San Carlos scoping northeast growth

The commission and City Council were initially presented with three options — one without housing and two with various amounts of housing — all of which including improvements to public transportation connections and pedestrian and bike paths, enhanced stormwater channels, restoration of Belmont Creek and additional green and open space, and improvements to other infrastructure issues.

Based on feedback from the two bodies, staff and consultants with Perkins&Will, the firm helping the city draft the plan, the revised option would allow housing, commercial and industrial development as permitted uses with a maximum building height of 75 feet. Development bonuses could allow some proposals to stand up to 200 feet tall though Community Development Director Al Savay said most recent proposals have averaged 100 feet tall.

An extension of Bragato Road and a vehicle connection from Bragato Road to Taylor Way was removed from the option along with a park space and proposed community amenity at the center of the district. Residents and business owners had expressed concerns the roads and amenities didn’t respect property lines and would make future development of existing sites unviable.

The draft option also includes an improved 50-foot setback from Belmont Creek and various pedestrian and bicycle connection improvements.

“These kinds of plans seem abstract at the time you’re doing them a little bit but, really, we all know how important the plan is later on because decisions are made based on the plans,” commission Vice Chair Kristen Clements said. “I think the plan has come a long way. … I feel like it’s a lot more thoughtful than what we had in front of us not that long ago.”

Since the city began its planning process, residents have raised concerns about increased traffic and the development of new buildings that dwarf existing single-family residences while business owners have shared their fears of being pushed out of the area.

Some of those concerns were reiterated Tuesday, however, residents and business owners also shared appreciation for the changes made by staff and the consultant team. Residents continued to share concerns about the future heights of new buildings while business owners asked for clearer details of how the city intends to retain those businesses as the area changes.

Marc Asnis, an associate with Perkins&Will, said proposed building heights are meant to take into account the parameters developers need to make a project pencil out while also encouraging developers to offer additional community benefits for more height allowances. He noted that proposed setbacks and building height step-downs are meant to reduce the impact of new buildings on existing homes.

As for business protections, Planning Manager Lisa Porras said the new plan will not force existing businesses to change operations unless the business owner decides they’d like to demolish their building. She pointed to a self-storage business in the area as an example, noting the city banned self-storage businesses in 2011 but the business has been allowed to operate as a legal nonconforming use in the area.

“Any business currently operating today is not going to be forced to change into something different once the specific plan is adopted just like the self-storage has continued to operate since 2011,” Porras said. “Businesses will be able to continue as they normally are.”

Still, commissioners appeared to agree additional clarification is needed to soothe worries. Staff will next present the update along with the commission’s feedback to the City Council during a study session Feb. 12. Once a preferred land option is selected, an environmental study will be conducted. That study is expected to be completed by late 2024 with a final specific plan draft expected to be presented to the commission and council in early 2025.

“I understand this is sort of a general conceptual plan,” Commissioner David Roof said. “You’ve got to start somewhere and for me I’m ready to endorse where it’s headed.”