San Carlos approves Northeast Area Specific Plan for 20-year growth

Mayor Pranita Venkatesh described the plan as a “testament to our city’s ability to plan for the long term.” It embraces climate adaption, fosters economic diversity and prioritizes transit oriented growth, she said. 

The framework will guide future development with a focus on establishing a new mixed-use district that honors the industrial legacy while accommodating for necessary growth through housing uses and retail spaces that will revitalize the area. 

The plan’s focus area is approximately 145 acres bound between Highway 101 and Old County Road to the east and west, and Belmont Creek to the north and the Greater East San Carlos neighborhood to the south. 

Councilmembers referenced the need to catch up to growth on the east side south of Holly Street by scrambling to establish a vision for the area. This Northeast Specific Plan hopes to be more proactive.

The plan does not include specific project details, but gives future developers a guidebook to reference what the city is looking for. Any implementation of the plan’s guidelines would only happen through property turnover. 

“This plan is not mandating the change, it’s trying to manage it,” Senior Planner Rendell Bustos said. 

Councilmember Sarah McDowell said the intention of the plan is to “get in front of the change that is already happening.” 

“Nothing in this plan wipes out current businesses, that is not our intention,” McDowell said. “The Northeast Area Specific Plan’s overall vision will be implemented incrementally through redevelopment.” 

Councilmembers said they have received some concerns from business owners in the project’s focus area that are concerned the plan will drive their businesses out, which the council assured is not the intention. Councilmember Neil Layton added that it is a careful balance that must be maintained between achieving the plan and preserving existing businesses. 

“Balancing pace of change with the change itself is part of what we have to do,” Layton said. “This plan balances the pace of change to achieve the 800 million things the state is asking us to do … and also meet our city’s needs.” 

San Carlos is anticipating significant growth in the city, and particularly on the east side. It also has a hefty requirement from the state to approve 2,735 new housing units by 2031.

Establishing two mixed-use zoning changes in the district allowing for multifamily developments is a key component of the plan. One allows 90 swelling units per acre and another allows 75 dwelling units per acre. 

While industrial uses will still be maintained, the plan hopes to establish a true neighborhood on the northeast side, creating opportunities for retail spaces and active uses to be prioritized on ground floor levels. 

To establish that neighborhood feel, the council has also established a priority within the plan for developments to create public open spaces whenever possible, and to increase signs to promote their use to residents. 

Beyond public spaces, road improvements, stormwater maintenance and improvements, and community benefits are included in the plan as comprehensive areas of focus across all properties and any development within the plan’s zone, rather than be considered case by case. 

As similarly referenced by the city’s Planning Commission, the council acknowledged that the environmental impact of the plan coming to fruition is unavoidable. Particularly, an increase in traffic and congestion is to be expected, but there are transportation demand management measures included in the specific plan to alleviate strains, Bustos said. 

“There are going to be new trips generated by a plan of this scale, it’s no secret,” Bustos said, “With the amount of trips contemplated, it will result in congestion … where we can really put our focus on is promoting increased and robust TDM measures.” 

The council approved the Northeast Area Specific Plan unanimously on Monday. Councilmember John Dugan emphasized it is a guiding document, and there’s always room to change things as necessary, but having it approved means the city is simply more prepared. 

“It‘s ambitious, it’s a big plan, it doesn’t have to be final tonight,” Dugan said. “If things don’t work, we can adjust this thing, and I’m very open to that. Let’s go with the growth mentality that’s intended here.”