When I first get together with sellers in San Carlos, one of the most common remarks I hear centers around the sadness they feel having to leave their particular street.  For San Carlos, the particular street you live on can really enhance your quality of life.  Last year I published an article called the “Best Streets of San Carlos”.  This has been the second most visited page on the San Carlos Blog. Talking with different people in San Carlos, many feel that they, in fact, live on the best San Carlos street.  Over the holiday break I had a chance to speak with a resident of the 1500 Block of Morse.  For those of you who don’t know, Morse is just east of Burton Park, right in the middle of the area known as Howard Park.  This particular resident of Morse believes that they have the best street in San Carlos.  Frankly, he may be right. Nicely remodeled houses on slightly larger than average lots, close proximity to Burton Park, close to the north end of Laurel, all the neighbors knows each other……they even have a Morse Blvd logo.  They make a strong case. I told him that I was thinking of writing an article which would invite residents to write in if they believed they lived on the best block in San Carlos.  Further, I asked him if I could use his nomination of Morse as a starting point.  He agreed, but wanted to stress that it was all in good fun and simply showing pride in their street…..which is just the right attitude.

This year, I will not name the best street in San Carlos.  The San Carlos Blog readers will handle that. Think your street is one of the best in San Carlos?  Tell the rest of San Carlos why. We will take the top 3 submissions and put it to a vote on the San Carlos Blog.  The winning street/block will have a full article on the blog devoted to their street and be named the 2009 Best San Carlos Street.

Finally, I want to reiterate that this is just for fun and gives folks the ability to tell everyone else in San Carlos what works well on their street. I want to stress that it is not the price of your home, but the community effort of the street that matters.  From wine Fridays to annual block parties to neighborhood directories….this is your chance to tell San Carlos why your street is special.  It’s easy.  Simply respond to this post with your own story.  Morse is going to be tough to beat….does your street have what it takes?

(1)  The proposed homes were to be only two stories high.

(2)  A developer is not in the picture or in any way connected to the current discussions.

(3)  There will NOT be an eminent domain action.

Additionally, please see the response from the City of San Carlos regarding the letter which surfaced from the GESC:

“With regard to the “emergency letter” you sent to the GESC on October 12 specific to the Holly Street General Plan Alternative; I wanted to provide some background information to clarify what is being proposed to the residents of the GESC area.  We have spoken with a few residents in the area and their concerns about what actions the City may take in the future in their neighborhood.

It needs to be clearly stated that the city has no plans or funds to purchase properties in this area or to pursue development envisioned by the GPAC and Planning Commission’s proposed Land Use designations.  Any such changes in the future would involve development by the private sector.  Such development would be dependent on the market forces where properties could be acquired and consolidated over the long term.

I think it is important for the residents of the GESC to know all the facts before coming to any conclusions.  I wanted to run this by you and ask that you distribute this email to the GESC Board and residents.

Background on General Plan Update Concept for the Holly Street Corridor

On October 6th, the Planning Commission considered GPAC’s recommendations on the Preferred General Plan Land Use Alternative Map which is a compilation of 11 study areas.  The Holly Street corridor between Industrial Road and Old County Road is Study Area 11.

The GPAC recommended to the Planning Commission that the single family residential properties along Holly Street be designated as Multiple-Family, Low Density (10-20 dwelling units to the acre) with a two story height maximum.  The corridor is currently designated Single Family and Service and Convenience and zoned Single Family Residential (R-1) and Central Commercial (C-2) in the current General Plan and Zoning Ordinance respectively.

GPAC also recommended a “Gateway” Overlay District be applied to this area.  The Gateway Overlay district designation would be supported by policies in the General Plan that would encourage a consolidation of properties, with the objective of re-aligning Holly Street to create larger developable parcels, while allowing for a better design solution to accommodate the high traffic volumes in the corridor.  The gateway overlay would ensure high quality development, attractive landscaping and pedestrian and roadway improvements befitting a key gateway into the community.

Discussion

The Multi Family-Low Density designation would allow apartments or condominiums with a two story maximum along Holly Street to respect the character of the surrounding residential neighborhood.  The intent of GPAC’s Gateway Overlay District recommendation is to recognize that this corridor is an important gateway into San Carlos and to allow for the possibility that new development could occur by increasing the marketplace value of these properties.  Thus, there would be more likelihood of improvement to the Holly Street corridor with new residential development.  In addition, there would be a potential to further improve traffic and circulation conditions.

This idea has been discussed for months at the GPAC level and was vetted at the community wide meeting at the Hiller Museum on July 30th.

Planning Commission Review/Recommendation

On October 6th, the Planning Commission moved to support the Holly Street gateway overlay and multi-family low density residential designation from GPAC.  However, the Commission was intrigued by a written proposal suggested by a local resident to extend the Gateway concept.  After discussion of this idea, the Commission moved to extend the gateway overlay and multi-family low density land use designation to include the single family parcels directly to the east and facing Springfield Drive (See Attached Map).  The Commission’s intent is to make it more likely for parcel assemblage to take place.  The parcels facing Springfield Drive are currently designated as Single Family and zoned Single Family Residential (R-1) in the current General Plan and Zoning Ordinance.

Next Steps

The Planning Commission’s recommendation as well as the GPAC recommendation and comments from the Economic Development Advisory Commission (EDAC) on the General Plan Land Use Maps will be going to the City Council on October 27th for consideration.  The Council discussion will provide direction on the General Plan Preferred Land Use Map which will ultimately be discussed and adopted along with an updated General Plan at a Council meeting projected to be held in the summer of 2009.

Please let me know if you have any questions regarding this email.

Thanks, AL

AL SAVAY, AICP
COMMUNITY DEVELOPMENT DIRECTOR
CITY OF SAN CARLOS, CALIFORNIA”

White Oaks has long enjoyed the reputation of being the top San Carlos neighborhood in San Carlos-with good reason.  The White Oaks neighborhood is quaint, upscale, has a great elementary school and a wonderful sense of community.  However, its reputation as the top San Carlos neighborhood is being strongly challenged by Howard Park.  In full disclosure, I do live on a small street in Howard Park.  While I am doing my best to be completely objective, readers should know this fact. Before going any further, let me say that both are absolutely outstanding neighborhoods and this is not intended to be a post promoting one over the other.  Rather, this is a post that is reflective of commentary I have received from prospective buyers over the past 12 months as well as the relevant statistical data provided below

First, we should take a look at the raw data from both neighborhoods from the last 12 months.  Interestingly, Howard Park has come out ahead in each category:

Howard Park: 

Average Sales Price:  $1,204,600

Average Price Per Square Foot:  $703.44

Average Lot Size:   7,186 square feet

White Oaks: 

Average Sales Price:  $1,050,000

Average Price Per Square Foot:  $667.04

Average Lot Size:  5,646 square feet

A blog reader wrote in with some insightful information based on these numbers. And I am amending parts of this post.  First, a standard deviation is not accounted for in the above numbers.  Additionally, we did have low inventory this year, and that should be taken into account when viewing the stats above.

Has Howard Park taken over the top spot?  Many buyers believe it has or will do so in the near future, and the data seems to indicate that there is something to that argument.  Buyers that I have worked with in San Carlos over the last year have all mentioned the following as reasons they prefer Howard Park to White Oaks:

(1)  Larger lot sizes, slightly more privacy

(2)  Walking distance to the north end of Laurel Street

(3)  Shorter distance to Burton Park

(4)  Streets such as Carmelita, Alma, Elizabeth, Knoll, Eucalyptus, Rosewood, Morse and others, are all heavy hitters for resale and the 1.8M + market.

Whether this trend continues remains to be seen.  Additionally, the fact that San Carlos has two great neighborhoods competing at such a high level is great news for all homeowners in San Carlos.

“ALERT: The City Council will soon make decisions that will determine the future of our neighborhood and your property.

At the October 6, 2008 Planning Commission meeting they considered long term General Plan land use changes (mostly East of El Camino Real). They unanimously voted on three items of concern to our community:

1) They voted in favor of the Holly Street “Gateway Project” to include not only the city widening Holly Street, but also acquiring the homes on the north side of Holly Street, and South side of Springfield to widen Holly and add 40-50 foot high multi-family housing. Houses South of Holly and North of Springfield would now be facing large structures, just as occurs in NESC north and East of our single-family residences. None of the affected residents have been spoken with regarding this proposal to date. This proposal goes way beyond widening Holly Street and threatens residents with huge losses in property values and no plan for compensation.

2) The GESC Board spoke in unanimous favor of a mixed use/residential development proposed from Holly Street to Branston which would buffer our southeast neighborhood by replacing existing industrial uses, and provide another opportunity for neighborhood serving businesses as well as residential development. The Planning Commission rejected this proposal and proposes a continuation of industrial uses, and a hotel at Holly and Industrial, which does not benefit our neighborhood. The developer will be appealing this decision to the City Council and needs our support.

3) The San Carlos Transit Village proposed by SamTrans and Legacy Developers on El Camino Real north and south of Holly is proposed to have the General Plan reflect High Density Residential, which is a significant change from its current commercial designation. At most we would like to see Medium Residential, or another lower density use, and no decision should be made until the City Council considers the development and the Environmental Impact Report on its merits.

This is what occurs when the City Council and Planning Commission does not include East San Carlos residents on its Board or Councils. Lee Thompson who lives in SESC recently retired from the Planning Commission and no GESC members were selected to serve even though Scot Marsters, our past neighborhood president of 6 years, applied twice for the Planning Commission and was rejected. The City Council and Planning Commission are not protecting Greater East San Carlos resident’s issues when these long-term land use changes are being considered. The City Council will have a final vote on these proposals at their October 27, 2008 meeting at 7:00 p.m. in the City Council Chambers at City Hall. It will be VERY important that residents attend to voice their opinions and/or send letters expressing themselves to the City Council ASAP as these long term decisions will adversely affect our neighborhood, quality of life, and home values. Please send letters expressing themselves to the City Council ASAP, as these long-term decisions will adversely affect our neighborhood, quality of life, and home values.”

1933 Eucalyptus Avenue will be on the market at $1,550,000.  Nicely remodeled, spacious and at $1,550,000….it will not last long.

1950 Eucalyptus Avenue has been completely rebuilt by Joe Ravella.  Approximately 2,800 square feet with four bedrooms upstairs, a library downstairs and great room toward the back of the home.  Expect this home on the market just shy of the $2,000,000 mark.

928 Walnut Street has also been completely rebuilt by Joe Ravella.  Very close to the north end of downtown Laurel, this home has been rebuilt as well.  At approximately 2,000 square feet, with four bedrooms, two bathrooms, and a generous lot size, this home should do well.  It will be listed in the coming weeks for $1,695,000.  Also, if you are addicted to Harmony yogurt (like my wife and kids), you will only be one block away : )

Realtors divide San Carlos up into 6 Areas which are given a numerical designation and name:

Area 350 Alder Manor

Area 351 Beverly Terrace

Area 352 White Oaks

Area 353 Howard Park

Area 354 Clearfield Park

Area 355 Cordes

The map above is a very rough outline of the the 6 Areas of San Carlos.  It was impossible to post a 100% accurate and technical map on this space. Please consult a Barclay Map and your real estate professional for total accuracy on a prospective property.

San Carlos has reached a new inventory low for single family residences in 2008.  Currently, there are only 43 active homes in San Carlos.  However, this statistic does not tell the whole story.  Certain areas of the city have surplus in inventory, while other areas are in desperate need of listings.

First, lets take a look at the two areas which are clearly in the highest demand.  White Oaks and Howard Park.

White Oaks has only 4 active homes on the market.  3 of those 4 homes have been on longer than 77 days.

Howard Park has only 5 active homes on the market.  2 of those 5 are priced above the 2.2 million dollar mark and have been on the market a combined 830 days.  The other 3 active homes have been on for 42, 47, and 52 days.

>>> The bottom line is Howard Park and White Oaks are very low on inventory and in need of new listings.  Take this a step further:  Over the past year Beverly Terrace had 66 homes sell.  White Oaks had 71 homes sell.  Howard Park had only 26 homes sell during the same time period.

In contrast, lets now take a look at Beverly Terrace which currently has 21 active single family residences.  Beverly Terrace has more than 5 times the number of available homes White Oaks and 4 times the number of available homes in Howard Park.

>>> Tends to prove the position that certain areas of San Carlos are in higher demand, namely the flatlands.

Other areas of San Carlos which do not seem to get the attention they deserve are also in need of inventory:

Alder Manor has only 8 active homes.

Clearfield Park has only 1 active home.

Cordes has only 4 active homes.

Please read other posts in this category to learn more about the different Areas in San Carlos.

The San Carlos Blog is ready to film 3 short educational videos on the different areas of San Carlos.  The videos will be available by simply clicking an icon on the front page of the blog. The videos will highlight the benefits of living in each of the different neighborhoods of San Carlos.  Part of the filming will have testimonials from San Carlos residents.  The purpose of the videos will be to educate those wishing to move to San Carlos on the benefits of each of the neighborhoods and project all of the attributes which make San Carlos a special place. So, if you love San Carlos and would like to give your own testimonial, please send us an email.

This week’s podcast takes a look at the Alder Manor area of San Carlos as well as the dynamics of offer competition in our current market. Click on the link below to listen:

podcast-june-26-2008.mp3

(1) Carmelita Drive (1900 block)
(2) Knoll Drive

(3) Eucalyptus Avenue (1915 Eucalyptus sold last month with 13 offers)
(4) Kings/Queens Court

(5) Eaton Avenue (Creekside, east of Alameda)

(6) Lewis Ranch Road

(7) Oak Creek Lane

(8) Elizabeth Street

(9) Sunnydale Avenue

(10) Alma Street

Why? Here are the Top 3 Reasons buyers are willing to pay a little more to live in San Carlos:

(1) Downtown. When considering a move to either Belmont or San Carlos the number one reason buyers have given me for selecting San Carlos over Belmont is that San Carlos has a quaint downtown, i.e. Laurel Street. The resurgence of Laurel Street has been a huge factor for people deciding between Belmont and San Carlos. Buyers like the idea of being able to walk downtown for dining and shopping. Belmont does not really have a downtown. Carlmont Shopping Center serves a similar function, but it does not have the same feel as a downtown street, such as Laurel.

(2) Weather. It sounds ridiculous, I know…but Belmont is a few degrees cooler than San Carlos and can be a bit windy at times. How is this possible when the two towns are right next door to each other? The answer is found with Highway 92. Highway 92 connects the end of Ralston to Half Moon Bay and the Pacific Ocean. One of the main reasons Highway 92 was selected to be built on its current route is because it represents a point where the coastal hills dip, allowing Highway 92 to go up and over the hills without having to go to a higher elevation. Unfortunately, this small dip in the coastal hills allows for the breeze from the Pacific Ocean to blow right into Belmont. The coastal hills behind San Carlos and Redwood City tend to have much higher elevations, thus blocking more of the onshore breeze.

(3) Hills. Most of the homes in Belmont are in the hills. It is also true that many San Carlos homes are in the hills as well. However, San Carlos also offers a flatlands setting in two of its most prestigious districts, Howard Park and White Oaks. Some people do not like the thought of living on a hill for a number of reasons, including narrow roads, retaining wall issues and drainage problems. San Carlos’ ability to offer the hills and the flatlands, has given it a slight edge in terms of it being attractive to prospective buyers.