San Carlos plans for development in industrial area

The overall projected growth anticipated in the project area includes, at this time, 1,890 new residential units and over 4.5 million square feet of nonresidential spaces, according to the staff report. The council is looking at this area of the city for significant housing development as it faces demanding state requirements to meet its regional housing obligations.

Councilmember John Dugan said the state’s hefty Regional Housing Needs Allocation requirement and the heavy industrial zoning allows for significant development. The Specific Plan is a way to promote “smart growth” instead of letting development unfold unplanned, Dugan said.

“This district, as we’re planning it, is going to be a great place to live, a great place to work, and a great place to find the services and amenities that people love here in San Carlos,” Dugan said. “Someone can really live, work, play without getting into a car, if we do this right.”

Currently, the area consists of over 175 businesses, including large employers such as Sutter Health Palo Alto Medical Foundation and Pacific Gas & Electric. The specific plan looks to accommodate these types of existing permitted facilities.

For housing, new zones would provide for multifamily residential uses at a density of 90 dwelling units per acre for the block bounded by Glenn Way, Old County Road, Bragato Road and Taylor Way; and 75 units per acre for sites bounded by Industrial Road, Taylor Way and Old County Road, according to the staff report.

Zoning designations will be established for light industrial uses, including biotech and warehouses, as well as commercial recreation, office and retail. For development proposals in this zone, the Northeast Area Specific Plan looks to require community benefits that may grant bonus heights up to 155 feet tall.

As drafted, maximum heights for residential buildings are proposed at 90 feet tall and nonresidential buildings at 100 feet tall, without density bonus requests. Councilmembers questioned the need for taller commercial buildings than residential, which may lead to adjustments made in the finalized plan.

“I want housing more than I want commercial,” Dugan said. “That’s the whole genesis of this project.”

Nonresidential projects will be able to receive exceptions to certain regulations if they provide community benefits, which may be a fee, public open space, affordable housing or other community facilities, according to the staff report. The council unanimously expressed that a payment fee by developers is not an adequate or desirable community benefit and would rather see community-serving amenities developed instead.

To activate the area as a vibrant part of the city to coincide with the influx of residents, the Specific Plan will include standards for active ground floor use. This includes required retail corners and active-use corridors for retail, restaurant and personal services, according to the staff report.

The plan hopes to promote public open spaces as well, and Mayor Sara McDowell expressed her desire for a staple amenity on the east side, such as a destination park, similar to those in the hills and flats.

“I do feel strongly that our east side should have a very large community amenity,” she said.

In preparation for the incoming developments and residents, key road improvements will possibly include signalized intersections on Industrial Road at Quarry Road and Taylor Way, a new north-south street segment connecting Quarry Road to Bragato Road, pedestrian crossings and curb management. The new street connecting Bragato Road to Quarry Road will be for light industrial uses in the area, according to the staff report.

Improvements to Industrial Road may consist of one travel lane in each direction with a center turn lane, reducing from the existing two travel lanes in each way. Councilmember Neil Layton and Vice Mayor Pranita Venkatesh shared their concern for the lane reduction, considering the already-grueling traffic in the area.

With councilmember feedback, city staff and project consultants will finalize the Specific Plan, continue preparing the associated Environmental Impact Report, and the finalized report will likely come before the council for consideration this fall.