Local government surveys should consider the presence of potential historic districts which may be eligible for national, state or local designation or may warrant special consideration in local planning such as the development of design guidelines, historical preservation overlay zones (HPOZs), conservation zones, or review by a historic preservation commission prior to granting permits for demolitions or other actions which could alter or destroy district contributors.
State Historic Preservation Office website https://ohp.parks.ca.gov/?page id=23317 Policy CD‐P3.7 Demolition Alternatives. This policy is too narrowly defined to be only National Register‐eligible resources This policy should apply to all pre‐war structures to preserve the integrity of our neighborhoods, minimize waste diverted to a landfill, and foster sustainable development.
Actions
Action CD‐A3.1 Historic Building Survey. This action should address historic districts as well as buildings and sites. “Establish and maintain an inventory of architecturally, culturally, and historically significant structures, and sites, and districts.
Action CD‐A3.2 Historic Preservation Ordinance. Update and maintain the City’s Historic Preservation Ordinance to be consistent with State and Federal standards and guidelines, and to support local historic preservation objectives.
Action CD‐A3.4 Historic Design Standards. Create objective design standards for development within historic districts or and adjacent to historic structures and/or culturally important sites to maintain the historic character of these resources.
In my letter to Zachary Dahl of February 8, 2022 regarding the General Plan Notice of Preparation, I requested that the City hold a General Plan EIR workshop to address the scope, methodology, and potential mitigation measures for the historic resources sections of the General Plan and EIR. You have not yet responded to this request so I am reiterating the request here.
Thank you for your attention to these comments.
Sincerely,
Laurie Hietter
Randy Hi
etter
Laurie and Randy Hietter
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From: Janna Kolodi
Sent: Tuesday, August 23, 2022 2:37 PM
To: General Plan <[email protected]>
Subject: Noise from the rail road
Hello,
it seems like the issue of the train signal/noise will never be resolved. Can you revisit this problem and think better about what can be done to minimize the torture? There are a lot of people who are affected, elderly and children included who lack sleep and rest because of the noise. My heart goes to the people who live in close proximity to the rails and I would be mentally broken from having this nuisance 24/7 (except for a few hours at night).
I hope you will include the conversation (at least) in your plan and will try to imrove our lives.
Thank you,
--
Janna Kolodii
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Name: Janna Kolodii
Email:
Message: Infrastructure is important for each city and San Mateo is not an exception. I have recently moved t
o SM from the South Bay and noticed right away how in bad shape the city was, especially North San Mateo. Yes, it's an unprivileged people's area and you can see it once you cross the 4th Ave. Roads are crumbling, and sidewalks pose immediate hazards. Trash is everywhere and is not being regulated. (Owners and landlords must follow the rules and keep their properties and around them neat). I believe San Mateo can do better and care about their citizens, and the conditions they live in. Just drive/walk along Grant street and you will see the neglect (by the city). It screams "Oh, it will do for them, they are used to these conditions". Please change your attitude and make the area as nice as other streets. Thank you
---
Date: August 23, 2022
Time: 9:30 pm
Page URL: https://strivesanmateo.org/participate-online/ User Agent: Mozilla/5.0 (Windows NT 10.0; Win64; x64) AppleWebKit/537.36 (KHTML, like Gecko) Chrome/104.0.0.0 Safari/537.36
Remote IP: 73.202.225.10
Powered by: Elementor
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From: Khanh Russo <[email protected]>
Sent: Friday, August 26, 2022 11:48 AM
To: Zachary Dahl <[email protected]>; General Plan <[email protected]> Cc: Aysha Pamukcu <[email protected]>; Evita Chávez <[email protected]>; Subject: Equity Focused Input for Housing Elements
Dear City of San Mateo:
Thank you for the opportunity to provide input on the city of San Mateo’s housing element. The Partnership for the Bay’s Future (“PBF”) is a public-private-nonprofit partnership working to create a more livable Bay Area in which diverse people of all walks of life can afford to live and thrive. To do so, we address the challenges of housing and protecting tenants through the support of equitable policy change as well as investing in the production and preservation of affordable housing.
In consultation with government leaders, housing policy experts, and communities, we have compiled a list of equitable housing priorities that we hope San Mateo will consider incorporating into the new housing element. We are including the following resources for your review and consideration:
• a slide deck covering each priority policy idea, with template language for your jurisdiction to consider,
• examples of places where the policy has been adopted, and • additional links and resources.
We believe that your current efforts already include some of the listed policies, which we applaud. In addition to the attached equitable policy resources, we are offering technical assistance from Baird + Driskell Community Planning if your jurisdiction is interested in exploring or developing some of these policies even further. If you have any questions, please contact me ([email protected]) and our colleagues at Baird + Driskell (Kristy Wang, [email protected], and Joshua Abrams, [email protected]). We will follow up with you shortly to see if we can provide further support.
Thank you again for the opportunity to provide input into San Mateo’s housing element. We appreciate all your efforts to address the housing needs of Bay Area and California residents.
Sincerely,
Khanh Russo
Vice President of Policy and Innovation
San Francisco Foundation
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Khanh Russo
Vice President of Policy and Innovation
One Embarcadero Center, Suite 1400 | San Francisco , CA 94111
T: (415) 733-8570 |
[email protected] | www.sff.org
Pronouns: He, Him, His
Please follow the Partnership for the Bay's Future on Twitter
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August 24, 2022
Submitted by email to: [email protected]
RE: San Ramon’s 6 th Cycle Housing Element Update
Dear City of San Ramon:
Thank you for the opportunity to provide input on the city of San Ramon’s housing element.
Your work supporting your community to meet its housing needs is critical in addressing the current housing affordability crisis. We understand that at this moment in the housing element process, your jurisdiction is waiting for comments from HCD. As such, we request that you incorporate additional equitable housing policies into your draft housing element during your next revision. We offer the attached equitable policy resources as well as potential technical assistance from Baird + Driskell Community Planning (“B+D”) if your jurisdiction is interested in this level of support.
The Partnership for the Bay’s Future (“PBF”) is a public-private-nonprofit partnership working to create a more livable Bay Area in which diverse people of all walks of life can afford to live and thrive. To do so, we address the challenges of housing and protecting tenants through the support of equitable policy change as well as investing in the production and preservation of affordable housing.
In consultation with government leaders, housing policy experts, and communities, we have compiled a list of equitable housing priorities that we request San Ramon incorporate into the new housing element. In some cases, these are policies that housing element law requires jurisdictions to address as a potential action or recommendation in their housing elements, but in other cases, these are suggested policies that we are raising up as PBF’s equitable planning priorities. We are including the following resources for your review and consideration:
● a slide deck covering each priority policy idea, with template language for your jurisdiction to consider,
● examples of places where the policy has been adopted, and ● additional links and resources.
We believe that San Ramon’s current efforts already include some of the listed policies, which we applaud. We also believe that all Bay Area communities can take more steps to make their housing elements more equitable. The attached summaries can be used as resources for staff as they communicate with both decision makers and the public, and we are happy to provide further assistance to incorporate these policies into your housing element as well as help draft talking points that can be tailored for local implementation.
We believe the following policies can play an important role in meeting the requirements of this housing element and supporting thriving communities, and we request that San Ramon include them in the next housing element draft:
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1. Favorable Zoning and Land Use
○ Make multifamily infill easier to develop
○ Allow, require or encourage multifamily housing in more places ○ Allow or encourage missing middle housing in single-family neighborhoods ○ Provide incentives for affordable housing development ○ Provide incentives for affordable ADUs and "missing middle" housing
2. Accelerating Production Timeframes
○ Streamline development approvals and environmental review process for multifamily housing
○ Streamline permitting process for multifamily housing
3. Reducing Construction and Development Costs
○ Ensure local requirements are not making development more expensive without requisite benefits
○ Actively support the use of modular and factory-built construction methods
4. Providing Financial Subsidies: Generate new or dedicate existing revenue for affordable housing
5. Advocating for Rent Control and Just Cause for Eviction Policies ○ Adopt or update rent stabilization policies
○ Adopt or update just cause eviction policies
6. Advocating for Community Land Trusts (CLTs): Support the formation and operation of community land trusts
7. Advocating for Inclusionary Zoning and Impact Fees: Create or review/update inclusionary housing (including in-lieu fees) and commercial linkage fee requirements
8. Inventory of Sites: Ensure that land is equitably zoned for multifamily housing, especially in high-opportunity areas
If you have any questions, please contact me ([email protected]) and our colleagues at Baird + Driskell (Kristy Wang, [email protected], and Joshua Abrams,[email protected]).
We will follow up with you shortly to see if we can provide further support, including technical assistance from the B+D team to further explore some of these policies.
Thank you again for the opportunity to provide input into San Ramon’s housing element. We appreciate your efforts to address the housing needs of Bay Area and California residents.
Sincerely,
Khanh Russo
Vice President of Policy and Innovation
San Francisco Foundation
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August 24, 2022
Submitted by email to: [email protected]
RE: San Ramon’s 6 th Cycle Housing Element Update
Dear City of San Ramon:
Thank you for the opportunity to provide input on the city of San Ramon’s housing element.
Your work supporting your community to meet its housing needs is critical in addressing the current housing affordability crisis. We understand that at this moment in the housing element process, your jurisdiction is waiting for comments from HCD. As such, we request that you incorporate additional equitable housing policies into your draft housing element during your next revision. We offer the attached equitable policy resources as well as potential technical assistance from Baird + Driskell Community Planning (“B+D”) if your jurisdiction is interested in this level of support.
The Partnership for the Bay’s Future (“PBF”) is a public-private-nonprofit partnership working to create a more livable Bay Area in which diverse people of all walks of life can afford to live and thrive. To do so, we address the challenges of housing and protecting tenants through the support of equitable policy change as well as investing in the production and preservation of affordable housing.
In consultation with government leaders, housing policy experts, and communities, we have compiled a list of equitable housing priorities that we request San Ramon incorporate into the new housing element. In some cases, these are policies that housing element law requires jurisdictions to address as a potential action or recommendation in their housing elements, but in other cases, these are suggested policies that we are raising up as PBF’s equitable planning priorities. We are including the following resources for your review and consideration:
● a slide deck covering each priority policy idea, with template language for your jurisdiction to consider,
● examples of places where the policy has been adopted, and ● additional links and resources.
We believe that San Ramon’s current efforts already include some of the listed policies, which we applaud. We also believe that all Bay Area communities can take more steps to make their housing elements more equitable. The attached summaries can be used as resources for staff as they communicate with both decision makers and the public, and we are happy to provide further assistance to incorporate these policies into your housing element as well as help draft talking points that can be tailored for local implementation.
We believe the following policies can play an important role in meeting the requirements of this housing element and supporting thriving communities, and we request that San Ramon include them in the next housing element draft:
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1. Favorable Zoning and Land Use
○ Make multifamily infill easier to develop
○ Allow, require or encourage multifamily housing in more places ○ Allow or encourage missing middle housing in single-family neighborhoods ○ Provide incentives for affordable housing development ○ Provide incentives for affordable ADUs and "missing middle" housing
2. Accelerating Production Timeframes
○ Streamline development approvals and environmental review process for multifamily housing
○ Streamline permitting process for multifamily housing
3. Reducing Construction and Development Costs
○ Ensure local requirements are not making development more expensive without requisite benefits
○ Actively support the use of modular and factory-built construction methods
4. Providing Financial Subsidies: Generate new or dedicate existing revenue for affordable housing
5. Advocating for Rent Control and Just Cause for Eviction Policies ○ Adopt or update rent stabilization policies
○ Adopt or update just cause eviction policies
6. Advocating for Community Land Trusts (CLTs): Support the formation and operation of community land trusts
7. Advocating for Inclusionary Zoning and Impact Fees: Create or review/update inclusionary housing (including in-lieu fees) and commercial linkage fee requirements
8. Inventory of Sites: Ensure that land is equitably zoned for multifamily housing, especially in high-opportunity areas
If you have any questions, please contact me ([email protected]) and our colleagues at Baird + Driskell (Kristy Wang, [email protected], and Joshua Abrams,[email protected]).
We will follow up with you shortly to see if we can provide further support, including technical assistance from the B+D team to further explore some of these policies.
Thank you again for the opportunity to provide input into San Ramon’s housing element. We appreciate your efforts to address the housing needs of Bay Area and California residents.
Sincerely,
Khanh Russo
Vice President of Policy and Innovation
San Francisco Foundation
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PBF’s Priorities for 6th Cycle
Housing Elements
August 2022
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Priority Policies and Actions
1. Favorable Zoning and Land Use
• Make multifamily infill easier to develop
• Allow, require or encourage multifamily housing in more places
• Allo
w or encourage missing middle housing in single-famil y neighborhoods
• Provide incentives for affordable housing development • Provide incentives for affordable ADUs and "missing
middl
e" housing
2. Accelerating Production Timeframes
• Streamline development approvals and environmental
revie
w process for multifamily housing
• Streamline permitting process for multifamily housing
3. Reducing Construction and Development Costs
• Ensure local requirements are not making development
more e
xpensive without requisite benefits
• Actively support the use of modular and factory-built construction methods
4. Providing Financial Subsidies: Generate new or dedicate existing reve
nue for affordable housing
5. Advocating for Rent Control and Just Cause for Eviction Policies • Adopt or update rent stabilization policies
• Adopt or update just cause eviction policies
6. Advocating for Community Land Trusts (CLTs): Su pport the formation and operation of community land trusts (CLTs)
7. Advocating for Inclusionary Zoning and Impact Fees: Cr eate or review/update inclusionary housing (including in-lieu fees) and commercial linkage fee requirements
8. Inventory of Sites: En sure that land is equitably zoned for multifamily housing, especially in high-opportunity areas
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Actively support the use of modular and factory-
built construction methods
11 Explore the following policies and programs:
• Expedited permits: Establi sh a clear and expedited approval and permitting process for modular and manufactured homes.
• Pre-fab trainings: Conduct or require a training for building officials and relevant staff to ensure they are aware of current state processes and requirements and how they intersect with local authority/responsibilities.
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Other equitable housing policies for further exploration 18 • Anti-tenant harassment policies (Oakland and Concord) • Preservation policies including acquisition/rehab models • Transit Oriented Communities (TOC) policies
Explore the following policies and programs:
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From: Raayan Zarandian Mohtashemi
Sent: Tuesday, August 30, 2022 2:47 PM
To: General Plan <[email protected]>
Cc: Clerk <[email protected]>
Subject: August 30th Subcommittee Meeting Comments
Dear General Plan Subcommittee,
Attached are my comments regarding the draft circulation element, along with one comment regarding the draft land use element. I have reviewed the draft circulation element, and proposed revised language and additional policies and actions throughout the document. Thank you for your review.
Raayan Mohtashemi
Team Lead, Move San Mateo (Silicon Valley Bicycle Coalition San Mateo Local Team)
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Dear General Plan Subcommittee,
Below is my preliminary review of the circulation element (with one comment regarding the land use element). One broad comment I would make is that while it is good to recognize the importance of multimodal streets, we should, in the general plan, clarify that active transportation modes are to be prioritized.
When reviewing the circulation plan, I encourage you to ask: does the policy/program focus on one or more of the following?
1. Increasing active transportation (walking, biking, other micromobility) mode share
2. Increasing transit mode share
3. Reducing driving
4. Making biking or walking safer
5. Making transit faster/more convenient
Further, some elements that should be included in the plan, in my opinion:
6. El Camino Road diet, and/or El Camino HOV/bus-only lanes/BRT improvements
7. Higher standards for bicycle boulevards (not just pavement markings and signage)
8. Cost of parking better reflecting the negative impacts that cars have on safety and livability of cities
9. A reexamination of the capital program’s alignment with the general plan goals, policies, and actions, and alignment with the state climate action plan for transportation infrastructure and other climate goals
10. Fully funding the re-evaluated capital program
11. Connecting divided neighborhoods
a. Put a cap on Highway 101, to replace the freeway with a mixed-use neighborhood with abundant housing and open space.
b. Grade separations, El Camino Real Improvements, and Hwy 92 Improvements
12. Move away from LOS analysis to determine “feasibility” of certain active transportation improvements
13. Invest more staff time/bandwidth and funds in active transportation and transit improvements as opposed to roadway improvements
Below, please see my specific proposed revision to the goals, policies, and actions listed in the draft circulation element. I have bolded/highlighted where I am proposing a revision, and I have listed each draft statement as it appears in the draft plan for comparison.
Thank you,
Raayan Mohtashemi
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Goal C-1: Multimodal Transportation
Design and implement a multimodal transportation system that is sustainable, safe, and accessible for all users and that connects the community utilizing all modes of transportation.
Revised language: “Design and implement a multimodal transportation system that prioritizes transit and active transportation modes, is sustainable, safe, and accessible for all users, and connects the community.”
Policies:
1. C- P1.1 - Sustainable Transportation: Reduce GHG emissions from transportation by increasing mode shares for sustainable travel modes such as walking, bicycling, and transit.
a. Revised language: “Reduce VMT and GHG emissions from transportation by increasing mode shares for sustainable travel modes such as active transportation and transit modes.”
2. C- P1.2 - Complete Streets: Apply complete streets design standards to future projects both in the public right-of-way and on private property. Complete streets are streets designed to facilitate safe, comfortable, and efficient travel for all users regardless of age or ability or whether they are walking, bicycling, taking transit, or driving. a. Revised language: “A
pply complete streets design standards to future projects both in the public right-of-way and on private property. Complete streets are streets designed to facilitate safe, comfortable, and efficient travel for all users regardless of age or ability or whether they are walking, bicycling, taking transit, or driving. Complete streets standards should clarify that active transportation and transit mobility should be prioritized over driving convenience.”
3. C- P1.3 - Vision Zero: Work towards eliminating traffic fatalities and serious injuries. Use a safe systems approach for transportation planning, street design, operations, emergency response, and maintenance that proactively identifies opportunities to improve safety where conflicts between users exist.
4. C- P1.4 - Prioritize Pedestrian and Bicycle Mobility Needs: Prioritize pedestrian and bicycle mobility, connectivity, and safety when designing roadway and intersection improvements.
a. Revised language: Prioritize Active Transportation and Transit Mobility Needs (Active transportation and transit first policy): “Prioritize active transportation and transit mobility, connectivity, and safety when designing roadway and intersection improvements.”
5. C- P1.5 - El Camino Real: Prioritize high-capacity travel along El Camino Real a. Revised language: “Prioritize high-capacity travel and safety for active transportation and transit modes along El Camino Real”
6. C- P1.6 - Transit-Oriented Development: Increase access to transit and sustainable transportation options by encouraging high density mixed-use transit-oriented development near the City’s Caltrain stations and transit corridors
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a. Revised language: “Increase access to transit and active transportation options by encouraging high density housing-heavy mixed-use transit-oriented development near the City’s Caltrain stations and transit corridors.”
7. C- P1.7 - Equitable Multimodal Network: Prioritize new amenities, programs and multimodal projects, developed based on community input and data analysis, in San Mateo’s disadvantaged neighborhoods
8. C- P1.8 - New Development Fair Share: Require new developments to pay a transportation impact fee to mitigate cumulative transportation impacts
9. C- P1.9 - Dedication of Right-of-Way for Transportation Improvements: Require dedication of needed right-of-way for transportation improvements identified in adopted City plans, including pedestrian facilities, bikeways, and trails.
10. C-P1.10 - Inclusive Outreach: Involve the community in the City’s efforts to design and implement a multimodal transportation system that is sustainable, safe, and accessible for all users. Use outreach and engagement methods that encourage broad representation and are culturally sensitive, particularly for historically underserved communities.
Actions
1. C- A1.1 - Complete Streets Plan: Complete and implement the Complete Streets Plan to improve the City’s circulation network to accommodate the needs of street users of all ages and abilities.
a. Revised language: “C
omplete and implement the Complete Streets Plan to
improve the City’s circulation network to accommodate the needs of street users of all ages and abilities and prioritize active transportation and transit modes.”
2. C- A1.2 - Vision Zero Plan: Complete and regularly update a Plan that uses a safe systems approach to work towards Vision Zero and identifies specific citywide changes to policies, practices, funding, and other action items that will reduce speeding, collisions, and collision severity.
3. C- A1.3 - El Camino Real Plan: Collaborate with Caltrans, SamTrans, and other partners to prepare and implement a plan to accommodate higher capacity and frequency travel along El Camino Real, exploring Bus Rapid Transit and other modes of alternative transportation.
a. Revised language: “C
ollaborate with Caltrans, SamTrans, and other partners to prepare and implement a plan to accommodate safer, higher capacity, and higher frequency travel along El Camino Real, such as Bus Rapid Transit, bicycle facilities, and other modes of alternative transportation.”
4. C- A1.4 - Safe Routes for Seniors: Develop a “safe routes for seniors” program to promote active transportation connections for seniors in collaboration with seniors’ organizations. Prioritize improvements for seniors in disadvantaged communities.
5. C- A1.5 - Data Driven Approach to Project Design and Prioritization: Inform the prioritization of improvement projects through the consistent collection and analysis of modal activity data which reveals where the highest concentration of pedestrian, bicycle, and transit trips occur.
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6. C- A1.6 - Safety Education: Pursue safety education to increase awareness for all street users
7. C- A1.7 - Transportation Funding: Regularly update adopted City master plans to secure reliable funding for transportation infrastructure projects identified in these plans. a. Revised language: Regul arly update adopted City master plans to secure reliable, dedicated funding for transportation infrastructure projects identified in these plans.
8. C- A1.8 - Transportation Fees: Adopt and maintain fees and fiscal policies to fund circulation improvements and programs equitably and achieve operational goals.
9. C- A1.9 - Performance and Monitoring: Monitor the City’s mode split progress on reducing VMT and reducing GHG emissions from VMT, as data is available.
10. Proposed action: Review projects in the city's capital improvement plan based on their alignment with the State Climate Action Plan for Transportation Infrastructure and other climate goals. Modify projects and/or project list based on recommendations from this review.
11. Proposed action: Establish a realistic, ambitious, time-based goal to fully complete all infrastructure projects outlined in the city’s revised capital improvement program and improvements outlined in other plans. Identify increases in staffing levels needed in order to meet that goal.
Goal C-2: Transportation Demand Management
Use transportation demand management (TDM) to reduce the number and length of single- occupancy vehicle trips and encourage sustainable travel behaviors through policy, zoning strategies, and targeted context-appropriate programs and incentives.
Policies
1. C- P2.1 - TDM Requirements: Require new or existing developments that meet specific size, capacity, and/or context conditions to implement TDM strategies.
Actions
1. C- A2.1 - Implement TDM Ordinance: Develop and implement a citywide TDM ordinance for new developments with tiered trip reduction and VMT reduction targets and monitoring that are consistent with the targets in their relevant area plans. Consider parking requirement reductions for projects that include TDM measures. a. Revised language: “D
evelop and implement a citywide TDM ordinance for new
developments with tiered trip reduction and VMT reduction targets and monitoring that are consistent with the targets in their relevant area plans.
Reduce parking requirements for projects that include TDM measures.
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2. C- A2.2 - TDM Education and Outreach: Pursue education for developers and employees about programs and strategies to reduce VMT, parking demand, and the resulting benefits.
3. C- A2.3 - Leverage TDM Partnership Opportunities: Work with regional partners to identify and fund TDM strategies that can be implemented at new and existing developments.
4. C- A2.4 - Facilitate TDM Services: Facilitate the provision of TDM services to employees and residents through development agreements, TMAs, and coordination with regional partners.
5. C- A2.5 - Travel to Schools: Reduce private automobile school trips and support student health by collaborating with private and public partners to increase the number of students walking or bicycling to school through expanded implementation of Safe Routes to School. Prioritize school travel safety improvements in disadvantaged communities. a. Revised language: “R
educe private automobile school trips and support student health by collaborating with private and public partners to increase the number of students getting to school with active transportation or transit through expanded implementation of Safe Routes to School. Prioritize school travel safety improvements in disadvantaged communities.”
6. Action C-A2 .6 - New Development Shuttle Services: As an option to fulfill TDM requirements, encourage new developments to provide shuttle services to and from activity centers such as the College of San Mateo, Caltrain stations, Downtown, or the Hillsdale Shopping Center. Shuttle service should accommodate the needs and schedules of all riders, including service workers.
a. Revised language: New Development Shuttle Services and/or Transit Supplement: “As an option to fulfill TDM requirements, encourage new developments to provide shuttle services to and from activity centers such as the College of San Mateo, Caltrain stations, Downtown, or the Hillsdale Shopping Center. Shuttle service should accommodate the needs and schedules of all riders, including service workers. Alternatively, encourage new developments to fund SamTrans transit service in an equal or greater amount as to the cost of running shuttle service.”
7. C- A2.7 - Unbundled Parking: Encourage residential developments to unbundle the costs of providing dedicated parking spaces. Encourage additional parking capacity created by unbundling to be reallocated as shared or public parking spaces. a. “ Require all residential developments to unbundle the costs of providing dedicated parking spaces. Encourage additional parking capacity created by unbundling to be reallocated as shared or public parking spaces in areas with high parking demand.”
8. Proposed Action: Park
ing cashout and post-tax transit/active transportation benefits:
“Require all new developments that do not unbundle parking to offer a parking cash-out program and to provide a post-tax transit or active transportation equal in value to the cost of providing vehicle parking.”
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Goal C-3: Pedestrians
Build and maintain a safe, connected, and equitable pedestrian network that provides access to community destinations such as employment centers, transit, schools, shopping and recreation.
Policies
1. C- P3.1 - Pedestrian Network: Create and maintain a safe, walkable environment in San Mateo to increase the number of people who choose to walk. Maintain an updated recommended pedestrian network for implementation.
2. C- P3.2 - Pedestrian Enhancements with New Development: Require new development projects to provide sidewalks and pedestrian ramps and to repair or replace damaged sidewalks, in addition to right-of-way improvements identified in adopted City master plans. Encourage new developments to include pedestrian-oriented design to facilitate pedestrian path of travel.
3. C- P3.3 - Right-of-Way Improvements: Require new developments to construct or contribute to improvements that enhance the pedestrian experience including human- scale lighting, streetscaping, and accessible sidewalks.
4. C- P3.4 - Utility Undergrounding: Require new private development to underground utilities adjacent to the site.
5. Proposed policy: Guarantee safe access to recreational spaces, including but not limited to open spaces and car-free streets, for all modes of transportation.
Actions
1. C- A3.1 - Implement Pedestrian Improvements: Implement goals, programs, and projects in the City’s adopted plans that improve the comfort, safety, and connectivity of the pedestrian network.
2. C- A3.2 - Utility Underground Requirements: Amend the San Mateo Municipal Code to require new private development to underground utilities on and adjacent to the site and to install and maintain signs, streetlights, and street landscaping adjacent to sidewalks.
3. C- A3.3 - Pedestrian Trails and Routes Awareness: Increase awareness of existing trails and routes by working with outside agencies and developers to promote these amenities to residents. Continue collaborating with the County on development of the trail network.
4. C- A3.4 - Access for Users of All Ages and Abilities: Implement the ADA Transition Plan and maintain accessible streets and sidewalks. Use industry standards for guidance when implementing design standards.
5. C- A3.5 - Pedestrian Connectivity: Incorporate design for pedestrian connectivity across intersections in transportation projects to provide safe interaction with other modes.
6. C- A3.6 - Safe Routes to School: Fund and implement continuous Safe Routes to School engagement with San Mateo elementary, middle, and high schools, and provide support to increase number of students walking to school.
a. Revised language: “Fund and implement continuous Safe Routes to School engagement with San Mateo elementary, middle, and high schools, and provide
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support to increase the number of students using active transportation or transit to get to school.”
7. C- A3.7 - Downtown Pedestrian Mall: Complete design and fund improvements to fully transition B Street between 1st Street and 3rd Street into a pedestrian mall. a. Revised language: “C omplete design and fund improvements to fully transition B Street between 1st Avenue and 3rd Avenue into a pedestrian mall. Extend the pedestrian mall to B Street between Baldwin Avenue and 1st Avenue.
8. Proposed action: Require the safety and quality of sidewalks fronting all properties to be assessed at point of sale. Require the existing or new owner to repair the sidewalk if minimum safety/quality conditions are not met. Provide exemptions for low income individuals from this requirement. Prioritize sidewalk repair program funding for historically marginalized/equity priority communities and/or for low income individuals.
9. Proposed action: Implement bulbouts and daylighting at all intersections to reduce crossing distances and improve line of sight, taking into account conflicts with bicycle facilities.
10. Proposed action: Implement lead pedestrian intervals and automatic actuation pedestrian signals at all signalized intersections.
Goal C-4: Bicycles and Micromobility
Build and maintain a safe, connected, and equitable bicycle and micromobility network that provides access to community destinations such as employment centers, transit, schools, shopping, and recreation.
Revised language: “Bui
ld and maintain a safe, connected, and equitable bicycle and micromobility network that provides access to community destinations such as employment centers, transit, schools, shopping, and recreation. Ensure that every street ensures a minimum level of safety and falls below a maximum level of traffic stress for bicyclists and other micromobility users, depending on roadway characteristics.”
Policies
1. C- P4.1 - Bicycle Network: Create and maintain a bike-friendly environment in San Mateo and increase the number of people who choose to bike.
2. C- P4.2 - Bicycle Master Plan: Maintain an updated recommended bicycle network for implementation in the adopted Bicycle Master Plan and related City plans.
3. C- P4.3 - First- and Last-Mile Connections: Encourage and facilitate provision of bicycle safety and connectivity.
4. C- P4.4 - Bicycle Related Technology: Explore ways to use technology to improve bicycle safety and connectivity.
5. C- P4.5 Bicycle Improvements: Require new developments to construct or contribute to improvements that enhance the cyclist experience including bike lanes.
6. C- P4.6 - Coordination with other City Projects: Maximize opportunities to implement bicycle facilities through other City of San Mateo projects.
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7. C- P4.7 - Interjurisdiction Coordination: Continue to coordinate with adjacent jurisdictions and regional partners in the development of connected bicycle and pedestrian facilities and regional trails as identified in adopted City plans.
8. Proposed policy: Ensure that every street maintains a basic level of safety and falls below a maximum level of traffic stress for bicyclists and other micromobility users, depending on roadway characteristics.
9. Proposed policy: Switch parking and bike lanes so that bike lanes are closest to the curb, and parking provides a buffer between the vehicle travel lane and the bike lane.
Actions
1. C- A4.1 - Bicycle Master Plan Implementation: Implement the Bicycle Master Plan’s recommended programs and projects to create and maintain a fully connected, safe, and logical bikeway network and coordinate with the countywide system. Update the Bicycle Master Plan and related adopted City plans to reflect future bicycle and micromobility facility needs to support the City’s circulation network. Provide an adequate supply of short- and long-term bicycle parking to support increased ridership. a. Revised language: “I
mplement the Bicycle Master Plan’s recommended
programs and projects to create and maintain a fully connected, safe, and logical bikeway network and coordinate with the countywide system. Update the Bicycle Master Plan and related adopted City plans to reflect future bicycle and micromobility facility needs to support the City’s circulation network. Provide an adequate supply of short- and long-term bicycle parking, including publicly accessible secure and covered bicycle parking, to support increased ridership.
2. C- A4.2 - Paving Coordination: Coordinate and fund the implementation of bicycle facilities identified in the Bicycle Master Plan with the City’s paving program.
3. C- A4.3 - Connectivity Across Freeway Barriers: Conduct feasibility studies and design alternatives for overcrossings at US 101 and SR 92 to facilitate connectivity across major barriers.
4. C- A4.4 - Bay Trail: Identify State and County programs to continue pursuing safe pedestrian and bicycle access to and extension of the San Francisco Bay Trail through coordination with neighboring jurisdictions.
5. C- A4.5 - Crystal Springs: Pursue safe pedestrian and bicycle access to San Francisco Water District lands via Crystal Springs Road through coordination with the Town of Hillsborough and with State and County assistance.
6. C- A4.6 - Bicycle Detection Devices: Install innovative signal modifications on existing and planned bikeways to detect bicyclists and micromobility users’ presence at intersections and facilitate their safe movement through the intersection.
7. C- A4.7 - Increased Bicycle Capacity on Caltrain and SamTrans: Coordinate with Caltrain and SamTrans to support increased bicycle capacity on transit vehicles and to provide an adequate supply of secure covered bicycle and micromobility parking at Caltrain stations, transit centers, and major bus stops.
8. Proposed action: Identify and implement dedicated funding sources for bicycle master plan implementation
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9. Proposed action: Reconnecting communities: Unite the North Central and Shoreview communities by capping hwy 101 from Peninsula Avenue to Highway 92 interchange, creating a new neighborhood and safe east-west multimodal connections.
10. Proposed action: Adopt minimum traffic calming standards for all streets including but not limited to modal filters and speed cushions.
11. Proposed action: Create a modal filter program to restrict cut-through traffic on residential streets.
12. Proposed action: More aggressively pursue a shared micromobility operator, and work with the County and region to attract a multi-jurisdictional operator already operating in major cities in the region.
13. Proposed action: Prioritize quick-build projects to more quickly implement infrastructure plans.
Goal C-5: Transit and Mobility Services
Make transit a viable transportation option for the community by supporting frequent, reliable, cost-efficient, and connected service.
Revised language: “Make transit a viable and prioritized transportation option for the community by supporting frequent, reliable, cost-efficient, and connected service.” Policies:
1. C- P5.1 - Increase Transit Ridership: Work with SamTrans and Caltrain to increase transit ridership.
2. C- P5.2 - Caltrain: Support Caltrain as a critical transit service in the City and Peninsula
3. C- P5.3 - California High Speed Rail: Support and facilitate local and regional efforts to implement High Speed Rail. Work to provide multimodal connections between San Mateo and planned High Speed Rail stations.
4. C- P5.4 - Safety at At-Grade Rail Crossings: Eliminate existing at-grade rail crossings to improve safety and local multimodal circulation.
5. C- P5.5 - Transit Safety: Prioritize improvements to increase safety, access, comfort, and educate the public about the benefits of transit use at transit centers and bus stops in disadvantaged communities, along commercial corridors, and in dense, mixed-use neighborhoods.
6. C- P5.6 - Transit Access in New Developments: Require new development projects to incorporate design elements that facilitate or improve access to public transit.
7. Proposed Policy: Prioritize transit and active transportation mode travel at intersections and on congested roadways.
Actions
1. C- A5.1 - Grade Separation Study: Conduct a grade separation feasibility study for all at- grade rail crossings in San Mateo. Identify funding to complete these grade crossing improvements.
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2. C- A5.2 - Transit Experience Improvements: Prioritize installing new transit shelters and benches or other seating and an energy-efficient street lighting program at transit stops in disadvantaged communities and areas that improve transit access, safety and experience.
3. C- A5.3 - Transit Ridership: Coordinate with SamTrans, Caltrain, and Joint Powers Board (JPB) to support implementation of transit improvements, including the following:
a. Transit priority treatments, such as signal priority, on high frequency transit corridors
b. Extended hours to provide service for shift workers
c. Bus rapid transit (BRT) in San Mateo
d. Caltrain modernization, electrification, transit experience improvements, and increased service frequency
e. Support implementation of Caltrain’s business plan, including increased service to San Mateo’s three stations.
f. Improve Caltrain station access by ensuring sidewalks and bikeways near each station are designed to provide safe and convenient access to and from transit g. Support regional transit integration and expansion efforts to improve seamless access to BART, High Speed Rail, and other regional transit systems
4. C- A5.4 - Shuttle Programs: Continue to support public shuttle programs connecting to Caltrain stations. Work to expand public awareness and access to shuttles and expand shuttle service. Support the implementation of publicly accessible private shuttles.
5. Proposed action: Microtransit: Evaluate cost-benefit ratio of cost to ridership demand for microtransit service in lower density portions or equity priority communities in the City.
Goal C-6: Roadway Improvements
Achieve a transportation system that accommodates future growth, reduces vehicle miles traveled (VMT) per capita, and maintains efficient operations for all modes.
Revised language: “Achieve a transportation system that improves user safety, reduces vehicle miles traveled (VMT) per capita, and maintains efficient operations for all modes, with safety and reduced vehicle speeds prioritized over efficient operations.”
Policies
1. C- P6.1 - Roadway Operations: Maintain acceptable roadway operations for all intersections and all modes within the City.
a. Revised language: “M aintain acceptable roadway operations for all intersections and all modes within the City without adding additional automobile capacity, including turn pockets, to the roadway, in alignment with state climate goals.” (One more lane won’t fix it)
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2. C- P6.2 - Circulation Improvement Plan: Maintain a transportation network that will accommodate future growth, reduce VMT per capita, and equitably implement complete streets.
3. C- P6.3 - Local Transportation Analysis: Require site-specific transportation impact analysis following the City’s adopted Transportation Impact Analysis (TIA) Policy for development projects where there may be an adverse condition or effect on the roadway system.
4. C- P6.4 - Neighborhood Traffic: Implement traffic calming measures on residential streets to reduce the volume of passthrough traffic and vehicular speeds. a. Revised language: Im
plement traffic calming measures on residential streets to reduce the volume of passthrough traffic and vehicular speeds. Such traffic calming measures should include, but not be limited to, modal filters, turn restrictions, traffic diverters, and speed cushions.
5. C- P6.5 - Truck Routes: Maintain and update the truck route network to utilize roadways that are adequately designed for truck usage and minimize potential conflicts with other transportation modes.
6. C- P6.6 - Capital Improvement Program: Prioritize improvements that increase person throughput in project prioritization in order to reduce VMT. a. Revised language: “P
rioritize improvements that increase person throughput
without adding automobile capacity to the system in project prioritization in order to reduce VMT, in alignment with state climate goals.”
7. C- P6.7 - Traffic Signal Installation: A warrant analysis may be used to determine the need for signalization and shall include consideration of both existing and projected traffic and pedestrian volumes, traffic delays and interruptions, collision history, and proximity of sensitive land uses, such as schools. A development project may be required to fund signalization and maintenance of off-site unsignalized intersections if warranted as determined by the appropriate transportation analysis.
8. Policy C-P6.8 - Emergency Signal Preemption - Require new and upgraded signals to include pre-emption for emergency vehicles to maintain and enhance emergency response times.
9. Proposed policy: Take actions to physically reduce the speeds of vehicles on most streets in the City to below 25 mph.
10. Proposed policy: Realign capital improvement program with the state climate action plan for transportation infrastructure
11. Proposed policy: Incentivize the adoption of speed governors.
Actions
1. C- A6.1 - Multimodal Level of Service Standard - Evaluate and adopt an operational metric for all roadway users that accounts for the safe, equitable, and efficient roadway access.
2. C- A6.2 - Prioritization and Timing of Roadway Improvements: Revise the Capital Improvement Program (CIP) prioritization system to include additional criteria such as:
potential to reduce vehicle miles traveled (VMT) per capita; proximity to high-injury
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locations identified in the Local Roads Safety Plan; eligibility and availability of grant or other funding source; benefit or harm to disadvantaged communities; and correlation with the distribution and pace of development, reflecting the degree of need for mitigation.
3. C- A6.3 - Congestion Management: Work with neighboring agencies and regional partners, such as the City/County Association of Governments of San Mateo County (C/CAG) to implement traffic management strategies and technologies, such as signal coordination, to manage local traffic congestion.
4. Proposed action: Implement speed governors on the entire non-emergency city fleet so that all vehicles in the fleet operate at safer, slower speeds.
5. Proposed action: Provide a tax break/rebate to owners of vehicles registered to residents or employees in San Mateo that use speed governors to incentivize the adoption of speed governors.
Goal C-7: Parking Management
Use parking, enforcement and curb management strategies to effectively administer parking supply and maximize utilization of public assets.
Policies
1. C- P7.1 - Parking Management: Manage parking through appropriate pricing, enforcement, and other strategies to support economic growth and vitality, transportation equity, and environmental sustainability. Ensure that the available parking supply is utilized at levels that meet ongoing needs without inducing additional demand or hindering future development.
2. C- P7.2 - Shared parking: Encourage new and existing developments, especially those in mixed-use districts, to share parking between uses to maximize the existing parking supply, minimize the amount of new parking construction, and encourage “park once” behavior in commercial areas.
a. Revised language: “Require new and existing developments, especially those in mixed-use districts, to share parking between uses to maximize the existing parking supply, minimize the amount of new parking construction, and encourage “park once” behavior in commercial areas.”
3. C- P7.3 -
Public Parking: Maximize opportunities to expand the availability of existing parking by supporting the use of public/shared parking at private developments, discouraging reserved parking at new developments, providing incentives for developments to include shared/public parking, and allowing developers to fund public parking in-lieu of meeting parking demand/requirements on site.
4. C- P7.4 - Bicycle Parking: Require the provision of bicycle parking as part of new private developments.
5. C- P7.5 Curbside Management: Manage the supply and utilization of the curb to maintain an optimal balance between mobility, storage, placemaking, and loading uses allowing
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for flexibility for adaptive re-use, safety improvements, and activation of curb space whenever possible.
6. C- P7.6 - Loading Areas in New Developments: Require adequate off-street loading in new development. Consider shared loading where feasible.
Actions
1. C- A7.1 Parking Maximums: Amend the zoning ordinance to replace parking minimums with parking maximums to allow developers and the City the flexibility to provide parking at levels that encourage desired development and are appropriate to the conditions of the development and its context.
2. C- A7.2 - Parking Management Strategies: Deploy enhanced parking management strategies, parking enforcement, and evaluate dynamic parking pricing strategies that fluctuate based on peak parking and/or district level parking demands. a. Revised language: “D
eploy enhanced parking management strategies, parking
enforcement, and implement dynamic parking pricing strategies that fluctuate based on peak parking and/or district level parking demands.”
3. C- A7.3 - Curbside Management Strategies: Evaluate and implement curb management strategies such as incentivizing or discouraging certain types of trips, mode choices, and behaviors in favor of broader mobility goals.
4. C- A7.4 - Emerging Technology for Curbside Management: Evaluate and implement performance monitoring and evaluation systems, such as digitization of curbside assets, to dynamically manage evolving curbside demands.
5. C- A7.5 - Truck Loading: Evaluate and implement ways to reduce conflicts between truck loading and pedestrian, bicycle, and transit networks.
6. C- A7.6 - Public Bicycle Parking: Install safe, useful, and convenient short and long-term bicycle parking facilities in the public right-of-way or near key destinations, City facilities, and transit facilities.
a. Revised language: “I nstall safe, useful, and convenient short and long-term bicycle parking facilities in the public right-of-way or near key destinations, City facilities, and transit facilities. Also install secure, covered, bicycle parking near key destinations, City facilities, and transit facilities.”
7. C- A7.7 - Mechanical Parking Lift: Adopt and maintain an updated mechanical parking lift code or policy
Goal C-8: Future Mobility and Technology
Build a values-driven regulatory, management, and partnership framework that flexibly encourages emerging transportation technologies in service of City and community goals.
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Policies:
1. C- P8.1 - Emerging Technologies: Monitor, evaluate, test, and implement new technologies that expand options for safe and efficient trip making.
2. C- P8.2 - Equitable Mobility Options: Prioritize the needs and perspectives of residents of disadvantaged communities, those who speak limited English, and low-income, senior, and disabled travelers in the design, deployment, and management of new mobility services and technologies.
3. C- P8.3 - Mobility Data: Leverage mobility data to support new policies, investments, and programmatic actions in service of City goals.
Actions:
1. C- A8.1 - Umbrella Regulations for Modern Mobility: Develop comprehensive regulations and infrastructure standards that are not exclusive to specific service providers and that support a spectrum of digital information, micromobility services, and connected and autonomous vehicles.
2. C- A8.2 - Strategic Partnerships and Pilots: Create strategic partnerships and pilots with the mobility industry and community organizations that increase mobility options for San Mateans.
3. C- A8.3 - Future-Ready Infrastructure: Establish public realm policies and tools that reflect San Mateo’s goals and priorities in the design and management of streets, curbs, sidewalks, and parking facilities to account for emerging mobility trends and changes in demand over time.
4. C- A8.4 - Equitable Mobility Technology: Develop an equitable mobility policy and data sharing requirements for vendors to ensure equitable deployment of emerging mobility options with consideration of residents who may be digitally challenged.
5. C- A8.5 - Intelligent Transportation Systems: Evaluate and deploy Intelligent Transportation Systems (ITS) measures to efficiently manage traffic operations and incident response, enhance transit service efficiency, and better detect and prioritize the travel and safety of people walking and biking.
One point about land use:
Action LU-A8.5 - North Central Plan: Prepare a plan for North Central that addresses the community’s health and safety needs and improves circulation patterns in the neighborhood based on community direction. Balance safety improvements with preserving the existing parking supply.
Proposed revision: “Prepare a plan for North Central that addresses the community’s health and safet
y needs and improves circulation patterns in the neighborhood based on community direction. Improve safety while optimizing existing parking supply.”
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From: Levaggi, Scott
Sent: Friday, September 2, 2022 9:59 AM
To: General Plan <[email protected]>
Subject: Downtown SM
Team
Closing down B street is step in right direction. Now we need to make it look desirable.
I suggest
1. Get rid of plastic road blocks and get professional. That can be raised or lowered below ground if needed to have emergency vehicles drive down
2. The City needs to build “CONSISTENT” permanent structures that would still allow for emergency vehicles to drive down middle of b street if needed.
You need to make consistent and classy. Not fold down table and chairs. Make it enjoyable to walk the street. Even string Lights from one side of the
Street to the other (attach to buildings) to create ambiance.
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Pass cost on to landlords as you are giving them increased footage that they did not have before….
Finally level the street and make it presentable…
Thanks for listening
Scott Levaggi
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From: Ken A red
Sent: Monday, September 5, 2022 2:26 PM
To: General Plan <[email protected]>
Cc: Gita Dev ; Gladwyn d'Souza
Subject: Fwd: Council Meeting Sept 6, 2022: Sierra Club Comments on Draft General Plan Goals, Policies, and Actions, July 2022
Sent from my iPad
Begin forwarded message:
From: Gita Dev <
Date: September 5, 2022 at 1:29:22 PM PDT
To: c
[email protected]
Cc: Sierra Club Chair Conservation Comm Gladwyn d'Souza , Ken A red
Subject: Council Meeting Sept 6, 2022: Sierra Club Comments on Draft General Plan Goals, Policies, and Ac
tions, July 2022
Mayor
Bonilla and Members of the City Council
City of San Mateo
Via email: [email protected]
Subject: Comments on Draft General Plan Goals, Policies, and Actions, July 2022 Dear Mayor Bonilla and Members of the San Mateo City Council and Planning Commission, The Sustainable Land Use Committee of the Loma Prieta Chapter of the Sierra Club (SLU) advocates on land use issues in San Mateo and Santa Clara Counties. Thank you for providing the opportunity for SLU to provide input on the Draft General Plan Goals, Policies, and Actions, July 2022.
The overall draft is a good start, but there is still opportunity for improvement. SLU has previously commented on the evolving General Plan (GP) in three major letters (May 13, 2021, February 16, 2022 and April 26, 2022). We ask that you review those letters as they all make significant comments on the GP. In this letter we will highlight the most important themes from our earlier letters, with comments on five chapters (2, 3, 4, 6 and 8). The attachment to this letter will comment specifically on the certain goals, policies and actions in the draft.
Major Themes:
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1. The lack of housing, particularly affordable housing, is a major crisis and needs to be strongly addressed. Much higher housing density is needed, particularly within ½ mile of transit. See our Guideline for Downtown and Station Area plans
(https://www.sierraclub.org/sites/www.sierraclub.org/files/sce-aut hors/u4142/D-
SAP%20Guidelines%20Rev%2010-14-19.pdf)
2. The changes envisioned by the GP need to use this opportunity to green the city. The GP needs to pursue Green Streets, more parks/open space, and more pedestrian and bike paths. See our Guidelines on Green Streets (https://www.sierraclub.org/ sites/www.sierraclub.org/files/sce- authors/u4142/Green%20Streets%20Presentation%20-%201-20-21%20DC.pdf)
3. The GP needs to more clearly advance concepts to make more neighbors compact and walkable. This includes the 15-minute neighborhood and Barcelona “superblocks” concepts.
4. Resilience and Sea Level Rise need to be fully planned for and should emphasize nature -based approaches for adaptation to rising sea levels and flooding.
In the following, we provide specific comments to the Goals, Policies and Actions.
We ask that you consider these comments as you refine and finalize the GP.
Respectfully Yours,
Gita Dev, FAIA, Co-Chair
Sustainable Land Use Committee
Sierra Club Loma Prieta Chapter
Cc: James Eggers, Executive Director, Sierra Club Loma Prieta Chapter Gladwyn d’Souza, Conservation Chair, Sierra Club Loma Prieta Chapter
_____________________________________________________________________________________ ______________________________________________--
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SIERRA CLUB specific Comments on Draft General Plan Goals, Policies, and Actions - July 2022 Below are specific comments on Chapters 2, 3, 4, 6 and 8:
1. Suggested additions are in ital ics and bold, suggested deletions are strike through .
2. We also list those Policies that we feel are particularly important to include.
Chapter 2 Land Use
1. Make Goal LU-1 much stronger and focused on addressing the housing crisis, Suggested rewording;
Plan carefully for orderly growth that, wit h a high degree of certainty, fully provides ample for the housing and job opportunities for all citizens, maximizes efficient use of infrastructure, limits adverse impacts to the environment and improves social, economic, and health equity.
2. Modify Policy LU-P1. 3 to emphasize housing in mixed use development. Suggested rewording:
Policy LU-P1.3 Mixed-Use. Encourage mixed-use developments to include a strong residential component provide greater proximity between jobs and housing, promote pedestrian activity, and reduce traffic congestion. Any office space in Mixed Use should be for local uses, by people in San Mateo County and not for corporate offices.
3. Policy LU-P2. 3. Building Height and Density;
This item was left open for suggestions. Increased density is a way to help assure the needed housing gets built and will allow for more walkable communities with amenities nearby. Allowing more height is a way to create more open space for green streets, parks, etc.
Suggested wording: Utilize higher density (e.g., up to 50-200 units per acre) in areas near the train stations and along El Camino Real (ECR). Also allow increased height (6-10 stories) in the areas near train stations and along ECR.
4. Policy LU-P2.4. Building Intensity;
This item was also left open for suggestions. But it is not clear what Building Intensity means.
Perhaps the suggestion above on density and height addresses intensity.
5. Policy LU-P4.1 Downtown Land Uses.
This is an important Policy to retain as proposed below:
Allow and encourage a wide range of residential, office, medical, dining, entertainment, and retail uses downtown, at high intensities and densities, with strong connectivity to the San Mateo Caltrain station and other transit.
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6. Action LU-A4.1 Downtown Area Plan.
This is an important Policy to retain as proposed below:
Update the Downtown Area Plan to support and strengthen the Downtown as a vibrant and active commercial, cultural and social district. The updated Downtown Area Plan shall align with the General Plan, integrate recommendations from other concurrent City efforts, focus growth and intensity in proximity to the Caltrain station, update parking standards and parking management strategies, allow for increased housing units and density, and support high quality pedestrian- oriented design and architecture.
7. Goal LU-6 is very important, as are the Policies and Actions below it. All should be retained as listed below.
Goal LU-6: Promote transit -oriented development around Hillsdale Caltrain station Policy LU-P6.1 Rail Corridor Transit-Oriented Development Plan (Corridor Plan). Implement the Corridor Plan to allow, encourage, and provide guidance for the creation of world class transit- oriented development (TOD) within a half-mile radius of the Hillsdale Caltrain station area, while maintaining and improving the quality of life for those who already live and work in the area.
Policy LU-P6.2 Hillsdale Shopping Center. Allow redevelopment of the Hillsdale Shopping Center for a mix of uses, including commercial, retail, office, hotel, and residential uses. Require preparation of a Master Development Plan to ensure the site is developed comprehensively and provides appropriate transitions to the adjacent neighborhoods.
Action LU-A6.1 Hillsdale Station Area Plan. Update the Hillsdale Station Area Plan to foster higher density residential and mixed-use, transit-oriented development that connects to neighborhoods to the east and west, improves bicycle and pedestrian circulation and adds park and open space areas.
8. Modify Goal LU-13 to include seeking to reduce the costs and time to develop affordable housing. Suggested changes below:
Goal LU-13: Maintain Development Review and Building Permit processes that are comprehensive and e
fficient and seek ways to responsibly reduce the costs and time to develop affordable housing.
Chapter 3: Circulation
1. Make Policy C-P1.2 to be broader and include Green Streets. Modified below:
Policy C-P1.2 Complete Streets. Apply complete streets design standards to future projects both in the public right-of-way and on private property. Complete streets are streets designed to facilitate safe, comfortable, and efficient travel for all users regardless of age or ability or whether they are walking, bicycling, taking transit, or driving. Complete streets should include a network of “slow and safe streets” with priority for the safety of pedestrians, bicycles and micromobility, where auto
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traffic is slowed, and which includes green landscaping and shade trees as well as green street stormwater infrastructure to reduce runoff and pollution.
2. Policy C-P1.4, Policy c-P1.6 and Action C-A2.7 are important to implement Policy C-P1.4 Prioritize Pedestrian and Bicycle Mobility Needs. Prioritize pedestrian and bicycle mobility, connectivity, and safety when designing roadway and intersection improvements. Include “Vision-Zero” as a goal to reduce fatalities and accidents with pedestrians and bicyclists.
Policy C-P1.6 Transit-Oriented Development. Increase access to transit and sustainable transportation options by encouraging high density mixed-use transit-oriented development near the City’s Caltrain stations and transit corridors.
Action C-A2.7 Unbundled Parking. Encourage residential developments to unbundle the costs of providing dedicated parking spaces. Encourage additional parking capacity created by unbundling to be reallocated as shared or public parking spaces.
3. Goals C-3, C-4, C-5 and C-8 as well as Action C-A3.1 are particularly important to implement.
Goal C-3: Build and maintain a safe, shaded (with street trees), connected, and equitable pedestrian network that provides access to community destinations such as employment centers, transit, schools, shopping and recreation.
Goal C-4: Build and maintain a safe, connected, and equitable bicycle and micromobility network that provides access to community destinations such as employment centers, transit, schools, shopping, and recreation.
Goal C-5: Make transit a viable transportation option for the community by supporting frequent, reliable, cost-efficient, and connected service.
Goal C-8: Build a values-driven regulatory, management, and partnership framework that flexibly encourages emerging transportation technologies in service of City and community goals.
Action C-A3.1: Implement Pedestrian Improvements. Implement goals, programs, and projects in the City’s adopted plans that improve the comfort, safety, and connectivity of the pedestrian network.
Chapter 4: Housing- see end of this letter.
Chapter 6: Conservation, Open Space, Parks and Recreation
1. Several Goals are particularly important implement: COS-1, COS-2, COS-3, COS-8, COS-9 COS-1: Protect and enhance the City's natural resource areas that provide plant and animal habitat and benefit human and ecological health and resilience.
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COS-2: Ensure that current and future generations will enjoy the environmental, social, health, and economic benefits derived from access to our urban forest, parks and open spaces.
COS-3: Protect and improve San Mateo’s creeks as valuable habitat, green infrastructure, and components of human and environmental health. Provide adequate creek setbacks given greater anticipated storm events as well as sea level rise.
COS-8: Provide equitable and convenient access to parks, recreational programs, and facilities so that all residents experience the benefits of parks and open space on their physical and mental health.
COS-9: Provide the appropriate mix of parks and facilities that balances the needs of active and passive facilities, allows formal and informal uses, is accessible for all residents, and meets existing and future recreation needs.
2. Modify Policy COS-P3.5 and COS-P3.6 to strongly encourage the improvement of the creek habitats for San Mateo Creek and for Laurel Creek.
San Mateo Creek is in an area that is targeted for redevelopment in both the Downtown and Shoreview area. Laurel Creek is in the Hilldale redevelopment area. Both are now mostly concrete lined ditches. Any development will provide the opportunity to get the creeks back to a natural setting and provide the opportunity for plants, fish, insects and animals in the creek and restored riparian areas. This would provide new valuable open space and parks for people as well. And this will be an educational opportunity for children of San Mateo to see the creek environment in a natural setting. See suggested modifications below:
Policy COS-P3.5 Hydrologic Impacts. Ensure that improvements to creeks and other waterways do not cause adverse hydrologic impacts or significantly increase the volume or velocity of flow of the subject creek. The priority will be to use nature-based improvements to reduce hydrologic impacts.
Policy COS-P3.6 New Creekside Development Requirements. Require that new creekside development protect and improve setbacks, banks, and waterways adjacent to the development project in order to increase flood protection and enhance riparian vegetation and water quality. This will be a particular focus for Laurel Creek near Hillsdale Mall and San Mateo Creek in Shoreview and Downtown.
3. Policy COS-P9.2 and COS-P9.3 are particularly important to implement. And allowing higher building height well make implementation more likely since more open space will be available.
Policy COS-P9.2 Acreage Standards. Acquire or accept for dedication two acres of neighborhood and community parks per 1,000 residents.
Policy COS-P9.3 Walkable Parks and Amenities. Provide accessible public park or other recreational opportunities that are within approximately 1/3 of a mile of residents without travel over significant barriers. Ideally, one or more of the following amenities should be available: multi-purpose turf
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area, children's play area with pre-school and youth apparatus, seating areas, picnic areas, a multiuse court, and an opportunity for passive enjoyment of an aesthetic landscaped space.
Chapter 8: Safety
1. Goal S-4 is particularly important implement as are Actions S-A4.5 and S-A4.6. These actions fit with the earlier comments to use the redevelopment around Laurel Creek and San Mateo Creek to restore natural features that will help protect against sea level rise.
Goal S-4: Develop regionally coordinated sea level rise adaptation measures and programs.
Action S-A4.5 Natural Infrastructure. Use or restore natural features and ecosystem processes where feasible and appropriate as a preferred approach to the placement of hard shoreline protection when implementing sea level rise adaptation strategies.
Action S-A4.6 Removal of Hard Infrastructure. Remove existing shoreline or creek bank protective devices when the structure(s) requiring protection are redeveloped, removed, or no longer require a protective device.
Chapter 4: Housing: Our letter of April 26
th 2022 commented on the draft Housing Element and so our comments are still as noted in that letter.
However, we would like to make some additional suggestions here on possible mechanisms that the city could utilize to better assure that more affordable housing will be built:
1. Do not upzone and give away any aspects of any revisions to the zoning code by r ight; but instead trade increased zoning density and benefits for significant community benefits - the topmost which should be affordable housing. This can be done by establishing a base density below what is generally desired while instituting a local density bonus scheme which encourages zoning increases, and benefits above State density bonus law in exchange for substantial community benefits. This was an effective approach in Millbrae during Millbrae's review of the BART Station Area Plan.
Upzoning by right without any off-set ting limitations will only increase the cost of land for both for-profit and non-profit developers which will translate into even more expensive housing in residential-zoned areas.
2. Do not establish specific maximum density limits for any multi-fam ily residential project, but instead let the density of each project be determined by objective design standards using a form-based code and vetting and approval of all community benefits proposed by the developer. This allows for a wider variety of unit types from micro-units and SROs to family and luxury units. It also allows for greater flexibility in determining the most valuable community benefits.
3. Require all new office building and R&D developers to present a plan to the city indicating how the developer will aid the city in supporting the amount of new housing construction needed to house any net increase in new employees. This could be in the form of substantial financial set asides for new
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housing, or actually building enough new housing on or off-site, but the goal must be to strive for a reasonable jobs / housing balance within the city. It’s important to link commercial development to the jobs/housing balance because, too often, cities accept in lieu fees or on or off-site new housing off-sets that are far too small to meet the anticipated need.
4. 4. Add Transfer of Development Rights to the toolkit: Climate change is accelerating the displacement of people due to sea level rise flooding, wildfires, water availability, and extreme heat. Consider using Transfer Of Development Rights similar to the Syufi Theater site, East of 101, in Redwood City to increase density in safer receiving locations like downtown and reclaim land from sending areas for creating restored ecosystem to buffer the force of flooding with landward migrating wetlands and to reduce the risk of wildfire with rehydrated landscapes.
Though FEMA picks up all liability from continuing to flood and burn out residents, planning for impacts, can return positive economic benefits to the city from resilient development, safety, and reduced disaster mitigation.
5. 5Consider micro grids as
a resilient Community Benefit: Climate change is increasing health impacts to vulnerable populations with smoke intensity, power safety shutdowns, and extreme heat and water cutbacks requiring alternative power and water. Consider encouraging housing that incorporates energy, waste, and water microgrids, that can provide resilient shared resources in the face of increasing health impacts and function within local distributed grids.
END
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From: Catherine Marreiro >
Sent: Thursday, September 8, 2022 10:25 AM
To: General Plan <[email protected]>; Zachary Dahl <[email protected]> Cc: [email protected]; Amourence Lee <[email protected]> Subject: Letter to the Planning Commission for Sept. 13 General Plan goals discussion (amended)
Dear members of the planning commission and planning staff,
My apologies for a second letter, we realized we had mistakenly listed a couple of people on Claremont who actually are on delaware.
The Land Use Alternatives maps were a tremendous undertaking and we appreciate staff’s efforts in creating them. With hundreds of tiny squares on these maps, there may be some missing elements and this is where we would like to take the opportunity to address a potential concern with the designation for the block at 545 First Ave., the current site of Hassett Hardware.
This site, at the corner of Delaware Street, is where the commercial uses of downtown transition to the residential area of North Central San Mateo. The immediate residential uses are mainly single-story houses with a few two-story houses. There is also a three-story condominium building on the block. The Hassett site, along with the Andrews Building immediately to the north, is currently zoned commercial, with a 50-foot cap.
The Land Use Alternatives map designates the section of this block as both mixed-use medium 4-7 stories next to residential low 1-3 stories on the same block. On paper, the transition may make sense since the highest use for residential is 3 levels and lowest use for mixed-use is 4 levels. In reality, however, the current conditions are different. The potential jump up to 7 stories, and possibly up to 9 with state density bonuses from SB 35, means there is a very real possibility that there could be a 9- story commercial building immediately next to a single-story residence. While that is a worst-case scenario, we worry establishing such zoning could make the possibility real as the new property owner for the Hassett site has a history of commercial development. If the adjoining Andrews building is purchased by this developer, the potential for this rises.
As part of the goals section of the General Plan discussion, we ask that consideration be provided to current uses in residential areas and that zoning reflect the need to transition heights into these areas.
We also ask that zoning on the same block be compatible.
We enjoy having Hassett here and appreciate its convenience and ability to provide jobs for neighborhood youth, and would love for it to stay. We could envision a new development with the current store returning on the ground floor and up to 3 levels of housing under the current 50-foot cap.
We also could see a 3-4 level condominium building with limited parking to address this area’s need for “missing middle” housing that transitions from commercial to residential areas. We also understand that a 5-level housing development could be built under the current cap. We are absolutely fine with these scenarios to varying degrees. As is typically the case with new development with a significant shift in land use, we would hope that there would be some accommodations when possible when it comes to setbacks, stepbacks and, when possible, retention of daylight planes.
We understand one of the main goals of the General Plan was to provide areas in which new housing could be built to address this area’s growing need. We recognize this site’s potential for new housing
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and welcome it as high as 50 feet, if done well and with some accommodations, and would prefer it to be slightly lower to transition better to the existing North Central neighborhood, which includes the city’s oldest house directly across the street and a number of unique and interesting single-family homes in a traditionally low-income area of the city.
However, we would also like to be treated the same as other areas of the city and other blocks, which had accommodations for transitions to neighborhoods. Nowhere else in the city is there the potential for a current single-story residential use immediately next to a potential 9-story commercial building in any of the Land Use Alternatives map.
To summarize, we would like a goal established that any new zoning remain compatible within the same block so that heights stay within 2-3 floors of the current average after any density bonuses, that future development transition into established neighborhoods, and that the height for any future development on the commercial portion of this block be limited to allow for these two requests.
We are submitting this request as part of the goals section of the General Plan discussion but can also submit it during the Land Use Alternatives section when the draft General Plan is discussed next year. If there is another time for us to submit this request, or any other action we must take, please let us know.
Thanks again for the effort in creating this plan, receiving our concerns, and making the necessary modifications.
Catherine and David Marreiro
31 S. Claremont St.
Woodrow Andrews
501 First Ave. (Owner of The Andrews Building)
Yan Li
26 S. Delaware St.
Jessica Huang
30 S. Delaware St.
Val Lucero
34 S. Delaware St.
Jon Mays and Dayna Alpine
38 S. Delaware St.
John Aikin
45 S. Delaware St.
George and Olga Derby
105 Delaware St.
Citania Tam
619 First Ave.
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Gary and Olivia Edwards
615 First Ave.
Susan and Wayne Purdom
61 North Claremont St.
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-----Original Message-----
From: Rick Ballard
Sent: Tuesday, September 13, 2022 4:00 PM
To: General Plan <[email protected]>
Subject: General Plan feedback for September 13th meeting
Regarding the draft circulation goals and policies, I am strongly in favor of circulation measures which put us on a trajectory to reduce car use in San Mateo over time, improve public transit, and ensure safe and welcoming urban design for pedestrian and bicycles. Reducing car use is critical for climate, public safety, and public health; the electric transition is required but not sufficient for climate goals and does not address the public safety impact of cars.
Regarding policies around historic preservation, I encourage the commission to be mindful to employ balanced historic preservation requirements so as not to block much-needed housing and transit- oriented development. Some neighborhood character (specifically with regard to community density) may need to change in order to appropriately add housing throughout the city. Additionally, as the owner of a historic house myself which needs work including a foundation replacement, I find the current regulations around carefully protecting the facade and public character of the house appropriate and not burdensome; but adding new regulations should be done carefully so as not to prevent these kinds of important projects.
Regarding noise policies, while community noise levels are important to protect, I would encourage the commission to be mindful to structure policy requirements so as to avoid placing an undue burden of planning process on housing and transit development, and to avoid providing more avenues for a minority of community members to hold up development projects unfairly. But noise levels are an important part of community health and should be controlled appropriately.
Regarding the water supply policies PS-A2.1 and PS-A2.2, specific promotion of greywater initiatives might be warranted.
Thank you,
- Rick Ballard
North-Central San Mateo resident
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From: Nancy Cussary
Sent: Tuesday, September 13, 2022 5:15 PM
To: General Plan <[email protected]>
Subject: general plan comments
September 13, 2022
Hello,
I have concerns about this statement that appears several times in the general plan document: "Use outreach and engagement
methods that encourage broad representation and are
culturally sensitive, particularly for historically underserved communities".
I think this language needs to be more robust, more resolute, more current, more inclusive. As the statement is currently, it almost seems like an afterthought. Outreach and engagement methods need to not only encourage broad representation, they need to include broad representation and hopefully be developed by a broad representation. Further, outreach and engagement methods should be more than just culturally sensitive, they should be culturally reflective, culturally representative.
Thank you for your Consideration.
Respectfully,
Nancy Cussary
Shoreview resident
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From: Paul Dagnelie
Sent: Tuesday, September 13, 2022 3:23 PM
To: General Plan <[email protected]>
Subject: General Plan
I would like to advocate the return of increased outdoor seating at restaurants in downtown San Mateo.
A loss of parking spaces is a small price to pay for a more welcoming and friendly downtown space.
Combined with investments in transit, and walk- and bikeability of areas around the downtown, the reduced parking spaces will not be missed, especially since there is almost always garage space open.
In addition, electric vehicle charging should be a priority. The lack of charging points in existing apartment buildings will be a blocker to adoption by renters, and homeowners using street parking are also challenged. These issues can be mitigated with ample facilities charging reasonable rates available in publicly accessible spaces. Even with improvements to mobility in San Mateo, cars will still be a fact of life for many residents for some time to come, and reducing the number of fossil fuel vehicles on the road is a priority.
Paul Dagnelie
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From: Keith Weber
Sent: Thursday, September 15, 2022 3:13 PM
To: Zachary Dahl <[email protected]>
Cc: General Plan <[email protected]>; Margaret Williams <[email protected]>
Subject: Planning Commission Meeting 9/27/22
Hi Zach,
Attached please find a pdf of San Mateo Heritage Alliance's Recommended Alternative Historic Resources Element, General Plan 2040. It has been revised since it was submitted to the GP Subcommittee.
Please forward to the Planning Commission and include it in the 9/27/22 Planning Commission agenda packet.
San Mateo Heritage Alliance was formed in 2022 in response to community concerns about losing irreplaceable historic resources and the resulting erosion of neighborhood character and sense of place that makes San Mateo the special community we call home. San Mateo Heritage Alliance believes that economic growth and resource protection are not mutually exclusive, but partners in a more prosperous future. We believe it is important to protect our heritage as it adds character and distinctiveness to our community and provides a sense of identity. We also believe the only way to ensure that San Mateo lives up to its General Plan 2040 vision of being a healthy, resilient, vibrant and diverse community, is to grow stronger by identifying, protecting and preserving its irreplaceable historic resources.
Thank you,
Keith Weber for
San Mateo Heritage Alliance
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SAN MATEO
HERITAGE ALLIANCE
RECOMMENDED ALTERNATIVE
HISTORIC RESOURCES ELEMENT
GENERAL PLAN 2040
HISTORIC RESOURCES
The Historic Resources component of the General Plan confirms the City’s commitment to the protection, enhancement, perpetuation, and use of historic resources as economic, cultural, and aesthetic benefits to the City of San Mateo.
PRESERVATION PRINCIPLES
The goal of historic preservation is to keep properties and places of historic and cultural value in active use, accommodating appropriate improvements to sustain their viability while maintaining the key character-defining features which contribute to their significance as cultural resources. Preservation also seeks to keep cultural resources intact for the benefit of future generations. It is an integral component of other community initiatives in neighborhood livability, sustainability, economic development, and cultural appreciation.
GOALS
GOAL CD-3.2 Use historic preservation principles as an equal component in the planning and development process. Fully integrate the consideration of historic, architectural and cultural resources as a major aspect of the City's planning, permitting and development activities.
GOAL CD-3.1 Identify and preserve historic, architectural and cultural resources, including individual properties, districts and sites, to maintain San Mateo’s sense of place and special identity, and to enrich our understanding of the city’s history and continuity with the past.
GOAL CD-3.3 Ensure compatibility between new development and existing historic, architectural and cultural resources.
DEFINITIONS
Definitions and interpretations used herein shall be consistent with the California Environmental Quality Act (CEQA), the State Historical Building Code, the California Register of Historical Resources, the National Register of Historic Places, and the Secretary of the Interior’s Standards.
SMHA (smheritage.org) 8/9/22 (Rev. 9/12/22) Page of 1 3
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SAN MATEO
HERITAGE ALLIANCE
POLICIES
Policy CD-A3.1 Historic Preservation. Incorporate historic preservation as an integral part the general plan, specific plans, environmental processes, planning, permitting, and development activities.
Policy CD-P3.2 Historic Preservation Surveys and Context Statements. Identify and preserve historic buildings, districts and sites. Actively identify and protect concentrations of buildings which convey the flavor of local historical periods or provide an atmosphere of exceptional architectural interest or integrity when they meet national, state or local criteria.
Policy CD-P3.3 Downtown Historic District. Maintain the identified historic district along portions of 3rd Avenue and B Street, and continue to implement regulations to protect the overall historic and architectural character and integrity of the area.
Policy CD-P3.4 Scale, Character and Compatibility. Promote an architecturally sensitive approach to new construction in, and adjacent to identified and potentially eligible historic districts to ensure compatibility of new and old. Ensure design compatibility that maintains the historic character and integrity of the area.
Policy CD-A3.5 Consider effects on historic resources. The California Environmental Quality Act (CEQA) requires public agencies to consider the effects of actions on historic resources.
Under CEQA, a historic resource is any resource that is listed in or determined to be eligible for listing in the California Register of Historical Resources. Any resource that is eligible for listing in the California Register is considered significant for the purposes of CEQA. The California Register of Historical Resources also includes resources listed in or eligible for listing in the National Register of Historic Places. Properties that are designated significant in an adopted local survey are also presumed to be eligible for the California Register, and are considered significant.
Policy CD-P3.6 Demolition. The City shall consider demolition of historic resources as a last resort, to be permitted only if rehabilitation of the resource is not feasible, demolition is necessary to protect the health, safety, and welfare of its residents, or the public benefits outweigh the loss of the historic resource.
ACTIONS
Action CD-A3.1 Historic Context. Structures over 45 years old proposed for substantial alteration or demolition shall be evaluated for both individual significance and as contributors to an identified or potential historic district.
Action CD-A3.2 Coordinate and align the general plan, specific plans, zoning code, environmental processes, planning, permitting, and development activities to incorporate preservation as an integral component in accordance with the principles, goals and policies herein.
SMHA (smheritage.org) 8/9/22 (Rev. 9/12/22) Page of 2 3
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SAN MATEO
HERITAGE ALLIANCE
Action CD-A3.3 Public Awareness. Foster public awareness and appreciation of the City's historic, architectural, cultural and archaeological resources and educate the community about how to preserve and improve these resources. Increase public appreciation through neighborhood workshops, public presentations, interpretive signage, and walking tours.
Action CD-A3.4 Historic Resources Survey. The City shall establish and maintain an inventory of architecturally, culturally, and historically significant structures, districts and sites.
Proactively update and maintain an up-to-date historic resources inventory. For areas that have not been surveyed, the City shall seek funding to prepare new historic context surveys to identify structures, districts and sights potentially eligible for listing in the National Register of Historic Places, the California Register of Historical Resources, or local register.
Action CD-A3.5 Design Standards. The City shall use the Secretary of the Interior’s Standards as the basis for objective design standards for alterations to historic resources and new development within and adjacent to commercial and residential historic districts. Design standards shall ensure that proposed new construction projects have a contextual relationship with land uses and patterns, spatial organization, visual relationships, cultural and historic values, and relationships in height, massing, modulation, and materials Action CD-A3.6 Demolition Alternatives. Require an applicant to submit alternatives to full demolition on how to preserve a historic building as part of any planning application and implement methods of preservation unless health and safety requirements cannot be met.
SMHA (smheritage.org) 8/9/22 (Rev. 9/12/22) Page of 3 3
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From: Bill Williams
Sent: Wednesday, September 14, 2022 12:29 PM
To: General Plan <[email protected]>
Subject: General Plan
The City of San Mateo has been paying fines for untreated storm runoff entering the Bay. The proposed storm storage system has not been completed. The new sewage plant has not been completed.
According to Baykeeper, recent red tides and fish kills were exacerbated by treated sewage discharges.
Are we setting the stage for an ecological disaster by planning for 55,000 new residents?
x Bill Williams, San Mateo
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From: Catherine Marreiro
Sent: Monday, September 19, 2022 10:11 AM
To: General Plan <[email protected]>
Cc: Zachary Dahl <[email protected]>; [email protected] Subject: Updated Letter to the Planning Commission for Sept 27 planning commission meeting
Please find an updated letter to the one I sent on 9/8, which includes two new households among the signers. Please include this version in the agenda packet for the 9/27 planning commission meeting.
Dear members of the planning commission and planning staff,
The Land Use Alternatives maps were a tremendous undertaking and we appreciate staff’s efforts in creating them. With hundreds of tiny squares on these maps, there may be some missing elements and this is where we would like to take the opportunity to address a potential concern with the designation for the block at 545 First Ave., the current site of Hassett Hardware.
This site, at the corner of Delaware Street, is where the commercial uses of downtown transition to the residential area of North Central San Mateo. The immediate residential uses are mainly single-story houses with a few two-story houses. There is also a three-story condominium building on the block. The Hassett site, along with the Andrews Building immediately to the north, is currently zoned commercial, with a 50-foot cap.
The Land Use Alternatives map designates the section of this block as both mixed-use medium 4-7 stories next to residential low 1-3 stories on the same block. On paper, the transition may make sense since the highest use for residential is 3 levels and lowest use for mixed-use is 4 levels. In reality, however, the current conditions are different. The potential jump up to 7 stories, and possibly up to 9 with state density bonuses from SB 35, means there is a very real possibility that there could be a 9- story commercial building immediately next to a single-story residence. While that is a worst-case scenario, we worry establishing such zoning could make the possibility real as the new property owner for the Hassett site has a history of commercial development. If the adjoining Andrews building is purchased by this developer, the potential for this rises.
As part of the goals section of the General Plan discussion, we ask that consideration be provided to current uses in residential areas and that zoning reflect the need to transition heights into these areas.
We also ask that zoning on the same block be compatible.
We enjoy having Hassett here and appreciate its convenience and ability to provide jobs for neighborhood youth, and would love for it to stay. We could envision a new development with the current store returning on the ground floor and up to 3 levels of housing under the current 50-foot cap.
We also could see a 3-4 level condominium building with limited parking to address this area’s need for “missing middle” housing that transitions from commercial to residential areas. We also understand that a 5-level housing development could be built under the current cap. We are absolutely fine with these scenarios to varying degrees. As is typically the case with new development with a significant shift in land use, we would hope that there would be some accommodations when possible when it comes to setbacks, stepbacks and, when possible, retention of daylight planes.
We understand one of the main goals of the General Plan was to provide areas in which new housing could be built to address this area’s growing need. We recognize this site’s potential for new housing
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and welcome it as high as 50 feet, if done well and with some accommodations, and would prefer it to be slightly lower to transition better to the existing North Central neighborhood, which includes the city’s oldest house directly across the street and a number of unique and interesting single-family homes in a traditionally low-income area of the city.
However, we would also like to be treated the same as other areas of the city and other blocks, which had accommodations for transitions to neighborhoods. Nowhere else in the city is there the potential for a current single-story residential use immediately next to a potential 9-story commercial building in any of the Land Use Alternatives map.
To summarize, we would like a goal established that any new zoning remain compatible within the same block so that heights stay within 2-3 floors of the current average after any density bonuses, that future development transition into established neighborhoods, and that the height for any future development on the commercial portion of this block be limited to allow for these two requests.
We are submitting this request as part of the goals section of the General Plan discussion but can also submit it during the Land Use Alternatives section when the draft General Plan is discussed next year. If there is another time for us to submit this request, or any other action we must take, please let us know.
Thanks again for the effort in creating this plan, receiving our concerns, and making the necessary modifications.
Catherine and David Marreiro
31 S. Claremont St.
Woodrow Andrews
501 First Ave. (Owner of The Andrews Building)
Yan Li
26 S. Delaware St.
Jessica Huang
30 S. Delaware St.
Val Lucero
34 S. Delaware St.
Jon Mays and Dayna Alpine
38 S. Delaware St.
John Aikin
45 S. Delaware St.
George and Olga Derby
105 Delaware St.
Citania Tam
619 First Ave.
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Gary and Olivia Edwards
615 First Ave.
Susan and Wayne Purdom
61 North Claremont St.
Daryl Khoo
21 S Claremont St Unit 12
Nicole and Mark Engler
55 North Claremont St
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September 23, 2022
Via Electronic Mail
Zach Dahl, Community Development Director
City of San Mateo
330 West 20th Avenue
San Mateo, CA 94403
Dear Mr. Dahl,
We are writing on behalf of the Bohannon Development Company and our joint venture partner, Northwood Investments Corporation, the owners of the Hillsdale Shopping Center.
We appreciate the opportunity to comment on the Draft “GOPAS” for the San Mateo 2040 General Plan Update. This document will provide important direction for the way that we craft a site-specific plan for the future redevelopment of the Hillsdale Shopping Center. As you know, our Reimagine Hillsdale outreach is currently underway and we have already received a lot of valuable community input.
We are very supportive of the GOPAS and think they will create a wonderful guiding framework for San Mateo for the next 20 years, as well as for the redevelopment of Hillsdale. We would particularly like to emphasize our support for the sustainable development principles the GOPAS promote, including mixed-use development near transit, innovative and progressive multi-modal transportation policies, and a commitment to implementing San Mateo’s Climate Action Plan.
We would also like to propose revisions to some of the Policies and Actions. Our comments are based in our belief in, and support for the following planning ideas:
● Encourage high-quality and diverse types of housing that create great places for San Mateans of all ages to live.
● Encourage commercial office growth at transit hubs and along El Camino Real. ● Certain types of uses are highly desirable to support livable neighborhoods, but need incentives for feasibility. These include support services, neighborhood commercial, and childcare. Ideas for specific incentives are included in the attached redline.
● The mobility goals, policies, and actions do not go far enough in promoting a safe, comfortable, and convenient walking and biking network. In all mobility decisions, and for all streets – especially along El Camino Real, and within a half-mile of
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transit stations – the creation of a safe, comfortable, and convenient walking and biking experience should be prioritized.
● The language about residential building design should be clear about enabling transitions between lower-density and higher-density areas. ● The City should provide greater predictability and streamlined review for approvals of both horizontal and vertical development. Some specific suggestions are included in the following redline.
Below please find our proposed redlines to specific Policies and Actions:
Policy LU-P1.3 Mixed-Use. Encourage mixed-use developments to include a residential and commercial component provide greater proximity between jobs and housing, promote pedestrian activity, and reduce traffic congestion.
Policy LU-P2.2 Community Benefits. Develop a framework to Aallow density/intensity bonuses based on provision of community benefits such as affordable housing, increased open space, public plazas or recreational facilities, and/or off-site infrastructure improvements above minimum requirements.
Policy LU-P3.2 Commercial Development. Encourage development that is compatible with the desired character of the area and with adjacent residential areas, and provides an appropriate transition in terms of intensity of use, height, bulk and design. Encourage the location of commercial development near transit hubs.
Require commercial development adjacent to residential areas to appropriately address traffic, truck loading, trash/recycling, noise, visual impacts, public safety, hazardous material storage, fire safety, air pollutant emissions and odors in a way that minimizes impacts on neighboring uses.
Policy LU-P3.5 Support Service Uses. Encourage businesses that provide a variety of support service uses such as restaurants, daycare facilities, medical clinics, gyms, pharmacies, and markets in locations that are appropriate to serve residential neighborhoods and commercial uses, prioritizing underserved areas of the city.
Incentivize the incorporation of support services by allowing them to be excluded from FAR calculations and/or parking reductions for these uses when they occur in medium- to high-density or TOD land use areas.
Action LU-A5.1 Multi-modal Improvements. Collaborate with Caltrans and other partners to plan and design improvements to El Camino Real that will prioritize safe, convenient transit and alternative transportation. [Comment] We believe there should be stronger language here about the need for El Camino Real to support
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other modes -- like cyclists and walking -- through right of way redesign, the addition of street trees, and protected bike lanes.
Policy LU-P6.2 Hillsdale Shopping Center. Allow redevelopment of the Hillsdale Shopping Center for a mix of uses, including commercial, retail, office, hotel, and residential uses. Update the Hillsdale Station Area Plan or Rrequire preparation of a Master Developmentsite-specific Plan to ensure the site is developed comprehensively and provides appropriate transitions to the adjacent neighborhoods. [Comment] We propose the use of the term “site-specific plan” because there does not appear to be any procedure or definition for Master Development Plan, despite it being referred to here as a proper noun.
Action LU-A6.1 Hillsdale Station Area Plan. Update the Hillsdale Station Area Plan to foster higher density residential, office, and mixed-use, transit-oriented development that connects to neighborhoods to the east and west, improves bicycle and pedestrian circulation and adds park and open space areas. [New proposed Action] Action LU-A10.9 Streamlining of Approvals for Sustainable Infrastructure. Develop a streamlined City approval process for district approaches to sustainable infrastructure, including private utilities that may cross public rights of way.
[New proposed Action] Action LU-A11.5 Transit-Oriented Jobs. Prioritize jobs growth within San Mateo in Downtown and around Caltrain Stations.
GOAL LU-13 Maintain Streamline Development Review and Building Permit processes that are comprehensive and efficient.
Policy LU-P13.1 Development Review Process. Review development proposals and building permit applications in an efficient and timely manner while maintaining quality standards in accordance with City codes, policies, and regulations, and in compliance with State requirements. Implement a maximum number of days for each stage of City Review.
[Comment] Other policies / actions which would be helpful to streamline review:
1. Create Objective Development Standards for residential, office, and mixed-use
2. Develop checklists for project applications
3. Offer inter-departmental pre-application meetings to coordinate requirements for projects
Action C-A1.8 Transportation Fees. Adopt and maintain fees and fiscal policies to fund circulation improvements and programs equitably and achieve operational goals.
Transportation fees generated by a project should be used to improve the transportation network (pedestrian, bike, transit, and vehicular) within the project site and/or greater neighborhood.
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Action C-A2.7 Unbundled Parking. Allow all parking to be unbundled. Encourage residential developments to unbundle the costs of providing dedicated parking spaces. Encourage additional parking capacity created by unbundling to be reallocated as shared or public parking spaces.
Policy C-P4.3 First- and Last-Mile Connections. Encourage and facilitate provision of bicycle parking and shared mobility options at transit centers to provide first- and last mile connections and invest in creating safe, high-quality, separated bike paths and intersection safety improvements within a 1/2 mile of transit centers.
Action C-A6.1 Multimodal Level of Service Standard. Evaluate and adopt an operational metric for all roadway users that accounts for the safe, equitable, and efficient roadway access and prioritizes the safety and comfort of pedestrians and cyclists.
Action C-A7.1 Parking Maximums. Amend the zoning ordinance to replace parking minimums with parking maximums to allow developers and the City the flexibility to provide parking at levels that encourage desired development and are appropriate to the conditions of the development and its context. [Comment] We support this idea, and would love to participate in public meetings regarding establishing these maximums.
Policy CD-P5.1 Building Mass and Scale. Encourage new residential developments to be compatible with the scale of the surrounding neighboring and create appropriate transitions between low- medium-and high-density areas. [Note it says “neighboring”; should this be changed to “neighborhood”?] Policy CD-P6.3 Respect Existing Scale. Encourage new mixed-use and commercial development to respect the scale of surrounding buildings by providing breaks or other methods of architectural modulation in the building face at spacings common to buildings in the area and by stepping back upper floors.
Policy CD-P6.4 Orient Buildings Toward the Street. Encourage commercial development to be located at thefacing streets or plazas in retail areas to encourage pedestrian activity and an active streetscape.
Thank you,
David D. Bohannon
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Laurie and Randy Hietter
September 27, 2022
Planning Commission
City of San Mateo
330 West 20th Street
San Mateo, CA 94403
SUBJECT: Comments on General Plan Update – Draft Goals, Policies and Actions for the Land Use, Community Design and Historic Preservation, Safety, and Public Services Elements
Dear Commissioners:
Please accept the following specific comments on the General Plan Update – Draft Goals, Policies and Actions for the Land Use, Community Design and Historic Preservation, and Safety Elements
LAND USE
I object to the selection of Alternative C. The City took the maximum growth scenario, and made it even bigger to create Alternative C. Many citizens have stated they do not want maximum growth in the City, yet the Commission and Council have gone way beyond RHNA requirements without adequate planning for water, traffic, transit, safety, and public services and facilities.
Please respect the height limits voted in through Measure Y. The citizens have a long history of wanting to maintain the look and feel (and historic nature) of San Mateo. The 8+ glass boxes proposed and/or approved for downtown are radically changing our city.
The YIMBY organizations seem to have an outsized voice in the comments regarding our community. Reinstate the practice of stating one’s address or at least neighborhood. Zoom meetings allow piling on when paid activists can round up additional commenters.
San Mateo used to have an elegant downtown with a wide variety of retail and small businesses. We now have a monoculture of shabby, dirty streets, trash, banks, and fast food.
Stop demolishing the blocks at a time, eliminating small and heritage businesses such as Endo Automotive, Trag’s, Draeger’s, Wing Fat, etc.
HISTORIC RESOURCES
My first comment is that the policies as written are general and leave too much room for interpretation. The revised version of the Historic Goals, Plans, and Policies submitted by Keith Weber and the San Mateo Heritage Alliance should be used instead.
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Planning Commission
September 27, 2022
There are many historic homes and businesses located downtown. We know where the historic districts are located. Please either conduct the necessary historic surveys or at least establish Historic Preservation Overlay Zones (HPOZ) or Conservation Districts to protect our historic resources.
There are some particularly problematic statements in the City’s draft policies as described below.
Policy CD-P3.1
Policy CD-P3.1 says to preserve historic buildings where feasible. Historic resources include buildings, districts, and landscapes. “Where feasible” is not defined and is inconsistent with Goal CD-3.
Replace “historic buildings” with “historic resources.” “Where feasible” should be replaced with “unless preservation would cause health or safety impacts that cannot be mitigated.” Preserve historic buildings resources where feasible unless preservation would cause health or safety impacts that cannot be mitigated.
Policy CD-P3.7
The requirement to analyze alternatives should be applied to all buildings older than 45 years.
Demolition is:
• Not sustainable
• Wasteful
• Creates additional burdens on landfills, and
• Causes excessive dust, traffic and noise.
Action CD-A3.1
Establish and maintain an inventory of architecturally, culturally, and historically significant structures, districts, and sites.
Action CD-A3.4
Create objective design standards for development within historic districts or adjacent to historic structures, districts, and/or culturally important sites to maintain the historic character of these resources.
SAFETY
Grade Separations
Prioritize grade separations at First, Second, Third, Fourth, Fifth, and Ninth Avenues. The grade crossings are dangerous, will cause substantial traffic delays (and related emissions), and cause
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Planning Commission
September 27, 2022
a substantial noise impact, which will be experienced by the new occupants of the 8+ new downtown high-rise buildings.
Emergency Preparedness
Establish or expand an emergency preparedness plan, including community education to ensure community safety in the event of an earthquake, fire, or extended power outages.
PUBLIC SERVICES AND FACILITIES ELEMENT
Cleaning
Prioritize cleaning and sanitation in our downtown and commercial areas. I visit many cities in California and other states and San Mateo has by far the dirtiest downtown I have ever seen.
New York is cleaner. Recent cleaning helped but did not remove the gum and many other stains. This needs to be done weekly. City businesses should have some responsibility for the filth outside their restaurants (especially on Ellsworth Street.
Water
The City has not shown that there has been adequate planning to support the growth that is proposed in the General Plan. Water conservation through efficiency has been ongoing for the last 20+ years. We simply do not have enough water to support this growth. The City must be held accountable to demonstrate the availability of water before issuing more permits.
The quality of life of existing citizens continues to be massively degraded due to growth without the requisite planning for water, circulation, public services and facilities.
Sincerely,
Laurie Hietter
cc: Zach Dahl
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From: l watanuki
Sent: Tuesday, September 27, 2022 11:39 AM
To: General Plan <[email protected]>
Cc: Michael Weinhauer Maurine Killough
; Benjamin Portusach Nash Michael
Keith Weber Laurie Hietter
; Dianne Whitaker Lisa Vande Voorde
Ruth Cradler
Subject: Re: Message to attendees of Virtual General Plan Workshop
Hi Zachary,
Thanks for the clarification on the proposed increases in densities and heights. Are these proposed density and height increases going to be part of the Land-use discussion on 9/27 - 7 pm at the Planning Commission meeting?
The proposed residential density and height ranges in the low, medium, and high categories are still very high on the south side of 4th and the north side of 5th Avenue in Study Area 4 - Alternative C. In the mid 1980’s a developer did attempt to tear down 3 single family homes on 5th Avenue and 3 homes on 4th Avenue for a larger residential project and did not succeed. All the homes were restored back to their original Craftsmen single family home character. Our homes are great starter homes with backyards for young families with children and are part of the early history of East San Mateo next to our historic Downtown.
With these proposed increases in density and height, a residential developer could potentially tear down the entire block of 5th, Delaware, 4th, and Eldorado to build a medium density, 7 story mixed use building with 99 units/acre across from the small one story bungalows on 5th Avenue and Eldorado.
These proposed increases in each category work against our best efforts towards the preservation of our existing housing stock.
Prometheus tore down 25 of our single family and duplex homes on 2-1/2 blocks on 3rd and 4th Avenues, to build more than 213 rental units with Density Bonus for The Metropolitan Apartment Complex.
COMMUNITY DESIGN AND HISTORIC PRESERVATION ELEMENT
The 1989 Building Survey included 9 historic homes (6 are grouped) in Central Neighborhood/East San Mateo from 4th to 10th Avenues, Amphlett to Railroad. These homes were built before 1910, and many of our homes are contributors. We would like to see our existing single family and duplex homes which are Craftsmen, Spanish Colonial Revival, Tutor Revival, Victorian, Queen Anne, cottages, and bungalows better protected. We would like to see concepts from the Historic Preservation Overlay Zones (HPOZ) or Conservation District used. The links to both are attached below. The Central Neighborhood/East San Mateo is part of the oldest neighborhood on the east side of San Mateo. Our homes were built around the same time as the Hayward Park Neighborhood.
The goals and policies of the San Mateo Historic Alliance need to be incorporated into the Community Design and Historic Preservation Element for the protection of our Historic Downtown and other residential neighborhoods on the east and west side of San Mateo.
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There will be more comments for SERVICE COMMERCIAL land-use on S Amphlett and S Claremont.
PUBLIC SERVICES AND FACILITIES ELEMENT
More frequent Downtown and residential street sweeping and sidewalk cleanliness need to be addressed in the General Plan elements. We have a higher concentration of gas stations food marts and neighborhood convenience stores that sell liquor and beer, and fast food businesses on 3rd and 4th Avenues that generate more pedestrian litter. We could use more receptacles in high trash areas near the storm drains.
Residential 5th Avenue has over 80 Sycamore Heritage trees and the leaves do pile up around the storm drains on each block when the parked cars are not moved on street cleaning days. Smaller street sweeping signs can be added next to the RPPP signs on our residential streets that are more heavily impacted with leaves and litter.
Thanks.
Laurie Watanuki
PS. These links explain HPOZs and Conservation Districts.
Conservation Districts
https://forum.savingplaces.org/viewdocument/protecting-older-neighborhoods-thro https://www.sanjoseca.gov/home/showpublisheddocument/24139/636689792753570000
Historic Preservation Overlay Zones (HPOZ)
https://planning.lacity.org/odocument/b40efee2-a905-4d8c-9ae5- 2936d25a9e2c/HPOZ%20Brochure.pdf
http://www.holmbywestwoodpoa.org/wp-content/uploads/2016/07/HPOZ-FAQs.pdf
*****************************************
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Prometheus tore down 25 of our single family and duplex homes on 2-1/2 blocks on 3rd and 4th Avenues, to build more than 213 rental units with Density Bonus for The Metropolitan Apartment Complex.
COMMUNITY DESIGN AND HISTORIC PRESERVATION ELEMENT
The 1989 Building Survey included 9 historic homes (6 are grouped) in Central Neighborhood/East San Mateo from 4th to 10th Avenues, Amphlett to Railroad. These homes were built before 1910, and many of our homes are contributors. We would like to see our existing single family and duplex homes which are Craftsmen, Spanish Colonial Revival, Tutor Revival, Victorian, Queen Anne, cottages, and bungalows better protected. We would like to see concepts from the Historic Preservation Overlay Zones (HPOZ) or Conservation District used. The links to both are attached below. The Central Neighborhood/East San Mateo is part of the oldest neighborhood on the east side of San Mateo. Our homes were built around the same time as the Hayward Park Neighborhood.
The goals and policies of the San Mateo Historic Alliance need to be incorporated into the Community Design and Historic Preservation Element for the protection of our Historic Downtown and other residential neighborhoods on the east and west side of San Mateo.
There will be more comments for SERVICE COMMERCIAL land-use on S Amphlett and S Claremont.
PUBLIC SERVICES AND FACILITIES ELEMENT
More frequent Downtown and residential street sweeping and sidewalk cleanliness need to be addressed in the General Plan elements. We have a higher concentration of gas stations food marts and neighborhood convenience stores that sell liquor and beer, and fast food businesses on 3rd and 4th Avenues that generate more pedestrian litter. We could use more receptacles in high trash areas near the storm drains.
Residential 5th Avenue has over 80 Sycamore Heritage trees and the leaves do pile up around the storm drains on each block when the parked cars are not moved on street cleaning days. Smaller street sweeping signs can be added next to the RPPP signs on our residential streets that are more heavily impacted with leaves and litter.
Thanks.
Laurie Watanuki
PS. These links explain HPOZs and Conservation Districts.
Conservation Districts
https://forum.savingplaces.org/viewdocument/protecting-older-neighborhoods-thro https://www.sanjoseca.gov/home/showpublisheddocument/24139/636689792753570000
Historic Preservation Overlay Zones (HPOZ)
https://planning.lacity.org/odocument/b40efee2-a905-4d8c-9ae5- 2936d25a9e2c/HPOZ%20Brochure.pdf
http://www.holmbywestwoodpoa.org/wp-content/uploads/2016/07/HPOZ-FAQs.pdf
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From:
Sent: Thursday, September 29, 2022 4:58 PM
To: General Plan <[email protected]>
Subject: General Plan
Please be aware that over-building impacts classroom populations, hospital capacity, and medical provider availability. New schools have not been established within neighborhoods that have experienced the recent amount of multiple new buildings. These oversights negatively affect both teachers and students. In regard to hospital and/or medical services, long waits already exist for doctors' appointments. Additionally, having blood drawn in our hospital labs requires a significant amount of wait time before seeing a lab tech. The present population in San Mateo currently impacts these important needs in our lives. What provisions have been made to expand the amount of schools, teachers, doctors, and medical services?
Realize that the massive structure at the end of B Street has eroded the historical environment of downtown San Mateo. Know that it is heartbreaking to lose what was considered a very pleasant and historical town. Density of multiple new buildings in the downtown area has eroded the image of San Mateo as well as impacted the flow of sunlight now blocked by these buildings and structures. The ambiance of historic San Mateo has been lost by careless disregard resulting in "tunnel vision" to meet building quotas.
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From: Catherine Marreiro
Sent: Monday, October 17, 2022 9:20 PM
To: General Plan <[email protected]>; Zachary Dahl <[email protected]> Cc: Amourence Lee <[email protected]>; Joe Goethals <[email protected]>;
Subject: Letter to the City Council for the Nov. 7 General Plan goals discussion
Dear members of the City Council and planning staff,
We appreciate the Planning Commission discussion Sept. 27 on land use goals for the general plan.
Commissioner Adam Nugent’s perspective that new zoning should be consistent on the same block especially when transitioning to residential uses makes sense, and we would appreciate it if you would also consider that need when outlining goals for the general plan. You can see in our original letter signed by 19 residents to the Planning Commission and planning staff that his perspective tracks with ours that the new zoning should be consistent on the same block. We also wanted to clarify that the zoning for the residential uses on the block would already be limited to three levels, so any new zoning for the mixed-use commercial should closely match that and be limited to the current 50-foot zoning cap.
Thanks for your consideration of our request, and please read our original letter below.
Catherine and David Marreiro
31 S. Claremont St.
Dear members of the Planning Commission and planning staff,
The Land Use Alternatives maps were a tremendous undertaking and we appreciate staff’s efforts in creating them. With hundreds of tiny squares on these maps, there may be some missing elements and this is where we would like to take the opportunity to address a potential concern with the designation for the block at 545 First Ave., the current site of Hassett Hardware.
This site, at the corner of Delaware Street, is where the commercial uses of downtown transition to the residential area of North Central San Mateo. The immediate residential uses are mainly single-story houses with a few two-story houses. There is also a three-story condominium building on the block. The Hassett site, along with the Andrews Building immediately to the north, is currently zoned commercial, with a 50-foot cap.
The Land Use Alternatives map designates the section of this block as both mixed-use medium 4-7 stories next to residential low 1-3 stories on the same block. On paper, the transition may make sense since the highest use for residential is 3 levels and lowest use for mixed-use is 4 levels. In reality, however, the current conditions are different. The potential jump up to 7 stories, and possibly up to 9 with state density bonuses from SB 35, means there is a very real possibility that there could be a 9- story commercial building immediately next to a single-story residence. While that is a worst-case scenario, we worry establishing such zoning could make the possibility real as the new property owner for the Hassett site has a history of commercial development. If the adjoining Andrews building is purchased by this developer, the potential for this rises.
As part of the goals section of the General Plan discussion, we ask that consideration be provided to current uses in residential areas and that zoning reflect the need to transition heights into these areas.
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We also ask that zoning on the same block be compatible.
We enjoy having Hassett here and appreciate its convenience and ability to provide jobs for neighborhood youth, and would love for it to stay. We could envision a new development with the current store returning on the ground floor and up to 3 levels of housing under the current 50-foot cap.
We also could see a 3-4 level condominium building with limited parking to address this area’s need for “missing middle” housing that transitions from commercial to residential areas. We also understand that a 5-level housing development could be built under the current cap. We are absolutely fine with these scenarios to varying degrees. As is typically the case with new development with a significant shift in land use, we would hope that there would be some accommodations when possible when it comes to setbacks, stepbacks and, when possible, retention of daylight planes.
We understand one of the main goals of the General Plan was to provide areas in which new housing could be built to address this area’s growing need. We recognize this site’s potential for new housing and welcome it as high as 50 feet, if done well and with some accommodations, and would prefer it to be slightly lower to transition better to the existing North Central neighborhood, which includes the city’s oldest house directly across the street and a number of unique and interesting single-family homes in a traditionally low-income area of the city.
However, we would also like to be treated the same as other areas of the city and other blocks, which had accommodations for transitions to neighborhoods. Nowhere else in the city is there the potential for a current single-story residential use immediately next to a potential 9-story commercial building in any of the Land Use Alternatives map.
To summarize, we would like a goal established that any new zoning remain compatible within the same block so that heights stay within 2-3 floors of the current average after any density bonuses, that future development transition into established neighborhoods, and that the height for any future development on the commercial portion of this block be limited to allow for these two requests.
We are submitting this request as part of the goals section of the General Plan discussion but can also submit it during the Land Use Alternatives section when the draft General Plan is discussed next year. If there is another time for us to submit this request, or any other action we must take, please let us know.
Thanks again for the effort in creating this plan, receiving our concerns, and making the necessary modifications.
Catherine and David Marreiro
31 S. Claremont St.
Woodrow Andrews
501 First Ave. (Owner of The Andrews Building)
Yan Li
26 S. Delaware St.
Jessica Huang
30 S. Delaware St.
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Val Lucero
34 S. Delaware St.
Jon Mays and Dayna Alpine
38 S. Delaware St.
John Aikin
45 S. Delaware St.
George and Olga Derby
105 S. Delaware St.
Citania Tam
619 First Ave.
Gary and Olivia Edwards
615 First Ave.
Susan and Wayne Purdom
61 N. Claremont St.
Daryl Khoo
21 S. Claremont St., Unit 12
Nicole and Mark Engler
55 N. Claremont St.
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From: Louie Carignan
Sent: Tuesday, October 18, 2022 12:23 PM
To: General Plan <[email protected]>
Subject: General Plan From 1710 to 1804 Leslie St
Hi, my name is Louie Carignan. I represent 5 business owners that are located on Leslie St, in San Mateo, the 5
th being myself. We were very involved in the general plan process before Covid, working with Julie Klien. Since covid we have not been able to be as involved as we like but would like to restart our efforts. To get right to the point, we are hoping to have our zoning evaluated and possible changed from commercial to mixed use. If you look up our street you will see we are surrounded by residential and or mixed use zoning. As the years have passed and more and more residential development has gone up around us, it has created a pocket that doesn’t best serve the community. We are located right at the Hayward park train station, as well as being within walking distance to Parks, restaurants and shops. Please if you haven’t already, take a quick look at our street. We believe it would be a shame if this was over looked during the general plan process. From 1710 to 1804 Leslie St are the 5 lots asking to be evaluated and possible be changed from commercial to mixed use. If you have any questions, please let me know.
Thank you for your time and consideration
Louie Carignan
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MEMORANDUM
DATE August 31, 2022
TO San Mateo Planning Commission
FROM Joanna Jansen and Carey Stone, PlaceWorks
SUBJECT Summary of General Plan Subcommittee Input on the Draft Policies and Actions This memorandum summarizes the General Plan Subcommitee (GPS) input on the draft policies and actions. The GPS met three times on August 11, 18, and 30, 2022 to review and provide feedback on the policies and actions.
GENERAL COMMENTS
• Overall, the GPS felt that the draft goals, polices, and actions are well written and reflect community input to date.
• Make sure there is deliberate thought given to which policies begin with “continue to” versus which ones do not.
• Climate change should be featured prominently in the General Plan, and the General Plan and the City’s Climate Action Plan should align.
• Highlight climate change and sustainability similar to how environmental justice policies and actions are highlighted, or consider if we should have an Energy and Climate Change element.
COMMUNITY DESIGN AND HISTORIC PRESERVATION ELEMENT
• Aspire to make El Camino Real a space to spend time, not only a space to rush through. • Replace “pedstrian-oriented” with “people-oriented.”
• Throughout the design-related policies, shift language to be less subjective and more objective.
• Include objective standards to preserve historic resources • Add language that emphasizes the importance of keeping architectural details at the human-scale.
• Acknowledge the important architectural features of traditional pre-war architecture that should be carried forward in new development downtown. • Preserving cherished and beautiful historic buildings is important, but historic preservation should not be weaponized to prevent homeonwners from upgrading their own property or to prevent needed new housing.
• Define “character” to clarify that it refers to visual or architectural rather than social characteristics.
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• The General Plan should address historic preservation at a general level of detail and not get into the weeds; the Historic Preservation Ordinance and State and federal regulations should provide more detail.
• Goal CD-2 should reference preserving heritage trees “where feasible.” Sometimes old trees are dangerous and need to be removed. Goal CD-2 should also reference median trees.
• Policies and actions under Goal CD-3 should be broadened to refer to historic “assets,” not only buildings, consistent with the wording of the goal. Consider adding policies or actions under Goal CD-3 to adopt incentives for property owners to preserve and/or restore historic assets.
• In response to Goal CD-4 about City Image, some GPS members expressed that San Mateo has lost a sense of a identity that distinguishes it from other Peninsula cities, and that the General Plan could be an opportunity to clarify what makes San Mateo unique.
Some ideas were Downtown, dining, Hillsdale Mall, and the San Mateo Bridge. A unique identity should be consistently expressed through signage and other City materials. • Under Goal CD-5, delete Policy CD-P5.1 regarding building mass and scale. This policy is too vague and is not needed; the desired outcomes are addressed more clearly and explicitly in other policies under this goal.
• Consider adding area-specific design policies for the San Mateo Park and Baywood- Aragon neighborhoods.
CONSERVATION, OPEN SPACE, PARKS AND RECREATION ELEMENT
• Address public accessibility of private open spaces, including signage. • Address the lack of access to recreational facilities for neighborhoods east of El Camino Real and especially east of 101.
• Add language about public spaces that are age-integrated and offer spaces for teens. • Strengthen references to local school districts and mutual collaboration in support of recreational access.
• Confirm that the parks figure accurately reflects facilities at Bayside/Joinville (school district property), Dale Avenue, and Station Park Green. • Add an Action under Goal COS-2 to develop a volunteer stewardship program, especially as the City opens up access to creeks.
• Goal COS-4 should acknowledge the importance of reducing vehicle miles traveled as a way to improve air quality.
• Goal COS-6 could include an action to modernize and make more accessible data that the City has on areas with high archaeological sensitivity. • Policies under Goal COS-9 should mention wi-fi, water fountains, and restrooms public amenities offered in park and recreational facilities.
• Consider an action under Goal COS-10 to do more frequent surveys of residents to ask about park and recreation amenities.
• Add an Action under Goal COS-11 to identify new funding sources for parks and recreation facilities.
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PUBLIC SERVICES AND FACILITIES ELEMENT
• Consider whether we need to add more policies about code enforcement in the General Plan.
• Sewer laterals upgrades should be covered in the General Plan to address leakage. The policy could help encourage sewer laterals maintenance and replacement. Reference the City’s program that helps subsidize these type of upgrades. • Add “as needed” after new fire stations in Policy PS-P1.3. Fire stations are a very expensive investment.
• Add a policy that encourages existing homes to convert to water efficient landscaping under Goal PS-2. Offer incentives, rebates, and education in partnership with Cal Water. • Mention greywater and potable water in Action PS-A2.1. Also, reference the City’s water treatment facility where there are ongoing measures to produce greywater and potable water. Maybe there is more that can be done to encourage greywater systems in residential and commercial buildings.
• Include stronger language about water conservation in Policy PS-P2.2. • Add the word “coordinate” to action PS-A3.1.
• Add “and bay” after lagoons at the end of Policy PS-P3.3. Simplify and make this policy stronger.
• Mention bicycle and pedestrian projects in Action PS-A3.3. • Add “consider” at the beginning of Policy PS-P4.3.
• Add language that encourages green space in Policy PS-P4.9. • Under Goal PS-5, add a policy or action about encouraging the development of licensed preschool facilities. This should be a priority. Also work with school districts to encourage efforts to provide more before and after school programs. • Agree with Policy PS-P5.2, but rewrite the policy to make it more clear. Explain what “compatible with surrounding land uses” means.
• Emphasize non-residential development in Action PS-A5.2. • Revise Policy PS-P5.5 to address inadequacies in existing childcare facilities. There are a number of existing facilities under Parks and Recreation that cannot be utilized for child care because they do not meet the square footage requirement to be a licensed facility.
We need to go beyond retaining facilities and consider if there are some existing facilities that need to be shutdown or expanded. Also, collect park fees and make it a priority to expand existing childcare facilities.
• Add a policy under Goal PS-6 about distributing health centers throughout the city to make sure they are accessible. Also add a policy about mobile health care, perhaps the City can help support the County’s efforts.
• Ensure Policy PS-P6.3 balances the need for social services in each community while also ensuring that services are not concentrated in one area. • Add nonprofits and community based organizations to Policy PS-P6.4. Revise this policy to say “support vulnerable populations by prioritizing reduction of vulnerabilities” and then list nonprofits and religious groups to help.
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SAFETY ELEMENT
• Support efforts to underground utilities.
• Revise the examples in Policy S-P1.7 to include data-driven defensible design examples. • Consider vulnerable road users, such as pedestrians and bicyclists, in Policy S-P1.8 and Action S-A1.10. Do not support expansion of Highway 101 and other roadways. Focus on designing roads that help prevent traffic fatalities. There should be a reference somewhere in the language that addresses roadway design for vulnerable users. • Revise Policy S-P5.6 to ensure monitoring of peakload water supply is occurring by the appropriate entity.
• Add policies and actions to reduce per capita energy use, such as “encourage energy use reduction by incentivizing active transportation and reducing single occupant vehicle use”. Another policy could be “encourage the creation of energy efficient homes, businesses, and other buildings”. Possible actions could be “encourage energy use reduction through the creation of safe and comfortable opportunities for active transport modes by implementing the City’s pedestrian and bicycle master plan and focusing new development near major transit nodes”. Another action could be encouraging the installation of energy efficient home insulation, weather sealing and other physical means to reduce heating and cooling needs through greater Title 24 building efficiency.
• Cover energy saving appliances and electric appliances.
NOISE ELEMENT
• Revise Policy N-P1.2 to add a reference about outdoor equipment such as leaf blowers and two-stroke engines. Maybe the policy can be revised to list the known noise irritants. Consider adding a reference about outdoor equipment in Policy N-P2.1. • Consider whether the roads mentioned in Policy N-P2.4 will actually be widened since Caltrans has been deprioritizing widening of roads.
• City could help reduce traffic speeds in Policy N-P2.4 since they are a noise generator. • Emphasize or add more about railroad noise.
CIRCULATION ELEMENT
• Support for many of the revisions requested in the letter submitted by Move San Mateo.
• Add a threshold for the size of development when we say “require new developments to” in the policies and actions. Applying requirements for new development makes sense for larger projects.
• Replace walking, bicycling and transit everywhere it appears with “transit and active transportation modes”. A few subcommittee members disagree and believe the General Plan should include commonly known terms.
• Add an action under Goal C-1 that requires implementation of the pedestrian and bicycle infrastructure outlined in the Circulation Map anytime a roadway is resurfaced.
This is partially covered by Action C-A4.2, but it only mentions bicycle infrastructure and could be expanded to include pedestrian infrastructure.
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• Revise Policy C-P1.3 as follows:
o Delete “works towards”.
o Revise policy to say: Use a safe systems approach for transportation planning, street design, operations, emergency response, and maintenance that proactively identifies opportunities to “improve safety where conflicts between users exist in order to eliminate traffic fatalities and serious injuries in our roadways”.
• Revise Policy C-P1.5 to address high capacity travel, facilitate efficient travel, and limit left turns during high traffic hours. However, there may not be much the City can do because El Camino Real is a State road.
• For Action C-A1.5, study not only where people already go, but where they would like to go and build routes around their needs.
• Clarify the word “consider” in the second sentence of Action C-A2.1. • Be more specific about “safe routes to school” in Action C-A2.5. • A few subcommittee members would like to revise Action C-A2.7 to say “required” instead of “encourage”, but some believe the General Plan should stay high level. • Modify Policy C-P3.2 to require the widest sidewalks that are feasible and comfortable. • Unsure why Policy C-P3.4 is under the pedestrian goal. • Action C-A3.1 should be revised to clarify that there is an urgent need for implementation of pedestrian improvements.
• Add increasing sight lines and removing conflicts at the cross walks to Action C-A3.5.
There should be an action about the visibility at cross walks for pedestrians. • Change “transit centers” to “community destinations” in Policy C-P4.3. • Add “undercrossings” in Action C-A4.3.
• Add “at intersections” to Action C-14.6.
• There is a transit operator shortage not ridership shortage. Maybe we need to change the focus to “increasing the service” instead of “increasing ridership” in Policy C-P5.1. • Break Policy C-P5.5 into two policies. Also, revise the policy to educate the public about all alternative travel modes, not just transit.
• Do not limit Action C-A5.2 to only include disadvantaged communities. There should be a focus on disadvantaged communities, but the action should be expanded to other areas.
• Explain what vehicles miles traveled per capita is in Goal C-6. Say “efficient and safe” operations and also say “residents” instead of “modes”. • Revise Policy C-P6.4 to include a reference to improving the City’s process to request and receive traffic calming measures on residential streets. • One subcommittee member would like Action C-A7.2 revised to say “implement” instead of “evaluate”, but another subcommittee member disagreed. • Revise Action C-A8.4 to address data privacy. Do not limit the action to new technology options, we should require this from public transportation as well.
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• Prioritize traffic calming measures in Goal C-6 and focus on areas with the highest vehicle collisions. Add an action under this goal that calls for annual vehicles, pedestrian and bicycle counts at different intersections to measure how the City is doing. • Add an action that requires new development in Downtown to have shared parking agreements that allows the public to use the parking space in the evenings. One subcommittee member believes we should remove existing public parking spaces if we are adding more public parking opportunities in Downtown. • Add a new policy or action about education under Transportation Demand Management. There are programs out there where people can trade in their car to get transit and e-bike credits.
• Add a policy or goal about connecting neighborhoods or reducing barriers to help traffic flow, for example there is a wall that separates the Shoreview neighborhood and the new parks on J Hart Clinton Drive.
• Place a stronger emphasis on traffic efficiency, infrastructure, traffic calming, and parking in the Circulation Element. One subcommittee member believes the focus should be on getting people out of their cars, which helps reduce traffic. • In addition to greenhouse gas emissions, also reference vehicle miles traveled in the goals of this element.
• Consider how some of the emerging technology trends could change the city if they actually came into fruition.
• Add an action about school safety speed zones.
• Make sure we are prioritizing local projects, not only regional projects. • Concern about scooter safety.
LAND USE ELEMENT
• Revise Goal LU-1 as follows:
o Change “citizens” to “residents.”
o Include a reference about affordability. Suggested revision could be “provides ample housing which is affordable at all levels”.
o Consider using “balanced” instead of “orderly” growth. • Revise Policy LU-P1.1 to add the word affordability. Would like to see one or two actions that could meaningfully achieve this policy.
• Revise Action LU-A1.1 to be more specific. Would also like to see an action about maintaining a real time list of pipeline projects such as the amount of office, jobs and housing that is planned. There should be a requirement that we report this information on an annual basis.
• Consider using “encourage” instead of “require” in Policy LU-P1.2. • Unsure why Action LU-A1.2 is titled as surplus land inventory. • Revise Policy LU-P1.3 to say, “component to provide”. • Policy LU-P1.6 may be outdated.
• Define what the Sphere of Influence is in Policy LU-P1.7. • Define the term ”equity priority communities” used in Policy LU-P1.8.
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• Flush out the community benefits in Policy LU-P2.2. Would recommend building heights above 65 feet only for projects that provide housing as a community benefit. An increase in height should be tied to housing being a major part of that building and also providing a greater amount of below market rate units than what the City’s inclusionary ordinance requires. Include high quality materials and context appropriate design as a community benefit for taller buildings. One subcommittee member believes we should be careful about how much we ask for from developers because there are other ways to make a project pencil that may not benefit the community, such as hiring out-of-state labor.
• Add the concept of access to commercial services in Policy LU-P2.5. • Add the word “recreation” to Goal LU-3.
• Add circulation somewhere in Policy LU-P3.2, but unsure were. • Policy LU-P3.6 seems to be outdated.
• The following comments were received about Policy LU-P3.9:
o This policy should not dictate the type of businesses. Delete “to research and development, bio-tech, and life sciences uses, and/or”. o Clarify what “as far as possible from high-volume roadways” means. o California Air Resources Board recommends against siting sensitive uses, like housing, within 500 feet from high-volume roadways which is defined as 100,000 vehicles or more a day. El Camino Real does not meet that criteria, but Highway 101 and State Route 92 East of El Camino does meet the criteria. There seems to be contradiction in the General Plan, we say we have a policy to locate new residential away from high volume roadways, but Study Area 7 and another study area along State Route 92 are designated as high and medium density residential.
• Revise Policy LU-P3.12 to encourage the design of publicly accessible spaces that people can intuitively know the space is for their use.
• Comments received on Policy LU-P3.14:
o This policy is the same policy as PS-P5.2.
o Policy is outdated and confusing, it needs wordsmithing. o Delete the rest of the policy after the first sentence. o The school district and the City have a 55 year lease on Bayside Park. Maybe we can have a separate policy that references Bayside Park because that lease will come up at the end of this General Plan.
• Replace “support” with “prioritize” in Action LU-A4.1. • Action LU-A5.1 is missing what the alternative transportation is alternative to. Change “alternative transportation” to “active transportation”. • Encourage buffers between people and cars in Policy LU-P5.2. Mention the City’s tree planting plan here. There needs to be a discussion about downtown landscaping in this policy.
• Add an action about the pedestrian mall.
• Revise Policy LU-P6.1 to say world class transit-oriented “mixed use” development. • Concerned about including the term “gentrification” in Policy LU-P8.2.
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• Add green space where it says “includes retail, services and housing” in Policy LU-P7.1. • Add biking and walking facilities to Action LU-A7.2, similar to Bridgepointe. • Add a separate policy or action for the King Center instead of including it in Policy LU- P8.3. There is a need to enhance the King Center beyond maintaining it. Also, confirm if the park impact fees are only supposed to be for physical park improvements and address this in the action.
• Identify other funding sources in Action LU-A8.3.
• Unsure if we should keep convenience markets in Policy LU-P8.5 since they do not typically provide healthy foods.
• Suggested revisions to Action LU-A8.5:
o Maybe we can say “balance safety improvements with optimizing the existing parking supply” or “balance the design of the safety improvements.” o There was a North Central community based transportation plan that was well received. Reference the plan or maybe we need to complete a new plan, it received a lot of public support at that time.
o Possible new language “the plan shall seek to make the North Central neighborhood streets a measurably safer place while improving accessibility for residents and visitors. Parking availability and access shall be featured as a factor in assessing the planning and design of projects. Changes shall be developed and enacted with the expressed purposes of improving health, safety, welfare and comfort for members of the community”. • Add “sanitation” to Action LU-A8.6.
• Comments received on Policy LU-P8.7:
o Not sure this is within the City’s purview; the County health department has been closely working on healthy food in school efforts. o This policy seems outdated.
o There was a question about whether the school district has a meal program for the summer or if the City can help fill the gap. Historically, the school district does not provide food for the community in the summer only for summer school.
o One subcommittee member asked if we could add language about “explore or incentivize plant based foods in schools”, but a few subcommittee members disagreed.
o Maybe this policy should go beyond schools. Having fresh produce in neighborhoods is the key thing people need access to.
• Modify Action LU-A8.7 to go beyond partnering with neighborhood organizations and instead also encourage neighborhood cleanliness and beautification programs that do not rely solely on volunteers and neighborhood organizations. • Highlight how members of the public can influence development projects through community engagement under Goal LU-9.
• Add child care in Policy LU-P9.1 as a feature of public meetings that will increase attendance.
• Add a policy or action about recycled water under Goal LU-10. Remove the word “boldly” from this goal.
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• Change “reduce” to “eliminate” in Policy LU-P10.2 since this is a long term plan. • Change five years to three years in Action LU-A10.3 since the reach codes and building codes come out every three years.
• Improve the definition of “provide a living wage” in Action LU-A11.1. Maybe we should say “a wage that is indexed to the cost of living”.
• Mention “support remote work options” and “public wifi” in Policy LU-P11.3 about telecommunications.
• Clarify what projects Action LU-A12.1 would apply to. This action is also not clear. • There is no action for the Shoreview shopping center, only for the Bridgepoint and Bel Mateo shopping centers. Add an action for the Shoreview shopping center. • Add an action about jobs housing balance. Mountain View’s East Whisman Precise Plan has a requirement of 3 units of housing to be built for every 1,000 feet of commercial.
Redwood City’s General plan also specifies a maximum additional residential capacity of 2,500 units, a maximum additional office capacity of 574,667 and a maximum additional retail capacity of 100,000 sq. ft. within their Downtown area. Would like to see a similar action in the General Plan.
• There is an area in the Land Use Map that is designated mixed use low right next to State Route 92, across from The Fish Market, City Council asked for this parcel to be designated as mixed use medium but it was recorded in the notes as mixed use low.
Note to staff to go back and watch the recording to double check. • Add an action to increase the urban tree canopy while maintaining existing trees as much as possible. Identify neighborhoods with less street tree canopy and adopt programs to add climate adapted trees to the right of ways and front yards of adjacent properties.
• Add an action under the Hillsdale Station Area about working with Caltrain to make the station accessible for biking.
• Ensure there are roughly equal heights along contiguous blocks. There are some blocks where it goes from residential to mixed use. Important where it changes to residential and mixed use to have a consistent height between these types of land uses. • Add mention about having less paved surfaces that reflect heat in our city under climate change and sustainability.
• Add a policy or action about green infrastructure in multi-unit developments under climate change and sustainability.
• Consider how Assembly Bill (AB) 297 would eliminate parking requirements for projects within a certain distance of transit.
• Think about how the City is moving towards reallocating the public space for a wider variety of uses that could be used by small businesses. • Mixed use should not only include office and residential, but it can also include commercial service type of uses.
• High speed rail is a huge land use issue that should be addressed further. Add a reference to preserving access to Downtown and neighborhoods.
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MEMORANDUM
DATESeptember 29, 2022
TOSan Mateo City Council
FROMJoanna Jansen and Angelica Garcia, PlaceWorks
SUBJECTSummary of Planning Commission Input on the Draft Policies and Actions This memorandum summarizes the Planning Commission (PC) input on the draft policies and actions from their meeting on September 27, 2022. The PC reviewed and provided feedback on the policies and actions for the Land Use, Community Design and Historic Preservation, and Safety Elements.
LAND USE ELEMENT
•General agreement with the General Plan Subcomittee’s input on the Land Use Element. •The following comments were made about Goal LU-1:
oReplace “orderly” with “balanced” and “citizens” with “residents” in Goal LU-1. oReplace “plan carefully for orderly growth” with “implement sustainable and equitable growth” in Goal LU-1. Add “environmental” after “economic.” oOne Commissioner was okay with keeping “orderly” but recommends adding “balanced.”
oInclude an action or policy in the General Plan that give the PC a tool to ensure that the City has balanced jobs and housing growth over the next 20 years. Examples of specific plan policies were provided:
▪East Whisman Precise Plan encourages a healthy jobs and balance ratio by requiring 3 units of housing for every 1,000 sqaure feet of commercial. ▪Redwood City’s Downtown Specific Plan specified maximum limits for new residential units, office space and new retail space.
oOne Commissioner was unsure if the General Plan should set requirements or caps for the number of new residential units and commercial or retail office space. Instead, they recommended adding an action that says “study the possible implementation of jobs- housing balance guidelines.”
•The following comments were received about Policy LU-P1.1:
oConsider how we can lift up places like North Central and gain parity with more affluent neighborhoods without displacement. Look at actions that will meaningfully achieve this issue. Provide examples from other jurisdictions.
oAdd “place an emphasis on desegragrating high-value neighborhoods through innovative approaches and by integrating affordable housing into those areas.” •The following comments were received about Action LU-A1.1:
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oMake the language more specific.
oChange “periodically” to “yearly” or set a time period. The City could track office and retail development on a yearly basis, consistent with how housing is tracked. •Flesh out what community benefits we are looking for as early as possible. Do not aggragate the jobs-housing balance. Community benefits in exchange for taller heights could include fair labor provisions, or metrics for maintaining a jobs housing balance, and below market rate housing above the required amounts. One Commissioner suggested a new action to “study community benefits prioritization or standards.” These comments are in reponse to Policy LU-P2.2.
•Revise Policy LU-P3.1 to say “individuals, families and households.” •Add a new action in connection with Policy LU-P3.5 that says “study, and as feasible, implement economic incentives to encourage and sustain the development of support services, partciularly in underserved areas.”
•Add “incentivize through fee reduction and visitor perks, sustainable modes of travel, to and from the city, to reduce both the use of air travel and gas powered vehicles” at the end of Policy LU-P3.7.
•Change the word “accessible” in Policy LU-P3.8 since the word can be used to refer to access for people with disabilities, which does not appear to be what this policy is referencing. •Revise Policy LU-P3.9 to make the uses more general, instead of specifying uses.
Recommended changes to air quality policies would add clarity to the statement that residential uses should be located as far as possible from roadways. •Disagree with “establish residential densities consistent with surrounding densities” in Policy LU-P3.14 about school site reuse. Clarify and simplify this policy. Maintaining open space in the neighborhood is important as well.
•Agree with Policy LU-P5.2.
•Add language ensuring new plans for Bridgepoint include “robust and safe access for pedestrians, bikes, and transit riders to connect with the City’s transit corridors such as Caltrain and El Camino Real” in Action LU-A7.1.
•Incorporate the language Commissioner Nugent previously provided at the General Plan Subcommittee meeting for Action LU-A8.5. It is also important to improve housing conditions in North Central without displacement.
•Consider if Action LU-A8.1(d) could be a burden for small businesses. •Add “focus the effects of climate calamities on the less advantaged communities and how to protect them from eminent danger and displacement, and just as importanly, how to rebuild their community after major incidences” at the end of Policy LU-P10.1. •Change “five years” to “three years” for greenhouse gas inventories in Action LU-A10.3. •Revise Action LU-A10.4 to include “map out potential microgrid locations and partner with Peninsula Clean Energy to implement a sustainable and resilient system that can be used as a pilot program for locally generated power not reliant on outside power sources. The
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districtwide system would also serve as a safe zone during times of interruption to the typical power sources.”
•Concerned about unintended outcomes that may result from Action LU-A12.1. Do not agree with studying fiscal neautrality on a project by project basis. Study a “balanced” fiscal neutrality policy. Link the study to a jobs-housing ratio and complete the fiscal analysis on a district level instead of parcel by parcel. Revise the action to strike out “that would require developers of projects that[….]Community Facilities Districts.” Add “Any fiscal nuetrality policy shall be linked to a jobs-housing balance goal.” •One Commissioner requested more information on why fiscal neutrality is being included in the General Plan.
•Add an action below Goal LU-13 that says “streamline new residential construction when they meet objective design standards.”
•Add a statement in the General Plan that says “make climate change the overriding factor in amending the General Plan as it pertains to all other elements of the plan. Implement actions to improve and prevent the known and projected affects of climate change”. •Add a new action to “partner with the County of San Mateo and other jurisdictions to explore the feasibility of a public bank focused on local infrastructure funding and efforts to alleviate impacts of climate change.”
•Use “displacement” instead of “gentrification” in the policies and actions. •Add an action focused on increasing the urban tree canopy. •Agree with the environmental justice policies and actions.
COMMUNITY DESIGN AND HISTORIC PRESERVATION ELEMENT
•There was a question about whether Policy CD-1.2 is still needed in the General Plan or if the policy should be deleted. Views of the hills are already being impeded by new development, e.g. in Fiesta Gardens or near Trader Joe’s. •Define what the criteria is for a scenic roadway in Policy CD-1.3. It is important to see the foothills and the bay, but maintaining scenic views should not stifle housing. •Policy CD-P2.1 is important.
•Ensure the requirement of replanting trees in Policy CD-P2.2 is not a burden on low-income residents.
•Delete “encourage planting of” and say “plant” instead in Policy CD-P2.7. •The following comments were made about historic preservation and Goal CD-3:
•Concern historic districts may be a type of downzoning because it limits the use of the property to less than it would otherwise be.
•Add a policy to “fiscally offset a historic district designation that negatively affects affirmatively furthering fair housing due to the reduction of available land resources per the new designation.”
•Add a policy to “explore a moratorium on new historic districts until City has met current and past regional housing needs allocation for affordable housing.”
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•Add a policy to “establish an ordinance that would prohibit a new historical district until it has met its fair share of affordable regional housing needs allocation quota within its boundaries.”
•Good objective design standards should recreate what people like about historic buildings.
Fear of loss of beautiful buildings should be treated as legitimate and real. Create policies that can produce buildings the community would like to see at a scale that meets our needs and does not prevent development.
•Incorporate public awareness into all the actions under this goal. •Historic preservation embodies shared community history and how we make meaning in our own lives. Architecture, history, memory, and meaning all come into play. State and federal standards are about events and people, not just buildings. •Need updated and complete surveys and draft standards about historic resources. Facilitate dialog about what is worthy of preservation to make things less adversarial and more about a shared value of where we live.
•There needs to be clear language in the policies.
•Define the “local historic preservation objectives” mentioned in Action CD-A3.2. Defining the objectives should involve community engagement.
•Make the definition of how resources are designated as historic stronger. This comment was in response to Policy CD-P3.3.
•Add “ensure that the public is aware of all the factors the City must consider in approving or denying a project and how past segregation policies adversely affect disadvantaged communities today and what the City is doing today to address these legacy issues” to Policy CD-P3.4. One commissioner agrees with the revisions requested by the San Mateo Heritage Alliance.
•There were several comments about the word “character” in Goal CD-4 and Goal CD-5:
oOne Commissioner said to be thoughtful and specific about what the City means when we say “character.”
oOne Commissioner asked what is San Mateo’s “unique character”? oOne Commissioner believes the public thinks “character” means being able to look at example buildings they like and example buildings they do not like and ask for rules to encourage or require new development to produce results that look like buildings most people like.
oOne Commissioner recommended saying “physical characteristics” or a similar term to avoid confusion that “character” refers to people. They also recommended that there should be an action to establish a “brand identity package” for the City. •Delete “encourage” and replace with “include” in Policy CD-P4.9. •There was a question about whether we want to keep “maintain the existing quality of all neighborhoods” as mentioned in Goal CD-5. Revise this goal to say “balance the growth and evolution of residential neighborhoods with the need to maintain and enhance their existing characteristics and physical qualities, if and when such are defined in the General Plan, through the appropriate design of new development.”
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•The following comments were made about Policy CD-P5.1. oUnclear what “compatible” means.
oAvoid stark differences in building mass within a single block. As we update zoning throughout the city we should make blocks internally consistent. . oAnother Commissioner noted that very tall multi-family homes could cause privacy issues for adjacent single family residences.
•Change the language in Policy CD-P5.3 and/or Policy CD-P5.4 to make these policies similar to one another since they are both discussing design standards, except one policy is for single family and the other is focused on multi-family. Could say “encourage” instead of “ensure” in Policy CD-P5.4.
•Revise Policy CD-P6.2 to say “locate windows and active uses along ground floor.” •The PC provided the following comments about Policy CD-P6.3:
oFaçade breaks and stepbacks in upper floors do not necessarily result in architectural designs that the community likes. Public preference tends to favor pre-war buildings that are designed beautifully and include intricate human-scale details, even when they are tall and upper stories do not step back
oThis policy is important but has to be based on more refined architectural and sociological understanding. The way to respect existing scale is by focusing on the architectural detail and the building width and rhythm. Develop objective design standards that avoid massiveness and monotony at ground level for new development anywhere we expect people to walk.
oDo not overdo step-back requirements in San Mateo.
oDelete text after “by providing breaks…”. One Commissioner did not agree with striking out this text.
oThis policy should be specific but maybe stepping back upper floors is not the right solution.
•Revise Policy CD-P6.5 to instead say “encourage commercial projects to avoid providing required parking that is visible from the ground floor or results in blank walls along any visible façade.”
•Policies CD-P3.1 and CD-P3.2 are too vague. Incorporate stronger language similar to what is included in the letter from San Mateo’s Heritage Alliance. •The following comments were made about the letter from San Mateo Heritage Alliance related to historic resources:
oAgree with including Goal CD-3.1. Maybe this goal can replace Policy CD-P3.1. oGoal CD-3.2 goes too far and should not be included.
oThere was a discussion about Action CD-A3.1, which should have been labeled as a policy in the letter. One Commissioner believes the 45-year threshold is too restrictive and the other Commissioners agreed.
oAgree with Action CD-A3.3 (public appreciation) and Action CD-A3.5. •Add a policy or action in the General Plan that encourages minor commercial uses, such as corner stores, in residential neighborhoods.
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•One Commissioner asked if the City has defined the local historic preservation objectives mentioned in Action CD-A3.2 or if the objectives will be defined at a later date. City staff confirmed the City defined objectives in 1989, but this action brings up the need to update the objectives and fill in gaps with the City’s historic preservation program.
SAFETY ELEMENT
•Add “focus primarily on areas identified by the City as underserved and most vulnerable to loss of life and property due to proximity to hazardous incidences. Work to ensure funding is available to these communities as a key component of emergency readiness.” to Policy S- P1.1.
•Add “water treatment plants and pump stations” to Policy S-P1.3. •Add “with special emphasis on the areas of concentration with less advantaged communities who are primarily located in areas of high degree of displacement due to climate catasrophes” to Action S-A1.4.
•Ensure that the safety of vulnerable road users like pedestrians is also factored into Policy S- P1.8.
•There was a question of whether the City has an inventory of unreinforced masonry buildings. If the City does not have an inventory, add an Action to “create an inventory.” •Delete “as needed” in Action S-A3.4.
•Add “study feasibility of the formation of a sea level rise overlay zone which would allow for the creation of adaptation policies, rule, or construction codes unique to this area” to Policy S-P4.1, or create a new policy. Add a statement to coordinate this work with the Climate Action Plan.
•Change “continue” to “commit” in Action S-A4.2. Make sure the City is using the best information available.
•Revise Action S-A4.3 to include “create an independent staff position.” However, the Commissioner noted that the needed coordination would likely require multiple staff. •Unsure if Action S-A4.5 applies to San Mateo.
•Add “continue” to the beginning of Policy S-P5.2.
•Add a policy under Goal S-7 focused on reducing per capita energy use. •Consider how the need for cell coverage is increasing. May want to rephrase Policy S-P7.4 since it may no longer be a good idea to balance cell coverage with the desire to minimize visual impacts.
•In response to Policy S-P7.5, consider adding a policy or action about public wifi. Other cities have available and free public wifi. The PC agreed with adding a new policy to encourage free public wifi.
•The slope stability and shaking amplification maps are concerning, especially when considering where the City has placed public safety infrastructure. The substation in Zone A is providing the City with 65% of it’s power. This substation is below sea level and subject to extremely high shaking amplification. A brand new wastewater treatment facility is also
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being built in Zone A. Every police and fire station is in a high hazard area. The sea level rise map uses 45.5” inundation by 2100, but that figure will probably be tripled. San Mateo County is the most vulnerable county in the State to sea level rise. •Continue working with OneShoreline. Sea level rise and inland flooding will determine San Mateo’s survival over the next 20 years. Need regional help on shoreline, but the City has a responsibility to look at all public safety facilities and figure out best way to mitigate problems or move the facilities. The City should reach out to partners and put together plans to upgrade facilities. The General Plan is an extremely important document and needs to make substantial changes in how we program and site our critical public infrastructure safety components. Narrative about sea level rise will be very important for the public to understand. Explain what the role of the City is. Will take comprehensive and holistic planning that extends beyond City limits.
•Add a new action to “study options for, and set aside stable, dedicated general fund dollars, to support the efforts within the General Plan including sufficiently supporting OneShoreline.”
•Some hazards are also covered in the California Building Code.
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C I T Y O F S A N M A T E O 2 0 4 0 G E N E R A L P L A N
2. LAND USE ELEMENT
These suggested revisions to the draft goals, policies and actions are based on input provided by staff, community members, the General Plan Subcommittee and the Planning Commission, and are shown in italics and track changes. For policies and actions with suggested revisions, they are listed below the original draft language that was published in July for comparison purposes.
GOALS AND POLICIES
BALANCED, ORDERLY, AND EQUITABLE GROWTH AND PRESERVATION GOAL LU-1Plan carefully for orderly growth that provides ample housing and job opportunities for all citizens, maximizes efficient use of infrastructure, limits adverse impacts to the environment and improves social, economic, and health equity.
Plan carefully for orderly balanced growth that provides ample housing which is affordable at all levels and job opportunities for all citizenscommunity members, maximizes efficient use of infrastructure, limits adverse impacts to the environment and improves social, economic, environmental, and health equity.
POLICIES
Policy LU-P1.1 Equitable Development. Prioritize development projects that significantly address social and economic needs of the economically vulnerable populations to address and reverse the underlying socioeconomic factors in the community that contribute to residential and social segregation in the city. (Environmental Justice)
Equitable Development. Prioritize development projects that significantly address social and economic needs of the economically vulnerable populations to address and reverse the underlying socioeconomic factors in the community that contribute to residential and social segregation in the city. Provide a range of housing types, sizes, and affordability levels in all San Mateo neighborhoods. (Environmental Justice)
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Policy LU-P1.2 Optimize Development Opportunities. Require new development in major commercial areas such as in the Downtown area, Caltrain station areas, and along El Camino Real to maximize the density and intensity specified in the Land Use Plan.
Optimize Development Opportunities. EncourageRequire new development in major commercial and TOD areas, including such as in the Downtown area, Caltrain station areas, and along El Camino Real corridor, to maximize the density and intensity specified in the Land Use Plan.
Policy LU-P1.3 Mixed-Use. Encourage mixed-use developments to include a residential component, provide greater proximity between jobs and housing, promote pedestrian activity, and reduce traffic congestion.
Mixed-Use. Encourage mixed-use developments to include a increased residential components to provide greater proximity between jobs and housing, promote pedestrian activity, and reduce traffic congestion and VMT.
Policy LU-P1.4 Surplus Land. Consider redesignating surplus land not required for parking lots or rail transportation to allow transit-supportive development that is compatible with adjacent uses.
Surplus Land. Consider redesignating surplus City owned land not required for parking lots or rail transportation public uses, facilities or infrastructure to allow for affordable housing. transit-supportive development that is compatible with adjacent uses.
Policy LU-P1.5 Legal Non-conforming Developments. Allow legally established non- conforming uses and buildings to be maintained, have minor expansions where appropriate, and be reconstructed if destroyed by fire or natural disaster.
Encourage reconstruction and/or minor expansions to have a design that is visually compatible with surrounding development and complies with the City’s development standards.
Policy LU-P1.6 Annexation. Annex urbanized areas of the unincorporated land adjacent to the City limits where landowners petition the City to be annexed, subject to the following conditions:
a. The annexation is comprehensive, rather than piecemeal; and b. Landowners will pay the full cost of City services, will assume a proportionate share of existing City debts, and will contribute to the existing capital improvements of the City which will benefit the area to be annexed.
Policy LU-P1.7 New Development within the Sphere of Influence. Work with San Mateo County to require new developments and related infrastructure within the Sphere of Influence to be consistent with the City’s General Plan, Zoning Code requirements, and development standards.
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Recommended New Policies
Jobs to Employed Resident. Strive to maintain a reasonable balance between potential job generation and the local job market with a goal of one job for each employed resident.
Jobs to Housing Fit. Strive to maintain a reasonable balance between employment income levels and housing costs within the city, recognizing the importance of housing choice and affordability to economic development in the City.
ACTIONS
Action LU-A1.1 Review of New Development. Periodically review actual growth of both housing units and jobs (commercial/office floor area) and make adjusts to infrastructure and circulation requirements, as necessary, if actual growth is exceeding projections.
Review of New Development. Periodically Rreview actual growth of both housing units and jobs (commercial/office floor area) on an annual basis. Use this information to monitor jobs and housing units in San Mateo and to make adjustments to infrastructure and circulation requirements, as necessary, if actual growth is exceeding projections.
Action LU-A1.2 Surplus Land Inventory. Maintain a publicly accessible inventory of publicly owned sites.
Surplus City Land Inventory. Maintain a publicly accessible inventory of publicly City owned sites.
GOAL LU-2Balance well-designed development and thoughtful preservation.
POLICIES
Policy LU-P2.1 Development Intensity/Density. Regulate development density/intensity to recognize natural environmental constraints, such as flood plains, earthquake faults, debris flow areas and other hazards, availability of urban services, and transportation and circulation constraints.
Policy LU-P2.2 Community Benefits. Allow density/intensity bonuses based on provision of community benefits such as affordable housing, increased open space, public plazas or recreational facilities, and/or off-site infrastructure improvements above minimum requirements.
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Community Benefits. Develop a framework to aAllow density/intensity bonuses and concessions in exchange for the based on provision of community benefits such as additional affordable housing, increased open space, public plazas or recreational facilities, and/or off-site infrastructure improvements above minimum requirements.
Policy LU-P2.3 Building Height and Density. [Note: This policy will be developed after receiving input from the community and the City Council.] <This policy will be developed based on direction provided at a future Council study session on Measure Y.> Policy LU-P2.4 Building Intensity. [Note: This policy will be developed after receiving input from the community and the City Council.] <This policy will be developed based on direction provided at a future Council study session on Measure Y.> Policy LU-P2.5 Clustering. Allow clustered development to maximize benefits to natural ecology, habitat conservation, and/or preservation of historic resources.
Clustering. Allow Encourage clustered development to maximizewhere benefits to natural ecology, habitat conservation, and/or preservation of historic resources can be achieved.
A DIVERSE RANGE OF LAND USES
GOAL LU-3Provide a wide range of land uses, including housing, parks, open space, retail, commercial services, office, and industrial to adequately meet the full spectrum of needs in the community.
Provide a wide range of land uses, including housing, parks, open space, recreation, retail, commercial services, office, and industrial to adequately meet the full spectrum of needs in the community.
POLICIES
Policy LU-P3.1 Housing Diversity. Promote safe, attractive, walkable residential neighborhoods with diverse types and sizes of homes for individuals and families of all income levels.
Housing Diversity. Promote safe, attractive, and walkable residential neighborhoods with diverse types and sizes of homes for individuals, and families, and households of all income levels.
Policy LU-P3.2 Commercial Development. Encourage development that is compatible with the desired character of the area and with adjacent residential areas in terms of intensity of use, height, bulk, and design. Require commercial development adjacent to residential areas to appropriately address traffic, truck loading, trash/recycling, noise, visual impacts, public safety, hazardous material storage,
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fire safety, air pollutant emissions, and odors in a way that minimizes impacts on neighboring uses.
Commercial Development. Encourage development that is compatible with the desired character of the area and with adjacent residential areas, and provides appropriate transition in terms of intensity of use, height, bulk, and design.
Require commercial development adjacent to residential areas to appropriately address circulation, traffic, truck loading, trash/recycling, noise, visual impacts, public safety, hazardous material storage, fire safety, air pollutant emissions, and odors in a way that minimizes impacts on neighboring uses.
Policy LU-P3.3 Neighborhood Commercial Preservation. Encourage the preservation of small- scale, local-serving commercial uses in neighborhood shopping districts such as the 25th Avenue Shopping Center, Shoreview, Laurelwood, and Crystal Springs Village.
Neighborhood Commercial Preservation. Encourage the preservation of small- scale, local-serving commercial retail and service uses in neighborhood shopping districts. such as the 25th Avenue Shopping Center, Shoreview, Laurelwood, and Crystal Springs Village.
Policy LU-P3.4 Convenience Retail. Encourage and preserve convenience retail uses located adjacent to residential neighborhoods, including as part of new mixed-use development.
Policy LU-P3.5 Support Service Uses. Encourage businesses that provide a variety of support service uses such as restaurants, daycare facilities, medical clinics, gyms, pharmacies, and markets in locations that are appropriate to serve residential neighborhoods and commercial uses, prioritizing underserved areas of the city.
Policy LU-P3.6 Hotels. Encourage development of hotels in commercial areas and allow small "bed and breakfast" hotels in mixed-use districts where they are consistent with the density of adjacent uses.
Hotels. Encourage development of hotels in commercial areas and allow small "bed and breakfast" hotels in mixed-use districts where they are consistent with the density of adjacent uses.
Policy LU-P3.7 Visitor Economy. Collaborate with other Peninsula cities and San Mateo County to support the continued development of the visitor economy of both the City and the region, including lodging, entertainment, recreation, retail, and a lively local character; encourage uses that attract visitors to locate and stay in the City.
Visitor Economy. Collaborate with other Peninsula cities and the San Mateo County/Silicon Valley Convention and Visitors Bureau to support the continued development of the visitor economy of both the City and the region, including lodging, entertainment, recreation, retail, and a lively local events character;
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encourage uses that attract visitors to locate and stay in the City. Incentivize through fee reduction and visitor perks, sustainable modes of travel, to and from the city, to reduce both the use of air travel and gas-powered vehicles.
Policy LU-P3.8 Accessible Workplaces. Develop office buildings and business parks to facilitate transit, pedestrian, and bicycle commutes. Provide mixed-uses and connectivity to transit to reduce vehicle miles traveled (VMT).
Accessible Workplaces. Develop office buildings and business parks to facilitate transit, pedestrian, and bicycle commutes. Provide mixed-uses and connectivity to transit to reduce vehicle miles traveled (VMT).
Policy LU-P3.9 Office Park Evolution. Support the transition of single-use office areas to research and development, bio-tech, and life sciences uses, and/or to mixed-use districts that include residential, retail, and services. Retain or locate offices closest to high-volume roadways and locate new residential uses as far as possible from high-volume roadways.
Office Park Evolution. Support the transition of single-use office parks areas to research and development, bio-tech, and life sciences uses, and/or tointo mixed- use districts that include residential, retail, office and/or services. Within an office site that is adding residential uses, rRetain or locate offices closest to high- volume roadways and locate new residential uses as far as possible from high- volume roadways.
Policy LU-P3.10 Service Commercial. Retain service commercial and light industrial uses in San Mateo to support local businesses and to meet the needs of residents locally.
Preserve properties that are zoned for service commercial uses and discourage uses that are allowed elsewhere in the City from locating in service commercial areas.
Policy LU-P3.11 Community Gathering Places. Provide and maintain inviting public spaces and streets that provide space for all members of the San Mateo community to meet, gather, and enjoy.
Policy LU-P3.12 Publicly Accessible Spaces. Integrate a variety of privately owned and maintained publicly accessible spaces into new development.
Publicly Accessible Spaces. Integrate a variety of privately owned and maintained publicly accessible spaces into new development, and require signage that clearly identifies these spaces as publicly accessible.
Policy LU-P3.13 Cultural Facilities and Public Art. Recognize cultural facilities and public art as part of a healthy and thriving community. Use funds from the City’s art in-lieu fee to enhance existing art and cultural facilities and encourage new facilities that reflect the character and identity of the surrounding neighborhoods.
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Policy LU-P3.14 School Site Reuse or Redevelopment. Ensure that reuse or redevelopment of public school sites is compatible with surrounding land uses. At the time any school sites are being considered for non-educational uses, establish residential densities consistent with surrounding densities. Give first priority and consideration to community recreation needs for reuse of school sites in accordance with the priorities in the Open Space\Conservation Element. Where it is in the community's interests to retain public recreation facilities, consider allowing density transfers from the portion of the site retained in public recreation use, as a means of reducing the cost of retaining the recreation facilities and achieving the maximum amount of housing.
School Site Reuse or Redevelopment. Encourage the School District to prioritize affordable housing and community recreation needs when a school site is planned for reuse or redevelopment, in accordance with the priorities in the Housing Element and Conservation, Open Space and Recreation Element. Ensure that reuse or redevelopment of public school sites is compatible with surrounding land uses. At the time any school sites are being considered for non-educational uses, establish residential densities consistent with surrounding densities. Give first priority and consideration to community recreation needs for reuse of school sites in accordance with the priorities in the Open Space\Conservation Element. Where it is in the community's interests to retain public recreation facilities, consider allowing density transfers from the portion of the site retained in public recreation use, as a means of reducing the cost of retaining the recreation facilities and achieving the maximum amount of housing.
Policy LU-P3.15 Housing in Support of Institutions. Support the development of housing at institutions such as schools, churches, and other facilities of an educational, religious, charitable, or philanthropic nature as consistent with the mission of these organizations.
Policy LU-P3.16 Public Facilities. Encourage reuse or redevelopment of public facilities to residential and/or recreational uses that provide a public benefit to the community.
ACTIONS
Action LU-A3.1 Permitted Uses. Reevaluate the types of commercial uses that are permitted and that require a special use permit in all commercial districts to ensure requirements are forward looking and aligned with current economic needs and trends.
Action LU-A3.2 Major Institutions/Special Facilities. Work with relevant agencies and organizations to support the long-term viability of major institutions and special facilities that provide important recreational, educational, or medical services, such as the San Mateo County Events Center, College of San Mateo, San Mateo
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County Hospital, Mills Health Center, and Peninsula Golf and Country Club.
Encourage development that is consistent with the primary goal of the institution. Require a Specific Plan and/or Master Plan to guide reuse or redevelopment of institutions and special facilities in a way that is sensitive to adjacent neighborhoods.
Recommended New Action
Incentives for Support Services. Study and, as feasible, implement economic incentives to encourage and sustain the development of support service uses, partciularly in underserved areas.
FOCUSED PLANNING AREAS
DOWNTOWN
GOAL LU-4Maintain downtown San Mateo as the economic, cultural, and social center of the community.
POLICIES
Policy LU-P4.1 Downtown Land Uses. Allow and encourage a wide range of residential, office, medical, dining, entertainment, and retail uses downtown, at high intensities and densities, with strong connectivity to the San Mateo Caltrain station and other transit.
Downtown Land Uses. Allow and encourage prioritize a wide range of residential, office, medical, dining, entertainment, and retail lodging and other commercial uses downtown, at high intensities and densities, with strong connectivity to the San Mateo Caltrain station and other transit.
Policy LU-P4.2 Quality of Downtown Development. Promote quality design of all new development that recognizes the regional and historical importance of Downtown San Mateo and strengthens its pedestrian-friendly, historic, and transit-oriented character.
Policy LU-P4.3 Significant Historic Structures. Protect key landmarks, historic structures, and the historic character of downtown as defined in the Community Design Element.
ACTIONS
Action LU-A4.1 Downtown Area Plan. Update the Downtown Area Plan to support and strengthen the Downtown as a vibrant and active commercial, cultural, and social district. The updated Downtown Area Plan shall align with the General Plan, integrate recommendations from other concurrent City efforts, focus growth and intensity in proximity to the Caltrain station, update parking
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standards and parking management strategies, allow for increased housing units and density, and support high quality pedestrian-oriented design and architecture.
Downtown Area Plan. Update the Downtown Area Plan to support and strengthen the Downtown as a vibrant and active commercial, cultural, and community gathering social district. The updated Downtown Area Plan shall align with the General Plan, integrate recommendations from other concurrent City efforts, focus growth and intensity in proximity to the Caltrain station, update parking standards and parking management strategies, allow for increased housing units and density, and support high quality pedestrian- oriented design and architecture.
Action LU-A4.2 Downtown Special Events. Continue to provide City assistance and support for Downtown activities and special events.
EL CAMINO REAL
GOAL LU-5Promote residential land uses along and improvements to El Camino Real to strengthen its role as both a local and regional corridor.
POLICIES
Policy LU-P5.1 Housing on El Camino Real. Encourage new residential uses along El Camino Real, as part of both pure residential and mixed-use development, to diversify the existing commercial character.
Policy LU-P5.2 El Camino Real Landscaping. Retain the general residential and landscaped character of El Camino Real north of Tilton Avenue. Promote the visual upgrading of El Camino Real south of 9th Avenue through increased landscaping, coordination of public improvements, property maintenance, and sign control, and through conformance with the El Camino Real Master Plan.
ACTION
Action LU-A5.1 Multi-modal Improvements. Collaborate with Caltrans and other partners to plan and design improvements to El Camino Real that will prioritize safe, convenient transit and alternative transportation.
Multi-modal Improvements. Collaborate with Caltrans and other partners to plan and design improvements to El Camino Real that will prioritize safe and, convenient transit, bicycling, and walking. and alternative transportation.
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HILLSDALE STATION AREA
GOAL LU-6Promote transit-oriented development around the Hillsdale Caltrain station.
POLICIES
Policy LU-P6.1 Rail Corridor Transit-Oriented Development Plan (Corridor Plan). Implement the Corridor Plan to allow, encourage, and provide guidance for the creation of world class transit-oriented development (TOD) within a half-mile radius of the Hillsdale Caltrain station area, while maintaining and improving the quality of life for those who already live and work in the area.
Rail Corridor Transit-Oriented Development Plan (Corridor Plan). Continue to iImplement the Corridor Plan to allow, encourage, and provide guidance for the creation of world class transit-oriented mixed-use development (TOD) within a half-mile radius of the Hillsdale Caltrain station area, while maintaining and improving the quality of life for those who already live and work in the area.
Policy LU-P6.2 Hillsdale Shopping Center. Allow redevelopment of the Hillsdale Shopping Center for a mix of uses, including commercial, retail, office, hotel, and residential uses. Require preparation of a Master Development Plan to ensure the site is developed comprehensively and provides appropriate transitions to the adjacent neighborhoods.
Hillsdale Shopping Center. Allow redevelopment of the Hillsdale Shopping Center for a mix of uses, including commercial, retail, office, hotel, and residential uses. Require Update the Hillsdale Station Area Plan or require preparation of a Mmaster Ddevelopment Pplan to ensure the site is developed comprehensively and provides appropriate transitions to the adjacent neighborhoods.
ACTION
Action LU-A6.1 Hillsdale Station Area Plan. Update the Hillsdale Station Area Plan to foster higher density residential and mixed-use, transit-oriented development that connects to neighborhoods to the east and west, improves bicycle and pedestrian circulation, and adds park and open space areas.
Hillsdale Station Area Plan. Update the Hillsdale Station Area Plan to foster higher density residential, office and mixed-use, transit-oriented development that connects to neighborhoods to the east and west, improves bicycle and pedestrian circulation to the Station, and adds increases park and open space areas.
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SHOPPING CENTERS AREAS IN TRANSITION
GOAL LU-7Support the transition of shopping centers designated for new uses into vibrant districts with a range of housing, shopping, services, and jobs.
Support the transition of shopping centers areas designated for new uses into vibrant districts with a range of housing, shopping, services, and jobs.
POLICIES
Policy LU-P7.1 Bridgepointe, Shoreview, and Bel Mateo Shopping Centers. Support redevelopment of the Bridgepointe, Shoreview, and Bel Mateo shopping centers with mixed-use development that includes retail, services, and housing.
Promote ongoing retail and services on these sites through design treatment, access, and signage.
Shopping CentersAreas in Transition. Support redevelopment of the Bridgepointe, Shoreview, and Bel Mateo the long-term viability of shopping centers and districts that provide neighborhood-serving uses by allowing these sites to redevelop with higher density mixed-use development that includes retail, services, open space, and housing. Promote ongoing retail and services on these sites through design treatment, access, and signage.
ACTIONS
Action LU-A7.1 Bridgepointe Area Plan. Update and consolidate the Bridgepointe Master Plan and Mariner’s Island Specific Plan into one planning document to guide redevelopment of the Bridgepointe Shopping Center into a mixed-use neighborhood with a diverse range of housing types, including affordable housing; new parks and recreational facilities; community gathering places; ample facilities to support transit, biking, and walking; and a range of businesses and services.
Bridgepointe Area Plan. Update and consolidate the Bridgepointe Master Plan and Mariner’s Island Specific Plan into one planning document to guide redevelopment of the Bridgepointe Shopping Center into a mixed-use neighborhood with a diverse range of housing types, including affordable housing; new parks and recreational facilities; community gathering places; ample facilities to support transit, biking, and walking; and a range of businesses and services. The plan shall include safe access for pedestrians, bikes, and transit riders from Bridgepoint to the City’s transit corridors, such as Caltrain and El Camino Real.
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Action LU-A7.2 Bel Mateo Area Plan. Prepare a Specific Plan or Master Plan to guide redevelopment of the Bel Mateo area into a mixed-use neighborhood with a diverse range of residential and neighborhood serving commercial uses and amenities, and publicly-accessible park and open space areas.
Bel Mateo Area Plan. Prepare a Specific Plan or Master Plan to guide redevelopment of the Bel Mateo area into a mixed-use neighborhood with a diverse range of residential and neighborhood serving commercial uses and amenities;, ample facilities to support biking and walking; and publicly- accessible park and open space areas.
ENVIRONMENTAL JUSTICE
GOAL LU-8Support the equitable health and well-being of all neighborhoods in San Mateo and all members of the San Mateo community by improving conditions in equity priority communities.
COMMUNITY HEALTH
POLICY
Policy LU-P8.1 Prioritizing Community Health. Continue to support health and well-being in equity priority communities by prioritizing public safety, resolving land use conflicts and incompatible uses that pose risks to health or safety, remediating contamination, and enforcing building code standards. (Environmental Justice)
ACTIONS
Action LU-A8.1 Collaborations for Community Health. Develop intentional, strategic, and mutually beneficial relationships with organizations engaged in improving public health and wellness, expanding access to affordable quality health care, and providing medical services for all segments of the community. Encourage greater emphasis on expanding or improving health services in equity priority communities. (Environmental Justice)
Action LU-A8.2 Health Disparities. Coordinate with the San Mateo County Public Health Department to promote healthier communities through education, prevention, intervention programs, and other activities that address the root causes of health disparities and inequities in San Mateo. (Environmental Justice) Action LU-A8.3 City Investment. Use funds collected by the park impact fee to invest in programs and public improvements that connect residents with opportunities to increase their physical activity and improve their health, especially in equity priority communities with higher risk of negative public health outcomes. (Environmental Justice)
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City Investment. Use funds collected by the park impact fee to invest in programs and public improvements that connect residents with opportunities to increase their physical activity and improve their health, especially in equity priority communities with higher risk of negative public health outcomes.
Identify new funding sources for programs and public improvements, if needed. (Environmental Justice)
EQUITY PRIORITY COMMUNITIES
POLICIES
Policy LU-P8.1 Community Preservation. Prevent gentrification and displacement in the equity priority communities by protecting tenants, helping homeowners remain in place, and funding affordable housing. (Environmental Justice) Community Preservation. Prevent gentrification and displacement in the equity priority communities by protecting tenants, helping homeowners remain in place, and funding affordable housing. (Environmental Justice) Policy LU-P8.2 Access to Parks and Recreation. Provide attractive, comfortable, and safe pedestrian and bike access to public parks and recreational facilities in and near North Central. Continue to maintain King Center since it is a critical facility in the neighborhood. (Environmental Justice)
Access to Parks and Recreation. Provide attractive, comfortable, and safe pedestrian and bike access to public parks and recreational facilities in and near North Central. Continue to maintain King Center since it is a critical facility in the neighborhood. (Environmental Justice)
Recommended New Policy
Martin Luther King Community Center. Improve and maintain the King Center as an important neighborhood-serving community and recreational facility. (Environmental Justice)
ACTIONS
Action LU-A8.4 Streetscape and Safety Improvements. Work with residents in equity priority communities to identify sidewalk, lighting, landscaping, and roadway improvements needed to improve routes to parks, schools, recreation facilities, and other destinations within the community. Prioritize investments to address health disparities in equity priority communities in the annual Capital Improvement Program. (Environmental Justice)
Action LU-A8.5 North Central Plan. Prepare a plan for North Central that addresses the community’s health and safety needs and improves circulation patterns in the
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neighborhood based on community direction. Balance safety improvements with preserving the existing parking supply. (Environmental Justice) North Central Plan. Prepare a plan for North Central Neighborhood that addresses the needs of the community,’s including health, and safety needs and improveds circulation patterns in the neighborhood based on community direction. The plan shall seek to make the Neighborhood's streets measurably safer while improving ADA accessibility and ensuring an adequate on-street parking supply. Changes shall be developed and enacted with the express purposes of improving health, safety, welfare, and comfort for the members of the community. Balance safety improvements with preserving the existing parking supply. (Environmental Justice)
Action LU-A8.6 City Services. Work with residents in equity priority communities to identify services that the City or other partners could provide to improve safety and security in these neighborhoods. (Environmental Justice) City Services. Work with residents in equity priority communities to identify services that the City or other partners could provide to improve safety, sanitation, and security in these neighborhoods. (Environmental Justice) Action LU-A8.7 Neighborhood Beautification. Partner with neighborhood organizations in equity priority communities to support and promote neighborhood clean-up and beautification initiatives. (Environmental Justice) Neighborhood Beautification. Partner with neighborhood organizations in equity priority communities to Ssupport and promote neighborhood clean-up and beautification initiatives in equity priority communities, including in partnership with neighborhood organizations. (Environmental Justice)
ACCESS TO HEALTHY FOOD
POLICIES
Policy LU-P8.1 Locally-Grown Food. Use funds from the City’s Park Impact fee to increase access to fresh food by allowing and encouraging local food production, micro agriculture, edible landscapes, rooftop gardens, community gardens, and urban farms, and by distributing information about community-supported agriculture programs that provide affordable access to fresh food. (Environmental Justice) Locally-Grown Food. Use funds from the City’s Park Impact fee to Increase access to fresh food by allowing and encouraging local food production, micro agriculture, edible landscapes, rooftop gardens, community gardens, and urban farms, and by distributing information about community-supported agriculture programs that provide affordable access to fresh food. (Environmental Justice)
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Policy LU-P8.2 Retail Food Sources. Strive to ensure that all households in San Mateo, including those in equity priority communities, have access to retail sources of affordable healthy food, including organic options, such as full-service grocery stores, ethnic good markets, local food markets, produce markets, and convenience stores, by working to retain existing retail sources and attract new ones. (Environmental Justice)
Policy LU-P8.3 Workplace Wellness. Encourage worksite wellness through access to healthier food choices in vending machines and promotion of physical activity. (Environmental Justice)
Workplace Wellness. Encourage worksite wellness through access to healthier food choices in vending machines and promotion of physical activity. (Environmental Justice) <Outside of City’s ability to implement.> Policy LU-P8.4 Healthy Food in Schools. Support school district efforts to provide healthy foods in schools and other public institutions and encourage the school districts to distribute information on State and federal programs such as SNAP (Supplemental Nutrition Assistance Program), WIC (Women, Infants, and Children), and school lunch programs. (Environmental Justice) Healthy Food in Schools. Support school district efforts to provide healthy foods in schools and other public institutions and encourage the school districts to distribute information on State and federal programs such as SNAP (Supplemental Nutrition Assistance Program(SNAP), WIC (Women, Infants, and Children(WIC), and school lunch programs. (Environmental Justice) <Outside of City’s ability to implement.>
ACTIONS
Action LU-A8.1 Healthy Food Access. Support the work of San Mateo County Health and other local partners to:
a. Continue and expand the ability to use the Electronic Benefit Transfer (EBT) program at farmers' markets and other sources of healthy food. b. Implement programs to encourage markets to stock fresh produce and other healthy foods.
c. Develop a public education program to promote healthier eating, such as nutrition workshops, health events, and school or after-school programs healthy eating and active living programs.
d. Enlist restaurants in the CalFresh Restaurant Meals Program, which allows people at a high risk of chronic hunger to use CalFresh benefits to buy prepared meals at participating restaurants. (Environmental Justice) Healthy Food Access. Support the work of San Mateo County Health and other local partners to:
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a.Continue and expand the ability to use the Electronic Benefit Transfer (EBT) program at farmers' markets and other sources of healthy food. b.Implement programs to encourage markets to stock fresh produce and other healthy foods.
Develop a public education program to promote healthier eating, such as nutrition workshops, health events, and school or after-school programs healthy eating and active living programs.
c.Encourage restaurants to eEnlist restaurants in the CalFresh Restaurant Meals Program, which allows people at a high risk of chronic hunger to use CalFresh benefits to buy prepared meals at participating restaurants. c.d.Continue to provide and expand the subsidized Senior Lunch program at the San Mateo Senior Center and the Congregate Nutrition Program at the King Center Community Center. (Environmental Justice)
Action LU-A8.2 Urban Agriculture. Develop City regulations that encourage urban agriculture and farm stands, as appropriate. (Environmental Justice)
COMMUNITY ENGAGEMENT
GOAL LU-9Include everyone in community development decisions for a shared, sustainable future.
POLICIES
Policy LU-P9.1 Inclusive Outreach. Notify the community when planning and development decisions are being considered and inform community members about how they can engage in the process. Use outreach and engagement methods that encourage broad representation and are culturally sensitive, particularly for historically underserved communities. (Environmental Justice) a. Prepare public notices and other materials in the predominant language(s) spoken in the community and provide interpretation services at meetings as needed.
b. Make public notices and other important documents available in print at local libraries, community centers, or other gathering places. c. Use culturally appropriate approaches.
d. When possible, schedule and locate meetings to be convenient for community members to attend.
e. Use the City’s website, social media, and other communication channels to share information about how community members can participate in public meetings.
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f. Gather data to understand the economic, gender, age, and racial diversity of the affected population before designing communications approaches aimed at reaching the affected population.
g. Provide notification and outreach for development projects using clear and easy to understand language to ensure all stakeholders and interested community members understand and have the ability to engage in the development review process.
Policy LU-P9.2 Equitable Engagement. Provide support for increased community participation in the planning and development processes, particularly in areas with language barriers or a concentration of low income households that have been historically underrepresented and/or disproportionately impacted by traffic and municipal or industrial uses. (Environmental Justice)
Policy LU-P9.3 Applicant Communications. Require that sponsors of new development projects, especially those that require Planning Commission and/or City Council approval, have early, frequent, and meaningful communication with affected citizens and stakeholders, including members of equity priority communities. (Environmental Justice)
Applicant Communications. Require that sponsors of new development projects, especially those that require Planning Commission and/or City Council approval, have early, frequent, and meaningful communication with affected citizens community members and stakeholders, including members of equity priority communities. (Environmental Justice)
ACTIONS
Action LU-A9.1 Trusted Partners. Work with community-based organizations and trusted messengers to engage members of equity priority communities in planning decisions. (Environmental Justice)
Action LU-A9.2 Community Surveys. Periodically conduct statistically-reliable community surveys to gauge community service needs, policy preferences, and effective communication methods. (Environmental Justice)
Action LU-A9.3 Communications Strategy. Develop a communications strategy that outlines goals and tactics to engage a broad cross section of the community.
CLIMATE CHANGE AND SUSTAINABILITY
GOAL LU-10Make San Mateo strong and resilient by acting boldly to significantly reduce greenhouse gas emissions and adapt to a changing climate.
Make San Mateo strong and resilient by acting boldly to significantly reduce greenhouse gas emissions and adapt to a changing climate.
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POLICIES
Policy LU-P10.1 Effects of Climate Change. Consider the effects of climate change in updating or amending the General Plan, disaster planning, City projects, infrastructure planning, future policies, and long-term strategies. Recognize potential climate change consequences such as increased sea level rise, changing weather events, less drinking water availability, hotter temperatures, increased wildfire risk, changing air quality, and more heat-related health issues.
Effects of Climate Change. Consider the effects of climate change in updating or amending the General Plan, disaster planning, City projects, infrastructure planning, future policies, and long-term strategies. Recognize potential climate change consequences such as increased sea level rise, changing weather events, less drinking water availability, hotter temperatures, increased wildfire risk, changing air quality, and more heat-related health issues. Prioritize protecting equity priority communities from the disproportionate burden of climate hazards, including against risks of displacement and challenges in rebuilding after major incidents.
Policy LU-P10.2 Decarbonized Building Stock. Eliminate the use of fossil fuels as an energy source in all new building construction and reduce the use of fossil fuels as an energy source in the existing building stock.
Decarbonized Building Stock. Eliminate the use of fossil fuels as an energy source in all new building construction and reduce the use of fossil fuels as an energy source in the existing building stock at the time of building alteration.
Policy LU-P10.3 Sustainable Improvements. Ensure that all improvements to existing structures are developed or remodeled in a sustainable manner.
ACTIONS
Action LU-A10.1 Climate Action Plan Implementation. Reduce greenhouse gas emissions each year consistent with the Climate Action Plan.
Action LU-A10.2 Greenhouse Gas Emission Reductions. Monitor and report progress on the implementation of the City’s adopted Climate Action Plan on an annual basis.
Regularly review greenhouse gas emission reduction measures and new opportunities consistent with the Climate Action Plan.
Action LU-A10.3 Greenhouse Gas Inventory. Every five years, prepare an updated greenhouse gas emissions inventory consistent with the Climate Action Plan.
Action LU-A10.4 Renewable Energy. Increase new annual installations of solar or renewable energy systems consistent with the Climate Action Plan.
Renewable Energy. Increase new annual installations of solar or renewable energy systems consistent with the Climate Action Plan. Map out potential grid
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locations and partner with Peninsula Clean Energy to implement a sustainable and resilient system that can be used as a pilot program for locally generated power not reliant on outside power sources.
Action LU-A10.5 Solar Energy. Promote or join local partnerships and opportunities that offer renewable energy options to residents and/or help inform them of rebates and options while ensuring that the permit process is quick and inexpensive.
Action LU-A10.6 Building Decarbonization. Evaluate and adopt reach codes and other policies to decarbonize the building stock.
Action LU-A10.7 Engaging the Public in the Climate Action Plan. Provide public information to educate residents and businesses on the Climate Action Plan and to spark behavioral changes in individual energy and water consumption, transportation mode choices, and waste reduction.
Action LU-A10.8 Resilience of Critical Facilities and Public Infrastructure. Identify critical facilities and public infrastructure in areas vulnerable to climate change hazards and work to site, design, and upgrade these facilities with consideration for future increases in severity that may occur over the anticipated life of the development. In cases where facilities cannot be sustainably maintained, evaluate the costs and benefits of relocation. Where facilities can be safely sited for the near term, but future impacts are likely, prepare an adaptive management plan detailing steps for maintenance, retrofitting, and/or relocation.
A SUSTAINABLE ECONOMY
GOAL LU-11Cultivate a diverse, thriving, inclusive, and green economy.
ECONOMIC DEVELOPMENT
POLICIES
Policy LU-P11.1 Economic Development. Prioritize the retention and expansion of existing businesses and attract new businesses that strengthen and diversify the City's economic base.
Policy LU-P11.2 Local Employment. Encourage a diverse mix of uses that provide opportunities for employment of residents of all skill and education levels.
Policy LU-P11.3 State-of-the-Art Telecommunications. Support the development of telecommunications policies and infrastructure to meet the needs of local businesses and attract new businesses.
State-of-the-Art Telecommunications. Support the development of telecommunications policies and infrastructure, including public wifi, to meet the
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needs of local businesses, support remote work options, and attract new businesses.
ACTIONS
Action LU-A11.1 Jobs-to-Resident Match. Develop programs to retain and attract businesses that provide a living wage, offer health insurance benefits, and match the diverse range of education and skills of San Mateo residents.
Action LU-A11.2 Small Business Support. Help small businesses stay and grow by offering tools and support such as multi-lingual outreach, assistance accessing financing opportunities, connecting with the Chamber of Commerce and Downtown Business Improvement District, and assistance understanding City requirements and preparing for code compliance.
Small Business Support. Help small businesses stay and grow by offering tools and support such as multi-lingual outreach, assistance accessing free educational services and financing opportunities, connecting with the Chamber of Commerce and Downtown San Mateo Association, Downtown Business Improvement District, and assistance understanding City requirements and preparing for code compliance.
Action LU-A11.3 Commercial Displacement. Provide proactive support to local businesses affected by construction and redevelopment by communicating with business owners well in advance of construction, assisting in identifying potential locations for temporary relocation, and encouraging applicants for redevelopment projects to retain existing businesses.
Action LU-A11.4 First Source Hiring. Explore the feasibility of establishing a First Source Hiring Program requiring project applicants to make best efforts to hire new employees, workers, and subcontractors that are based in San Mateo County.
FISCAL HEALTH
GOAL LU-12Create financial stability for the City to maintain the City's ability to finance public improvements, core infrastructure and essential services.
Create financial stability for the City to by maintaining its the City's ability to finance pay for public improvements, core infrastructure and essential services.
POLICIESY
Policy LU-P12.1 High City Revenue Generators. Retain existing businesses and attract new businesses which are high City revenue generators to ensure adequate
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resources to pay for infrastructure improvements and finance needed essential City services such as police, fire, parks, recreation and libraries.
High City Revenue Generators. Retain existing businesses and attract new businesses which are high City can generate high revenue for the City generators to ensure adequate resources to pay for infrastructure improvements and finance needed essential City services such as police, fire, parks, recreation and libraries.
Recommended New Policy
Commercial Linkage Fee. Maintain the City’s commercial linkage fee assessed to new non-residential construction that recognizes the connection between increased workers in San Mateo and increased demand for housing. Use the fees collected to support the creation or preservation of affordable housing to assist the workers who will make lower or moderate wages and cannot afford the current housing market prices.
ACTIONS
Action LU-A12.1 Fiscal Neutrality. Study the feasibility and potential consequences of adopting a Fiscal Neutrality Policy that would require developers of projects that do not generate net revenue to the City to approve land-secured financing, such as Community Facilities Districts, to offset any difference between tax revenues and the cost of service.
FISCAL NEUTRALITY. STUDY THE FEASIBILITY AND POTENTIAL IMPACTS
CONSEQUENCES OF ADOPTING A FISCAL NEUTRALITY POLICY THAT WOULD
REQUIRE NEW DEVELOPMENT TO OFFSET ANY DIFFERENCE BETWEEN TAX REVENUES AND THE COST OF CITY SERVICES. THE POLICY SHOULD ALSO CONSIDER THE CITY’S GOALS TO PROVIDE A DIVERSE RANGE OF HOUSING AFFORDABLE TO ALL MEMBERS OF THE COMMUNITY.
DEVELOPMENT REVIEW
GOAL LU-13Maintain Development Review and Building Permit processes that are comprehensive and efficient.
POLICIES
Policy LU-P13.1 Development Review Process. Review development proposals and building permit applications in an efficient and timely manner while maintaining quality
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standards in accordance with City codes, policies, and regulations, and in compliance with State requirements.
Policy LU-P13.2 Public Education. Promote public awareness of the development review and permitting process.
Policy LU-P13.3 Fee Information. Maintain an updated schedule of fees and housing development affordability requirements, all zoning ordinances and development standards, and annual fee or finance reports on the City's website.
In addition, maintain archives of impact fee nexus studies, cost of service studies, or equivalent reports for ease of information sharing with the public.
REGIONAL COOPERATION
GOAL LU-14Collaborate and communicate with other public agencies regarding regional issues.
POLICIES
Policy LU-P14.1 Inter-Agency Cooperation. Promote and participate in cooperative planning with other public agencies, such as the 21 Elements collaboration, and the jurisdictions within San Mateo County regarding regional issues such as water supply, traffic congestion, rail transportation, wildfire hazards, air pollution, waste management, fire services, emergency medical services, and climate change.
Policy LU-P14.2 Public Agency Developments. Require developments constructed by other governmental agencies to conform to the City's General Plan, Zoning Ordinance, and other development regulations to the extent legally possible.
Policy LU-P14.3 Plan Bay Area. Remain engaged in current and future long-range plans prepared by MTC, ABAG, and other regional organizations to influence and be aware of projected growth assumptions for San Mateo and regional priorities for transportation, infrastructure, and the economy that could affect the City.
GENERAL PLAN MAINTENANCE
GOAL LU-15Ensure that the City's General Plan is consistent with State Law, legally adequate, and up-to-date.
POLICIES
Policy LU-P15.1 General Plan Amendments. Amendments to the General Plan shall be considered a maximum of four times per year to ensure that Elements remain consistent and that the overall effect of Plan amendments is considered.
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General Plan Amendments. Amendments to the General Plan shall be considered a maximum of four times per year as needed to ensure that Elements remain consistent and that the overall effect of Plan amendments is considered.
Policy LU-P15.2 Specific and Master Plans. All adopted development plans, such as Specific Plans and Master Plans, should be consistent with this General Plan.
Specific and Master Plans. All adopted development plans, such asincluding transportation plans, Specific Plans and Master Plans, should shall be consistent with this General Plan.
ACTIONS
Action LU-A15.1 Annual General Plan Progress Report. Submit an Annual Progress Report on the status of the General Plan implementation to the City Council and to the Office of Planning and Research by April 1 each year, per Government Code Section 65400.
Action LU-A15.2 Specific Plans and Master Plans. Review all adopted Specific Plans and Master Plans and determine if updates are needed for consistency with this General Plan or if any out-of-date plans should be retired.
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5. COMMUNITY DESIGN AND HISTORIC PRESERVATION ELEMENT
These suggested revisions to the draft goals, policies and actions are based on input provided by staff, community members, the General Plan Subcommittee and the Planning Commission, and are shown in italics and track changes. For policies and actions with suggested revisions, they are listed below the original draft language that was published in July for comparison purposes.
GOALS AND POLICIES
NATURAL LANDSCAPES AND THE URBAN FOREST
GOAL CD-1Preserve and enhance San Mateo’s natural setting as an irreplaceable asset and the physical foundation of the community.
POLICIES
Policy CD-P1.1 Respect for the Landscape. Encourage new development to respect and respond to the natural topography of San Mateo.
Policy CD-P1.2 Preservation of Natural Focal Points. Preserve and enhance views of and access to the foothills and the Bay through the design of new development to the extent feasible.
Preservation of Natural Focal Points. Preserve and enhance publicly accessible views of and access to the undeveloped foothills and the Bay through the design of new development, to the extent feasible.
Policy CD-P1.3 New Development Requirements. Require new developments to protect and enhance the character of scenic roadways and trails designated on Figure C/OS- 4, including land uses, signs, screening, and preservation of view corridors.
New Development Requirements. Require new developments adjacent toto protect and enhance the character of scenic roadways and trails designated on Figure C/OS-4, to protect and enhance the visual and architectural character of these corridors, including land uses, signs, screening, and preservation of identified vista points. view corridors. <Note: an updated Figure C/OS-4 will be published with the Draft General Plan.>
GOAL CD-2Protect heritage trees, street trees, and tree stands and maintain the health and condition of San Mateo’s urban forest.
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POLICIES
Policy CD-P2.1 Tree Preservation. Continue to preserve protected heritage and street trees throughout San Mateo.
Tree Preservation. Continue to preserve protected heritage and street trees throughout San Mateo, where feasible.
Policy CD-P2.2 Replacement Planting. Require replacement planting or payment of an in-lieu fee when the removal of protected heritage and street trees is permitted.
Policy CD-P2.3 New Development Requirements. Require the protection of trees during construction activity; require that landscaping, buildings, and other improvements located adjacent to trees be designed and maintained to be consistent with the continued health of the tree.
Policy CD-P2.4 Public Awareness. Pursue public awareness and education programs concerning the identification, care, and regulation of trees.
Policy CD-P2.5 Tree Maintenance. Preserve and regularly maintain existing protected heritage and street trees to keep them in a safe, healthy, and aesthetic condition.
Tree Maintenance. Preserve and regularly maintain existing City-owned protected heritage and street trees to keep them in a safe and, healthy, and aesthetic condition.
Policy CD-P2.6 New Development Street Trees. Require street tree planting where feasible as a condition of all new developments.
Policy CD-P2.7 Street Tree Planting. Encourage the planting of new street trees to increase the tree canopy throughout the city and especially in gateway areas and in tree deficient neighborhoods; encourage neighborhood participation in tree planting programs.
Street Tree Planting. Encourage the planting ofPlant new street trees to increase the tree canopy throughout the city and especially in gateway areas and in tree deficient neighborhoods; encourage neighborhood participation in tree planting programs.
Policy CD-P2.8 Tree Stand Retention. Preserve the character of stands or groves of trees in the design of new or modified projects, where feasible.
Tree Stand Retention. Preserve the visual character of stands or groves of trees in the design of new or modified projects, where feasible.
Recommended New Policy
Tree Canopy. Increase the tree canopy on public property, especially in equity priority communities and areas with a high heat index, by prioritizing funding for new street tree planting and maintenance.
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ACTION
Action CD-A2.1 Tree Planting Funding. Identify non-City funded tree planting programs and other funding sources for tree planting efforts on an annual basis.
Recommended New Actions
Urban Tree Canopy. Identify neighborhoods with less street tree canopy and adopt programs to add climate adapted trees within the public right-of-way or in the front yards of adjacent properties where insufficient space exists within the public right-of-way.
Tree Support for Low-Income Homeowners. Explore funding sources and other forms of City support for low-income homeowners to plant and/or replace trees.
HISTORIC RESOURCES
GOAL CD-3Preserve historic and culturally important structures, assets, and districts to maintain San Mateo’s special identity and continuity with the past.
POLICIES
Policy CD-P3.1 Historic Preservation. Preserve historic buildings where feasible.
Historic Preservation. Preserve Identify and preserve historic, architectural and cultural resources, including individual properties, districts and sites, where feasible, to maintain San Mateo’s sense of place and special identity, and to enrich our understanding of the city’s history and continuity with the past.historic buildings where feasible.
Policy CD-P3.2 Historic Districts. Consider the protection of concentrations of buildings which convey the flavor of local historical periods or provide an atmosphere of exceptional architectural interest or integrity, when they meet identified state and local standards.
Historic Districts, Buildings, and Sites. Identify and preserve historic buildings, districts and sites. Actively identify and protect Consider the protection of concentrations of historic districts, buildings, and sitesbuildings assets which convey the flavor of local historical periods or provide an atmosphere of exceptional architectural interest or integrity, when they meet national, state or local criteria. identified state and local standards.
Policy CD-P3.3 Historic Building Definition. Define historic buildings as those that are on or individually eligible for the National Register of Historic Places, California Register of Historical Resources, or Downtown Historic District contributor buildings as designated in the 1989 Historic Building Survey Report, or as determined to be eligible through documentation contained in a historic resources report.
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Historic Building Assets Definition. Define historic buildings assets as those that are on or individually eligible for the National Register of Historic Places, California Register of Historical Resources, or Downtown Historic District contributor buildings as designated in the 1989 Historic Building Survey Report, or as determined to be eligible through documentation contained in a historic resources report.
Policy CD-P3.4 Public Awareness. Foster public awareness and appreciation of the City’s historic, architectural, and archaeological resources and educate the community about how to preserve and improve these resources.
Public Awareness. Foster public awareness and appreciation of the City’s historic, architectural, cultural, and archaeological resources and educate the community about how to preserve and improve these resources. Increase public appreciation through neighborhood workshops, public presentations, interpretive signage, and walking tours. Ensure the public is aware of all the factors the City must consider in approving or denying a project, how past policies adversely affected disadvantaged communities today, and what the City is doing to address these legacy issues.
Policy CD-P3.5 Historic Structure Renovation and Rehabilitation. Promote the renovation and rehabilitation of historic structures that conforms to the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Structures and the California Historical Building Code and prioritize historic structures for available rehabilitation funds.
Policy CD-P3.6 Historic Preservation Funding. Pursue and promote historic preservation funding sources to incentivize the protection of historic resources such as the California Mills Act Property Tax Abatement Program and Federal Historic Preservation Tax Incentives Program.
Policy CD-P3.7 Demolition Alternatives. Require an applicant to submit alternatives to full demolition on how to preserve a historic building as part of any planning application and implement methods of preservation unless health and safety requirements cannot be met.
Demolition Alternatives. Require an applicant to submit alternatives to full demolition on how to preserve a historic building asset as part of any planning application and implement methods of preservation unless health and safety requirements cannot be met or the City Council makes a finding explaining the specific reasons why the social, economic, legal, technical, or other beneficial aspects of the proposed demolition outweigh the unavoidable adverse impacts to the historic resource.
ACTIONS
Action CD-A3.1 Historic Building Survey. Establish and maintain an inventory of architecturally, culturally, and historically significant structures and sites. Proactively maintain
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an up-to-date historic resources inventory by seeking funding opportunities to update the historic survey.
Historic Building Assets Survey. Establish and maintain an inventory of architecturally, culturally, and historically significant structures, assets, and sites.
Proactively maintain an up-to-date historic resources inventory by seeking funding opportunities to update the historic survey.
Action CD-A3.2 Historic Preservation Ordinance. Update and maintain the City’s Historic Preservation Ordinance to be consistent with State and Federal standards and guidelines, and to support local historic preservation objectives.
Action CD-A3.3 Preservation Incentives. Create incentives to preserve historic and cultural resources, such as reducing parking requirements, allowing a flexible use, or establishing a transfer of development rights program.
Action CD-A3.4 Historic Design Standards. Create objective design standards for development within historic districts or adjacent to historic structures and/or culturally important sites to maintain the historic character of these resources.
Historic Design Standards. Create objective design standards for alternations to historic resources and new development within historic districts or adjacent to historic structures and/or culturally important sites to maintain the historic character of these resources.that ensures projects have a contextual relationship with land uses and patterns, spatial organization, visual relationships, cultural and historic values, and relationships in height, massing, modulation, and materials. Use of the Secretary of the Interior’s Standards as the basis for these objective design standards.
CITY IMAGE
GOAL CD-4Develop and maintain an attractive urban fabric that reflects San Mateo’s unique character.
Develop and maintain an attractive urban fabric that reflects San Mateo’s unique visual and architectural character.
POLICIES
Policy CD-P4.1 Community Cohesion. Design new private development, streets, and public spaces to enhance social connection by providing street-fronting uses and community spaces, as appropriate.
Community Cohesion. Design new private development, streets, and public spaces to enhance social connection by providing human-scale street-fronting uses and community spaces, as appropriate.
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Policy CD-P4.2 Gateways. Develop gateways that visually announce key entrances to San Mateo by creating distinctive architectural or landscape features at the following locations:
a. Entrances to the Downtown;
b. North and south ends of El Camino Real (SR 82);
c. US 101 and Third Avenue;
d. US 101 and Hillsdale Boulevard;
e. Mariner's Island Boulevard and J. Hart Clinton Drive at the border of Foster City; and
f. State Route 92 off-ramps at El Camino Real.
Gateways. Develop gateways that visually announce key entrances to San Mateo by creating maintaining or establishing distinctive architectural, art or landscape features. at the following locations:
a.Entrances to the Downtown;
b.North and south ends of El Camino Real (SR 82);
c.US 101 and Third Avenue;
d.US 101 and Hillsdale Boulevard;
e.Mariner's Island Boulevard and J. Hart Clinton Drive at the border of Foster City; and
f.State Route 92 off-ramps at El Camino Real.
Policy CD-P4.3 Sustainable Design. Encourage integration of sustainable design features and elements into the design of new buildings.
Sustainable Design. Encourage integration of sustainable design features and elements into the design of new buildings, including green building materials.
Policy CD-P4.4 El Camino Real (SR 82). Encourage improvements to the public right-of-way and private properties along El Camino Real that will make the corridor safer and more attractive for all users, such as redesigned transit stops, improved sidewalks, street trees and other pedestrian amenities, and updated/improved building facades. Incorporate the Guiding Principles of the Grand Boulevard Initiative into future plans for the El Camino Real corridor in San Mateo.
El Camino Real (SR 82). Aspire to make El Camino Real a space to spend time, not just a corridor for people to pass through by. Eencouraginge improvements to the public right-of-way and private properties along El Camino Real that will make the corridor safer and more attractive for all users, such as redesigned transit stops, an improved sidewalks, street trees and other pedestrian realmamenities, and updated/improved building facades. Incorporate the Guiding Principles of the Grand Boulevard Initiative into future plans for the El Camino Real corridor in San Mateo.
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Policy CD-P4.5 Railroad Corridor. Improve the railroad corridor to create a positive City image and an urban environment that supports a multimodal transportation network.
Policy CD-P4.6 Signage. Maintain signage controls that appropriately regulate the design, size, type, illumination, and quantity of signs visible from corridors.
Signage. Maintain signage controls that appropriately regulate the design, size, type, illumination, and quantity of signs visible from corridors and create consistent signage that reinforces San Mateo’s unique identity.
Policy CD-P4.7 Public Open Space Design. Seek opportunities to establish public open spaces in new developments and new public buildings, and promote innovative and creative designs to create exceptional and unique spaces.
Public Open Space Design. Seek opportunities to establish public open spaces in new developments and new public buildings, and promote innovative and creative designs to create exceptional, and unique and functional spaces.
Require signage that clearly delineates these spaces as publicly accessible.
Policy CD-P4.8 Public Art. Continue to require public art as part of new development. Support public art as a resource that enhances the quality of life for individuals living in, working in, and visiting the City;, improves the quality of the urban environment, and increases property values.
Policy CD-P4.9 Inclusive Outreach. Involve the community in the City’s efforts to develop and maintain an attractive urban fabric that reflects San Mateo’s unique character.
Use outreach and engagement methods that encourage broad representation and are culturally sensitive, particularly for historically underserved communities.
Inclusive Outreach. Involve the community in the City’s efforts to develop and maintain an attractive urban fabric that reflects San Mateo’s unique visual and architectural character. Use outreach and engagement methods that include broad representation and are culturally sensitive, particularly for historically underserved communities.
Recommended New Action
Brand Identity Package. Develop a brand identity package for the City.
RESIDENTIAL
GOAL CD-5Maintain and enhance the existing character and physical quality of residential neighborhoods through the appropriate design of new development.
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Balance the growth and evolution of residential neighborhoods with the need to maintain and enhance their existing characteristics and physical qualities, if and when such are defined in the General Plan, through the appropriate design of new development. Maintain and enhance the existing character and physical quality of residential neighborhoods through the appropriate design of new development.
POLICIES
Policy CD-P5.1 Building Mass and Scale. Encourage new residential developments to be compatible with the scale of the surrounding neighboring.
Building Mass and Scale. Encourage new residential developments to be compatible with the scale of the surrounding neighboring. <This policy is ambiguous and redundant with other polices in this section.> Policy CD-P5.2 Low-Density Residential Development. Require new homes in the Low and Very Low residential designations, including single-family dwellings, duplexes, triplexes, four-plexes, and ADUs to be consistent with objective design standards as described in the City’s Residential Design Standards.
Low-Density Residential Development. Require new homes in the Low and Very Low residential designations, including single-family dwellings, duplexes, triplexes, four-plexes, and accessory dwelling units (ADUs) to be consistent with objective design standards as described outlined in the City’s Residential Design Standards.
Policy CD-P5.3 Single-Family Design. Encourage new single-family dwellings and expansions of existing single-family dwellings that address the preservation and enhancement of neighborhood character through building scale, materials, architectural style and details, and privacy.
Single-Family Design. Encourage single-family additions and new single-family dwellings and expansions of existing single-family dwellings that addresses the preservation and enhancement of neighborhood visual and architectural character through context sensitive building scale, materials, architectural style and details, and privacy.
Policy CD-P5.4 Multi-Family Design. Ensure that the architectural design of new multi-family developments enhances the neighborhood character by providing appropriate building and pedestrian scale elements, high quality materials and construction, open space and resident amenities.
Multi-Family Design. Ensure Encourage that the architectural design of new multi-family developments that enhances the a neighborhood’s visual and architectural character by providing appropriate context sensitive building and
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pedestrian scale elements, high quality materials and construction, open space, and resident amenities.
Policy CD-P5.5 Multi-Family Parking. Require new multi-family developments to design and site parking to avoid blank, ground floor walls and to screen views of parking from the street.
Policy CD-P5.6 Multi-Family Open Space. Require that a portion of required open space for new multi-family projects be useable for passive or active recreation.
ACTIONS
Action CD-A5.1 Objective Design Standards. Develop and adopt objective design standards that clearly outline the City’s design expectations for new single-family and multi- family projects.
Action CD-A5.2 Accessory Dwelling Units and Junior Dwelling Units Design. Continue to monitor State law and update the City’s Accessory Dwelling Unit ordinance to ensure that new ADUs and JADUs are regulated in accordance with State law requirements while also meeting community needs and expectations.
Accessory Dwelling Units and Junior Dwelling Units Design. Continue to monitor State law and update the City’s Accessory Dwelling Unit ordinance to ensure that new ADUs and JADUs are regulated in accordance with State law requirements while also meeting community needs and expectations. <Redundant with policies and programs in the Housing Element.>
MIXED-USE AND COMMERCIAL AREAS
GOAL CD-6Improve the visual character, livability, and vitality of mixed -use and commercial areas.
Improve the visual and architectural character, livability, and vitality of mixed -use and commercial areas.
POLICIES
Policy CD-P6.1 Objective Design Standards. Provide clear, objective, and quantifiable design standards to guide new mixed-use and commercial development.
Policy CD-P6.2 Pedestrian Oriented Design. Cultivate pedestrian activity in commercial and mixed-use areas by providing adequate sidewalk widths, locating windows along ground floor street facades, trees and awnings, and human scale construction materials and features.
Pedestrian Oriented Human Scale Design. Cultivate pedestrian activity in commercial and mixed-use areas by providing adequate sidewalk widths,
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activating ground floor street facades with , locating windows, along ground floor street facades, trees plantings, and awnings, and using human scale high- quality construction materials and including human-scale details and architectural and features.
Policy CD-P6.3 Respect Existing Scale. Encourage new mixed-use and commercial development to respect the scale of surrounding buildings by providing breaks in the building face at spacings common to buildings in the area and by stepping back upper floors.
Respect Existing Scale and Rhythm. Encourage new mixed-use and commercial development to respect the scale and rhythm of surrounding buildings, including by providing breaks in the building face at spacings common to buildings in the area and by stepping back upper floors.
Policy CD-P6.4 Orient Buildings Toward the Street. Encourage commercial development to be located at the street in retail areas to encourage pedestrian activity and an active streetscape.
Orient Buildings Toward the Street. Encourage commercial development to be located at the street in retail areas to encourage pedestrian activity and an active streetscape. <Redundant with other policies.>
Policy CD-P6.5 Commercial Parking. Encourage commercial projects to provide required parking underground to minimize the amount of ground floor area dedicated to parking. When parking is located at grade, it should be located towards the side and rear of parcels.
Commercial Parking. Encourage commercial projects to provide required parking underground to minimize the amount of ground floor area dedicated to parking. When parking is located at grade, it should be located towards the side and rear of a parcels, away from active street frontages and public spaces.
Policy CD-P6.6 Commercial Transitions. Encourage new commercial development or redevelopment to provide an appropriate transition to adjacent neighborhoods.
Commercial Transitions. Encourage new commercial development or redevelopment to provide an appropriate transition to adjacent neighborhoods. <Redundant with other policies.>
Policy CD-P6.7 Outdoor Display and Eating. Support parklets, the outdoor display of goods at retail uses, and restaurant seating areas to add visual interest and activity to commercial and mixed-use areas.
Outdoor Display and Eating. Support sidewalk and pedestrian mall outdoor dining and parklets, the outdoor display of goods at for retail uses, and restaurant public seating areas to add visual interest and activity to commercial and mixed-use areas.
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ACTION
Action CD-A6.1 Objective Design Standards. Develop and adopt objective design standards for new mixed-use and commercial development to provide a clear understanding of the City’s expectation for new project design, including pedestrian-friendly design.
AREA SPECIFIC DESIGN POLICIES
[Note: Additional design policies and actions for specific areas around the City will be developed during outreach efforts based on community and decisionmaker input.]
NORTH CENTRAL
Policy CD-P6.8 Amphlett Boulevard. Require new buildings and additions to be compatible with adjoining residential areas, including adequate screening and landscaping.
Amphlett Boulevard. Require new buildings and additions to have high quality architectural design and be context sensitive be compatible with adjoining residential areas, including adequate screening and landscaping.
SHOREVIEW
Policy CD-P6.9 US 101 Frontage. Encourage upgrading of the appearance of US 101 and properties adjacent to the freeway through design treatment, screening, and right-of-way landscaping.
Policy CD-P6.10 Marina Lagoon Properties. Development of private parcels having frontage on Marina Lagoon should retain public access, providing a connection between Shoreline Park and Bayside/Joinville Park.
MARINA LAGOON / BRIDGEPOINTE
Policy CD-P6.11 Marina Plaza Center. Retain the Marina Plaza neighborhood retail center and allow limited expansion of low scale commercial uses.
Marina Plaza Center. Retain the Marina Plaza neighborhood retail center and allow limited expansion of low scale commercial uses. <Already covered by policies in the “Diverse Range of Land Uses” and “Shopping Areas in Transition” sections of the Land Use Element.>
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NORTHWEST HEIGHTS
HAYWARD PARK / SUNNYBRAE
BERESFORD PARK
Policy CD-P6.12 25 th Avenue Shopping Center. Continue to support ground floor retail uses and improvements to the physical and aesthetic nature of the 25th Avenue commercial district. New buildings or remodels should be compatible with existing buildings while incorporating improved signage and high quality design and construction.
25th Avenue Shopping Center. Continue to support ground floor retail uses and improvements to the physical and aesthetic nature of the 25th Avenue commercial district. New buildings or remodels should be compatible with existing buildings while incorporating improved signage and high quality design and construction. <Already covered by policies in the “Diverse Range of Land Uses” and “Shopping Areas in Transition” sections of the Land Use Element.> Policy CD-P6.13 Peninsula Golf and Country Club. Support the retention of the existing club and recreation use. If the site is redeveloped, residential development that is compatible with adjacent uses in terms of density and intensity should be encouraged.
HILLSDALE / SUGARLOAF
Policy CD-P6.14 San Mateo County Hospital. Should all or a portion of the San Mateo County Hospital redevelop, a mixed residential development is appropriate with stepped density compatible with adjacent residential areas, ranging from single- family adjacent to single family residences to medium density where adequately buffered.
San Mateo County Hospital. Should all or a portion of the San Mateo County Hospital redevelop, a mixed residential development is appropriate with stepped density compatible with adjacent residential areas, ranging from single-family adjacent to single family residences to medium density where adequately buffered. <Recommend removing as properties owned by the County are outside of the City’s permitting authority.>
WESTERN HILLS
Policy CD-P6.15 San Mateo County Facilities Site. Require a Master Plan prior to any future development of the site. Encourage clustered development to maximize open space and protect hillsides, major vegetation, natural topography, and views from surrounding areas.
San Mateo County Facilities Site. Require a Master Plan prior to any future development of the site. Encourage clustered development to maximize open
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space and protect hillsides, major vegetation, natural topography, and views from surrounding areas. <Recommend removing as properties owned by the County are outside of the City’s permitting authority.>
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8. SAFETY ELEMENT
These suggested revisions to the draft goals, policies and actions are based on input provided by staff, community members, the General Plan Subcommittee and the Planning Commission, and are shown in italics and track changes. For policies and actions with suggested revisions, they are listed below the original draft language that was published in July for comparison purposes.
GOALS AND POLICIES
EMERGENCY READINESS AND EMERGENCY OPERATIONS
GOAL S-1Minimize potential damage to life, environment, and property through timely, well-prepared, and well-coordinated emergency preparedness, response plans, and programs.
POLICIES
Policy S-P1.1 Emergency Readiness. Maintain the City’s emergency readiness and response capabilities, especially regarding hazardous materials spills, natural gas pipeline ruptures, fire hazards, wildland fire risk, earthquakes, pandemics, and flooding due to dam failure, tsunami, peak storms, levee failure, and critical incidents.
Emergency Readiness. Maintain the City’s emergency readiness and response capabilities, especially regarding hazardous materials spills, natural gas pipeline ruptures, fire hazards, wildland fire risk, earthquakes, pandemics, and flooding due to dam failure, tsunami, peak storms, levee failure, and critical incidents.
Focus primarily on areas identified by the City as underserved and most vulnerable to loss of life and property due to proximity to hazardous incidences, and work to ensure funding is available to these communities as a key component of emergency readiness.
Policy S-P1.2 Local Hazard Mitigation Plan. The San Mateo County Multijurisdictional Local Hazard Mitigation Plan, approved by the Federal Emergency Management Agency (FEMA) in 2021, is incorporated by reference into this Safety Element in accordance with Assembly Bill 2140.
Local Hazard Mitigation Plan. The San Mateo County Multijurisdictional Local Hazard Mitigation Plan, approved by the Federal Emergency Management Agency (FEMA) in 2021, along with any future updates or amendments, is incorporated by reference into this Safety Element in accordance with Assembly Bill 2140.
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Policy S-P1.3 Location of Critical Facilities. When locating critical facilities, such as hospitals, schools, fire, police, emergency service facilities, and utilities, avoid areas subject to slope failure, wildland fire, flooding, sea level rise, and other hazards and prioritize access to and from disadvantaged communities that are underserved by existing facilities.
Location of Critical Facilities. When locating critical facilities, such as hospitals, schools, fire, police, emergency service facilities, and other utility infrastructure, avoid areas subject to slope failure, wildland fire, flooding, sea level rise, and other hazards, to the extent feasible, and prioritize access to and from disadvantaged communities that are underserved by existing facilities.
Policy S-P1.4 Multiple Egress Points. Require new development in any hazard area to provide multiple points of emergency access (ingress and egress).
Policy S-P1.5 Emergency Planning Document Coordination. Pursue integration of the City’s existing safety and emergency management documents with one another, including this Safety Element, the Local Hazard Mitigation Plan, and other related documents.
Policy S-P1.6 Emergency Infrastructure and Equipment. Maintain and fund the City’s emergency operations center in a full functional state of readiness. Designate a back-up Emergency Operations Center with communications redundancies.
Policy S-P1.7 Defensible Design. Require all developments, including parks and public places, to incorporate measures to provide a safe environment through the application of crime prevention through design principles, such as orienting buildings to the street and providing adequate lighting and sight lines.
Defensible Design. Require that new development support effective law enforcement and fire protection by promoting a safe and accessible public realm for all, including investing in social gathering spaces, enhancing lighting and safety in public spaces through community-led planning, and ensuring adequate property maintenance. Require all developments, including parks and public places, to incorporate measures to provide a safe environment through the application of crime prevention through design principles, such as orienting buildings to the street and providing adequate lighting and sight lines.
Policy S-P1.8 Response Times. When reviewing and analyzing roadway improvements, consider how emergency response times can be maintained and improved, including the availability of alternative routes.
Response Times. When reviewing and analyzing roadway improvements, consider how emergency response times can be maintained and improved, including the availability of alternative routes without reducing roadway user safety.
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Policy S-P1.9 Local Utility Cooperation. Work with local utility operators to identify if and when a public safety power shutoff (PSPS) may be necessary to reduce hazard risks in San Mateo and/or the surrounding area, and support publication of advanced notification and resources to residents in the City to help them prepare.
Local Utility Cooperation. Work with local utility operators to coordinate any disruption in services, such as to identify if and when a public safety power shutoff (PSPS) or other disruption that may be necessary to reduce hazard risks in San Mateo and/or the surrounding area, and support publication of advanced notification and resources to residents in the City, particularly disadvantaged communities, to help them prepare.
Policy S-P1.10 Disaster Recovery. Ensure that the City government continues to operate during and after hazard events and is able to provide resources and guidance to people and institutions in San Mateo to aid them in recovery and reconstruction following the end of the hazard event.
Policy S-P1.11 Evacuation Education. Include information about safe and effective evacuation as part of all natural hazard awareness, prevention, and community education and training efforts. Share information about how to prepare for evacuations, potential evacuation routes and shelter locations, how to receive notifications, and other relevant topics.
Policy S-P1.12 Inclusive Outreach. Notify the community of potential hazards affecting their neighborhood. Use outreach and engagement methods that encourage broad representation and are culturally sensitive, particularly for historically underserved communities.
ACTIONS
Action S-A1.1 Evacuation Routes. Maintain adequate evacuation routes as identified by arterial streets shown in the Circulation Element, Figure C-2. Evaluate each evacuation route’s feasibility using a range of hazard criteria. Update this map on a regular basis to reflect changing conditions and State requirements for evacuation routes.
Action S-A1.2 Regular Updates. Update the Safety Element with each Housing Element update, or every eight years, as necessary to meet state and local requirements.
Action S-A1.3 Automatic and Mutual Aid Agreements. Participate in mutual aid agreements with other local jurisdictions to provide coordinated regional responses, as necessary, to fire, flood, earthquake, critical incidents, and other hazard events in San Mateo and the surrounding area. Work with local jurisdictions to share resources and develop regional plans to implement disaster mitigation and resilience strategies such as government continuity, emergency operations centers and communications redundancies.
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Action S-A1.4 Rebuilding Priorities. Establish rebuilding priorities and procedures in the event of a major disaster to expedite reconstruction and enhance access to funding opportunities.
Rebuilding Priorities. Establish rebuilding priorities and procedures in the event of a major disaster to expedite reconstruction and enhance access to funding opportunities with special emphasis on equity priority communities that are more vulnerable to climate hazards.
Action S-A1.5 Resilient Power Systems. Explore the feasibility of on-site power generation and storage on City facilities to reduce reliance on regional power infrastructure in case of a hazard-caused power outage.
Action S-A1.6 Public Safety Outreach. Develop a public safety education program to increase public awareness of potential hazards, City’s emergency readiness and response program, and evacuation routes. Target public education programs to segments of the community that are most vulnerable to hazards and safety risks.
Action S-A1.7 Community Training. Collaborate with SMCFD to provide emergency preparedness trainings to maintain and expand existing Community Emergency Response Teams (CERT)s.
Action S-A1.8 Emergency Infrastructure and Equipment. Put systems in place to ensure that traffic lights at major intersections, communications and radio infrastructure, and other critical infrastructure continues to function in the event of localized power outage. Repair any damaged sets of infrastructure or equipment as needed to continue City operations.
Action S-A1.9 Continuity of Operations. Regularly review, update, and implement as needed the San Mateo Continuing of Operations/Continuity of Government Plan.
Continuity of Operations. Regularly review, update, and implement as needed the San Mateo Continuingty of Operations/Continuity of Government Plan.
Action S-A1.10 Response Time Study. Conduct a Response Time Study to provide a data-driven understanding of how future roadway safety improvements could impact emergency response times and use this information to adjust proposed roadway improvements as needed.
Action S-A1.11 Emergency Notification System. Develop an emergency notification system (e.g. SMC Alert) for flood-prone neighborhoods and businesses before, during, and after a climate hazard event and assist in their evacuation, if needed. This includes coordination with the San Mateo County Flood and Sea Level Rise Resiliency District (OneShoreline) on its early flood warning notification system.
Emergency Notification System. Develop an emergency notification system (e.g.
SMC Alert) for flood-prone neighborhoods and businesses before, during, and
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after a climate hazard event, and to assist in theirwith evacuation and other support activities., if needed. This includes coordination with the San Mateo County Flood and Sea Level Rise Resiliency District (OneShoreline) on its early flood warning notification system.
GEOTECHNICAL HAZARDS
GOAL S-2Take steps to protect the community from unreasonable risk to life and property caused by seismic and geologic hazards.
POLICIES
Policy S-P2.1 Geologic Hazards. Require site specific geotechnical and engineering studies, subject to the review and approval of the delegated City Engineer and Building Official, for development proposed on sites identified in Figure S-1 as having moderate or high potential for ground failure. Permit development in areas of potential geologic hazards only where it can be demonstrated that the project will not be endangered by, nor contribute to, the hazardous condition on the site or on adjacent properties.
Policy S-P2.2 Landslides and Erosion Control. Reduce landslides and erosion in existing and new development through continuing education of design professionals on mitigation strategies. Control measures shall retain natural topographic and physical features of the site if feasible.
Policy S-P2.3 Unreinforced Masonry Buildings. Encourage modifications of existing unreinforced masonry buildings, and similar unsafe building conditions to reduce the associated life safety hazards from ground shaking during earthquakes, as shown on Figure S-2. Require structural modifications to be designed to be in character with the existing architectural style.
Policy S-P2.4 Liquefaction. Use the best-available liquefaction mapping data to avoid siting and locating new public facilities and infrastructure in areas susceptible to liquefaction, as shown in Figure S-1.
ACTIONS
Action S-A2.1 Seismic Shaking Mapping. Consult with a geology specialist to update the City’s geologic hazard mapping, documenting the areas within the City with moderate or high potential for liquefaction or ground failure, as shown in Figure S-1.
Action S-A2.2 Incentives for Seismic Upgrades. Develop and implement a program to provide financial incentives and education to building owners to support seismic upgrades.
Action S-A2.3 Seismic Stability. Review the seismic stability of the City’s assets and infrastructure, such as City Hall, recreational facilities, roadways, and bridges
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and identify improvements necessary to enhance each facility’s ability to withstand geologic hazards, up to and including a full replacement of the facility.
Recommended New Action
Unreinforced Masonry Buildings. Establish an inventory of unreinforced masonry building in the City and work with the property owners to upgrade the buildings to meet minimum safety and building code requirements.
FLOOD HAZARDS
GOAL S-3Protect the community from unreasonable risk to life and property caused by flood hazards.
POLICIES
Policy S-P3.1 Development within Floodplains. Protect new development within a floodplain by requiring new habitable floor area to be above the applicable floodwater elevation or by incorporating other flood-proofing measures consistent with Federal Emergency Management Agency (FEMA) regulations and the City of San Mateo’s Floodplain Management Ordinance.
ACTIONS
Action S-A3.1 Floodplain Ordinance Update. Update the Floodplain Management Ordinance, including to align with FEMA and OneShoreline recommendations and to update construction cost value information.
Action S-A3.2 Flood Risk Mapping Data. Regularly update mapping data pertaining to the 100- year and 500-year floodplains as mapped by FEMA as well as dams and levee failure as information becomes available.
Action S-A3.3 Community Rating System. Undertake efforts that increase the City's rating under FEMA’s Community Rating System, such as expanding and improving Geographic Information System (GIS) mapping capacity, developing a flood early warning system, and creating a Flood Emergency Action Plan.
Action S-A3.4 Early Flood Warning. Collaborate with OneShoreline to provide early flood warning for flood-prone areas of the city through OneShoreline’s stream monitoring station and notification system, as needed.
Early Flood Warning. Collaborate with OneShoreline to provide early flood warning for flood-prone areas of the city through OneShoreline’s stream monitoring station and notification system, as needed.
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SEA LEVEL RISE
GOAL S-4Develop regionally -coordinated sea level rise adaptation measures and programs.
POLICIES
Policy S-P4.1 Sea Level Rise Planning. Integrate sea level rise planning into all relevant City processes, including General Plan amendments, Specific Plans, zoning ordinance updates, capital projects, and review and approval of new development and substantial retrofits.
Policy S-P4.2 Sea Level Rise Protection. Ensure that new development, substantial retrofits, critical facilities, and City-owned buildings, and infrastructure are planned and designed to accommodate climate change hazards, including increases in flooding, sea level rise, and rising groundwater.
Sea Level Rise Protection. Ensure that new development, substantial retrofits, critical facilities, and City-owned buildings, and existing and future flood control infrastructure are planned and designed to accommodate climate change hazards, including increases in flooding, sea level rise, and rising groundwater.
Policy S-P4.3 Rising Groundwater Protection. Ensure new development and substantial retrofits are protected from rising groundwater levels based on best available science.
Policy S-P4.4 Natural Infrastructure. Prioritize the use of nature-based solutions and natural infrastructure in sea level rise adaptation strategies.
Natural Infrastructure. PrioritizeConsider the use of nature-based solutions and natural infrastructure in sea level rise adaptation strategies.
Policy S-P4.5 OneShoreline Coordination. Coordinate with OneShoreline to develop and implement coordinated approaches to sea level rise with other San Mateo County jurisdictions.
ACTIONS
Action S-A4.1 Sea Level Rise Data. Identify sea level rise projections, consistent with OneShoreline recommendations, to define the extent of areas vulnerable to sea level rise in the city. Use this data in planning efforts and to evaluate all private and public development applications to ensure projects are protected from sea level rise hazards over the life of the project.
Climate Change Adaptation Plan Sea Level Rise Data. IdentifyAssess sea level rise projections, consistent with OneShoreline recommendations, to identify define the extent of areas vulnerable to sea level rise in the city, and develop a Climate Change Adaptation Plan that sets a comprehensive strategy and
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includes planning and design standards for climate risk protection. Use this plan this data in planning efforts and to evaluate all private and public development applications to ensure projects are protected from sea level rise hazards over the life of the project and to assess public infrastructure needs for adequate protection.
Action S-A4.2 Sea Level Rise Monitoring. Continue to review and use the best available sea level rise science and projections and regularly identify natural resources, development, infrastructure, and communities that are vulnerable to sea level rise impacts, including impacts from rising groundwater. Use this information to continue to develop or adjust planning and adaptation strategies.
Sea Level Rise Monitoring. Continue Commit to review and use the best available sea level rise science and projections and regularly identify natural resources, development, infrastructure, and communities that are vulnerable to sea level rise impacts, including impacts from rising groundwater. Use this information to continue to develop or adjust planning and adaptation strategies.
Action S-A4.3 City Sea Level Rise Staff. Identify City staff who will be responsible for leading the City’s sea level rise planning efforts, coordinating with outside agencies, and coordinating with City departments on preparing and planning for sea level rise.
City Sea Level Rise Staff. Identify City staff who will be responsible for leading the City’s sea level rise planning efforts, coordinating with outside agencies, and coordinating with City departments on preparing and planning for sea level rise. <Adoption of a Climate Change Adaptation Plan (Action A-A4.1) will include an implementation plan that covers this topic; thus this action is not necessary.> Action S-A4.4 Rising Groundwater Coordination. Coordinate with OneShoreline, local jurisdictions, and regional and state agencies to study and enforce requirements related to rising groundwater levels caused by sea level rise.
Action S-A4.5 Natural Infrastructure. Use or restore natural features and ecosystem processes where feasible and appropriate as a preferred approach to the placement of hard shoreline protection when implementing sea level rise adaptation strategies.
Action S-A4.6 Removal of Hard Infrastructure. Remove existing shoreline or creek bank protective devices when the structure(s) requiring protection are redeveloped, removed, or no longer require a protective device.
Removal of Hard Infrastructure. Remove existing shoreline or creek bank protective devices when the structure(s) requiring protection are redeveloped, removed, or no longer require a protective device. <Redundant with Action S- A4.5>
Recommended New Actions
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Sea Level Overlay Zone. Study the feasibility of establishing a sea level rise overlay zone which would allow for the creation of adaptation policies, rules, or construction codes unique to this area.
Sea Level Rise Funding. Study options for establishing dedicated General Fund dollars to support efforts to address sea level rise, including sufficiently supporting OneShoreline.
WILDFIRE HAZARDS
GOAL S-5Maintain adequate fire and life safety protection from wildland fires.
POLICIES
Policy S-P5.1 Wildland Fire Protection. Require all development in and adjacent to designated wildland fire areas to provide access and defensible space in accordance with California Codes and local ordinances.
Policy S-P5.2 Wildland-Urban Interface. Coordinate with the San Mateo Consolidated Fire Department to ensure that new construction in the Wildland-Urban Interface (WUI) is in full compliance with all applicable sections of the California Building Standards Code, Title 24.
Wildland-Urban Interface. Continue to cCoordinate with the San Mateo Consolidated Fire Department to ensure that new construction in the Wildland- Urban Interface (WUI) is in full compliance with all applicable sections of the California Building Standards Code, Title 24.
Policy S-P5.3 Hillside Vegetation Stability. Stabilize, and as feasible re-vegetate, burned slopes following a wildfire event to reduce landslide and debris flows risk.
Policy S-P5.4 Fire Risk Mapping. Coordinate with the San Mateo Consolidated Fire Department to consistently update any mapping data showing fire extent in San Mateo using CAL FIRE data and local wildland fire risk maps indicating the locations and extents of Fire Hazard Severity Zones, Local Responsibility Areas, and the Wildland-Urban Interface. Use this mapping data to inform decisions about existing risk and future land uses throughout the City and share these maps widely on the City website, published handouts and flyers, and in-person and virtual education events.
Policy S-P5.5 Firefighting Infrastructure. Coordinate with the San Mateo Consolidated Fire Department to ensure adequate firefighting infrastructure, including road and building clearance for firefighting vehicles and clear and legible street signage throughout the community.
Policy S-P5.6 Peakload Water Supply. Seek to ensure that the California Water Service Company and the Estero Municipal Improvement District provide and maintain a water supply and distribution system which provides an adequate static
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pressure to deliver the minimum fire hydrant flow to all areas of the City, except where a lesser flow is acceptable as determined by the San Mateo Consolidated Fire Department.
Policy S-P5.7 Facilities Planning. Place all new public facilities or relocate existing public facilities outside of identified fire hazard risk areas as feasible. Appropriately retrofit public facilities to mitigate fire risk.
Policy S-P5.8 Land Use Management for Fire Risks. Maintain all City-owned public lands to reduce fuel loads, establish appropriately-placed fire breaks/defensible space, and educate all property owners in the City on proper landscape maintenance and firescaping standards to reduce the risk of fire hazards.
Policy S-P5.9 Wildland Fire Vulnerability. Consider all improvements at Sugarloaf Mountain and Laurelwood Park in the context of the area’s high fire risk, and include wildfire mitigation components in projects when feasible.
ACTIONS
Action S-A5.1 Tree Trimming. Trim and maintain the trees in the City’s urban forest on a regular basis to clear them of any loose branches or debris that could serve as fuel in a fire event.
Tree MaintenanceTrimming. Collaborate with the SMCFD to maintain City- owned trees in a manner that does not contribute to fire danger, in accordance with current Best Management Practices. Trim and maintain the trees in the City’s urban forest on a regular basis to clear them of any loose branches or debris that could serve as fuel in a fire event.
Action S-A5.2 Fire-Safe Education. Work with the San Mateo Fire Department and seek funding to develop a fire-safe education program that provides information and awareness to community members about defensive space, fire-resistant landscaping and construction, evacuation preparation, and other wildfire education topics.
Action S-A5.3 Fire Hazard History. Include an historical record of any significant fire events that have occurred in San Mateo or the surrounding area in all updates to the City’s Safety Element.
HAZARDOUS MATERIALS
GOAL S-6Protect the community’s health, safety, and welfare relating to the use, storage, transport, and disposal of hazardous materials.
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POLICIES
Policy S-P6.1 County Cooperation. Cooperate with the County of San Mateo and San Mateo Consolidated Fire Department in the regulation of hazardous materials and transportation of such material in San Mateo. Share hazardous materials management enforcement with San Mateo County and San Mateo Consolidated Fire Department.
Policy S-P6.2 County Hazardous Waste Management Plan. Adopt by reference all goals, policies, implementation measures, and supporting data contained in the San Mateo County Hazardous Waste Management Plan. Make amendments, as necessary, to suit local needs and issues.
Policy S-P6.3 Transportation Routes. Restrict the transportation of hazardous materials and waste to truck routes designated in Circulation Policy C-P6.5, and limit such transportation to non-commute hours.
Policy S-P6.4 Hazardous Waste Management Facilities Location. Regulate the location and operation of new hazardous waste management facilities.
Policy S-P6.5 Design of Hazardous Waste Management Facilities. Require the following features and mitigation measures in the design of proposed hazardous waste management facilities to minimize potential health, safety, and aesthetic impacts on surrounding properties and occupants:
a. For sites located in areas subject to flooding or inundation as shown on Figures S-3 and 4, require facilities to have a surface elevation at least
1.5 feet above the maximum flood water level for areas containing hazardous substances or to be flood-proofed in some other manner suitable to the City.
b. Require facilities to provide for full on-site containment of maximum permitted quantities of hazardous substances, including protection of storm drain or sanitary sewer inlets from accidental entry of hazardous materials.
c. Require facilities to provide separate storage and/or treatment of potentially reactive substances, including separate spill containment vessels. Require that storage of hazardous gasses provides for adequate filtration and neutralization devices to prohibit accidental release of toxic substances.
d. Require that all storage and treatment occur within an enclosed structure. e. Require new facilities be sited as far away as possible within the project site from sensitive receptors such as homes, schools, playgrounds, sports fields, childcare centers, senior centers, and long-term health care facilities.
Policy S-P6.6 Risk Assessment. Require the preparation of a risk assessment to determine site suitability for applications for hazardous waste management facilities,
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establishing the distance requirements from public assembly, residential, or immobile population and recreational areas or structures; impacts from seismic, geologic, and flood hazards; fire hazards; impacts on wetlands, endangered species, air quality, and emergency response capabilities; and proximity to major transport routes.
Policy S-P6.7 Contaminated Sites. Require the cleanup of contaminated sites, including those indicated on the Hazardous Waste and Substances Sites List published by the Department of Toxic Substance Control and/or other agencies such as the San Mateo County Health Department and the Regional Water Quality Control Board, in conjunction with substantial site development or redevelopment, where feasible.
Policy S-P6.8 Cost Recovery. Require San Mateo County businesses which generate hazardous waste or applicants for hazardous waste management facilities to pay necessary costs for implementation of Hazardous Waste Management Plans and for application costs, and to pay for costs associated with emergency response services in the event of a hazardous material release, to the extent permitted by law.
ACTIONS
Action S-A6.1 Shared Data. Regularly coordinate with San Mateo County to collect data on businesses that store hazardous substances to share with local emergency service providers, including the Police Department and San Mateo Consolidated Fire Department, as well as the Public Works Department for the wastewater source control program.
TELECOMMUNICATIONS AND ENERGY SUPPLY
GOAL S-7Promote the development of a clean energy supply, state-of-the-art technology, and telecommunications facilities that benefit the public.
Promote the development of a clean energy supply, state-of-the art energy efficient technology, and telecommunications facilities that benefit all members of the community. the public.
POLICIES
Policy S-P7.1 Clean Energy. Support the advancement of a carbon neutral energy supply.
Policy S-P7.2 Building Electrification. Promote electrification for new and existing building stock.
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Policy S-P7.3 Energy Resilience. Continue to require new development projects to incorporate solar energy systems and battery storage into their projects (Building Integrated Photo-Voltaic / BIPV) and encourage existing development to incorporate solar energy systems.
Energy Resilience. Continue to require new development projects to incorporate energy efficiency measures, electric appliances, solar energy systems and battery storage into their projects (Building Integrated Photo-Voltaic/BIPV) and encourage existing development to incorporate solar energy systems.
Policy S-P7.4 Service Improvement and Expansion. Seek to ensure adequate energy and communication systems to serve existing and future needs while minimizing impacts on existing and future residents through the following policies:
a. Require all new developments to underground lines and provide underground connections when feasible.
b. Balance the need for cellular coverage with the desire to minimize visual impacts of cellular facilities, antennas, and equipment shelters. b. Balance the need forcCellular coverage for all areas of the City should be prioritized while with the desire toappropriately minimizinge visual impacts of cellular facilities, antennas, and equipment shelters.
Policy S-P7.5 Access and Availability. Work with service providers to support ensuring access to and availability of a wide range of state-of-the-art telecommunication systems and services for households, businesses, institutions, and public agencies in San Mateo.
Policy S-P7.6 Clean Fuel Infrastructure. Support efforts to build electric vehicle charging stations and clean fuel stations in San Mateo, including hydrogen and sustainably-sourced biofuels, as supported by market conditions.
Clean Fuel Infrastructure. Support efforts to build electric vehicle charging stations and clean fuel stations in San Mateo, including hydrogen and sustainably-sourced biofuels, as supported by market conditions. <Reclassified as an action.>
Recommended New Policies
Energy Efficient Lighting. Encourage energy efficient lighting that protects dark skies and promotes energy conservation by minimizing light and glare from development while ensuring public health and safety.
Grid Resilience. Support PG&E's efforts to improve grid resilience and capacity to meet increased electrical demand.
Public Wifi. Provide high speed internet access to the public at all City facilities.
Energy Use. Continue to support efforts to reduce per capita energy use.
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ACTION
Action S-A7.1 Utility Undergrounding. Underground electrical and communication transmission and distribution lines in residential areas and commercial frontages as funds permit.
Recommended New Action
Clean Fuel Infrastructure. Support efforts to build electric vehicle charging stations and clean fuel stations in San Mateo, including hydrogen and sustainably-sourced biofuels, as supported by market conditions.
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THE FOLLOWING PUBLIC
COMMENTS WERE SUBMITTED
FOLLOWING THE PUBLICATION
OF THE AGENDA PACKET
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I am a resident of San Mateo and a founder of the Borel Neighborhood Association. Thank you for your time and effort to ensure that the General Plan updates are thorough and equitable. I am impressed with the amount of public outreach that has been conducted. I have listed some suggestions below. Suggestions are highlighted in yellow.
1. GOAL LU-1 Plan carefully for orderly growth that provides ample housing and job opportunities for all citizens, maximizes efficient use of infrastructure, limits adverse impacts to the environment and improves social, economic, and health equity.
Policy LU-P1.4 Surplus Land. Consider redesignating surplus land not required for parking lots or rail transportation to allow transit- and/or community-supportive development that is compatible with adjacent uses.
2. GOAL LU-7 Support the transition of shopping centers designated for new uses into vibrant districts with a range of housing, shopping, services, and jobs.
Should Borel Square be included under this goal?
3. GOAL COS-7 Provide a comprehensive system of park and recreation programs and facilities based on the needs of the City's residents to encourage healthy lifestyles and ensure access for all.
Action COS-A7.1 Coordination with Education Providers. Coordinate with other education providers, such as San Mateo Foster City School District, San Mateo Union High School District, the College of San Mateo and the Public Library, to identify appropriate service targets and provide activities within those identified targets.
4. GOAL COS-9 Provide the appropriate mix of parks and facilities that balances the needs of active and passive facilities, allows formal and informal uses, is accessible for all residents, and meets existing and future recreation needs. [Add] Action COS-A9.3 Borel Community Recreation Facility. Explore opportunities to develop a community recreation facility.
5. PUBLIC PARKS AND RECREATION SITES
FIGURE C/OS-2
[Edit] Borel Park. (Borel Park no longer includes the entire stretch of the block as pictured. Part of the space is now a fire station.)
6. SAFETY ELEMENT
Add something regarding preparing for extreme heat events by creating colling centers.
Thank you for your attention.
Warmly,
Pam Rittelmeyer, PhD
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City Council
Draft Goals, Policies, and Actions
November 7, 2022
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General Plan Team
» City of San Mateo
• Zachary Dahl, Deputy Director
• Manira Sandhir, Planning Manager
• Brian Alexander, Senior Mgmt. Analyst
• Bethany Lopez, Senior Engineer
• Linda Ly, Associate Planner
• Mary Way, Administrative Assistant
» Technical Advisory Committee
• Over 40 staff members from all City
departments and SMCFD
» Consultants
• Joanna Jansen, PlaceWorks
• Carey Stone, PlaceWorks
• Angelica Garcia, PlaceWorks
• Evelia Chairez, PCRC
• Sabina Mora, Good City Co
• Nelson\Nygaard
• Kittelson Associates, Inc.
• Economic & Planning Systems (EPS)
• BKF Engineers
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Tonight’s Agenda Discussion
» Presentation
» Clarifying Questions
» Public Comment
» Council Discussion and Direction
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Objectives for Tonight
» Overview of:
• Land Use Element
• Community Design and Historic Resources Element
• Safety Element
» Receive public comments
» City Council discussion and direction on:
• Land Use Element
• Community Design and Historic Resources Element
• Safety Element
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Updated Goals, Policies, and Actions
» Updated policies included
in Agenda Report
Attachments 6, 7 and 8
» Incorporates community,
GPS, and Planning
Commission feedback
» Original policy followed by
suggested revision in italics
and track changes
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Project Overview
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General Plan: Vision Statement
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Where Are We Now and What’s Next?
We are here
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General Plan Elements
2. Land Use
3. Circulation
4. Housing (prepared separately)
5. Community Design and Historic Resources
6. Conservation, Open Space, Parks and Recreation
7. Public Services and Facilities
8. Safety
9. Noise
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General Plan – Other Components
1. Introduction
[Elements – 2 through 9]
10. Appendices
11. Glossary
12. Acknowledgements
13. Implementation Plan (separate from General Plan)
• Explains how actions will be implemented
Who is responsible
Timing
• Tracks progress
• Finalized after completion of the General Plan
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Community Outreach and
Engagement
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Community Engagement
Date Outreach Event # of Participants
Late July Citywide Newsletter Mailed to every household in San Mateo
Late July through mid-October Draft Policies and Actions Online Survey 221 Tuesday, August 23, 2022 Video Loco Pop-up 25
Thursday, August 25, 2022 Video Loco Pop-up 20
Friday, August 26, 2022 Chavez Market Pop-up 15
Saturday, August 27, 2022 Rediscover San Mateo Community Fest Pop-up 140 Tuesday, September 6, 2022 Chavez Market Pop-up 50
Thursday, September 8, 2022 Virtual Community Workshop 26 Friday, September 9, 2022 Movies in the Park Pop-up 50
Saturday, September 10, 2022 Spanish Language Workshop 4 Saturday, September 10, 2022 September Nights on B Street Pop-up 30 Thursday, September 15, 2022 September Nights on B Street Pop-up 15 Friday, September 16, 2022 Movies in the Park Pop-up 50 Saturday, September 17, 2022 Open House 30
Thursday, September 22, 2022 September Nights on B Street Pop-up 31 Friday, September 23, 2022 Movies in the Park Pop-up 25 Saturday, September 24, 2022 San Mateo Firefighters Association Chili Cook-off Pop-up 45 Meeting details and information available at:
www.StriveSanMateo.org
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Outreach
Events
Throughout
San Mateo
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Outreach Demographics
» Comparison of Preferred Scenario and Draft
Goals, Policies and Actions participants:
• Increase of renters from 19% to 30% of participants
• Increase of residents of color from 37% to 49% of
participants
• Increase of low-income households from 28% to 40%
of participants
• 11% of the Preferred Scenario participants were
between the ages of 20 to 35 years and 28% of the
Draft Goals, Policies, and Actions participants were
between the ages of 25 to 40 years
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Community Engagement
» Direct Engagement
• Citywide mailer
• online survey
• 14 pop-up events and two community group presentations • two workshops and one open house
» General Plan Subcommittee Meetings
• August 11th, August 18th and August 30th
» Planning Commission Meetings
• September 13th and September 27th
» City Council Meetings
• October 3rd and tonight
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» Winter/Spring 2023 – Measure Y Discussion
• City Council study session
» Summer 2023 – Draft General Plan
• Three City Council meetings
» Late 2023 – Adoption Hearings
• Two City Council meetings
Future City Council Meetings on General Plan
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Draft Goals, Policies
and Actions
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What is a Goal, Policy and Action?
» A goal is a description of a general desired result.
» A policy regulates activities in the City, guides
decisionmaking and directs ongoing efforts as
the City works to achieve a goal.
» An action is a measure, procedure, or technique
intended to help reach a specified goal or
implement a policy.
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Draft Goals, Policies and Actions Process
» Review existing General Plan goals, polices, and actions • Staff review from all departments
• What works? What’s not working well? What’s been completed or is no longer relevant? • Add new content to respond to current State requirements » Revise and add based on input and direction from:
• Community members
• General Plan Subcommittee
• Planning Commission
• City Council
» Prepare updated goals, policies, and actions
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Land Use
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About Environmental Justice
Pollution
Burden
Low
Income
Area
“Equity Priority
Community” or
"Disadvantaged
Community“
(SB 1000)
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Environmental Justice Topics Under SB 1000
» Pollution Exposure and Air Quality
» Public Facilities
» Food Access
» Safe and Sanitary Homes
» Physical Activity
» Community Engagement in Public
Decision-Making
» Prioritization of Improvements and
Programs in EJ Communities
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Jobs-Housing Fit
» 2019 Jobs-to-Employed Residents Ratio: 1.07
» Primary issue is mismatch of employed residents to local jobs • Majority of residents work outside the City
• Majority of workers live outside the City
• Only approx. 12% of employed residents work in San Mateo » Draft General Plan supports improving the jobs-housing fit by:
• Increasing housing densities
• Facilitating and supporting the production of new housing at all income levels • Preserving existing housing that is affordable to lower- and middle-income residents • Protecting current residents and preventing displacement • Supporting good paying local jobs and employment opportunities
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Where People Live and Work
48,860 – work in San Mateo, live outside
49,403 – live in San Mateo, work outside
7,324 – live and work in San Mateo
( I nfl ow/Outfl ow Job Counts i n 201 8)
Source: U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics
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Jobs-Housing Fit
» Existing Policies/Actions
• (LU-A1.1) Review of New Development. Periodically review actual growth of both housing units and jobs (commercial/office floor area) on a yearly basis. Use this information to monitor the numeric balance of jobs and housing units in San Mateo and to make adjustments to infrastructure and circulation requirements, as necessary, if actual growth is exceeding projections.
• (LU-P3.1) Housing Diversity. Promote safe, attractive, walkable residential neighborhoods with diverse types and sizes of homes for individuals and families of all income levels.
• (LU-P11.2) Local Employment. Encourage a diverse mix of uses that provide opportunities for employment of residents of all skill and education levels. • (LU-A11.1) Jobs-to-Resident Match. Develop programs to retain and attract businesses that provide a living wage, offer health insurance benefits, and match the diverse range of education and skills of San Mateo residents.
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Jobs-Housing Fit
» Recommended New Policies
• Jobs to Employed Resident. Strive to maintain a reasonable balance between potential job generation and the local job market with a goal of one job for each employed resident.
• Jobs to Housing Fit. Strive to maintain a reasonable balance between employment income levels and housing costs within the city, recognizing the importance of housing choice and affordability to economic development in the City. • Commercial Linkage Fee. Maintain the City’s commercial linkage fee assessed to new non-residential construction that recognizes the connection between increased workers in San Mateo and increased demand for housing. Use the fees collected to support the creation or preservation of affordable housing to assist the workers who will make lower or moderate wages and cannot afford the current housing market prices.
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Land Use Element
» Balanced, Orderly, and Equitable Growth
and Preservation
» A Diverse Range of Land Uses
» Focused Planning Areas
» Environmental Justice
» Community Engagement
» Climate Change and Sustainability
» A Sustainable Economy
» Development Review
» Regional Cooperation
» General Plan Maintenance
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Draft Land Use Map
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Community Feedback
Land Use
» Increase density near transit
» Prioritize residential in mixed-use
» Encourage retail and neighborhood serving uses
» Reduce building heights
» Increase building heights, particularly near transit
» Increase community engagement
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GPS Feedback
Land Use
• Revise Goal LU-1 as follows:
o Change “citizens” to “residents.”
o Include a reference about affordability. Suggested revision could be “provides ample housing which is affordable at all levels”. o Consider using “balanced” instead of “orderly” growth. • Revise Policy LU-P1.1 to add the word affordability. Would like to see one or two actions that could meaningfully achieve this policy. • Revise Action LU-A1.1 to be more specific. Would also like to see an action about maintaining a real time list of pipeline projects such as the amount of office, jobs and housing that is planned. There should be a requirement that we report this information on an annual basis. • Consider using “encourage” instead of “require” in Policy LU-P1.2. • Unsure why Action LU-A1.2 is titled as surplus land inventory. • Revise Policy LU-P1.3 to say, “component to provide”. • Policy LU-P1.6 may be outdated.
• Define what the Sphere of Influence is inPolicy LU-P1.7. • Define the term ”equity priority communities” used in Policy LU-P1.8. • Flush out the community benefits in Policy LU-P2.2. Would recommend building heights above 65 feet only for projects that provide housing as a community benefit. An increase in height should be tied to housing being a major part of that building and also providing a greater amount of below market rate units than what the City’s inclusionary ordinance requires. Include high quality materials and context appropriate design as a community benefit for taller buildings. One subcommittee member believes we should be careful about how much we ask for from developers because there are other ways to make a project pencil that may not benefit the community, such as hiring out-of- state labor.
• Add the concept of access to commercial services in Policy LU-P2.5.
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GPS Feedback
Land Use
• Add the word “recreation” toGoal LU-3.
• Add circulation somewhere in Policy LU-P3.2, but unsure were. • Policy LU-P3.6 seems to be outdated.
• The following comments were received about Policy LU-P3.9:
o This policy should not dictate the type of businesses. Delete “to research and development, bio-tech, and life sciences uses, and/or ”. o Clarify what “as far as possible from high-volume roadways” means. o California Air Resources Board recommends against siting sensitive uses, like housing, within 500 feet from high-volume roadways which is defined as 100,000 vehicles or more a day. El Camino Real does not meet that criteria, but Highway 101 and State Route 92 East of El Camino does meet the criteria. There seems to be contradiction in the General Plan, we say we have a policy to locate new residential away from high volume roadways, but Study Area 7 and another study area along State Route 92 are designated as high and medium density residential.
• Revise Policy LU-P3.12 to encourage the design of publicly accessible spaces that people can intuitively know the space is for their use. • Comments received on Policy LU-P3.14:
o This policy is the same policy as PS-P5.2.
o Policy is outdated and confusing, it needs wordsmithing. o Delete the rest of the policy after the first sentence. o The school district and the City have a 55 year lease on Bayside Park. Maybe we can have a separate policy that references Bayside Park because that lease will come up at the end of this General Plan. • Replace “support” with “prioritize” in Action LU-A4.1. • Action LU-A5.1 is missing what the alternative transportation is alternative to. Change “alternative transportation” to “active transportation”. • Encourage buffers between people and cars in Policy LU-P5.2. Mention the City’s tree planting plan here. There needs to be a discussion about downtown landscaping in this policy.
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GPS Feedback
Land Use
• Add an action about the pedestrian mall.
• Revise Policy LU-P6.1 to say world class transit-oriented “mixed use” development. • Concerned about including the term “gentrification” in Policy LU-P8.2. • Add green space where it says “includes retail, services and housing” in Policy LU-P7.1. • Add biking and walking facilities to Action LU-A7.2, similar to Bridgepointe. • Add a separate policy or action for the King Center instead of including it inPolicy LU-P8.3. There is a need to enhance the King Center beyond maintaining it. Also, confirm if the park impact fees are only supposed to be for physical park improvements and address this in the action.
• Identify other funding sources in Action LU-A8.3.
• Unsure if we should keep convenience markets in Policy LU-P8.5 since they do not typically provide healthy foods. • Suggested revisions to Action LU-A8.5:
o Maybe we can say “balance safety improvements with optimizing the existing parking supply” or “balance the design of the safety improvements.”
o There was a North Central community based transportation plan that was well received. Reference the plan or maybe we need to complete a new plan, it received a lot of public support at that time. o Possible new language “the plan shall seek to make the North Central neighborhood streets a measurably safer place while improving accessibility for residents and visitors. Parking availability and access shall be featured as a factor in assessing the planning and design of projects. Changes shall be developed and enacted with the expressed purposes of improving health, safety, welfare and comfortfor members of the community”.
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GPS Feedback
Land Use
• Add “sanitation” to Action LU-A8.6.
• Comments received on Policy LU-P8.7:
o Not sure this is within the City’s purview; the County health department has been closely working on healthy food in school efforts.
o This policy seems outdated.
o There was a question about whether the school district has a meal program for the summer or if the City can help fill the gap.
Historically, the school district does not provide food for the community in the summer only for summer school. o One subcommittee member asked if we could add language about “explore or incentivize plant based foods in schools”, but a few subcommittee members disagreed.
o Maybe this policy should go beyond schools. Having fresh produce in neighborhoods is the key thing people need access to. • Modify Action LU-A8.7 to go beyond partnering with neighborhood organizations and instead also encourage neighborhood cleanliness and beautification programs that do not rely solely on volunteers and neighborhood organizations. • Highlight how members of the public can influence development projects through community engagement under Goal LU-9. • Add child care in Policy LU-P9.1 as a feature of public meetings that will increase attendance. • Add a policy or action about recycled water under Goal LU-10. Remove the word “boldly” from this goal. • Change “reduce” to “eliminate” in Policy LU-P10.2 since this is a long term plan. • Change five years to three years in Action LU-A10.3 since the reach codes and building codes come out every three years. • Improve the definition of “provide a living wage” inAction LU-A11.1. Maybe we should say “a wage that is indexed to the cost of living”.
• Mention “support remote work options” and “public wifi” in Policy LU-P11.3 about telecommunications. • Clarify what projects Action LU-A12.1 would apply to. This action is also not clear.
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GPS Feedback
Land Use
• There is no action for the Shoreview shopping center, only for the Bridgepoint and Bel Mateo shopping centers. Add an action for the Shoreview shopping center.
• Add an action about jobs housing balance. Mountain View’s East Whisman Precise Plan has a requirement of 3 units of housing to be built for every 1,000 feet of commercial. Redwood City’s General plan also specifies a maximum additional residential capacity of 2,500units, a maximum additional office capacity of 574,667 and a maximum additional retail capacity of 100,000 sq. ft. within their Downtown area.
Would like to see a similar action in the General Plan. • There is an area in the Land Use Mapthat is designated mixed use low right next to State Route 92, across from The Fish Market, City Council asked for this parcel to be designated as mixed use medium but it was recorded in the notes as mixed use low. Note to staff to go back and watch the recording to double check.
• Add an action to increase the urban tree canopy while maintaining existing trees as much as possible.Identify neighborhoods with less street tree canopy and adopt programs to add climate adapted trees to the right of ways and front yards of adjacent properties. • Add an action under the Hillsdale Station Area about working with Caltrain to make the station accessible for biking. • Ensure there are roughly equal heights along contiguous blocks. There are some blocks where it goes from residential to mixeduse.
Important where it changes to residential and mixed use to have a consistent height between these types of land uses. • Add mention about having less paved surfaces that reflect heat in our city under climate change and sustainability. • Add a policy or action about green infrastructure in multi-unit developments under climate change and sustainability. • Consider how Assembly Bill (AB) 297 would eliminate parking requirements for projects within a certain distance of transit. • Think about how the City is moving towards reallocating the public space for a wider variety of uses that could be used by small businesses. • Mixed use should not only include office and residential, but it can also include commercial service type of uses. • High speed rail is a huge land use issue that should be addressed further. Add a reference to preserving access to Downtown and neighborhoods.
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Planning Commission Recommendations
Land Use
• General agreement with the General Plan Subcommittee's input on the Land Use Element. • The following comments were made about Goal LU-1:
o Replace “orderly” with “balanced” and “citizens” with “residents” in Goal LU-1. o Replace “plan carefully for orderly growth” with “implement sustainable and equitable growth” in Goal LU-1. Add “environmental” after “economic”. o One Commissioner was okay with keeping “orderly” but recommends adding “balanced”. o Include an action or policy in the General Plan that give the PC a tool to ensure that the City has balanced jobs and housing growth over the next 20 years.
Examples of specific plan policies were provided:
East Whisman Precise Plan encourages a healthy jobs and balance ratio by requiring 3 units of housing for every 1,000 square feet of commercial. Redwood City’s Downtown Specific Plan specified maximum limits for new residential units, office space and new retail space. o One Commissioner was unsure if the General Plan should set requirements or caps for the number of new residential units and commercial or retail office space.
Instead, they recommended adding an action that says “study the possible implementation of jobs-housing balance guidelines.” • The following comments were received about Policy LU-P1.1:
o Consider how we can lift up places like North Central and gain parity with more affluent neighborhoods without displacement. Look at actions that will meaningfully achieve this issue. Provide examples from other jurisdictions. o Add “place an emphasis on desegregating high-value neighborhoods through innovative approaches and by integrating affordable housing into those areas.” • The following comments were received about Action LU-A1.1:
o Make the language more specific.
o Change “periodically” to “yearly” or set a time period. The City could track office and retail development on a yearly basis, consistent with how housing is tracked. • Flesh out what community benefits we are looking for as early as possible. Do not aggregate the jobs-housing balance. Community benefits in exchange for taller heights could include fair labor provisions, or metrics for maintaining a jobs housing balance, and below market rate housing above the required amounts. One Commissioner suggested a new action to “study community benefits prioritization or standards.” These comments are in responseto Policy LU-P2.2. • Revise Policy LU-P3.1 to say “individuals, families and households.”
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Planning Commission Recommendations
Land Use
• Add a new action in connection with Policy LU-P3.5 that says “study, and as feasible, implement economic incentives to encourageand sustain the development of support services, particularly in underserved areas.”
• Add “incentivize through fee reduction and visitor perks, sustainable modes of travel, to and from the city, to reduce both the use of air travel and gas powered vehicles” at the end of Policy LU-P3.7.
• Change the word “accessible” in Policy LU-P3.8 since the word can be used to refer to access for people with disabilities, which does not appear to be what this policy is referencing.
• Revise Policy LU-P3.9 to make the uses more general, instead of specifying uses. Recommended changes to air quality policies would add clarity to the statement that residential uses should be located as far as possible from roadways. • Disagree with “establish residential densities consistent with surrounding densities” in Policy LU-P3.14 about school site reuse. Clarify and simplify this policy.
Maintaining open space in the neighborhood is important as well. • Agree with Policy LU-P5.2.
• Add language ensuring new plans for Bridgepoint include “robust and safe access for pedestrians, bikes, and transit riders to connect with the City’s transit corridors such as Caltrain and El Camino Real” in Action LU-A7.1. • Incorporate the language Commissioner Nugent previously provided at the General Plan Subcommittee meeting for Action LU-A8.5. It is also important to improve housing conditions in North Central without displacement. • Consider if Action LU-A8.1(d) could be a burden for small businesses. • Add “focus the effects of climate calamities on the less advantaged communities and how to protect them from eminent danger and displacement, and just as importantly, how to rebuild their community after major incidences” at the end of Policy LU-P10.1. • Change “five years” to “three years” for greenhouse gas inventories in Action LU-A10.3.
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Planning Commission Recommendations
Land Use
• Revise Action LU-A10.4 to include “map out potential microgrid locations and partner with Peninsula Clean Energy to implement a sustainable and resilient system that can be used as a pilot program for locally generated power not reliant on outside power sources. The districtwide systemwould also serve as a safe zone during times of interruption to the typical power sources.”
• Concerned about unintended outcomes that may result from Action LU-A12.1. Do not agree with studying fiscal neutrality on a project by project basis. Study a “balanced” fiscal neutrality policy. Link the study to a jobs-housing ratio and complete the fiscal analysis on a district level instead of parcel by parcel. Revise the action to strike out “that would require developers of projects that[….]Community Facilities Districts.” Add “Any fiscal neutrality policy shall be linked to a jobs- housing balance goal.”
• One Commissioner requested more information on why fiscal neutrality is being included in the General Plan. • Add an action below Goal LU-13 that says “streamline new residential construction when they meet objective design standards.” • Add a statement in the General Plan that says “make climate change the overriding factor in amending the General Plan as it pertains to all other elements of the plan. Implement actions to improve and prevent the known and projected affects of climate change”. • Add a new action to “partner with the County of San Mateo and other jurisdictions to explore the feasibility of a public bank focused on local infrastructure funding and efforts to alleviate impacts of climate change.”
• Use “displacement” instead of “gentrification” in the policies and actions. • Add an action focused on increasing the urban tree canopy. • Agree with the environmental justice policies and actions.
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Community Design and
Historic Resources
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Relationship to Objective Design Standards
» City is preparing Objective Design Standards
for mixed-use and multi-family projects
• Target for adoption is summer/fall 2023
» Will replace adopted design guidelines and
specific plan design controls
» Process includes community engagement
» General Plan policies related to desired
design and character will be aligned with
adopted Objective Design Standards
» Preparation of Objective Design
Standards for single-family projects
anticipated
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Community Design & Historic Preservation
» Natural Landscapes and the Urban
Forest
» Historic Resources
» City Image
» Residential
» Mixed-Use and Commercial Areas
» Area Specific Design Policies
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Community Feedback
Community Design and Historic Resources
» Preserve historic resources
» Balance historic preservation with providing additional housing
» Strengthen historic resource policies
» Maintain San Mateo’s character
» Provide buffers/transitions between higher density
development and low-density neighborhoods
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GPS Feedback
Community Design and Historic Resources
• Aspire to make El Camino Real a space to spend time, not only a space to rush through. • Replace “pedestrian-oriented” with “people-oriented.” • Throughout the design-related policies, shift language to be less subjective and more objective. • Include objective standards to preserve historic resources • Add language that emphasizes the importance of keeping architectural details at the human-scale. • Acknowledge the important architectural features of traditional pre-war architecture that should be carried forward in new development downtown.
• Preserving cherished and beautiful historic buildings is important, but historic preservation should not be weaponized to prevent homeowners from upgrading their own property or to prevent needed new housing. • Define “character” to clarify that it refers to visual or architectural rather than social characteristics. • The General Plan should address historic preservation at a general level of detail and not get into the weeds; the Historic Preservation Ordinance and State and federal regulations should provide more detail.
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GPS Feedback
Community Design and Historic Resources
• Goal CD-2 should reference preserving heritage trees “where feasible.” Sometimes old trees are dangerous and need to be removed. Goal CD-2 should also reference median trees.
• Policies and actions under Goal CD-3 should be broadened to refer to historic “assets,” not only buildings, consistent with the wording of the goal. Consider adding policies or actions under Goal CD-3 to adopt incentives for property owners to preserve and/or restore historic assets.
• In response to Goal CD-4 about City Image, some GPS members expressed that San Mateo has lost a sense of a identity that distinguishes it from other Peninsula cities, and that the General Plan could be an opportunity to clarify what makes San Mateo unique. Some ideas were Downtown, dining, Hillsdale Mall, and the San Mateo Bridge. A unique identity should be consistently expressed through signage and other City materials. • Under Goal CD-5, delete Policy CD-P5.1 regarding building mass and scale. This policy is too vague and is not needed; the desired outcomes are addressed more clearly and explicitly in other policies under this goal. • Consider adding area-specific design policies for the San Mateo Park and Baywood-Aragon neighborhoods.
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Planning Commission Recommendations
Community Design and Historic Resources
• There was a question about whether Policy CD-1.2 is still needed in the General Plan or if the policy should be deleted. Views of the hills are already being impeded by new development, e.g. in Fiesta Gardens or near Trader Joe’s. • Define what the criteria is for a scenic roadway in Policy CD-1.3. It is important to see the foothills and the bay, but maintaining scenic views should not stifle housing.
• Policy CD-P2.1 is important.
• Ensure the requirement of replanting trees in Policy CD-P2.2 is not a burden on low-income residents. • Delete “encourage planting of” and say “plant” instead in Policy CD-P2.7. • The following comments were made about historic preservation and Goal CD-3:
• Concern historic districts may be a type of downzoning since it limits the use of the property to less than it would otherwise be. • Add a policy to “fiscally offset a historic district designation that negatively affects affirmatively furthering fair housing due to the reduction of available land resources per the new designation.”
• Add a policy to “explore a moratorium on new historic districts until City has met current and past regional housing needs allocation for affordable housing.” • Add a policy to “establish an ordinance that would prohibit a new historical district until it has met its fair share of affordable regional housing needs allocation quota within its boundaries.”
• Good objective design standards should recreate what people like about historic buildings. Fear of loss of beautiful buildings should be treated as legitimate and real. Create policies that can produce buildings the community would like to see at a scale that meets our needs and does not prevent development. • Incorporate public awareness into all the actions under this goal. • Historic preservation embodies shared community history and how we make meaning in our own lives. Architecture, history, memory, and meaning all come into play. State and federal standards are about events and people, not just buildings. • Need updated and complete surveys and draft standards about historic resources. Facilitate dialog about what is worthy of preservation to make things less adversarial and more about a shared value of where we live. • There needs to be clear language in the policies.
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Planning Commission Recommendations
Community Design and Historic Resources
• Define the “local historic preservation objectives” mentioned in Action CD-A3.2. Defining the objectives should involve community engagement. • Make the definition of how resources are designated as historic stronger. This comment was in response to Policy CD-P3.3. • Add “ensure that the public is aware of all the factors the City must consider in approving or denying a project and how past segregation policies adversely affect disadvantaged communities today and what the City is doing today to address these legacy issues” to Policy CD-P3.4. One commissioner agrees with the revisions requested by the San Mateo Heritage Alliance.
• There were several comments about the word “character” in Goal CD-4 and Goal CD-5:
o One Commissioner said to be thoughtful and specific about what the City means when we say “character.” o One Commissioner asked what is San Mateo’s “unique character”? o One Commissioner believes the public thinks “character” means being able to look at example buildings they like and example buildings they do not like and ask for rules to encourage or require new development to produce results that look like buildings most people like. o One Commissioner recommended saying “physical characteristics” or a similar term to avoid confusion that “character” refers to people. They also recommended that there should be an action to establish a “brand identity package” for the City. • Delete “encourage” and replace with “include” in Policy CD-P4.9. • There was a question about whether we want to keep “maintain the existing quality of all neighborhoods” as mentioned in Goal CD-5. Revise this goal to say “balance the growth and evolution of residential neighborhoods with the need to maintain and enhance their existing characteristics and physical qualities, if and when such are defined in the General Plan, through the appropriate design of new development.” • The following comments were made about Policy CD-P5.1. o Unclear what “compatible” means.
o Avoid stark differences in building mass within a single block. As we update zoning throughout the city we should make blocksinternally consistent. . o Another Commissioner noted that very tall multi-family homes could cause privacy issues for adjacent single family residences.
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Planning Commission Recommendations
Community Design and Historic Resources
• Change the language in Policy CD-P5.3 and/or Policy CD-P5.4 to make these policies similar to one another since they are both discussing design standards, except one policy is for single family and the other is focused on multi-family. Could say “encourage” instead of “ensure” in Policy CD-P5.4. • Revise Policy CD-P6.2 to say “locate windows and active uses along ground floor.” • The PC provided the following comments about Policy CD-P6.3:
o Façade breaks and stepbacks in upper floors do not necessarily result in architectural designs that the community likes. Public preference tends to favorpre-war buildings that are designed beautifully and include intricate human-scale details, even when they are tall and upper stories do not step back o This policy is important but has to be based on more refined architectural and sociological understanding. The way to respectexisting scale is by focusing on the architectural detail and the building width and rhythm. Develop objective design standards that avoid massiveness and monotony at ground level for new development anywhere we expect people to walk.
o Do not overdo step-back requirements in San Mateo.
o Delete text after “by providing breaks…”. One Commissioner did not agree with striking out this text. o This policy should be specific but maybe stepping back upper floors is not the right solution. • Revise Policy CD-P6.5 to instead say “encourage commercial projects to avoid providing required parking that is visible from theground floor or results in blank walls along any visible façade.”
• Policies CD-P3.1 and CD-P3.2 are too vague. Incorporate stronger language similar to what is included in the letter from San Mateo’s Heritage Alliance. • The following comments were made about the letter from San Mateo Heritage Alliance related to historic resources:
o Agree with including Goal CD-3.1. Maybe this goal can replace Policy CD-P3.1. o Goal CD-3.2 goes too far and should not be included.
o There was a discussion about Action CD-A3.1, which should have been labeled as a policy in the letter. One Commissioner believesthe 45-year threshold is too restrictive and the other Commissioners agreed.
o Agree with Action CD-A3.3 (public appreciation) and Action CD-A3.5. • Add a policy or action in the General Plan that encourages minor commercial uses, such as corner stores, in residential neighborhoods. • One Commissioner asked if the City has defined the local historic preservation objectives mentioned in Action CD-A3.2 or if the objectives will be defined at a later date. City staff confirmed the City defined objectives in 1989, but this action brings up the need to update the objectives and fill in gaps with the City’s historic preservation program.
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Safety
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Safety Resources
» Emergency Readiness and
Emergency Operations
» Geotechnical Hazards
» Flood Hazards
» Sea Level Rise
» Wildfire Hazards
» Hazardous Materials
» Energy Supply
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Community Feedback
Safety
» Plan for sea level rise
» Ensure grid and local infrastructure can support
increased electrical demand
» Plan for increased wildfire risk
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GPS Feedback
Safety
• Support efforts to underground utilities.
• Revise the examples in Policy S-P1.7 to include data-driven defensible design examples. • Consider vulnerable road users, such as pedestrians and bicyclists, in Policy S-P1.8 and Action S-A1.10. Do not support expansion of Highway 101 and other roadways. Focus on designing roads that help prevent traffic fatalities.
There should be a reference somewhere in the language that addresses roadway design for vulnerable users. • Revise Policy S-P5.6 to ensure monitoring of peakload water supply is occurring by the appropriate entity. • Add policies and actions to reduce per capita energy use, such as “encourage energy use reduction by incentivizing active transportation and reducing single occupant vehicle use”. Another policy could be “encourage the creation of energy efficient homes, businesses, and other buildings”. Possible actions could be “encourage energy use reduction through the creation of safe and comfortable opportunities for active transport modes by implementing the City’s pedestrian and bicycle master plan and focusing new development near major transit nodes”. Another action could be encouraging the installation of energy efficient home insulation, weather sealing and other physical means to reduce heating and cooling needs through greater Title 24 building efficiency. • Cover energy saving appliances and electric appliances.
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Planning Commission Recommendations
Safety
• Add “focus primarily on areas identified by the City as underserved and most vulnerable to loss of life and property due to proximity to hazardous incidences. Work to ensure funding is available to these communities as a key component of emergency readiness.” to Policy S-P1.1.
• Add “water treatment plants and pump stations” to Policy S-P1.3. • Add “with special emphasis on the areas of concentration with less advantaged communities who are primarily located in areas of high degree of displacement due to climate catastrophes” to Action S-A1.4. • Ensure that the safety of vulnerable road users like pedestrians is also factored into Policy S-P1.8. • There was a question of whether the City has an inventory of unreinforced masonry buildings. If the City does not have an inventory, add an Action to “create an inventory.” • Delete “as needed” in Action S-A3.4.
• Add “study feasibility of the formation of a sea level rise overlay zone which would allow for the creation of adaptation policies, rule, or construction codes unique to this area” to Policy S-P4.1, or create a new policy.Add a statement to coordinate this work with the Climate Action Plan. • Change “continue” to “commit” in Action S-A4.2. Make sure the City is using the best information available. • Revise Action S-A4.3 to include “create an independent staff position.” However, the Commissioner noted that the needed coordination would likely require multiple staff. • Unsure if Action S-A4.5 applies to San Mateo.
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Planning Commission Recommendations
Safety
• Add “continue” to the beginning of Policy S-P5.2.
• Add a policy under Goal S-7 focused on reducing per capita energy use. • Consider how the need for cell coverage is increasing. May want to rephrase Policy S-P7.4 since it may no longer be a good idea to balance cell coverage with the desire to minimize visual impacts. • In response to Policy S-P7.5, consider adding a policy or action about public wifi. Other cities have available and free public wifi. The PC agreed with adding a new policy to encourage free public wifi. • The slope stability and shaking amplification maps are concerning, especially when considering where the City has placed public safety infrastructure. The substation in Zone A is providing the City with 65% of it’s power. This substation is below sea level and subject to extremely high shaking amplification. A brand new wastewater treatment facility is also being built in Zone A. Every police and fire station is in a high hazard area. The sea level rise map uses 45.5” inundation by 2100, but that figure will probably be tripled. San Mateo County is the most vulnerable county in the State to sea level rise. • Continue working with OneShoreline. Sea level rise and inland flooding will determine San Mateo’s survival over the next 20 years.
Need regional help on shoreline, but the City has a responsibility to look at all public safety facilities and figure out best way to mitigate problems or move the facilities. The City should reach out to partners and put together plans to upgrade facilities.The General Plan is an extremely important document and needs to make substantial changes in how we program and site our critical public infrastructure safety components. Narrative about sea level rise will be very important for the public to understand. Explain what the role of the City is. Will take comprehensive and holistic planning that extends beyond City limits. • Add a new action to “study options for, and set aside stable, dedicated general fund dollars, to support the efforts within the General Plan including sufficiently supporting OneShoreline.” • Some hazards are also covered in the California Building Code.
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City Council Discussion and Direction
» Provide comments by element
• Land Use Element
• Community Design and Historic Resources Element
• Safety Element
» Discussion questions:
• Do you agree with the proposed revisions to the draft goals, policies, and actions, and the proposed new polices and actions in response to input received to date? • Is there anything you would add or change?
• Should any of the policies be changed from a recommendation to a requirement or vice versa? • Are there additional specific actions that should be added to support implementation of the policies? » Provide direction on the Goals, Polices and Actions that should be included in the City’s Draft General Plan Update
» Keep discussion focused on content; please email grammatical or typographical edits to [email protected]
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City Council Discussion – Specific Topics
» Land Use
• Jobs/Housing Fit
Additional policies/actions needed?
• Environmental Justice
Add Shoreview/North Shoreview as an equity priority community? » Community Design and Historic Resources
• Historic Preservation
Additional policies/actions needed?
• Area Specific Design Policies
Is this section still necessary? Most policies overlap with other sections/elements. » Safety
• Sea Level Rise
Confirm updated policies and actions.
» Additional GoPA recommendations or revisions?
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Thank You
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Clarifying Questions?
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Public Comment
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City Council Discussion
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City Council Discussion – Specific Topics
» Land Use
• Jobs/Housing Fit
Additional policies/actions needed?
• Environmental Justice
Add Shoreview/North Shoreview as an equity priority community? » Community Design and Historic Resources
• Historic Preservation
Additional policies/actions needed?
• Area Specific Design Policies
Is this section still necessary? Most policies overlap with other sections/elements. » Safety
• Sea Level Rise
Confirm updated policies and actions.
» Additional GoPA recommendations or revisions?
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BACK-UP SLIDES
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2040 Buildout Projections
Year Units Population Jobs
2019 39,770 103,010 61,230
2040 (Study Areas Net New) 20,440 52,950 15,015
2040 (Outside Study Areas Net New) 3,260 7,250 1,830
2040 (Total) 63,470 163,210 78,075
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Preferred Land Use Maps
by Study Area
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