A Rare RS-Zoned Development Site in Silicon Valley — Built for the Next Era of Roadside Infrastructure

An off-market parcel has entered the Silicon Valley market that stands out for one reason: scale combined with zoning flexibility. It is 14.25 acres.

This is one of the largest RS-zoned (Roadside Services) parcels currently on the market in California, according to CoStar (buyer to verify). In a region defined by land scarcity and entitlement friction, large RS sites almost never trade publicly.

Price: $6,000,000
Zoning: RS – Roadside Services
Status: Off-Market
Location: High-exposure corridor serving commuters, residents, and fleet traffic

For developers seeking a multi-use commercial site capable of supporting fuel, EV charging, auto services, food, and hospitality — this is the type of asset that rarely surfaces.

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Why This Site Matters

Silicon Valley expanded housing, offices, and tech campuses faster than it expanded service infrastructure. The result:

• Overloaded fuel stations

• Long EV charging queues

• Limited tire and repair capacity

• Insufficient drive-thru food and coffee along commuter corridors

• Growing fleet and rideshare demand without proportional service growth

This parcel directly addresses that gap.

With strong visibility, accessible ingress/egress, and a large footprint, the site supports a full roadside service ecosystem rather than a single retail use.

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The EV Charging Reality: Time Is Revenue

Modern roadside development must account for charging dwell time. That affects layout, parking, food concepts, and revenue stacking.

Fast Charging Times

Passenger Vehicles

• Level 3 DC fast charging (150–350 kW):

  • 20% to 80% charge: 20–40 minutes

  • 10–80% on high-end 350 kW systems: 15–25 minutes

• Typical dwell time: 25–35 minutes

This dwell time supports:

• Coffee

• Quick-serve restaurants

• Convenience retail

• Workspace pods

Electric 18-Wheelers / Class 8 Trucks

• Megawatt Charging System (MCS, emerging standard ~750kW–1MW+):

  • 20–80% charge: 30–60 minutes, depending on battery size

• Earlier heavy-duty DC systems: 60–90+ minutes

Truck charging requires:

• Larger turning radii

• Dedicated pull-through bays

• High-capacity grid infrastructure

• Battery storage or substation upgrades

For developers, this means the site must be designed for both throughput and dwell monetization.

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What Can Be Built Here

RS zoning allows clustered highway-oriented uses designed to serve motorists while preventing strip development. Scenic integration and site design standards apply.

Below is a structured breakdown of potential uses (buyer to verify all permitted and conditional uses with city and county):

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1. Fuel & Mobility Infrastructure

• Gasoline station

• Diesel and fleet fueling

• High-speed EV charging hub

• Heavy-duty electric truck charging

• Rideshare staging area

• Bike / e-bike repair center

• Micro-mobility service hub

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2. Automotive Services

• Tire shop

• Express or tunnel car wash

• Auto repair and diagnostics

• Smog station

• Premium detailing

• ADAS / smart-car calibration

• Roadside assistance / towing pads

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3. Food & Retail

• Drive-thru coffee (national or regional brands)

• Quick-serve restaurant (QSR)

• Modern convenience store with fresh grab-and-go

• Food truck court

• Specialty kiosks (phone repair, pet wash, micro-pharmacy)

• Parcel locker hub (Amazon, UPS, FedEx)

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4. Hospitality & Flexible Use (Often Conditional)

• Limited-service hotel

• Micro-lodging or sleeper pods

• Tech-enabled workspace pods

• Self-storage

• Commercial parking

• Light industrial / warehouse (subject to approval)

Certain uses may require a Conditional Use Permit (CUP). Buyers must confirm entitlements through city and county review.

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What “RS – Roadside Services” Means

The RS district is designed to:

• Cluster necessary highway services

• Prevent strip commercial sprawl

• Protect scenic corridors

• Maintain landscape integrity and open space character

• Enhance visual quality through materials, landscaping, and site planning

It is purpose-built for motorist-serving commercial uses.

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Demand Drivers at This Location

Three structural demand engines support this site:

1. Daily Commuter Flow

Corporate campus traffic and regional commuters create consistent daytime volume.

2. High-Income Residential Density

Silicon Valley consumers pay for premium fuel, premium coffee, and premium auto care.

3. Fleet & Rideshare Growth

Commercial fleets, delivery operators, and rideshare drivers require high-capacity fueling and charging — especially as electrification accelerates.

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Why This Opportunity Is Rare

1. Scale + Flexibility
Few parcels can combine fuel, EV charging, QSR, auto care, and hospitality on one site.

2. Future-Proof Infrastructure
EV adoption and heavy-duty electrification are accelerating. Sites capable of supporting megawatt charging will become strategic assets.

3. Supply Constraint
Large RS parcels in Silicon Valley rarely become available.

4. Pricing
At $6M, the entry basis allows long-term infrastructure-driven value creation.

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Key Questions Buyers Must Evaluate

1. What specific uses are permitted outright under RS zoning?

2. Which uses require a Conditional Use Permit?

3. What grid capacity is available for high-speed and heavy-duty EV charging?

4. What are the traffic counts and peak-hour flows?

5. Are there substation or utility upgrade requirements?

6. What are setback, height, and landscape buffer requirements?

Due diligence is critical.

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This is not just a land sale. It is an infrastructure play in one of the most supply-constrained commercial corridors in the country.

For inquiries:

Grail Marie Nitsch
Legacy Real Estate and Associates
650-772-1519