Agenda packet, regular meeting — San Mateo City Council, July 17, 2023 (part 4 of 4)

Concar "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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doors which cannot be locked from the inside, and that close and lock quickly and automatically upon exit.
(i) Parking spaces shall not be numbered to coincide with interior unit numbers. (j) Lighting in the parking garage shall be in conformance with the Security Ordinance as it applies to SITE LIGHTING, No dark areas shall exist inside the parking garage. (POLICE)
49 BUILDING SECURITY CODE COMPLIANCE - The project plans shall comply with the City's Building Security Code (San Mateo Municipal Code Chapter 23.54). (POLICE) 50 STAIRWELL & EXTERIOR DOORS — The building permit application plans shall show the maximum allowable viewing panel in egress doors from stairwells and exterior doors leading to exterior areas, parking garages, and basement levels. (POLICE) Public Works Department (PA)
51 ENCROACHMENT PERMITS, BONDS, AND INSURANCE - The applicant must obtain an encroachment permit, posting the required bonds and insurance, and provide a one (1) year warranty for all work to be done in the City's right of way.

An encroachment permit for Item A below shall be obtained prior to the first building permit and prior to any work being done in the City's right of way. The remaining items below shall be obtained prior to the superstructure building permit.

The applicant shall have public improvement plans prepared for all work in the public right of way by a licensed civil engineer, whose signed engineer's stamp shall appear on the plans. The improvement plans shall be included in the superstructure building permit submittal. All design assumptions and criteria shall be submitted. Project specifications shall be included for review.

Quantities for items below are provided only to determine minimum bonding requirements for the encroachment permit. The quantities and location of the items below shall match the approved planning application plans to the maximum extent possible. Exact locations and quantities shall be determined during the building permit phase.

The encroachment permit shall include, at a minimum, the following items:
(A) TRAFFIC CONTROL & SITE LOGISTICS PLANS — The applicant shall submit traffic control plans for any impact to the right-of-way, including a pedestrian detour plan.

The traffic control plan shall comply with the most recent version of the

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Con car "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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California Manual of Uniform Traffic Control Devices (CA MUTCD) and the City's Traffic Control Plan Requirements.

A site logistics plan is required for each phase of operation. The plan, at a minimum, shall include estimated timeframes for implementation, duration, and construction operations.
(B) STREET TREES — Except for locations where a tree interceptor is planned, the applicant shall plant street trees to match the City of San Mateo street tree plan in effect at the time of construction. The street tree plans shall be constructed per City Standard Drawings 3-1-847, Tree Planting Details, and will include tree grates. Tree grates not required in planting strips.
(C) STREET MARKINGS - The applicant shall install necessary street markings of a material and design approved by the City Engineer, and replace any that are damaged during construction. These include but are not limited to all pavement markings, painted curbs and handicap markings. All permanent pavement markings shall be thermoplastic. Color and location of painted curbs shall be shown on the plans and subject to approval by the City Engineer. Any existing painted curb or pavement markings no longer required shall be removed by grinding if thermoplastic, sand blasting if in paint. Once installed, the applicant shall coordinate with City crews to mark any red curb within the proposed City right-of-way with a City seal. (D) SIDEWALK/CURB/GUTTER - The applicant shall replace to existing City standards all sidewalk, curb and gutter surrounding the project site. Sidewalk, curb and gutter replacement shall be constructed per City Standards or as approved by the City Engineer or designee. At the time the planning application was filed, a minimum of twenty-five thousand (25,000) square feet of sidewalk and twenty-five hundred (2,500) linear feet of curb/gutter, will shall be replaced.
(E) CURB RAMPS - The applicant shall construct twenty-nine (29) curb ramps in accordance with State Standard Drawing No. RNSP A88 at the following intersections:

S. Delaware/Passage, S. Delaware/Depot, S. Delaware/Concar, Concar/Depot, Concar?S. Grant, S. Grant/Mid-Block Crosswalk, S. Grant/Pasage. The actual ramp "Case" shall be identified on the plans and shall be approved by the City Engineer or designee.

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(F) DRIVEWAY APPROACHES - The applicant shall install six (6) City Standard commercial driveway approaches as shown on the approved plans. The new commercial driveway approaches shall be constructed per City Standards or as approved by the City Engineer or designee.
(G) DRIVEWAY REMOVAL - The applicant shall remove the existing driveway approaches located along the project frontage, as shown on the approved planning application plans, and replace them with sidewalk, curb and gutter per City Standards or as approved by the City Engineer or designee.
(H) CONCAR DRIVE MID-BLOCK CROSSWALK REMOVAL - The applicant shall remove the existing mid-block crosswalk located on Concar Drive, as shown on the approved planning application plans. Upon removal, new sidewalk, curb and gutter shall be installed per City Standard or as approved by the City Engineer or designee. (I) SEWER LATERALS - The applicant shall install as a minimum a six (6) inch City Standard sewer lateral connection from the property line to the sewer main located in the street right of way. The installation shall be done in accordance with City Standard Drawing 3 1 101.
(.1) STORM DRAIN MAINLINE - The applicant shall replace existing four (4) inch French drain located on Concar Drive from CB 17K:19 to CB 17K:27, and install new twelve (12) inch reinforced concrete pipe (RCP) storm drain mainline. The applicant shall install new twelve (12) inch (RCP) located on S, Grant Avenue. Applicant is required to submit plans and drawings for approval prior to submitting the first building permit.

Construction of the new mainline shall be completed prior to issuance of the certificate of occupancy.
(K) SANITARY SEWER MANHOLES - The applicant shall install two (2) standard sanitary sewer manhole on S. Grant Avenue, per approved plans and in accordance with City Standard Drawing No. 3 1 104.
(L) STORM SEWER MANHOLES - The applicant shall install one (1) standard storm sewer manholes on Concar Drive and one (1) on S. Delaware Avenue, per approved plans and in accordance with City Standard Drawing No. 3-1-104.

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Concar 'Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SOPA, Vesting Tentative Map, Development Agreement) As Approved on

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(M)STORM WATER CATCH BASINS - The applicant shall install fourteen (14) standard storm water catch basins per approved plans and in accordance with City Standards or as approved by the City Engineer or designee.
(N) GREEN INFRASTRUCTURE - Applicant shall install green infrastructure (GI) improvements including curb extensions and tree interceptors in the public ROW along S. Delaware Street, S. Grant Street, and Concar Drive in general conformance with the planning application. The improvements shall be designed and constructed in accordance with the Green Infrastructure Design Guide provided by San Mateo Countywide Water Pollution Prevention Program or City of San Mateo GI Plan. Design shall be approved by the Director of Public Works or designee. (0) S. GRANT STREET MID-BLOCK CROSSWALK - Applicant shall install a pedestrian hybrid beacon on S. Grant adjacent to the site's emergency vehicle access lane in general conformance with the planning application. The improvements shall include all necessary poles, mast arms, signal heads, accessible pedestrian signals, and other signal appurtenances to provide a fully functional pedestrian hybrid beacon. The improvements shall also include roadway striping in accordance with CA MUTCD and Ca!trans standards, and ADA-compliant pedestrian ramps on both sides of the crosswalk.
(P) BICYCLE IMPROVEMENTS - Applicant shall install bicycle facilities consistent with the Bicycle Master Plan 2020 on all roadways adjacent to the project site in general conformance with the planning application. The bicycle facilities shall provide any transitions necessary facilitate a safe transition to and from existing bicycle facilities, including but not limited to traffic signal modifications, ramps, protected intersections, and roadway striping.
(Q) TRAFFIC SIGNAL AND INFRASTRUCTURE - The applicant shall be responsible for installing a new traffic signal at the Concar Drive/Depot Way intersection and updating the traffic signals at the S. Delaware Street/Concar Drive and S. Grant Street/Concar Drive intersections to the latest standards and requirements. The applicant shall submit all necessary traffic signal design plans, including pole and conductor schedules where necessary, to the City Engineer for review and approval. Plans shall be submitted via POE and hard copy in 24"x36" size. The

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Concar "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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plans shall show all traffic signal equipment upgrades to comply with latest California Manual on Uniform Traffic Control Devices (CA MUTCD), Caltrans, and City standards and requirements. Improvements shall include, but are not limited to accessible pedestrian signals (APS) and pushbuttons (PPB), emergency vehicle preemption signal equipment, video detection equipment, 12" LED signal diodes, intersection PTZ camera, signal head backplates, internally illuminated street name signs, traffic signal interconnect or fiber optic communications, etc.

During construction, the applicant shall provide equipment submittals, signal timing and/or configuration changes, and testing documentation to the City Engineer for review and approval prior to installation. The developer shall be responsible for development and implementation of any new required signal timing. Where traffic signals within the City of San Mateo right-of-way are owned by other agencies, the developer shall be responsible for obtaining all necessary approvals and permits and pay all fees associated with bringing the traffic signal up to latest standards and requirements. (PUBLIC WORKS)
(R) STREET LIGHTS - STREETLIGHTS/PHOTOMETRIC ANALYSIS - The applicant shall submit a photometric analysis showing the installation of streetlights to meet the required levels shown below as recommended by the Illuminating Engineering Society (IES). The photometric plan shall include point-by-point lighting levels in foot-candles for the entire right-of-way immediately adjacent to the project, starting at the property line. The analysis shall cover three main analysis zones (AZ) the roadway, sidewalk and traffic intersections (may require other zones if applicable). Roadway analysis shall include the entire roadway width from face of curb to face of curb. The sidewalk analysis shall start at the back of walk to the face of curb. The traffic intersection shall include the entire roadway up to the end of each curb return, on each approach. Each AZ shall provide the plotted foot-candle grid and show calculation data such as average, maximum, minimum, uniformity ratio (avg./min) in foot-candle and the number of points. Each AZ shall be clearly labeled and calculations shall be presented in a legible and concise manner. The Light Loss Factor (LLF) used for this analysis shall be .803. A pole and luminaire schedule shall be included in the photometric analysis showing the mounting height (MH), mast arm length (MA) and luminaire type. The selected specifications for the fixtures used for the analysis shall be provided by the City as per the latest City Standard to meet latest greenhouse gas emissions reduction goals. Once the photometric analysis has been completed, the developer shall

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furnish and install the streetlight improvements outlined by the photometric analysis. If the photometric analysis shows that no additional street lighting is necessary, the developer at a minimum will upgrade the existing streetlight infrastructure in the immediate vicinity to the latest City standard or directed by the Engineer.

In order to determine minimum bonding requirements for the encroachment permit, the approximate quantity of streetlights includes twenty-five (25) cobra head (and/or) twenty-five (25) post top.

The applicant shall also submit a full streetlight and electrical plan showing the existing streetlight infrastructure and proposed streetlight infrastructure as dictated by the photometric analysis. The streetlight and electrical plan shall show all electrical conduits, pull boxes, service connections, fuse holders, bus fuses and all other electrical components necessary to construct the improvements. It is the developer's responsibility to coordinate with PG&E to get the necessary power to these new improvements. If power is to be tapped into an existing streetlight circuit, voltage drop calculations shall be included in the plans. All fees, permits and dues associated with these improvements will be paid for by the developer,

PROJECT ILLUMINANCE REQUIREMENT (PROJECT SPECIFIC)
Roadway (IES Table 3)
-S. Delaware Street
*Arterial — High Pedestrian Conflict
-Concar Drive
*Arterial — High Pedestrian Conflict
-S. Grant Street
*Collector — Medium Pedestrian Conflict
Sidewalk (IES Tables 4 and 5)
-S. Delaware Street
*High Pedestrian Conflict
-Concar Drive
*High Pedestrian Conflict
-S. Grant Street
*Medium Pedestrian Conflict

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Concar "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SOPA, Vesting Tentative Map, Development Agreement) As Approved on

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Intersections (1ES Table 8)
-S. Delaware Street/Concar Drive
*Arterial/Arterial — High Pedestrian Conflict
-S. Grant Street/Concar Drive
*Arterial/Collector - High Pedestrian Conflict
Crosswalk
-S. Grant
(5) TEMPORARY LIGHTING DURING CONSTRUCTION - In the scenario that a public streetlight is obstructed or removed during construction of the project, the developer is required to provide a photometric analysis consistent with the methodology defined in the STREET LIGHTS — STREETLIGHTS/PHOTOMETRIC ANALYSIS condition described herein to indicate existing and proposed construction lighting conditions. Where lighting levels are reduced, the developer may be required to provide temporary lighting in the near vicinity to provide lighting comparable to its existing condition. (PUBLIC WORKS)
52 TRIANGULAR AREA OF VISIBILITY The building permit application plans shall show that the installation of landscaping and permanent structures located within the 10' triangular area of visibility at the driveway, and 45' triangular area of visibility at any project corner meets the requirements of a minimum vertical clearance of 7', and/or are less than 3' in height. This includes all PG&E above ground structures and other utility facilities. (PUBLIC WORKS)
53 UNDERGROUND UTILITIES - The building permit application plans shall show the installation of all new, and upgraded, utility service, including telephone, electric power, and other communications lines underground to the building in accordance with City of San Mateo Municipal Code 26.32.020. (PUBLIC WORKS) 54 NOTICE OF INTENT - The project applicant shall file a Notice of Intent (N01) with the State Water Resources Control Board to obtain coverage under the State General Construction Activity NPDES Permit. Proof of permit must be provided to the Public Works Department along with a Storm Water Pollution Prevention Plan (SWPPP) prepared by a qualified SWPPP designer prior to issuance of the STOPPP Construction permit. (PUBLIC WORKS)

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Con car "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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55 ADDRESS PLAN - The applicant shall submit to the Public Works Department a final address plan which includes the addresses for neighboring properties. The plan shall be substantially in conformance with the address plan approved with the planning application. Said submittal shall be approved by the City Engineer prior to the submittal of plans for any demolition permit, building permit, or site development permit and shall be satisfied prior to issuance of whichever permit is issued first. (PUBLIC WORKS)
56 TIMING OF INTERIOR STREET IMPROVEMENTS — Interior street improvements shall be designed and constructed as specified in PA #18-052 and these Conditions of Approval.

The phasing of certain improvements shall be reviewed and approved by the Public Works Director or designee. The Director or designee shall have the ability to review and require modification of the phasing of these improvements if it is determined by the Public Works Director or designee that an alternate phasing plan is preferred, The Applicant recognizes that a significant portion of the Project Site cannot be occupied until various on-site streets are complete. Construction of streets that are publicly accessible, once required, shall consist of the final street improvements as shown in the approved plans. Street construction consists of base, pavement, curb, gutter, pedestrian improvements, and street lighting. On-site street improvements are to be determined by the Public Works Director, or designee, at the time of the approval of building permits for each developed phase. Each phase shall have two or more routes to public rights-of-way for emergency vehicular ingress and egress, and a construction route must be provided during construction. (PUBLIC WORKS)
57 INTERIOR FLOOR DRAINS — The building permit application plans shall show all interior floor drains and shall be plumbed to connect to the sanitary sewer system and shall not be connected to stormwater collection system per the San Mateo Countywide Water Pollution Prevention Program's C.3 requirements. (PUBLIC WORKS) 58 EROSION CONTROL - The project will be required to provide erosion control measures [including silt fences, fiber rolls, proposed cribbing (retaining walls or riprap), terraces, and/or surface protection, required for drainage and erosion control of the property per the Municipal Code 23.40.040 (a) as a standard

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condition of approval prior to issuance of a building and/or site development permit, subject to review and approval of the Public Works Department. Conformance with these measures will reduce soil erosion during construction. The applicant will submit an Erosion and Sediment Control Plan (which includes erosion control measures), if required by the City Engineer or Building Official. (PUBLIC WORKS) 59 SEPARATE WATER METERS - When a development includes multiple uses, with one area designated as restaurant space, there shall be a separate water meter for the restaurant space and a separate water meter for the other development use(s). The building permit application plans shall show the separate water meters. (PUBLIC WORKS)
60 PHASED SUBDIVISION MAPS AND EASEMENTS -The Project is proposed to be developed in phases over the next seven (7) years, or as allowed by the term of the 15-year Development Agreement. Since it consists of eight (8) existing parcels and results in six (6) lots in its final configuration, each phase of development, consisting of lot reconfiguration and/or lot line adjustments, shall be subject to its own Final Map.

Such map shall be prepared by a person authorized to practice land surveying in California.

The Project area shown on the Tentative Map consists of eight (8) separate parcels and eight (8) different owners of record. Prior to City Council approval of the first Final Map, the final recorded Private Agreement for Development between all private parties shall be submitted to the City's Public Works Department.

Each Final Map shall conform to the sequence of development approved by the City, to achieve the final lot configuration as shown on the Tentative Map. Legal access by the General Public to existing businesses to remain shall not be restricted nor impacted by each phase of development approved for construction without approval from the Department of Public Works.

Each Final Map shall be approved by the City Council prior to issuance of the first building permit for each phase, and each construction permitting package shall include a circulation and traffic handling diagram.

A reciprocal parking easement, together with the rights of ingress and egress,

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Concar "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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between Lots 1, 3, and 5, shall be granted over the entirety of the subterranean level (basement) that is shared. The subterranean level shall not be held in common and subject to divided interests.

Public access easements shall be dedicated to the City on behalf of the Public on each map, in conformance with the Tentative Map and modified as necessary to accommodate proper pedestrian and vehicular access by the general public throughout the multiple phases.

All on-site utilities shall be privately owned and maintained. Should public utilities such as water, sewer, and storm drain be required on-site, they shall be within public utility easements. New, abandoned, or relocated power and communications facilities shall be fully-coordinated with the associated Utility Company prior to approval of each Final Map.

Existing Utilities and Utility Easements: Presence and exact location of all existing utilities within each phase shall be shown on a topographic survey. Existing utility easements shall be shown on the existing boundary sheet of each plan set. If existing public utilities need to be abandoned, such process shall be accompanied by formal easement vacation procedures in conformance with applicable procedures of the Streets and Highways Code (Sections 8310 to 8336) and vacated by map whenever possible. If existing easements conflict with the proposed overall development, they shall be abandoned along with the first phase of development, by separate instrument, following similar applicable sections of the Streets & Highways Code.

A map guarantee shall be submitted to the City, by the applicant's title company, prior to release of each map to the title company for recordation.

Prior to the City's release of each Final Map to the title company, the applicant may, at the discretion of the City Engineer or designee, be required to submit to the City an electronic copy of the map in PDF and the AutoCAD Version being used by the City at the time of recordation. It is the applicant's responsibility to check with their title company and the County Recorder's Office to determine the time necessary to have the map recorded after City approval. (PUBLIC WORKS)
61 FAIR SHARE FOR TRAFFIC IMPROVEMENTS - Prior to issuance of the first building permit, applicant shall pay $2.2 million to the City for its fair share of necessary

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traffic improvements unless the negotiated development agreement is entered into within three years of project approval. (Public Works)
62 POLYCHLORINATED BIPHENYLS (PCB) SCREENING ASSESSMENT FORM - As per Stormwater Municipal Regional Permit requirements and City Code Section 7.39.120, Demolition Permit (DP) Applicants shall complete the PCBs Screening Assessment Form as described within the guidelines included within the Building Demolition Plan Submittal Checklist. The Form shall be reviewed and approved by the City Engineer or his/her designee, prior to issuance of a demolition, site development, or building permit, whichever occurs first. (PUBLIC WORKS)
63 CLEAN, INSPECT AND REPAIR STORM LINE - The applicant shall clean and inspect (via remote TV camera) the storm line from the manhole/catch basin upstream to the manhole/catch basin downstream of the project area. This includes, but it not limited to following locations: CB 18K:05 to MH 17K:01 (S. Delaware Street), CB 17K:01 to CB 17K:33 (Concar Drive), MH 17K:02 to CB 17K:38 (S. Grant Street). The video inspection shall be done by a professional video inspection company, to City standards, and be completed prior to building permit issuance. The video of the inspection shall be reviewed with the Department of Public Works and any cracked or broken areas of the line along the project frontage shall be repaired by the applicant at his expense. The required repairs, as determined by the Public Works Department, shall appear on the improvement plans submitted by the applicant for permit plan check. All necessary repairs to the storm line shall be completed and approved prior to connection from the project site. The building permit application plans shall show all storm drain lines to be clean and inspected. (PUBLIC WORKS)
64 STORM DRAIN INLETS AND WATERWAYS - The building permit application plans shall show the marking of the words "No Dumping! Flows to Bay," or equivalent, on all storm inlets surrounding and within the project site using methods approved by the City standards, consistent with the San Mateo Countywide Water Pollution Prevention Program's C.3 requirements. (PUBLIC WORKS)
65 FENCES AND OTHER PERMANENT STRUCTURES —The applicant shall locate all project fencing and foundation of a permanent nature within the project's property and out of the City right-of-way. (PUBLIC WORKS)
66 FOOD SERVICE EQUIPMENT CLEANING — Per the San Mateo Countywide Water Pollution Prevention Program's C.3 requirements, the applicant of any food service facilities must agree to have any sink or other floor mat, container, and

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Concar "Passage' Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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equipment cleaning area, connected to a grease interceptor prior to discharging to the sanitary sewer system. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. The cleaning area shall be indoors or in a roofed outdoor area; either areas being plumbed to the sanitary sewer. Outdoor cleaning areas shall be designed to prevent stormwater run-on from entering the sanitary sewer and to prevent stormwater run-off from carrying pollutants to the site storm drains.

Signs shall be posted indicating that all food service equipment washing activities shall be conducted in this area. Regular maintenance and cleaning of the grease interceptor is required. A waste discharge permit is required for operation of a grease interceptor.

The building permit application plans shall show connection to grease interceptors. (PUBLIC WORKS)
67 TIMING OF PUBLIC IMPROVEMENTS Improvements in the public right-of-way shall be designed and constructed as specified in PA #18-052 to the maximum extent possible.

Final designs will be determined during the building permit phase. All such designs and construction shall be reviewed and implemented in accordance with the following phasing schedule:

Phase 1 — Construction of improvements on S. Delaware Street (Passage Way to Concar Drive intersection) and on Concar Drive (S, Delaware Street intersection to Depot Way intersection), which includes, but are not limited to street trees, street markings, sidewalk, curb, gutter, curb ramps, driveways, utilities, green infrastructure, bike improvements, traffic signal improvements (S. Delaware/Concar), new traffic signal (Concar/Depot), street lighting and pavement restoration, shall be substantially complete no later than upon issuance of the first certificates of occupancy for Buildings #1 and #2.

Phase 2 — Construction of improvements on Concar Drive (Depot Way intersection to S.

Grant intersection) and on S. Grant Street (Concar Drive intersection to Passage Way), which includes, but are not limited to street trees, street markings, sidewalk, curb, gutter, curb ramps, driveways, utilities, green infrastructure, bike improvements, traffic signal improvements (Concar/S. Grant), new mid-block crosswalk (S. Grant), street lighting and pavement restoration, shall be substantially complete no later than upon issuance of the first certificates of occupancy for Buildings #3, #5 and 7-Eleven.

Phase 3 — Restoration of improvements from Phases 1 and 2 shall be substantially

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complete no later than upon issuance of the first certificate of occupancy for Building #4.
(PUBLIC WORKS)
68 CLEAN, INSPECT AND REPAIR SANITARY SEWER - The applicant shall clean and inspect (via remote TV camera) the mainline sewer from the manhole upstream to the manhole downstream of the project lateral connections. This includes, but it not limited to the following locations: MH 17K:01X to MH 18K:04X (S. Delaware Street), MH 17K:10X to MH 17K:12X (Concar Drive), MH 17K:15X to MH 18K:17X (S. Grant Street). The video inspection shall be done by a professional sanitary sewer video inspection company, to City standards, and be completed prior to building permit issuance. The video of the inspection shall be reviewed with the Department of Public Works and any cracked or broken areas of the line along the project frontage shall be repaired by the applicant at his expense. The required repairs (spray foam-RazoRooter or flushing, or removal of roots, or replacement), as determined by the Public Works Department, shall appear on the improvement plans submitted by the applicant for permit plan check. All necessary repairs to the sewer shall be completed and approved prior to connection of the project lateral to the sewer. The building permit application plans shall show all sanitary sewer lines to be clean and inspected. (PUBLIC WORKS) 69 CHARGES FOR PUBLIC WORKS SERVICES - Prior to plan checking, the applicant shall be required to deposit with the City, funds to pay for, at the adopted rate, all engineering, inspection and survey services that may be required during plan check and construction of the project. The initial amount of the deposit shall be $30,000. Public Works plan checking of the plans submitted with the building permit plans cannot proceed until the deposit is submitted. The applicant shall be required to increase the deposit when the account reaches a balance of $5,000. Subsequent deposits shall be $20,000. Prior to final occupancy the bill shall be paid in full. The City will refund any portion of the deposit not utilized. (PUBLIC WORKS)
70 GARBAGE/RECYCLE/COMPOSTING STORAGE AND SERVICE—The applicant shall provide an adequate area for the purposes of storing garbage, recycling, composting collection containers for scheduled servicing by the franchise solid waste collection service. The containers may be placed on the street within the loading zone for a maximum of two hours; one hour prior to the scheduled servicing time and must be removed from the street within one hour after the

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service. The containers shall be placed at the service location allowing enough room for the truck to safely approach the containers. The collection containers shall be brought to the service area on the day of service and returned to the storage enclosure by the property owner. The containers are not to be in public view or in the public right-of-way prior to, or beyond the scheduled service times. A letter shall be provided from the City's franchise solid waste collection service provider stating that service is available to the project as designed. The building permit application plans shall show garbage and recycling areas. (PUBLIC WORKS)
71 DRAINAGE - Drainage designed into landscaping with the purpose of reducing volume or improving quality of runoff from the site shall be implemented, to extent feasible, subject to the approval of the City Engineer. Where necessary, sidewalk drains per City Standard Drawing 3 1 120 shall be provided to direct the water under the sidewalk and through the curb. No increase to the peak discharge shall be permitted downstream.

In addition, discharge must conform to any non point source permit issued by the Regional Water Quality Control Board. Drainage improvements made on-site shall conform to standard engineering practices and shall not allow any site drainage to impact adjacent properties. All drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed engineer's stamp shall appear on the calculations sheets and shall be submitted to the City for review and approval with the project civil plans. Procedures for operation and maintenance (O&M) of permanent stormwater treatment systems constructed within the development and exterior frontages shall be submitted for review and approval prior to occupancy and specify the owner's responsibility to ensure their ongoing effective operation and maintenance. Such O&M responsibility requirements shall be recorded on the property deed. The building permit application plans shall show drainage. (PUBLIC WORKS) 72 SHUTTLE PLAN - Applicant to provide route maps and proposed schedule for shuttle service to be provided per project approved TDM Plan. Plan shall include agreement to subsidize existing shuttle service or operations agreement for project-specific shuttle service. (PUBLIC WORKS)
73 TRASH CAPTURE DEVICES — Install trash capture devices in all storm drain inlets within the development and around the exterior frontages that lead directly to the off-site storm drain system. Devices shall be approved by the Director or designee. Trash capture devices shall be certified by the State Water Resources Control Board meeting their definition of a Full Capture System. All on-site trash

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Concar "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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capture devices shall be cleaned routinely and maintained by the Owner per the Stormwater Treatment Facilities Maintenance Agreement. The building permit application plans shall show trash capture devices. (PUBLIC WORKS) 74 CALTRANS PERMIT- Prior to the issuance of a foundation building permit, the applicant must submit evidence to the Public Works Department of approval by the State of California for the performance of any work within the State right of way. If the City is required to be a party to the permit application and a fee is required, the applicant shall reimburse the City for its cost. The Applicant is encouraged to contact the Caltrans permit office as soon as possible to learn what is required to obtain Caltrans approval and issuance of a State Encroachment Permit. (PUBLIC WORKS) 75 UNDERGROUND PARKING GARAGE DRAINAGE -The building permit application plans shall show that water from the underground parking garage shall not be discharged onto the public street. The applicant shall route garage drains to connect to the City's sanitary sewer system Drains receiving runoff from maintenance areas or storage of fluids for maintenance or janitorial use shall have an oil/water separator connected downstream prior to connection with the City's sanitary sewer. The design shall be done by a licensed Civil Engineer who shall provide hydraulic calculations and drawings subject to the approval of the City Engineer. (PUBLIC WORKS) 76 SITE DEVELOPMENT PERMIT-GRADING - The applicant must obtain a site development permit from the Public Works Department for any grading not associated with the construction of building foundations and shall submit to Public Works, for review with the building permit application and construction plans, a site grading and drainage plan prepared by a registered Civil Engineer with all supporting data, including hydraulic calculations, in accordance with requirements of the City's Site Development Code (SMMC 23.40). A deposit and non-refundable fee shall be submitted by the applicant based upon the Comprehensive Fee Schedule, established by the City Council, in effect at the time the building permit application is made. Public Works plan checking of the site grading and drainage plans submitted with the building permit plans cannot proceed until fee and deposit are paid. The applicant shall be required to increase the deposit or be billed monthly at the discretion of the City for any costs in excess of the deposit. If billed monthly, invoices shall not become delinquent (must be paid within 30 days of receipt). Prior to final occupancy, the bill shall be paid in full. The City will refund any portion of the deposit not

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utilized. (PUBLIC WORKS)
77 LOADING DOCKS — Per the San Mateo Countywide Water Pollution Prevention Program's C.3 requirements, the applicant shall cover loading docks to minimize run-on to and run-off from the loading area. Roof downspouts shall be positioned to direct stormwater away from the loading area. Water from covered loading dock areas shall be drained to the sanitary sewer. The building permit application plans shall show roof downspouts and connection to the sanitary sewer. (PUBLIC WORKS) 78 PARKING LOTS - The applicant shall submit plans for all required off street parking lots showing proper grading, drainage, ramps profile, and parking dimensions in conformance with City parking standards. The plans shall be approved by the City Engineer prior to the issuance of any City permits. (PUBLIC WORKS) The following conditions shall be addressed on the construction plans submitted for A BUILDING PERMIT FOR THE SUPERSTRUCTURE and shall be satisfied prior to issuance of this permit, or if another deadline is specified in a condition, at that time.

Building Division (PA)
79 GARAGE OPENINGS TO ADJACENT PROPERTY—The property owner(s) of Buildings 1, 3 and 5 shall enter into a legal agreement for the openings at the property lines between the buildings and shared access to underground and ground floor parking garage and Buildings 1 and 3 above. In addition, deeds conveying the title of properties must include restrictive covenants recorded with San Mateo County Recorder's Office for the proposed openings and shared underground parking access. The Legal Agreement and recorded Deed Restrictions shall be provided to San Mateo Building and Planning Divisions prior to building permit issuance. (BUILDING) 80 PROTECTION OF EXTERIOR WALL OPENINGS AT PROPERTY LINES The applicant shall provide the request form for the Alternative Materials, Design and Methods of Construction and Equipment (AMMR) with supporting documents prepared by a registered design professional for fire protection of the openings at the exterior walls located at property lines between Buildings 1, 3 and 5 at garage basement, grade level and upper floors for review and approval by the City of San Mateo Building Division and the San Mateo Consolidated Fire Department. (BUILDING)
81 * MM PS-3.1 - Under current policies, the SMFCSO would collect developer fees

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Concur "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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from individual development projects within the Corridor Plan Area to help finance expansion of existing schools, construction of new schools, and the rental of temporary classroom facilities in the Corridor Plan Area.
* MM P5-3.2 - Under current policies, the SMUHSD would collect developer fees from individual development projects within the Corridor Plan Area to help finance expansion of existing schools, construction of new schools, and the rental of temporary classroom facilities in the Corridor Plan Area. (BUILDING) Fire Department (PA)
82 SMOKE CONTROL Install a smoke control system in compliance with NFPA 92 and San Mateo Municipal Code 23.28.220.(FIRE)
83 STAIRWELLS - Provide two full stairwells to the roof per building. Buildings 3, 4 (East building), and 5 do not have two full stairwells to the roof. Roof hatches are permitted for the secondary stairwell, but must measure 4 feet by 6 feet at a minimum. (FIRE) 84 FIRE CONTROL ROOM - Each building shall have a fire control room located on the exterior of the building per San Mateo Municipal Code 23.28.190.(FIRE) 85 UNDERGROUND FIRE WATER SUPPLY - The underground fire line on Passage street shall have two points of connection to the city mains. (FIRE) Parks and Recreation Department (PA)
86 PUBLIC ACCESSIBLE SPACES - All public accessible spaces proposed by this planning application including but not limited to the Park Plaza, Arts Plaza, and public corridor areas shall not be dedicated the City as a park and shall remain under the private ownership of the development. (PARKS AND RECREATION)
Police Department (PA)
87 PUBLIC OPEN SPACES ADDRESSING - Prior to the first superstructure building permit application the applicant shall propose separate and unique address for the proposed pubic open spaces. The proposed addresses shall be subject to approval by the Chief of Police or his/her designee, Public Works, and Fire Departments. (POLICE) Public Works Department (PA)
88 WASTEWATER TREATMENT PLANT PHASE ll IMPACT FEE - In order to meet the increased demands on the Wastewater Treatment Plant created by this project,

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the applicant shall contribute fees toward the Plant expansion based upon the average projected sanitary flow. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the most current adopted fee schedule at the time of payment. (PUBLIC WORKS)
89 SOUTH TRUNK AREA SEWER IMPROVEMENT FEE - In order to meet the increased demands on the South Trunk Sewer system created by this project, the applicant shall contribute fees toward the construction cost to increase its capacity based upon the project's average projected sanitary flow. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the most current adopted fee schedule at the time of payment. (PUBLIC WORKS)
90 TRANSPORTATION IMPROVEMENT FEE - The applicant shall pay a fee proportional to the project's share of transportation improvements needed to serve cumulative development within the City of San Mateo. The applicant may seek a credit against the transportation improvement fee under the circumstances set forth in the Development Agreement. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the most current adopted fee schedule at the time of payment. (PUBLIC WORKS) 91 PARKIN-LIEU/IMPACT FEES - The applicant shall pay a park impact fee (SMMC Section

13.05.070) or a fee in-lieu of dedication of lands for park and recreation purposes (park in-lieu fee) (SMMC Chapter 26.64). The final fee shall be determined upon approval of the final map for the park In-lieu fee or prior to the issuance of the building permit for the park impact fee. The park in-lieu fee shall be paid prior to the release of the final map for recordation and the park impact fee shall be paid prior to the issuance of the building permit. If a project with an approved tentative map is issued a building permit prior to the approval of the final map, the applicant shall be subject to the payment of the park impact fee only prior to the issuance of the first building superstructure permit. (PARKS/PUBLIC WORKS).
92 LICENSE AGREEMENT -The applicant shall execute a license agreement for encroaching into a Public Utility Easement or public right of way, including, but limited to tie-backs, shoring, prior to the issuance of the building permit. The applicant shall have a license agreement recorded against the owner's property

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that indemnifies and holds harmless the City. The license agreement shall also include language in which the applicant agrees to allow access to any utility company wishing to have access to the public right-of-way for existing or new utility installation. The license agreement shall also include language that requires the removal of the encroachment, at the owner's expense, should the City desire to use the right-of-way for street, sidewalk or other purposes identified by the City Engineer. The license agreement shall be approved as to form by the City Attorney's Office and shall be recorded against the owner's property prior to the issuance of any City encroachment permit. (PUBLIC WORKS)
The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first, or if another deadline is specified in a condition, at that time.

Building Division (PA)
93 ART IN PUBLIC PLACES —The applicant shall be required to comply with Section 23.60 of the San Mateo Municipal Code for Art in Public Places. Applicability is determined based on the valuation of all construction for the project at time of building permit issuance; this will be a cumulative total for all structures within the project. Section

23.60.060 details the allowable methods of compliance, generally described to include the installation of Civic Arts Committee approved artwork to the satisfaction of the Community Development Director, or payment of a fee in lieu of placement of public art, or a combination thereof in an amount that is equal one-half of one percent of the total building valuation, excluding land acquisition and off-site improvement costs. The in-lieu fee shall be paid into the Art in Public Places Fund. This condition shall be met in accordance with Section 23.60.050 prior to the issuance of a Certificate of Occupancy. (BUILDING)
Fire Department (PA)
94 ROADWAY LOAD CAPACITY AND DESIGN - The applicant shall submit a letter from a certified soils or geotechnical engineer stating the final roadway is able to support a load of 68,000 pounds. The letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the final inspection. (FIRE) 95 FIRE AND LIFE-SAFETY REQUIREMENTS FOR OCCUPANCY - All fire protection systems shall be installed and approved by the Fire Department prior to occupancy. All exits, signage, emergency lighting, rated construction, fire

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Concar "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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assemblies, fire extinguishers, evacuation signs as required, smoke control, generators, HVAC smoke detection as required, elevator recall and building address numbers. This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. (FIRE) Planning Division (PA)
96 FINANCIAL SECURITIES FOR ONSITE PRIVATE LANDSCAPING - If on-site private landscaping is to be completed after Final Inspection, the applicant shall submit a cost estimate and financial securities in a form and amount satisfactory to the Zoning Administrator sufficient to ensure the installation of all approved on-site private landscape improvements including all new trees. The applicant shall request a follow-up inspection by the Planning Division in accordance with Section 27.71.060 of the Municipal Code in order to reclaim financial securities for landscaping. This condition is not applicable if all on-site private landscaping approved in the applicable building permit is installed prior to Final Inspection. (PLANNING) 97 VERIFICATION OF LANDSCAPE INSTALLATION —The applicant shall submit a letter prepared by the project landscape architect stating that all landscape improvements (including trees, shrubs, and irrigation systems) have been installed in compliance with the approved landscape plans submitted to the City for construction. This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. (PLANNING)
98 LETTER OF ARCHITECTURAL COMPLIANCE —The designer or architect of record shall submit a stamped and signed letter of compliance that the construction is consistent with the approved building permit plans, prior to scheduling the final Planning Division inspection. This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. (PLANNING) 99 VERIFICATION OF COMPLIANCE WITH ACOUSTICAL ANALYSIS —The applicant shall submit a letter prepared by the person/firm who prepared the acoustical analysis for the project, verifying that all recommendations contained in the analysis have been incorporated into the construction of the project. The letter shall also verify that the project will comply with the noise requirements contained in the City's General Plan.

This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first.

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Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
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(PLANNING)
100 PLANNING DIVISION INSPECTIONS —The applicant shall notify the project planner for inspections related to construction of all structures, landscaping, and other site improvements. The notification request shall be given at least 72 hours prior to the requested time for inspection. (PLANNING)
Public Works Department (PA)
101 TRANSPORTATION DEMAND MANAGEMENT PROGRAM —The project must implement a Transportation Demand Management Program using programs in compliance with the San Mateo City/County Association of Governments (C/CAG) Guidelines for Trip Reduction. These programs, once implemented, must be on-going for the occupied life of the development, unless modification of the TDM measures are accepted and approved by the Public Works Director or designee. The C/CAG Guidelines specify the number of trips that may be credited for each TDM measure. The actions included in the plan will include those listed in the approved project Transportation Demand Plan prepared by Nelson/Nygaard Consulting Associates, Inc. dated March 2020, the project Traffic Impact Analysis dated March 2020, or a combination of other actions based on the C/CAG Guidelines, that result in an estimated 36% reduction of project generated trips. The program shall be recorded with the County. The TDM measures listed above shall result in the following trip reduction:
(A) Required Daily Trip Reduction: The daily trip reduction shall be reduced as follows:
(1) A short-term threshold of a 25% daily trip reduction shall begin upon occupancy of the project. This 25% trip reduction will be assessed based on reduction of PM peak hour trips measured annually by driveway counts, and shall be capped at 819 trips during the PM peak hour.
(ii) A long-term threshold of 36.3% daily trip reduction shall be accomplished at full project build-out. The 36.3% trip reduction will be assessed based on reduction of PM peak hour trips measured annually by driveway counts, and shall be capped at 696 trips during the PM peak hour.
(B) Monitoring: The trip reduction requirements shall be monitored and verified by the City and Transportation Management Association (TMA), and shall be reported annually to the City Council. Prior to monitoring, the TMA shall retain a scope of work for the City's review from a consultant experienced with traffic

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monitoring. The method of monitoring will be coordinated through TMA efforts and shall consist of the following:
(i) Driveway Counts, Queuing and Circulation — PM peak hour driveway counts (covering at least the period 4 PM to 6 PM) conducted annually for at least a five-day period (Monday through Friday). Commencement of the driveway counts shall begin within 60 days of full occupancy and shall be performed annually thereafter. The TMA may conduct supplemental counts to measure progress as necessary. During the collection of driveway count data, a queuing analysis shall also be conducted for both entering and exiting vehicles. A review of the driveway(s) circulation shall also be conducted for conformance with the analysis done in the project traffic impact analysis.
(ii) Cordon Counts — Cordon counts of major roadways that provide access to the Corridor Plan area to identify cumulative trip reduction trends and determine if the Corridor Plan area is meeting the overall goal of 25% trip reduction. (iii) Intersection Counts — Intersection counts along the Delaware corridor to determine change in intersection volume and level of service due to increased development along the corridor and for conformance with General Plan level of service standards.

If the trip thresholds are not met, the building owners shall work with the City and TMA to improve the effectiveness of their TDM program.
(C) Non-Compliance with Trip Reduction Measures: If during review of the annual TMA monitoring it is determined that the project has not met its site trip reduction goal, it will be identified as being in non-compliant status. Notification will be sent to the developer by registered mail indicating this status. Within ninety (90) calendar days of receipt of the non-compliance notice, the developer will be required to submit a revised TDM program that includes more aggressive trip reduction strategies. The revised program is to identify what TDM measures will be replaced and what new measures will be implemented. Review of the revised TDM program will be scheduled for review at the next available Sustainability and Infrastructure Commission meeting.

The new TDM measures are to be implemented within ninety (90) calendar days of approval by the Sustainability and Infrastructure Commission. Annual site counts shall take place 12 months after implementation of the revised TDM measures. A second consecutive count period that shows that the project is not meeting its trip reduction goal will trigger a review of the project TOM program by the City's

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Planning Commission which may result in the City implementing stricter or more aggressive trip reduction measures or strategies on behalf of the developer. This does not preclude an earlier meeting with the Sustainability and Infrastructure Commission that may be requested through the adjacent neighborhoods though such meeting shall not alter the 12-month timeframe mentioned above. Planning Commission review will focus on alternative industry standard TDM measures used in the Bay Area or increasing the effectiveness of the TDM measures listed in the project's approved TOM Plan dated March 2020.

Dependent on the make-up of the TMA, it may be necessary to modify the monitoring of the TDM measures outlined above; however, any changes to the monitoring will not change the essence of the requirements and will still ensure that the trip reduction requirements are met. (PUBLIC WORKS)
102 RECORD DRAWINGS - The applicant shall submit one full set of original record drawings and construction specifications for all off-site improvements to the Department of Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The applicant shall also provide the City with an electronic copy of the as-builts in the AutoCAD Version being used by the City at the time of completion of the work. This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. (PUBLIC WORKS)
103 RESTORATION OF ROADWAY — Due to the anticipated project's truck traffic, the applicant shall grind and overlay with 0.2 feet of asphalt concrete the roadways damaged as a result of construction activities within the general area of the project or along the designated haul route. If the project degrades the street abutting the property to a Pavement Condition Index (PCI) of less than 50, the applicant shall be required to reconstruct the street.

Limits of the roadway repair and phasing shall be:

Phase 1 — Prior to the issuance of a certificate of occupancy for Buildings 1 or 2, the applicant shall grind and overlay the entire width of S. Delaware Street between 19th Avenue and Concar Drive and Concar Drive between S. Delaware Street and Depot Way, including the intersection of S. Delaware Street and Concar Drive.

Phase 2 — Prior to the issuance of a certificate of occupancy for Buildings 3 or 5, the applicant shall grind and overlay the entire width of Concar Drive between Depot Way and S. Grant Street, including the intersection of Concar Drive and S.

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Grant Street.

Phase 3 — Prior to the issuance of a certificate of occupancy for Building 4, the applicant shall grind and overlay the entire width of S. Grant Street between Concar Drive and 19th Avenue, and shall reconstruct the entire width of Concar Drive between S. Delaware Street and the SR-92 on/off ramps.

The City will contribute $331,000, received from adjacent developers, for the reconstruction of Concar Drive between S. Delaware and the SR-92 on/off ramps and restoration of S. Delaware Street adjacent to 450 Concar Drive.

In addition to the above requirements, after each phase of the project, the applicant shall repair or replace to a condition equal to or better than the original condition any pavement that has been damaged as a result of his/her operations in preceding phases. The City Engineer can modify the sequence of the above requirements if the phasing of the project changes. (PUBLIC WORKS)
104 TRANSPORTATION MANAGEMENT ASSOCIATION (TMA) — A TMA has been established for projects in the Corridor Plan area. All development within the Specific Plan Amendment area is required to participate in the TMA and fund their fair share of the cost of the TMA. The TMA will develop TDM measures and make them available to both existing and future development within the Corridor Plan area. Proof of general membership will be submitted to the City Engineer prior to first occupancy of the building. (PUBLIC WORKS)
105 PUBLIC IMPROVEMENTS — The applicant shall install public improvements as outlined in the Condition of Approval ENCROACHMENT PERMITS, BONDS, AND INSURANCE, as shown on approved planning application plans. The final design of public improvements shall be reviewed and approved during the building permit phase by the Director of Public Works or designee. Public Improvements shall be completed prior to Certificate of Occupancy. (PUBLIC WORKS)
106 STORM WATER TREATMENT FACILITIES MAINTENANCE AGREEMENT—The applicant shall execute a maintenance agreement with the City's Director of Public Works as specified in Chapter 7.39.210-230 of the Stormwater Management and Discharge Control ordinance. The agreement shall outline the continuous operation and maintenance (O&M) plan for the permanent storm water treatment facilities and GI located along the project frontage in the public ROW and be recorded with the property deed. This agreement shall be executed prior to the first occupancy of the building. (PUBLIC WORKS)

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The following conditions shall be met prior to the approval of the FINAL MAP or PARCEL MAP, or if another deadline is specified in a condition, at that time.

Public Works Department (PA)
107 SUBDIVISION IMPROVEMENT AGREEMENT— If the applicant wishes to have the final project map approved prior to the completion of the project's public improvements, the applicant shall enter into a subdivision improvement agreement with the City per Gov. Code Section 66462(a) and shall arrange to provide security for the remaining public improvements to be completed. The agreement will be forwarded to the City Council for approval with final map. Multiple final maps shall require an agreement for each map. (PUBLIC WORKS)
The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, or if another deadline is specified in a condition, at that time.

Building Division (PA)
108 BUILDING CONSTRUCTION ACTIVITIES - The following provision to control traffic congestion, noise, and dust shall be followed during site excavation, grading and construction:

Work hours regulated by the San Mateo Municipal Code shall only be permitted between the hours of 7:00 a.m. and 7:00 p.m. on Monday through Friday, between 9:00 a.m. and 5:00 p.m. on Saturday, and between 12:00 noon and 4:00 p.m. on Sundays and holidays. These hours do not apply to construction work that takes place inside a completely enclosed building and does not exceed the exterior ambient noise level as measured 10 feet from the exterior property lines.

The allowed hours of Building construction activities may be waived or modified through an exemption from the hours of work designated in Section 23.06.060 of the San Mateo Municipal Code, for limited periods, if the Building Official finds that:
(A) The following criteria are met:
(i) Permitting extended hours of construction will decrease the total time needed to complete the project thus mitigating the total amount of noise associated with the project as a whole; or

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(ii) An emergency situation exists where the construction is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the City may waive any of the remaining requirements outlined below.
(B) The exemption will not conflict with any other conditions of approval required by the City to mitigate significant impacts.
(C) The contractor or owner of the property will notify residential and commercial occupants of property adjacent to the construction site of the hours of construction activity which may impact the area. This notification must be provided three days prior to the start of the construction activity.
(0) The approved hours of construction activity will be posted at the construction site in a place and manner that can be easily viewed by an interested member of the public.

The Building Official may revoke the exemption at any time if the contractor or owner of the property fails to abide by the conditions of exemption or if it is determined that the peace, comfort and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. The waiver application must be submitted to the Building Official ten (10) working days prior to the requested date of waiver. (BUILDING) 109 * MM N01-1.1 - Modification, placement, and operation of construction equipment are possible means for minimizing the impact of construction activities for the proposed project shall include the following best management practices to reduce noise from construction activities near sensitive land uses:
• Construction activities, including truck traffic coming to and from the construction site for any purpose, shall be limited to the hours between 7:00 a.m. and 7:00 p.m., Monday through Friday, Saturdays between 9:00 a.m. and 5:00 p.m., and Sundays and Holidays between 12:00 p.m. and 4:00 p.m., in accordance with the City's Municipal Code, unless permission is granted through the procedure outlined in Municipal Code Section 23.06.061 "Hours of Work Exemption."
• Construction staging areas shall be established at locations that will create the greatest distance between the construction-related noise sources and

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noise-sensitive receptors nearest the project site during all project construction. • Use of the concrete saw within 100 feet of shared property lines shall be limited, as feasible.
• Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. • Unnecessary idling of internal combustion engines shall be strictly prohibited. • Locate stationary noise-generating equipment, such as air compressors or portable power generators, as far as possible from sensitive receptors. If they must be located near receptors, adequate muffling (with barriers or enclosures where feasible and appropriate) shall be used to reduce noise levels at the adjacent sensitive receptors. • Utilize "quiet" air compressors and other stationary noise sources where technology exists.
• Pile-driving activities shall be restricted to between 8:00 AM to 5:00 PM, Monday through Friday, to limit the intrusiveness of pile driving during the morning and evening hours. This measure is suggested only for construction sites that would use pile drivers within 2,000 feet of residential or sensitive land uses. • During pile driving, temporary noise barriers, such as mass loaded construction blankets on temporary fencing or a solid plywood construction barrier, will be placed around the perimeter of construction areas where pile driving is taking place. The placement of these barriers will not allow clear, line of sight openings for site access between the pile driving activities and adjacent land uses. Noise control blanket barriers can be rented and quickly erected.
• Control noise from construction workers' radios to a point where they are not audible at existing residences bordering the project site.
• The contractor shall prepare a detailed construction plan identifying the schedule for major noise-generating construction activities. The construction plan shall identify a procedure for coordination with adjacent residential land uses so that construction activities can be scheduled to minimize noise disturbance. • Designate a "disturbance coordinator" who would be responsible for responding to any complaints about construction noise. The disturbance coordinator will determine the cause of the noise complaint (e.g. bad muffler, etc.) and will require that reasonable measures be implemented to correct the problem. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule. (BUILDING)

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Fire Department (PA)
110 PREMISE NUMBER - The applicant shall post an address number on each building at the project site that must be easily visible from the street or fire access road. This address number shall be installed at the start of construction and shall be maintained at all times that the use permitted by this planning application occupies the premises. (FIRE) 111 BUILDING EGRESS - Adjacent buildings/properties shall not have their required egress restricted or compromised at any time during the construction of this project. (FIRE) 112 FIRE-SAFETY DURING DEMOLITION - Building(s) under construction or demolition shall comply with the California Fire Code. In addition to the requirements of Chapter 14 the following items shall be followed during the demolition of any structure.

Where an existing standpipe exists within a building it shall be maintained in operable condition for use by the fire department at all times during construction including during demolition. Such standpipe shall be demolished with the building but shall not be demolished more than one floor below the floor being demolished. (FIRE) 113 FIRE APPARATUS ACCESS - The applicant shall maintain a not less than 20 ft wide clear all weather surface (paving) for emergency vehicle access. This access shall be provided and approved by the fire department before any construction or combustible material will be allowed. All required Emergency Vehicle Accessways, including red curbs, curb lettering and fire lane signs shall be maintained at all times that the use permitted by this planning application occupies the premises. (FIRE) 114 BARRICADES, FENCES, or GATES ACROSS FIRE ACCESS ROADWAYS DURING CONSTRUCTION - The installation or use of barricades, fences, or gates across emergency vehicle access roads during construction shall have prior approval of the City of San Mateo Fire Chief, or his/her designee. (FIRE) 115 FIRE SAFETY DURING CONSTRUCTION - Buildings under construction shall comply with the requirements of the California Fire Code. All additional fire permits required by the California Fire Code shall be obtained from the Bureau of Fire Protection and Life Safety. (FIRE)
Planning Division (PA)

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116 PALEONTOLOGICAL RESOURCES - Should any potentially unique paleontological resources (fossils) be encountered during development activities, work shall be halted immediately within 50 feet of the discovery. The City of San Mateo Planning Division shall be immediately notified, and the applicant shall be responsible for retaining the services of a qualified paleontologist to determine the significance of the discovery.

The paleontologist shall evaluate the uniqueness of the find, and prepare a written report documenting the find and recommending further courses of action. Based on the significance of the discovery, the actions may include avoidance, preservation in place, excavation, documentation, recovery, or other appropriate measures as determined by the paleontologist. (PLANNING)
117 * MM CUL-3.1 - Human graves are often associated with prehistoric occupation sites. If human remains are discovered at any project construction site during any phase of construction, all ground-disturbing activity in the vicinity shall be halted and the City Planning Manager and the San Mateo County coroner shall be notified immediately, according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California's Health and Safety Code. If the remains are determined by the County coroner to be Native American, the Native American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the NAHC shall be adhered to in the treatment and disposition of the remains. The project sponsor shall also retain a professional archaeologist with Native American burial experience to conduct a field investigation of the specific site and consult with the Most Likely Descendant, if any, identified by the NAHC. As necessary, the archaeologist may provide professional assistance to the Most Likely Descendant, including the excavation and removal of the human remains. The City of San Mateo shall be responsible for approval of recommended mitigation as it deems appropriate, taking account of the provisions of State law, as set forth in CEQA Guidelines section 15064.5(e) and Public Resources Code section 5097.98. The project sponsor shall implement approved mitigation, to be verified by the City of San Mateo, before the resumption of ground-disturbing activities within 100 feet of where the remains were discovered. (PLANNING) 118 * MM B10-4.1 - Construction activities (or at least the commencement of such activities) should be scheduled to avoid the nesting season. If construction activities are scheduled to take place outside of the nesting season, all impacts on nesting birds protected under the MBTA and CDFW will be avoided. The nesting season for most birds in San Mateo County extends from February 1st through

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August 30th.
* MM B10-4.2 - If it is not possible to schedule construction activities between September 1 and January 31 then preconstruction surveys for nesting birds shall be conducted by a qualified ornithologist to ensure that no nests will be disturbed during project implementation. These surveys shall be conducted no more than 14 days prior to the initiation of construction. During this survey, the ornithologist shall inspect all trees and other potential nesting habitats (e.g., trees, shrubs, ruderal grasslands, buildings) in and immediately adjacent to the impact areas for nests. * MM B10-4.3 - If an active nest is found sufficiently close to work areas to be disturbed by these activities, the ornithologist shall determine the extent of a construction-free buffer zone to be established around the nest (typically 300 feet for raptors and 100 feet for other species), to ensure that nests of species protected by the MBTA and CDFW shall not be disturbed during project implementation. * MM B10-4.4 - If construction activities will not be initiated until after the start of the nesting season, all potential nesting substrates (e.g., bushes, trees, grasses, and other vegetation) that are scheduled to be removed by the project may be removed prior to the start of the nesting season (e.g., prior to February 1st). (PLANNING)
119 * MM CUL-2.1 - Archaeological monitoring of all earth moving activities that occur within two sensitive stratigraphic zones for the entire Concar Passage Project Area. At three feet below surface and lower, an archaeological monitor shall observe the interface between fill and Bay Mud for any shelly deposits within the top two feet of the mud. Furthermore, at one foot above the interface with the bottom of the Bay Mud layer and the underlying clay, an archaeological monitor shall examine the soils down to two feet or more into the underlying clay. A sufficient soil sample shall be screened throughout the property.
* MM CUL-2.2 - During monitoring, the archaeological monitor can stop or redirect work to other locations to temporarily and expediently explore for potential features.

Archaeological monitoring will continue until a sufficient sample of soil has been examined to either identify any archaeological deposit(s) or to clear the project. in the event that buried, or previously unrecognized

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archaeological deposits or materials of any kind are inadvertently exposed during any construction activity, work within 50 feet of the find shall cease until a qualified archaeologist can assess the find and provide recommendations for further treatment, if warranted. Construction and potential impacts to the area(s) within a radius determined by the archaeologist shall not recommence until the assessment is complete.
* MM CUL-2,3 - If archaeological deposits or features that appear potentially eligible to the California Register of Historical Resources are identified during any stage of monitoring, an archaeological research design and work plan shall be prepared. This plan will require approval by the City before the archaeological deposits or features can be excavated.
* MM CUL-2.4 - If Native American resources are identified, consultation with local Native Americans shall be conducted. A Native American monitor shall assist with additional efforts.
* MM CUL-2.5 - If unearthed, all features, archaeological deposits, and cultural material will be excavated according to current archaeological standards detailed in the approved research design and treatment plan.
* MM CUL-2.6 - All features, archaeological deposits, and cultural material will be cleaned, analyzed and evaluated for their eligibility to the California Register of Historical Resources. An archaeological report will be prepared discussing methods and documenting all finds. The City will need to approve this report. * MM CUL-2.7 - The parcel owner is fiscally responsible for the curation of all artifacts deemed archival by current archaeological standards, with the exception of any human remains and associated burial goods. The archaeologist will prepare the artifacts and dietary remains in archival quality bags with artifact identification tags, provide two copies of a final artifact catalog for the items submitted, and two copies of the final archaeological report. Any additional requirements by the curation facility must be addressed.
(PLANNING)
Public Works Department (PA)
120 GROUND WATER DISCHARGE- Discharge of groundwater shall be in accordance

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Con car "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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with the State Water Board General Permit for Construction Activities. In accordance with the City's Municipal Code, Discharge of Ground Water (SMMC 7.38.150), the Director of Public Works may approve the discharge of ground waters to the sanitary sewer only when such source is deemed unacceptable by State and Federal authorities for discharge to surface waters of the United States, whether pretreated or untreated, and for which no reasonable alternative method of disposal is available. Following the verification of the applicable local, state and/or federal approvals, a Discharge Plan will be approved and monitored by the Public Works Department. (PUBLIC WORKS) 121 POST-CONSTRUCTION STORM WATER RUNOFF TREATMENT - The project shall comply with all City of San Mateo's ordinances, policies, and processes regarding the post-construction treatment of stormwater runoff. Specifically, an O&M agreement between the applicant and City shall be recorded with the property title prior to issuance of grading or building permits for project construction, to ensure compliance with City of San Mateo and MRP requirements.

The project shall implement site design and source control BMPs for minimizing the volume of runoff and pollution in runoff to the extent practicable, per the MRP. These BMPs shall include the following:
• Discharging to landscaped areas is preferred;
• Minimize impervious surfaces and increase use of permeable pavement where feasible;
• Locate all storm drain inlets to be stenciled with, "No Dumping! Flows to Bay" to discourage illegal dumping;
• Locate and design trash enclosures and materials handling areas in covered areas; and
• Use effective, site-specific erosion and sediment control methods during post-construction periods.
(PUBLIC WORKS)
122 ACCESS DURING CONSTRUCTION - Connection through the project area for pedestrians and bicyclists, and in particular direct access to the Hayward Park Station from completed portions of the project, shall be maintained during construction to the extent that it can be provided safely and without interference with construction activities. An access plan shall be submitted for approval with the first building permit, which could be subsequently modified by future building permits, as needed. This access plan should consider connections through and

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around the project area.
(PUBLIC WORKS)
123 PUBLIC WORKS CONSTRUCTION ACTIVITIES - The following provision to control traffic congestion, noise, and dust shall be followed during site excavation, grading and construction:
(A) Construction activities related to the issuance of any Public Works permit shall be restricted to the weekday between 7:00 a.m. and 7:00 p.m. Please note, however, that no work shall be allowed to take place within the City right-of-way after 5:00 p.m. or as indicated on the encroachment permit. In addition, no work being done under the issuance of a Public Works encroachment permit may be performed on the weekend unless prior approvals have been granted by Public Works. Earth haul and materials delivery to and from the site, including truck arrivals and departures to and from the site, will be prohibited between the weekday hours of 4:00 p.m. to 5:30 p.m. Signs outlining these restrictions shall be posted at conspicuous locations on site. The signs shall be per the City Standard Drawing for posting construction hours. The sign shall be kept free of graffiti at all times Contact the Public Works Department to obtain sample City Standard sign outlining hours of operation.The allowed hours of Public Works construction activities may be waived or modified through an exemption, for limited periods, if the City Engineer finds that:
(i) The following criteria are met:
(a) Permitting extended hours of construction will decrease the total time needed to complete the project thus mitigating the total amount of noise associated with the project as a whole; or
(b) Permitting extended hours of construction are required to accommodate design or engineering requirements, such as a large concrete pour. Such a need would be determined by the project's design engineer and require approval of the City Engineer. (e) An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the City may waive any of the remaining requirements outlined below.
(ii) The exemption will not conflict with any other condition of approval required by the City to mitigate significant impacts.
(iii) The contractor or owner of the property will notify residential and commercial occupants of property adjacent to the construction site of the hours

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Con car "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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of construction activity which may impact the area. This notification must be provided three days prior to the start of the extended construction activity. (iv) The approved hours of construction activity wilt be posted at the construction site in a place and manner that can be easily viewed by any interested member of the Public.

The City Engineer may revoke the exemption at any time if the contractor or owner of the property fails to abide by the conditions of exemption or if it is determined that the peace, comfort and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. The waiver application must be submitted to the Public Works Construction Inspector ten (10) working days prior to the requested date of waiver. (B) All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards.
(C) Newly disturbed soil surfaces shall be watered down regularly by a water trucks or by other approved method maintained on site during all grading operations.

Construction grading activity shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems. Wash down of dirt and debris into storm drain systems will not be allowed. (D) Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation. (E) All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site.
(F) Prior to issuance of any permit, the applicant shall submit any applicable pedestrian or traffic detour plans, to the satisfaction of the City Engineer, for any lane or sidewalk closures. The detour plan shall comply with Part 6, Temporary Traffic Control, of the State of California Manual of Uniform Traffic Control Devices (MUTCD), 2012, and standard construction practices. (PUBLIC WORKS) 124 MATERIAL HAULING AND CONSTRUCTION WORKER PARKING - For material

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delivery vehicles equal to, or larger than two-axle, six-tire single unit truck (SU) size or larger as defined by FHWA Standards, the applicant shall submit a truck hauling route that conforms to City of San Mateo Municipal Code Section 11.28.040 for the approval of the City Engineer. The project sponsor shall require contractors to prohibit trucks from using "compression release engine brakes" on residential streets. The haul route for this project shall be: To project Site - Highway 92 westbound, Concar Drive exit, project site OR Highway 92 eastbound, Delaware Street exit, left onto S. Delaware Street, project site. From project Site — Project site, westbound Concar Drive, left onto Highway 92 westbound OR Project site, southbound S. Delaware Street, left onto Highway 92 eastbound. A letter from the applicant confirming the intention to use this hauling route shall be submitted to the Department of Public Works, and approved, prior to the issuance of any City permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the applicant. All storage and office trailers will be kept off the public right-of-way.

Tracking of dirt onto City streets and walks will not be allowed. The applicant must provide an approved method of cleaning tires and trimming loads on site. Any job related dirt and/or debris that impacts the public right of way shall be removed immediately. No wash down of dirt into storm drains will be allowed. All material hauling activities shall be done in accordance with applicable City ordinances and conditions of approval. Violation of such may be cause for suspension of work.

The applicant shall provide a construction-parking plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the City Engineer prior to issuance of City permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the City permits. (PUBLIC WORKS)
125 BEST MANAGEMENT PRACTICES (BMP) —The applicant shall perform all construction activities in accordance with the City's Storm Water Management and Discharge Control Rules and Regulations (SMMC 7.39), and the San Mateo Countywide Water Pollution Prevention Plan (SMCWPPP) by reference. Detailed information can be located at:

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Con car "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SOPA, Vesting Tentative Map, Development Agreement) As Approved on

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https://www.flowstobay.org/wp-content/uploads/2020/04/postersidetpdf and https://www.flowstobay.org/wp-content/uploads/2020/04/posterside2.pdf (PUBLIC WORKS)
126 * MM HYD-2,1 - A detailed, design-level geotechnical investigation shall be completed and shall address the need for dewatering during construction. Project construction shall follow the recommendations of the investigation as stated below:
• To construct the basement of the buildings, groundwater would need to be temporarily lowered to a depth of at least three feet below the bottom of the planned excavation. The method of dewatering will depend to an extent on the method of shoring. The dewatered level shall be maintained at that depth until sufficient building weight is available to resist the hydrostatic uplift pressure of the groundwater at its design elevation.
• If dewatering wells are installed within the excavation, the wells shall be properly sealed through the floor slabs upon abandonment to reduce the potential for water leakage.
• Dewatering the site shall remain as localized as possible. Widespread dewatering could result in subsidence of the area around the site due to increases in effective stress in the soil. Nearby streets and other improvements shall be monitored for vertical movement and groundwater levels outside the excavation shall be monitored through wells while dewatering is in progress.
• The geotechnical report recommends a recharge program to be submitted as part of the dewatering plan, so that the contractor is prepared to recharge the groundwater outside the excavation through recharge wells, should excessive settlement or groundwater drawdown be measured.
(PUBLIC WORKS)
127 CONSTRUCTION BEST MANAGEMENT PRACTICES - Construction BMPs shall be implemented for reducing the volume of runoff and pollution in runoff to the maximum extent practicable during site excavation, grading, and construction. In accordance with the City's standards, these BMPs will include, but will not be limited to:
• Avoid or minimize excavation and grading activities during wet weather, unless the City approves a winter erosion control plan submitted by the applicant. • Use effective, site-specific erosion and sediment control methods during the construction periods. Provide temporary cover of all disturbed surfaces to help control erosion during construction.

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Con car "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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• Provide permanent cover as soon as is practical to stabilize the disturbed surfaces after construction has been completed.
• Protect existing storm drain inlets in the project area from sedimentation with filter fabric fences gravel bags block and gravel filters.
• Cover and stabilize stockpiled soil and materials with tarps, geotextile fabric, hydroseeding and/or erosion control blankets.
• Install berms or silt fencing around stockpiled materials to prevent stormwater runoff from transporting sediment off-site.
• The applicant shall obtain a Stormwater Pollution Prevention Program (STOPPP) Construction permit, paying the required fees and posting the required cash deposit, for all work associated with the stormwater pollution prevention program (San Mateo Municipal Code Section 7.39). The fee amount will be based upon the City Council resolution in effect at the time the building permit application is made. The permit shall be issued prior to issuance of the first building permit. • In accordance with the City's Municipal Code (SMMC 7.38.150) and Groundwater Discharge Policy Memo to the Director, dated July 8, 2016, the Director of Public Works may approve the discharge of ground waters to the sanitary sewer if the source is deemed unacceptable by State and Federal authorities for discharge to surface waters of the United States, whether pretreated or untreated, and for which no reasonable alternative method of disposal is available. Following the verification of the applicable local, state and/or federal approvals, a Discharge Plan shall be approved and monitored by the Public Works Department.
(PUBLIC WORKS)
128 ARCHITECTURAL COPPER — Per the San Mateo Countywide Water Pollution Prevention Program's requirements, the applicant shall follow the specific best management practices for the installation of the Architectural Copper. For detailed information please distribute the flyer to all construction personnel involved in the fabrication and installation of the Architectural Copper that is located at:
http://flowstobay.orgifiles/newdevelopment/flyersfactsheets/ArchitecturalcopperBMP s.pdf (PUBLIC WORKS/BUILDING)
The following conditions shall be complied with AT ALL TIMES that the use permitted by this planning application occupies the premises.

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City Attorney (PA)
129 PENALTY — In accordance with San Mateo Municipal Code section 27.02.210-Violations of Planning Application Conditions, any violation of any of the conditions of approval is unlawful and will subject the applicant to the penalties set forth in Chapter

1.04-General Penalty of the San Mateo Municipal Code as well as any other available legal remedies. (CITY ATTORNEY)
130 INDEMNIFICATION —The applicant will defend, indemnify, and hold harmless the City of San Mateo, its elected and appointed officials, employees, and agents from and against any costs, claims, or liabilities arising out of the approval of this planning application, including, without limitation, any award of attorney fees that might result from third party challenge. If applicant is required to defend the City, the City shall retain the right to select the counsel who shall defend the City. (CITY ATTORNEY) Planning Division (PA)
131 CONFORMANCE WITH APPROVED PLANNING APPLICATION AT ALL TIMES - All physical improvements, uses, and operational requirements authorized by the approved planning application shall substantially conform at all times that the use permitted by this planning application occupies the premises with the approved planning application as a whole, including: plans, materials samples, building colors, the written project description, and other items submitted as part of the approved planning application.

Any proposed modifications to the approved planning application must be reviewed by the Planning Manager and/or Zoning Administrator. The Planning Manager and/or Zoning Administrator shall determine whether the proposed modifications substantially conform with the approved planning application, or whether a planning application for a modification of a previously approved planning application is required to be submitted to permit the proposed project modifications, as required by San Mateo Municipal Code Section 27.08.080 Modifications. (PLANNING) 132 CHILD CARE FACILITY - For the life of the project, an on-site child care facility shall be provided as described in the approved planning application. (PLANNING) Police Department (PA)
133 VIDEO SURVEILLANCE —
(a) The applicant shall install and operate for the life of the project a video surveillance system. The information shall be maintained and retrievable for a

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Cantor "Passage" Mixed Use Project
City of San Mateo Planning Application
Conditions of Approval
PA-2018-052, Concar Passage Mixed Use Project
(SPAR, SDPA, Vesting Tentative Map, Development Agreement) As Approved on

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minimum of 30 days. The captured video material shall be accessible to investigating police personnel through some form of facility management during regular business hours. The applicant shall provide proof of registration of the video surveillance camera system with the City through the City's Neighborhood Eyes Security Team web form (https://www.cityofsanmateo.org/forms.aspx?FID=134). (b) The cameras in this system shall be megapixel or better CCTV cameras that shall be capable of operating in all lighting conditions anticipated at the project completion.

Cameras viewing locations intended to allow vehicle passage into the garages shall additionally be capable of capturing the front and rear of all entering and exiting vehicles that use the garage and be of sufficient quality to identify the make and model of vehicles accessing the garage, clearly read both front and rear license plates of vehicles, and obtain clear facial recognition through the front windshield. (c) The building permit application plans shall show cameras placed to view common areas of the property such as public open spaces, lobbies, parking lots, parking garages and entrances and exits to all parking garages, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. Additional cameras may be placed throughout the site at the Applicant's discretion. Camera placement shall take into account reasonable community privacy concerns and cameras shall not be required to capture residential private entrances. This condition is not intended to require Applicant to install pole mount cameras on the property, cameras to view these areas may be installed on the buildings facing out. (POLICE) 134 RESPONSIBLE BEVERAGES SERVICE TRAINING - The applicant shall require that employees and supervisors responsible for the sale or service of alcoholic beverages complete Responsible Beverage Service training provided by the California Department of Alcoholic Beverage Control, or a service provider listed with ABC. (POLICE) 135 COVENANTS, CONDITIONS & RESTRICTIONS AND RULES - Prior to release of utilities the applicant shall submit for approval by the City including the Chief of Police or his/her designee draft Covenants, Conditions & Restrictions (CC&Rs) and Rules applicable to the proposed privately-owned public open spaces. CC&Rs and Rules related to the public open spaces shall be subject to annual review by the City and Chief of Police or her/his designee. City approved CC&Rs and Rules related to the public open spaces shall be subject to annual review, and shall be

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maintained and enforced by the applicant and any successor association or entity responsible for the maintenance of any public open spaces. (POLICE) 136 EXTERIOR ALCOHOLIC BEVERAGE ADVERTISING - No exterior advertising or sign of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages shall be allowed. (POLICE) 137 GENERAL SITE LIGHTING STANDARDS- Exterior security lighting in compliance with the Building Security Code "Exterior Security Lighting" (San Mateo Municipal Code Section 2334.060) shall be provided and maintained at all times that the use permitted by this planning application occupies the premises. General site lighting (excluding the 7-Eleven portion) shall comply with the requirement of an average illuminance of 1 foot-candle, a minimum illuminance of 0.3 foot-candle, and a uniformity ratio not to exceed 4:1 average to minimum. Light sources shall be capable of producing a "bright white" light with a color temperature between 3000K and 4000K and a color rendering index (CR1) of at least 65 unless otherwise approved. This lighting standard is applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. (POLICE)
138 S1GNAGE, OFF-SALE ALCOHOL LOCATIONS — On locations providing off-sale of alcoholic beverages, the applicant shall install and maintain prominent, permanent signs in English and Spanish stating "NO OPEN ALCOHOLIC BEVERAGES ARE ALLOWED ON THIS PREMISE" (SMMC 10.04.090) and "NO LOITERING IS ALLOWED ON OR IN FRONT OF THESE PREMISES." Minimally these signs shall be posted near the front entrance to the store, facing the parking lot serving the store, and facing the alley to the east of the store. (POLICE)
139 PRIVATE PATROL OPERATOR - The applicant and any successor association or entity responsible for the maintenance of proposed public open spaces shall hire and retain a private patrol operator. The private patrol operator shall be authorized by the applicant and any successor associations or entities to investigate and enforce any Covenants, Conditions & Restrictions and Rules, and shall be authorized to enforce trespass laws of the State of California and City of San Mateo. The private patrol operator shall be responsible for the initial responses to nuisance complaints in the public open spaces related to violations of applicant or successor CC&Rs and Rules. (POLICE)

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140 CONVENIENCE STORE WINDOW OBSTRUCTIONS — Convenience store windows shall not be obstructed by advertising, furniture, or equipment that obstructs view into the store from the outside between 3'6" and 6'0" above the higher of finish floor or finish grade. (POLICE)
141 OPEN SPACES, REQUIRED SIGNAGE - Prior to release of utilities the applicant shall submit for approval by the City including the Chief of Police or her/his designee a plan showing the locations of signage designating which spaces are public open spaces and which areas are to remain restricted for the use of development residents. The plan submitted for approval shall include proposed language designating the different spaces, and any applicable CC&Rs and Rules people using the public open spaces shall be required to conform to while on the public open spaces. Approved signs shall be installed and maintained with at all times that the use permitted by this planning application occupies the premises. (POLICE)
142 7-ELEVEN SITE LIGHTING STANDARDS — Exterior security lighting in compliance with the Building Security Code "Exterior Security Lighting" (San Mateo Municipal Code Section

23.54.060) shall be provided and maintained at all times that the use permitted by this planning application occupies the premises. The 7-Eleven site shall comply with the most restrictive of the recommendations of Illuminating Engineering Society (IES) Standard G-1-16, 7-Eleven corporate practices, or the requirements GENERAL SITE LIGHTING. Light sources shall be capable of producing a "bright white" light with a color temperature between 3000K and 4000K and a color rendering index (CRI) of at least 65 unless otherwise approved. This lighting standard is applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. (POLICE) 143 PUBLIC SAFETY COMMUNICATIONS FOR TALL BUILDINGS, ACCESS AND SECURITY -The applicant shall allow 24 hour, 7 day per week access to the dedicated public safety communications radio server rack and antenna(s) for maintenance purposes at all times that the use permitted by this planning application occupies the premises. If the City installs radio equipment, applicant shall take reasonable measures to secure and safeguard City equipment from theft or vandalism. (POLICE) 144 CONVENIENCE STORE INDIVIDUAL ALCOHOLIC BEVERAGE CONTAINER SALES —

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(a) No sales of alcoholic beverages in containers of less than 16 oz shall be allowed.

Containers of alcoholic beverages less than 16 oz shall only be sold in manufacturer pre-packaged multi-unit containers.
(b) Beer, malt beverages, and wine coolers shall not be sold in individual containers containing more than 24 oz. (POLICE)
Public Works Department (PA)
145 ON-SITE QUEUING —The applicant shall ensure that vehicular queues in the retail parking lots do not extend into the travel lanes along S. Delaware. Should consistent queuing into the public right-of-way occur, the applicant shall identify and implement methods to resolve the queuing subject to approval by the City Engineer or designee. (PUBLIC WORKS)
146 SPECIAL EVENT PARKING REQUIREMENT —The applicant/occupant shall submit a Special Event permit application to the City annually for all planned special events at the project site. Any events not included in the annual permit application shall be submitted separately. The special event application shall identify specific off-site parking agreements that have been established for each event to ensure no parking overflow onto City streets. This stipulation shall remain in place for the life of the project. (PUBLIC WORKS)
147 TRANSPORTATION DEMAND MANAGEMENT PLAN - Once implemented, the Transportation Demand Management Plan shall be monitored and assessed annually for the occupied life of the development. The program shall be recorded with the County. The assessment of compliance with the Transportation Demand Management Plan is submitted to Public Works as part of the Rail Corridor TMA Annual Report. (PUBLIC WORKS)
148 POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) — In accordance with the City's Storm Water Management and Discharge Control Rules and Regulations (SMMC

7.39), and the San Mateo Countywide Stormwater Management Plan (SWMP) by reference, the applicant shall:

A. Owner/occupant shall inspect private stormwater treatment facilities at least two (2) times per year and sweep parking lots immediately prior to and once during the storm season.

B. The applicant shall pay a fee on a yearly basis for cost associated with, but not limited to, biannual inspection of the private stormwater treatment facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair in the event that the treatment facility is no longer

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able to meet performance standards or has deteriorated.

C. Label new and redeveloped storm drain inlets with the phrase "No Dumping — Drains to Bay" plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available from the Department of Public Works.

D. All process equipment, oils fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. (PUBLIC WORKS)
149 RESIDENTIAL PARKING PERMIT PROGRAM (RPPP) - Per the adopted Residential Parking Permit Program (RPPP) Policy and Procedures (September 2019), Concar Passage residents shall not be eligible to obtain permits for any RPPP program in the project vicinity given the provision of partially unbundled parking. The applicant shall be responsible for costs associated with the creation of the RPPP should a program be established in the 19th Avenue Park neighborhood, based on valid parking generators associated with the Concar Passage project. (PUBLIC WORKS) * MITIGATION MEASURE - This measure mitigates adverse environmental effects identified in the environmental document. Monitoring procedures are contained within the condition of approval. A change in the condition may affect the validity of the current environmental document, and a new or amended environmental document may be required.

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LOCATION MAP
PA-2023-033

CONCAR PASSAGE MIXED USE PROJECT
Addresses: 650, 660, 678, 690 Concar Drive, 1820, 1850 S. Grant Street, 1855 S. Delaware Street
Parcel Numbers: 035-242-090, -140, -160, -170, -190, -200, -210, -220 Project Site

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1 Rendell Bustos
From: Rendell Bustos
Sent: Monday, June 26, 2023 3:17 PM
To:

Cc: Carol Johnson
Subject: RE: Concar Passage clean up prep
Good afternoon Laurie,

Thank you for your email – the email will be distributed to the Planning Commission for their consideration at tomorrow’s Public Hearing.

Our environmental review document identifies a former gas station in the project’s northwest corner (effectively the southeast corner of Concar Drive and S. Delaware Street). This station was demolished in 2005 and was deemed a “closed” leaking underground storage tank case with the County of San Mateo in 2013. The contractor will still need to follow protocols soil excavation to avoid a release of hazardous materials to the environment during construction.

I hope this helps clarify – let me know if I should elaborate further on this topic.

Thanks,
Rendell

Rendell Bustos

Senior Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7211 | [email protected]

From: Laurie Meisenheimer
Sent: Sunday, June 25, 202 3 1:21:16 PM
To: Carol Johnson <[email protected]>
Subject: Concar Passage clean up prep

Hi City folks!
As an old timer, I remember the gas station that was located on the SE corner of Delaware and Concar Dr. I used to wonder if nothing was built there after it was torn down so long ago because the old gasoline storage tank might have needed special toxic clean up? Random speculation, but just checking to make sure no one forgot what used to be there when excavating! I don’t remember ever seeing deep clean up there, but it could have happened.

Thanks for helping our city function!!

Laurie Meisenheimer

Sent with a smile

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2 Sent with a smile

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Concar Passage Mixed
-
Use Project
Vesting Tentative Map and Development
Agreement Extensions
(PA-2023-033)
City Council Public Hearing
July 17, 2023
Carol Johnson, Contract Planner
Rendell Bustos, Senior Planner
Community Development Department

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PROJECT

BACKGROUND
Location
Approved Project
Development Agreement
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PROJECT

BACKGROUND
Site Addresses:
640, 666, 678, 690 Concar Drive; 1820, 1850 S. Grant Street; and 1855 S. Delaware Street Parcel Area:

Approximately 14.5 acres (Eight Parcels)
General Plan Land Use and Zoning Designation:

Transit Oriented Development (TOD)
3 Location
Approved Project
Development Agreement

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PROJECT

BACKGROUND
•Remove existing shopping center to construct five main buildings •961 residential units (73 affordable to very low-income) •40,000 square-feet of commercial uses, including retail, restaurant, and performing arts theater
•6 acres of open space
•Grade-level and below-grade parking
Project Description
•Site Plan and Architectural Review (SPAR)
•Development Agreement
•Vesting Tentative Map
•Site Development Planning Application (SDPA)
Planning Entitlements (PA-2018-052)
4 Location
Approved Project
Development Agreement

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PROJECT

BACKGROUND
5 Location
Approved Project
Development Agreement
Applicant’s DA Benefits
• 12-year term, allowing phased construction
• Not subjected to changes in City regulations
City’s DA Benefits
• $7.5 million toward traffic improvements
• On-site daycare facility, performing arts theater, public transportation hub
• Two publicly accessible parks
- DA is not executed
- Must be executed by September 30, 2023

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EXTENSION

REQUESTS
Project Expirations
Extension Requests
PC Recommendation
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EXTENSION

REQUESTS
7 Project Expirations
Extension Requests
PC Recommendation
Current Extension Requests: Request for two-year extension of Vesting Tentative Map. Two-year extension of Development Agreement expiration and modified term.

Vesting Tentative Map Expiration:

August 17, 2025
DA Expiration:

September 30, 2025 (10-Year Term)
July 26, 2022: Zoning Administrator approval of a one-year extension to the Vesting Tentative Map.

Vesting Tentative Map Expiration:

August 17, 2023
DA Expiration:

No Change
August 17, 2020: City Council approval of Concar Passage Mixed Use Project and associated Vesting Tentative Map [Resolution 94 (2020) and Ordinance 2020-13] Vesting Tentative Map Expiration:

August 17, 2022
DA Expiration:

September 30, 2023 (12-Year Term)

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EXTENSION

REQUESTS
8 Project Expirations
Extension Requests
PC Recommendation
Current Extension Requests: Request for two-year extension of Vesting Tentative Map. Two-year extension of Development Agreement expiration and modified term.

Vesting Tentative Map Expiration:

August 17, 2025
DA Expiration:

September 30, 2025 (10-Year Term)
July 26, 2022: Zoning Administrator approval of a one-year extension to the Vesting Tentative Map.

Vesting Tentative Map Expiration:

August 17, 2023
DA Expiration:

August 17, 2022
DA Expiration:

September 30, 2023 (12-Year Term)
Revise Condition of Approval # 61
•Extend to five years
•Include cost escalator starting from August 2023

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EXTENSION

REQUESTS
9 Project Expirations
Extension Requests
PC Recommendation
Planning Commission - June 27, 2023
•No public comments during meeting
•Recommended (5-0) City Council approval
Next Steps
•Staff recommendation for Resolution (to extend
Vesting Tentative Map) and Ordinance (to extend
DA execution)
•If approved, second reading of Ordinance at next
City Council meeting
•Ordinance effective 30 days after second reading

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RECOMMENDATION
10 Adopt a Resolution to approve a two-year
extension of an approved Vesting Tentative Map
and associated Planning Application approvals and
a modification to Condition of Approval #61; and
Introduce an Ordinance for a two-year extension
to execute the Development Agreement for the
Concar Passage Mixed-Use Project.

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San Mateo City CouncilJuly 17, 2023

San Mateo City Council
July 17, 2023