polyethylene Test Sheets and Test Specimens.
10. ASTM D 2240 - Test Method for Rubber Property, Durometer Hardness.
11. ASTM D2321 - Practice for Underground Installation of thermoplastic pipe for sewers and other gravity-flow applications.
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June 22, 2026 Packet Pg. 541
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-286
SECTION 15066
HIGH DENSITY POLYETHYLENE (HDPE) PIPE
Mott MacDonald Restricted
12. ASTM D 2657 – Practice for Heat Joining of Polyolefin Pipe and Fittings.
13. ASTM D 2837 – Method for Obtaining Hydrostatic Design Basis for Thermoplastic Pipe Materials.
14. ASTM D3035 - Polyethylene Plastic Pipe (SDR-PR) Based on Controlled Outside Diameter.
15. ASTM D 3261 - Specification for Butt Heat Fusion Polyethylene (PE) Plastic Fittings for Polyethylene (PE) Plastic Pipe and Tubing.
16. ASTM D 3350 - Specification for Polyethylene Plastic Pipes and Fittings Materials.
17. ASTM F 585 - Practice for Insertion of Flexible Polyethylene Pipe into Existing Sewers.
18. ASTM F 714 - Specification for Polyethylene (PE) Plastic Pipe (SDR-PR) Based on Outside Diameter.
19. Plastics Pipe - Renewing Sewers with Polyolefin Pipe.
1.03 CONTRACTOR SUBMITTALS
A. Submit, in accordance with the Contract Documents, installation instructions and details of all pipe, joints, fittings, metallic pipeline marking tape, and appurtenances to be used in the work including the following.
B. The Contractor shall furnish documents to the Engineer certifying that the pipe furnished hereunder is in compliance with the requirements of the Project Documents.
C. The Contractor shall submit a 1-foot segment of each pipe diameter from the pipe supply delivered to the project. The pipe segment shall include a weld joint performed by the operator using the fusing equipment on the project. The sample shall be submitted and reviewed by Engineer prior to installation of any HDPE pipe.
D. Submit a list of pipe and fittings to be used, which includes the following information where applicable:
1. Pipe and fittings to be used
2. Manufacturer
3. Model number, if applicable
4. Size and Sizing System
5. Materials
6. Pressure rating
7. Catalog data
8. Pipe joining methods and equipment, including specific procedures for fusion welding (pipe end cleaning, facing, joining, control of heating plate operation, documentation of jointing, debeading, etc.).
E. The Contractor shall furnish to the Engineer quality control records.
F. Quality assurance procedures shall be performed by the pipe manufacturer fully in accordance with the requirements of this specification. The certification shall include
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June 22, 2026 Packet Pg. 542
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-287
SECTION 15066
HIGH DENSITY POLYETHYLENE (HDPE) PIPE
Mott MacDonald Restricted
certified laboratory data confirming that said tests have been performed on a sample of the pipe to be provided under this contract, or pipe from that production run, and that satisfactory results were obtained.
PART 2 - PRODUCTS
2.01 MATERIAL REQUIREMENTS
A. Referenced pipe sizes on drawings are nominal inside pipe diameters.
B. All materials delivered to the job site shall be new, free from defects, and marked to identify manufacturer, material, class, and other appropriate information.
C. The Contractor shall provide polyethylene pipe as specified. The pipe shall be made to diameter and tolerances in accordance with ASTM D3035. All pipe shall be made from virgin grade material. The pipe shall be of the diameter and class shown or specified and shall be furnished complete with all fittings, flanged joints and other appurtenances as necessary for a complete and functional system.
D. Acceptance of materials will be subject to strength and quality testing, in addition to inspection of the completed product. Acceptance of installed piping system will be based on inspection and leakage tests.
2.02 PIPE AND FITTING MATERIALS
A. Pipe and fittings shall be high density, high molecular weight polyethylene, as defined in ASTM D 3350. In addition, the material shall be listed by the Plastic Pipe Institute with a designation of PE 4710.
B. Fittings shall be of the same material and class as the pipe. Identification of pipe and fittings shall be in accordance with ASTM D 3350. Pipe and fittings shall be made from virgin material. No rework compound, except that obtained from the manufacturer’s own production of the same formulation, shall be used. Pipe and fittings shall be homogeneous throughout and shall be free of visible cracks, holes, foreign material, blisters, or other deleterious faults.
C. Dimensions of pipe and fittings shall be in accordance with ASTM F 714. The pipe and fittings shall be DR 17 or as approved by the Engineer, with a minimum pressure of 125 psi at 73.4°F, and shall be Iron Pipe Size (IPS) rating. Where indicated on plans, DR 11 pipe and fittings shall have with a minimum pressure of 200 psi at 73.4°F, and shall be Iron Pipe Size (IPS) rating.
D. The inside diameter of the new pipe shall meet the following minimum requirements:
Nominal Size Shown
on Drawings (inches)
DR 17
Actual Minimum Inside
Diameter (inches)
4 3.94
6 5.80
8 7.55
E. The pipe and fittings shall have a WHITE OR LIGHT GRAY COLORING ON THE INTERIOR.
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June 22, 2026 Packet Pg. 543
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-288
SECTION 15066
HIGH DENSITY POLYETHYLENE (HDPE) PIPE
Mott MacDonald Restricted
F. The high-density polyethylene pipe and fittings shall be provided by the following manufacturer, or approved equal:
DriscoPlex, Division of Chevron Phillips Chemical Co., Plano, TX, 4600 Series pipe for Industrial and Municipal Sewer Trenchless application.
G. Wye fittings for lateral connection to an HDPE main shall be 30 deg. or 45 deg. HDPE stubs or saddles fused to the HDPE main.
2.03 JOINTS
A. Joints in HDPE pipe shall be made using thermal butt-fusion welding equipment designed for the specific purpose of permanently connecting HDPE pipes. This equipment shall be capable of squarely facing the pipe ends to be joined, properly heating each pipe end to the temperature range specified by the pipe manufacturer, and applying and sustaining the appropriate pressure, as recommended by the pipe manufacturer.
B. The butt-fusion welding machine shall be outfitted with a measuring and recording unit that documents the conditions existing during the fusion of each individual weld. A printout that includes the date and time each joint was made, the joint number, the initials of the machine operator, the platen temperature at the time of mating, the pressure during the heating cycle, the time period for the heating cycle, the pressure during the soak cycle, and the time period of the soak cycle shall be machine-generated and delivered to the Engineer at the end of each work shift. The recording unit shall be a DataLogger, as manufactured by McElroy Manufacturing, Inc., or approved equal.
C. Fusion equipment shall be operated by technicians who have been certified by a major gas public utility such as Pacific Gas and Electric, Southern California-Edison or pipe manufacturer or supplier for operation of such equipment. Furthermore, all technicians performing butt-fusion welding on this project shall have a minimum of two (2) years experience operating the same equipment used hereon.
D. Butt-fusion welding equipment shall be as follows, or approved equal:
1. McElroy No. 412 Hydraulic Fusion Machine, McElroy Manufacturing, Tulsa, Oklahoma
2. Proweld Field 12 (315)-R, Asahi/America, Malden, Massachusetts
2.04 FABRICATED FITTINGS
The Contractor shall provide fabricated fittings where required. Fabricated fittings in-line with the pipeline (i.e., a flange adapter), shall have an I.D. that matches I.D. of the pipeline. If the fitting is off-line (i.e., a tee), then the fabricated fitting shall have an I.D. in accordance with the Contract Documents. Unless otherwise required, all fabricated fittings shall be butt-fusion welded.
2.05 ELECTROFUSION COUPLINGS
Fittings/Joints that are to be assembled after pipe bursting/reaming has been completed, shall be butt fused where accessible. An electrofusion coupling shall be used on inaccessible locations. Electrofusion couplings shall be Frialen Electrofusion couplings, as manufactured by Friatec, Inc; Integrifuse Electrofusion couplings, as manufactured by Integrity Fusion Products; Elofit Electrofusion couplings, as manufactured by Nupi Americas or approved
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June 22, 2026 Packet Pg. 544
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-289
SECTION 15066
HIGH DENSITY POLYETHYLENE (HDPE) PIPE
Mott MacDonald Restricted
equal. Coupling shall be IPS and meet requirements of ASTM F714, F1055, D3035 and DD3350.
2.06 FLEXIBLE COUPLINGS
Flexible couplings, where applicable, shall conform to the requirements of Section 15050, General Piping. Flexible couplings shall only be used when connecting to existing pipe or dissimilar materials.
2.07 PIPE-TO-MANHOLE CONNECTORS
A. Existing Manholes: Provide sanded exterior PVC manhole adapter at the entry of all HDPE pipe into existing manholes. Sanded exterior PVC manhole adapter shall be GPK Part No. G316, or approved equal, suitable for connection to IPS HDPE main.
Existing manholes openings modified for pipe replacement or upsizing shall be grouted in place with non-shrink grout.
B. Cast-in Place Base Manholes:
1. Provide rubber waterstop gaskets on the pipe exterior perimeter at the entry of all HDPE pipe into new manholes. Rubber waterstop gaskets shall be Fernco Concrete Manhole Adapters or approved equal.
2. Where a cast-in-place base will be poured around an existing HDPE pipe (portion of pipe to remain as manhole channel), provide A-Lok Waterstop Wedge Kit or approved equal waterstop that is compatible with installation around the existing pipe.
C. Precast Base Manholes: Provide watertight pipe connections per manufacturer’s recommendation. When additional field connections or corrections are required, connection shall be made using applicable sanded manhole adapters and non-shrink grout as shown on the Contract Documents.
PART 3 - EXECUTION
3.01 HANDLING AND STORAGE
A. All pipe, fittings, etc., shall be carefully handled and protected against damage, impact shock, free fall, and scoring. All pipe handling equipment shall be acceptable to the Engineer. Pipe shall be stored in a manner that protects the pipe against injury or damage. Stacking of polyethylene pipe will not be allowed.
B. The Contractor shall inspect each pipe and fitting prior to butt-fusion welding and again prior to installation. Any damaged pipe or fittings shall be repaired or replaced by the Contractor, at no additional expense to the District and to the satisfaction of the Engineer. Damage shall include, but not be limited to, gouges, cuts, or scratches of a depth greater than five percent (5%) of the pipe wall.
C. Prior to butt-fusion welding or installation, each pipe or fitting shall be thoroughly cleaned of any foreign substance that may have collected thereon and shall be kept clean at all times thereafter. The material used to clean the pipe and fittings shall be as recommended by the pipe manufacturer.
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June 22, 2026 Packet Pg. 545
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-290
SECTION 15066
HIGH DENSITY POLYETHYLENE (HDPE) PIPE
Mott MacDonald Restricted
3.02 BUTT-FUSION WELDING
A. Only technicians who have been certified in accordance with the requirements of paragraph 2.03.C shall be allowed to operate the butt-fusion welding equipment.
B. Butt-fusion welds shall be performed in accordance with manufacturer’s instructions.
The butt-fusion welding procedures are summarized below:
1. Clean each pipe end with a clean cotton cloth to remove dirt, oil, grease, and other foreign materials.
2. Square (face) the mating surfaces of each of the pipes to be fused.
3. Bring the two (2) pipe ends together and adjust the pipe locations to ensure proper alignment.
4. Verify that the surface temperature of the heater plate is within manufacturer’s recommended temperature range and then clean the heater surface with a clean cotton cloth.
5. Insert the heater plate between the pipe ends, bring the ends into firm contact with the heater plate without applying pressure, and achieve a proper melt pattern.
6. After achieving the proper melt bead, remove the heater plate and quickly examine the pipe ends for complete melt.
7. Once complete melt has been accomplished, rapidly bring the pipe ends together and apply pressure as recommended by the pipe manufacturer.
8. Hold the pressure constant and at the proper level throughout the cooling period, for the minimum time period recommended by the pipe manufacturer or as necessary to achieve proper cooling.
C. The Contractor shall mark each joint with the individual joint number, corresponding to the joint identification number appearing on the printout of the data logger attached to the butt-fusion welding machine. The printout shall be attached to the pipe near the joint for collection by the Engineer.
D. The Contractor shall remove both the internal and external melt bead from the welded joint. Bead removal shall be accomplished in a manner that does not score or gouge the pipe.
3.03 INSTALLATION
A. HDPE pipe shall be used for pipe bursting/reaming applications only, unless indicated otherwise in the Project Documents or approved by the Engineer. The Contractor shall insert the pipe through properly prepared insertion and receiving pits, in accordance with the requirements of ASTM F 585.
B. The maximum pulling force that may be applied to any pipe shall be calculated as follows:
F = SA
where:
F = maximum pulling force on pipe (lb.)
9.j
June 22, 2026 Packet Pg. 546
City Project No. C9617 Bid Set
2026 Sewer Rehabilitation Project Technical Specifications June 2026 Page TS-291
SECTION 15066
HIGH DENSITY POLYETHYLENE (HDPE) PIPE
Mott MacDonald Restricted
S = maximum allowable stress (1,000 psi)
A = cross-sectional area of pipe wall (square inches)
The cross-sectional area of the pipe wall shall be calculated as follows:
A = π(D-t)t
where:
D = outside diameter (in)
t = minimum wall thickness (in)
C. The Contractor shall take care not to drag the pipe over rocks or rough surfaces that may damage the pipe. An appropriate pulling head shall be attached to the end of the pipe and shall be used for pulling the pipe at all times. Pulling the pipe by the flanged end will not be allowed.
D. Manhole connections shall be made by attaching a collar to the end of the pipe and encasing the collar in the manhole wall using grout, in accordance with the Project Documents. The collar shall not be used for pulling the pipe into the horizontal boring.
E. Following installation, the insertion and receiving pits, and any other excavations used, shall be backfilled in accordance with the requirements of Section 02200, Earthwork.
3.04 FIELD COUPLINGS
Installation of pipe couplings shall be in accordance with the manufacturer’s recommendations.
3.05 TESTING
Field testing of sanitary sewer system shall conform to the requirements of Section 02735, “Sanitary Sewer System Testing.”
**END OF SECTION**
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June 22, 2026 Packet Pg. 547
Mott MacDonald Restricted
APPENDIX A
Daily Work Report
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June 22, 2026 Packet Pg. 548
Mott MacDonald Restricted
This Page Intentionally Left Blank
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June 22, 2026 Packet Pg. 549
DAILY WORK REPORT
Project Name: File No.: Date:Contractor: Foreman: Weather:
Item # Description Unit New and Unforeseen Work [ ] None [ ] Yes, describe:
Equip. # Description Hours Hourly Rate Ext. Amount Emp. # Employee Name Hours Hourly Rate Ext. Amount
SUBTOTAL COST OF EQUIPMENT
Inv. # Description Unit Unit Cost Ext. Amount
SUBTOTAL COST OF MATERIALS SUBTOTAL COST OF LABOR
Inv. # Description Amount Subsistence
Travel ExpenseOther
TOTAL COST OF LABOR
SUBTOTAL COST OF WORK DONE BY SPECIALISTS
+ 3 % on labor
TOTAL COST OF EQUIPMENT, MATERIALS AND WORK
+ 15% on equipment and material
+ 5% on work done by specialists
Contractor Foreman Date CS Reviewed By Date TOTAL COST
MATERIAL
WORK done by specialists
LABOR
CONTRACT WORK PERFORMED
Survey Station
DIARY AND REMARKS
EQUIPMENT
June 22, 2026 Packet Pg. 550
Mott MacDonald Restricted
APPENDIX B
Pothole Data Sheets
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June 22, 2026 Packet Pg. 551
Mott MacDonald Restricted
This Page Intentionally Left Blank
9.j
June 22, 2026 Packet Pg. 552
~ Delivering Excellence with a Sense of Urgency ~ ™
7/22/2025
Mott MacDonald
Potholing Report
7/23/2025
Office (650)777-4324
Cell: (650) 942-3865
[email protected]
EXARO Technologies Corporation
1831 Bayshore Highway
Burlingame, California
Tirth Patel
9.j
June 22, 2026 Packet Pg. 553
Date:
Prepared For:
Project #:
Location:
PH # Street Cut Size Asph Conc. Soil Utility Utility Size Material Depth Location Reference / Notes 1 913 Heather Dr 1' X 1' 7"
Road base,
clay, roots,
rocks Water 6" Cast Iron 33.5'
55" W from face of curb.
42' S from sanitary sewer manhole.
1 (2nd) 913 Heather Dr 1' X 1' 7"
Road base,
clay, roots,
rocks Sanitary Sewer 8" Dry Hole
55" W from face of curb.
42' S from sanitary sewer manhole.
1 (3rd) 913 Heather Dr 1' X 1' 7"
Road base,
clay, roots,
rocks Unknown 2" PVC 15"
55" W from face of curb.
42' S from sanitary sewer manhole.
3 924 Alameda
de las Pulgas 1' X 1' 8"
Road base,
clay, sand Sanitary Sewer 6" Clay 46"
96" E from face of curb.
183" S from center of sanitary sewer manhole.
3(2nd)
924 Alameda
de las Pulgas 1' X 1' 8"
Road base,
clay, sand Electric 4" PVC 38"
96" E from face of curb.
183" S from center of sanitary sewer manhole.
5 968 Tamarack Ave 1' X 1' 6"
Sticky damp
clay Sanitary Sewer 6" Clay 48"
63" E from face of curb.
156" N from fire hydrant.
5(2nd) 968 Tamarack Ave 1' X 1' 6"
Sticky damp
clay Water 4" Cast Iron 32"
63" E from face of curb.
156" N from fire hydrant.
Note:
PH 1 - Dough on marks but no luck on sanitary sewer, cleared 8'.
PH 2 - Had to locate gas & sanitary sewer.
PH 4 - 12" storm drain in [email protected]', 6"sanitary in mahole at 6'.
PH 6 - Pothole location in private property driveway.
Foreman Standby Rep
Technician Client Rep
Timesheet Date Start/End Hours OT Night Stay Check
Monday /
Arrow Board Electronic
Detector
Tuesday 7/22/2025
6:15
/2:15 8
Cold patch GPR
Wednesday /
Class II Pk nails &
shiners
Thursday /
Hotmix Aspht Vibra-plate
Friday /
CDF/slurry Flat bed #
Saturday /
Ready-mix concrete Pick-up truck #
Sunday /
Cutback Vac rig # 8
~Delivering Excellence with a Sense of Urgency~™
7/22/2025
Check
Mott MacDonald
25-1045
San Carlos
Moises Martinez
Addt'l Crew/Flagger
Addt'l Crew/Flagger
Yo Singh
Client Representative Signature:
Field Changes or Special Requests from Client Representative:
Additional Equipment/Material used:
9.j
June 22, 2026 Packet Pg. 554
Client
Project #
City
Date
Pothole # 1 Street: 913 Heather Dr
Cut Size: 1' X 1' Location:
Asphalt 7"
Concrete
Notes:
Depth: 33.5'
Utility: Water
Size: 6"
Material:
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Road base,
clay, roots,
rocks
55" W from face of curb.
42' S from sanitary sewer manhole.
7/22/2025
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
PH 1
9.j
June 22, 2026 Packet Pg. 555
Client
Project #
City
Date
Pothole# 1 (2nd) Street: 913 Heather Dr
Location:
Asphalt 7"
Concrete
Notes:
Depth: Dry Hole
Utility: Sanitary Sewer
Size: 8"
Material:
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Road base,
clay, roots,
rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/22/2025
55" W from face of curb.
42' S from sanitary sewer manhole.
PH 1
9.j
June 22, 2026 Packet Pg. 556
Client
Project #
City
Date
Pothole# 1 (3rd) Street: 913 Heather Dr
Location:
Asphalt: 7"
Concrete:
Notes:
Depth: 15"
Utility: Unknown
Size: 2"
Material: PVC
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Road base,
clay, roots,
rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/22/2025
55" W from face of curb.
42' S from sanitary sewer manhole.
PH 1
9.j
June 22, 2026 Packet Pg. 557
Client
Project #
City
Date
Pothole# 3 Street: 924 Alameda de las Pulgas
Location:
Asphalt: 8"
Concrete:
Notes:
Depth: 46"
Utility: Sanitary Sewer
Size: 6"
Material: Clay
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Road base,
clay, sand
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/22/2025
96" E from face of curb.
183" S from center of sanitary sewer manhole.
PH 3
9.j
June 22, 2026 Packet Pg. 558
Client
Project #
City
Date
Pothole# 3(2nd) Street: 924 Alameda de las Pulgas
Location:
Asphalt: 8"
Concord:
Notes:
Depth: 38"
Utility: Electric
Size: 4"
Material: PVC
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Road base,
clay, sand
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/22/2025
96" E from face of curb.
183" S from center of sanitary sewer manhole.
PH 3
9.j
June 22, 2026 Packet Pg. 559
Client
Project #
City
Date
Pothole# 5 Street: 968 Tamarack Ave
Location:
Asphalt: 6"
Concrete:
Notes:
Depth: 48"
Utility: Sanitary Sewer
Size: 6"
Material: Clay
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Sticky damp
clay
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/22/2025
63" E from face of curb.
156" N from fire hydrant.
PH 5
9.j
June 22, 2026 Packet Pg. 560
Client
Project #
City
Date
Pothole # 5(2nd) Street: 968 Tamarack Ave
Cut Size: 1' X 1' Location:
Asphalt: 6"
Concrete:
Notes:
Depth: 32"
Utility: Water
Size: 4"
Material: Cast Iron
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Sticky damp
clay
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/22/2025
63" E from face of curb.
156" N from fire hydrant.
PH 5
9.j
June 22, 2026 Packet Pg. 561
Date:
Prepared For:
Project #:
Location:
PH # Street Cut Size Asph Conc. Soil Utility Utility Size Material Depth Location Reference / Notes 8 1100 Orange Ave 1' X 1' 9"
Road base,
hard clay,
rocks Water 8" Cast Iron 34"
98" E from face of curb.
133" S from water valve.
8 (2nd) 1100 Orange Ave 1' X 1' 9"
Road base,
hard clay,
rocks Sanitary Sewer 10" Clay 87" Possible
98" E from face of curb.
133" S from water valve.
9 1100 Orange Ave 1' X 2' 9"
Road base,
hard clay,
rocks Storm Drain 24" Concrete 72"
126" E from face of curb.
133" S from water valve.
9 (2nd) 1100 Orange Ave 1' X 2' 9"
Road base,
hard clay,
rocks Sanitary Sewer 10"
No Visual SD
in way
126" E from face of curb.
133" S from water valve.
7 898 Cordilleras Ave 1' X 1' 8"
Road base,
hard clay, base
rocks Sanitary Sewer 6" Clay 37"
120" E from face of curb.
105" S from edge of the crosswalk.
7( 2nd) 898 Cordilleras Ave 1' X 1' 8"
Road base,
hard clay, base
rocks Storm Drain 24" Plastic 72"
120" E from face of curb.
105" S from edge of the crosswalk.
11 2401 Graceland Ave 1' X 1' 8"
Hard clay,
rocks Storm Drain 24" Concrete 23"
80" E from face of the curb.
48" S from edge of the manhole.
11 (2nd) 2401 Graceland Ave 1' X 1' 8"
Hard clay,
rocks Sanitary Sewer 6" Clay 60"
80" E from face of the curb.
48" S from edge of the manhole.
12 2401 Graceland Ave 1' X 1' 8"
Base rocks,
clay, sand Water 12"
Asbestos
Cemnet 62"
261" N from stop line.
105" E from water valve.
12 (2nd) 2401 Graceland Ave 1' X 1' 8"
Base rocks,
clay, sand Water 4" Dry Hole
261" N from stop line.
105" E from water valve.
Foreman Standby Rep
Technician Client Rep
Timesheet Date Start/End Hours OT Night Stay Check
Monday /
Arrow Board Electronic
Detector
Tuesday /
Cold patch GPR
Wednesday 7/23/2025
6:15
/2:15 8 0.75 Class II Pk nails &
shiners
Thursday /
Hotmix Aspht Vibra-plate
Friday / CDF/slurry Flat bed 29
Saturday /
Ready-mix concrete Pick-up truck #
Sunday /
Cutback Vac rig #8
~Delivering Excellence with a Sense of Urgency~™
7/23/2025
Mott MacDonald
25-1045
San Carlos
Yo Singh Addt'l Crew/Flagger
Moises Martinez Addt'l Crew/Flagger
Check Additional Equipment/Material used:
Field Changes or Special Requests from Client Representative:
Client Representative Signature:
9.j
June 22, 2026 Packet Pg. 562
Client
Project #
City
Date
Pothole # 8 Street: 1100 Orange Ave
Cut Size: 1' X 1' Location:
Asphalt: 9"
Concrete:
Notes:
Depth: 34"
Utility: Water
Size: 8"
Material: Cast Iron
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Road base,
hard clay,
rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
98" E from face of curb.
133" S from water valve.
PH 8 PH 9
9.j
June 22, 2026 Packet Pg. 563
Client
Project #
City
Date
Pothole # 8 (2nd) Street: 1100 Orange Ave
Cut Size: 1' X 1' Location:
Asphalt: 9"
Concrete:
Notes:
Depth: 87" Possible
Utility: Sanitary Sewer
Size: 10"
Material: Clay
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Felt utility with water probe. No visulas on sanitary sewer.
Road base,
hard clay,
rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
98" E from face of curb.
133" S from water valve.
PH 8 PH 9
9.j
June 22, 2026 Packet Pg. 564
Client
Project #
City
Date
Pothole # 9 Street: 1100 Orange Ave
Cut Size: 1' X 2' Location:
Asphalt: 9"
Concrete:
Notes:
Depth: 72"
Utility: Storm Drain
Size: 24"
Material:
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Road base,
hard clay,
rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
126" E from face of curb.
133" S from water valve.
PH 8 PH 9
9.j
June 22, 2026 Packet Pg. 565
Client
Project #
City
Date
Pothole # 9 (2nd) Street: 1100 Orange Ave
Cut Size: 1' X 2' Location:
Asphalt: 9"
Concrete:
Notes:
Depth:
No Visual SD
in way
Utility: Sanitary Sewer
Size: 10"
Material:
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Storm drain in the way could not get down the side.
Road base,
hard clay,
rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
126" E from face of curb.
133" S from water valve.
PH 8 PH 9
9.j
June 22, 2026 Packet Pg. 566
9.j
June 22, 2026 Packet Pg. 567
Client
Project #
City
Date
Pothole # 7 Street: 898 Cordilleras Ave
Cut Size: 1' X 1' Location:
Asphalt: 8"
Concrete:
Notes:
Depth: 37"
Utility: Sanitary Sewer
Size: 6"
Material: Clay
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Road base,
hard clay,
base rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
120" E from face of curb.
105" S from edge of the crosswalk.
PH 7
9.j
June 22, 2026 Packet Pg. 568
Client
Project #
City
Date
Pothole # 7( 2nd) Street: 898 Cordilleras Ave
Cut Size: 1' X 1' Location:
Asphalt: 8"
Concrete:
Notes:
Depth: 72"
Utility: Storm Drain
Size: 24"
Material: Plastic
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Road base,
hard clay,
base rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
120" E from face of curb.
105" S from edge of the crosswalk.
PH 7
9.j
June 22, 2026 Packet Pg. 569
Client
Project #
City
Date
Pothole # 11 Street: 2401 Graceland Ave
Cut Size: 1' X 1' Location:
Asphalt: 8"
Concrete:
Notes:
Depth: 23"
Utility: Storm Drain
Size: 24"
Material:
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Hard clay,
rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
80" E from face of the curb.
48" S from edge of the manhole.
PH 11
9.j
June 22, 2026 Packet Pg. 570
Client
Project #
City
Date
Pothole # 11 (2nd) Street: 2401 Graceland Ave
Cut Size: 1' X 1' Location:
Asphalt: 8"
Concrete:
Notes:
Depth: 60"
Utility: Sanitary Sewer
Size: 6"
Material: Clay
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Hard clay,
rocks
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
80" E from face of the curb.
48" S from edge of the manhole.
PH 11
9.j
June 22, 2026 Packet Pg. 571
Client
Project #
City
Date
Pothole # 12 Street: 2401 Graceland Ave
Cut Size: 1' X 1' Location:
Asphalt: 8"
Concrete:
Notes:
Depth: 62"
Utility: Water
Size: 12"
Material:
Asbestos
Cemnet
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Base rocks,
clay, sand
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
261" N from stop line.
105" E from water valve.
PH 12
9.j
June 22, 2026 Packet Pg. 572
Client
Project #
City
Date
Pothole # 12 (2nd) Street: 2401 Graceland Ave
Cut Size: 1' X 1' Location:
Asphalt: 8"
Concrete:
Notes:
Depth: Dry Hole
Utility: Water
Size: 4"
Material:
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Dough on marks. As per as-built water line should be 6" but markings described 4" water. Went 8' looking for 4".
Base
rocks, clay,
sand
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
7/23/2025
261" N from stop line.
105" E from water valve.
PH 12
9.j
June 22, 2026 Packet Pg. 573
~ Delivering Excellence with a Sense of Urgency ~ ™
Cell: (650) 942-3865
[email protected]
EXARO Technologies Corporation
1831 Bayshore Highway
Burlingame, California
Tirth Patel
9/24/2025
Mott MacDonald
Potholing Report
9/25/2025
Office (650) 777-4324
9.j
June 22, 2026 Packet Pg. 574
Date:
Prepared For:
Project #:
Location:
PH # Street Cut Size Asph Conc. Soil Utility Utility Size Material Depth Location Reference / Notes 2 813 Bauer drive 1' x 1'
Dirt rock, Hard
clay Gas 2" Steel Dry hole
Cleared 5'
21" W from Retaining Wall.
116" S from Power Pole.
2(2nd) 813 Bauer drive 1' x 1'
Dirt rock, Hard
clay Sanitary Sewer 6" Clay Dry hole
Cleared 5'
21" W from Retaining Wall.
116" S from Power Pole.
2A 813 Bauer drive 1' x 1'
Dirt rock, clay,
sand Gas 2" Steel 43"
52" W from Retaining Wall.
144" S from Power Pole.
6 2129 Elizabeth St 1' x 1'
Grass, hard
stick clay Gas 2" Steel 41"
24" S from Fence Line.
233" E from the Corner of Fence.
10 1060 Orange Ave 1' x 1' 10" Base rock
SD,
SS
48",
10" Clay Dry hole
Cleared 8'
107" NW from center of Sanitary Sewer Manhole.
26" SE from Power Pole.
Foreman Standby Rep
Technician Client Rep
Timesheet Date Start/End Hours OT Night Stay Check
Monday /
Arrow Board Electronic
Detector
Tuesday /
Cold patch GPR
Wednesday 9/24/2025
6:15AM /
2:15PM 8
Class II Pk nails &
shiners
Thursday /
Hotmix Aspht Vibra-plate
Friday /
CDF/slurry Flat bed # 30
Saturday /
Ready-mix concrete Pick-up truck #
Sunday /
Cutback Vac rig # 8
~Delivering Excellence with a Sense of Urgency~™
Client Representative Signature:
Field Changes or Special Requests from Client Representative:
Additional Equipment/Material used:
9/24/2025
Check
Mott MacDonald
25-1045
San Carlos
Addt'l Crew/Flagger
Addt'l Crew/Flagger
Yo Singh
9.j
June 22, 2026 Packet Pg. 575
Client
Project #
City
Date
Pothole # 2 Street: 813 Bauer drive
Cut Size: 1' x 1' Location:
Asphalt
Concrete
Notes:
Depth: Dry hole
Utility: Gas
Size: 2"
Material:
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Dirt rock,
Hard clay
Cleared 5'
21" W from Retaining Wall.
116" S from Power Pole.
9/24/2025
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
PH2
9.j
June 22, 2026 Packet Pg. 576
Client
Project #
City
Date
Pothole# 2(2nd) Street: 813 Bauer drive
Location:
Asphalt
Concrete
Notes:
Depth: Dry hole
Utility: Sanitary Sewer
Size: 6"
Material: Clay
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Dirt rock,
Hard clay
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
9/24/2025
Cleared 5'
21" W from Retaining Wall.
116" S from Power Pole.
PH2(2nd)
9.j
June 22, 2026 Packet Pg. 577
Client
Project #
City
Date
Pothole# 2A Street: 813 Bauer drive
Location:
Asphalt:
Concrete:
Notes:
Depth: 43"
Utility: Gas
Size: 2"
Material: Steel
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Sanitary Sewer 3' E from Gas line.
Dirt rock,
clay, sand
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
9/24/2025
52" W from Retaining Wall.
144" S from Power Pole.
PH2A
9.j
June 22, 2026 Packet Pg. 578
Client
Project #
City
Date
Pothole# 6 Street: 2129 Elizabeth St
Location:
Asphalt:
Concrete: 0
Notes:
Depth: 41"
Utility: Gas
Size: 2"
Material: Steel
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Probe 5' cleared and 6" Sanitary Sewer 4' S from Gas line.
Grass, hard
stick clay
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
9/24/2025
24" S from Fence Line.
233" E from the Corner of Fence.
9.j
June 22, 2026 Packet Pg. 579
Client
Project #
City
Date
Pothole# 10 Street: 1060 Orange Ave
Location:
Asphalt: 10"
Concord:
Notes:
Depth: Dry hole
Utility: SD, SS
Size: 48", 10"
Material: Clay
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
PH10 already had a huge void under road and try to keep caving probe 8'.
10" Sanitary Sewer in manhole 96"
Base rock
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
9/24/2025
Cleared 8'
107" NW from center of Sanitary Sewer Manhole.
26" SE from Power Pole.
9.j
June 22, 2026 Packet Pg. 580
Date:
Prepared For:
Project #:
Location:
PH # Street Cut Size Asph Conc. Soil Utility Utility Size Material Depth Location Reference / Notes 13 1190 Graceland Ave 1' x 1' Hard clay Water 6" Cast Iron 33" 74" E from Face of curb.
93" S from Power Pole.
Dip S/S 820 Bauer Dr 5.5'
Dip#2 856 Bauer Dr 6'
Foreman Standby Rep
Technician Client Rep
Timesheet Date Start/End Hours OT Night Stay Check
Monday /
Arrow Board Electronic
Detector
Tuesday /
Cold patch GPR
Wednesday /
Class II Pk nails &
shiners
Thursday 9/25/2025
6:15AM /
2:15PM 8
Hotmix Aspht Vibra-plate#4
Friday / CDF/slurry Flat bed #30
Saturday /
Ready-mix concrete Pick-up truck #
Sunday /
Cutback Vac rig #8
~Delivering Excellence with a Sense of Urgency~™
Field Changes or Special Requests from Client Representative:
Client Representative Signature:
9/25/2025
Mott MacDonald
25-1045
San Carlos
Yo Singh Addt'l Crew/Flagger
Jose Lopez Addt'l Crew/Flagger
Check Additional Equipment/Material used:
9.j
June 22, 2026 Packet Pg. 581
Client
Project #
City
Date
Pothole # 13 Street: 1190 Graceland Ave
Cut Size: 1' x 1' Location:
Asphalt:
Concrete:
Notes:
Depth: 33"
Utility: Water
Size: 6"
Material: Cast Iron
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
Hard clay
Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
9/25/2025
74" E from Face of curb.
93" S from Power Pole.
9.j
June 22, 2026 Packet Pg. 582
Client
Project #
City
Date
Pothole # Dip S/S Street: 820 Bauer Dr
Cut Size: 0.00 Location:
Asphalt: 0
Concrete:
Notes:
Depth: 5.5'
Utility: 0
Size:
Material:
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
0.00 Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
9/25/2025
9.j
June 22, 2026 Packet Pg. 583
Client
Project #
City
Date
Pothole # Dip#2 Street: 856 Bauer Dr
Cut Size: 0.00 Location:
Asphalt: 0
Concrete:
Notes:
Depth: 6'
Utility: 0
Size:
Material:
Soil:
Picture 1 Picture 2
Picture 3
~ Delivering Excellence with a Sense of Urgency ~ ™
0.00 Subsurface Utility Report
Mott MacDonald
25-1045
San Carlos
9/25/2025
9.j
June 22, 2026 Packet Pg. 584
Mott MacDonald Restricted
APPENDIX C
Project Information Sign
9.j
June 22, 2026 Packet Pg. 585
Mott MacDonald Restricted
This Page Intentionally Left Blank
9.j
June 22, 2026 Packet Pg. 586
Mott MacDonald Restricted
PROJECT INFORMATION SIGN
The Project Information sign shall conform to the following:
A. Material: Aluminum 0.080”
B. Size: 48” x 48”
C. Round off all corners
9.j
June 22, 2026 Packet Pg. 587
Mott MacDonald Restricted
D. Colors:
1. Border – Blue
2. Background – Blue and White
3. City of San Carlos Logo – Black, Green, and Yellow.
4. City of Good Living Logo – Blue and Yellow
5. Text – Blue and White
The Vector files for the sign and logos to shall be supplied to the sign manufacturer upon request. The Contractor shall provide the Company name and a 24-hour toll-free contact phone number on the sign, as shown per the Contract Documents.
The Contractor shall check with the Project Manager to obtain the project name and telephone number before fabricating the sign.
9.j
June 22, 2026 Packet Pg. 588
Mott MacDonald Restricted
APPENDIX D
Arborist Report
9.j
June 22, 2026 Packet Pg. 589
Mott MacDonald Restricted
This Page Intentionally Left Blank
9.j
June 22, 2026 Packet Pg. 590
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
1 of 12
Evan Cai
City of San Carlos Engineering
San Carlos, CA 94070
April 1, 2026
ARBORIST REPORT
Project site: Brittan Acres School, 2000 Belle Avenue
Assignment and Background
Sanitary sewer rehabilitation is proposed at this site while the school is close for break later this year. The school and the City are concerned about protecting the mature Coast Live Oak (Quercus agrifolia) trees during the project. I visited the site with project team members (School, City Engineering and Engineering Consultant staff) on March 26, 2026, to understand impacts and make protection recommendations. Architectural site plans were not available due to the scope of the project. I have provided marked-up photos to serve as protection specifications.
Please share this report with
Contractor as part of their
bid documents so they
understand the scope of
work includes tree
protection.
There are 3 main areas
where the work is close to
trees. See the aerial photo at
right and the marked-up Civil
drawing on the next page.
9.j
June 22, 2026 Packet Pg. 591
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
2 of 12
9.j
June 22, 2026 Packet Pg. 592
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
3 of 12
Area 1
Area 1 is inside the playground. The existing tree has a trunk diameter of 18 inches, measured at 54 inches from grade. A typical recommended Tree Protection Zone (TPZ) radius is 10 X the diameter. In this case the TPZ radius would be 15 feet. The closest edge of the proposed trench is about 17 feet away, outside the TPZ.
There is little concern about impact on roots at this distance. We do, however, want to restrict access to the exposed soil in the planter box to prevent inadvertent damage or soil compaction from storing, staging, debris disposal, temporary structures, etc.
Fence this planter box as shown in the
photo below. Fencing materials are
specified in the Details section of this report.
All storing, staging, etc. may take place on
existing pavement.
Do not place any excavation tailings in the
planter box.
No equipment clearances requiring pruning
have been specified. Contractor is to notify
City of the need for pruning well in advance
of beginning construction. Tree pruning to
be performed or supervised by an ISA
Certified Arborist. Contractor is not to prune
tree.
9.j
June 22, 2026 Packet Pg. 593
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
4 of 12
Area 2
Area 2 is one of the campus entrances from Belle
Avenue just outside the playground, flanked by two
large oaks.
No sewer work is proposed here, however, under
these trees may be a convenient location to store
or stage materials as it is between the street and
the fenced playground where no trucks can
access.
To prevent inadvertent injury or soil compaction,
fence off unpaved soil areas to restrict access, as
shown in the photos. Build fencing as per the
Details section of this report. All storing and
staging may take place on paved surfaces.
Clearance pruning should not be necessary here.
9.j
June 22, 2026 Packet Pg. 594
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
5 of 12
Area 3
Area 3 is a small, wooded area behind the school. The manhole is located approximately in the center near the curb of the concrete pathway. The nearest tree is 17 inches diameter and closest edge of excavation is about 14 feet or about 10 x diameter away. Again, the biggest concern is soil compaction from storing, staging and other temporary construction processes.
Work will be focused on the manhole area. Storing and staging may take place on the concrete. Fence off as much of the wooded area as possible leaving a small area for work around the manhole. Fencing should exclude access at least 10 feet from any tree in the area. See the photos on this page and the next page for details. Build fencing as per the Details section of this report. If storing, staging or parking must take place in the wooded area, use the root buffer and trunk wrap Details included in this report.
No excavation tailings to be left in the wooded area.
Clearance pruning should not be necessary.
9.j
June 22, 2026 Packet Pg. 595
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
6 of 12
9.j
June 22, 2026 Packet Pg. 596
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
7 of 12
Steam sealing
According to the Engineering Consultant, steam is used to seal the system from one of the manholes. These are unknowns:
• Where the machine or vehicle needs to park for this operation – in the street or under trees? • How much heat or off gassing comes from the vehicle or machine during the process which may affect tree canopies if under trees.
• How much heat or off gassing comes from the other manholes during the process – for example, in Area 3 which is under trees.
The goal is to avoid heat or off gassing causing damage to tree canopies. More needs to be known about the steam sealing process to make any recommendations.
Details
Fencing
At right is a photo of typical tree protection
fencing that encloses part of the dripline or Tree
Protection Zone.
Fencing is chain link, 6 ft in height with flat metal
footings that prevent having to pound fence
posts into the ground. The taller panel seen at
the left of the photo is not typical and not
necessary.
If storing, staging or parking must take place
beneath trees, use the details on the next two
pages.
9.j
June 22, 2026 Packet Pg. 597
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
8 of 12
Details continued
Root Buffer
If storing, staging or parking must take place beneath trees, cover unpaved soil with a root buffer using one of the methods shown below.
9.j
June 22, 2026 Packet Pg. 598
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
9 of 12
Details continued
Trunk Wrap
If storing, staging or parking must take place beneath trees, wrap the lower 6 feet of trunks using one of the methods shown below.
9.j
June 22, 2026 Packet Pg. 599
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
10 of 12
Assumptions and Limiting Conditions
1. Any legal description provided to the consultant is assumed to be correct. Title and ownership of all property considered are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised or evaluated as though free and clear, under responsible ownership and competent management.
2. It is assumed that any property is not in violation of any applicable codes, ordinances, statutes or other governmental regulations.
3. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible. The consultant can neither guarantee nor be responsible for the accuracy of information provided by others.
4. Various diagrams, sketches and photographs in this report are intended as visual aids and are not to scale, unless specifically stated as such on the drawing. These communication tools in no way substitute for nor should be construed as surveys, architectural or engineering drawings.
5. Loss or alteration of any part of this report invalidates the entire report.
6. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person to whom it is addressed, without the prior written or verbal consent of the consultant.
7. This report is confidential and to be distributed only to the individual or entity to whom it is addressed. Any or all of the contents of this report may be conveyed to another party only with the express prior written or verbal consent of the consultant. Such limitations apply to the original report, a copy, facsimile, scanned image or digital version thereof.
8. This report represents the opinion of the consultant. In no way is the consultant’s fee contingent upon a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported.
9. The consultant shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services as described in the fee schedule, an agreement or a contract.
10. Information contained in this report reflects observations made only to those items described and only reflects the condition of those items at the time of the site visit. Furthermore, the inspection is limited to visual examination of items and elements at the site, unless expressly stated otherwise. There is no expressed or implied warranty or guarantee that problems or deficiencies of the plants or property inspected may not arise in the future.
9.j
June 22, 2026 Packet Pg. 600
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
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Disclosure Statement
Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like any medicine, cannot be guaranteed.
Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist’s services such as property boundaries, property ownership, site lines, disputes between neighbors, and other issues. An arborist cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information provided.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk.
The only way to eliminate all risk associated with trees is to eliminate the trees.
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June 22, 2026 Packet Pg. 601
Garden Guidance LLC
Ellyn Shea, Consulting Arborist & Horticulturist
ISA Certified Arborist # WE-5476A - ISA Qualified Tree Risk Assessor ASCA Registered Consulting Arborist #516
2085 Hayes Street, No. 10 San Francisco, CA 94117
Phone: 415/846-0190 E-Mail: [email protected]
www.garden-guidance.com Venmo: @Ellyn-Shea
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Certification of Performance
I, Ellyn Shea, Certify:
• That I have personally inspected the trees and/ or property evaluated in this report. I have stated my findings accurately, insofar as the limitations of my Assignment and within the extent and context identified by this report;
• That I have no current or prospective interest in the vegetation or any real estate that is the subject of this report, and have no personal interest or bias with respect to the parties involved; • That the analysis, opinions and conclusions stated herein are my own and are based on current scientific procedures and facts and according to commonly accepted arboricultural practices; • That no significant professional assistance was provided, except as indicated by the inclusion of another professional report within this report;
• That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party.
• I am a member in good standing, Certified Arborist (#WE-5476A), and a Qualified Tree Risk Assessor with the International Society of Arboriculture, and a Registered Consulting Arborist (#516) with the American Society of Consulting Arborists.
I have attained professional training in all areas of knowledge asserted through this report by completing relevant college courses, routinely attending pertinent professional conferences and by reading current research from professional journals, books and other media.
I have rendered professional services in a full-time capacity in the field of horticulture and arboriculture for more than 25 years.
Signature:
Date: 4-1-26
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June 22, 2026 Packet Pg. 602
ELIZABETH ST
ARROYO AVE
ORANGE AVE SUNSET DR HEWITT DR ROCKRIDGE RD
NANETTE DR SUNSET DR PARK AVE HOWARD AVE DAYTON AVE GOVER LN CORDILLERAS AVE BRITTAN AVE EDGEHILL DR
WILDWOOD AVE ROGERS AVE PORTO ROSA WY SAN SIMEON WY PARK AVE OAKHURST AVE HEWITT DR
ARROYO AVE BELLE AVE
HEMLOCK ST
GLASGOW LN WOODLAND AVE BIRCH AVE GENEVA AVE GREENWOOD AVE EUCALYPTUS AVE
KNOLL DR
BAUER
CORDILLERAS CEDAR ST
HOWARD AVE
ROCKRIDGE RD
CEDAR ST
RUTHERDALE AVE
CORDILLERAS AVE CEDAR ST BELVEDERE AVE BELMONT AVE WHITE OAK WY
ORANGE AVE
GREENWOOD AVE
TAMARACK AVE
HEATHER DR
EUCALYPTUS AVE ELM ST ABERDEEN DR
EDGEHILL DR PORTO MARINO DR CEDAR ST WHITE OAK WY
LUPIN AVE
WILSHIRE CT
FAIRMONT AVE PARK AVE GAYLORD ST BRITTAN AVE GRACELAND AVE FOREST LN
BURNHAM CT EMERALD AVE ALBERTA AVE GRACELAND LN WILDWOOD AVE HOWARD AVE
OAKVIEW DR
TRAMANTO DR LOCARNO WY FAIRMONT AVE VAL MAR PL BRITTAN AVE KELTON AVE
ALAMEDA DE LAS PULGAS
HOWARD AVE
WHITE OAK WY
SAN MIGUEL WY HOWARD AVE ST FRANCIS WY
MELENDY DR
SUNSET DR
FAIRBANKS AVE
GLASGOW LN
CHESTNUT ST
SUNSET DR BROOK ST OAKVIEW DR OAKVIEW DR
BELMONT AVE
CHESTNUT ST
CEDAR ST
ORANGE AVE
ROSEWOOD AVE
TAMARACK AVE
DR
BAUER
DR
BAUER CT
AVE
EXETER AVE
CLUB DR
SAN CARLOS AVE LEGEND SITE MAP CITY OF SAN CARLOS, CALIFORNIA DEPARTMENT OF PUBLIC WORKS 600 ELM STREET, SAN CARLOS, CA 94070 REVISIONS NO. DATE DESCRIPTION APR'VD SCALE: DATE: SHEET: DRAWN BY: DESIGNED BY: PREPARED BY: MOTT MACDONALD GREG FELTER, PE DATE G FELTER M GORDILLO AS SCALE 06/11/2026 1 OF 47 PROJECT NO. C9617 REHABILITATION PROJECT 2026 SANITARY SEWER VICINITY MAP 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGINEER STAT E OF CA L I FOR N C I V I L IA G R E G O R Y C . F E L T E R BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 603
DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER ABBREVIATIONS & LEGEND G-22 ℄ ∅ BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 604
DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER GENERAL NOTES G-33 “ ” “ ” “ ” GENERAL NOTES: BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 605
C-24
C-26
C-7
C-2
C-3
C-4
C-5
C-6
C-9
C-10
C-8
C-11
C-12
C-13 C-14
C-15
C-16
C-18 C-19
C-20 C-21
C-22
C-28
C-29
C-30
C-31
C-32
C-33
C-34
C-1
ALAMEDA DE LAS PULGAS BROOK ST
GREENWOOD AVE
BRITTAN AVE
HOWARD AVE
HOWARD AVE
BRITTAN AVE
DAYTON AVE
GREEN
ORANGE AVE
CEDAR ST
CORDILLERAS AVE OAKHURST AVE ORANGE AVE CEDAR ST
GAYLORD ST
LUPIN WAY
WOOD AVE
MELENDY DR
ABERDEEN DR
HEATHER DR BAUER DR
BAUER DR
SUNSET DRROCKRIDGE RD
MELENDY DR ROCKRIDGE RD
BELLE AVE
RUTHERDALE AVE
ELIZABETH ST
KNOLL DR
EUCALYPTUS AVE BIRCH AVE
ARROYO AVE
GRACELAND AVE
C-23
C-25
C-27 C-17 TAMARACK AVE GLASGOW LN
HEWITT DR
BELMONT AVE
BELVEDERE AVE
ELM ST ROSEWOOD AVE
C-35
C-36
CLUB DR
EXETER AVE SAN CARLOS AVE DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER KEY MAP G-44 SCALE: 1"=200' SCALE: 1"=200' SCALE: 1"=200' BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 606
TAMARACK AVE
LUPIN WAY BRITTAN AVE BRITTAN AVE ALAMEDA DE LAS PULGAS
MELENDY DR
ROCK RIDGE RD
SUNSET DR
DR HEATHER
HEATHER DR
BAUER CT
ROCKRIDGE AVE BELLE AVE ELIZABETH ST RUTHERDALE AVE
TAMARACK AVE
CORDILLERAS AVE
CORDILLERAS AVE
KNOLL DR ARROYO AVE BIRCH AVE EUCALYPTUS AVE BAUER CT BAUER CT
TAMARACK AVE
ORANGE AVE
HEWITT DR
ABER
GLASGOW LN
DEEN DR DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER SURVEY CONTROL (1) G-55 BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 607
ALAMEDA DE LAS PULGAS
BROOK ST
HOWARD AVE BRITTAN AVE GAYLORD ST HOWARD AVE GRACELAND AVE
BURNHAM CT BELVEDERE AVE
ROSEWOOD AVE
ELM ST
HOWARD AVE BELMONT AVE
WOODLAND AVE
GENEVA AVE DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER N.T.S. SURVEY CONTROL (2) G-66 CITY BM # ELEV (FT) NAVD88 CITY BENCHMARK DESCRIPTIONBID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 608
DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER N.T.S. SURVEY CONTROL (3) G-77 BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 609
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER ABERDEEN DR AT GLASGOW LN STA 10+00 TO 10+43 8C-1 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 610
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER MELENDY DR AT HEWITT DR STA 20+00 TO 24+40 9C-2 SCALE: 1"=20' SSMH REPLACEMENT AND REHABILITATION LEGEND 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER June 22, 2026 Packet Pg. 611
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER MELENDY DR STA 24+40 TO 28+83 10C-3 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 612
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER HEATHER DR STA 40+00 TO 44+92 11 C-4 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 613
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER SUNSET DR STA 50+00 TO 52+78 12C-5 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 614
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER BAUER DR (1) STA 60+00 TO 61+93 13C-6 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 615
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER BAUER DR (2) STA 70+00 TO 72+00 14C-7 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 616
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER BAUER DR (3) STA 80+00 TO 82+19 15C-8 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 617
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER ROCKRIDGE RD STA 90+00 TO 91+60 16C-9 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 618
1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN BAUER DR AND MELENDY DR STA 100+00 TO 104+51 17 C-10 SCALE: 1"=20' SSMH REPLACEMENT AND REHABILITATION LEGEND SCALE: 1"=20' BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 619
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER ALAMEDA DE LAS PULGAS (1) STA 110+00 TO 111+32 18 C-11 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 620
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER ALAMEDA DE LAS PULGAS (2) STA 120+00 TO 122+08 19 C-12 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 621
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN ROCKRIDGE RD AND LUPIN WAY STA 130+00 TO 131+95 19 C-13 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 622
1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER LUPIN WAY STA 140+00 TO 143+40 21 C-14 SCALE: 1"=20' SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 623
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN TAMARACK AVE AND LUPIN WAY (1) STA 150+00 TO 155+40 22 C-15 SSMH REPLACEMENT AND REHABILITATION LEGEND SCALE: 1"=20' BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 624
DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN TAMARACK AVE AND LUPIN WAY (2) STA 155+40 TO 159+85 23 C-16 1"=4' VERT SCALE: 1"=20' HORIZ SSMH REPLACEMENT AND REHABILITATION LEGEND SCALE: 1"=20' SCALE: 1"=20' BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 625
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER TAMARACK AVE STA 170+00 TO 174+07 24 C-17 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 626
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER ELIZABETH ST STA 180+00 TO 180+59 25 C-18 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 627
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER CORDILLERAS AVE AT ELIZABETH ST STA 190+00 TO 193+06 26 C-19 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 628
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER BRITTAN ACRES SCHOOL STA 200+00 TO 203+67 27 C-20 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 629
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER BELLE AVE STA 210+00 TO 213+09 28 C-21 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 630
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN ARROYO AVE AND BELLE AVE (1) STA 220+00 TO 224+60 29 C-22 SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ 1"=4' VERT SCALE: 1"=20' HORIZ SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 631
1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN ARROYO AVE AND BELLE AVE (2) STA 224+60 TO 230+49 30 C-23 SCALE: 1"=20' SSMH REPLACEMENT AND REHABILITATION LEGENDBID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 632
1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN BIRCH AVE AND ARROYO AVE (1) STA 240+00 TO 243+60 & 247+00 TO 247+49 31 C-24 SCALE: 1"=20' SSMH REPLACEMENT AND REHABILITATION LEGEND1"=4' VERT SCALE: 1"=20' HORIZ SCALE: 1"=20' BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 633
1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN BIRCH AVE AND ARROYO AVE (2) STA 243+60 TO 246+23 32 C-25 SCALE: 1"=20' SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 634
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN EUCALYPTUS AVE AND BIRCH AVE (1) STA 260+00 TO 263+40 33 C-26 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 635
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN EUCALYPTUS AVE AND BIRCH AVE (2) STA 263+40 TO 266+81 33 C-27 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 636
SCALE: 1"=20' DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER KNOLL DR (1) STA 280+00 TO 283+90 35 C-28 SCALE: 1"=20' SSMH REPLACEMENT AND REHABILITATION LEGEND 1"=4' VERT SCALE: 1"=20' HORIZ BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 637
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER KNOLL DR (2) STA 283+90 TO 287+70 36 C-29 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 638
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER BIRCH AVE STA 300+00 TO 302+43 37 C-30 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 639
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER ORANGE AVE STA 310+00 TO 311+43 38 C-31 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 640
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER GRACELAND AVE (1) STA 320+00 TO 324+80 39 C-32 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 641
1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER GRACELAND AVE (2) STA 324+80 TO 326+86 40 C-33 SCALE: 1"=20' SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 642
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER BURNHAM CT STA 340+00 TO 340+75 41 C-34 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 643
SCALE: 1"=20' 1"=4' VERT SCALE: 1"=20' HORIZ DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER ROSEWOOD AVE STA 350+00 TO 351+72 42 C-35 SSMH REPLACEMENT AND REHABILITATION LEGEND BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 644
DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV AS SHOWN AS SHOWN 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER EASEMENT BETWEEN EXETER AVE AND CURRY CT STA 360+00 TO 363+16 43 C-36 SSMH REPLACEMENT AND REHABILITATION LEGEND 1"=4' VERT SCALE: 1"=20' HORIZ SCALE: 1"=20' BID SET
NOT FOR
CONSTRUCTION
June 22, 2026 Packet Pg. 645
PLAN VIEW SECTION A-A A A BB SECTION B-B 1D-1 1D-1 3 4 N.T.S. N.T.S. N.T.S. 2D-1 D-1 D-1 N.T.S. DETAILS (1) 44 D-1N.T.S. N.T.S. 1D-1 DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER June 22, 2026 Packet Pg. 646
N.T.S. 1D-2 N.T.S. 3D-2 N.T.S. 4D-2 N.T.S. DETAILS (2) 45 D-2N.T.S. N.T.S. 5D-2 D-2 N.T.S. 2 DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV 86290 3/31/2027 No. Exp. REGI STERED PROFESSIONA L ENGI NEER STAT E OF CA L I FOR N C I V I L IA GR E GO R Y C . F E L T ER BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 647
DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV N.T.S. CITY STANDARD DETAILS 46 D-3N.T.S. BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 648
DEPARTMENT OF PUBLIC WORKS SAN CARLOS, CALIFORNIA DESIGNED BY: CHECKED BY: DRAWN BY: PROJECT ID: DATE: STEVEN J. MACHIDA DIRECTOR OF PUBLIC WORKS 2026 SANITARY SEWER REHABILITATION PROJECT Hz SCALE: Vt SCALE: Drawing No. Sheet of CONSULTANT: 2077 Gateway Place Suite 550 San Jose CA 95110 United States of America T +1 (408) 572 8800 F +1 (408) 572 8799 www.mottmac.com 504101814 47 06/11/2026 C9617 JMGF MV N.T.S. CONSTRUCTION BEST MANAGEMENT PRACTICES (BMPS) 47 D-4N.T.S. BID SET
NOT FOR CONSTRUCTION
June 22, 2026 Packet Pg. 649
CITY COUNCIL
STAFF REPORT
MEETING DATE: June 22, 2026
ITEM TITLE: Adopt a Resolution Accepting the San Carlos Avenue Pedestrian Safety Improvement Project - Phase III (C1806) and Authorizing the Public Works Director to Issue and Record a Notice of Completion.
RECOMMENDATION:
Staff recommend that the City Council adopt a Resolution accepting the San Carlos Avenue Pedestrian Safety Improvement Project - Phase III (C1806) (“Project”) and authorizing the Public Works Director to issue and record a Notice of Completion.
FISCAL IMPLICATIONS:
There are no fiscal implications and no additional funding is needed.
The City Council awarded the contract to Kerex Engineering, Inc. (“Contractor”) in the amount of $2,067,617.50 and authorized the expenditure of contingency in the amount of $413,523.50, totaling to $2,481,141.00. In March 2026, a $200,000 appropriation was added to the Project and the total cost to complete the Project was $2,507,302.00.
BACKGROUND:
In 2016, the San Carlos Avenue Pedestrian Safety Improvement Project was prioritized to address pedestrian safety after an incident resulted in a pedestrian fatality. The City Council approved the improvements in 2018 to address pedestrian safety along all of San Carlos Avenue, improve intersections and roadway safety, encourage alternate modes of transportation, and improve connectivity to Downtown.
Improvements for this third phase of the project include construction of new sidewalk along both the north and south sides of San Carlos Avenue, installation of a buffered green bicycle lane, installation of green infrastructure to collect and treat surface stormwater runoff, installation of new traffic signage, traffic striping, and pavement markings, and new street trees for beautification.
Staff prepared the Project plans and specifications in February 2024. The City Engineer signed the final bid set construction documents on February 12, 2024, which were approved by the City Council on February 26, 2024.
The Project was publicly advertised on February 27, 2024, and sealed bids were opened by the City Clerk on March 26, 2024. The City Council awarded the Project to the Contractor at its meeting on April 22, 2024. The Contractor began the Project on July 22, 2024.
9.k
June 22, 2026 Packet Pg. 650
ANALYSIS:
The Project was completed on June 8, 2026, in accordance with the approved Project plans and specifications. Therefore, staff recommend accepting the San Carlos Avenue Pedestrian Safety Improvement Project – Phase III (C1806) and authorizing the Public Works Director to issue and record a Notice of Completion.
ALTERNATIVES:
Options available to the City Council include:
1. Adopt a Resolution accepting the San Carlos Avenue Pedestrian Safety Improvement Project - Phase III (C1806) and authorizing the Public Works Director to issue and record a Notice of Completion; or
2. Do not adopt the Resolution; or
3. Provide staff with alternative direction.
Respectfully submitted by:
Evan Cai, Associate Engineer; and
Steven Machida, Public Works Director
Approved for submission by:
____________________________
Kathy Kleinbaum, City Manager
ATTACHMENT(S):
1. Resolution
9.k
June 22, 2026 Packet Pg. 651
RESOLUTION NO. 2026 – ____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS
ACCEPTING THE SAN CARLOS AVENUE PEDESTRIAN SAFETY IMPROVEMENT PROJECT - PHASE III (C1806) AND AUTHORIZING THE PUBLIC WORKS DIRECTOR TO ISSUE AND RECORD A NOTICE OF COMPLETION.
WHEREAS, in 2016, the San Carlos Avenue Pedestrian Safety Improvements Project was prioritized to address pedestrian safety after an incident resulted in a pedestrian fatality; and WHEREAS, the City Council approved the improvements in 2018 to address pedestrian safety along all of San Carlos Avenue, improve intersections and roadway safety, encourage alternate modes of transportation, and improve connectivity for residents to Downtown; and WHEREAS, improvements for this third phase of the project, San Carlos Avenue Pedestrian Safety Improvements Project - Phase III C1806 (“Project”) included construction of a new sidewalk along both the north and south sides of San Carlos Avenue, installation of a buffered green bicycle lane, installation of green infrastructure to collect and treat surface stormwater runoff, installation of new traffic signage, traffic striping, and pavement markings, and new street trees for beautification; and
WHEREAS, the City Engineer signed the final bid set construction documents on February 12, 2024, which were approved by the City Council on February 26, 2024; and WHEREAS, the Project was publicly advertised on February 27, 2024, and sealed bids were opened by the City Clerk on March 26, 2024; and
WHEREAS, the City Council awarded the Project to Kerex Engineering, Inc. (“Contractor”) at its meeting on April 22, 2024; and
WHEREAS, the Contractor began the Project on July 22, 2024; and WHEREAS, the Project was completed on June 8, 2026, in accordance with the approved Project’s plans and specifications; and
WHEREAS, staff recommend accepting the Project and authorizing the Public Works Director to issue and record a Notice of Completion
NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby accepts the San Carlos Avenue Pedestrian Safety Improvement Project - Phase III (C1806) and authorizes the Public Works Director to issue and record a Notice of Completion. * * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of June 2026, by the following vote:
9.k
June 22, 2026 Packet Pg. 652
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
9.k
June 22, 2026 Packet Pg. 653
CITY COUNCIL
STAFF REPORT
MEETING DATE: June 22, 2026
ITEM TITLE: Adopt a Resolution Approving the Submittal of Annual Property Assessments to San Mateo County for the National Pollutant Discharge Elimination System Stormwater Fees; Pulgas Creek Levee Assessment Fees; and Sewer Service Charges for Fiscal Year 2026- 2027.
RECOMMENDATION:
Staff recommend that the City Council adopt a Resolution approving the submittal of annual property assessments to San Mateo County (“County”) for the National Pollutant Discharge Elimination System (NPDES) Stormwater fees; Pulgas Creek Levee Assessment fees; and sewer service charges for fiscal year (FY) 2026-27.
FISCAL IMPLICATIONS:
Due to the delayed release of the San Mateo County July 2025 Secured Master Roll, projected assessment collections are based on the May 2025 Secured Master Roll and are therefore approximations. The estimated total amounts for each assessment to be collected by the County Controller are projected to be:
Assessment Type Projected Amount to be Collected
NPDES Stormwater Fee* $449,329.84
Pulgas Creek Levee Assessment District Fee $28,784.42
Sewer Service Charges* $22,553,762.24
TOTAL $23,031,876.50
*Projected amount to be collected does not include non-tax roll parcels, which are invoiced separately.
The total amount of the levy to be collected by the County Controller is projected to be $22,361,626.86. The fees and service charges are assessed against approximately 11,000 San Carlos parcels. The City’s FY 2026-27 budget is based on these revenue assumptions.
BACKGROUND:
The City levies various assessments annually through the County to support programs and projects already committed to by the City. The tax roll billing administration is done in partnership between City staff and the Financing District Consultant, NBS. A Council Resolution is required to authorize the County to place these charges on the Property Tax roll.
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June 22, 2026 Packet Pg. 654
Non-tax roll sewer billing is done by the City and accounts for the San Carlos Airport, San Mateo County, San Carlos Elementary School District, and the Peninsula Corridor Joint Powers Board (JPB), all of which are connected to the San Carlos sewer system. Similarly, NPDES Stormwater non-tax roll billing is done by the City and accounts for San Mateo County, San Carlos Elementary School District, Transit District, and the Peninsula Corridor JPB, all of which generate stormwater runoff that is captured by the San Carlos storm drain system. The following is a brief synopsis of each of the assessments.
NPDES Stormwater Fee
San Carlos, along with all other municipal stormwater dischargers in the County, is required to develop and implement a Stormwater Management Plan as a condition of the joint Municipal Regional Permit for Stormwater. The San Mateo Countywide Storm Water Management Plan 1993-1994 was approved by all cities, including San Carlos, and adopted by the Regional Water Quality Control Board in September 1993 as part of the NPDES Municipal Storm Water Discharge Permit. In 1994, Council approved an Engineer’s Report establishing the Stormwater NPDES program charges for every parcel of land within the city limits. The fee for single-family residential properties is $20 per year and the fee for all other parcels is calculated based on the parcel area.
This revenue is used to support stormwater pollution prevention activities undertaken by City staff.
Pulgas Creek Levee Assessment District Fee
On September 13, 2010, Council approved the formation of an Assessment District (“District”) to make improvements to the San Carlos portion of the Redwood Shores levee system at an estimated cost of $250,000. The Engineer’s Report for the District specified that the City be repaid by the assessments over a 10-year period at a nominal interest rate of 6%. After 10 years, the assessments will continue at a significantly reduced rate to fund the operation and maintenance of the levee, which is operated and managed by City staff.
Sewer Service Charges
The City’s sewer utility is a self-supporting enterprise fund. The utility receives no General Fund revenues and relies primarily on sewer service charges as its main source of revenue. As such, the City’s sewer rates need to be set at levels adequate to fund the cost of providing sewer service. Costs include City sewer operations, maintenance and capital improvements, and a share of maintenance, operations and capital improvement needs at the Silicon Valley Clean Water treatment plant. A sewer rate holiday was in effect for FY 2023-24 wherein all sewer rates remained the same as FY 2022-23. At its June 24, 2024 meeting, the City Council adopted Ordinance 1617 to increase sewer rates by 3% annually beginning in FY 2024-25 through FY 2026-27. No additional rate structure modifications were proposed.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Adopt a Resolution approving the submittal of property assessments to San Mateo County for NPDES Stormwater fees; Pulgas Creek Levee Assessment fees; and sewer service charges; or
2. Do not adopt the Resolution; or
9.l
June 22, 2026 Packet Pg. 655
3. Provide staff with alternative direction.
Respectfully submitted by:
Emily Marden, Acting Public Works Management Analyst; and Steven Machida, Public Works Director
Approved for submission by:
____________________________
Kathy Kleinbaum, City Manager
ATTACHMENT(S):
1. Resolution
9.l
June 22, 2026 Packet Pg. 656
RESOLUTION NO. 2026 – ____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS
APPROVING THE SUBMITTAL OF ANNUAL PROPERTY ASSESSMENTS TO
SAN MATEO COUNTY FOR NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM STORMWATER FEES; PULGAS CREEK LEVEE ASSESSMENT FEES; AND SEWER SERVICE CHARGES FOR FISCAL YEAR 2026-27.
WHEREAS, the City requires revenues to fund various programs and activities to serve the citizens of San Carlos; and
WHEREAS, the City collects some of its revenues through San Mateo County, which as a service to cities and other taxing entities, collects certain special assessments through the countywide property tax bill; and
WHEREAS, Section 13.16.020 of the San Carlos Municipal Code establishes the basis for stormwater charges for parcels in the city and that the charges for stormwater National Pollutant Discharge Elimination System (NPDES) program fees shall be billed annually on the real property tax roll; and
WHEREAS, after formation of the City of San Carlos Pulgas Creek Levee Improvements Assessment District in 2010, the fees were determined by the Engineer’s Report and are billed annually on the real property tax roll; and
WHEREAS, Section 13.04.050 of the San Carlos Municipal Code provides that the charges for sewer collection and treatment shall be billed annually on the real property tax statement for the City of San Carlos; and
WHEREAS, the Public Works Director prepared, in accordance with the methods passed and approved by the City Council, a levy of NPDES program fees, Pulgas Creek Levee assessment fees and sewer service charges for fiscal year (FY) 2026-27; and WHEREAS, due to the delayed release of the San Mateo County July 2026 Secured Master Roll, projected assessment collections are based on the May 2026 Secured Master Roll and are therefore approximations; and
WHEREAS, the estimated total amounts for each assessment to be collected by the County Controller are projected to be:
Assessment Type Projected Amount to be Collected
NPDES Stormwater Fee* $449,329.84
Pulgas Creek Levee Assessment District Fee $28,784.42
Sewer Service Charges* $22,553,762.24
TOTAL $23,031,876.50
NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby approve the levy of NPDES program fees, Pulgas Creek Levee assessment fees, and sewer service charges for FY 2026-27; and
9.l
June 22, 2026 Packet Pg. 657
THAT the Public Works Director be, and hereby is, directed to file with the County Controller of San Mateo County a copy of said levy of fees to be collected with the real property taxes for FY 2026-27; and
THAT the County Controller of San Mateo County shall, upon receipt of said levy, enter the amounts of said fees against the respective lots or parcels as they appear on the assessment roll for FY 2026-27; and
THAT the Administrative Services Director of the City of San Carlos be authorized to approve corrections of said roll of fees when investigation of requests for corrections indicates the charges were incorrectly computed or erroneously entered on the roll. * * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of June 2026, by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
9.l
June 22, 2026 Packet Pg. 658
CITY COUNCIL
STAFF REPORT
MEETING DATE: June 22, 2026
ITEM TITLE: Adopt a Resolution Authorizing the Execution of an Agreement with MGT Impact Solutions, LLC for Network Infrastructure Equipment and Services for the Network Infrastructure Modernization Project in an Amount Not to Exceed $220,000.
RECOMMENDATION:
Staff recommend that the City Council adopt a Resolution authorizing the execution of an agreement with MGT Impact Solutions, LLC (“MGT”), formerly AMS.NET, for the purchase of network infrastructure equipment and services for the Network Infrastructure Modernization Project in an amount not to exceed $220,000.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
The current proposal for the Network Infrastructure Modernization Project is approximately $215,000. Staff are requesting authority for an amount not to exceed $220,000 to provide a limited contingency of $5,000 for potential adjustments related to pricing, taxes, shipping, implementation requirements, and other minor project-related expenses.
This project will be funded through the Technology Replacement Fund (“Fund 10”) which has a current estimated balance of $450,000.
BACKGROUND:
The City's network infrastructure serves as the foundation for virtually all City technology services, including internet connectivity, cybersecurity systems, public safety communications, enterprise applications, voice services, cloud-based services, and daily business operations.
Much of the City's existing network infrastructure was deployed as part of the City Councilapproved 2015 Network Hardware Upgrade project and is now approaching the end of its expected 10-year lifecycle. Prior to that project, AMS.NET served as the City's networking partner and was responsible for the deployment and support of the City's Cisco network and Cisco phone systems.
In 2015, the City conducted a formal competitive request for proposals (RFP) process for a network hardware upgrade project. Multiple vendors responded, including AMS.NET and SoftNet Solutions. Following evaluation of the proposals, the City selected SoftNet Solutions and transitioned from Cisco networking equipment to Hewlett Packard (HP) networking infrastructure.
9.m
June 22, 2026 Packet Pg. 659
While SoftNet served as the reseller, integrator, and project management firm for the project, HP personnel performed much of the installation and implementation work. Following completion of the deployment, SoftNet's involvement with the City's network environment became limited.
Over the last seven years, AMS.NET has provided support for the City's HPE network infrastructure on an as-needed basis. Through this work, AMS.NET has developed familiarity with the City's current network environment, infrastructure topology, operational requirements, and support history.
ANALYSIS:
The proposed Network Infrastructure Modernization Project will replace aging switching infrastructure with modern enterprise networking equipment designed to improve reliability, resiliency, performance, cybersecurity, and long-term supportability.
Staff evaluated whether a new formal RFP process would provide additional value for this project.
Because the project consists primarily of a planned lifecycle replacement of existing network infrastructure rather than the implementation of a new technology platform, staff determined that utilizing an existing competitively solicited cooperative purchasing contract represents the most efficient procurement method.
The proposed procurement will utilize the NASPO ValuePoint cooperative purchasing program (Contract AR3232). NASPO ValuePoint is a nationally recognized cooperative purchasing organization administered by the National Association of State Procurement Officials. Contracts awarded through NASPO are competitively solicited and publicly awarded by a lead state agency and are available for use by participating governmental entities, including California local agencies.
MGT (formerly AMS.NET) is an authorized reseller under the NASPO contract and has provided a proposal that meets the City's technical and operational requirements.
Utilizing the NASPO cooperative purchasing contract provides several benefits to the City, including:
• Access to competitively solicited pricing and contract terms • Reduced procurement time and administrative costs
• Expedited delivery of critical infrastructure improvements • Reduced project risk through the use of an experienced implementation partner familiar with the City's environment
• Improved procurement efficiency while maintaining public purchasing transparency and accountability
Staff believes utilizing the NASPO cooperative purchasing contract provides the best value to the City by leveraging an existing competitively bid contract while avoiding the cost and delay associated with conducting a separate RFP process for a planned infrastructure replacement project.
Approval of the proposed purchase will allow staff to proceed with implementation of the Network Infrastructure Modernization Project during fiscal year 2026-27 and ensure continued reliability and supportability of the City's network infrastructure.
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June 22, 2026 Packet Pg. 660
ALTERNATIVES:
The alternatives available to the City Council include:
1. Adopt a Resolution authorizing the execution of an agreement with MGT Impact Solutions, LLC for network infrastructure equipment and services for the network infrastructure modernization project in an amount not to exceed $220,000; or
2. Do not adapt the Resolution; or
3. Provide staff with alternative direction.
Respectfully submitted by:
William Hoch, Information Technology Manager; and
Rebecca Mendenhall, Administrative Services Director
Approved for submission by:
____________________________
Kathy Kleinbaum, City Manager
ATTACHMENT(S):
1. Resolution
2. MGT Impact Solutions Quote
9.m
June 22, 2026 Packet Pg. 661
RESOLUTION NO. 2026 – ____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS
AUTHORIZING THE EXECUTION OF AN AGREEMENT WITH MGT IMPACT SOLUTIONS,
LLC FOR NETWORK INFRASTRUCTURE EQUIPMENT AND SERVICES FOR THE
NETWORK INFRASTRUCTURE MODERNIZATION PROJECT IN AN
AMOUNT NOT TO EXCEED $220,000.
WHEREAS, the City of San Carlos relies upon its network infrastructure to support critical municipal operations, including public safety connectivity and communications, cybersecurity systems, enterprise applications, internet connectivity, voice services, cloud-based services, and daily business operations; and
WHEREAS, much of the City's existing network infrastructure was deployed as part of the City Council-approved 2015 Information Technology Network Hardware Upgrade project and is approaching the end of its expected useful lifecycle; and WHEREAS, the City has determined that replacement of aging network infrastructure is necessary to maintain reliability, resiliency, cybersecurity, performance, and long-term supportability of City technology systems; and
WHEREAS, staff recommend utilizing the NASPO ValuePoint cooperative purchasing program to purchase network infrastructure equipment and services from MGT Impact Solutions, LLC (formerly AMS.NET) for the Network Infrastructure Modernization Project in an amount not to exceed $220,000.
NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby authorizes the execution of an agreement with MGT Impact Solutions, LLC for network infrastructure equipment and services for the network infrastructure modernization project in an amount not to exceed $220,000.
* * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of June 2026, by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
9.m
June 22, 2026 Packet Pg. 662
AMS.NET, LLC. D/B/A MGT Impact Solutions
502 Commerce Way, Livermore, CA 94551
(925) 245-6100 | Fax (925) 245-6150
www.mgt.us Quote # Q-00102147
#Q-00102147 | Page 1
Project # 210276
Modified 5/15/2026
Account Mgr.
Dave Zieker
(925) 245-6160
[email protected]
Inside Account
Mgr.
Chris Gosset
(925) 245-6159
[email protected]
Quote Exp. 5/28/2026
Customer
City of San Carlos
600 Elm St-1st Floor
San Carlos CA, 94070 US
ATTN: William Hoch
Ship To
City of San Carlos
600 Elm St-1st Floor
San Carlos, CA 94070
ATTN: William Hoch
Quote Description
Aruba Network Refresh
Juniper Networks NASPO – 7-20-70-47-07 (AR3232),
Line Item
Description Manufacturer Quantity Unit Price Extended Price Juniper EX4100 24-Port Multi-Gig ToR Switch
1 EX4100-24MP
EX4100 24-Port Multi-Gig with 16x 1G, 8x 1G/2.5G/5G/10G PoE++, 4x 10G SFP+ Uplink ports, 4x 25G SFP28
Stacking/Uplink ports, redundant fans, 1 AC PSU JPSU-920- AC-AFO included (optics sold separately) with Standard SW.
TAA Compliant.
Juniper 2.00 $3,825.30 $7,650.60
2 SVC-COR-EX41-24MP
MULTIYEAR JNPR CARE CORE SUP
Juniper 2.00 $276.76 $553.52
3 JPSU-920-AC-AFO
EX3400 920W AC PSU FRONT-TO-BACK
Juniper 2.00 $746.20 $1,492.40
4 EX4400-EM-4Y
4X25G SFP28 EXTENSION MODULE
Juniper 2.00 $1,223.64 $2,447.28
5 S-EX-A-C2-1
SW, EX, A, C2, W/WA, W/VNA, 1YR
Juniper 2.00 $315.00 $630.00
Juniper EX4100 48-Port Multi-Gig ToR Switch
6 EX4100-48MP
EX4100 48-PORT MULTI-GIG POE++
Juniper 8.00 $5,884.00 $47,072.00
9.m
June 22, 2026 Packet Pg. 663
AMS.NET, LLC. D/B/A MGT Impact Solutions
502 Commerce Way, Livermore, CA 94551
(925) 245-6100 | Fax (925) 245-6150
www.mgt.us Quote # Q-00102147
#Q-00102147 | Page 2
7 SVC-COR-EX41-48MP
Juniper Care Core Support for EX4100-48MP
Juniper 8.00 $435.86 $3,486.88
8 JPSU-920-AC-AFO
EX3400 920W AC PSU FRONT-TO-BACK
Juniper 8.00 $746.20 $5,969.60
9 S-EX-A-C3-1
SW, EX, A, C3, W/WA, W/VNA, 1YR
Juniper 8.00 $459.90 $3,679.20
Juniper EX4100 48-Port PoE+ Access Swtich
10 EX4100-48P
Juniper Networks : EX4100 48-PORT POE+
Juniper 3.00 $4,713.77 $14,141.31
11 SVC-COR-EX41-48P
CORE SUP EX4100-48P
Juniper 3.00 $340.40 $1,021.20
12 S-EX-A-C3-1
SW, EX, A, C3, W/WA, W/VNA, 1YR
Juniper 3.00 $459.90 $1,379.70
Juniper EX4100 24-Port PoE+ Access Swtich
13 EX4100-24P
EX4100 24-Port 10/100/1000BaseT PoE+, 4x 10G SFP+ Uplink ports, 4x 25G SFP28 Stacking/Uplink ports, redundant fans, 1 AC PSU JPSU-920-AC-AFO included (optics sold separately) with Standard SW. TAA Compliant.
Juniper 4.00 $2,881.60 $11,526.40
14 SVC-COR-EX41-24P
MULTIYEAR CUSTOM CORE SUPPORT
Juniper 4.00 $213.12 $852.48
15 S-EX-A-C2-1
SW, EX, A, C2, W/WA, W/VNA, 1YR
Juniper 4.00 $315.00 $1,260.00
Juniper 24X10G SFP+ Core and DC Aggregation Switches
16 EX4400-24X-AFI
24X10GBASEX SWITCH 2X100G AFI
Juniper 4.00 $5,349.52 $21,398.08
17 SVC-COR-EX44-24X
JNPR CARE CORE SUP EX4400-24X
Juniper 4.00 $777.74 $3,110.96
9.m
June 22, 2026 Packet Pg. 664
AMS.NET, LLC. D/B/A MGT Impact Solutions
502 Commerce Way, Livermore, CA 94551
(925) 245-6100 | Fax (925) 245-6150
www.mgt.us Quote # Q-00102147
#Q-00102147 | Page 3
18 CBL-EX-PWR-C13-US
POWER CABLE, US
Juniper 4.00 $25.92 $103.68
19 JPSU-550-C-AC-AFI
550W COMPACT AC AFI POWER SUPPLY
Juniper 4.00 $473.96 $1,895.84
20 S-EX-A-C2-1
SW, EX, A, C2, W/WA, W/VNA, 1YR
Juniper 4.00 $315.00 $1,260.00
21 EX4400-EM-1C
1x100G MACsec AES256 extension module for EX4400
switches
Juniper 4.00 $1,223.64 $4,894.56
Juniper 24x1G RJ45 DC Access Switches
22 EX4400-24T
24X1G SWITCH WITH 2X100G
Juniper 2.00 $1,699.50 $3,399.00
23 SVC-COR-EX4400T24
CORE SUP EX4400-24T
Juniper 2.00 $216.08 $432.16
24 CBL-EX-PWR-C13-US
POWER CABLE, US
Juniper 2.00 $33.21 $66.42
25 JPSU-550-C-AC-AFO
550W COMPACT AC AFO POWER SUPPLY
Juniper 2.00 $455.92 $911.84
26 S-EX-A-C2-1
SW, EX, A, C2, W/WA, W/VNA, 1YR
Juniper 2.00 $315.00 $630.00
SFPs and Cables
27 JNP-SFP-25G-DAC-1M
SFP28 25GE DAC 1M
Juniper 5.00 $39.38 $196.90
28 EX-SFP-10GE-DAC-3M
SFP+ 10GE DAC 3M
Juniper 8.00 $33.22 $265.76
29 JNP-100G-DAC-1M
QSFP28, 100GE Direct Attach Copper Cable, 1 meter, Standard Temperature (0 through 70 DEGREE C), 0.015W, 30 AWG
Juniper 2.00 $97.02 $194.04
30 JNP-100G-DAC-3M
QSFP28, 100GE Direct Attach Copper Cable, 3 meters,
Standard Temperature (0 through 70 DEGREE C), 0.015W, 26 Juniper 4.00 $109.78 $439.12
9.m
June 22, 2026 Packet Pg. 665
AMS.NET, LLC. D/B/A MGT Impact Solutions
502 Commerce Way, Livermore, CA 94551
(925) 245-6100 | Fax (925) 245-6150
www.mgt.us Quote # Q-00102147
#Q-00102147 | Page 4
Order Summary
Subtotal $200,925.93
Adjustment $0.00
Estimated Taxes $14,070.00
Total $214,995.93
AWG
31 SFPP-10G-LRT2-C
SFP+ 10GE LR TRANSCIEVER, TYPE 2
Juniper 50.00 $520.30 $26,015.00
Labor
32 AMS-NI-LAN-HP-CORE-STACKABLE
Labor: HPE/Aruba Core Switch Installation - Stackable
AMS.NET 4.00 $3,000.00 $12,000.00
33 AMS-NI-LAN-HP-EDGE-STACK
Labor: HPE/Aruba Data Center Switch Installation
AMS.NET 2.00 $1,500.00 $3,000.00
34 AMS-NI-LAN-HP-EDGE-STACK
Labor: HPE/Aruba Edge Switch Installation - Stackable
AMS.NET 17.00 $750.00 $12,750.00
35 AMS-NI-PM-FOC
Labor: Project Manager
AMS.NET 24.00 $200.00 $4,800.00
Shipping
36 AMS-FREIGHT
Freight and Handling
None 1.00 $0.00 $0.00
9.m
June 22, 2026 Packet Pg. 666
AMS.NET, LLC. D/B/A MGT Impact Solutions
502 Commerce Way, Livermore, CA 94551
(925) 245-6100 | Fax (925) 245-6150
www.mgt.us Quote # Q-00102147
#Q-00102147 | Page 5
Terms and Conditions
1. AMS.NET, LLC. will require a purchase order referencing this Quote #.
2. Payment terms are Net 30. An interest charge of 1.5% per month will be applied to all accounts past due, plus all costs of collection and reasonable attorneys fees. AMS.NET, LLC. accepts all major credit cards. A convenience fee of 3.5% will be assessed. Customer agrees to accept multiple invoices for projects that cover multiple sales. In the event that a site's readiness is delayed by the Customer, the Customer agrees to accept and pay invoices that reflect equipment and services already received.
3. Items sold by AMS.NET, LLC. D/B/A MGT Impact Solutions and shipped to destinations where sales tax is applicable will be subject to sales tax. If an item is subject to sales tax in the state to which the order is shipped, tax is generally calculated on the total selling price of each individual item. In accordance with state tax laws, the total selling price of an order will generally include shipping and handling charges and item-level discounts.
The amount of tax charged on your order will depend upon many factors including, but not limited to, the type of item(s) purchased, and the source and destination of the shipment.
Factors can change between the time you place an order and the time an invoice is sent, which could affect the calculation of sales taxes. The amount appearing on your proposal as
‘Estimated Sales Tax’ may differ from the sales taxes ultimately charged. Shipping charges and sales tax will be added to this order when invoiced and the customer agrees to pay these charges.
4. All companies with tax exemption must present a valid Tax Exempt form. If Customer is tax exempt or if tax exempt form is not provided then customer agrees to pay all applicable taxes.
5. All shipments are FOB Origin or Pre-paid and shipped to Dock.
Any Special shipping requirements must be clearly stated on all PO's (i.e. inside delivery). If inside Delivery or Lift-gate is required it must be specified and additional fees will incur. Shipping charges that appear on this quote are an estimate, AMS.NET, LLC. D/B/A MGT Impact Solutions will invoice and the customer will pay the actual shipping charge when identified.
6. Upon delivery of equipment, customer agrees to open all shipments and visually inspect equipment for physical damages.
All damages must be reported to AMS.NET, LLC. within 24 hours of delivery.
7. Returns. Returns for credit will be accepted at AMS.NET, LLC.
D/B/A MGT Impact Solutions’ discretion and are subject to manufacturer returns policies as well. Cisco and Meraki orders cannot be modified starting at 50 days prior to the current estimated ship date. Cisco and Meraki have a no return for credit RMA policy. Please make sure your order is accurate before AMS.NET, LLC. D/B/A MGT Impact Solutions places the order with the manufacturer. Returns for credit must be initiated within 20 days of customer receipt of goods. For returns to be approved all merchandise must be in an unopened box and the customer agrees to pay a restocking fee of 20% of the purchase price, unless waived by the manufacturer. All shipments must have a valid RMA number from AMS.NET, LLC. D/B/A MGT
Impact Solutions before returning. To make a returns for credit request, please contact your Account Manager listed on page one of this quote.
A copy of AMS.NET, LLC.’s full RMA policy is available for review online at https://bit.ly/4axLRVg.
8. The laws of the state where the item is shipped will apply to this sale.
9. The term "installation date" means the first business day on which installation of the system is complete. Minor omissions or variances in performance of the System that do not
materially or adversely affect the operation of the system, shall not be deemed to have postponed the Installation Date. Seller shall use its best efforts to make timely delivery and installation.
However, all stated delivery and installation dates are approximate and except as expressly provided in this
agreement, Seller shall, under no circumstance, be deemed to be in default hereunder or be liable for consequential, incidental or special damages or commercial loss resulting from delays in delivery or installation.
10. Warranties. AMS.NET, LLC. D/B/A MGT Impact Solutions warrants to Customer that it has good title to the equipment being sold to Customer under this Agreement, and the right to sell such equipment to Customer free of liens or encumbrances.
AMS.NET, LLC. D/B/A MGT Impact Solutions further warrants to Customer that the equipment being sold to Customer hereunder shall be free from defects in workmanship during the products’ manufacturer warranty period. AMS.NET, LLC. D/B/A MGT
Impact Solutions warrants Installation for a period of one year commencing upon when AMS.NET, LLC. D/B/A MGT Impact
Solutions completes the installation under this agreement (this warranty being hereinafter referred to as an "Installation Warranty"). Except as expressly set forth in this paragraph, AMS.NET, LLC. D/B/A MGT Impact Solutions does not make, and hereby disclaims, any and all representations or warranties,
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June 22, 2026 Packet Pg. 667
AMS.NET, LLC. D/B/A MGT Impact Solutions
502 Commerce Way, Livermore, CA 94551
(925) 245-6100 | Fax (925) 245-6150
www.mgt.us Quote # Q-00102147
#Q-00102147 | Page 6
express or implied, with respect to the equipment or services being provided under this agreement, including but not limited to any implied warranties of merchantability, fitness for a particular purpose, satisfactory quality, against infringement, or arising from a course of dealing, usage or trade practice.
AMS.NET, LLC. D/B/A MGT Impact Solutions shall reasonably cooperate and assist Customer in enforcing any manufacturer warranties with respect to the equipment being sold to
Customer under this Agreement. AMS.NET, LLC. D/B/A MGT
Impact Solutions hereby advises Customer, and Customer
acknowledges that in the event Customer desires to procure from AMS.NET, LLC. D/B/A MGT Impact Solutions any warranty protection beyond the warranty of title and the Installation Warranty provided under this Paragraph, Customer may do so by entering into a separate Service Agreement with AMS.NET, LLC. D/B/A MGT Impact Solutions. Manufacturer's warranty that is guaranteed is whatever is published by the manufacturer at the time of purchase.
For repair or replacement requests, please contact our
Customer Service Department at (800) 893-3660 Option 2,2.
Email requests should be sent to [email protected].
11. Cisco Cloud services purchased from AMS.NET, LLC. D/B/A MGT Impact Solutions requires customer to accept Cisco’s General Terms agreement located on Cisco Systems’ Website.
This Cisco General Terms Agreement describes the rights and responsibilities related to the Cloud Service(s) you purchase from Cisco or an Approved Source and is between you and Cisco. The Cisco General Terms Agreement includes the
applicable Offer Description(s) located at
www.cisco.com/c/dam/en_us/about/doing_business/legal/Cis co_General_Terms.pdf (collectively “Agreement”). By clicking ‘accept,’ or using the Cloud Service, you agree to the terms of this Agreement. If you do not have authority to enter into this Agreement, or if you do not agree with its terms, do not click ‘accept’ and do not use the Cloud Service
12. The final price of all labor in this quote is contingent upon the customer providing AMS.NET, LLC. D/B/A MGT Impact
Solutions full site access, with keys or a dedicated escort, for a period of at least nine consecutive hours per working day. Any existing pathway being pulled through is assumed to be easily discoverable, and meeting BICSI standards, such as the fill ratio, lack of non-cabling material in the conduit, and appropriate number of LBs. Additionally, any interior wall penetrations are assumed to be drywall or a like material unless otherwise noted in the labor scope for this project. Any deviation from these assumptions may result in additional costs to the customer based on the time added to the project.
AMS.NET, LLC.
Tax ID: 94-3291626
C7 & C10 Contractor Licenses: 763508
Full terms and conditions can be viewed on our website at https://bit.ly/4ki2PKJ.
Purchase Order
Please make your purchase order to AMS.NET, LLC. and email it to Dave Zieker at [email protected]. You may also return it by mail to 502 Commerce Way, Livermore, CA 94551.
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CITY COUNCIL
STAFF REPORT
MEETING DATE: June 22, 2026
ITEM TITLE: Adopt Ordinance 1636 Amending 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; and Adopt Ordinance 1637 Adopting the Northeast Area Specific Plan.
RECOMMENDATION:
Staff recommend that the City Council, by second reading, adopt:
1. Ordinance 1636 amending 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, and amending Chapter 18.19; and
2. Ordinance 1637 adopting the Northeast Area Specific Plan.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed. Funding to prepare this project is set aside in Project C2211 Northeast Area Specific Plan, which has been previously appropriated by the City Council.
BACKGROUND:
On June 8, 2026, the City Council held a public hearing to consider the Northeast Area Specific Plan and introduced Ordinances 1636 and 1637. Ordinance 1636 (Attachment 1) has been prepared in order to:
• Amend the Zoning Map to reclassify sites zoned Light Industrial (IL) throughout the Northeast Area 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), as shown in Exhibit A to Ordinance 1636.
• Amend Title 18 of the San Carlos Municipal Code, Article II – Base and Overlay Districts, by repealing Chapter 18.14A Northeast Area Overlay District; removing references to Chapter 18.14A in Chapter 18.07 Industrial Districts and Chapter 18.30 Use Permits. • Add Chapter 18.14.2 Northeast Area Specific Plan to Title 18 to codify the Northeast Area Specific Plan, as shown in Exhibit B to Ordinance 1636.
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• Amend Chapter 18.19 Nonconforming Uses, Structures, and Lots, as shown in Exhibit C to Ordinance 1636.
Lastly, Ordinance 1637 (Attachment 2) would adopt the Northeast Area Specific Plan, as shown in Exhibit A to Ordinance 1637.
The purpose of this consent item is to conduct a second reading of Ordinances 1636 and 1637.
If adopted, they would both become effective 30 days thereafter, on July 22, 2026. These two actions would fulfill and complete the City Council’s Strategic Goal to prepare the Northeast Area Specific Plan, established in 2022.
ANALYSIS:
During the June 8, 2026 public hearing, the City Council directed staff to make minor amendments to the Northeast Area Specific Plan. These amendments are summarized below and have been incorporated into the Northeast Area Specific Plan (Exhibit A to Ordinance 1637).
1. Section 4.3.2 Required Industrial, Artisan, Manufacturing Uses: Added policy language requiring that the Northeast Area Specific Plan foster a mix of uses with community serving businesses along Required Industrial, Artisan, Manufacturing (IAM) frontages.
2. Table 4 Land Use Regulations – Industrial Districts: Amended to require a Conditional Use Permit within IAM frontages for the following uses:
a. Offices, Business and Professional;
b. Industry, General;
c. Industry, Limited;
d. Research and Development; and
e. Research and Development Activities Requiring BSL-1 and BSL-2 Containment.
3. Section 4.6 Land Use Regulations – Industrial Districts: Revised introductory text to clarify that “M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.
4. Section 4.10 Publicly Accessible Open Spaces: Added a development standard that public open spaces must include visible signage conveying that the open spaces, parks, and/or plazas are open to the public.
In addition, staff made minor amendments to resolve typographical, graphic, and grammatical errors and clarifications throughout the Northeast Area Specific Plan. These include:
1. Figure 18 Existing Land Use Map: Infilled two parcels representing industrial uses (shown in purple).
2. Section 4.9 Bonus FAR and Building Height Provisions: Added policy language that the maximum building height includes structures/objects above the roof line, including rooftop equipment.
3. Section 5.6.2 Unbundled Parking for Residential Uses: Amended the final paragraph
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to clarify that all affordable units are exempt from unbundled parking provisions.
Staff has also incorporated amendments required as part of the C/CAG Airport Land Use Committee approval, to ensure consistency with the Comprehensive Airport Land Use Compatibility Plan for the Environs of the San Carlos Airport.
1. Table 3 Land Use Regulations – Mixed-Use Districts: Amended to identify Limited Residential Care Facilities and Senior Residential Care Facilities to require a Conditional Use Permit.
2. Table 3 Land Use Regulations – Mixed-Use Districts: Added an additional regulation referencing Municipal Code Section 18.21.150(A) for community assembly uses (3,500 square-feet or more), cinemas/theaters, and large-scale commercial entertainment and recreation uses.
3. Table 4 Land Use Regulations – Industrial Districts: Added an additional regulation referencing Municipal Code Section 18.21.150(A) for hospitals, cinemas/theaters, and large-scale commercial entertainment and recreation uses.
Lastly, the City Council directed staff to amend the General Plan Parks and Recreation Element to add a policy promoting the inclusion of public open space in new development consistent with the Northeast Area Specific Plan. This amendment was incorporated into Resolution 2026-075 which was adopted at the June 8, 2026 meeting.
ENVIRONMENTAL DETERMINATION:
An Environmental Impact Report (EIR) for the Northeast Area Specific Plan was prepared in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15060(d). The City Council adopted and made Statement of Overriding Considerations regarding the significant, unavoidable impacts of the Northeast Area Specific Plan and the anticipated benefits of the project and adopted Resolution No. 2026-74 certifying the EIR for the Northeast Area Specific Plan on June 8, 2026.
NEXT STEPS:
Should the City Council adopt Ordinances 1636 and 1637 at this second reading, the proposed amendments to the Zoning Map, Title 18 – Zoning, and the Northeast Area Specific Plan would become effective on July 22, 2026.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Adopt Ordinance 1636 amending 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, and amending Chapter 18.19; and adopt Ordinance 1637 adopting the Northeast Area Specific Plan.
2. Do not adopt Ordinances 1636 or 1637; or
3. Provide staff with alternative direction.
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Respectfully submitted by:
Al Savay, Community Development Director
Approved for submission by:
____________________________
Kathy Kleinbaum, City Manager
ATTACHMENT(S):
1. Ordinance 1636
Exhibit A – Zoning Map Amendments
Exhibit B – Chapter 18.14.2
Exhibit C – Amendments to Chapter 18.19
2. Ordinance 1637
Exhibit A – Northeast Area Specific Plan, June 2026
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ORDINANCE NO. 1636
AN ORDINANCE OF THE CITY OF SAN CARLOS
AMENDING 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.
SECTION 1: Findings. The City Council of the City of San Carlos does hereby finds and declares as follows:
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 that determines the anticipated buildout of land uses in the Northeast Area Specific Plan boundary through the year 2045 that introduces housing to advance a vision for a new mixed use district; 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 and September 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
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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 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 Industrial 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 provide 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 May 18, 2026, the Planning and Transportation Commission held a duly noticed public hearing and adopted Resolution No. PTC2026-06 recommending that the City Council introduce an Ordinance 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; and
WHEREAS, on May 28, 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 adoption of the Northeast Area Specific Plan project; and
WHEREAS, on May 29, 2026, a legal notice was published in the local newspaper informing stakeholders of the proposed adoption of the Northeast Area Specific Plan project; and
WHEREAS, on June 8, 2026, the City Council adopted a Resolution certifying the Environmental Impact Report for the Northeast Area Specific Plan; and WHEREAS, on June 8, 2026, the City Council adopted a Resolution amending the General Plan Land Use Map, Land Use Element, Circulation and Scenic Highways Element,
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Environmental Management Element, and Environmental Safety and Public Services Element; and
WHEREAS, on June 8, 2026, the City Council held a duly noticed public hearing to consider the Planning and Transportation Commission’s recommendation to introduce an Ordinance 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.
SECTION 2: Pursuant to SCMC Section 18.35.080 Criteria for Zoning Amendments, the City Council finds that the proposed zoning amendment included in this Ordinance meets the following criteria:
A. Zoning Ordinance Text Amendment Findings:
1. The proposed Ordinance amendments are 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.
2. The ordinance amendment is consistent with the purpose of San Carlos Municipal Code, Title 18, to promote the growth of the City in an orderly manner and to promote and protect the public health, safety, peace, comfort and general welfare.
Basis for Finding: 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:
1. 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 proposed Mixed Use 57-75 du/ac designation; and properties rezoned to MU-NE90 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.
2. 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.
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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.
3. 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.
SECTION 3: Addition of Code. San Carlos Municipal Code, Title 18, Chapter 18.14.2 (Northeast Area Specific Plan) is hereby added with the language in Exhibit B.
SECTION 4: Removal of Code. San Carlos Municipal Code, Title 18, Chapter 18.14A (Northeast Area Overlay District) and references to Chapter 18.14A in Chapter 18.07 (Industrial Districts) and Chapter 18.30 (Use Permits) are hereby removed.
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of San Carlos as follows:
SECTION 5: The City Council hereby approves the Zoning Map Amendments attached as Exhibit A and the Municipal Code Ordinance amendments attached as Exhibit B and Exhibit C.
SECTION 6: CEQA. An Environmental Impact Report (EIR) for the Northeast Area Specific Plan was prepared in accordance with California Environmental Quality Act (“CEQA”) Guidelines Section 15060(d). The EIR identified potentially significant and unavoidable environmental effects that could result from implementation of the Northeast Area Specific Plan related to air quality and greenhouse gas emissions. Having received, reviewed, and considered the information in the EIR, as well as the supporting administrative record, the City Council adopted and made Statement of Overriding Considerations regarding the significant, unavoidable impacts of the Northeast Rea Specific Plan and the anticipated benefits of the project and adopted a Resolution certifying the EIR for the Northeast Area Specific Plan on June 8, 2026.
SECTION 7: Severability. The City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable and if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.
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SECTION 8: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
* * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 8th day of June 2026 and passed and adopted as an Ordinance of the City Council of the City of San Carlos at a regular meeting thereof held on the 22nd day of June 2026 by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
____________________________
MAYOR of the City of San Carlos
Exhibits:
A. Zoning Map Amendments
B. Chapter 18.14.2 Northeast Area Specific Plan
C. Amendments to Chapter 18.19 Nonconforming Uses, Structures, and Lots (track changes) AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
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BRAGATO RD
OLD COUNTY RD TAYLOR WY
GLENN WY
QUARRY RD
BRAGATO RD
F ST RIVERTON DR
FAIRFIELD DR
INVERNESS DR
TAYLOR WY
SPRING ST
STATE HIGHWAY 82
LAUREL ST
FAIRFIELD DR
SYLVAN DR
LAUREL ST
SPRING ST ELM ST
INDUSTRIAL RD
NORTHWOOD DR OLD COUNTY RD
HULL DR
LAUREL ST RIVERTON DR
HOLLY ST
ELM ST
US HIGHWAY 101
US HIGHWAY 101
SHOREWAY RD
US HIGHWAY 101 US HIGHWAY 101
EL CAMINO REAL
BRAGATO RDGLENN WY
SPRINGFIELD DR SYLVAN DR
INVERNESS DR BAYPORT CT
HOLLY ST CHESTNUT ST CEDAR ST
CHESTNUT ST
CEDAR ST
SPRINGFIELD DR
OLD COUNTY RD
INDUSTRIAL RD
INDUSTRIAL RD
US HIGHWAY 101
BRAGATO RD
TAYLOR WY
GLENN WY
QUARRY RD
BRAGATO RD
F ST RIVERTON DR
FAIRFIELD DR
INVERNESS DR
TAYLOR WY
SPRING ST
STATE HIGHWAY 82
LAUREL ST
FAIRFIELD DR
SYLVAN DR
LAUREL ST
SPRING ST ELM ST
INDUSTRIAL RD
NORTHWOOD DR OLD COUNTY RD
HULL DR
LAUREL ST RIVERTON DR
HOLLY ST
ELM ST
US HIGHWAY 101
US HIGHWAY 101
SHOREWAY RD
US HIGHWAY 101 US HIGHWAY 101
CHESTNUT ST
CEDAR ST
SPRINGFIELD DR
OLD COUNTY RD
INDUSTRIAL RD
INDUSTRIAL RD
EL CAMINO REAL
BRAGATO RDGLENN WY
SPRINGFIELD DR SYLVAN DR
INVERNESS DR BAYPORT CT
HOLLY ST CHESTNUT ST CEDAR ST
1031
135
26 590
964
301
1000
1003
992
1051
42-44
551
965
221
1056
90 351
159
279
259
551
970
1036
1007
1008
975
1200
33 266
151
1028
21 551
120
210
1011
1060
999
66 7
83 327
54 1027
335 1023
96 1020
331
686
17 355
989
476
1040
81 240
147
307
917
58 81
1015
1032
50 1039
1250
1210
935
5 633
301
1 90
100
1043
946
315
995
12 161
349
354
1011
58 57
1048
195
73 40
291
1011
317
90 1003
1036
1003
620
1004
1015
1016
641
287-A
1501
595
243
57 1039
100
1008
285
1040
991
996
217
1201
1016
1052
1000
188
41 219
1043
370
1048
75 145
34 41
992
84 991
41 1055
64 1048
50 71
987
1047
1 201
1016
923
958
1027
235
11 363
500-550
80 1007
280
1044
1011
1019
73 26
1052
111
9 1027
952
1020
1015
251
1040
49 300
555
1020
405
1028
57 156
1032
1012
1211
1011
995
1015
303
601
1004
58 150
1020
1036 112
66 60
1035
34 585
1051
585
370
239
80 270
100
1024
18-20
247
979
1028
1027
1035
72 1007
151
611
580
610
89 1056
370
50 151
1047
999
988
311
195
1023
74 1032
983
1044
934
1035
1003
359
181
81 1321
1016
360
1019
255
129 17
1031
995
1008
988
1000
1008
907
65 180
70 1330
309 8
74 1007
996
319
999
1 49
128
24 1340
380
1012
49 1048
101
2 928
11 987
999
323
100
1023 96
979
1004
360
1047
380
191
295
1052 976
1056
50 947
63 18
82 25
1036
251
339
1012
1035
1310
367
1055
941
991
1039
988
996
1015
371
1004
343
1044
1024
1019
980
1044
1023
1055
906
41 1024
66 26
611
299
1020
58 71
1320
1350
390
65 307
161
23 78
333
1043
1031
201
1007
1016
75-125
565
171
315
987
1031
541
95 305
1012
333
984
990
983
1056
400
311
320
1019
4 1024
1032
1051
10 209
67 295
34 66
131
79 959
1040
984
1023
940
1024
445
87 1052
205
42 347
1028
929
982
1360
360
171
283
591
1019
1043
1028
90 171
1032
1039
535
550
1036
953
33 268
501
PD-17
MU-NB-120
MU-N-120 PD-23
PD-18
PD-2
IP
PD-21
IH
RS-6
LC
NR RM-100
PD-7
PD-27
PD-28
P-I
RS-6
PD-30
P-I
MU-NE-90
MU-NE-75
P-I
Proposed Zoning Amendment
From: IL , Light Industrial
To: MU-NE-75 , Mixed Use Northeast
MU-NE-90 , Mixed Use Northeast
P-I , Production and Innovation
Northeast Area Specific Plan Boundary
APRIL 2026
Source: City of San Carlos, 2026; CALCAD, 2026
Belmont
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Chapter 18.14.2
NORTHEAST AREA SPECIFIC PLAN
Sections:
18.14.2.010 Purpose.
18.14.2.020 Applicability.
18.14.2.030 Procedures.
18.14.2.040 Consistency with Northeast Area Specific Plan.
18.14.2.050 Northeast Area Specific Plan contents and chapters.
18.14.2.010 Purpose.
The Northeast Area Specific Plan establishes a comprehensive framework to guide the long-term development in the Northeast Area envisioning a mixed-use district merging traditional industry, innovation, environmental resiliency, and inclusive community life. The purpose of this chapter is to provide regulations and reference to the Northeast Area Specific Plan governing land use and urban form, mobility and parking, and environmental resilience within the Northeast Area.
18.14.2.020 Applicability.
The Northeast Area Specific Plan applies to all areas as delineated in the map below.
Figure 1. Northeast Area Specific Plan Boundary
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18.14.2.030 Procedures.
A. Administrative Regulations. All applications and permits subject to the Northeast Area Specific Plan shall be subject to the administrative regulations including discretionary entitlement applications and other permits in Article IV of the Municipal Code.
B. Planning Authorities. All applications and permits subject to the Northeast Area Specific Plan shall be subject to approval by the bodies, oƯicials, and administrators set forth in Chapter 18.26.
C. Common Procedures. Approval of all applications and permits subject to the Northeast Area Specific Plan shall be subject to procedures that are common to the application and processing of all permits and approvals set forth in Chapter 18.27.
18.14.2.040 Consistency with Northeast Area Specific Plan.
A. Findings. In addition to required findings pursuant to applicable entitlement applications, no application or permit may be approved, no local public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, no zoning ordinance may be adopted or amended within in area covered by the Northeast Area Specific Plan unless they are consistent with the adopted Northeast Area Specific Plan.
B. Conflict. All provisions of the Municipal Code that are not expressly modified or superseded by the Northeast Area Specific Plan shall continue to apply within the Northeast Area. In the event of a conflict between provisions of the Northeast Area Specific Plan and Title 18 of the Municipal Code, the Northeast Area Specific Plan shall prevail.
C. Amendments. The Northeast Area Specific Plan may be amended as often as deemed necessary by the City Council.
18.14.2.050 Northeast Area Specific Plan contents and chapters.
A. The Northeast Area Specific Plan (available online and at City Hall upon request) is organized into the following sections and chapters:
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1. Introduction;
2. Vision;
3. Existing Conditions;
4. Land Use and Urban Form;
5. Mobility and Parking;
6. Environmental Resilience;
7. Implementation.
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Chapter 18.19
NONCONFORMING USES, STRUCTURES, AND LOTS
Sections:
18.19.010 Purpose.
18.19.020 Applicability.
18.19.030 Establishment of lawful nonconforming uses, structures and lots.
18.19.040 Continuation and maintenance of nonconforming structures.
18.19.050 Additions and enlargements to nonconforming structures.
18.19.060 Expansion of nonconforming uses.
18.19.070 Changes and substitutions of nonconforming uses.
18.19.080 Repair and replacement of damaged or destroyed nonconforming buildings.
18.19.090 Abandonment of nonconforming uses.
18.19.100 Abatement.
18.19.010 Purpose.
This chapter is intended to permit continuation of uses and continued occupancy and maintenance of structures that were legally established but do not comply with all of the standards and requirements of this title in a manner that does not conflict with the General Plan. To that end, the chapter establishes the circumstances under which a nonconforming use or structure may be continued or changed and provides for the removal of nonconforming uses and structures when their continuation conflicts with the General Plan and public health, safety, and general welfare. (Ord. 1438 § 4 (Exh. A (part)), 2011)
18.19.020 Applicability.
The provisions of this chapter apply to structures, land, and uses that have become nonconforming by adoption of the ordinance codified in this title as well as structures, land, and uses that become nonconforming due to subsequent amendments to its text or to the Zoning Map.
A. Nonconforming structures and uses include:
1. Those made nonconforming by the addition of a standard or requirement previously not required for such use or structure; and
2. Uses and structures reclassified from permitted to being subject to a discretionary permit.
B. Nothing contained in this chapter shall be deemed to require any change in the plans, construction, or designated use of any building or structure for which a building permit has
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properly been issued, in accordance with the provision of ordinances then in eƯect and upon which actual construction has been started prior to the eƯective date of the ordinance codified in this title; provided, that in all such cases, actual construction shall be diligently carried on until completion of the building or structure. (Ord. 1438 § 4 (Exh. A (part)), 2011)
18.19.030 Establishment of lawful nonconforming uses, structures and lots.
Any lawfully established use, structure, or lot that is in existence on the eƯective date of the ordinance codified in this title or any subsequent amendment but does not comply with all of the standards and requirements of this title shall be considered nonconforming.
Nonconforming uses and structures may only be continued subject to the requirements of this chapter.
A. Nonconformities, Generally. A nonconformity may result from any inconsistency with the requirements of this title including, but not limited to, location, density, floor area, height, yard, usable open space, buƯering, performance standards, or the lack of an approved use permit or other required authorization. A use or structure shall not be deemed nonconforming solely because it does not conform with the parking and loading space dimension standards, landscape planting area, or screening regulations of the district in which it is located or does not conform to the standards for the following building features: garage door location; garage door width; cornices, eaves, and other ornamental features that exceed maximum projections into required yards; or bay windows, balconies, and terraces above the second floor that exceed maximum projections into required yards.
Also see Section 18.20.030(B), Nonconforming Parking or Loading.
B. Nonconforming Lots. Any lot that is smaller than the minimum lot size required by this title or does not meet any of the applicable dimensional requirements shall be considered a lawful nonconforming lot if it is described in the oƯicial records on file in the oƯice of the San Mateo County Recorder as a lot of record under one ownership. A nonconforming lot may be used as a building site subject to compliance with all applicable requirements, unless a variance or other modification or exception is approved as provided for in this title.
C. Airport Hazards. No permit shall be granted that would allow the establishment or creation of an airport hazard or permit a nonconforming structure or nonconforming use to be made or become higher or become a greater hazard to air navigation than it was when the applicable regulation was adopted or than it is when the application for a permit is made. (Ord. 1438 § 4 (Exh. A (part)), 2011)
18.19.040 Continuation and maintenance of nonconforming structures.
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Lawful nonconforming structures may be continued and maintained in compliance with the requirements of this section unless deemed by the Building OƯicial to be a public nuisance because of health or safety conditions.
A. Right to Continue. Any use or structure that was lawfully established prior to the eƯective date of the ordinance codified in this title or of any subsequent amendments to its text or to the Zoning Map may only be continued and maintained provided there is no alteration, enlargement, or addition to any building or structure; no increase in occupant load; nor any enlargement of the area, space, or volume occupied by or devoted to such use, except as otherwise provided in this chapter. The right to continue a nonconforming use or structure shall attach to the land and shall not be aƯected by a change in ownership.
No substitution, expansion, or other change in use and no alteration or other change in structures is permitted, except as otherwise provided in this chapter.
B. Maintenance and Nonstructural Repairs. Maintenance, nonstructural repairs and nonstructural interior alterations to a nonconforming structure are permitted if the changes and improvements do not enlarge or extend the structure.
C. Structural Repairs. Structural repairs that do not enlarge or extend the structure, including modification or repair of building walls, columns, beams, or girders, may be permitted only when the Building Division determines that such modification or repair is immediately necessary to protect public health and safety, occupants of the nonconforming structure, or occupants of adjacent property, and when the cost of such work does not exceed fifty percent of the appraised value of the nonconforming structure.
D. Metal Structures. Metal structures that do not conform to the Building and Fire Code shall be improved so as to comply with the Building and Fire Code standards or removed.
Prior to the issuance of a building permit or zoning clearance for an alteration, change in occupancy, change in ownership or repair of damage by fire or disaster to a nonconforming metal structure, the property owner shall enter into an agreement with the City providing that the structure shall be improved or altered to comply with the City Building and Fire Codes, or shall be removed within fifteen years of the agreement date. This provision shall be imposed:
1. When a change in occupancy (as defined by the Uniform Building Code) is proposed for more than fifty percent of the gross floor area of the building;
2. When the building or property ownership changes; or
3. When the building is damaged by fire or other disaster to an extent of more than fifty percent of its appraised value. (Ord. 1438 § 4 (Exh. A (part)), 2011)
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18.19.050 Additions and enlargements to nonconforming structures.
Nonconforming structures may be enlarged or extended in compliance with all applicable laws subject to the following provisions:
A. Additions Generally. Additions to and/or enlargements of nonconforming structures are allowed, and no use permit is required, if the addition or enlargement complies with all applicable laws and requirements of this Code and if the existing use of the property is conforming.
B. Residential Additions. Additions or enlargements may be made to a building that is designed for and used as a residence without requiring any additional parking space or changes to an existing driveway; provided, that such alterations or enlargements neither trigger the need for additional parking pursuant to Chapter 18.20, Parking and Loading, nor occupy the only portion of a lot that can be used for required parking or access to parking.
C. Accessory Dwelling Units. Notwithstanding the requirements of subsection B of this section, an accessory dwelling unit in compliance with Section 18.23.210, Accessory dwelling units/junior accessory dwelling units, may be developed on a lot that contains a single-unit dwelling that is nonconforming with respect to development standards.
D. EƯect of Nonconforming Setbacks. For the purpose of additions in any residential district, maintaining an existing nonconforming setback shall not be considered an increase in the discrepancy; provided, that:
1. Such maintenance is consistent with the provisions under Sections 18.19.040(B) and (C);
2. In no case shall any existing setback of less than three (3) feet be considered legal for the purposes of this chapter; and
3. Any residential additions shall conform to the setbacks in eƯect at the time the application for the addition is submitted.
E. EƯect of Excessive Lot Coverage. Additions to or enlargements of nonconforming structures that exceed the maximum allowable lot coverage require approval of a variance pursuant to the provisions of Chapter 18.32, Variances, if the addition or enlargement would increase the lot coverage. (Ord. 1566 (Exh. B (part)), 2020: Ord. 1480 (Exh. C (part)), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)
18.19.060 Expansion of nonconforming uses.
No lawful nonconforming use may be expanded without the approval of a use permit, subject to the following requirements:
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A. Within a Conforming Structure. A nonconforming use occupying a portion of a structure that conforms to this title may expand the portion that it occupies with Zoning Administrator approval of a minor use permit in accord with Chapter 18.30, Use Permits.
B. Expansion within a Structure That Does Not Conform to This Title. A nonconforming use in a structure that does not conform to the requirements of this title but does conform to the requirements of the Building Code may expand its occupancy and building floor area subject to Zoning Administrator approval of a minor use permit in accord with Chapter 18.30, Use Permits; provided, however, that the expansion meets the requirements of this title.
C. Expansion within a Structure That Does Not Conform to the Building Code. Any nonconforming use in a structure that does not conform to the Building Code may not expand the area it occupies until and unless the structure is brought into conformance with all applicable Building Code requirements. (Ord. 1438 § 4 (Exh. A (part)), 2011)
18.19.070 Changes and substitutions of nonconforming uses.
No lawful nonconforming use shall be changed to a diƯerent use type or subclassification without the approval of a use permit unless the new use is permitted by right in the zoning district. This requirement does not apply to a change of ownership, tenancy, or management where the new use is of the same use type and use classification, if applicable, as the previous use, as defined in Chapter 18.40, Use Classifications, and the use is not expanded or intensified.
A. Change from Nonconforming to Permitted Use. Any nonconforming use may be changed to a use that is allowed by right in the district in which it is located and complies with all applicable standards for such use.
B. Absence of Permit. Any use that is nonconforming solely by reason of the absence of a use permit may be changed to a conforming use by obtaining a minor use permit pursuant to the requirements in Chapter 18.30, Use Permits.
C. Substitutions. The Zoning Administrator may allow substitution of a nonconforming use with another nonconforming use, subject to approval of a minor use permit. In addition to any other findings required by this title, the Administrator must finding that:
1. The existing nonconforming use was legally established;
2. The proposed new use would not preclude or interfere with implementation of the General Plan or any applicable adopted specific, area, or community plan;
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3. The proposed new use will be no less compatible with the purposes of the district and surrounding uses that comply with the requirements of this title than the nonconforming use it replaces;
4. The proposed new use will not be detrimental to the health, safety, peace, comfort, or general welfare of persons residing or working in the surrounding area or be detrimental or injurious to property and improvements of adjacent lots, the surrounding area, or the neighborhood because of noise, odors, dust, glare, vibrations, or other eƯects; and
5. The proposed new use will comply with all applicable standards of the district and City-wide standards, there are special circumstances peculiar to the property and its relation to surrounding uses or to the district itself that would justify modification to applicable standards, or the impacts of the new use will be mitigated. (Ord. 1438 § 4 (Exh. A (part)), 2011)
18.19.080 Repair and replacement of damaged or destroyed nonconforming buildings.
A lawful nonconforming building or structure that is damaged or partially destroyed by fire, explosion, earthquake, or natural disaster which is not caused by an act or deliberate omission of a property owner, their agent, or person acting on their behalf or in concert with, may be restored or rebuilt subject to the following provisions.
A. Restoration When Damage Is Fifty Percent or Less of Value. If the cost of repair or reconstruction does not exceed fifty percent of the appraised value of the building or structure replacement of the damaged portions of the building is allowed by right; provided, that the replaced portions are the same size, extent, and configuration as previously existed. The determination of the appraised value shall be made by a professional appraiser selected by the City, whose fee shall be paid by the building owner.
B. Restoration When Damage Exceeds Fifty Percent of Value. If the cost of repair or reconstruction exceeds fifty percent of the appraised value of the building or structure, as determined pursuant to subsection A of this section, the land and building shall be subject to all of the requirements of this title, except as provided below:
1. Nonresidential Structures. The Planning and Transportation Commission may approve a conditional use permit for the structure to be rebuilt to the same size, extent, and configuration as previously existed. In such cases any expansion or change to the previous use must conform to the requirements of this chapter.
2. Residential Structures. Any nonconforming residential use may be reconstructed, restored, or rebuilt up to the size and number of dwelling units prior to the damage and
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the nonconforming use, if any, may be resumed subject to a zoning clearance in the case of single-unit dwellings or a conditional use permit approval in the case of other residential uses, unless the Zoning Administrator finds that:
a. The reconstruction, restoration, or rebuilding will be detrimental or injurious to the health, safety, or general welfare of persons residing or working in the neighborhood, or will be detrimental or injurious to property and improvements in the neighborhood; or
b. The existing nonconforming use of the building or structure can be more appropriately moved to a zoning district in which the use is permitted, or that there no longer exists a district in which the existing nonconforming use is permitted.
3. Any reconstruction, restoration, or rebuilding undertaken pursuant to this section shall conform to all applicable Building Code requirements, and a building permit must be obtained within two years after the date of the damage or destruction. (Ord. 1612 § 1 (Exh. A), 2024; Ord. 1438 § 4 (Exh. A (part)), 2011)
18.19.090 Abandonment of nonconforming uses.
No nonconforming use may be resumed, reestablished, reopened or replaced by any other nonconforming use after it has been abandoned or vacated for a period of six months, except as provided for in this section.
A. Abandonment. The six-month period shall commence when the use ceases and any one of the following occurs:
1. The site is vacated;
2. The business license lapses;
3. Utilities are terminated; or
4. The lease is terminated.
B. Reestablishment. The nonconforming use of a legally established structure may be reestablished if the Planning and Transportation Commission approves a conditional use permit after making all the following findings in addition to any other required findings. As a condition of approving the resumption of such nonconforming use, the Commission may impose a time limit on its duration if necessary in order to make the required findings.
1. The structure cannot be used for any conforming use because of its original design or because of lawful structural changes made for a previous nonconforming use;
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2. The structure can be reasonably expected to remain in active use for a period of twenty years without requiring repairs or maintenance in excess of fifty percent of the replacement cost of the structure, as determined by the Building OƯicial, within any five-year period; and
3. The continuation of the use or structure will not be incompatible with or detrimental to surrounding conforming uses.
C. Abandonment in the Northeast Area Specific Plan Area. No nonconforming use subject to Chapter 18.14.2, Northeast Area Specific Plan, may be resumed, reestablished, reopened or replaced by another nonconforming use after it has been abandoned or vacated for a period of twelve (12) months, except as provided for in this subsection. The twelve (12) month period shall commence when the use ceases and any one of the following occurs:
1. The site is vacated;
2. The business license lapses;
3. Utilities are terminated; or
4. The lease is terminated.
D. Reestablishment in the Northeast Area Specific Plan Area. The nonconforming use of a legally established structure for sites subject to Chapter 18.14.2, Northeast Area Specific Plan, may be reestablished, or a similar use as determined by the Director may be established, if the Zoning Administrator approves a minor use permit after making all of the following findings in addition to any other required findings. As a condition of approving the resumption of such nonconforming use, the Zoning Administrator may impose a time limit on its duration if necessary in order to make the required findings.
1. The structure cannot be used for any conforming use because of its original design or because of lawful structural changes made for a previous nonconforming use;
2. The structure can be reasonably expected to remain in active use for a period of twenty years without requiring repairs or maintenance in excess of fifty percent of the replacement cost of the structure, as determined by the Building OƯicial, within any five-year period;
3. The continuation of the use or structure will not be incompatible with or detrimental to existing surrounding uses and planned uses envisioned in the Northeast Area Specific Plan; and
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4. The continuation of the use or structure does not preclude the long-term implementation of the Northeast Area Specific Plan.
(Ord. 1612 § 1 (Exh. A), 2024; Ord. 1438 § 4 (Exh. A (part)), 2011)
18.19.100 Abatement.
The provisions of this chapter shall not apply to a use or structure that is or becomes a public nuisance. In the event that a legal nonconforming structure or use is found to constitute a public nuisance, appropriate action may be taken by the City pursuant to the municipal code and Section 18.39.020, Enforcement. (Ord. 1438 § 4 (Exh. A (part)), 2011)
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ORDINANCE NO. 1637
AN ORDINANCE OF THE CITY OF SAN CARLOS
ADOPTING THE NORTHEAST AREA SPECIFIC PLAN.
SECTION 1: Findings. The City Council of the City of San Carlos does hereby find and declares as follows:
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 that determines the anticipated buildout of land uses in the Northeast Area Specific Plan boundary through the year 2045 that introduces housing to advance a vision for a new mixed use district; 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 and September 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
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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 May 18, 2026, the Planning and Transportation Commission held a duly noticed public hearing and adopted Resolution No. PTC2026-05 recommending that the City Council introduce an Ordinance to adopt the Northeast Area Specific Plan; and WHEREAS, on May 28, 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 adoption of the Northeast Area Specific Plan project; and
WHEREAS, on May 29, 2026, a legal notice was published in the local newspaper informing stakeholders of the proposed adoption of the Northeast Area Specific Plan project; and
WHEREAS, on June 8, 2026, the City Council adopted a Resolution certifying the Environmental Impact Report for the Northeast Area Specific Plan; and WHEREAS, on June 8, 2026, the City Council adopted a Resolution amending 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, on June 8, 2026, the City Council introduced an Ordinance the Zoning Map and Municipal Code, Title 18 Zoning, repealing Chapter 18.14A, removing references to Chapter
18.14 A 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; and
WHEREAS, on June 8, 2026, the City Council held a duly noticed public hearing to consider the Planning and Transportation Commission’s recommendation to introduce an Ordinance to adopt the Northeast Area Specific Plan with amendments pertaining to allowable land uses and requirements for public open spaces.
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of San Carlos as follows:
SECTION 2: The City Council, 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, hereby approves the Northeast Area Specific Plan as set forth in Exhibit A.
SECTION 3: CEQA. An Environmental Impact Report (EIR) for the Northeast Area Specific Plan was prepared in accordance with California Environmental Quality Act (“CEQA”) Guidelines Section 15060(d). The EIR identified potentially significant and unavoidable
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environmental effects that could result from implementation of the Northeast Area Specific Plan related to air quality and greenhouse gas emissions. Having received, reviewed, and considered the information in the EIR, as well as the supporting administrative record, the City Council adopted and made Statement of Overriding Considerations regarding the significant, unavoidable impacts of the Northeast Area Specific Plan and the anticipated benefits of the project and adopted a Resolution certifying the EIR for the Northeast Area Specific Plan on June 8, 2026.
SECTION 4: Severability. The City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable and if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.
SECTION 5: Publication and Effective Date. This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
* * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Ordinance was introduced on the 8th day of June 2026 and passed and adopted as an Ordinance of the City Council of the City of San Carlos at a regular meeting thereof held on the 22nd day of June, 2026 by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
____________________________
MAYOR of the City of San Carlos
Exhibit A: Northeast Area Specific Plan
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
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PUBLIC DRAFT
June 2026
SHARED
NORTHEAST AREA
SPECIFIC PLAN
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Northeast Area Specific Plan 2
Figure 1 Plan Area in relation to the City of San Carlos and the larger region.
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Northeast Area Specific Plan 4
Acknowledgments
City Council
Pranita Venkatesh
Mayor of City of San Carlos
Adam Rak,
Vice Mayor of City of San Carlos
Sara McDowell
John Dugan
Neil Layton
Ron Collins (Former)
Planning and Transportation
Commission
Frank Kenniasty
Jorge Tapias
Twisha Anand
Summer Bundy
Kristen Clements
Ellen Garvey (Former)
Janet Castaneda (Former)
Jim Iacoponi (Former)
David Roof (Former)
Economic Development
Advisory Commission
Kelly Hickey
Anthony Kamm
Rajesh Krishnan
Madhura Kumar
Heather Liu
Sailesh Mehra
Karen Molinari
City Staff
Kathy Kleinbaum
City Manager
Nil Blackburn
Assistant City Manager
Jeff Maltbie
Fomer City Manager
Al Savay, AICP
Community & Economic Development Director
Lisa Porras, AICP
Planning Manager
Sajuti Haque, AICP
Economic Development & Housing Manager
Rendell Bustos
Project Manager
Kristie Woo
Associate Planner
Consultants
Perkins&Will
Prime Consultant, Urban Design
Nelson\Nygaard
Mobility
Strategic Economics
Economics
BKF
Civil Engineering
David J. Powers & Associates
Environmental Planning
Plan to Place
Public Engagement
Good City Company
Strategic Advisor
Adopted: June 8, 2026
Ordinance No. 1637
Prepared by
Prepared for
This Specific Plan was the culmination of collaboration and civic discourse from 2022 to 2026 and would not have been possible without the time, knowledge, and energy of the property owners, business owners, and residents of San Carlos who attended public workshops, Planning and Transportation Commission and City Council meetings, and generously provided their invaluable input.
Northeast Area
Specific Plan
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Northeast Area Specific Plan 6
Chapter 1
Introduction
1.1 At 2026, Why Now? 13
1.2 Where Is The Northeast Area? 15
1.3 What Is A Specific Plan? 17
1.4 How To Use This Document 19
1.5 Who Shaped This Plan? 21
Chapter 3
Existing Conditions
3.1 Northeast Area Background 51
3.2 Flooding and Resilience 55
3.3 Natural Environment 57
3.4 Urban Heat 59
3.5 Zoning 61
3.6 Land Use 63
3.7 Business Snapshot 65
3.8 Transportation 69
Chapter 4
Land Use and Urban Form
Chapter 2
The Vision
2.1 Vision For 2045 27
2.2 Guiding Principles 29
2.3 Land Use and Urban Form 31
2.4 Mobility and Parking 37
2.5 Flooding and Resilience 43
Contents
4.1 Land Use Designations 73
4.2 Zoning Districts 75
4.3 Ground Floor Active Uses 77
4.4 Administration and Permits 79
4.5 Land Use RegulationsMixed-Use Districts 81
4.6 Land Use Regulations- Industrial District 95
4.7 Floor Area Ratio (FAR) and Density
Standards 109
4.8 Height Standards 111
4.9 Bonus FAR and Building Height
Provisions 113
4.10 Publicly Accessible Open Spaces 115
4.11 District Wide Development Standards 117
4.12 Non-Residential Development
Standards 119
4.13 Residential Development Standards 127
Chapter 5
Mobility and Parking
Standards
5.1 Street Network 155
5.2 Active Mobility 157
5.3 Mobility Hub 161
5.4 Vehicle Parking Standards 163
5.5 Shared Parking 165
5.6 Unbundled Parking 167
5.7 Bicycle Parking 169
5.8 Transportation Demand Management 171
5.9 On-Site Loading 177
5.10 On-Street Loading 179
5.11 Street Design 181
5.12 Quarry Road 185
5.13 Taylor Way 187
5.14 Industrial Road 189
5.15 Old County Road 191
5.16 Bragato Road 193
5.17 Glenn Way 194
5.18 New Street 195
5.19 Paseo 196
CHAPTER 6
Environmental Resilience
Standards
6.1 District-Wide Development Standards 199
6.2 Sea Level Rise Priority Zone 201
6.3 Creek Front Zone 203
6.4 Green Streets 206
CHAPTER 7
Implementation
Glossary
Appendix
7.1 Implementation Overview 209
7.2 Storm Drain Infrastructure 211
7.3 Flooding and Sea Level Rise 213
7.4 Stormwater Treatment 215
7.5 Sanitary Sewer Infrastructure 217
7.6 Domestic Water Infrastructure 219
7.7 Dry Utility Infrastructure 221
7.8 Rehabilitation or Reconstruction of
Frontage Pavement 222
7.9 Parking and Curb Management
District 223
7.10 Community Benefits 225
7.11 Funding and Financing 228
7.12 Implementation Actions 235
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Northeast Area Specific Plan 8
List of Figures & Tables
Figure 1 Plan Area in relation to the City of San Carlos and the larger region. 2 Figure 10 Historical Mapping of Bay Shore, Pre 1950 51
Figure 11 Historical Mapping Overlay, circa 1940 52
Figure 12 An aerial illustration of the District’s built form today 53 Figure 13 Existing Conditions Flooding and Resilience Map 56 Cover, Table of Contents
Chapter 1
Introduction
Figure 2 Illustrative Drawing of North East Area Today 16 Figure 3 Context Key Map 16
Figure 4 The Layers of the Specific Plan 18
Figure 5 Example of Document Structure 20
CHAPTER 2
Vision
Figure 6 San Carlos Specific Plan Vision Diagram 28
Table 1 20-Year Development Projection 32
Figure 7 Land Use and Urban Form Vision Diagram 34
Figure 8 Mobility and Parking Vision Diagram 40
Figure 9 Flooding and Resilience Vision Diagram 46
CHAPTER 3
Existing Conditions
Figure 14 Existing Conditions Vegetation Map 58
Figure 15 Existing Conditions Heat Map 60
Table 2 Existing Zoning Regulations 61
Figure 16 Existing Zoning District Map 62
Figure 17 Pie Chart of Existing Land Uses 63
Figure 18 Existing Land Uses Map 64
Figure 19 Pie Chart of Existing Businesses 65
Figure 20 Existing Businesses Map 66
Figure 21 Existing Transportation Infrastructure Map 70 CHAPTER 4
Land Use and Urban Form
Figure 22 Land Use Designation Map 74
Figure 23 Zoning Districts Map 76
Figure 24 Ground Floor Active Use Map 78
Table 3 Land Use Regulations - Mixed-Use Districts 81
Table 4 Land Use Regulations - Industrial Districts 95
Figure 25 FAR and Density Map 110
Figure 26 Easement Setback and Height Diagram 111
Figure 27 Maximum Building Heights Map 112
Figure 28 Bonus Density and Height Map 114
Figure 29 Site of Future Public Park 116
Table 5 District Wide Development Standards 117 Table 6 Non-Residential Development Standards 119
Figure 30 Ground Floor Retail Corners Diagram 124
Figure 31 Ground Floor Industrial, Artisan, Manufacturing Section 126 Table 7 Lot, Density and FAR Standards 127
Figure 32Building Placement 129
Table 8 Building Placement Standards 129
Table 9 Building Heights and Height Limitations 130
Figure 33Building Projections and Blank Wall 131
Table 10 Blank Wall and Building Projections Standards 132 Figure 34Building Projections and Blank Wall 132
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Northeast Area Specific Plan 10
List of Figures & Tables
Table 11 Parking and Parking Location 133
Figure 35Parking and Loading Locations 134
Table 12 Landscaping and Residential Open Space Standards 135 Figure 36 Street Frontage Improvements 137
Figure 37 Building Entrances 138
Figure 38Massing Breaks 140
Figure 39Corners 141
Figure 40Base, Middle and Top Treatments 144
Figure 41Fenestration Variety 145
Figure 42Material Variety 145
Figure 43Roof Variety 146
Figure 44 Projecting and Recessed Elements 147
Figure 45Window Standards 148
Figure 46 Windows Standards for Storefronts and Ground Floor Transparency 149 CHAPTER 5
Mobility and Parking
Table 13 On-Street Curb Uses 155
Figure 47 Roadway Network Map 156
Table 14 Paseo Type 157
Table 15 Bicycle Network Facilities 157
Figure 48 Active Mobility Map 158
Table 16 On-Site Maximum Vehicle Parking Standards 163
Table 17 Bicycle Parking Standards 170
Table 18 Minimum Bicycle Showers and Lockers Standards 170 Table 19 TDM Applicability 171
Table 20 Baseline Required TDM Strategies for Residential Projects 174 Table 21 Baseline Required TDM Strategies for Non-Residential Projects 174 Table 22 TDM Points Target 174
Table 23 TDM Points Menu 175
Table 24 Required On-Site Loading Spaces 178
Figure 49 Street Design Illustrative Section 182
Table 25 Furnishing and Curbside Table 183
Figure 50 Quarry Road Section 186
Figure 51 Taylor Way Section 188
Figure 52 Industrial Road Section 190
Figure 53 Old County Road Section 192
Figure 54 Bragato Road Section 193
Figure 55 Glenn Way Section 194
Figure 56 New Street Section 195
Figure 57 Paseo Section 196
CHAPTER 6
Environmental Resilience
Figure 58 Sea Level Rise Priority Zone Map 202
Figure 59 Creek Frontage Zone Map 204
Figure 60 Creek Front Zone Section 205
Figure 61 Illustrative of a typical green street 206
CHAPTER 7
Implementation
Figure 62 Storm Drain Infrastructure 212
Figure 63 Sanitary Sewer Infrastructure 218
Figure 64 Domestic Water Infrastructure 220
Figure 65 Dry Utility Infrastructure 221
Figure 66 Rehabilitation or Reconstruction of Frontage Pavement 222 Figure 67 Illustration of Community Benefits Programs, Base Height and Bonus Height 225 Figure 68 Allowed Community Benefits Menu 227
Table 26 Funding Sources for Capital Improvements 231
Table 27 Funding Sources for Operation and Maintenance 233 Table 28 List of Implementation Actions 235
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CHAPTER 1
Introduction
THIS SECTION WILL COVER:
1.1 AT 2026, WHY NOW?
1.2 WHERE IS THE NORTHEAST AREA?
1.3 WHAT IS A SPECIFIC PLAN?
1.4 HOW TO USE THIS DOCUMENT?
1.5 WHO SHAPED THIS PLAN?
← Aerial Image of Industrial Road from Bragato Street
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Northeast Area Specific Plan 14
INTRODUCTION
Since its annexation into the City of San Carlos in
1997, the Northeast Area (the area) has remained
largely unchanged. For decades, many businesses
have offered a wide mix of services. These
businesses serve the San Carlos community and
customers throughout the Peninsula and greater
Bay Area.
Over the last few years, numerous properties
have changed to new owners, and the area is
experiencing renewed development interest,
especially in the life science and biotechnology
sectors. As a part of the City of San Carlos 2022
Strategic Plan, the City Council directed staff to
prepare a Specific Plan to manage and direct
changes in the area. This includes examining
what regulations can be implemented to support
the existing businesses and industrial fabric, while
encouraging new development, businesses, and
jobs into the City. This presented an opportunity
for the City of Good Living to ensure sustained
economic prosperity through a diverse mix of
different types of businesses, redefining what it
means to be a maker in the 21st century. At the onset of the project, the question of whether housing is appropriate in this area arose. All California cities and counties must provide a framework for the community’s long term
approach to housing. Housing affordability in San
Mateo County and in the Bay Area as a whole is a
critical issue. Council directed staff to examine if
the Northeast Area would be viable for residential
mixed-use development in the future and if so,
where. With its proximity to Caltrain, El Camino
Real, and Downtown as well as the Greater
East San Carlos Neighborhood, the area is well
situated to become a transit-oriented community.
San Carlos, like most communities in California, is
directly experiencing multiple impacts of climate
change. The Northeast Area, being close to
the Bay and on low-lying terrain, is particularly
vulnerable to bayshore flooding and sea level
rise. The historic topographic map circa 1850
indicates that a large segment of the district was
originally a part of the historic San Francisco
bayshore. In recent years, strong storms and
king tides have swept the Bay Area causing
major flooding and damage to Northeast Area
properties, disrupting transportation routes, and
harming important economic assets. Along the
San Carlos bay shoreline, sea levels are projected
to rise approximately 24 inches by 2050 and 84
inches by 2100. If left unaddressed, sea level may
rise to permanently flood low-lying areas in the
Northeast Area.
These considerations, among many others, have
informed the Northeast Area Specific Plan, a
shared City-Community vision for a resilient 21st
century district. The Specific Plan responds to
the increasing hazards posed by climate change,
while envisioning a future built environment that
serves all San Carlos employees and residents
for generations to come. Grounded in community
input, the Specific Plan reflects an ambitious yet
pragmatic vision that will be realized incrementally
over time.
Historic Topographic Map circa 1850
Credit - EDR
1.1 The East Side is transforming.
At 2026, Why now?
←
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Northeast Area Specific Plan 16
INTRODUCTION
Life Science
Trampoline Park
Vitalis
Maxx Metals
Badminton
Advanced Sports
Delta Star
GW Williams Business Park
Enel X Way
PG&E
Natera
Where Is The
Northeast Area?
The boundary consists of U.S. Highway 101 to
the east, Belmont Creek and the Harbor Industrial
Area to the north, Caltrain rail tracks to the west,
and the Greater East San Carlos neighborhood to
the south. The district is located within a 10-minute
walk of both the San Carlos and Belmont Caltrain
Stations.
The Northeast Area is home to over 175 diverse
businesses. Some of San Carlos’ largest employers
are located in the district, including Sutter Health
Palo Alto Medical Foundation, Natera, Inc. (a clinical
genetic testing company), PG&E, and Delta Star
(a transformer manufacturing company). Smaller
businesses also call the Northeast Area home
and offer services including recreation, gardening
supplies, food service equipment, plumbing
services, office supplies, and photography.
The Northeast Area offers a variety of smallscale industrial spaces. These spaces provide entrepreneurs and small businesses with
relatively lower-cost rents and the opportunity
to start and grow. The spaces are adaptable and
flexible to changing economic conditions, allowing
businesses to pivot and adjust to new market
conditions as needed.
Figure 2 Illustrative Drawing of North East Area Today
Figure 3 Context Key Map
1.2 The Northeast Area is comprised of 145
acres located on the eastside of San Carlos.
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Northeast Area Specific Plan 18
INTRODUCTION
What Is A Specific Plan?
The purpose of this Specific Plan is to serve as
a detailed framework for guiding development
within the Northeast Area in San Carlos, ensuring
it aligns with the community’s goals and with
the City’s General Plan. It outlines infrastructure
improvements, protects resources, attracts
investment, and enhances quality of life by laying
out guidelines for land use, transportation, and
environmental resilience. Consistent with State
law, the Northeast Area Specific Plan:
nj Collaborated closely with the community and
key stakeholders to forge a cohesive and
forward-looking vision for the area, ensuring it
meets the aspirations and needs of those it will
affect.
nj Conducted a careful evaluation of the existing
infrastructure and formulated strategic
recommendations to address the anticipated
future needs of the neighborhood to ensure the
area’s infrastructure can support its growth and
evolution.
nj Established a robust framework for land use
that directs development towards creating
a transit-oriented, mixed-use neighborhood.
This framework aims to facilitate a blend
of residential spaces and job opportunities,
fostering a community where living and working
are closely integrated.
nj Enhanced the mobility infrastructure to support
a diverse mix of industrial and residential traffic.
This includes accommodating trucks and
personal vehicles while promoting bicycle and
pedestrian connectivity, ensuring seamless and
safe movement throughout the area.
nj Developed urban design standards that
emphasize the creation of walkable, livable
environments. These standards apply to streets,
streetscapes, buildings, and open spaces within
the project area, prioritizing public well-being
and aesthetic harmony to enhance the quality
of life for all residents.
Of critical importance is ensuring that the
Specific Plan supports and reinforces the plans
already adopted, as well as the separate but
complementary planning efforts being conducted
in parallel. This includes the following:
2045 General Plan Reset is the City’s official
policy document that guides new development
and capital projects as San Carlos evolves and
changes over the course of a 20-year time
horizon. In May 2025, the City adopted an update
to the 2030 General Plan to reset the horizon year
from 2030 to 2045 to accommodate continued
interest in the development of new offices,
restaurants, commercial uses and services, retail,
industrial, and housing in the City. The 2045
General Plan Reset was much more focused than
a complete General Plan Update. It did not include
any changes to the 2030 General Plan land use
designations or development standards; instead
the focus was to adjust development projections
to the year 2045. The update also accounted for
A Specific Plan is a planning and policy document that establishes a vision for a defined area or district within a city.
1.3 Community and
Key Stakeholder
Engagement
Infrastructure for
a Resilient Future
Calibrated Land
Use Framework
Enhanced Mobility
Network
Context-Sensitive
Figure 4 The Layers of the Specific Plan
other long range planning initiatives, specifically
the Downtown and Northeast Area Specific Plans.
Downtown Specific Plan (adopted in January
2026) creates a new vision for Downtown San
Carlos based upon what the community most
loves and celebrates about Downtown, and what
needs updating.
Objective Design and Development Standards
creates clear and measurable design standards
for mixed-use and multi-family residential projects,
as well as single-family units.
East Side Innovation District Vision Plan
(adopted in 2021) guides new development in
the 150-acre commercially zoned area. This area
is envisioned to be a well-connected, multi-modal
neighborhood with a mix of uses that integrates
existing businesses with new science and
technology uses.
Climate Mitigation and Adaption Plan (adopted
in 2021) is San Carlos’ strategic plan to reduce
greenhouse gas emissions and adapt to changing
climate conditions.
Bicycle and Pedestrian Master Plan (adopted
in 2020) identifies specific projects and policies
to enhance the walkability and bikeability of San
Carlos.
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Northeast Area Specific Plan 20
INTRODUCTION
How To Use This Document
This plan document is structured into seven comprehensive sections, each designed to provide a holistic understanding and actionable framework for the transformative development of the Northeast Area.
Chapter 1 - Introduction: This chapter provides
the fundamental information of the Specific Plan
including why the City took this effort on, what
area is impacted by this plan, and who shaped the
plan.
Chapter 2 - The Vision: This chapter articulates
the overarching vision, outlines key planning
principles, and describes the planning process
undertaken. It sets the stage for the Specific
Plan’s development, establishing a context that
highlights community aspirations with practical
objectives.
Chapter 3 - Existing Conditions: This chapter
outlines the current state of the area, and delves
into its existing conditions through historical
maps, topographical studies, and an analysis of its
socio-economic fabric. This baseline assessment
is crucial for understanding the area’s challenges,
needs and future potential.
Chapter 4, 5, 6 - Design Standards: This
chapter specifies the standards and guidelines
essential for enhancing the aesthetic and
functional quality of streets, open spaces, and
buildings. It distinguishes between mandatory
standards (“shall” or “must” statements) that will be
regulated, and recommended practices (“should”
statements) that articulate the aspirational vision
for the site’s development. All standards and
guidelines are subject to staff interpretation to
ensure proposed projects align with the Specific
Plan’s intent.
The design standards are broken out into three
chapters - Chapter 4: Land Use and Urban Form;
Chapter 5: Mobility and Parking; and Chapter 6:
Environmental Resilience.
Chapter 7 - Implementation: The document
concludes with an Implementation chapter, which
lays out the infrastructure improvements, capital
investments, monitoring mechanisms, community
benefits menu, and funding and financing required
to realize the plan’s vision.
Glossary: The glossary provides definitions for
terminology used throughout the document.
Appendix: The appendix provides a treasure trove
of reference materials, including market studies
and analyses on infrastructure and sustainability,
that have informed the creation of the Northeast
Area Specific Plan.
1.4 CHAPTER NUMBER AND TITLE
SUB SECTION NUMBER AND TITLE
FIGURE
LEGEND
STANDARDS
Figure 5 Example of Document Structure
INDEX OF SUB-SECTIONS
REGULATING
FIGURE
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Northeast Area Specific Plan
INTRODUCTION
22 Who Shaped This Plan?
Community engagement and comprehensive stakeholder involvement have been central to shaping the Specific Plan, finding consensus between a diverse cross section of the San Carlos population.
The process began with a stakeholder focus
group workshop conducted by the City and
Consultant team in February 2023, marking
the commencement of a series of community
workshops. These workshops, designed to mirror
the Plan’s key decision milestones, included an
initial visioning session, a feedback gathering
stage on the developing preferred option, and
a final meeting in November 2024 for final
comments before finalization of the Specific Plan.
This approach ensured that the Plan accurately
reflected the community and city’s aspirations
and requirements. To complement these inperson engagements, the City and Consultant Team also implemented online surveys. This was
supplemented by three pop-up events, hosted
at the San Carlos Public Library and Auto Vino,
aimed at both gathering additional feedback
and raising public awareness about the ongoing
Specific Plan.
Engagement with the Planning and Transportation
Commission and the City Council occurred at
significant points during the process, inviting
their insights and opinions on the Specific Plan’s
direction and the future of Northeast San Carlos.
This comprehensive engagement strategy has
ensured a Plan that is both reflective of and
responsive to the community’s and stakeholders’
visions for the area.
NEASP ENGAGEMENT BY THE NUMBERS
3 online surveys
distributed after each
public workshop.
3 virtual focus groups
with property owners,
business owners, and
developers.
3 pop-ups at the San
Carlos Public Library
and AutoVino.
3 project updates with
property owners and the
Greater East San Carlos
neighbors.
3 virtual community
workshops which
included interactive
sessions on plan
development and
refinement.
3 Planning and
Transportation
Commission
worksessions with
public comment.
4 City Council
Study Sessions with
public comment.
1.5 9.n
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Northeast Area Specific Plan 24
INTRODUCTION
1.5 VIRTUAL COMMUNITY WORKSHOP
City staff and the consultant team presented in progress design options and facilitated community discourse at the 2nd virtual workshop in August 2023.
LIBRARY INFORMATIONAL POP-UP
City staff answering community questions about the Specific Plan process at the San Carlos Library.
City staff hosted an outdoor pop up event at Auto Vino inviting community members to share their thoughts on the draft land use and urban design concepts.
CITY STAFF VISIONING SESSION AND SITE TOUR AUTOVINO POP-UP EVENT At the onset of the planning process, city department representatives came together to walk the area and discuss opportunities and challenges.
Community Engagement Meetings Photos
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2.1 VISION FOR 2045
2.2 GUIDING PRINCIPLES
2.3 LAND USE AND URBAN FORM
2.4 MOBILITY AND PARKING
2.5 FLOODING AND RESILIENCE
THIS SECTION WILL COVER:
An aerial photograph of Old County Road and the Caltrain berm.
Vision
CHAPTER 2
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Northeast Area Specific Plan 28
VISION
0 400 800 Feet
Figure 6
San Carlos Specific Plan Vision Diagram
A Vision For 2045
The Northeast Area Specific Plan envisions a
mixed-use district that lies at the nexus of traditional industry, innovation, and resilient, inclusive
community life.
Streets and public spaces are multi-functional,
serving as effective means for modes of lowcarbon transport to efficiently navigate the district, supporting vibrancy and economic development,
and acting as an absorbent landscape defending
the district from flooding and sea level rise
2.1 Retail Gateway
Industrial, Artisan,
Manufacturing
Ground Floor
Active Uses
Industrial Priority
Street
Local Streets
Multi-Modal Street
Neighborhood
Greenway
Pedestrian/Bike
Paseo
F Street Underpass
Belmont Creek Trail
Industrial
Professional
Production and
Innovation
Mixed-Use
Northeast 90
Mixed-Use
Northeast 75
Planned
Development
El Camino Real
Mobility Hub
ECR Stops
Major Stormwater
Infrastructure
Existing Water Channel
Water Retention in Private
Open Space
Stormwater Flow
Zoning
Legend
Mobility
Active Uses
Resilience
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Northeast Area Specific Plan 30
VISION
Celebrate the
Industrial Legacy
This Plan should foster a unique identity
for Northeast San Carlos that honors the
industrious and innovative spirit of the
region.
Calibrate the Right
Mix-of-Uses
The land use should be diverse,
stimulating economic activity while
balancing industrial and residential
needs to create a dynamic and adaptable
urban fabric.
Champion District
Resiliency
The Northeast Area should promote and
incentivize sustainable and innovative
design practices on the district scale.
Address Flooding and
Environmental Issues
The Specific Plan should propose and
incentivize proactive measures aimed at
mitigating flooding risks and addressing
environmental contamination challenges.
The following guiding principles reflect the community’s aspirations for the Northeast Area as it grows incrementally and intentionally over the next 20 years.
Guiding
Principles
2.2 Improve Access for All
Modes of Transportation
The transportation network should be
inclusive and multi modal, prioritizing
seamless connectivity for all user
groups in the area.
Develop District Parking
Strategies
The parking strategy should focus
on optimizing parking availability
and management to create shared
parking systems.
Promote Equity and
Access in Public Spaces
This Plan envisions a network of
inclusive, accessible public and
private open spaces that connect
people and enhance community life
in Northeast San Carlos.
SHARED
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Northeast Area Specific Plan 32
VISION
Land Use and
Urban Form
Community stakeholders spoke about the need for balanced economic growth, sensitive integration of residential uses, and provision of community amenities to support change.
Focus On Economic Growth, But Preserve
Existing Businesses
• Protect the unique, diverse mix of local-serving
businesses and ensure they have the space to
operate and adapt by supporting flexible use
and improvements.
2.3 Table 1 20-Year Development Projection
LAND USE ALLOWABLE SQUARE FOOTAGE NET INCREASE
General Light Industrial 700,000
Manufacturing 492,000
Warehouse 40,000
Research and Development 2,964,000
General Office 180,000
Retail 80,000
Utilities 52,000
Residential 1,890,000 (1,890 units)
HOW THE SPECIFIC PLAN RESPONDS
Preservation of existing permitted land uses in the Light Industrial (IL) and Industrial Professional (IP) zoning districts.
Ground floor requirements for small scale manufacturing spaces on select roads to support current and future generations of San Carlos makers.
Ground floor retail at the district’s major gateways and allowable ground floor active uses along major corridors.
Residential mixed-use zoning in the southwestern portion of the Plan Area to balance employment with the City and region’s need for housing.
Ensuring that critical services for the region including PG&E and Palo Alto Medical Foundation (PAMF) are able to remain in the district.
Calibrated height and density envelopes that enables a dense, compact urban district with stepdown requirements to the surrounding neighborhood.
The updates to land use classifications, density, and height allowances could allow for a Integrate Residential Uses 20-year development projection of the following:
• Support thoughtfully located housing,
especially affordable housing.
• Prioritize multi-family housing, concentrating
along the south side of the Plan Area to take
advantage of transit proximity.
• Consider the transition to Greater East San
Carlos neighborhood. Implement height
transitions and buffers between non-residential
and residential areas to ensure harmonious
coexistence within the community.
Provide Open Space or Community
Amenity for Employees and Residents
• Improve amenities and open space for
employees and residents.
• Enhance the community by adding daytime
amenities and restaurants for employees,
improving family recreational options, and
creating a trail along Belmont Creek for better
connectivity.
WHAT WE HEARD
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Northeast Area Specific Plan 34
VISION
0 400 800 Feet
Figure 7
Land Use and Urban Form
Vision Diagram
Continuation
of residential
zoning
Land Use and
Urban Form
The Specific Plan outlines a long term
land use and urban form framework
to guide intentional growth and
investment, centered on leveraging
future market demand to deliver
tangible community benefit.
Legend
Existing Conditions
Active Uses
Retail Gateway
Industrial, Artisan,
Manufacturing
Existing Water Channel
Study Area Boundary
Ground Floor Active Uses
2.3 Industrial
Professional
Production and
Innovation
Mixed-Use
Northeast 90
Mixed-Use
Northeast 75
Planned
Development
Zoning
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Northeast Area Specific Plan 36
VISION
Aerial of Existing Industrial,
San Carlos, CA
University of Cincinnati Gardner
Neuroscience Institute
Cincinnati, OH
Barangaroo South Public Domain,
Sydney, Australia
1 De Haro,
San Francisco, CA
Ninot Market Refurbishment
Barcelona, Spain
R&D and life science uses serve as major
economic engines, where an influx of
employees into the district can catalyze
retail and community uses.
Creating active ground floor uses can compliment the neighborhood and promote a lively neighborhood.
Allowing uses that compliment
the district’s industrial uses and
allow for additional job sectors to
thrive.
Land Use and
Urban Form
Weaving together a dynamic mixeduse district where existing and future employees and residents can thrive.
2.3 TRADITIONAL LIGHT
INDUSTRIAL
Traditional light industrial uses
can thrive in a mixed-use district,
preserving space for operations,
freight, and storage.
RESEARCH AND DEVELOPMENT (R&D)
RESIDENTIAL MIXED-USE
SMALL SCALE
MANUFACTURING
RETAIL AND COMMUNITY USES
Creating opportunities for community and retail to
make use of building frontages along appropriately
chosen streets.
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Northeast Area Specific Plan 38
VISION
Prioritize Safety For All Modes
• Address safety concerns on all streets to create
a safer and more accessible environment for
pedestrians, bicyclists, freight, and private
vehicles.
• Address safety concerns at existing pedestrian
paseos to El Camino Real and proposed
paseos into the surrounding community.
Enact Effective Parking Solutions
• Develop a parking strategy that enables
existing businesses to continue to operate while
ensuring new development can accommodate
parking demand.
• Ensure new development have enough parking
and works with the City to prevent streets from
being used for vehicle storage.
Provide First and Last Mile Transit
Solutions
• In order to fully take advantage of nearby transit
and reduce vehicle activity, invest in first mile
/ last-mile mobility options for easy access to
the Caltrain Stations and SamTrans bus transit
on El Camino Real.
Focus On Improved Street Connectivity
• Plan for a connected, functional street grid
that looks beyond the Plan Area to reduce
congestion, while supporting future urban
development in both the Northeast Area and
Belmont’s Harbor Industrial Area.
• Enhance bike and pedestrian connectivity,
including extending Eastside Connect along
Old County Road and adding a trail along
Belmont Creek.
Mobility and Parking
Community stakeholders spoke about a need for improved
connectivity, effective parking solutions, and first and last mile connections to Caltrain and SamTrans.
HOW THE SPECIFIC PLAN RESPONDS
A new public street segment between Quarry Road and Bragato Road which creates an additional internal north-south connection through the district.
Roadway safety measures like a new signalized intersection on Industrial Road, midblock crossings with traffic calming measures.
Intentional on-street curb flexible space to serve the larger district including designated spaces for permitted on-street parking, commercial loading, and mobility hubs.
Class I protected bikeways on select streets to ensure a safe, low-stress biking experience that connects to the larger city network.
Publicly accessible paseos and a Belmont Creek multi-use trail which serves as both active transportation corridor as well as usable community open space.
The proposed siting of a district mobility hub enables access to multiple transportation options.
Updated parking requirements for new development and shared parking policy to ensure supply can be used as efficiently as possible.
2.4 WHAT WE HEARD
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Northeast Area Specific Plan 40
VISION
0 400 800 Feet
Legend
Industrial Priority - Quarry
Road
Local Streets - Taylor Way,
Bragato Road, Glenn Way
Multi-Modal Boulevard -
Industrial Road
Neighborhood Greenway -
Old County Road
Ped/Bike Paseo
F Street Underpass
Belmont Creek Trail
Mobility Hub
Existing Conditions
Transit Corridor - El
Camino Real
Existing Water Channel
Study Area Boundary
ECR Stops
Mobility
2.4 Mobility and Parking
Figure 8
Mobility and Parking Vision Diagram
The Specific Plan outlines a multimodal, low-carbon transportation network that balance the needs
of current and future users. This
includes safe, low-stress facilities
for pedestrians and cyclists, while
ensuring economic prosperity with
proper freight service and vehicle
travel lanes.
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Northeast Area Specific Plan 42
VISION
MOBILITY HUB
Creating a hub for residents
and workers to park and
charge electric vehicles,
bikes, and scooters.
INDUSTRIAL PRIORITY STREETS
Streets that can effectively accommodate
freight movement and access are needed
in this district to ensure operations of
traditional and emerging industrial uses.
MULTI-MODAL BOULEVARD
Creating streets that have multi-modal functions for
pedestrians, cyclists, vehicles, and transit options ensures for a dynamic boulevard.
NEIGHBORHOOD GREENWAY
Using planting, material changes, and
street furniture to clearly delineate
paths of travel, creates for a beautiful
pedestrian experience.
SHARED PARKING
Prioritizing well-designed shared
parking garages.
Mobility and Parking
The quality of a district’s public life is
largely defined by what happens in its
streets.
2.4 Curtin University Bicycle Hub,
Bentley, Australia
100 Hooper Street,
San Francisco, CA
Brighton Boulevard,
Denver, CO
Quay Street,
Auckland, New Zealand
Santa Monica Municipal Garage,
Santa Monica, CA
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June 22, 2026 Packet Pg. 715
Northeast Area Specific Plan 44
VISION
Flooding and
Resilience
Belmont Creek Needs Improvement
• During extreme weather events, which are
becoming more frequent, Belmont Creek will
flood its banks. The existing culverts at Old
County Road, Industrial Road, and Highway
101 are undersized.
• Belmont Creek and the Harbor Industrial Canal
is filled with sediment, vegetation, and other
debris, which causes flows to be “choked”
when flowing through the channel.
• Belmont Creek and the Harbor Industrial Canal
are subject to downstream backwater effects
due to high tides in the San Francisco Bay.
2.5 Community stakeholders acknowledge the district’s vulnerabilities to flooding and other environmental stressors amplified by climate change. Stakeholders spoke about investing in new stormwater and sewer infrastructure, more soft scape and park areas, and standards to protect existing and future development from flooding and sea level rise.
Underground Utilities are Undersized
• The existing utility infrastructure that handles
rainfall runoff is undersized and requires
improvements in order to prevent localized
flooding.
• Property owners want to see capital
investments implemented in the near term to
effectively manage flooding vulnerability to
protect properties.
The District Needs Green Space
• The District is almost completely urbanized.
As such, new development should include
extensive Low Impact Development (LID)
techniques to increase the amount of
disconnected stormwater runoff, capture, and
reuse runoff, and well as maximize infiltration
and landscape features.
• New development should incorporate design
elements such as publicly accessible green
spaces as well as green roofs, bio filtration
planters that can be used not only as detention
and treatment strategies, but they can also
reduce the amount of localized flooding
through the District.
Identifies priority underground sewer and stormwater updates within the District for long term stormwater management.
Design typologies for all streets integrate green stormwater infrastructure such as enhanced bioswales.
New development on large sites is required to integrate green spaces that can mitigate flooding.
The ground floor of all new development must be raised in preparation for future sea level rise.
Two resilience zones are established in the District’s low-lying terrain and subsequently most vulnerable areas: the Sea Level Rise Priority Zone and Creek Front Zone.
The Sea Level Priority Zone applies to land within the FEMA 100-year flood plain and requires context specific strategies for new development.
The Creek Front Zone applies to sites adjacent to the Belmont Creek and requires context specific strategies for new development.
HOW THE SPECIFIC PLAN RESPONDS
WHAT WE HEARD
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June 22, 2026 Packet Pg. 716
Northeast Area Specific Plan 46
VISION
Legend
Resilient Features
Channel Easement
Major Stormwater
Infrastructure
Green Infrastructure
Water Retention in Private
Open Space
Stormwater flow
Critical Infrastructure
Low Carbon Mobility Network
Existing Water Channel
Study Area Boundary
Existing Conditions
0 400 800 Feet
Figure 9
Flooding and Resilience Vision Diagram
Flooding and
Resilience
The Specific Plan puts forward a
coordinated resilience strategy to
ensure proper defense from extreme
weather events and sea level rise,
while leveraging this new investment
to foster an enhanced quality of life for
all employees, residents, and visitors
of the District.
2.5 9.n
June 22, 2026 Packet Pg. 717
Northeast Area Specific Plan 48
VISION
CREEK SETBACK
Create opportunities to bring residents
and workers to resilient landscapes that
double up as floodable infrastructure.
ENHANCED BIOSWALES
Green streets can utilize
frontages to provide space for
enhanced bioswale facilities, and
add to overall street aesthetics.
STORMWATER PARKS & PLAZAS
Larger areas in private spaces can utilize water retention methods in a thoughtful, enjoyable, and functional landscape.
BIORETENTION ALLEYS
Where space is limited, bioretention
can still be prioritized along
alleyways and paseos to create
critical stormwater infrastructure in
an industrial context.
RAISED GROUND FLOORS
Building 12 in San Francisco raised its ground
floor as a mitigation measure for sea level rise.
Nottingham Science Park
Nottingham, England
855 Brannan Street,
San Francisco, CA
Mission Creek Stormwater Park
San Francisco, CA
100 Hooper Street
San Francisco, CA
Building 12,
San Francisco, CA
Robust ecosystem infrastructure network
enables a myriad of public benefits.
2.5 Flooding and
Resilience
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June 22, 2026 Packet Pg. 718
CHAPTER 3
Aerial photograph of Quarry Road
Existing
Conditions 3.1 NORTHEAST AREA
BACKGROUND
3.2 FLOODING AND RESILIENCE
3.3 NATURAL ENVIRONMENT
3.4 URBAN HEAT
3.5 ZONING
3.6 LAND USE
3.7 BUSINESS SNAPSHOT
3.8 TRANSPORTATION
THIS SECTION WILL COVER:
9.n
June 22, 2026 Packet Pg. 719
Northeast Area Specific Plan 52
EXISTING CONDITIONS
3.1 The wetlands were critical ecosystems and
foundational elements of the region’s natural
resilience. They served a multitude of ecological
functions, including water filtration, flood
protection, carbon sequestration, and providing
habitat for diverse species. As the demand for
industrial and commercial space grew over time,
the wetlands were filled to pave the way for urban
development. This development first extended to
the north of Old County Road and eventually to
the entire Northeast Area.
Figure 10 Historical Mapping of Bay Shore, Pre 1950
Northeast Area Background
The District’s original landscape was characterized by marshy wetlands and meandering creeks, draining into the sloughs of San Francisco Bay.
Figure 11 Historical Mapping Overlay, circa 1940.
Satellite Image of the Northeast Area circa 1943 Historical Image of the San Francisco Speedway in San Carlos, California
The filling of marshland in 1953 catalyzed a wave
of commercial and light industrial expansion,
including the site of the San Francisco Speedway
on the parcel currently home to PG&E. By the
1980s, the area was fully developed, marking a
significant economic upswing for the city. This
period set the stage for the area’s evolution into a
diverse industrial hub.
The Northeast Area of San Carlos began transforming in 1940 with commercial development along Quarry and Industrial Roads.
9.n
June 22, 2026 Packet Pg. 720
Northeast Area Specific Plan 54
EXISTING CONDITIONS
The Northeast Area has evolved into a more diverse employment hub, fueled by the opening of the Palo Alto Medical Foundation’s campus in 2014.
The Northeast Area has a 50 foot easement that borders the Greater East San Carlos Neighborhood. This existing easement provides a natural buffer between the industrial and the single family residential properties.
Leveraging the region’s strategic location to
innovation hubs like the Redwood Shores,
convenient highway access, and access to skilled
workforce, the district has seen an influx in
startups, and biotech companies.
Figure 12 An aerial illustration of the District’s built form today
View of Palo Alto Medical Foundation
3.1 Spotlight on the 50 foot easement
Subdivision maps from 1948 show the 50 foot
easement area along the southern boundary of
the plan area was originally owned by the City and
County of San Francisco. However, parcel maps
from 1974 and 1975 for properties along Taylor
Way and Industrial Road show the 50 foot area
divided into multiple parcels, owned by private
entities, not the City and County of San Francisco.
The easement includes a 15 foot storm drain
easement and 10 foot storm drain access
easement on the side closest to the single family
residential neighborhood. A subdivision map from
1997 for the portion of the 50 foot closest to
Old County Road indicates a 10 foot storm drain
easement as well and the adjacent 50 foot wide
parcel under private ownership. There are also
residential condominiums built within this 50’
parcel, adjacent to the storm drain.
This easement contains pipelines for the Hetch
Hetchy Regional Water System, which according
to the Bay Area Water Supply and Conservation
Agency (BAWSCA) supplies water for 1.8
million residents, businesses, and community
organizations. Due to the importance of this
infrastructure, the easement will not be subject to
development standards or guidelines featured in
the following chapters.
A 1975 parcel map showing the 50 foot easement on properties fronting Industrial Road.
Northeast Area Background
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June 22, 2026 Packet Pg. 721
Northeast Area Specific Plan 56
EXISTING CONDITIONS
Flooding and Resilience
Due to its location within the historic shoreline, the Northeast Area is susceptible to both flooding and sea level rise.
Originally, the wetlands in San Carlos served as
natural defenses against flooding, absorbing
and storing water during heavy rains and acting
as a vital buffer. However, development has
significantly diminished these natural protections,
making the area more vulnerable to extreme
weather events. In recent years, San Carlos has
experienced significant flooding challenges, with
intense rainfall overwhelming the city’s drainage
systems and causing widespread water intrusion
in residential and commercial districts. Looking
ahead, the northeast area faces mounting
climate-induced challenges. Today, the Northeast
Area has about a third of its area within the 100-
year FEMA floodplain.
According to the City’s Climate Mitigation and
Adaptation plan, the San Carlos bay shoreline,
sea levels are projected to rise approximately 24
inches (2 feet) by 2050 and 84 inches (7 feet) by
2100.1
The 2017 City of San Carlos Storm Drain Master
Plan highlights undersized storm drain pipes in
Quarry Road, Industrial Road, Bragato Road, north
of Holly Street on Industrial Road, and within
Shoreway Road across Highway 101.
1 The 2050 and 2100 projections are based on the
March 2020 Adapting to Rising Tides report for the San
Francisco Bay Area. This is consistent with the scenarios presented in the San Mateo County Sea Level Rise Assessment.
3.2 Photograph of flash flood in San Carlos in 2023. Photograph of a flooded Belmont Creek east of Industrial Road in 2023.
Figure 13 Existing Conditions Flooding and Resilience Map Undersized Storm Drain Pipes
Existing Stormwater Infrastructure
100 Year FEMA Floodplain
500 Year FEMA Floodplain
Sea Level Rise - 2 Foot Projection
Sea Level Rise - 4 Foot Projection
Sea Level Rise - 7 Foot Projection
Legend
0 400 800 Feet
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June 22, 2026 Packet Pg. 722
Northeast Area Specific Plan 58
EXISTING CONDITIONS
Natural Environment
The Northeast Area’s wetlands have been significantly compromised by development, leaving the district susceptible to weather-induced flooding, a challenge set to intensify with climate change.
Belmont Creek, although its course has been
altered, is the sole lasting natural feature in an
area predominantly marked by hardscape and
scant green spaces or habitats. Surrounding
Belmont Creek is an established twenty-five (25)
feet buffer.
Complementing the creek’s natural flood control
role, several man-made open channels have been
constructed throughout the district to enhance
drainage and mitigate flooding. There is a fifty
(50) foot easement on the open water channel
closest to the Palo Alto Medical Foundation. The
open water channel between PG&E and 201
Industrial Road does not have an easement. As
stated in Section 3.1, there is a fifty (50) foot
easement that serves as a natural buffer between
the Taylor Way and Industrial Road properties and
the residential properties in the Greater East San
Carlos neighborhood.
3.3 Photograph of Belmont Creek, east of Industrial
Road.
Photograph of one of the existing open water channels.
Figure 14 Existing Conditions Vegetation Map
Easements
Belmont Creek
Existing Water Channel
Tree Cover
Project Boundary
Legend
0 400 800 Feet
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June 22, 2026 Packet Pg. 723
Northeast Area Specific Plan 60
EXISTING CONDITIONS
Urban Heat
Temperatures are expected to warm by 3 - 4.5°
Fahrenheit by 2050 and 5.5 - 8° Fahrenheit by
2100.
Analysis shows the highest degree of urban heat
intensity is in the southern portion of the district,
located around traditional industrial businesses
and surface parking lots.
The Northeast Area is primarily composed of paved and impervious areas, which contributes to worsening heat waves and diminished quality of life.
Figure 15 Existing Conditions Heat Map
0 400 800 Feet
3.4 Aerial photograph of the AutoVino pop up space located in a surface parking lot.
Aerial photograph of industrial fabric within the district, illustrating a primarily hardscaped built environment.
5 (Highest Intensity)
4 3
2 1 (Lowest Intensity)
Project Boundary
Legend
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June 22, 2026 Packet Pg. 724
Northeast Area Specific Plan 62
EXISTING CONDITIONS
3.5 Zoning
The predominant zoning districts are Light Industrial and Industrial Professional, which dictate the built environment’s characteristics.
The maximum Floor Area Ratio (FAR) and building
heights for these zones are detailed in the table
below. The built environment predominantly
features one-story structures under 20 ft in
height, centrally positioned and often encircled
by extensive paving and scant landscaping. This
architectural homogeneity, coupled with varied
front setbacks, results in an irregular street
frontage that lacks uniformity across different
parcels. There are also several properties that have
unique development regulations under individual
planned developments in and around the district
including 642 Quarry Road, PG&E, PAMF, and
405 Industrial Road. For more information on
planned developments, go to the San Carlos
Municipal Code (SCMC), Chapter 18.10
Planned Development District, as well as
associated Ordinances adopting these planned
developments.
ZONING DISTRICT MAXIMUM FLOOR
AREA RATIO (FAR)
MAXIMUM ALLOWABLE
HEIGHT
Light Industrial (IL) 0.5 (1.0 for project sites greater than 1 acre)
75 Feet
Industrial Professional (IP) 2.0 100 Feet
Planned Development N/A N/A
Figure 16 Existing Zoning District Map
0 400 800 Feet
Light Industrial (IL)
Industrial Professional (IP)
Planned Development
Project Boundary
Table 2 Existing Zoning Regulations
Legend
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June 22, 2026 Packet Pg. 725
Northeast Area Specific Plan 64
EXISTING CONDITIONS
3.6 Land Use
The current land use composition is predominantly shaped by industrial activities, accounting for 47% of the Plan Area’s utilization.
This is complemented by office/commercial
spaces making up 28%, transportation/utilities at
14%, warehousing operations at 9%, and a small
retail presence at 2%. With minimal vacancies, this
distribution highlights the Plan Area’s economic
vitality. The Northeast Area’s demographics shift
between active and semi-active periods.
During the day, it’s populated by office workers,
industrial employees, business owners, patients,
and recreational visitors. At night and on weekends,
the crowd changes to visitors frequenting places
like the trampoline park, badminton academy, and
sports facilities, indicating a versatile usage of the
area.
Figure 18 Existing Land Uses
0 400 800 Feet
Industrial
Office / Commercial
Retail
Transportation / Utilities
Warehouse
Figure 17 Pie Chart of Existing Land Uses
Total
(blank)WarehouseTransportation/UtilitiesRetailOffice/CommercialIndustrial Industrial, 47%
Office/Commercial,
28%
Warehouse, 9%
Retail, 2%
Transportation/
Utilities, 14%
Project Boundary
Legend
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June 22, 2026 Packet Pg. 726
Northeast Area Specific Plan 66
EXISTING CONDITIONS
Business Snapshot
The Northeast Area is made up of a wide range of businesses.
A more granular study of existing businesses can
be seen in Figure 19. A focal point of business
density is the southwestern corner of the area in
Williams Business Park. This business park has an
aggregation of smaller-scale businesses, leading
to a high density of approximately 3 businesses
per 10,000 sq. ft.
The map also highlights significant adaptive
reuse projects such as Viatris, Trampoline Park,
Badminton Academy, Advanced Sports, and Enel
X Way that have transformed the district in the
past decade by introducing recreational uses.
WALNUT ST
General Sales
Level of Concentration of Business
Food
Civic and Social
Recreational
Service
Business Service
Life Science
Construction, Material & Services
Industrial
Auto
Utility
Transportation
Other
Study Area Boundary
Utility, 1%
Transportation, 2%
Service, 7%
Other, 1%
Life Science, 3%
Industrial, 18%
Food, 6%
Construction and
Material, 23%
General Sales, 15% Auto, 16%
Business Service, 5%
Civic and Social, 1%
Recreational, 2%
Figure 19 Pie Chart of Existing Businesses
3.7 Figure 20 Existing Businesses Map
Auto
Business Service
Civic and Social
Construction, Material, Services
Food
General Sales
Industrial
Life Science
Recreational
Service
Transportation
Utility
Other
Concentration of
Business
Project Boundary
Legend
0 400 800 Feet
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June 22, 2026 Packet Pg. 727
Northeast Area Specific Plan 68
EXISTING CONDITIONS
Light Industrial-Maxx Metals Notable Adaptive Reuse-Badminton Academy Light Industrial-Multiple Tenant Space Retail-Duet Pharmacy Manufacturing-Delta Star Commercial-Life Sciences Palo Alto Medical Foundation (PAMF) Surrounding Residential Neighborhood A
C
B
D
A
C B
D
E F
G H
E
F
G
H
Business Snapshot
3.7 9.n
June 22, 2026 Packet Pg. 728
Northeast Area Specific Plan 70
EXISTING CONDITIONS
Transportation
Access to the Northeast Area is limited by major barriers and few gateways.
Internal circulation is challenging, especially for non-drivers.
Connectivity is facilitated by two arterials:
Industrial Road and Old County Road, linking the
study area with the broader Harbor Industrial Area
to the north and Greater East San Carlos and East
Side Innovation District to the south. Industrial
Road transitions to a local/collector street north
of Quarry Road, culminating at Harbor Boulevard.
The San Carlos Caltrain Station, located just south
of the site, offers direct access to downtown San
Francisco and other Bay Area locations. Nearby,
on El Camino Real to the west of the site, several
bus stops provide convenient local transportation
options.
However, the Caltrain tracks are currently a major
barrier to connect to El Camino with poor access
for pedestrian and bicycles.
3.8 Figure 21 Existing Transportation Infrastructure Map Numerous driveways with vehicles blocking
the sidewalk.
Wide streets with high vehicle speeds
offer limited protection for pedestrians
and bicyclists.
Narrow sidewalks with obstructions impede
users with mobility assistive devices. Large trucks
can conflict with bicyclists and block bike lanes.
The F Street underpass
provides a pedestrian
and bike connection, but
its lack of wayfinding
and 24-hr lighting makes
this a low visibility and
uncomfortable pathway.
Northeast Area Specific Plan | Nelson\Nygaard 6
Photograph of parked vehicles blocking the sidewalk on
Quarry Road.
Photograph of a parked truck blocking the bike lane on
Industrial Road.
Photograph of Industrial Road’s current street configuration near Delta Star.
Photograph of the F Street underpass which connects Old County Road to El Camino Real.
Numerous driveways with vehicles blocking
the sidewalk.
Wide streets with high vehicle speeds
offer limited protection for pedestrians
and bicyclists.
Narrow sidewalks with obstructions impede
users with mobility assistive devices. Large trucks
can conflict with bicyclists and block bike lanes.
The F Street underpass
provides a pedestrian
and bike connection, but
its lack of wayfinding
and 24-hr lighting makes
this a low visibility and
uncomfortable pathway.
Northeast Area Specific Plan | Nelson\Nygaard 6
h vehicles blocking
Wide streets with high vehicle speeds
offer limited protection for pedestrians
and bicyclists.
Narrow sidewalks with obstructions impede
users with mobility assistive devices. Large trucks
can conflict with bicyclists and block bike lanes.
The F Street underpass
provides a pedestrian
and bike connection, but
its lack of wayfinding
and 24-hr lighting makes
this a low visibility and
uncomfortable pathway.
Northeast Area Specific Plan | Nelson\Nygaard 6
Traffic Signal
Stop Signs
F Street Underpass
SamTrans Bus Routes
Bus Stops
Pedestrian Route
II Class II Bike lane
Project Boundary
Legend
0 400 800 Feet
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June 22, 2026 Packet Pg. 729
CHAPTER 4 THIS SECTION WILL COVER:
Aerial photograph of the AutoVino parking lot.
Land Use and
Urban Form
4.1 LAND USE DESIGNATION
4.2 ZONING DISTRICTS
4.3 ADMINISTRATION AND
PERMITS
4.4 PERMITTED USES FOR
MIXED-USE DISTRICTS
4.5 PERMITTED USES
FOR PRODUCTION AND
INNOVATION, INDUSTRIAL
PROFESSIONAL USES
4.6 FLOOR AREA RATIO (FAR)
AND DENSITY STANDARDS
4.7 HEIGHT STANDARDS
4.8 BONUS FAR AND BUILDING
HEIGHT PROVISIONS
4.9 PUBLICLY ACCESSIBLE
OPEN SPACE
4.10 GROUND FLOOR ACTIVE
USES
4.11 DISTRICT WIDE
DEVELOPMENT STANDARDS
4.12 NON-RESIDENTIAL
DEVELOPMENT STANDARDS
4.13 RESIDENTIAL
DEVELOPMENT STANDARDS
←
9.n
June 22, 2026 Packet Pg. 730
4.1.1 Land Use Designations
The District is organized into two land use
designations: Planned Industrial and Mixed-Use,
75 and Mixed-Use 90 DUs/Acre.
Planned Industrial
The Planned Industrial land use designation
includes the area in purple as illustrated in
Figure 22. Consistent with the General Plan, this
designation permits research and development,
bio-tech, light industrial, flex, warehousing, and
related uses.
Mixed-Use 75 and Mixed-Use 90 DUs/Acre
The Mixed-Use 75 Du/Acre permits densities of
57-75 Dwelling Units per Acre (DUs/Acre) and
Mixed-Use 90 Du/Acre allows densities of 68-
90 Dwelling Units per Acre (DUs/Acre). These
designations are shown as the area in light yellow
and yellow respectively, in Figure 22. Due to
its proximity to the San Carlos Caltrain Station,
Downtown San Carlos, and the Greater East San
Carlos Neighborhood, this designation permits
multi-family residential uses and mixed-uses at
densities of 75-90 DU/Acre.
Figure 22 Land Use Designations Map
Planned Industrial
Mixed-Use 57-75 DUs/Acre
Mixed-Use 68-90 DUs/Acre
Project Boundary
Land Use Designations
STANDARDS
LAND USE AND URBAN FORM
Northeast Area Specific Plan 74
4.1 Land Use Designations
The framework provides flexibility for both existing and future land use designations to advance a 21st century model for mixed-use development focused on makers and innovators.
0 400 800 Feet
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4.2.1 Zoning
The Northeast Area shall be organized into
the following zoning districts: Production and
Innovation, Mixed-Use Northeast 90, Mixed-Use
Northeast 75, Industrial Professional, and Planned
Development.
Production and Innovation (P-I)
The Production and Innovation Zone is shown in
the area in purple as illustrated in Figure 23. This
District is intended to foster a mix of industrial
workshops, warehouses, commercial recreation,
research and development, office, and retail.
Mixed-Use Northeast 90 (MU-NE-90)
The Mixed-Use Northeast 90 Zone is shown in
the area in gold as illustrated in Figure 23. Due to
its proximity to both the San Carlos and Belmont
Caltrain Stations, Downtown San Carlos, and El
Camino Real, this District is intended for higher
density multi-family residential, retail, and ground
floor active uses.
Mixed-Use Northeast 75 (MU-NE-75)
The Mixed-Use Northeast 75 Zone is shown in
the area in yellow as illustrated in Figure 23..
Due to it’s adjacency to the Greater East San
Carlos Neighborhood, this District is intended to
provide medium to high density mix of multi-family
residential, retail and ground floor active uses.
Figure 23 Zoning Districts Map
Production and Innovation (P-I)
Mixed Use Northeast 90 (MU-NE-90)
Mixed-Use Northeast 75 (MU-NE-75)
Industrial Professional (IP)
Planned Development (PD)
Project Boundary
Zoning Districts
PD-18
PD-21
PD-28
P-I
P-I P-I
P-I MU-NE-90
P-I MU-NE-75
IP
0 400 800 Feet
STANDARDS
Industrial Professional (IP)
As illustrated in Figure 23. The Industrial
Professional District is intended for large or
campus-like office and technology development
that includes office, research, and development,
manufacturing, and other large-scale professional
uses.
Planned Development (PD)
The Northeast Area contains three Planned
Development sites as shown in the blue hatching
as illustrated in Figure 23. These PDs were
established to provide site specific coordination
and development standards. This includes PD 18,
PD 21, and PD 28.
4.2.2 Legal Non-Conforming Uses
Applicants shall refer to San Carlos Municipal
Code (SCMC) 18.19 Nonconforming uses,
Structures, and Lots.
LAND USE AND URBAN FORM
Northeast Area Specific Plan 76
The Northeast Area’s land use designations are codified into distinct Zoning Districts.
4.2 Zoning Districts
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June 22, 2026 Packet Pg. 732
Figure 24 Ground Floor Active Use Map
Required Retail Corners
Required Industrial, Artisan, Manufacturing Frontages
Allowed Active Use Corridors
Project Boundary
4.3.1 Allowed Active Ground Floor Use
Corridors
To create pedestrian and visual activity at the
ground floor of new developments, Active Use
Corridors are allowed on street segments lined
with pink identified in Figure 24. The list of
allowed active uses can be found in Table 3.
Ground floor active uses shall provide usable
spaces with a depth of at least twelve (12)
feet without interior obstructions such as walls
or partitions. Ground floor active uses shall
extend to at least sixty-five percent (65%)
of the length of the public street frontage.
Ground floor active uses may extend beyond the
minimum depth of 12 feet.
4.3.2 Required Industrial, Artisan,
Manufacturing Uses
To support new small-scale industrial uses in the
Northeast Area, new development on Quarry
Road shall have Industrial, Artisan, Manufacturing
Uses (IAM) as the primary ground floor use.
IAM shall mean spaces where goods are produced
or fabricated. The list of uses can be found in
Table 4.
IAM shall foster a mix of uses with communityserving businesses and can also include uses that are accessory to production such as retail,
restaurant, office, and educational uses to create
an environment where production uses can be
public facing.
This zone strategically clusters similar types of
businesses to optimize infrastructure and minimize
conflicts with residential uses.
4.3.3 Required Retail Corners
The required retail corners at the key intersections
illustrated in Figure 24. shall be limited to the
uses listed in Table 3.
A corners shall be defined for at least twenty (20)
feet along each of the two street-facing building
facades. Required retail corners shall provide
usable spaces with a depth of at least twelve (12)
feet without interior obstructions such as walls
or partitions. and shall occupy at least sixty-five
percent (65%) of the twenty (20) feet.
Applicants shall only be subject to this requirements
with new construction or a significant remodel at
the discretion of the Community and Economic
Development Director.
Ground Floor Active Uses
PD-18
PD-21
PD-28
P-I
P-I P-I
P-I MU-NE-90
P-I MU-NE-75
IP
0 400 800 Feet
STANDARDS
* Significant remodel generally includes substantial demolition, meaning the intentional destruction and removal of fifty percent (50%) or more of enclosing exterior walls and fifty percent (50%) of the roof of any structure, at the discretion of the Community Development Director, or designee.
LAND USE AND URBAN FORM
Northeast Area Specific Plan 78
Ground Floor Active Uses
A diverse range of active uses on the ground floors of buildings will encourage activation in the Northeast Area at different times of the day and week and support the needs of the employees, residents, and visitors. Applicants are subject to these requirements with new construction or a significant remodel.*
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June 22, 2026 Packet Pg. 733
4.4.1 Planning Authorities
Applicants shall refer to San Carlos Municipal
Code (SCMC) 18.26 Planning Authorities to
identify responsibilities for specific bodies, officials and administrators as it pertains to development
in the Northeast Area.
Table 18.26.070: Review Authority provides a
summary of review authorities for decisions and
appeals.
4.4.2 Common Procedures
Applicants shall refer to San Carlos Municipal
Code (SCMC) 18.27 Common Procedures
to identify procedures that are common to the
application and processing of all permits and
approvals.
STANDARDS
LAND USE AND URBAN FORM
Northeast Area Specific Plan 80
Administration and Permits
The Specific Plan directs applicants to Article IV of the Zoning Ordinance which will inform the appropriate pathway for approval.
4.4 This page is intentionally blank.
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June 22, 2026 Packet Pg. 734
Use classifications are defined in San Carlos
Municipal Code (SCMC) Chapter 18.40, Use
Classifications. In cases where a specific land
use or activity is not defined, the Director shall
assign the land use or activity to a classification
that is substantially similar in character. Use
classifications and subclassifications not listed in
the table or not found to be substantially similar
to the uses below are prohibited. The table also
notes additional use regulations that apply to
various uses. Section numbers in the right-hand
column refer to other sections of this title.
4.5.1 Permitted Uses for Mixed-Use Districts
The regulations for each are established by letter designation as follows:
“ P ” designates permitted uses.
“ C ” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning and Transportation Commission. “ - ” designates uses that are not permitted.
“ M ” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.
Use classifications describe one (1) or more uses
of land having similar characteristics but do not
list every use or activity that may appropriately
be within the classification. The Planning and
Transportation Commission, upon request from
the Director, shall determine whether a specific
use shall be deemed to be within one (1) or more
use classifications or not within any classification
in this chapter. The Commission may determine
that a specific use shall not be deemed to be
within a classification, whether or not named
within the classification, if its characteristics are
substantially incompatible with those typical of
uses named within the classification.
LAND USE AND URBAN FORM
Northeast Area Specific Plan 82
4.5 Land Use Regulations -
Mixed-Use Districts
USE CLASSIFICATIONS MU-NE-75 MU-NE-90 ALLOWED GROUND FLOOR
ACTIVE USE CORRIDORS
REQUIRED RETAIL
CORNERS ADDITIONAL REGULATIONS
RESIDENTIAL USES
Residential Housing Types See subclassifications below
Multi-Unit Residential P P P -
Accessory Dwelling Unit P P P - Only if the site includes a proposed or existing dwelling. See Section 18.23.210,
Accessory dwelling units
Junior Accessory Dwelling Unit - - - -
Elderly and Long-Term Care C C P -
Family Child Care See subclassifications below
Table 3 Land Use Regulations - Mixed-Use Districts
9.n
June 22, 2026 Packet Pg. 735
LAND USE AND URBAN FORM
Northeast Area Specific Plan 84
USE CLASSIFICATIONS MU-NE-75 MU-NE-90 ALLOWED GROUND FLOOR
ACTIVE USE CORRIDORS
REQUIRED RETAIL
CORNERS ADDITIONAL REGULATIONS
Small P P P -
Large P P P - See Section 18.23.090, Day care centers
and large family child care homes
Residential Care Facilities See subclassifications below General - - - - See Section 18.23.200, Residential care facilities
Limited C C C -
Senior C C C - See Section 18.23.200, Residential care
facilities
Single Room Occupancy C C C - See Section 18.23.220, Single room occupancy hotels
Transitional Housing P P P - See Section 18.23.250, Transitional and supportive housing
Supportive Housing P P P - See Section 18.23.250, Transitional and supportive housing
PUBLIC AND SEMI-PUBLIC USES
Colleges and Trade Schools, Public or Private - - C -
Community Assembly, Less Than 3,500 Square Feet - - P - See Section 18.23.080, Community assembly facilities
Community Assembly, 3,500 Square Feet or More - - C - See Section 18.23.080, Community assembly facilities.
See Section 18.21.150-A, Safety
Compatibility Evaluation
Community Garden P P P C
Cultural Institutions - - P M
9.n
June 22, 2026 Packet Pg. 736
LAND USE AND URBAN FORM
Northeast Area Specific Plan 86
USE CLASSIFICATIONS MU-NE-75 MU-NE-90 ALLOWED GROUND FLOOR
ACTIVE USE CORRIDORS
REQUIRED RETAIL
CORNERS ADDITIONAL REGULATIONS
Day Care Centers - - P(4) - See Section 18.23.090, Day care Emergency Shelters C C - -
Government Offices - - M -
Hospitals - - - -
Clinics - - P -
Instructional Services - - P(4) M
Park and Recreation Facilities, Public P P P -
Public Safety Facilities - - M -
Schools, Public or Private - - C -
Social Service Facilities - - C -
COMMERCIAL USES
Animal Care, Sales and Services See subclassifications below Grooming and Pet Stores - - P P
Veterinary Services - - C C
Artist’s Studio - - P M
Automobile/Vehicle Sales and Services See subclassifications below Automobile Rentals - - C - See Section 18.23.050, Automobile/ vehicle sales and services
Automobile/Vehicle Repair, Major - - - -
Automobile/Vehicle Service and Repair, Minor - - - -
Automobile/Vehicle Sales and Leasing - - - -
9.n
June 22, 2026 Packet Pg. 737
LAND USE AND URBAN FORM
Northeast Area Specific Plan 88
USE CLASSIFICATIONS MU-NE-75 MU-NE-90 ALLOWED GROUND FLOOR
ACTIVE USE CORRIDORS
REQUIRED RETAIL
CORNERS ADDITIONAL REGULATIONS
Automobile/Vehicle Washing - - - - See Section 18.23.050, Automobile/ vehicle sales and services
Large Vehicle and Equipment Sales, Service and Rental - - - - See Section 18.23.050, Automobile/ vehicle sales and services
Service Station - - - -
Towing and Impound - - - -
Vehicle Storage - - - -
Banks and Financial Institutions - - P -
Business Services - - P -
Commercial Entertainment and Recreation See subclassifications below Cinema/Theaters - - C C See Section 18.21.150-A, Safety Compatibility Evaluation
Large-Scale - - C C See Section 18.21.150-A, Safety
Compatibility Evaluation
Small-Scale - - C C
Eating and Drinking Establishments See subclassifications below Bars/Night Clubs/Lounges - - C C See Section 18.23.060 Bars/nightclubs/ lounges and commercial entertainment
and recreation
Full Service - - P P See Section 18.23.140, Outdoor dining Convenience - - P P
Food Preparation - - P(4) -
Lodging - - - -
Offices See subclassifications below
9.n
June 22, 2026 Packet Pg. 738
LAND USE AND URBAN FORM
Northeast Area Specific Plan 90
USE CLASSIFICATIONS MU-NE-75 MU-NE-90 ALLOWED GROUND FLOOR
ACTIVE USE CORRIDORS
REQUIRED RETAIL
CORNERS ADDITIONAL REGULATIONS
Business and Professional - - P -
Medical and Dental - - P -
Walk-In Clientele - - P -
Funeral Parlors and Interment Services - - - -
Personal Services See subclassifications below
General Personal Services - - P C
Tattoo or Body Modification Parlor - - P C See Section 18.23.170, Personal service Retail Sales See subclassifications below
Building Materials and Services - - - -
Cannabis Dispensary - - - -
Convenience Markets - - P(3) P(3)
Food and Beverage Sales - - P(3) P(3)
General Retail - - P P
Price Point Retail - - - -
Second Hand Store - - P P
Retail Establishments Selling Ammunition or Firearms - - - - See Section 18.23.290, Retail establishments selling ammunition or
firearms
Construction and Material Yards - - - - See Section 18.23.160, Outdoor storage Custom Manufacturing - - P C
Industry, General - - - - See Section 18.23.270, Commercial cannabis businesses
9.n
June 22, 2026 Packet Pg. 739
LAND USE AND URBAN FORM
Northeast Area Specific Plan 92
USE CLASSIFICATIONS MU-NE-75 MU-NE-90 ALLOWED GROUND FLOOR
ACTIVE USE CORRIDORS
REQUIRED RETAIL
CORNERS ADDITIONAL REGULATIONS
Industry, Limited - - - -
Recycling Facility See subclassifications below
Reverse Vending Machine - - - - See Section 18.23.190, Recycling facilities
Recycling Collection Facility - - - -
Recycling Processing Facility - - - -
Research and Development - - - - See Section 18.23.270, Commercial cannabis businesses
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 - - - - See Section 18.23.270, Commercial cannabis businesses
Communication Facilities See subclassifications below
Antenna and Transmission Towers See Chapter 18.24, Wireless Telecommunications Facilities Facilities within Buildings - - - -
Freight/Truck Terminals and Warehouses - - - -
Light Fleet-Based Services - - - -
Parking, Public or Private - - - -
9.n
June 22, 2026 Packet Pg. 740
LAND USE AND URBAN FORM
Northeast Area Specific Plan 94
USE CLASSIFICATIONS MU-NE-75 MU-NE-90 ALLOWED GROUND FLOOR
ACTIVE USE CORRIDORS
REQUIRED RETAIL
CORNERS ADDITIONAL REGULATIONS
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 - See Section 18.23.120 Home occupations Drive-In and Drive-Through Facilities Prohibited in MU districts; see Section 18.23.100, Drive-in and drive-through facilities 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.
3. Minor use permit required for uses adjacent to R districts.
4. Shall be required to submit a Pick-Up and Drop-Off Plan, subject to review and approval by the Planning Director. The Planning Director may refer items directly to the Zoning Administrator when in his/her/their opinion the public interest would be better served by having the Zoning Administrator conduct review and approval of Instructional Services.
9.n
June 22, 2026 Packet Pg. 741
4.6.1 Permitted Uses for Production and Innovation, and Industrial Professional Uses The regulations for each are established by letter designation as follows:
“ P ” designates permitted uses.
“ C ” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning and Transportation Commission. “ - ” designates uses that are not permitted.
“ M ” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.
LAND USE AND URBAN FORM
Northeast Area Specific Plan 96
4.6 Land Use Regulations -
Industrial District
USE CLASSIFICATIONS P-I IP
ALLOWED GROUND
FLOOR ACTIVE USE
CORRIDORS
INDUSTRIAL, ARTISAN,
MANUFACTURING USES
(IAM) FRONTAGES
REQUIRED RETAIL
CORNERS
ADDITIONAL
REGULATIONS
PUBLIC AND SEMI-PUBLIC USES
Colleges and Trade Schools, Public or Private C - C C - Government Offices C C M - -
Hospitals - C - - - See Section 18.21.150-
A, Safety Compatibility
Evaluation (Not Permitted
in Safety Zone 3)
Clinics - - P - -
Public Safety Facilities M - M - -
COMMERCIAL USES
Animal Care, Sales and Services See subclassifications below Grooming and Pet Stores M - P - P
Table 4 Land Use Regulations - Industrial Districts
9.n
June 22, 2026 Packet Pg. 742
LAND USE AND URBAN FORM
Northeast Area Specific Plan 98
USE CLASSIFICATIONS P-I IP
ALLOWED GROUND
FLOOR ACTIVE USE
CORRIDORS
INDUSTRIAL, ARTISAN,
MANUFACTURING USES
(IAM) FRONTAGES
REQUIRED RETAIL
CORNERS
ADDITIONAL
REGULATIONS
Kennels M - M - -
Veterinary Services M - M - C
Artist's Studio P - P P M
Automobile/Vehicle See subclassifications below
Automobile Rentals C(1) C(4) C(1) - - See Section 18.23.050, Automobile/vehicle sales
and services
Automobile/Vehicle Repair, Major P C P - - See Section 18.23.050, Automobile/vehicle sales
and services
Automobile/Vehicle Service and Repair, Minor P - P - - See Section 18.23.050, Automobile/vehicle sales
and services
Automobile/Vehicle Sales and Leasing C(1) C(4) C(1) - - See Section 18.23.050, Automobile/vehicle sales
and services
Automobile/Vehicle Washing P - P - - See Section 18.23.050, Automobile/vehicle sales
and services
Large Vehicle and Equipment Sales, Service and Rental P - M - - See Section 18.23.050, Automobile/vehicle sales
and services
Service Station P(3) - P(3) - - See Section 18.23.050,
Automobile/vehicle sales
and services
Towing and Impound M - M - - See Section 18.23.050,
Automobile/vehicle sales
and services
9.n
June 22, 2026 Packet Pg. 743
LAND USE AND URBAN FORM
Northeast Area Specific Plan 100
USE CLASSIFICATIONS P-I IP
ALLOWED GROUND
FLOOR ACTIVE USE
CORRIDORS
INDUSTRIAL, ARTISAN,
MANUFACTURING USES
(IAM) FRONTAGES
REQUIRED RETAIL
CORNERS
ADDITIONAL
REGULATIONS
Vehicle Storage M - M - - See Section 18.23.050,
Automobile/vehicle sales
and services
Banks and Financial Institutions - - P - -
Business Services P P P P -
Commercial Entertainment and Recreation See subclassifications below Cinema/Theaters C - C - C See Section 18.23.060
Bars/nightclubs/
lounges and commercial
entertainment and
recreation.
See Section 18.21.150-
A, Safety Compatibility
Evaluation
Large-Scale C - C - C See Section 18.23.060
Bars/nightclubs/
lounges and commercial
entertainment and
recreation.
See Section 18.21.150-
A, Safety Compatibility
Evaluation
Small-Scale C - C - C See Section 18.23.060
Bars/nightclubs/
lounges and commercial
entertainment and
recreation
Eating and Drinking Establishments See subclassifications below
9.n
June 22, 2026 Packet Pg. 744
LAND USE AND URBAN FORM
Northeast Area Specific Plan 102
USE CLASSIFICATIONS P-I IP
ALLOWED GROUND
FLOOR ACTIVE USE
CORRIDORS
INDUSTRIAL, ARTISAN,
MANUFACTURING USES
(IAM) FRONTAGES
REQUIRED RETAIL
CORNERS
ADDITIONAL
REGULATIONS
Bars/Night Clubs/Lounges C - C C C See Section 18.23.140, Outdoor dining
See Section 18.23.060
Bars/nightclubs/
lounges and commercial
entertainment and
recreation
Full Service P(5) P(5) P(5) P(5) P(5) See Section 18.23.140, Outdoor dining
Convenience M(5) M(5) P(5) P(5) P(5)
Food Preparation P - M P -
Nurseries and Garden Centers M - M M -
Lodging - - - - -
Bed and Breakfast - - - - -
Hotels and Motels C - C - -
Offices See subclassifications below
Business and Professional P M P C -
Medical and Dental P M P - -
Walk-In Clientele P P P M -
Funeral Parlors and Interment Services - - - - -
Personal Services See subclassifications below
General Personal Services C C P P C See Section 18.23.170 Personal services
Tattoo or Body Modification Parlor C C M P C See Section 18.23.170 Personal services
9.n
June 22, 2026 Packet Pg. 745
LAND USE AND URBAN FORM
Northeast Area Specific Plan 104
USE CLASSIFICATIONS P-I IP
ALLOWED GROUND
FLOOR ACTIVE USE
CORRIDORS
INDUSTRIAL, ARTISAN,
MANUFACTURING USES
(IAM) FRONTAGES
REQUIRED RETAIL
CORNERS
ADDITIONAL
REGULATIONS
Retail Sales See subclassifications below
Building Materials and Services M - - - -
Cannabis Dispensary - - - - -
Convenience Markets M(5) M(5) P(5) - P(5)
Food and Beverage Sales M(5) M(5) P(5) P(5) P(5)
General Retail M(5) - P(5) - P(5)
Price Point Retail - - - - -
Second Hand Store P(5) P(5) P(5) P(5) P(5)
Retail Establishments Selling Ammunition or Firearms - - - - - See Section 18.23.290, Retail establishments
selling ammunition or
firearms
INDUSTRIAL USES
Construction and Material Yards P - M M -
Custom Manufacturing P - P P M
Industry, General P - P C -
Industry, Limited P P P C -
Reverse Vending Machine P - P - -
Recycling Collection Facility C - C - - See Section 18.23.190 Recycling facilities.
Recycling Processing Facility C - C - -
Salvage and Wrecking M - - - -
9.n
June 22, 2026 Packet Pg. 746
LAND USE AND URBAN FORM
Northeast Area Specific Plan 106
USE CLASSIFICATIONS P-I IP
ALLOWED GROUND
FLOOR ACTIVE USE
CORRIDORS
INDUSTRIAL, ARTISAN,
MANUFACTURING USES
(IAM) FRONTAGES
REQUIRED RETAIL
CORNERS
ADDITIONAL
REGULATIONS
Research and Development P P P C -
Research and Development Activities Requiring BSL-1 and BSL-2 Containment
P P P C -
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 - - See Section 18.15.090, Screening
Outdoor Storage P - - - - See Section 18.15.090,
Screening
See Section 18.23.160
Outdoor storage
Wholesaling and Distribution P - P - -
Cannabis Microbusiness - - - - - See Section 18.23.270, Commercial cannabis
businesses
Communication Facilities See subclassifications below
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 - -
Parking, Public or Private P - P - -
Utilities, Major C C C - -
9.n
June 22, 2026 Packet Pg. 747
LAND USE AND URBAN FORM
Northeast Area Specific Plan 108
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.
6. Prohibited within five hundred (500) feet of a residential district.
USE CLASSIFICATIONS P-I IP
ALLOWED GROUND
FLOOR ACTIVE USE
CORRIDORS
INDUSTRIAL, ARTISAN,
MANUFACTURING USES
(IAM) FRONTAGES
REQUIRED RETAIL
CORNERS
ADDITIONAL
REGULATIONS
Utilities, Minor P P P P P
Waste Transfer Facility P - P - -
OTHER APPLICABLE TYPES
Accessory Uses and Structures See Section 18.23.030, Accessory uses, and Section 18.15.020, Accessory buildings and structures Nonconforming Use Chapter 18.19, Nonconforming Uses, Structures, and Lots Temporary Use Chapter 18.31, Temporary Use Permits
9.n
June 22, 2026 Packet Pg. 748
Figure 25 FAR and Density Map
2.0 FAR
1.5 FAR
1.0 FAR
68-90 DUs/ACRE
57-75 DUs/ACRE
Project Boundary
4.7.1 Floor Area Ratio (FAR)
The permissible floor area ratio for non-residential
development in the Production and Innovation
district and IP district is shown in Figure 25.
Bonus FAR for non-residential properties can be
earned in exchange for community benefits as
allowed in Section 7.10.
For existing Planned Developments, refer to the
associated Ordinance adopting the Planned
Development for FAR limits.
4.7.2 Measuring Floor Area Ratio (FAR)
Floor area shall be measured pursuant to San
Carlos Municipal Code (SCMC) 18.03 Rules
of Measurement.
FAR and Density Standards
P-I PD-18 IP
PD-21
PD-28
P-I P-I
P-I P-I
P-I
MU-NE-90
MU-NE-75
4.7.3 Residential Density
Residential development in the Mixed-Use
Northeast 90 (MU-NE-90) Zone and the MixedUse Northeast 75 (MU-NE-75) Zone shall be allowed by right to utilize the Dwelling Unit per
Acre (DU/Acre) densities shown in Figure 25.
The minimum density requirements for each of
these zones are 75% of the maximum allowable
density, which is 57 DU/Acre for MU-NE-75 zone
and 68 DU/Acre for MU-NE-90 zone.
0 400 800 Feet
STANDARDS
LAND USE AND URBAN FORM
Northeast Area Specific Plan 110
Floor Area Ratio (FAR) and
Density Standards
The Northeast Area promotes a dense urban area with a broad mix of commercial, residential, industrial, and institutional uses, fosters transit-oriented development, and a vibrant public realm.
4.7 9.n
June 22, 2026 Packet Pg. 749
Figure 27 Maximum Building Heights Map
Figure 26 Easement, Setback and Height Diagram
100 Feet (P-I, IP)
90 Feet (MU-NE-90)
75 Feet (P-I, MU-NE-75)
Planned Development
Project Boundary
Maximum Building Heights
P-I PD-18 IP PD-21
PD-28
P-I P-I
P-I P-I
P-I
MU-NE-90
MU-NE-75
0 400 800 Feet
STANDARDS
LAND USE AND URBAN FORM
Northeast Area Specific Plan 112
Height Standards
4.8.1 Maximum Building Heights
Maximum building heights shall adhere to Figure
27, with heights ranging from 75 feet to 100
feet. Bonus heights for select properties shall be
allowed as set forth under Section 4.8. Properties
zoned MU-NE-75 and MU-NE-90 do not qualify
for additional heights unless otherwise allowed
under State Law for housing development.
4.8.2 Measuring Building Height
Building height shall be measured pursuant to
San Carlos Municipal Code (SCMC) 18.03
Rules of Measurement.
4.8.3 San Carlos Airport FAA Compliance
Applicants shall measure mean sea level (MSL)
of development site to determine allowable
maximum height envelope. All development shall
comply with Federal Aviation Administration
(FAA) regulations and is subject to review by C/
CAG Airport Land Use Commission (ALUC), as
necessary.
4.8.4 Height Stepdowns
New development in the MU-NE-75 Zoning
District shall step down to 35 feet when a building
is within 130 feet of the rear lot line abutting
the 50 foot easement. The minimum 30 foot
landscape buffer shall occur within the 130 feet .
For more information on Landscape Buffers go to
Section 4.13.2. An example of the stepdown is
illustrated in Figure 26.
4.8 The Northeast Area uses a calibrated height framework designed to accommodate future growth and redevelopment, while
preserving an appropriate scale and transition to surrounding residential neighborhoods.
9.n
June 22, 2026 Packet Pg. 750
Figure 28 Bonus Density and Height Map
To provide an incentive for development, and in partnership with the City to provide community benefits that would not otherwise be created, a nonresidential project may have increased FAR, and/or height in return for provision of specific community benefits. Bonus FAR and height regulations provide opportunity to deliver tangible community benefits within the district.
These standards apply to new development within sites zoned P-I.
No FAR Cap, Maximum Height - 155 Feet Above MSL
Project Boundary
Bonus FAR and Building Height Provisions
0 400 800 Feet
STANDARDS
LAND USE AND URBAN FORM
Northeast Area Specific Plan 114
Bonus FAR and Building
Height Provisions
4.9.1 Bonus FAR and Building Height
Applicants shall adhere to Figure 28 to determine
if property is qualified to earn an FAR or Building
Height bonus. There is no cap on bonus FAR.
4.9.2 Community Benefits Menu
Applicants shall refer to Section 7.10 to review
the Community Benefits menu and calculation
method.
4.9.3 San Carlos Airport FAA Compliance
Applicants shall measure mean sea level (MSL)
of development site to determine allowable
maximum height envelope. All development shall
comply with Federal Aviation Administration (FAA)
regulations and maintain compliance with C/CAG
Airport Land Use Compatibility Plan (ALUCP).
The maximum height is not limited to the building
height and includes structures/objects above the
roof line including rooftop equipment.
4.9 9.n
June 22, 2026 Packet Pg. 751
Figure 29 Site of Future Public Park
Potential Site of Future Public Park
Existing Open Channels and Easements
Project Boundary
Publicly Accessible Open Spaces
4.10.1 Minimum Publicly Accessible Open
Space
For lots greater than 15,000 sq. ft. (0.3 acres)
but less than or equal to 1 acre, a minimum of
10% shall be required to be publicly accessible
open or park space. For lots greater than 1 acre,
a minimum of 15% shall be required to be publicly
accessible.
A community park/open space shall be provided
that meets the following design criteria:
• Is a minimum of 15% or 10% percent of site
area depending on the total lot size;
• Is located at ground level with direct pedestrian
and ADA access to the adjacent public street;
• Is unenclosed by any wall, fence, gate, or other
obstruction across the subject property;
• Is open to the public, without charge, each day
of the year, except for temporary closures for
necessary maintenance or public safety;
• Includes visible signage conveying that the
open spaces, parks, and/or plazas are open to
the public.
Water quality facilities that do not provide any type
of recreational benefit (e.g. Retention basins, bioswales, etc.) shall not be included in the minimum park space.
Water quality facilities that include recreational
facilities, (e.g., Underground detention basins with
recreational facilities above) may count towards
the minimum park space requirement;
4.10.2 Minimum Usable Area for Publicly
Accessible Open Spaces
In the MU-NE-90 Zone, the minimum usable area
shall be 20,000 sq.ft. and a minimum 100 foot
width.
In the MU-NE-75 Zone, the minimum usable area
shall be 5,000 sqft. and a minimum 20 foot width.
4.10.3 Future Public Park Siting
To ensure public access to open space, a public
park shall be located in the Mixed-Use Northeast
90 (MU-NE-90) Zoning District.
The primary entry to the open space shall be
located immediately from the public right of way
to maximum visibility and accessibility from the
surrounding neighborhood.
The exact design of the park shall be determined
at a later date in partnership with any future
applicant.
Built examples of publicly accessible open spaces.
STANDARDS
New publicly accessible open spaces in the Northeast Area is essential to a coordinated resilience strategy and fostering an enhanced quality of life for all employees, residents, and visitors.
LAND USE AND URBAN FORM
Northeast Area Specific Plan 116
Publicly Accessible Open Spaces
4.10 9.n
June 22, 2026 Packet Pg. 752
STANDARDS
LAND USE AND URBAN FORM
Northeast Area Specific Plan 118
DEVELOPMENT STANDARDS SAN CARLOS MUNICIPAL CODE
(SCMC) CHAPTERS
GENERAL SITE REGULATIONS
Accessory Buildings and Structures Refer to SCMC 18.15
Fences and Walls
Height and Height Exceptions
Lighting and Illumination
Projections into Yards
Screening
Swimming Pools and Spas
Trash and Recycling Collection Areas
Underground Utilities
Visibility at Intersections and Driveways
AFFORDABLE HOUSING (MIXED-USE RESIDENTIAL NORTHEAST ZONES ONLY) Affordable Housing Programs Refer to SCMC 18.16
Affordable Housing Incentives Refer to SCMC 18.17
LANDSCAPING
Landscaping Refer to SCMC 18.18
DISTRICT WIDE DEVELOPMENT STANDARDS SAN CARLOS MUNICIPAL CODE (SCMC) CHAPTERS
PERFORMANCE STANDARDS
Noise Refer to SCMC 18.21
Vibration
Odors
Heat and Humidity
Air Contaminants
Liquid or Solid Waste
Fire and Explosive Hazards
Hazardous and Extremely Hazardous Materials
Electromagnetic Interference
Radioactivity
Airport Land Use Compatibility Plan Consistency
SIGNS
Signs Refer to SCMC 18.22
SPECIFIC USES AND ACTIVITIES
Standards for Specific Uses and Activities Refer to SCMC 18.23
WIRELESS TELECOMMUNICATIONS
Wireless Telecommunication Facilities Refer to SCMC 18.24 District Wide
Development Standards
Northeast Area development projects, regardless of Zoning, shall adhere to development standards listed below:
In the event of conflicts between multiple standards, the more restrictive shall apply .
4.11.1 District Wide Development Standards
4.11.2 Multiple Standards Resolution
Table 5 District Wide Development Standards
4.11 9.n
June 22, 2026 Packet Pg. 753
STANDARDS
LAND USE AND URBAN FORM
Northeast Area Specific Plan 120
Non-Residential
Development Standards
The Northeast Area’s non-residential zoning designations shall adhere to the following standards:
DEVELOPMENT STANDARDS PRODUCTION & INNOVATION INDUSTRIAL PROFESSIONAL LAND USE REGULATIONS Refer to SCMC 18.07.020 Refer to SCMC 18.07.020
DEVELOPMENT STANDARDS
Lot, Density, FAR Standards
Minimum Lot Size 40,000 sq. ft. 1 Acre
Minimum Lot Size - Corner Lots 40,000 sq. ft. 1 Acre
Maximum Lot Size n/a n/a
Minimum Lot Width 50’ 75’
Minimum Lot Width Corner Lots 60’ 75’
Height
Maximum Height Varies (Refer to Section 4.10: Height Standards) 100’ Building Placement Standards
Minimum Front Setback Varies (Refer to Sections 5.15 through 5.22 for Street Sections)
20’
Minimum Interior Side Setback 0’ 0’
Minimum Street Side Setback 5’ 5’
Minimum Rear Setback 0’ 0’
Minimum Creek Setback 35’ from creek top of bank
(Refer to Section 6.3: Creek Front Zone)
N/A
Floor Area Ratio
Maximum FAR Varies (Refer to Section 4.9) 2.0
4.12.1 Non-Residential Development Standards
Table 6 Non-Residential Development Standards
4.12 9.n
June 22, 2026 Packet Pg. 754
LAND USE AND URBAN FORM
Northeast Area Specific Plan 122
DEVELOPMENT STANDARDS PRODUCTION & INNOVATION PLANNED INDUSTRIAL SUPPLEMENTAL REGULATIONS Refer to SCMC 18.07.040
Landscaping A minimum of ten percent (10%) of the site must be landscaped.
Building Design Near HWY 101 For any site that is fully or partially located within two hundred (200) feet of the right-of-way line of Highway 101, all sides of the building shall be architecturally compatible where each wall is designed consistently with the primary facade in the extent of building articulation and quality of exterior materials, and consistent with the color scheme of the primary facade.
Sidewalks New sidewalks shall be provided as part of new development. Refer to Chapter 5: Mobility and Parking for sidewalk width specifications for relevant streets. No new sidewalks as part of development may be considered at the discretion of the Public Works Director.
Public Open Space ` For properties greater than 1 acre (gross), new development shall dedicate a minimum of 15% of total site area toward publicly accessible open space and for properties greater than 15,000 sqft. (0.3 acres) development shall dedicate a minimum of 10% of total site area toward publicly accessible open space.
Parking Location Surface parking lots shall be located at the side or rear of buildings.
Entries to parking structures, underground parking decks or partially underground parking decks shall be located at the side or rear of buildings, wherever possible. If this is not possible, the approval will be at the discretion of the Community Development Director.
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 in Section 5.9.
Limitation on Curb Cuts Wherever possible, parking and loading entrances shall share curb cuts in order to minimize the overall number of curb cuts. On corner lots, curb cuts shall be located on the street frontage with the least pedestrian activity wherever feasible.
Access shall be provided from a side street or alley wherever possible. If this is not possible, the approval will be at the discretion of the Community Development Director.
Access Location Access shall be provided from a side street or alley wherever possible. If this is not possible, the approval will be at the discretion of the Community Development Director.
Truck Docks Truck Docks shall be provided from a side street or alley wherever possible. If this is not possible, the approval will be at the discretion of the Community Development Director.
Retail Corners on the Ground Floor Retail corners shall setback at a minimum of 10 feet deep and a maximum of 30 feet deep from the property line.
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June 22, 2026 Packet Pg. 755
Buildings and the public realm together create a
dynamic urban experience that is informed by and
integrates with the surrounding context. Retail
and active-use ground floors offer flexibility and
variety, featuring a high level of transparency that
enhances the vibrancy of the streets they face.
1 2
3 4
Figure 30 Ground Floor Retail Corners Diagram
4.12.2 Ground Floor Required Retail Corners
Floor to Floor Height
Legend
1 2 Transparent Frontage
3 4
Corner Treatments and
Entrances
Active Setbacks
300 Ivy Street in San Francisco shows how corner retail can anchor the street life.
Tartine Bakery in San Francisco Dogpatch neighborhood
is an example of manufacturing areas that can also house their brick and mortar shops to invite people to see the space product being made while enjoying it.
SF Jazz Center show a successful distinct corner with
visual transparency.
ASU Beus Center for Law & Society Building has a
recessed corner that allows for shelter and spill out space for corner retail.
LAND USE AND URBAN FORM
Northeast Area Specific Plan 124
Dimensions
Ground floor active uses shall provide usable
spaces with a depth of at least twelve (12)
feet without interior obstructions such as walls
or partitions. Ground floor active uses shall
extend to at least sixty-five percent (65%)
of the length of the public street frontage.
Ground floor active uses may extend beyond the
minimum depth of 12 feet.
Floor to Floor Height
All new development with Required Retail Corners
shall have a minimum of 14 feet to a maximum of
16 feet, floor to floor height from sidewalk grade.
Transparency
Retail facades shall be at least 55 percent
transparent across the entire length of the retail
space, measured 12 feet vertically from the
finished grade.
Corner Entrances
Retail corners entries shall have architectural
detailing that emphasizes the importance of the
corner such as minor inset at the ground floor and
large-scale awnings and canopies.
Active Setbacks
Retail corners on the ground floor shall setback at
a minimum of 10 feet deep and a maximum of 30
feet deep from the property line.
Credit - Bruce Damonte
Credit - Commune Design
Credit - Tim Griffith
Credit - Perkins&Will
9.n
June 22, 2026 Packet Pg. 756
Small scale Industrial, Artisan, and Manufacturing
spaces at the ground floor of new development
celebrates the industrial legacy of the Northeast
Area, allowing people to see and experience
where goods are made firsthand.
Figure 31 Ground Floor Industrial, Artisan,
Manufacturing Section
1 2
3 4
5 STANDARDS
GUIDELINES
Floor to Floor Height
Legend
1 2 Minimum Length and
Depth
3 4
5 Permeability to Street
Individualized Facades
Outdoor Spillover
Aarhus School of Architecture maker spaces is open to the street for both active and passive participation.
Industrial streets will be strategically designed to optimize loading and unloading operations, ensuring efficient and smooth functionality for industrial activities.
FLOOR TO FLOOR
HEIGHT
LAND USE AND URBAN FORM
Northeast Area Specific Plan 126
4.12.3 Ground Floor Industrial,
Artisan, Manufacturing
Floor to Floor Height
All new development with required ground floor
Industrial, Artisan, and Manufacturing spaces shall
have a minimum clear ceiling height of 20 feet,
measured from sidewalk grade.
Dimensions
Light industrial ground floor spaces shall be a minimum of 20 feet in depth and at least 30 feet in length.
Permeability to Street
Small scale industrial frontages should open
directly onto the street to enhance the interaction
between ground-floor spaces and the public realm
and ensure eyes on the street. Options such as
concertina doors, large pivot doors, roll-up doors,
and expansive operable windows are ideal for
facilitating this connection. These options should
incorporate glazing to adhere to transparency
requirements.
Individualized Facades
The street-facing facades of individual shops or
light industrial facilities should be designed to allow for customization by each tenant, thereby creating
a diverse and visually engaging streetscape. By
varying facade materials, awning heights, signage
styles, and types of doorways and windows, each
unit can express its unique identity and contribute
to the dynamic character of the street.
Outdoor Spillover
Outdoor spillover spaces should be setback to a
maximum of 20 feet from the back of sidewalk.
This will enable space for social interaction and
flexible space for parking, loading, and service.
Credit - Rasmus Hjortshøj Credit - Janna Cordeiro
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June 22, 2026 Packet Pg. 757
STANDARDS
LAND USE AND URBAN FORM
Northeast Area Specific Plan 128
Residential Development
Standards
The Northeast Area’s Residential Zoning is broken into two separate Zones:
Mixed-Use Northeast 75 (MU-NE-75) and Mixed-Use Northeast 90 (MUNE-90), each with objective design and development standards.
4.13.1 Lot, Density and FAR Standards
New Residential developments shall adhere to the
standards prescribed in Table 7.
DEVELOPMENT STANDARDS MIXED USE NORTHEAST
75 (MU-NE-75)
MIXED USE NORTHEAST
90 (MU-NE-90)
Lot, Density and FAR Standards
Maximum Density 75 du/ac 90 du/ac
Minimum Density 57du/ac
(75% of 75 du/ac)
68 du/ac
(75% of 90 du/ac)
Minimum Lot Size 5,000 sq. ft. 5,000 sq. ft.
Minimum Lot Width 50’ 50’
Maximum Floor Area Ratio N/A N/A
4.13.2 Building Placement
Where an MU district is adjacent to an RS district,
the following standards apply:
Rear transitions - For the MU zoning district,
the maximum height at the rear setback line
shall be thirty-five (35) feet maximum to match
the RS district height maximum. Above thirty-five
(35) feet, a stepback of at least six (6) feet shall
be provided from the story below. If the building
is five (5) stories or more, the upper stories
shall step back from the fourth story by at least
another six (6) feet. When abutting an easement,
the development shall step down to thirty-five
(35) feet when a building is within one hundred
and thirty (130) feet of the rear lot line. New
development in this zoning district shall step down
to 35 feet when a building is within 130 feet of the
rear lot line abutting the 50 foot easement.
Side transitions - The maximum height at the
side setback line adjacent to a RS district shall
be twenty-eight (28) feet maximum to match the
RS district height maximum. Above twenty-eight
(28) feet, a stepback of at least six (6) feet shall
be provided from the story below. If the building
is five (5) stories or more, the upper stories shall
step back from the fourth story by at least another
six (6) feet.
Landscape Buffer- When abutting an easement,
a minimum thirty (30) feet landscape buffer shall
occur within the 130 feet between the easement
and the development. A minimum ten (10) foot
wide landscape buffer area shall be provided
along all rear boundaries adjacent to a RS district
(Type 2 - Refer to Section 18.18.050 Landscaping
Tables 18.18.050-B(1) and Table 18.18.050-
B(2) for buffer types). Trees and shrubs shall
be planted continuously in the landscape buffer
along the site’s rear property line to create privacy
screening between properties. Selected species
shall be of a fast-growing, evergreen variety and
capable of attaining a minimum height of twentyfive (25) feet at maturity. Trees shall be planted at a minimum interval of twenty to thirty (20-30) feet
on center depending on the species and mature
canopy width or growth habitat. Continuous
shrubbery planting is required between the trees
and shall be a minimum six (6) feet in height within
three (3) years of planting. Species selection and
placement must be approved by the City Arborist.
A minimum of fifteen (15) gallon planting stock
shall be utilized, unless otherwise approved by the
City Arborist.
a. Type 2 Buffers: Landscape buffers shall be ten
(10) feet wide. For every one hundred (100)
feet in rear property line length a minimum
of three (3) trees and six (6) shrubs shall be
planted.
b. For other landscaping buffer requirements,
refer to Section 18.18.050 Areas to be
landscaped.
c. All new proposed tree species shall adhere to
the City’s most recent preferred tree list or as
specified by the City Arborist.
Where conflict between this section and
landscaping requirements of SCMC Section
18.18.050 occurs, the provisions of NEASP shall
apply.
Table 7 Lot, Density and FAR Standards
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June 22, 2026 Packet Pg. 758
Figure 32 Building Placement
LAND USE AND URBAN FORM
Northeast Area Specific Plan 130
DEVELOPMENT
STANDARDS
MIXED USE
NORTHEAST 75
(MU-NE-75)
MIXED USE
NORTHEAST 90
(MU-NE-90)
ADDITIONAL
REGULATIONS #
Building Placement Standards
Front Setback 5’ min; 15’ max 10’ min; 15’ max 1
Interior Side Setback 0’ min; 10 min if
adjacent to RS
0’ min; 15’ max (B) 2
Rear Setback 30’ min if adjacent
to RS
0’ min; 15’ max (B) 3
Corner Build Area 20’; Ground floor building facades shall be located in accordance with the required
setbacks within 20 ft. of every corner.
Ground floor public plazas may be at the
street corner instead, provided buildings are
built to the edge of the public plaza.
- 4
4.13.3 Build-To-Line
Buildings shall be constructed at the required
setback for at least eighty percent (80%) of
their linear street frontage. The remaining twenty
percent (20%) of linear street frontage shall be
further set back by at least two (2) feet, including
building massing breaks, recessed entrances,
service or utility areas, and/or vehicle access
4.13.4 Building Heights and
Height Limitations
The building height standards for MU- NE-75 and
MU-NE 90 are as shown in the Table 9.
Vertical Projections. - A parapet wall, cornice or
sloping roof may project up to five (5) feet above
the height limit (see SCMC Section 18.15.060 for
vertical projection allowances).
Towers - If the project site is greater than fifteen
thousand (15,000) square feet, a tower or other
projecting architectural elements 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 footprint. The area above the uppermost
permitted floor of the element(s) shall not be
habitable space.
DEVELOPMENT STANDARDS MIXED USE NORTHEAST 75
(MU-NE-75)
MIXED USE NORTHEAST 90
(MU-NE-90)
Building Heights and Height Limitations
Heights 75’ 90’
Maximum Height Adjacent to RS
District
35’ within 130’ of the
rear lot line. This applies
to the entire length of the
building. Refer to Figure
25. N/A
Maximum Stories 6 8
Ground Floor - Minimum 14’ 14’
Table 8 Building Placement Standards
Table 9 Building Heights and Height Limitations
areas. The area between the building and property
line shall be paved where possible so that it
functions as a wider public sidewalk. For further
requirements refer to 18.05.040-A-1.
Street Frontage Improvements - This area
is allowed to have landscaping and/or planters
along ground-floor residential unit frontages and
along non-active frontages (i.e. frontages with
no windows, openings, or fenestrations etc.) to
reduce the visual impact of blank walls, provided
the landscaping and/or planters do not reduce
the sidewalk pedestrian clearance width below
the pedestrian clear zone requirement. Features
including entry courtyards, plazas, building entries,
and outdoor eating and display areas located
between the build-to line and the building count
towards the eighty percent (80%) build-to line
requirement provided the buildings are built to the
edge of these features.
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LAND USE AND URBAN FORM
Northeast Area Specific Plan 132
4.13.5 Upper Story Setbacks
Upper story stepbacks help mitigate building
height by providing visual and spatial relief more
consistent with the context of San Carlos. All
required upper story stepbacks shall occur for at
least seventy percent (70%) of the facade length.
1. In the MU-NE-75 district, any new building
located within 130 feet of the rear lot line of RS
district shall step down in height to 35 feet.
2. In the MU-NE-90 district, street-facing façades
above the fourth floor shall be stepped back a
minimum of 6 feet from the building face of the
fifth story below, along Old County Road and
Taylor Way.
4.13.7 Building Projections and
Maximum Length of Blank Wall
Building projections, awnings, overhangs,
and canopies shall project no more than three
(3) feet into the public right-of-way. Building
projections shall maintain a minimum twelve
(12) foot clearance above sidewalk grade, and
awnings, overhangs, and canopies shall maintain
a minimum eight (8) foot clearance above the
sidewalk. The total width of all projections into
the public right-of-way along a building face shall
not be more than twenty-five percent (25%) of
the building frontage. Projecting balconies may
account for up to an additional twenty-five percent
(25%) of the building frontage. Refer to Table 10
for building projection allowable dimensions.
Blank walls along the building’s street-facing
facades shall not exceed ten (10) feet in length
along the ground floor and twenty-five (25) feet
in length along upper floors. If a blank wall area
includes vertical interior spaces such as elevator
towers or trash chutes, a change in building
material, color, or texture, or a change in facade
plane depth shall be provided if those vertical
interior spaces would otherwise cause the blank
wall to exceed the length limits.
4.13.6 Ground floor Activation
Ground floor active uses in a mixed-use building
shall occupy at least sixty-five (65%) of the public
street frontage including any side street frontage.
Commercial ground floor active uses shall have
a depth of at least twelve (12) feet without walls
or partitions, providing unobstructed views into
the space. Distinct awning, canopy, or entry
treatments shall be provided for commercial uses
to distinguish from residential uses. Different
treatments shall include, but are not limited to,
doorway materials and recesses, signage, and
paving in front of commercial entries.
New development in mixed-use districts shall
comply with the window and transparency
requirements of Section 4.12.23 and shall
incorporate at least one (1) of the following
active uses within the ground floor along public
street frontages as permitted pursuant to Section
4.4: Residential units with individual entrances
oriented towards the street, retail, restaurant,
office, business services, personal services,
childcare center, theater, entertainment, indoor
recreational uses, art gallery, maker space, livework units, work-from-home shared work space, social gathering space, common residential
lobbies, individual residential entrances, and
residential common space such as fitness rooms,
conference rooms, leasing and/or management
offices. DEVELOPMENT STANDARDS MIXED USE NORTHEAST
75 (MU-NE-75)
MIXED USE NORTHEAST
90 (MU-NE-90) #
Blank Wall
Maximum Length of Blank Wall Ground Floor - 10 feet
Upper Floor - 25 feet
1 Building Projections
Maximum Building Projections into
the Public Right of Way
3 Feet; 12 Feet minimum above sidewalk
grade. 2
Awnings and Overhands into the
Public Right of Way 3 Feet; 8 Feet minimum above sidewalk grade. 3 Table 10 Blank Wall and Building Projections Standards
Figure 34 Building Projections and Blank wall
Figure 33 Building Projections and Blank wall
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June 22, 2026 Packet Pg. 760
LAND USE AND URBAN FORM
Northeast Area Specific Plan 134
4.13.8 Parking and Loading Location
Parking shall be allowed within forty (40) feet
of the street-facing property line, subject to the
following standards:
1. Fully Undergrounded Parking - Fully
undergrounded parking may be located
anywhere on a subject property. If tiebacks or
similar structures extend beyond the property
lines, a tieback agreement with the affected
property owner(s) shall be included upon initial
planning application submittal.
2. Partially Submerged Parking - Parking
located partially underground shall match the
setbacks of the main structure. The maximum
height of a parking podium visible from a street
is five (5) feet above finished grade.
3. Surface Parking - Above-ground surface
parking is allowed within forty (40) feet from
4.13.9 Pedestrian Walkway Design
1. Walkways shall have a minimum clear
unobstructed width of five (5) feet, shall be
hard-surfaced, and paved with concrete, stone,
tile, brick, or comparable material.
2. Where a required walkway or sidewalks crosses
driveways, parking areas, or loading areas, it
shall be clearly identifiable through the use of
a raised crosswalk, a different paving material,
or similar method to prevent conflict between
pedestrians and vehicles. Where a required
walkway is parallel and adjacent to an auto
travel lane, it must be raised or separated from
the auto travel lane by a raised curb at least
four (4) inches high, bollards, or other physical
barrier.
4.13.10 Commercial Loading and/or
Service Areas
Commercial loading or service spaces shall not
be located along the primary street frontage and
shall be located either along the sides or rear of
the structure. Loading and/or service areas shall
only be allowed along the primary street frontage
when the subject property fronts only one street
and where there is no internal onsite vehicle
circulation and/or access points.
DEVELOPMENT
STANDARDS
MIXED USE
NORTHEAST 75
(MU-NE-75)
MIXED USE
NORTHEAST 90
(MU-NE-90)
ADDITIONAL
REGULATIONS #
Surface Parking Setback
from Street Property Line
40 feet; Parking shall be placed behind a building
or on the interior side or rear of the site.
(H) 1
Surface Parking Setback
from Buildings and Public
Plazas
8 feet: 5 feet walkway plus 3 feet landscaping; applicable only to above-ground parking.
2 Parking Access Location Side street or alley wherever possible. 3 Curb Cuts Refer SCMC Chapter 12.04 for dimensional
requirements.
Curb cuts shall be minimized and shall be placed in
areas least likely to impede pedestrian circulation.
Loading/Service Area Side or rear of lot; must be screened from public ROW
4 Parking Podium Maximum height of a parking podium visible from the street is 5 feet above finished grade.
5 a street-facing property line when all of the
following occur:
a. Buildings are built to setback standards and
as close to the public sidewalk as feasible;
The parking area is at least eight (8) feet from
the public right-of-way, screened from adjacent
properties with a minimum four (4) foot tall wall,
hedges or landscaping, or a trellis along publicrights-of-way, and six (6) foot tall wall, hedges or landscaping, or a trellis along side and rear
property lines; and the site is constrained such
that underground, partially submerged, or surface
parking located more than forty (40) feet from
the street frontage is not feasible due to sitespecific conditions. Fences, hedges, and similar structures shall meet sight distance triangle
regulations and the requirements pursuant to San
Carlos Municipal Code SCMC 18.15.040.
Table 11 Parking and Parking Location
Figure 35 Parking and Loading Locations
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June 22, 2026 Packet Pg. 761
LAND USE AND URBAN FORM
Northeast Area Specific Plan 136
flagstone, wood planking, concrete, or other
serviceable, dust-free surfacing. The maximum
slope shall not exceed ten percent (10%).
2. Accessibility
a. Private Open Space - The space shall be
accessible to only one (1) living unit by a
doorway to a habitable room or hallway.
a. Common Open Space - The space shall
be accessible to the living units on the lot.
It shall be served by any stairway or other
access way qualifying as an egress facility
from a habitable room or hallway.
3. Exemption - If a new development has met
the requirements of the public open space, they
shall be exempt from this standard.
4.13.11 Landscaping and Residential
Open Space
4.13.12 Street Preservation
4.13.13 Street Frontage Improvements
DEVELOPMENT STANDARDS MIXED USE NORTHEAST
75 (MU-NE-75)
MIXED USE NORTHEAST
90 (MU-NE-90)
Minimum Common and/or Private
Open Space (% of site)
10% if lots are equal to or under 1 acre,15% if
lots are over 1 acre;
Applicable to mixed-use and nonresidential
development on lots greater than 15,000 square-feet;
Minimum Usable Area for Common
Open Space (sq. ft.)
200 square feet minimum, with a minimum
width of 10 feet
Minimum Usable Area for Private
Open Space (sq.ft.)
36 square feet minimum, with minimum 6 foot
depth
Landscaping and residential open space shall be
provided as required by Table 13. Residential open
space shall be usable space and may be common,
private, or a combination thereof. Common open
space areas consist of courtyards, plazas, terraces,
lawns, patios, swimming pools, barbecue areas,
playgrounds, or other usable outdoor areas. Private
open areas consist of balconies, decks, patios,
porches, or fenced yards. Private open areas when
provided shall provide a minimum six (6) foot by
six (6) foot clear area and be directly accessed
from a residential unit. Landscaping consists of
planting areas, stormwater management features,
treed areas, gardens, and other vegetation areas
not otherwise considered common or private open
space.
1. Usability - A surface shall be provided that
allows convenient use for outdoor living and/
or recreation. Such a surface may be any
practicable combination of lawn, garden,
Existing public right-of-way(s) shall be preserved.
Public right-of-way shall not be eliminated or
abandoned unless substantial public benefits are
provided, such as a new park, as determined by
the review authority.
New development shall provide street frontage
improvements in accordance with the following:
1. Between the Property Line and Curb
(Sidewalk Zone).
a. Sidewalks - Sidewalks shall be provided if
none already exist or if the existing sidewalks
are in poor condition as determined by the
Public Works Director. Sidewalks shall be
designed to be composed of two (2) zones, the
pedestrian clear zone and the landscape and
furniture zone. The pedestrian clear zone shall
have a minimum width that varies based on
the street within which no landscape, furniture,
or any other obstructions may be located. The
width of the landscape and furniture zone may
vary, and shall include a combination of street
trees, landscaping, planter boxes, benches,
street lights, bike racks, trash receptacles, bus
shelters, outdoor dining, utilities such as fire
hydrants, and sidewalk paving. Sidewalk width
and design within any adopted Specific Plan
area shall meet the objective requirements
of the Specific Plan. If minimum sidewalk
dimensions cannot be accommodated in the
public right-of-way, a sidewalk easement shall
be required.
b. Street Furniture - Trash receptacles,
benches, bike racks, and other street furniture
from a list maintained by the Director shall
be provided. These elements shall be located
outside of the required pedestrian clear path
and within the landscape and furniture zone.
c. Street Lights - Pedestrian-scaled street
lights, including attachments from which
banners may be hung, shall be located in
the landscape and furniture zone and shall
be provided from a list maintained by the
Director
d. Street Trees - Sidewalks shall include at
least one (1) street tree from the City’s most
recent Preferred Tree List for every thirty (30)
feet of sidewalk length. Tree guards shall
be provided. Street trees and other trees
on site counted towards the minimum tree
requirement shall be a minimum of twentyfour (24) inch box size. All new trees shall be a minimum of fifteen (15) gallons in size.
When trees cannot be accommodated due
to site constraints a minor deviation may be
requested subject to the discretion of the City
Arborist and Director.
2. Interior from Property Line - (Frontage/
Setback Zone)
Except where occupied by a building, residential
ground floor entrances, or areas necessary for
parking access, the street frontage, for a depth
of ten (10) feet from the property line, shall be
utilized for active outdoor uses for at least sixtyfive percent (65%) of the available frontage length, including but not limited to outdoor dining,
paved for public uses so that it functions as part of
a wider public sidewalk, stormwater management
planters, or improved with landscaping, public
art, and/or pedestrian amenities such as outdoor
seating.
Table 12 Landscaping and Residential Open Space Standards
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LAND USE AND URBAN FORM
Northeast Area Specific Plan 138
4.13.14 Building Entrances
1. Orientation - All ground-floor commercial
and residential active uses located along
public rights-of-way shall have their primary
entrance(s) facing this right-of-way. If groundfloor residential active uses are located on four (4) lane streets carrying high traffic volumes
and/or streets that do not allow on-street
parking, unit entrances may be oriented around
courtyards.
2. Main Building Entrances - if a building
has a main entrance to a commercial space
or shared residential lobby, the main entrance
shall incorporate either a canopy, recess,
or combination thereof. A covered area at
minimum of four (4) feet deep shall be provided.
Refer to Table 18.05.030-3 for canopy
projection standards. Entry canopies, stoops,
patios, and balconies shall be constructed of
all-weather, durable materials. If an entrance
requires an accessible ramp, the ramp shall not
encroach into the right of way or pedestrian
clear zone and will be integrated into the
building and landscape design to minimize the
visual impact of the ramp. Clear access to the
ramp shall be maintained.
3. Ground Floor Dwelling Units - Exterior
entrances to ground floor units shall be
connected to the public sidewalk by a paved
walkway with a minimum width of five (5) feet.
An at-grade patio, a raised stoop, or a raised
porch may serve as a ground floor unit entrance.
Raised stoops or porches shall not exceed
five (5) feet above grade. Patios, stoops, and
porches shall provide a minimum six (6) foot
by six (6) foot clear area. Ground floor patios
shall be surrounded by a low wall, fence, railing,
and/or landscaping no higher than 42 inches
to distinguish private outdoor space from the
public sidewalk area. Ground floor exterior unit
entrances may be recessed or project no more
than eight (8) feet from the building facade.
Fences shall meet the requirements pursuant
to SCMC 18.15.040.
4. Corner Entrances - Corner building
entrances shall have a distinct architectural
treatment to animate the intersection and
facilitate pedestrian flow around the corner.
Different treatments may include canopies,
trellises, angled or rounded corners, arches,
and/or other architectural elements. All building
and dwelling units located in the interior of a
site shall have entrances from the sidewalk
that are designed as an extension of the public
sidewalk and connect to a public sidewalk.
Figure 36 Street Frontage Improvements
Figure 37 Building Entrances
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June 22, 2026 Packet Pg. 763
LAND USE AND URBAN FORM
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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LAND USE AND URBAN FORM
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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LAND USE AND URBAN FORM
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 facade, 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 facade, 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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LAND USE AND URBAN FORM
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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LAND USE AND URBAN FORM
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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LAND USE AND URBAN FORM
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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LAND USE AND URBAN FORM
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 22, 2026 Packet Pg. 770
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 TRANSPORTATION 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.
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June 22, 2026 Packet Pg. 771
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
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
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 22, 2026 Packet Pg. 772
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
through way 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 22, 2026 Packet Pg. 773
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 22, 2026 Packet Pg. 774
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 including, but not limited to:
• 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 including,
but not limited to:
• 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 9.n
June 22, 2026 Packet Pg. 775
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 9.n
June 22, 2026 Packet Pg. 776
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.
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June 22, 2026 Packet Pg. 777
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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, incentives 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.
All affordable units are exempt from these
provisions.
5.6 STANDARDS
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June 22, 2026 Packet Pg. 778
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
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June 22, 2026 Packet Pg. 779
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
Municipal 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
TDM requirements.
Table 19 TDM Applicability
5.8 STANDARDS
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June 22, 2026 Packet Pg. 780
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
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
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
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 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.
9.n
June 22, 2026 Packet Pg. 781
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 22, 2026 Packet Pg. 782
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
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June 22, 2026 Packet Pg. 783
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
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June 22, 2026 Packet Pg. 784
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
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June 22, 2026 Packet Pg. 785
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. 9.n
June 22, 2026 Packet Pg. 786
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
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June 22, 2026 Packet Pg. 787
Taylor Way
Taylor Way is a primary east-west street that connects Old County Road to Industrial Road. The street 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
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June 22, 2026 Packet Pg. 788
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
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June 22, 2026 Packet Pg. 789
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 sqft. (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
Northeast Area Specific Plan 210
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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
up sizing 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 up sized 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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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
supersede 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
Northeast Area Specific Plan 216
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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 up sized 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 in Section
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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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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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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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.
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June 22, 2026 Packet Pg. 815
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.
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June 22, 2026 Packet Pg. 816
Aerial photograph of Northeast San Carlos
THIS SECTION WILL COVER:
A1 PROJECT REQUIREMENTS
FROM ENVIRONMENTAL
IMPACT REPORT
Appendix 3
APPENDIX
Appendix
←
9.n
June 22, 2026 Packet Pg. 817
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
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June 22, 2026 Packet Pg. 818
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
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June 22, 2026 Packet Pg. 819
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
9.n
June 22, 2026 Packet Pg. 820
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
9.n
June 22, 2026 Packet Pg. 821
CITY COUNCIL
STAFF REPORT
MEETING DATE: June 22, 2026
ITEM TITLE: Receive an Annual Report on Fire and Emergency Services.
RECOMMENDATION:
This report is submitted for information purposes only.
FISCAL IMPLICATIONS:
There are no fiscal implications, and no additional funding is needed.
BACKGROUND:
The Redwood City Fire Department (RCFD) has been contracted to provide fire and emergency services to the City of San Carlos (“City”) since 2011. The RCFD provides these services out of two San Carlos fire stations (“SCFD”) and delivers both emergency and non-emergency services to the community of San Carlos. A provision of the contract with the City requires RCFD staff to provide an annual report to San Carlos City Council, which includes an overview of fire and emergency services and an annual summary of call data and trends. This staff report will satisfy that requirement.
In 2024, the Cities of Redwood City and San Carlos executed the Third Amended and Restated Agreement for Fire and Emergency Services through June 30, 2027, including an option to extend the agreement for up to two additional years. RCFD’s leadership’s strategic goals for fire and emergency services in 2026 are focused on workforce recruitment and development, operational readiness, sustainability, and community involvement. This staff report highlights key achievements, statistical trends, and strategic initiatives. The RCFD/SCFD updated the tasks in the City Council’s Strategic Plan in August 2024 to enhance the RCFD/SCFD’s mission to protect life, property, and the environment from fire, medical, disaster, and hazardous materials-related incidents through mitigation, public education, and enforcement.
Below is a summary of major services provided:
• Fire Suppression: Responding to and mitigating fires
• Emergency Medical Services: Addressing medical emergencies and rescues • Fire Prevention and Community Risk Reduction: Conducting inspections, plan review, fire code permitting, fire investigations, planning and development project review, special event safety review, wildfire preparedness, business compliance support, and risk reduction initiatives
• Public Assist Calls: Handling non-emergency requests, such as smoke investigations, lockouts, and water leaks
• Rescue Response: Addressing accidents and hazardous situations
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June 22, 2026 Packet Pg. 822
• Community Outreach: Providing education through station tours, school visits, and events like the Public Safety Fair, Junior Fire Academy, Explorer Program, and other San Carlos community events
• CERT: Coordinating Community Emergency Response Team training for disaster preparedness
The RCFD/SCFD continues to utilize technology and tools that best protect our community. In addition, we have increased our efforts to invest in our staff with wellness initiatives, professional development opportunities, and new recruitment measures.
ANALYSIS:
The RCFD/SCFD has consistently met emergency response targets in 2025 and through 2026 year to date (YTD), achieving significant milestones. In the 2025 Community Satisfaction Survey,
93.6% of residents indicated that they were satisfied with the City’s effort to provide fire protection, prevention, and emergency medical services.
Emergency Operations, 2025-2026 (YTD)
In 2025, the RCFD/SCFD responded to 2,471 incidents in San Carlos, including EMS/Rescue, fire, service, good intent, and other calls. The RCFD/SCFD has responded to 1,014 such incidents thus far in 2026. EMS/Rescue incidents accounted for approximately 60% of current call volume and remain the dominant driver of station workload. Although RCFD/SCFD responds to fire incidents, fire calls represent a relatively small and stable share of total annual volume compared with EMS/Rescue and other non-fire service demands.
If calls continue at the current trajectory, Engine 13 and Engine 16 are estimated to respond collectively to approximately 2,500 calls for service per year, with other stations responding to San Carlos incidents as well, as shown in the graphs below.
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June 22, 2026 Packet Pg. 823
Response time is another important measure of emergency service delivery. This metric tracks the time from dispatch to on-scene arrival and helps the RCFD/SCFD evaluate operational efficiency, resource deployment, and overall emergency response performance. In 2025, RCFD/SCFD’s response time for calls in San Carlos was approximately 6 minutes and 20 seconds and remains within the county standard of 6 minutes and 59 seconds. Maintaining
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June 22, 2026 Packet Pg. 824
response times within this standard supports timely emergency care and reflects the RCFD/SCFD’s continued focus on reliable, effective service delivery.
RCFD/SCFD’s service extends beyond responding to emergencies in San Carlos and neighboring jurisdictions. Through regional, state, and federal mutual-aid systems, RCFD/SCFD personnel may also be called upon to help communities outside the county during major emergencies and disasters. These partnerships are important because large-scale incidents such as wildfires, floods, earthquakes, structural collapses, and other disasters often exceed the capacity of any single jurisdiction, and automatic mutual aid allows trained personnel and specialized resources to be sent where they are needed most.
Fire Prevention and Community Risk Reduction, 2025-2026 (YTD) In 2025, the RCFD/SCFD conducted 381 fire inspections in San Carlos, reviewed plans, and issued 111 permits. So far in 2026, the RCFD/SCFD has conducted 121 inspections and issued 49 permits. These activities support life safety, business continuity, and community risk reduction by helping to ensure that existing buildings, new construction, tenant improvements, special events, and regulated activities comply with applicable fire and life safety requirements.
The RCFD/SCFD also supports San Carlos’ planning and development review processes by coordinating with Building, Planning, Public Works, and other City departments on projects that may affect fire access, water supply, fire protection systems, emergency responder access, construction phasing, and operational readiness. This coordination helps identify fire and life safety issues earlier in the process and supports a more predictable review path for applicants and project teams.
In addition to inspection, permitting, and development review, the RCFD/SCFD supported the City’s citywide planning and resilience initiatives by providing fire and community risk reduction input for the 2026 Strategic Plan, Local Hazard Mitigation Plan update, and Climate Mitigation and Adaptation Plan annual reporting. This work helps align Fire Department priorities with broader City initiatives related to climate resilience, wildfire preparedness, emergency preparedness, hazard mitigation, emergency access, development review, and grant competitiveness.
Performance Measures 2023 2024 2025 2026 YTD
Inspections Conducted 353 346 381 121
Permits Issued 67 65 111 49
Investigations Conducted 3 6 5 4
The RCFD/SCFD is in the early stages of transforming the Fire Prevention Bureau into a Community Risk Reduction Division. This multi-year effort is intended to better align inspections, plan review processes, fire investigations, public education, wildfire preparedness, data analysis, and community partnerships under a coordinated risk reduction framework.
The RCFD/SCFD has completed a draft Community Risk Assessment and will begin the next
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phase of work, which includes identifying internal and external stakeholders, validating risk priorities, and developing a structured Community Risk Reduction framework for San Carlos. This approach is intended to help the department better identify recurring risks, support safer development, strengthen community preparedness, and align department priorities with broader City initiatives related to climate resilience, emergency preparedness, wildfire readiness, hazard mitigation, and risk-informed planning.
For San Carlos, this approach strengthens the connection between emergency response, prevention, and broader City initiatives. The RCFD/SCFD continues to coordinate with City departments and regional partners on development review, public safety planning, hazard mitigation, infrastructure impacts, emergency access, and community education.
Community Engagement, 2025-2026 (YTD)
In 2025, the RCFD/SCFD delivered 175 community education events and classes, reaching 1,241 participants. The RCFD/SCFD has delivered 82 such events and classes thus far in 2026, reaching 726 participants. Public education and community engagement are integral to community risk reduction and emergency preparedness. These efforts include broad public education activities, such as community outreach, safety presentations, station tours, school visits, public safety fairs, Junior Fire Academy, Explorer Program, and preparedness education for residents, schools, businesses, and community groups, as well as Community Emergency Response Team (CERT) activities that provide more structured emergency preparedness training for community members who want to better assist themselves, their families, and their neighborhoods during a disaster.
Performance Measures 2024 2025 2026 YTD
Events held 63 175 83
Participants engaged 386 1241 726
Together, these programs strengthen community resilience by helping residents understand local risks, take steps to prevent emergencies, and be better prepared to respond when incidents occur. The RCFD/SCFD has also continued to enhance CERT programming and increase community participation as part of the broader focus on preparedness and risk reduction.
Workforce Development
Workforce development is essential to RCFD/SCFD’s ability to maintain a trained, resilient, and ready emergency response workforce. Firefighters and emergency responders are called upon to make critical decisions in unpredictable and high-risk environments, from structure fires and medical emergencies to technical rescues, hazardous conditions, and large-scale disasters. This work depends not only on technical training, but also on physical readiness, mental health, emotional resilience, and strong organizational support. To strengthen these areas, the RCFD/SCFD is investing in a comprehensive approach to employee wellness that includes first responder resiliency training, annual physicals, mental health support, peer support, and access to coaching and counseling. The RCFD/SCFD is also strengthening the future workforce through more consistent recruitment practices, bi-annual hiring events, career fair participation, and coordination with the College of San Mateo and other community stakeholders to help build a
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pipeline of future firefighters and emergency responders.
Goals and Accomplishments
In FY 2025-26, the RCFD/SCFD advanced several major initiatives focused on community risk reduction, operational readiness, performance measurement, disaster preparedness, and inclusive service delivery. These accomplishments reflect a continued emphasis on preventing emergencies where possible, improving preparedness for large-scale incidents, strengthening internal systems, and ensuring that fire services remain responsive to the needs of the San Carlos community.
Highlights include:
• Completed a draft Community Risk Assessment and the early implementation of a Community Risk Reduction framework for San Carlos, including next steps to identify stakeholders, validate risk priorities, and align fire prevention efforts with City initiatives related to climate resilience, emergency preparedness, wildfire readiness, hazard mitigation, and development review
• Renewed the Fire Department ISO Class 1 rating
• Developed baseline data and a reporting format for new performance measures • Supported citywide planning and resilience initiatives, including the 2026 Strategic Plan, Local Hazard Mitigation Plan update, and Climate Mitigation and Adaptation Plan annual reporting, by providing input on fire hazards, wildfire preparedness, emergency access, mitigation actions, and community risk reduction priorities • Conducted a language gap analysis to track call language data In Fiscal Year 2026-27, the RCFD/SCFD will build on this work by advancing a set of goals focused on hazard mitigation, data-driven community risk reduction, operational consistency, leadership development, technology modernization, training compliance, and fiscal oversight.
These goals are intended to strengthen emergency preparedness, improve internal coordination, support long-term workforce development, and enhance RCFD/SCFD’s ability to deliver reliable, accountable, and effective fire services.
Goals include:
• By July 2026, ensure San Carlos fire hazard data and mitigation priorities are fully incorporated into the San Mateo County Local Hazard Mitigation Plan update by leading department participation, submitting a compliant fire hazard annex, and engaging the community during the public review process
• By July 31, 2026, advance the next phase of the NFPA 1300-aligned Community Risk Assessment process by refining the draft assessment, identifying internal and external stakeholders, and beginning risk priority validation to guide development of a structured Community Risk Reduction framework for San Carlos
• By September 30, 2026, strengthen operational readiness and consistency across all shifts by implementing centralized scheduling, conducting standardized Battalion-level training exercises, and transitioning to digital documentation practices, resulting in measurable improvements in training participation and reduction in paper-based Incident Command System (ICS) documentation
• By October 31, 2026, implement a structured leadership development framework that standardizes officer training, enhances promotional readiness, and strengthens the department’s internal leadership pipeline through updated task books, formal workshops, and simulation-based training
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• By December 31, 2026, implement and operationalize at least three emerging technology tools (tablet command platform, drone operations, and Microsoft Teams integration) to improve incident command effectiveness, situational awareness, and inter-shift coordination across all battalions
• By March 31, 2027, modernize the department’s training system by implementing an ISOcompliant digital documentation and compliance tracking platform, standardizing the personnel evaluation process, and increasing visibility of structured training activities to improve accountability and audit readiness
• By June 30, 2027, strengthen fiscal oversight and internal service delivery by implementing a monthly budget monitoring and reporting system and administrative procedures, resulting in improved financial accuracy, transparency, and operational efficiency
On behalf of the Redwood City Fire Department, it is our privilege to serve the residents of San Carlos. We remain committed to enhancing public safety, responding to emergencies with excellence, and fostering a safer community through education and preparedness.
Respectfully submitted by:
Shon Buford, RCFD Deputy Fire Chief; and
Baraka Carter, Fire Chief
Approved for submission by:
________________________________
Kathy Kleinbaum, City Manager
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CITY COUNCIL
STAFF REPORT
MEETING DATE: June 22, 2026
ITEM TITLE: Consideration of Adopting a Resolution Approving the Proposed Mid-Cycle Fiscal Year 2026-27 General Fund Appropriation Budget and the Transfer of $5,000,000 from the Facilities and Infrastructure Reserve to the General Capital Fund.
RECOMMENDATION:
Staff recommend that the City Council adopt a Resolution approving the proposed mid-cycle fiscal year (FY) 2026-27 General Fund appropriation budget and the transfer of $5,000,000 from the Facilities and Infrastructure Reserve to the General Capital Fund (“Fund 25”).
FISCAL IMPLICATIONS:
Adoption of the Resolution will amend the General Fund appropriations (total expenditures) by an amount of $309,400, increasing the total operating appropriation budget to $70,187,120.
The proposed changes use a portion of Unassigned Fund balance in the amount of $1,000,000.
These changes include a request to transfer an additional $5,000,000 from the Assigned Facilities and Infrastructure Reserve to Fund 25 to offset the cost of infrastructure needs. The Capital Fund projects are discussed in more detail in the Capital Projects staff report.
General Fund
FY 2026-27
Revised Budget
FY 2026-27
Accounting
Adjustments
FY 2026-27
Requests
FY 2026-27
Proposed
Adjustments
Operating Revenues $ 64,221,950 $ (102,500) $ 64,119,450 Operating Expenses (69,877,720) (205,800) (103,600) (70,187,120) Net Transfers and Allocations 5,115,700 5,115,700
Total Change in Operating Fund $ (540,070) $ (308,300) $ (103,600) $ (951,970) Other Sources of Funds
Transfer to Reserve to Fund 25 (7,000,000) (5,000,000) (12,000,000) Total Other Sources of Funds $ (7,000,000) $ - $ (5,000,000) $ (12,000,000) Net Change in Fund Balance $ (7,540,070) $ (308,300) $ (5,103,600) $ (12,951,970) The Revised Budget includes all adjustments previously approved by the City Council. Accounting adjustments represent changes to assumptions in revenues and expenses based on historical trends, projections based on current economic trends and conditions, and information from our third-party consultants. The requests will be discussed further below.
BACKGROUND:
Last June, the City Council adopted the FY 2026-28 Biennial Budget, which was the result of an
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inclusive and interactive staff budget development process, City Council budget study session held on April 29, 2025, as well as Council direction given throughout the year.
Resolution 2025-057 set the appropriation (expense) levels for both FY 2025-26 and FY 2026-
27. One of the primary advantages of a two–year budget cycle is the amount of time savings realized by both staff in the preparation of the budget, and the governing body, who must review and adopt the budget.
ANALYSIS:
In the second year of the two-year budget, departments were given an opportunity to review their projections and budget and request additional funding, if needed. Additional funding required to meet the City Council’s Strategic Plan objectives have been included in the recommendations.
FISCAL YEAR 2025-26 FINANCIAL PERFORMANCE
Before we propose the recommendations for the FY 2026-27 budget, it is helpful to review the projections for the current year. The City’s financial performance in FY 2025-26 is projected to be better than budgeted. The table below compares the Revised Budget and Projected Revenues and Expenditures for the General Fund, which is the City’s primary operating fund.
FY 2026
REVISED*
FY 2026
PROJECTED Variance Variance %
Operating Revenue
Business Registration $ 1,368,700 $ 1,800,000 $ 431,300 31.5% Charges for Current Services 6,678,400 6,202,500 (475,900) -7.1% Fines & Forfeitures 168,600 242,500 73,900 43.8%
From Other Agencies 12,000 86,400 74,400 620.0%
Licenses & Permits 3,213,500 3,258,700 45,200 1.4%
Other Revenues 754,000 1,365,300 611,300 81.1%
Other Tax (Franchise Taxes) 2,276,400 2,276,400 - 0.0%
Property Tax 20,970,400 20,307,700 (662,700) -3.2%
Sales Tax 12,519,200 12,219,200 (300,000) -2.4%
Transient Occupancy Tax 4,350,000 4,000,000 (350,000) -8.0% Other Uses of Money & Property 4,814,200 4,814,200 - 0.0% PAMF Target Revenue 912,400 912,400 - 0.0%
Vehicle in Lieu 3,611,400 4,910,250 1,298,850 36.0%
Total Revenues $ 61,649,200 $ 62,395,550 $ 746,350 1.2% General Fund Expenses:
Salaries and Benefits 27,599,425 25,787,373 (1,812,052) -6.6% Operating Expense 39,286,000 38,608,650 (677,350) -1.7% Capital Outlay 183,900 172,300 (11,600) -6.3%
Total Operating Expenses $ 67,069,325 $ 64,568,323 $ (2,501,002) -3.7% Net Allocations and Transfers In 6,237,400 6,237,400 - 0.0% Net Allocations and Transfers Out (1,262,300) (1,262,300) - 0.0% Net Change in Operating Funds $ (445,025) $ 2,802,327
GENERAL FUND
*Revised Budget includes adjustments to revenues and appropriations made by the City Council during the fiscal year.
FY 2025-26 revenues are projected to be higher by approximately $746,350. Most of this variance is related to one-time revenues and reimbursements. Below are some of the larger variance explanations:
Business Registration. The revenue projection of $1,800,000 is $431,300 over budget.
This is due to the successful implementation of the City’s Discovery Program through our
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third-party provider, HdL Companies. This program audits unregistered businesses and helps to bring them into compliance with registration requirements.
Charges for Services. The revenue projection of $6,202,500 is $475,900 under budget.
This is due to the reduction in plan check fees for larger development projects over what was initially forecasted. The timing of plan check fees can vary depending on the timing of the projects.
Fines and Forfeitures. The revenue projection of $242,500 is $73,900 over budget. This is due to additional citations that have been issued over the past year.
From Other Agencies. The revenue projection of $86,400 is $74,400 over budget. This includes one-time funding and grants that are received throughout the year. Since these grants are not guaranteed, they are not budgeted and are reflected when received.
Licenses and Permits. The revenue projection of $3,258,700 is $45,200 over budget.
Similar to plan check revenues, this line item can vary depending on the timing and size of development projects.
Other Revenue. The revenue projection of $1,365,300 is $611,300 over budget. This line item includes a reimbursement from the Federal Emergency Management Agency (FEMA) in the amount of $503,848.25 related to the flooding that occurred during the 2022-23 winter storms. In addition to this reimbursement, this projection also includes some grant revenue that was not previously budgeted.
Property Tax. The revenue projection of $20,307,700 represents a decrease of $662,700 versus budget. This revenue is estimated based on information from the County of San Mateo and our third-party consultants. The primary reason for this decrease is based on the timing of new development. Initial budget projections included an assumption that there would be more new construction added to the property tax rolls based on historical growth. Due to the economy, this growth factor has slowed and subsequently decreased our projected revenues.
Sales Tax. The revenue projection of $12,219,200 represents a decrease of $300,000 versus budget. This revenue is based on information from the City’s third-party consultants. While sales tax has been higher than the same periods last fiscal year, revenues are still not as high as originally anticipated. Renewed inflationary pressure and general economic uncertainty continues to reduce consumer spending.
Transient Occupancy Tax. The revenue projection of $4,000,000 represents a decrease of $350,000 versus budget. The hotel industry has not yet fully returned to the prepandemic occupancy rates due to lower demand for business travel. In addition, the timing of the construction and opening of the Hotel Indigo on Industrial Road has been delayed, which has impacted our long-term forecasts.
Vehicle In-Lieu. The revenue projection of $4,910,250 represents an increase of $1,298,850 versus the revised budget. This estimate is based on information from the County Controller’s Office. The revenue received in this fiscal year includes a one-time payment of $1,500,885 repayment of the countywide shortfall from two years ago (FY 2023-24). In FY 2004-05, Senate Bill 1096 was enacted, which redirected Motor Vehicle License Fees (VLF) collected by the Department of Motor Vehicles from the cities and
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counties to the state. To make the cities and counties whole, the legislation specified cities would be “backfilled” for this reallocated revenue by the county as a “property tax in-lieu” payment rather than paid directly by the state. If the “backfilled” amount exceeds a certain limit, there will not be enough money to fully cover the amount owed. In San Carlos, the shortfall for FY 2023-24 is $739,956 and for FY 2024-25 is $2,328,964. The County is working with the state to resolve this funding issue but for now, the budgeted revenue anticipates ongoing losses of $2.5 million per year.
Expenditures are projected to be $2,501,002 less than the revised budget primarily due to salary and benefit savings from underfilled or vacant positions during the year and projected savings from professional services related to development work due to the projected slow-down in development.
RECOMMENDED CHANGES TO THE FISCAL YEAR 2026-27 OPERATING BUDGET There are some new programs and/or funding requests that have been incorporated into the recommended budget.
A summary of these recommendations is shown below.
General Fund Program Enhancement FY 2026-27
Core
Values
Strategic
Objectives
Community Development Department
Interns for Planning, Sustainability, Econ Dev $ 26,100 ✓ ✓ Parks and Recreation
Funding for Diwali Event 7,500 ✓ ✓
Inc Funding for Vegetation Management 40,000 ✓ ✓
Continue Downtown Activation Programming 30,000 ✓ ✓
Total Operating Adjustments $ 103,600
Amount Strategic Focus Area
In the Community Development Department:
• Funding for three interns in the amount of $26,100 to assist with the Current Planning, Advanced Planning, Economic Development, and Sustainability Divisions. These positions are limited in term (20 hours per week for 12 weeks) and would assist with implementation of the new Objective Design Standards, implementation and monitoring of the approved Transportation Demand Management Ordinance, enhanced communications with the Economic Development programs, and focused outreach to promote electrification.
In the Parks and Recreation Department:
• Annual funding for a communitywide Diwali Celebration in the amount of $7,500. • Increased funding for the Vegetation Management Program in the amount of $40,000.
This program reduces fire risk and threats in City-owned parks and parcels. • Annual funding for Downtown Activation Programming in the amount of $30,000. In the FY 2025-26 one-time funding in the same amount was added to activate the Downtown core during the revitalization projects. This request would continue the funding on an annual basis.
However, there were also several budget requests that were not recommended. This is due to the continued uncertainty regarding VLF revenue and the structural imbalance projected for the
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next few years.
The new positions not recommended include the following positions in the Public Works Department:
• Associate Traffic Engineer
• Senior Engineer
• Senior Maintenance Worker for Downtown
• Senior Maintenance Worker for Parks Maintenance
Should the potential revenue measure be placed on the November 2026 ballot and should it pass, these positions will be reconsidered in the next biennial budget cycle next spring.
The staff-recommended additions to the budget total $103,600. These operating additions and the accounting adjustments mentioned earlier reflect a total negative operating budget of $951,970. Staff recommend that this structural deficit be offset using Unassigned Fund Balance that is estimated to have an ending balance of approximately $1.9 million. As done in prior years, any savings or one-time revenues during the fiscal year would also be used to offset this estimated budget deficit.
In addition to these operating changes, it is recommended to transfer an additional $5 million from the General Fund Assigned Facilities and Infrastructure reserve to Fund 25 to offset the costs of infrastructure projects. This additional funding is a result of savings from the last fiscal year.
Based on revised estimates, it is projected that there will be structural budget deficits over the next few years ranging from $1 to $2 million per year. These projections are based on current staffing and service models and do not account for any potential future service expansions or additional infrastructure needs. While these gaps have typically been addressed through onetime revenues or salary savings from vacant or underfilled positions, the underlying structural imbalance remains.
ALTERNATIVES:
The alternatives available to the City Council include:
1. Adopt a Resolution approving the proposed mid-cycle FY 2026-27 general fund appropriation budget and the transfer for $5,000,000 from the Facilities and Infrastructure Reserve to Fund 25; or
2. Do not adopt the Resolution; or
3. Provide staff with alternative direction.
Respectfully submitted by:
Rebecca Mendenhall, Administrative Services Director
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Approved for submission by:
_______________________________
Kathy Kleinbaum, City Manager
ATTACHMENT(S):
1. Resolution
2. Proposed Requests by Department
3. General Fund Summary
4. General Fund Long Term Forecast
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RESOLUTION NO. 2026 – ____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS APPROVING THE PROPOSED MID-CYCLE FISCAL YEAR 2026-27 GENERAL FUND APPROPRIATION BUDGET AND THE TRANSFER FOR $5,000,000 FROM THE FACILITIES AND INFRASTRUCTURE RESERVE TO THE GENERAL CAPITAL FUND.
WHEREAS, the City of San Carlos adopted the fiscal year (FY) 2025-27 Biennial Operating Budget via Resolution 2025-057 on June 9, 2025; and WHEREAS, in the second year of the two-year budget, departments have an opportunity to review any additional funding requests needed to implement the strategic plan objectives, support the increased level of development activity, manage the increase in infrastructure projects and advance the increased communication needs; and
WHEREAS, the City desires to increase the FY 2026-27 General Fund appropriation budget by $309,400, increasing the total operating appropriations to $70,187,120; and WHEREAS, the City desires to transfer an additional $5,000,000 from the Facilities and Infrastructure Reserve to the General Capital Fund (“Fund 25”) to offset the costs of infrastructure projects.
NOW, THEREFORE BE IT RESOLVED, that the San Carlos City Council hereby approves the proposed mid-cycle FY 2026-27 General Fund Appropriation Budget and the transfer of $5,000,000 from the Facilities and Infrastructure Reserve to Fund 25. * * * * *
I, City Clerk Crystal Mui, hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of San Carlos at a scheduled meeting thereof held on the 22nd day of June 2026, by the following vote:
________________________________
CITY CLERK of the City of San Carlos
APPROVED:
___________________________
MAYOR of the City of San Carlos
AYES, COUNCILMEMBERS:
NOES, COUNCILMEMBERS:
ABSENT, COUNCILMEMBERS:
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CITY OF SAN CARLOS FY2026-27 MID-CYCLE BUDGET
BASE BUDGET EXPENSE AMENDMENT
PROGRAM CHANGE FORM
PROGRAM: 01191000-511020
REQUEST TITLE: Current Planning/Economic Development Intern Request Summary
Current Planning is requesting a limited‑term summer intern to support the processing of development applications, enhance communication tools for the division, and assist with data collection for Objective Design Standards reporting.
This intern would also be shared with the Economic Development Division to support their social media efforts. This would include creating videos for the Small Business Spotlight Program and content for Instagram.
The time and budget split would be 70% for the Current Planning Division and 30% is for Economic Development.
Factors Driving the Request for Change
Current Planning is in the process of implementing new Objective Design Standards for the City. At the same time, we continue to receive a high volume of development applications, which has shown us where processes need refinement to better support these standards and streamline internal workflows. We’ve also identified several opportunities where additional research and data gathering, including examples from other cities, would be highly beneficial.
Additionally, there is a need to develop communication materials for the public, such as flyers on how to measure building height and average slope, development requirements within creek setbacks, and best management practices, to help clarify processes and improve overall customer service. Together, these efforts will support housing and development goals while making San Carlos a more accessible and user‑friendly place to navigate the development process.
For Economic Development, the Small Business Spotlight Program would benefit from incorporating video content, as video is a modern and highly effective way to distribute content and generate strong engagement. In addition, the Economic Development division recently launched a new Instagram page and an intern would assist with creating and producing content to maintain an active presence on the platform and help increase audience engagement.
Alternatives
A part-time consultant may be hired to help with the identified tasks.
For Economic Development, the coordinator along with our on-call consultants may be utilized for the identified tasks.
Cost Summary
There will be an additional expense of $8,700. There will be no cost savings or off-setting revenues from hiring an intern.
Priority
Tracking
Department
Priority 1
City Manager
Approved Y
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FY 2026-27 Mid-Cycle Budget Expense Amendment Page 2 of 2 Line Item Description Org Number Object Code Project code FY 26-27 Operating Expense (list detail description below)
New Intern 01910000 511020 n/a 8,700.00
Total Operating Costs $ 8,700.00
Offsetting revenue if applicable
Net Operating Costs $ 8,700.00
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CITY OF SAN CARLOS FY2026-27 MID-CYCLE BUDGET
BASE BUDGET EXPENSE AMENDMENT
PROGRAM CHANGE FORM
PROGRAM: 01191001–511020
REQUEST TITLE: Advanced Planning Intern – TDM Compliance Request Summary
Staff requests funding to support a part-time intern position dedicated to implementing the City’s Transportation Demand Management (TDM) Ordinance. The position would work up to 20 hours per week for approximately 12 weeks at a total estimated cost of $8,700.
The intern will assist staff with monitoring and implementing approved TDM plans by coordinating with property owners and business operators to ensure compliance with project conditions and ordinance requirements. Responsibilities will include maintaining compliance records, supporting outreach and communication with property managers, and assisting with tracking and reporting TDM measures such as transit incentives, bicycle facilities, and other trip reduction strategies.
This position will help the City advance its policy goal of reducing vehicle trips and vehicle miles traveled (VMT), consistent with the City’s TDM Ordinance, conditions of approval for new development projects, and the TDM mitigation measure contained in the General Plan Environmental Impact Report (EIR). Providing dedicated support for TDM monitoring will improve compliance with adopted plans, strengthen program implementation, and help ensure the City meets its broader mobility, sustainability, and congestion reduction objectives
Factors Driving the Request for Change
The works directly implements the 2045 General Plan Reset EIR TDM Mitigation Measure, Traffic Study Guidelines, Citywide TDM and Parking Reform project, and San Carlos’ broader traffic management goals.
Ensure projects perform and meet their TDM goals as required through adopted Resolutions, Ordinances, and other agreements associated with project approvals. Changes include reduced trips, reduced congestion, and better traffic management. This request is aligned with the City’s Mobility, Traffic and Transportation Infrastructure Goal.