Air Act, 42 U.S.C. §§7401 et seq.; or (g) any other federal, state, or local statute, law, rule, regulation, ordinance, resolution, code, order, or decree regulating, relating to, or imposing liability or standards of conduct concerning, any hazardous, toxic, or dangerous waste, substance, or material.
3. Engineer:
a. RRM Design Group, 325 Davis Street, San Leandro, CA 94577
4. Hazardous Environmental Condition— The presence at the Site of Constituents of Concern in such quantities or circumstances that may present a danger to persons or property exposed thereto. The presence at the Site of materials that are necessary for the execution of the Work, or that are to be incorporated in the Work, and that are controlled and contained pursuant to industry practices, Laws and Regulations, and the requirements of the Contract, does not establish a Hazardous Environmental Condition.
5. Resident Project Representative - The authorized representative of Owner assigned to assist Owner at the Site. As used herein, the term Resident Project Representative or “RPR” includes any assistants or field staff of Resident Project Representative. The RPR for this project is:
a. King Leong, City of San Mateo
2.02 Terminology
A. The words and terms discussed in the following paragraphs are not defined but, when used in the Bidding Requirements or Contract Documents, have the indicated meaning.
B. Intent of Certain Terms or Adjectives:
1. The Contract Documents include the terms “as allowed,” “as approved,” “as ordered,” “as directed” or terms of like effect or import to authorize an exercise of professional judgment by Owner, Engineer, or Architect. In addition, the adjectives “reasonable,” “suitable,” “acceptable,” “proper,” “satisfactory,” or adjectives of like effect or import are used to describe an action or determination of Engineer as to the Work. It is intended that such exercise of professional judgment, action, or determination will be solely to evaluate, in general, the Work for compliance with the information in the Contract Documents and with the design concept of the Project as a functioning whole as shown or indicated in the Contract Documents (unless there is a specific statement indicating otherwise). The use of any such term or adjective is not intended to and shall not be effective to assign to Engineer any duty or authority to supervise or direct the performance of the Work, or any duty or authority to undertake responsibility contrary to the provisions of any provision of the Contract Documents.
C. Day:
1. The word “day” means a calendar day of 24 hours measured from midnight to the next midnight.
D. Defective:
1. The word “defective,” when modifying the word “Work,” refers to Work that is unsatisfactory, faulty, or deficient in that it:
a. does not conform to the Contract Documents; or
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b. does not meet the requirements of any applicable inspection, reference standard, test, or approval referred to in the Contract Documents; or c. has been damaged prior to Engineer’s recommendation of final payment (unless responsibility for the protection thereof has been assumed by Owner at Substantial Completion.
E. Furnish, Install, Perform, Provide:
1. The word “furnish,” when used in connection with services, materials, or equipment, shall mean to supply and deliver said services, materials, or equipment to the Site (or some other specified location) ready for use or installation and in usable or operable condition.
2. The word “install,” when used in connection with services, materials, or equipment, shall mean to put into use or place in final position said services, materials, or equipment complete and ready for intended use.
3. The words “perform” or “provide,” when used in connection with services, materials, or equipment, shall mean to furnish and install said services, materials, or equipment complete and ready for intended use.
4. If the Contract Documents establish an obligation of Contractor with respect to specific services, materials, or equipment, but do not expressly use any of the four words “furnish,” “install,” “perform,” or “provide,” then Contractor shall furnish and install said services, materials, or equipment complete and ready for intended use.
F. Unless stated otherwise in the Contract Documents, words or phrases that have a wellknown technical or construction industry or trade meaning are used in the Contract Documents in accordance with such recognized meaning.
2.03 Contract Documents Defined
A. The Contract Documents consist of the following documents:
1. This Contract.
2. Performance bond.
3. Payment bond.
4. Exhibits to this Contract (enumerated as follows):
a. Exhibit A - Contractor’s Proposal
b. Exhibit B – Insurance Requirements for Construction Contracts.
5. National Joint Powers Alliance - Book 2: IQCC Standard Terms and Conditions and Contract General Conditions.
6. National Joint Powers Alliance - Book 3: Task Catalog.
7. National Joint Powers Alliance Book 4: Technical Specifications.
1. The following which may be delivered or issued on or after the Effective Date of the Contract:
a. Work Change Directives.
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b. Change Orders.
c. Field Orders.
ARTICLE 3 - CONTRACT DOCUMENTS
3.01 Intent of Contract Documents
A. It is the intent of the Contract Documents to describe a functionally complete project. The Contract Documents do not indicate or describe all the Work required to complete the Project. Additional details required for the correct installation of selected products are to be provided by the Contractor and coordinated with the Owner and RPR. This Contract supersedes prior negotiations, representations, and agreements, whether written or oral.
The Contract Documents are complementary; what is required by one part of the Contract Documents is as binding as if required by other parts of the Contract Documents.
B. During the performance of the Work and until final payment, Contractor and Owner shall submit all matters in question concerning the requirements of the Contract Documents or relating to the acceptability of the Work under the Contract Documents to the RPR. RPR will be the initial interpreter of the requirements of the Contract Documents, and judge of the acceptability of the Work thereunder.
C. RPR will render a written clarification, interpretation, or decision on the issue submitted, or initiate a modification to the Contract Documents.
D. Contractor, and its subcontractors and suppliers, shall not have or acquire any title to or ownership rights to any of the Drawings, Specifications, or other documents (including copies or electronic media editions) prepared by RPR or its consultants.
3.02 Reporting and Resolving Discrepancies
A. Reporting Discrepancies:
1. Contractor’s Verification of Figures and Field Measurements: Before undertaking each part of the Work, Contractor shall carefully study the Contract Documents, and check and verify pertinent figures and dimensions therein, particularly with respect to applicable field measurements. Contractor shall promptly report in writing to Engineer any conflict, error, ambiguity, or discrepancy that Contractor discovers, or has actual knowledge of, and shall not proceed with any Work affected thereby until the conflict, error, ambiguity, or discrepancy is resolved, by a clarification or interpretation by Engineer, or by an amendment or supplement to the Contract Documents.
2. Contractor’s Review of Contract Documents: If, before or during the performance of the Work, Contractor discovers any conflict, error, ambiguity, or discrepancy within the Contract Documents, or between the Contract Documents and (a) any applicable Law or Regulation, (b) actual field conditions, (c) any standard specification, manual, reference standard, or code, or (d) any instruction of any Supplier, then Contractor shall promptly report it to Engineer in writing. Contractor shall not proceed with the Work affected thereby (except in an emergency as required by Paragraph 7.15) until the conflict, error, ambiguity, or discrepancy is resolved, by a clarification or interpretation by Engineer, or by an amendment or supplement to the Contract Documents issued pursuant to Paragraph 11.01.
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3. Contractor shall not be liable to Owner or Engineer for failure to report any conflict, error, ambiguity, or discrepancy in the Contract Documents unless Contractor had actual knowledge thereof.
B. Resolving Discrepancies:
1. Except as may be otherwise specifically stated in the Contract Documents, the provisions of the Contract Documents shall take precedence in resolving any conflict, error, ambiguity, or discrepancy between such provisions of the Contract Documents and:
a. the provisions of any standard specification, manual, reference standard, or code, or the instruction of any Supplier (whether or not specifically incorporated by reference as a Contract Document); or
b. the provisions of any Laws or Regulations applicable to the performance of the Work (unless such an interpretation of the provisions of the Contract Documents would result in violation of such Law or Regulation).
2. When a conflict exists between drawings or between drawings and details, the more stringent of the two shall prevail. When a conflict exists between two specifications, the more stringent of the two shall prevail.
3. In the event of a conflict that cannot be resolved by interpreting the Contract Documents as a single, integrated document and giving effect to each provision therein, the Contract Document higher in precedence shall control and supersede the Contract Documents lower in precedence in accordance with the following listing arranged from the highest to the lowest in precedence:
a. Change Order.
b. Addenda.
c. Contract.
d. Technical Specifications included as an Exhibit to this Contract. e. Drawings included as an Exhibit to this Contract.
f. Owner Standard Specifications.
g. Owner Standard Drawings.
a. National Joint Powers Alliance Book 4: Technical Specifications. b. National Joint Powers Alliance - Book 2: IQCC Standard Terms and Conditions and Contract General Conditions.
a. The provisions of any standard specification, manual, reference standard, or code, or the instruction of any Supplier (whether or not specifically incorporated by reference as a Contract Document).
b. The provisions of any Laws or Regulations applicable to the performance of the Work (unless such an interpretation of the provisions of the Contract Documents would result in violation of such Law or Regulation).
c. Notice to Bidder.
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d. Instruction to Bidder.
ARTICLE 4 - CONTRACT TIMES
4.01 Contract Times
A. The Work will be substantially completed within 120 days after the Effective Date of the Contract and completed and ready for final payment within 120 days after the Effective Date of the Contract.
4.03 Liquidated Damages
A. Contractor and Owner recognize that time is of the essence in the performance of the Contract, and that Owner will incur damages if Contractor does not complete the Work according to the requirements of Paragraph 4.01. Because such damages for delay would be difficult and costly to determine and the parties agree that $500 per day is a reasonable approximation of the Owner’s damages, Owner and Contractor agree that as liquidated damages for delay (but not as a penalty) Contractor shall pay Owner $500 for each day that expires after the Contract Time for substantial completion.
4.04 Delays in Contractor’s Progress
A. If Owner, RPR, or anyone for whom Owner is responsible, delays, disrupts, or interferes with the performance or progress of the Work, then Contractor shall be entitled to an equitable adjustment in the Contract Times and Contract Price. Contractor’s entitlement to an adjustment of the Contract Times is conditioned on such adjustment being essential to Contractor’s ability to complete the Work within the Contract Times.
B. Contractor shall not be entitled to an adjustment in Contract Price or Contract Times for delay, disruption, or interference caused by or within the control of Contractor or their subcontractors or suppliers.
C. If Contractor’s performance or progress is delayed, disrupted, or interfered with by unanticipated causes not the fault of and beyond the control of Owner, Contractor, and those for which they are responsible, then Contractor shall be entitled to an equitable adjustment in Contract Times.
D. Contractor shall not be entitled to an adjustment in Contract Price or Contract Times for any delay, disruption, or interference if such delay is concurrent with a delay, disruption, or interference caused by or within the control of Contractor or Contractor’s subcontractors or suppliers.
4.05 Progress Schedules
A. Contractor shall develop a progress schedule and submit to the RPR for review and comment before starting Work on the Site. The Contractor shall modify the schedule in accordance with the comments provided by the RPR.
B. The Contractor shall update and submit the progress schedule to the RPR each month. The Owner may withhold payment if the Contractor fails to submit the schedule. 343 of 608
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ARTICLE 5 - CONTRACT PRICE
5.01 Payment
A. Owner shall pay Contractor in accordance with the Contract Documents, the lump sum amount of $241,751.68 for all Work.
A. For any additional Work authorized by Owner, Owner shall pay Contractor in an amount equal to the total of all extended prices for actual Work completed. The extended price is determined by multiplying the unit price in the National Joint Powers Alliance - Book 3: Task Catalog times the actual quantity of that Work item completed. Actual quantities installed will be determined by the RPR.
ARTICLE 6 - BONDS AND INSURANCE
6.02 Bonds
A. Before starting Work, Contractor shall furnish a performance bond and a payment bond from surety companies that are duly licensed or authorized to issue bonds in the required amounts in the jurisdiction in which the Project is located. Each bond shall be in an amount equal to the Contract Price, as security for the faithful performance and payment of all of Contractor’s obligations under the Contract. These bonds shall remain in effect until the completion of the correction period specified in Paragraph 7.12 but, in any case, not less than one year after the date when final payment becomes due.
B. Performance by Sureties. In the event of any termination, Owner shall immediately give written notice to Contractor and Contractor’s sureties, and the sureties shall have the right to take over and perform the Contract, provided, however, that if the sureties, within five days after giving them notice of said termination, do not give Owner written notice of their intention to take over the performance thereof within five days after notice, Owner may take over the work and prosecute the same to completion, by contract or by any other method it may deem advisable, for the account, and at the expense of Contractor, and the sureties shall be liable to Owner for any excess cost or damages occasioned Owner thereby; and, in such event, Owner may, without liability for so doing, take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Contractor as may be on the site of the work and necessary therefore
6.03 Insurance
A. The Contractor shall procure and maintain the insurance specified in the Exhibit B of this Contract for the greater of (1) the duration of the contract plus a period of five (5) years after completion of the Project or (2) the duration shown in Exhibit B.
ARTICLE 7 - CONTRACTOR’S RESPONSIBILITIES
7.01 Supervision and Superintendence
A. Contractor shall supervise and direct the Work competently and efficiently, devoting such attention thereto and applying such skills and expertise as may be necessary to perform the Work in accordance with the Contract Documents. Contractor shall be solely responsible for the means, methods, techniques, sequences, safety, and procedures of construction. 344 of 608
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B. Contractor shall assign a competent resident superintendent who is to be present at all times during the execution of the Work. This resident superintendent shall not be replaced without written notice to and approval by the Owner and RPR except under extraordinary circumstances.
C. Contractor shall at all times maintain good discipline and order at the Site.
D. Except as otherwise required for the safety or protection of persons or the Work or property at the Site or adjacent thereto, and except as otherwise stated in the Contract Documents, all Work at the Site shall be performed during regular working hours, Monday through Friday.
7.02 Other Work at the Site
A. In addition to and apart from the Work of the Contractor, other work may occur at or adjacent to the Site. Contractor shall take reasonable and customary measures to avoid damaging, delaying, disrupting, or interfering with the work of Owner, any other contractor, or any utility owner performing other work at or adjacent to the Site.
7.03 Services, Materials, and Equipment
A. Unless otherwise specified in the Contract Documents, Contractor shall provide and assume full responsibility for all services, materials, equipment, labor, transportation, construction equipment and machinery, tools, appliances, fuel, power, light, heat, telephone, water, sanitary facilities, temporary facilities, and all other facilities and incidentals necessary for the performance, testing, start up, and completion of the Work, whether or not such items are specifically called for in the Contract Documents.
B. All materials and equipment incorporated into the Work shall be new, of good quality and shall be stored, applied, installed, connected, erected, protected, used, cleaned, and conditioned in accordance with instructions of the applicable supplier, except as otherwise may be provided in the Contract Documents.
7.04 Subcontractors and Suppliers
A. Contractor may retain subcontractors and suppliers for the performance of parts of the Work acceptable to Owner, provided that no work may be performed by a subcontractor who is debarred pursuant to Labor Code Sections 1777.1 or 1777.7.
7.05 Quality Management
A. Contractor is fully responsible for the managing quality to ensure Work is completed in accordance with the Contract Documents.
7.06 Licenses, Fees and Permits
A. Contractor shall pay all license fees and royalties and assume all costs incident to performing the Work or the incorporation in the Work of any invention, design, process, product, or device which is the subject of patent rights or copyrights held by others.
B. Contractor shall obtain and pay for all construction permits and licenses unless otherwise provided in the Contract Documents.
7.07 Laws and Regulations; Taxes
A. Contractor shall give all notices required by and shall comply with all local, state, and federal Laws and Regulations applicable to the performance of the Work. Except where otherwise 345 of 608
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expressly required by applicable Laws and Regulations, neither Owner nor RPR shall be responsible for monitoring Contractor’s compliance with any Laws or Regulations.
B. Contractor shall bear all resulting costs and losses, and shall indemnify and hold harmless Owner and RPR, and the officers, directors, members, partners, employees, agents, consultants, and subcontractors of each and any of them from and against all claims, costs, losses, and damages if Contractor performs any Work or takes any other action knowing or having reason to know that it is contrary to Laws or Regulations.
C. Contractor shall pay all applicable sales, consumer, use, and other similar taxes Contractor is required to pay in accordance with Laws and Regulations.
D. In accordance with Public Contract Code Section 7103.5, the contractor offers and agrees to assign to the awarding body all rights, title, and interest in and to all causes of action it may have under Section 4 of the Clayton Act (15 U.S.C. Sec. 15) or under the Cartwright Act (Chapter 2 (commencing with Section 16700) of Part 2 of Division 7 of the Business and Professions Code), arising from purchases of goods, services, or materials pursuant to the public works contract or the subcontract. This assignment shall be made and become effective at the time the awarding body tenders final payment to the contractor, without further acknowledgment by the parties.
E. Contractor shall give notice of hazardous materials and certain changed conditions in jobs involving trenching more than four feet deep.
F. In accordance with Labor Code Section 1773.2, Contractor will make travel and subsistence payments as required by statute.
G. In accordance with Labor Code Section 1771, contractor must pay prevailing wages. The prevailing wage scale as determined by the Director of Industrial Relations of the State of California, in force on the day the bid was announced, will be the minimum paid to all craftsmen and laborers working on this project. Contractor shall also require any subcontractors who work or provide any services related to the project to pay all persons performing labor or rendering service under said subcontract or other arrangement at least the general prevailing rate of wages, determined as set forth herein for the respective crafts and employments, including such wages for holiday and overtime work. A copy of the correct determination will be posted at the job site. It is understood that it is the responsibility of Contractor to determine the correct scale. Copies of the prevailing wage rates are on file at the City Clerk’s office; however, errors or defects in the materials in the City Clerk’s office will not excuse a bidder’s failure to comply with the actual scale then in force. In accordance with Labor Code Section 1775, the statutory provisions for failure to pay prevailing wages will be enforced.
H. In accordance with Labor Code Section 1776, Contractor must comply with the statutory requirements relating to certified copies of payroll records.
I. In accordance with Labor Code Section 1777.5, Contractor must comply with the statutory requirements relating to the employment of apprentices.
J. In accordance with Labor Code Section 1810, eight hours labor constitutes a legal day’s work.
Contractor shall not require more than eight hours’ labor in a day and 40 hours in a calendar week from any person employed by Contractor in the performance of such work unless such excess work is compensated for at not less than one and one-half times the basic rate of pay.
Contractor shall forfeit as a penalty to Owner the sum of $25.00 for each laborer, workman, 346 of 608
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or mechanic employed in the execution of this contract by Contractor, or by any subcontractor, for each calendar day during which such laborer, workman, or mechanic is required or permitted to labor more than eight hours in any calendar day and 40 hours in any one calendar week in violation of the provisions of Section 1810 and 1816, inclusive, of the Labor Code of the State of California.
K. In accordance with Labor Code Section 1813, the statutory provisions for penalties for failure to comply with wage and hour laws will be enforced.
L. In accordance with Labor Code Section 1860, the Contractor must secure the payment of workers’ compensation to its employees.
M. In accordance with Labor Code Section 6705, the Contractor must submit a detailed plan of the shoring and bracing for trenches five feet deep or more for contracts in excess of $25,000.
N. In accordance with Labor Code Sections 1725.5 and 1771.1, all Contractors and subcontractors must be registered with the Department of Industrial Relations. In accordance with Labor Code Section 1771.4, the Contractor must post job site notices as required by regulation and this project will be subject to compliance monitoring and enforcement by the Department of Industrial Relations.
7.08 Record Documents
A. Contractor shall maintain one printed record copy of all Drawings, Specifications, Addenda, Change Orders, Work Change Directives, Field Orders, written interpretations and clarifications, and approved shop drawings in a safe place at the Site. Contractor shall annotate them to show changes made during construction. Contractor shall deliver these record documents to RPR upon completion of the Work.
7.09 Safety and Protection
A. Contractor shall be solely responsible for initiating, maintaining, and supervising all safety precautions and programs in connection with the Work.
B. Contractor shall take all necessary precautions for the safety of, and shall provide the necessary protection to prevent damage, injury, or loss to:
1. All persons on the Site or who may be affected by the Work;
2. All the Work and materials and equipment to be incorporated therein, whether in storage on or off the Site; and
3. Other property at the Site or adjacent thereto, including trees, shrubs, lawns, walks, pavements, roadways, structures, other work in progress, utilities, and underground facilities not designated for removal, relocation, or replacement in the course of construction.
C. All damage, injury, or loss to any property caused, directly or indirectly, in whole or in part, by Contractor, or anyone for whose acts the Contractor may be liable, shall be remedied by Contractor at its expense (except damage or loss attributable to the fault of Contract Documents or to the acts or omissions of Owner or RPR and not attributable, directly or indirectly, in whole or in part, to the fault or negligence of Contractor).
D. Contractor shall be responsible for coordinating any exchange of material safety data sheets or other hazard communication information required to be made available to or exchanged between or among employers at the Site in accordance with Laws or Regulations. 347 of 608
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E. In emergencies affecting the safety or protection of persons or the Work or property at the Site or adjacent thereto, Contractor shall act to prevent threatened damage, injury, or loss.
Contractor shall give RPR prompt written notice if Contractor believes that any significant changes in the Work or variations from the Contract Documents have been caused thereby or are required as a result thereof. If RPR determines that a change in the Contract Documents is required because of the action taken by Contractor in response to such an emergency, a Work Change Directive or Change Order will be issued.
7.10 Shop Drawings, Samples, and Other Submittals
A. Contractor shall review and coordinate the shop drawing and samples with the requirements of the Work and the Contract Documents and shall verify all related field measurements, quantities, dimensions, specified performance and design criteria, installation requirements, materials, catalog numbers, and similar information.
B. Each submittal shall bear a stamp or specific written certification that Contractor has satisfied Contractor’s obligations under the Contract Documents with respect to Contractor’s review of that submittal, and that Contractor approves the submittal.
C. With each submittal, Contractor shall give RPR specific written notice, in a communication separate from the submittal, of any variations that the shop drawing or sample may have from the requirements of the Contract Documents.
D. RPR will provide timely review of shop drawings and samples.
E. RPR’s review and approval will not extend to means, methods, techniques, sequences, or procedures of construction or to safety precautions or programs.
F. RPR’s review and approval of a separate item does not indicate approval of the assembly in which the item functions.
G. Contractor shall make corrections required by RPR and shall return the required number of corrected copies of shop drawings and submit, as required, new samples for review and approval. Contractor shall direct specific attention in writing to revisions other than the corrections called for by RPR on previous submittals.
H. Shop drawings are not Contract Documents.
7.11 Warranties and Guarantees
A. Contractor warrants and guarantees to Owner that all Work will be in accordance with the Contract Documents and will not be defective. RPR and its officers, directors, members, partners, employees, agents, consultants, and subcontractors shall be entitled to rely on Contractor’s warranty and guarantee.
7.12 Correction Period
A. If within one year after the date of substantial completion, any Work is found to be defective, or if the repair of any damages to the Site, adjacent areas that Contractor has arranged to use through construction easements or otherwise, and other adjacent areas used by Contractor as permitted by Laws and Regulations, is found to be defective, then Contractor shall promptly and without cost to Owner, correct such defective Work. 348 of 608
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7.13 Indemnification
A. To the fullest extent permitted by Laws and Regulations, and in addition to any other obligations of Contractor under the Contract or otherwise, Contractor shall indemnify and hold harmless Owner and RPR, and the officials, employees, and agents, of each and any of them from and against all claims, costs, losses, and damages (including but not limited to all fees and charges of RPR, architects, attorneys, and other professionals and all court or arbitration or other dispute resolution costs) arising out of or relating to the performance of the Work. Contractor will defend Owner, its elected and appointed officials, employees, and agents against any such claims. However, this provision does not apply to claims, loss, liability, damage, or expense arising from the sole negligence or willful misconduct of the Owner
ARTICLE 8 - OWNER’S RESPONSIBILITIES
8.01 Owner’s Responsibilities
A. Except as otherwise provided in the Contract Documents, Owner shall issue all communications to Contractor through RPR.
B. Owner shall make payments to Contractor as provided in this Contract.
C. Owner shall provide Site and easements required to construct the Project.
D. If Owner intends to contract with others for the performance of other work at or adjacent to the Site, unless stated elsewhere in the Contract Documents, Owner shall have sole authority and responsibility for such coordination.
E. The Owner shall be responsible for performing inspections and tests required by applicable codes.
F. The Owner shall not supervise, direct, or have control or authority over, nor be responsible for, Contractor’s means, methods, techniques, sequences, or procedures of construction, or the safety precautions and programs, or for any failure of Contractor to comply with Laws and Regulations applicable to the performance of the Work. Owner will not be responsible for Contractor’s failure to perform the Work in accordance with the Contract Documents.
G. While at the Site, Owner’s employees and representatives shall comply with the specific applicable requirements of Contractor’s safety programs of which Owner has been informed.
H. Owner shall furnish copies of any applicable Owner safety programs to Contractor.
I. In accordance with Public Contract Code Section 9201, Owner shall give contractor timely notification of the receipt of any third-party claims relating to the contract.
ARTICLE 9 - RPR’S STATUS DURING CONSTRUCTION
9.01 RPR’s Status
A. RPR will be Owner’s representative during construction. The duties and responsibilities and the limitations of authority of RPR as Owner’s representative during construction are set forth in this Contract.
B. Neither RPR’s authority or responsibility under this Article 9 or under any other provision of the Contract, nor any decision made by RPR in good faith either to exercise or not exercise 349 of 608
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such authority or responsibility or the undertaking, exercise, or performance of any authority or responsibility by RPR, shall create, impose, or give rise to any duty in contract, tort, or otherwise owed by RPR to Contractor, any subcontractor, any supplier, any other individual or entity, or to any surety for or employee or agent of any of them.
C. RPR will make visits to the Site at intervals appropriate to the various stages of construction.
RPR will not be required to make exhaustive or continuous inspections on the Site to check the quality or quantity of the Work.
D. RPR has the authority to reject Work if Contractor fails to perform Work in accordance with the Contract Documents.
E. RPR will render decisions regarding the requirements of the Contract Documents and judge the acceptability of the Work.
F. RPR will not supervise, direct, control, or have authority over or be responsible for Contractor’s means, methods, techniques, sequences, or procedures of construction, or the safety precautions and programs, or for any failure of Contractor to comply with Laws and Regulations applicable to the performance of the Work. RPR will not be responsible for Contractor’s failure to perform the Work in accordance with the Contract Documents.
ARTICLE 10 - CHANGES IN THE WORK
10.01 Authority to Change the Work
A. Without invalidating the Contract and without notice to any surety, Owner may, at any time or from time to time, order additions, deletions, or revisions in the Work.
10.02 Change Orders
A. Owner and Contractor shall execute appropriate Change Orders covering:
1. Changes in the Contract Price or Contract Times which are agreed to by the parties, including any undisputed sum or amount of time for Work actually performed in accordance with a Work Change Directive;
2. Changes in the Work which are: (a) ordered by Owner or (b) agreed to by the parties or (c) resulting from the RPR’s decision, subject to the need for RPR’s recommendation if the change in the Work involves the design (as set forth in the Drawings, Specifications, or otherwise), or other engineering or technical matters; and
3. Changes in the Contract Price or Contract Times or other changes which embody the substance of any final binding results under Article 12.
B. If the provisions of any bond require notice to be given to a surety of any change affecting the general scope of the Work or the provisions of the Contract Documents (including, but not limited to, Contract Price or Contract Times), the giving of any such notice will be Contractor’s responsibility. The amount of each applicable bond will be adjusted to reflect the effect of any such change.
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ARTICLE 11 - DIFFERING SUBSURFACE OR PHYSICAL CONDITIONS
11.01 Differing Conditions Process
A. If Contractor believes that any subsurface or physical condition including but not limited to utilities or other underground facilities that are uncovered or revealed at the Site either differs materially from that shown or indicated in the Contract Documents or is of an unusual nature, and differs materially from conditions ordinarily encountered and generally recognized as inherent in Work of the character provided for in the Contract Documents then Contractor shall, promptly after becoming aware thereof and before further disturbing the subsurface or physical conditions or performing any Work in connection therewith (except in an emergency), notify Owner and RPR in writing about such condition. Contractor shall not further disturb such condition or perform any Work in connection therewith (except with respect to an emergency) until receipt of a written statement permitting Contractor to do so.
B. After receipt of written notice, RPR will promptly:
1. Review the subsurface or physical condition in question;
2. Determine necessity for Owner obtaining additional exploration or tests with respect to the condition;
3. Determine whether the condition falls within the differing site condition as stated herein;
4. Obtain any pertinent cost or schedule information from Contractor;
5. Prepare recommendations to Owner regarding the Contractor’s resumption of Work in connection with the subsurface or physical condition in question and the need for any change in the Drawings or Specifications; and
6. Advise Owner in writing of RPR’s findings, conclusions, and recommendations.
C. After receipt of RPR’s written findings, conclusions, and recommendations, Owner shall issue a written statement to Contractor regarding the subsurface or physical condition in question, addressing the resumption of Work in connection with such condition, indicating whether any change in the Drawings or Specifications will be made, and adopting or rejecting RPR’s written findings, conclusions, and recommendations, in whole or in part.
ARTICLE 12 - CLAIMS AND DISPUTE RESOLUTION
12.01 Claims Process
A. The party submitting a claim shall deliver it directly to the other party to the Contract and the RPR promptly (but in no event later than 10 days) after the start of the event giving rise thereto.
B. The party receiving a claim shall review it thoroughly, giving full consideration to its merits.
The two parties shall seek to resolve the claim through the exchange of information and direct negotiations. All actions taken on a claim shall be stated in writing and submitted to the other party.
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C. If efforts to resolve a claim are not successful, the party receiving the claim may deny it by giving written notice of denial to the other party. If the receiving party does not take action on the claim within 45 days, the claim is deemed denied.
D. If the dispute is not resolved to the satisfaction of the parties, Owner or Contractor shall give written notice to the other party of the intent to submit the dispute to a court of competent jurisdiction unless the Owner and Contractor both agree to an alternative dispute resolution process.
12.02 Mediation
A. Should any dispute arise out of this Contract, any party may request that it be submitted to mediation. The parties shall meet in mediation within 30 days of a request. The mediator shall be agreed to by the mediating parties; in the absence of an agreement, the parties shall each submit one name from mediators listed by the American Arbitration Association, the California State Board of Mediation and Conciliation, or other agreed-upon service. The mediator shall be selected by a blind draw. The cost of mediation shall be borne equally by the parties. Neither party shall be deemed the prevailing party. No party shall be permitted to file a legal action without first meeting in mediation and making a good faith attempt to reach a mediated settlement. The mediation process, once commenced by a meeting with the mediator, shall last until agreement is reach by the parties but not more than 60 days, unless the maximum time is extended by the parties.
ARTICLE 13 - TESTS AND INSPECTIONS; CORRECTION OF DEFECTIVE WORK
13.01 Tests and Inspections
A. Owner and RPR will have access to the Site and the Work at reasonable times for their observation, inspection, and testing. Contractor shall provide them proper and safe conditions for such access.
B. Contractor shall give RPR timely notice of readiness of the Work for all required inspections and tests and shall cooperate with inspection and testing personnel to facilitate required inspections and tests.
C. If any Work that is to be inspected, tested, or approved is covered by Contractor without written concurrence of RPR, Contractor shall, if requested by RPR, uncover such Work for observation. Such uncovering shall be at Contractor’s expense.
13.02 Defective Work
A. Contractor shall ensure that the Work is not defective.
B. RPR has the authority to determine whether Work is defective, and to reject defective Work.
C. Prompt notice of all defective Work of which Owner or RPR has actual knowledge will be given to Contractor.
D. The Contractor shall promptly correct all such defective Work.
E. When correcting defective Work, Contractor shall take no action that would void or otherwise impair Owner’s special warranty and guarantee, if any, on said Work.
F. If the Work is defective or Contractor fails to supply sufficient skilled workers or suitable materials or equipment, or fails to perform the Work in such a way that the completed Work 352 of 608
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will conform to the Contract Documents, then Owner may order Contractor to stop the Work, or any portion thereof, until the cause for such order has been eliminated.
ARTICLE 14 - PAYMENTS TO CONTRACTOR
14.01 Progress Payments
A. The Contractor shall prepare a schedule of values that will serve as the basis for progress payments. The schedule of values will be in a form of application for payment acceptable to RPR. The unit price breakdown submitted with the bid will be used for unit price work. Break lump sum items into units that will allow for measurement of Work in progress.
14.02 Applications for Payments:
A. Contractor shall submit an application for payment in a form acceptable to the RPR, no more frequently than monthly, to RPR. Applications for payment will be prepared and signed by Contractor. Contractor shall provide supporting documentation required by the Contract Documents. Payment will be paid for Work completed as of the date of the application for payment.
B. Beginning with the second application for payment, each application shall include an affidavit of Contractor stating that all previous progress payments received on account of the Work have been applied on account to discharge Contractor’s legitimate obligations associated with prior applications for payment.
14.03 Retainage
A. The Owner shall retain 5% of each progress payment until the Work is substantially complete.
14.04 Review of Applications
A. Within 10 days after receipt of each application for payment, the RPR will either indicate in writing a recommendation for payment and present the application for payment to Owner or return the application for payment to Contractor indicating in writing RPR’s reasons for refusing to recommend payment. The Contractor will make the necessary corrections and resubmit the application for payment.
B. RPR will recommend reductions in payment (set-offs) which, in the opinion of the RPR, are necessary to protect Owner from loss because the Work is defective and requires correction or replacement.
C. The Owner is entitled to impose set-offs against payment based on any claims that have been made against Owner on account of Contractor’s conduct in the performance of the Work, incurred costs, losses, or damages on account of Contractor’s conduct in the performance of the Work, or liquidated damages that have accrued as a result of Contractor’s failure to complete the Work.
14.05 Contractor’s Warranty of Title
A. Contractor warrants and guarantees that title to all Work, materials, and equipment furnished under the Contract will pass to Owner free and clear of (1) all liens and other title defects, and (2) all patent, licensing, copyright, or royalty obligations, no later than seven days after the time of payment by Owner.
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14.06 Substantial Completion
A. The Contractor shall notify Owner and RPR in writing that the Work is substantially complete and request the RPR issue a certificate of substantial completion when Contractor considers the Work ready for its intended use. Contractor shall at the same time submit to Owner and RPR an initial draft of punch list items to be completed or corrected before final payment.
B. RPR will make an inspection of the Work with the Owner and Contractor to determine the status of completion. If RPR does not consider the Work substantially complete, RPR will notify Contractor and Owner in writing giving the reasons therefor.
C. If RPR considers the Work substantially complete or upon resolution of all reasons for nonissuance of a certificate identified in 14.06.B, RPR will deliver to Owner a certificate of substantial completion which shall fix the date of substantial completion and include a punch list of items to be completed or corrected before final payment.
14.07 Final Inspection
A. Upon written notice from Contractor that the entire Work is complete, RPR will promptly make a final inspection with Owner and Contractor and will notify Contractor in writing of all particulars in which this inspection reveals that the Work, or agreed portion thereof, is incomplete or defective. Contractor shall immediately take such measures as are necessary to complete such Work or remedy such deficiencies.
14.08 Final Payment
A. Contractor may make application for final payment after Contractor has satisfactorily completed all Work defined in the Contract, including providing all maintenance and operating instructions, schedules, guarantees, bonds, certificates or other evidence of insurance, certificates of inspection, annotated record documents and other documents.
B. The final application for payment shall be accompanied (except as previously delivered) by:
1. All documentation called for in the Contract Documents;
2. Consent of the surety to final payment;
3. Satisfactory evidence that all title issues have been resolved such that title to all Work, materials, and equipment has passed to Owner free and clear of any liens or other title defects, or will so pass upon final payment;
4. A list of all disputes that Contractor believes are unsettled; and
5. Complete and legally effective releases or waivers (satisfactory to Owner) of all lien rights arising out of the Work, and of liens filed in connection with the Work.
C. The Work is complete (subject to surviving obligations) when it is ready for final payment as established by the RPR’s written recommendation of final payment.
14.09 Waiver of Claims
A. The making of final payment will not constitute a waiver by Owner of claims or rights against Contractor.
B. The acceptance of final payment by Contractor will constitute a waiver by Contractor of all claims and rights against Owner other than those pending matters that have been duly submitted.
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ARTICLE 15 - SUSPENSION OF WORK AND TERMINATION
15.01 Owner May Suspend Work
A. At any time and without cause, Owner may suspend the Work or any portion thereof for a period of not more than 60 consecutive days by written notice to Contractor and RPR. Such notice will fix the date on which Work will be resumed. Contractor shall resume the Work on the date so fixed. Contractor shall be entitled to an adjustment in the Contract Price or an extension of the Contract Times, or both, directly attributable to any such suspension.
15.02 Owner May Terminate for Cause
A. Contractor’s failure to perform the Work in accordance with the Contract Documents or other failure to comply with a material term of the Contract Documents will constitute a default by Contractor and justify termination for cause.
B. If Contractor defaults in its obligations, then after giving Contractor and any surety ten days written notice that Owner is considering a declaration that Contractor is in default and termination of the Contract, Owner may proceed to:
1. Declare Contractor to be in default, and give Contractor and any surety notice that the Contract is terminated; and
2. Enforce the rights available to Owner under any applicable performance bond.
C. Owner may not proceed with termination of the Contract under Paragraph 15.02.B if Contractor within seven days of receipt of notice of intent to terminate begins to correct its failure to perform and proceeds diligently to cure such failure.
D. Subject to the terms and operation of any applicable performance bond, if Owner has terminated the Contract for cause, Owner may exclude Contractor from the Site, take possession of the Work, incorporate in the Work all materials and equipment stored at the Site or for which Owner has paid Contractor but which are stored elsewhere, and complete the Work as Owner may deem expedient.
E. In the case of a termination for cause, if the cost to complete the Work, including related claims, costs, losses, and damages, exceeds the unpaid contract balance, Contractor shall pay the difference to Owner.
15.03 Owner May Terminate for Convenience
A. Upon seven days written notice to Contractor, Owner may, without cause and without prejudice to any other right or remedy of Owner, terminate the Contract. In such case, Contractor shall be paid for, without duplication of any items:
1. Completed and acceptable Work executed in accordance with the Contract Documents prior to the effective date of termination, including fair and reasonable sums for overhead and profit on such Work;
2. Expenses sustained prior to the effective date of termination in performing services and furnishing labor, materials, or equipment as required by the Contract Documents in connection with uncompleted Work, plus fair and reasonable sums for overhead and profit on such expenses; and
3. Other reasonable expenses directly attributable to termination, including costs incurred to prepare a termination for convenience cost proposal. 355 of 608
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B. Contractor shall not be paid on account of loss of anticipated overhead, profits, or revenue, or other economic loss arising out of or resulting from such termination.
ARTICLE 16 - CONTRACTOR’S REPRESENTATIONS
16.01 Contractor Representations
A. Contractor makes the following representations when entering into this Contract:
1. Contractor has examined and carefully studied the Contract Documents, and any data and reference items identified in the Contract Documents.
2. Contractor has visited the Site, conducted a thorough visual examination of the Site and adjacent areas, and become familiar with and is satisfied as to the general, local, and Site conditions that may affect cost, progress, and performance of the Work.
3. Contractor is familiar with and is satisfied as to all Laws and Regulations that may affect cost, progress, and performance of the Work.
4. Contractor has considered the information known to Contractor itself; information commonly known to Contractors doing business in the locality of the Site; information and observations obtained from visits to the Site; the Contract Documents; and the Siterelated reports and drawings identified in the Contract Documents, with respect to the effect of such information, observations, and documents on:
a. The cost, progress, and performance of the Work;
b. The means, methods, techniques, sequences, and procedures of construction to be employed by Contractor; and
c. Contractor’s safety precautions and programs.
5. Based on the information and observations referred to in the preceding paragraph, Contractor agrees that no further examinations, investigations, explorations, tests, studies, or data are necessary for the performance of the Work at the Contract Price, within the Contract Times, and in accordance with the other terms and conditions of the Contract.
6. Contractor is aware of the general nature of work to be performed by Owner and others at the Site that relates to the Work as indicated in the Contract Documents.
7. Contractor has given RPR written notice of all conflicts, errors, ambiguities, or discrepancies that Contractor has discovered in the Contract Documents, and the written resolution thereof by RPR is acceptable to Contractor.
8. The Contract Documents are generally sufficient to indicate and convey understanding of all terms and conditions for performance and furnishing of the Work.
9. Contractor’s entry into this Contract constitutes an incontrovertible representation by Contractor that, without exception, all prices in the Contract are premised upon performing and furnishing the Work required by the Contract Documents. 356 of 608
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ARTICLE 17 - MISCELLANEOUS
17.01 Cumulative Remedies
A. The duties and obligations imposed by this Contract and the rights and remedies available hereunder to the parties hereto are in addition to, and are not to be construed in any way as a limitation of, any rights and remedies available to any or all of them which are otherwise imposed or available by Laws or Regulations, by special warranty or guarantee, or by other provisions of the Contract. The provisions of this paragraph will be as effective as if repeated specifically in the Contract Documents in connection with each particular duty, obligation, right, and remedy to which they apply.
17.02 Limitation of Damages
A. Neither Owner, RPR, nor any of their officers, directors, members, partners, employees, agents, consultants, or subcontractors, shall be liable to Contractor for any claims, costs, losses, or damages sustained by Contractor on or in connection with any other project or anticipated project.
17.03 No Waiver
A. A party’s non-enforcement of any provision shall not constitute a waiver of that provision, nor shall it affect the enforceability of that provision or of the remainder of this Contract.
17.04 Survival of Obligations
A. All representations, indemnifications, warranties, and guarantees made in, required by, or given in accordance with the Contract, as well as all continuing obligations indicated in the Contract, will survive final payment, completion, and acceptance of the Work or termination or completion of the Contract or termination of the services of Contractor.
17.05 Contractor’s Certifications
A. Contractor certifies that it has not engaged in corrupt, fraudulent, collusive, or coercive practices in competing for or in executing the Contract.
17.06 Controlling Law and Venue
A. This Contract is to be governed by the law of the state of California and, in the event of litigation, venue will be in the County of San Mateo.
17.07 Notices
A. All notices shall be in writing, and delivered in person, or transmitted by certified mail, postage prepaid. Notices required to be given to Owner or Contractor shall be addressed as appears in the signature block at the end of this Contract.
17.08 No Partnership or Agency
A. Nothing in this Contract nor in the contract documents shall be deemed to constitute a partnership in law between Owner and Contractor, or any subcontractor, to constitute either party as an agent of the other for any purpose; or to entitle either party to commit or bind the other in any manner unless expressly agreed upon in the contract documents. 357 of 608
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17.09 Severability
A. If any part or provision of the contract documents is determined by any court to be illegal, invalid, or unenforceable, in whole or in part, the contract documents shall continue to be valid as to its other provisions and the remainder of the affected provision, unless it can be concluded from the circumstances that, in the absence of the provisions found to be null and void, the parties would not have entered into the contract documents. The parties shall use all reasonable efforts to replace any and all provisions or parts found to be null and void with provisions that are valid under the applicable law and come closest to their original intention.
17.10 Waiver
A. None of the following shall operate as a waiver of any provision of the contract documents, or of any power herein reserved by the Owner, or any right to damages herein provided: 1) inspection by the Owner or its authorized agents or representatives; 2) any order or certificate for payment, or any payment for, or acceptance of the whole or any party of the work by the Owner; 3) an extension of time; or 4) any position taken by the Owner or its authorized agents or representatives.
17.11 Warranty
A. Contractor warrants and guarantees that the materials and equipment provided shall be at least of the quality specified and new unless otherwise required or permitted by the contract documents and, if no quality is specified, then the materials and equipment shall be of commercial grade, suitable for heavy public use in facilities of similar size and complexity,, that the work performed hereunder will be free from defects, and that the work will conform to the requirements of the contract documents.
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IN WITNESS WHEREOF, Owner and Contractor have signed this Contract.
This Contract will be effective on __________________ (which is the Effective Date of the Contract).
OWNER: CONTRACTOR:
By: Joanne Magrini By: David Staples
Title: Parks and Recreation Department Director Title: President Address for giving notices: Address for giving notices:
330 West 20th Avenue 1501 Eastman Avenue
San Mateo, CA 94403 Ventura, California, 93003
License No.: CA License #710039, Class A & B
(where applicable)
APPROVED AS TO FORM
Linh Nguyen
Assistant City Attorney
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EXHIBIT A
CONTRACTOR’S PROPOSAL
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EXHIBIT B
INSURANCE REQUIREMENTS FOR CONSTRUCTION CONTRACTS
ARTICLE 18 - MINIMUM SCOPE AND LIMIT OF INSURANCE
18.01 Contractor shall procure and maintain for the duration of the contract, and for five (5) years thereafter, insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Contractor, his agents, representatives, employees, or subcontractors.
18.02 Coverage shall be at least as broad as:
A. Commercial General Liability (CGL): Insurance Services Office (ISO) Form CG 00 01 covering CGL on an “occurrence” basis, including products and completed operations, property damage, bodily injury and personal & advertising injury with limits no less than $5,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location (ISO CG 25 03 or 25 04) or the general aggregate limit shall be twice the required occurrence limit.
B. Automobile Liability: Insurance Services Office Form CA 0001 covering Code 1 (any auto), with limits no less than $5,000,000 per accident for bodily injury and property damage.
C. Workers’ Compensation insurance as required by the State of California, with Statutory Limits, and Employers’ Liability insurance with a limit of no less than $1,000,000 per accident for bodily injury or disease.
D. Builder’s Risk (Course of Construction) insurance utilizing an “All Risk” (Special Perils) coverage form, with limits equal to the completed value of the project and no coinsurance penalty provisions.
E. Surety Bonds as described below.
F. Professional Liability (if Design/Build), with limits no less than $2,000,000 per occurrence or claim, and $2,000,000 policy aggregate.
G. Contractors’ Pollution Legal Liability and/or Asbestos Legal Liability and/or Errors and Omissions (if project involves environmental hazards) with limits no less than $1,000,000 per occurrence or claim, and $2,000,000 policy aggregate.
18.03 If the Contractor maintains broader coverage and/or higher limits than the minimums shown above, the City requires and shall be entitled to the broader coverage and/or the higher limits maintained by the Contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City.
18.04 Self-Insured Retentions. Self-insured retentions must be declared to and approved by the City. At the option of the City, either: the Contractor shall cause the insurer shall to reduce or eliminate such self-insured retentions as respects the City, its officers, officials, employees, and volunteers; or the Contractor shall provide a financial guarantee satisfactory to the City guaranteeing payment of losses and related investigations, claim administration, and defense expenses. The 361 of 608
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policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or City.
ARTICLE 19 - OTHER INSURANCE PROVISIONS
19.01 The insurance policies are to contain, or be endorsed to contain, the following provisions:
A. The City, its officers, officials, employees, and volunteers are to be covered as additional insureds on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the Contractor including materials, parts, or equipment furnished in connection with such work or operations and automobiles owned, leased, hired, or borrowed by or on behalf of the Contractor. General liability coverage can be provided in the form of an endorsement to the Contractor’s insurance (at least as broad as ISO Form CG 20 10, CG 11 85 or both CG 20 10, CG 20 26, CG 20 33, or CG 20 38; and CG 20 37 forms if later revisions used).
B. For any claims related to this project, the Contractor’s insurance coverage shall be primary insurance coverage at least as broad as ISO CG 20 01 04 13 as respects the City, its officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by the City, its officers, officials, employees, or volunteers shall be excess of the Contractor’s insurance and shall not contribute with it.
C. Each insurance policy required by this clause shall provide that coverage shall not be canceled, except with notice to the City.
19.02 Builder’s Risk (Course of Construction) Insurance A. Contractor may submit evidence of Builder’s Risk insurance in the form of Course of Construction coverage. Such coverage shall name the City as a loss payee as their interest may appear.
B. If the project does not involve new or major reconstruction, at the option of the City, an Installation Floater may be acceptable. For such projects, a Property Installation Floater shall be obtained that provides for the improvement, remodel, modification, alteration, conversion or adjustment to existing buildings, structures, processes, machinery and equipment. The Property Installation Floater shall provide property damage coverage for any building, structure, machinery or equipment damaged, impaired, broken, or destroyed during the performance of the Work, including during transit, installation, and testing at the City’s site.
19.03 Claims Made Policies
A. If any coverage required is written on a claims-made coverage form:
1. The retroactive date must be shown, and this date must be before the execution date of the contract or the beginning of contract work.
2. Insurance must be maintained, and evidence of insurance must be provided, for at least five (5) years after completion of contract work.
3. If coverage is cancelled or non-renewed, and not replaced with another claims-made policy form with a retroactive date prior to the contract effective, or start of work date, 362 of 608
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the Contractor must purchase extended reporting period coverage for a minimum of five (5) years after completion of contract work.
4. A copy of the claims reporting requirements must be submitted to the City for review.
5. If the services involve lead-based paint or asbestos identification/remediation, the Contractors Pollution Liability policy shall not contain lead-based paint or asbestos exclusions. If the services involve mold identification/remediation, the Contractors Pollution Liability policy shall not contain a mold exclusion, and the definition of Pollution shall include microbial matter, including mold.
19.04 Acceptability of Insurers
A. Insurance is to be placed with insurers authorized to conduct business in the state with a current A.M. Best rating of no less than A: VII, unless otherwise acceptable to the City.
19.05 Waiver of Subrogation
A. Contractor hereby agrees to waive rights of subrogation which any insurer of Contractor may acquire from Contractor by virtue of the payment of any loss. Contractor agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation. The Workers’ Compensation policy shall be endorsed with a waiver of subrogation in favor of the City for all work performed by the Contractor, its employees, agents and subcontractors.
19.06 Verification of Coverage
A. Contractor shall furnish the City with original Certificates of Insurance including all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause) and a copy of the Declarations and Endorsement Page of the CGL policy listing all policy endorsements to City before work begins. However, failure to obtain the required documents prior to the work beginning shall not waive the Contractor’s obligation to provide them. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements, required by these specifications, at any time.
19.07 Subcontractors
A. Contractor shall require and verify that all subcontractors maintain insurance meeting all requirements stated herein, and Contractor shall ensure that City is an additional insured on insurance required from subcontractors. For CGL coverage, subcontractors shall provide coverage with a form at least as broad as CG 20 38 04 13.
19.08 Surety Bonds.
A. Contractor shall provide the following Surety Bonds:
1. Performance Bond
2. Payment Bond
3. Maintenance Bond
B. The Payment Bond and the Performance Bond shall be in a sum equal to the contract price.
If the Performance Bond provides for a one-year warranty a separate Maintenance Bond is not necessary. If the warranty period specified in the contract is for longer than one year a Maintenance Bond equal to 10% of the contract price is required. Bonds shall be duly 363 of 608
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executed by a responsible corporate surety, authorized to issue such bonds in the State of California and secured through an authorized agent with an office in California.
Special Risks or Circumstances.
City reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other circumstances. 364 of 608
4.00 EXHIBIT A
Contractor's Price Proposal - Summary
Owner PO #:
San Mateo Central Park - Fallen Heroes Memorial
121966.00
IQC Master Contract #: CA-R1-GB01-123021-STA
Work Order #:
Title:
Re:
Date: October 23, 2023
Proposal Value:
Contractor: Staples Construction Company, Inc.
$241,751.68
Electrical $34,409.33
Section - 01 $110,732.10
Section - 03 $11,480.40
Section - 04 $20,419.27
Section - 05 $644.90
Section - 10 $144.98
Section - 31 $7,272.27
Section - 32 $55,340.24
Section - 33 $1,308.19
Proposal Total
Thisl total represents the correct total for the proposal. Any discrepancy between line totals, sub-totals and the proposal total is due to rounding.
$241,751.68
The Percentage of NPP on this Proposal: %
10/23/2023
Contractor's Price Proposal - Summary
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5.00 Contractor's Price Proposal - Detail
San Mateo Central Park - Fallen Heroes Memorial
121966.00
IQC Master Contract #: CA-R1-GB01-123021-STA
Work Order #:
Owner PO #:
Title:
Re:
Date: October 23, 2023
Proposal Value:
Contractor: Staples Construction Company, Inc.
$241,751.68
Labor Equip. Material (Excludes)
Sect. Item Mod. UOM Description Line Total
Electrical
1 01 22 23 00 0006 WK 40' Engine Powered, Telescoping Boom Man Lift With Platform $2,059.76 Installation x x = 2,059.76
Quantity Unit Price Factor Total
1.00 1,129.44 1.8237
Reach lift to install tree lights and conduit to maintain distance from root bases and to safely allow electricians to work at heights.
2 01 22 23 00 0006 0120 MOD For Four-Wheel Drive, Add $463.44 Installation x x = 463.44
Quantity Unit Price Factor Total
1.00 254.12 1.8237
26 05 19 16 0015 #12 AWG, Type THHN-THWN, 600 Volt, Copper, Single Solid Cable, Installed In Conduit
3 MLF $847.34
Installation x x = 847.34
Quantity Unit Price Factor Total
0.60 774.38 1.8237
26 05 19 16 0601 3 Conductors, #16 AWG, 300 Volt, 90 Degree Celsius, Multi-Conductor Type SJOOW Cord (Carol Carolprene)
4 LF $424.01
Installation x x = 424.01
Quantity Unit Price Factor Total
150.00 1.55 1.8237
26 05 33 13 1797 1/2" Schedule 40 Polyvinyl Chloride (PVC) Conduit With Coupled End, Direct Burial
5 LF $960.18
Installation x x = 960.18
Quantity Unit Price Factor Total
150.00 3.51 1.8237
26 05 33 13 1810 1/2" Schedule 40 Polyvinyl Chloride (PVC) Conduit 90 Degree Elbow, Direct Burial
6 EA $373.57
Installation x x = 373.57
Quantity Unit Price Factor Total
9.00 22.76 1.8237
7 26 05 33 13 1849 EA 1/2" Polyvinyl Chloride (PVC) Conduit Bell End And Plug, Direct Burial $191.36 Installation x x = 191.36
Quantity Unit Price Factor Total
7.00 14.99 1.8237
New 1/2 PVC Conduit bell ends for pull box connections
8 26 05 33 13 1862 EA 1/2" Polyvinyl Chloride (PVC) Conduit Male Terminal Adapters, Direct Burial $205.66 Installation x x = 205.66
Quantity Unit Price Factor Total
9.00 12.53 1.8237
9 26 05 33 13 2224 EA 1" Base Spacers, Average 4" Wide, Direct Burial $340.67 Installation x x = 340.67
Quantity Unit Price Factor Total
20.00 9.34 1.8237
Conduit spacers for trench
10 26 05 33 13 2430 LF 1/2" Flexible Liquid Tight Non-Metallic Conduit $389.54 Installation x x = 389.54
Quantity Unit Price Factor Total
60.00 3.56 1.8237
11 26 05 33 13 2438 EA 1/2" Liquid Tight Non-Metallic Straight Connector $165.77 Installation x x = 165.77
Quantity Unit Price Factor Total
9.00 10.10 1.8237
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Contractor's Price Proposal - Detail Continues..
Work Order Title:
Work Order Number: 121966.00
San Mateo Central Park - Fallen Heroes Memorial
Electrical
12 26 55 13 00 0129 EA 15 Watt, LED Recessed Uplight $13,128.58 Installation x x = 13,128.58
Quantity Unit Price Factor Total
7.00 1,028.41 1.8237
used for HP2 LED up lights for cast in place light fixtures 13 26 55 13 00 0142 EA 150 Watt Incandescent Tree Lights $10,600.22 Installation x x = 10,600.22
Quantity Unit Price Factor Total
8.00 726.56 1.8237
Used for the BK Lighting Delta Star Tree lights that require tree strap junction boxes and remote 75 watt power supplies
14 26 56 13 00 0620 EA 16' High, Round Tapered, Cast Iron Decorative Light Post, Anchor Base $1,100.37 Installation x x = 733.58
Quantity Unit Price Factor Total
X 1.00 402.25 1.8237
X Demolition 1.00 x 201.12 x 1.8237 = 366.78
15 26 56 13 00 0737 VLF 3' Diameter Concrete Base For Poles $890.77 Installation x x = 890.77
Quantity Unit Price Factor Total
4.00 122.11 1.8237
16 31 23 16 13 0003 CY Over 12" Wide, Excavation for Trenching by Machine in Soil $297.19 Installation x x = 297.19
Quantity Unit Price Factor Total
24.00 6.79 1.8237
Used excavation of electrical trenching per plans 24" wide x 24" deep x 150' length 17 31 23 16 13 0003 0061 MOD For >20 To 50, Add $148.81 Installation x x = 148.81
Quantity Unit Price Factor Total
24.00 3.40 1.8237
31 23 16 13 0011 Backfilling or Placing Subbase for Trenches with Imported or Stockpiled Materials by Hand
18 CY $1,386.16
Installation x x = 1,386.16
Quantity Unit Price Factor Total
24.00 31.67 1.8237
Used Backfilling of electrical trenching per plans 24" wide x 24" deep x 150' length 31 23 16 13 0013 Compaction of Fill or Subbase for Trenches by Vibratory Plate, Air Tamper, Etcetera
19 CY $290.62
Installation x x = 290.62
Quantity Unit Price Factor Total
24.00 6.64 1.8237
Used Compaction of electrical trenching per plans 24" wide x 24" deep x 150' length 20 31 23 16 13 0013 0071 MOD For >20 To 50, Add $145.31 Installation x x = 145.31
Quantity Unit Price Factor Total
24.00 3.32 1.8237
Subtotal for Electrical $34,409.33
Section - 01
01 22 16 00 0002 Reimbursable FeesReimbursable Fees will be paid to the contractor for eligible costs as directed by Owner. Insert the appropriate quantity to adjust the base cost to the actual Reimbursable Fee. If there are multiple Reimbursable Fees, list each one separately and add a comment in the "note" block to identify the Reimbursable Fee (e.g. sidewalk closure, road cut, various permits, extended warranty, expedited shipping costs, etc.). A copy of each receipt shall be submitted with the Price Proposal.
21 EA $5,204.05
Installation x x = 5,204.05
Quantity Unit Price Factor Total
4,730.95 1.00 1.1000
Used for cost of bond - Proposal amount $236,547.63 2% = $4,730.95
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Work Order Title:
Work Order Number: 121966.00
San Mateo Central Park - Fallen Heroes Memorial
Section - 01
22 01 22 20 00 0062 HR Underground Utility Surveyor $1,882.50 Installation x x = 1,882.50
Quantity Unit Price Factor Total
8.00 129.03 1.8237
Private utility under ground locator for 1 day to verify existing utility locations 23 01 22 20 00 0079 HR Flagperson For Traffic Control $30,801.20 Installation x x = 30,801.20
Quantity Unit Price Factor Total
220.00 76.77 1.8237
used for the entire duration of the project to flag all construction traffic . Total estimated project duration is 3 months estimated Flagging a total
24 01 22 23 00 0405 DAY 2,000 LB Mini-Excavator With Full-Time Operator $3,998.94 Installation x x = 3,998.94
Quantity Unit Price Factor Total
2.00 1,096.38 1.8237
used to remove and relocate the existing boulders for reuse. Estimated one day for remove and relocate during grading, and then one day to relocate to final location on site. (there is no line item for relocating, or remove and reinstall boulders)
01 22 23 00 1036 10,000 LB Telescopic Boom, Hi-Reach, Rough Terrain Construction Forklift With Full-Time Operator
25 MO $26,653.45
Installation x x = 26,653.45
Quantity Unit Price Factor Total
X 3.00 4,871.68 1.8237
reach Fork lift required for paver install and for the install of owner supplied monuments, light poles, demo of light pole and for material handing trough out the project . Labor removed for equipment use only. 26 01 22 23 00 1458 MO 2,000 Gallon Water Truck With Full-Time Driver $19,334.21 Installation x x = 19,334.21
Quantity Unit Price Factor Total
X 3.00 3,533.88 1.8237
Labor removed for equipment only - will be need for duration of the project for dust control and work involving earth moving and install of all hardscape
27 01 56 26 00 0006 LF Temporary 8' High Chain Link Fence And Posts, Up To 6 Months $8,525.80 Installation x x = 8,525.80
Quantity Unit Price Factor Total
500.00 9.35 1.8237
used for site control and tree protection per plans
28 01 56 26 00 0006 0068 MOD For >250 To 500, Deduct -$519.75 Installation x x = -519.75
Quantity Unit Price Factor Total
500.00 -0.57 1.8237
29 01 56 26 00 0041 EA 10' Wide, 8' High, Temporary Chain Link Fence Gate, Up To 6 Months $1,878.30 Installation x x = 1,878.30
Quantity Unit Price Factor Total
2.00 514.97 1.8237
used for site control and tree protection per plans
01 71 13 00 0002 First 25 Miles, Equipment Delivery, Pickup, Mobilization And Demobilization Using A Rollback Flatbed TruckIncludes loading, tie-down of equipment, delivery of equipment, off loading on site, rigging, dismantling, loading for return and transporting away. For equipment such as trenchers, skid-steer loaders (bobcats), industrial warehouse forklifts, sweepers, scissor platform lifts, telescoping and articulating boom man lifts with up to 40' boom lengths, etc.
30 EA $3,025.30
Installation x x = 3,025.30
Quantity Unit Price Factor Total
6.00 276.48 1.8237
used for the Mobilization and demobilization of Mini Excavator, Skid-steer, Sweeper and Water truck and forklift and reach lift for electricians
31 01 74 19 00 0031 CY Drop-Off Dirt At Recycling Center $8,876.86 Installation x x = 8,876.86
Quantity Unit Price Factor Total
59.00 82.50 1.8237
used for the disposal of excess excavation spoils
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Work Order Title:
Work Order Number: 121966.00
San Mateo Central Park - Fallen Heroes Memorial
Section - 01
32 01 74 19 00 0040 CYM Hauling On Paved Roads, First 15 Miles $1,071.24 Installation x x = 1,071.24
Quantity Unit Price Factor Total
660.00 0.89 1.8237
44 x 15 = 660 CYM Used for hauling the excess excavation materials Subtotal for Section - 01 $110,732.10
Section - 03
33 03 21 11 00 0003 LF #4, Grade 40, Beams And Girders, Steel Reinforcement Bar $3,306.37 Installation x x = 3,306.37
Quantity Unit Price Factor Total
1,850.00 0.98 1.8237
Used for the specified #4 Re-bar per the plans
03 31 13 00 0019 Concrete Pump, Place 3,000 PSI Concrete Continuous FootingsExcludes pumping equipment.
34 CY $1,324.43
Installation x x = 1,324.43
Quantity Unit Price Factor Total
3.97 182.93 1.8237
Used to place the concrete edge footing below the pavers 35 03 31 13 00 0019 0039 MOD For Up To 20, Add $121.13
Installation x x = 121.13
Quantity Unit Price Factor Total
3.97 16.73 1.8237
03 31 13 00 0023 Concrete Pump, Place 3,000 PSI Concrete Spread FootingsExcludes pumping equipment.
36 CY $1,223.81
Installation x x = 1,223.81
Quantity Unit Price Factor Total
3.17 211.69 1.8237
used to place the monument footings
37 03 31 13 00 0023 0039 MOD For Up To 20, Add $163.26
Installation x x = 163.26
Quantity Unit Price Factor Total
3.17 28.24 1.8237
38 03 35 19 00 0005 SF Colored Acrylic Sealer, Hardener And Dustproofer $186.02 Installation x x = 186.02
Quantity Unit Price Factor Total
300.00 0.34 1.8237
used for the DAVIS Cobble Stone Color
39 03 35 23 00 0002 SF Exposed Aggregate, Concrete Floor Finish $1,663.21 Installation x x = 1,663.21
Quantity Unit Price Factor Total
300.00 3.04 1.8237
used for the Top Cast #05 finish
40 03 37 16 00 0010 HR 35 CY/HR, 66 HP Trailer Mounted Concrete PumpIncludes hoses $3,492.17 Installation x x = 3,492.17
Quantity Unit Price Factor Total
16.00 119.68 1.8237
used for the concrete pump to place all concrete - estimated that it will take two days 1 day for footings and 1 day for concrete band with color and Top Cast #05
Subtotal for Section - 03 $11,480.40
Section - 04
41 04 43 16 00 0007 CF Fluted, Carved Solid Marble Columns $20,419.27 Installation x x = 20,419.27
Quantity Unit Price Factor Total
25.75 434.82 1.8237
used for sculpted granite monument sign with split face and smooth polished angled top.
Subtotal for Section - 04 $20,419.27
Section - 05
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Work Order Title:
Work Order Number: 121966.00
San Mateo Central Park - Fallen Heroes Memorial
Section - 05
42 05 05 23 00 1260 LF 5/8" Diameter, 316 Stainless Steel Threaded Rod $373.24 Installation x x = 373.24
Quantity Unit Price Factor Total
9.00 22.74 1.8237
Used for stainless steel monument embed anchor assemblies 43 05 05 23 00 1375 EA 5/8" Diameter, 316 Stainless Steel Hex Nut $154.72 Installation x x = 154.72
Quantity Unit Price Factor Total
28.00 3.03 1.8237
Used for stainless steel monument embed anchor assemblies 44 05 05 23 00 1458 EA 5/8" Inside Diameter, 316 Stainless Steel Flat Washer $116.94 Installation x x = 116.94
Quantity Unit Price Factor Total
28.00 2.29 1.8237
Used for stainless steel monument embed anchor assemblies Subtotal for Section - 05 $644.90
Section - 10
45 10 14 16 00 0007 SF Brass Engraved Plaque Including Emblem Size 1-4 SF Each $144.98 Installation x x = 0.00
Quantity Unit Price Factor Total
X 0.00 105.99 1.8237
X Demolition 3.00 x 26.50 x 1.8237 = 144.98
used to remove 3 existing plaques and return to City of San Mateo.
Subtotal for Section - 10 $144.98
Section - 31
31 23 16 36 0021 Compaction Of Fill Or Subbase For Building Foundations and Other Structures by Vibratory Plate, Air Tamper, Etcetera
46 CY $844.15
Installation x x = 844.15
Quantity Unit Price Factor Total
44.00 10.52 1.8237
used to compact the native soil in first lift, then to compact the sub base on the second lift. 47 31 23 16 36 0021 0023 MOD For >20 To 50, Add $633.12 Installation x x = 633.12
Quantity Unit Price Factor Total
44.00 7.89 1.8237
48 31 23 16 36 0026 SY Finish Grading For Building Foundations And Other Structures by Hand $2,696.16 Installation x x = 2,696.16
Quantity Unit Price Factor Total
140.00 10.56 1.8237
49 31 23 16 36 0031 CY Spread Excess Or Imported Material On Site By Machine $132.62 Installation x x = 132.62
Quantity Unit Price Factor Total
24.00 3.03 1.8237
50 31 23 16 36 0031 0031 MOD For >20 To 50, Add $99.36
Installation x x = 99.36
Quantity Unit Price Factor Total
24.00 2.27 1.8237
31 24 13 00 0004 Cut, Shape, and Rough Grading for Roadways, Parking Areas, Landscaping and Embankments by Machine in Soil
51 CY $807.32
Installation x x = 807.32
Quantity Unit Price Factor Total
68.00 6.51 1.8237
52 31 24 13 00 0004 0040 MOD For >50 To 250, Add $322.43 Installation x x = 322.43
Quantity Unit Price Factor Total
68.00 2.60 1.8237
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Work Order Title:
Work Order Number: 121966.00
San Mateo Central Park - Fallen Heroes Memorial
Section - 31
31 24 13 00 0014 >500' To 1,000', Relocating On Site Excavated Material For Roadways, Parking Areas, Landscaping And Embankments By Machine
53 CY $1,450.94
Installation x x = 1,450.94
Quantity Unit Price Factor Total
68.00 11.70 1.8237
31 24 13 00 0020 Finish Grade Roadway, Parking Areas, Landscaping And Embankments By Machine
54 SY $245.11
Installation x x = 245.11
Quantity Unit Price Factor Total
140.00 0.96 1.8237
55 32 12 16 39 0002 0088 MOD For >50 To 150, Add $41.06 Installation x x = 41.06
Quantity Unit Price Factor Total
107.20 0.21 1.8237
Subtotal for Section - 31 $7,272.27
Section - 32
56 32 11 16 16 0016 SY 6" Class II Crushed Aggregate Base Course $3,385.52 Installation x x = 3,385.52
Quantity Unit Price Factor Total
140.00 13.26 1.8237
57 32 11 16 16 0016 0006 MOD For Up To 500, Add $893.61 Installation x x = 893.61
Quantity Unit Price Factor Total
140.00 3.50 1.8237
32 12 16 39 0002 3.6 Oz/SY, 90 LB Grab Tensile Nonwoven Polypropylene Geotextile Paving Fabric (Carthage Mills FX-38A/O)
58 SY $242.42
Installation x x = 242.42
Quantity Unit Price Factor Total
107.20 1.24 1.8237
59 32 14 11 00 0002 SF 1" To 2" Sand Bedding, Screeded $1,971.06 Installation x x = 1,971.05
Quantity Unit Price Factor Total
965.00 1.12 1.8237
32 14 40 00 0009 1" Thick, >54 to 108 SI Granite PaverIncludes 6" x 12", 9" x 9", 6" x 18", 9" x 12" and other similar size pavers.
60 SF $404.59
Installation x x = 404.59
Quantity Unit Price Factor Total
X 45.00 4.93 1.8237
used for the 6"x12" x4" OSCI pavers in the Donor Name Area - Material is removed from the pavers 61 32 14 40 00 0009 0107 MOD For Cement/Sand Mix Or Polymeric Sand Joints, Add $105.87 Installation x x = 105.87
Quantity Unit Price Factor Total
45.00 1.29 1.8237
62 32 14 40 00 0009 0112 MOD For 4" Granite Paver, Add $192.04 Installation x x = 192.04
Quantity Unit Price Factor Total
45.00 2.34 1.8237
32 14 40 00 0009 1" Thick, >54 to 108 SI Granite PaverIncludes 6" x 12", 9" x 9", 6" x 18", 9" x 12" and other similar size pavers.
63 SF $33,573.59
Installation x x = 33,573.59
Quantity Unit Price Factor Total
880.00 20.92 1.8237
used for Paving Type 2 - 4" x 6" x 12"
64 32 14 40 00 0009 0107 MOD For Cement/Sand Mix Or Polymeric Sand Joints, Add $2,070.26 Installation x x = 2,070.26
Quantity Unit Price Factor Total
880.00 1.29 1.8237
65 32 14 40 00 0009 0112 MOD For 4" Granite Paver, Add $3,755.36 Installation x x = 3,755.36
Quantity Unit Price Factor Total
880.00 2.34 1.8237
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Work Order Title:
Work Order Number: 121966.00
San Mateo Central Park - Fallen Heroes Memorial
Section - 32
66 32 16 23 00 0004 SF 6" Cast In Place Concrete Sidewalk $4,386.00 Installation x x = 4,386.00
Quantity Unit Price Factor Total
250.00 9.62 1.8237
used for the concrete bands
67 32 16 23 00 0004 0095 MOD For >100 To 500, Add $524.31 Installation x x = 524.31
Quantity Unit Price Factor Total
250.00 1.15 1.8237
68 32 16 23 00 0006 SF 8" Cast In Place Concrete Sidewalk $600.00 Installation x x = 600.00
Quantity Unit Price Factor Total
28.00 11.75 1.8237
used for the Thickend edges at the monuments in the bands of concrete 6" + 8" = 14" 69 32 16 23 00 0006 0094 MOD For Up To 100, Add $248.68 Installation x x = 248.68
Quantity Unit Price Factor Total
28.00 4.87 1.8237
70 32 33 43 13 0393 EA Benches, 15 Deg Concave With Back, Surface Mount, CL406D $1,247.74 Installation x x = 1,247.74
Quantity Unit Price Factor Total
X 6.00 114.03 1.8237
Used to Install OSCI Vroom benches
32 33 43 13 0407 6' Bench, With Back, With Arms, Horizontal Slat, Portable/Surface Mount, CA1119C
71 EA $291.17
Installation x x = 0.00
Quantity Unit Price Factor Total
0.00 1,331.56 1.8237
Demolition 3.00 x 53.22 x 1.8237 = 291.17
Used to remove existing benches and return to City of San Mateo 32 84 13 00 0022 1/2", Landscape Dripline With Extruded Pressure Compensating Drip Emitters (Rain Bird® XFD0612100)
72 LF $194.77
Installation x x = 194.77
Quantity Unit Price Factor Total
30.00 3.56 1.8237
73 32 84 13 00 0026 EA 1/4", Barbed Coupling For Irrigation Tubing (Rain Bird® XBF1CONN) $34.47 Installation x x = 34.47
Quantity Unit Price Factor Total
7.00 2.70 1.8237
74 32 84 13 00 0027 EA 1/4", Barbed Elbow For Irrigation Tubing (Rain Bird® XBF2EL) $34.85 Installation x x = 34.85
Quantity Unit Price Factor Total
7.00 2.73 1.8237
32 84 13 00 0039 0.5 To 2 GPH, Single Outlet, Pressure Compensating Emitter For Drip Emitter Irrigation Systems (Rain Bird® XB20PC)
75 EA $70.98
Installation x x = 70.98
Quantity Unit Price Factor Total
7.00 5.56 1.8237
32 84 23 00 0527 4" Schedule 40 Polyvinyl Chloride (PVC) Gasketed Pipe With Fittings, 18" Of Cover, Backfilled And Compacted
76 LF $736.41
Installation x x = 736.41
Quantity Unit Price Factor Total
20.00 20.19 1.8237
used for new irrigation lateral in 4" sleeve
77 32 93 13 00 0025 EA 1 Gallon Achillea filipendulina - Fernleaf Yarrow $27.03 Installation x x = 27.03
Quantity Unit Price Factor Total
2.00 7.41 1.8237
Used for western sword fern - Not in eGordian Catalog - Western Sword Fern will be installed
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Work Order Title:
Work Order Number: 121966.00
San Mateo Central Park - Fallen Heroes Memorial
Section - 32
78 32 93 33 00 0150 EA 12" To 15" Spread Cotoneaster adpressus - Creeping Cotoneaster $349.51 Installation x x = 349.51
Quantity Unit Price Factor Total
5.00 38.33 1.8237
Used for emerald carpet creeping raspberry - Not in eGordian Catalog - Emerald Carpet Creeping Raspberry will be installed
Subtotal for Section - 32 $55,340.24
Section - 33
33 05 63 00 0074 10" x 15", 18" Depth, 15,000 LB Design Load, Open Bottom, Flared Sides, Polymer Concrete Handhole Enclosure
79 EA $1,308.19
Installation x x = 1,308.19
Quantity Unit Price Factor Total
3.00 239.11 1.8237
New pull boxes for lighting circuits
Subtotal for Section - 33 $1,308.19
Proposal Total
This total represents the correct total for the proposal. Any discrepancy between line totals, sub-totals and the proposal total is due to rounding.
$241,751.68
The Percentage of NPP on this Proposal: %
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Subcontractor Listing
121966.00
San Mateo Central Park - Fallen Heroes Memorial
IQC Master Contract #: CA-R1-GB01-123021-STA
Work Order #:
Owner PO #:
Title:
Re:
Date: October 23, 2023
Proposal Value:
Contractor: Staples Construction Company, Inc.
$241,751.68
Name of Contractor Duties Amount %
No Subcontractors have been
selected for this Work Order
$0.00 0.00
6.00
10/23/2023
Subcontractor Listing
374 of 608
1764‐33 Fallen Heroes Memorial
Scope of Work
Clear & grub all exisƟng items & vegetaƟon in the designated project area. o Remove & salvage exisƟng boulders and stone for relocaƟon. o Remove & dispose of exisƟng light pole.
o Remove exisƟng benches with plaques x3 and return to the City of San Mateo Corp Yard. o Remove exisƟng plaques from benches x3 and return to city staff. o Remove exisƟng benches x2 for relocaƟon.
Provide lead tesƟng hazmat survey. If lead based paint is found. Provide a supplemental cost for abatement measures to allow demo.
Demo exisƟng uƟlity shed structure. Based on no hazmat (lead paint) o Demo wall curbs of exisƟng foundaƟon to make slab flush on grade. Provide temporary fencing around designated project construcƟon area. Provide temporary fencing around exisƟng trees for protecƟon from construcƟon related acƟviƟes.
Grade area so final finished grade matches exisƟng grade and allows for proper drainage. Provide and Install paver type 2 in per drawings, including sand bedding and volumetric sand. Install owner furnished Paver type 1 per drawings, Including sand bedding and volumetric sand. Pour & install colored concrete bands x7, per drawings. Form and install concrete per plans including fooƟngs and below grade edge curb. Provide and install all subgrade aggregate.
Install owner provided monuments x7, per drawings.
Install NEW owner provided benches, per drawings.
Install owner provided brass plaques per plan locaƟons. Haul away and dispose of excess soil.
Provide flagging for all vehicle movement on site for protecƟon of park patrons. Haula way and dispose of demoliƟon debris.
Intercept exisƟng lighƟng circuit and reroute per plans. Provide and install new pull box.
Trench and run new underground conduit per electrical plans to provide power to new lighƟng. Cap old conduits at both ends and abandon them in place aŌer intercepƟng and removing exisƟng lighƟng circuit.
Demo old pull box
Provide and install granite monument base for owner supplied plaque per plans. Install well lights x7, per drawings.
Install down lights x8, per drawings.
Install & connect new planter irrigaƟon to exisƟng valve, per drawings. Install Western Sword Ferns x2, per drawings.
Install Emerald Carpet Creeping Raspberry x2, per drawings. 375 of 608
CITY OF SAN MATEO
CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 18 Section Name: CONSENT CALENDAR Account Number: 10-2311 File ID: 23-8197 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Human Resources Department
MEETING DATE: November 20, 2023
SUBJECT:
Job Specification Updates – Public Works
RECOMMENDATION:
Adopt a Resolution to approve the revisions to the job specifications for the classifications of Associate Engineer.
BACKGROUND:
Public Works currently utilizes the Junior/Assistant Engineer/Associate Engineer classification of staff to deliver work that starts at entry-level all the way to the journey level. Management in Public Works has noticed over time that staff retention and interest in this classification have been declining over time. Staff conducted a survey of Cities in the Bay Area and found a significant number of comparable Cities do not require a Professional Engineer license to be an Associate Engineer, examples include the City of San Carlos, Mountain View, Redwood City, Burlingame, and Belmont. The City of San Mateo currently still has this requirement. This requirement has resulted in staff leaving the City of San Mateo to pursue promotions in other competing Cities and to compound on the issue it also makes it difficult to backfill those positions over time.
The removal of the requirement of the Professional Engineers license to be eligible for the Associate Engineer position will make the City of San Mateo rely less on salary to be competitive in recruitment and provide longer staff retention for staff that joins the City at an entry-level position. Staff recommends the removal of the Professional Engineers license requirement from the Associate Engineer position to be more competitive in recruitment in this classification. In addition, in order to recognize those employees who have or are pursuing their Professional Engineer’s license, the City of San Mateo and the San Mateo City Employees Association agreed in a Letter of Understanding to provide a monetary incentive of $100.00 per month paid on a biweekly basis for those employees who obtain and maintain a Professional Engineer’s license.
BUDGET IMPACT:
There is no budget impact in the current fiscal year for these recommended changes, as any increases can be absorbed within existing operating budgets. Updated salary and benefit amounts for these positions will be incorporated into the 2023-24 budget.
ENVIRONMENTAL DETERMINATION:
These job specification revisions are exempt from CEQA review because it can be seen with certainty that there is no possibility that this activity may have a significant effect on the environment. (CEQA Guidelines Section 15061(b)(3).)
NOTICE PROVIDED
All meeting noticing requirements were met.
ATTACHMENTS
Att 1 - Proposed Resolution
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CITY OF SAN MATEO
Exhibit A - Job Specifications
Exhibit B- Letter of Understanding
STAFF CONTACT
Lourdes Coles, Senior Human Resource Analyst
[email protected]
(650) 522-7264
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CITY OF SAN MATEO
RESOLUTION NO. __ (2023)
JOB SPECIFICATION UPDATES
PUBLIC WORKS DEPARTMENT
WHEREAS, pursuant to the San Mateo Municipal Code Section 2.57.030(d), approval of new classifications and related job specifications, salary schedules, compensation changes, elimination or reinstatement of positions, reallocation of positions, reclassifications, and revisions of job specifications must be approved by City Council Resolution; and
WHEREAS, the proposed changes as detailed below are in response to Public Work’s requests to revise the job specifications for the classifications of Associate Engineer to accurately reflect the requirements of the classification.
WHEREAS, the job specification for the classification of Associate Engineer is attached hereto as Exhibit A, and incorporated by reference;
WHEREAS, the Letter of Understanding is related to incentive pay for the possession of the Professional Engineer license attached hereto as Exhibit B and incorporated by reference; WHEREAS, the parties have met and conferred, and have reached agreement to amend the Unit’s MOU;
WHEREAS, no appropriation of additional funds to the Fiscal Year 2023-24 Budget is necessary; and WHEREAS, the employee associations representing the impacted classifications have been informed of the job specification updates and have not brought forth any objections or concerns.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY RESOLVES that:
1. The revisions to the job specifications for the classifications of Associate Engineer is not subject to CEQA because it can be seen with certainty that they will not cause a physical change in the environment; and
2. The revisions to the job specification for the classification of Associate Engineer are approved and attached as Exhibit A.
3. The Letter of Understanding for the San Mateo City Employees Association (SMCEA), set forth in the attached as Exhibit B, is approved and summarized as follows:
An employee shall be eligible for a $100.00 per month payment for successfully obtaining and maintaining a Professional Engineer’s license paid on a bi-weekly basis.
4. There is no budget impact in the current fiscal year for these recommended changes, as any increases can be absorbed within existing operating budgets. Updated salary and benefit amounts for these positions will be incorporated into the Fiscal Year 2023-2024 budget. 378 of 608
JUNIOR ENGINEER
ASSISTANT ENGINEER
ASSOCIATE ENGINEER
DEFINITION
To perform professional engineering work in the design, investigation, and construction of public works and related projects; to act as project manager in assigned capital projects; and to do related work as required.
DISTINGUISHING CHARACTERISTICS
Junior Engineer - This is the entry-level class in the professional engineering series. This class is distinguished from the Assistant Engineer by the performance of the more routine tasks and duties assigned to positions within the series. Incumbents perform less complex office and field engineering work and assignments are generally routine or closely related within a framework of established procedures. Since this class is typically used as a training class, employees may have only limited or no directly related work experience.
Assistant Engineer - This is the journey level class in the professional engineering series not requiring registration. Positions in this class are normally filled by advancement from the lower class of Junior Engineer. Incumbents of this class perform the moderately difficult professional engineering work. Assistant Engineers are normally considered to be on a continuing training status and as assigned responsibilities and breadth of knowledge increase with experience and registration is received, may reasonably expect their positions to be reassigned to the next higher class of Associate Engineer.
Associate Engineer - This is the journey level class within the professional engineering series and highly encourages professional engineering license registration. Employees within this class are distinguished from the Assistant Engineer by the greater complexity of the assignments received and by the greater independence with which an incumbent is expected to operate. Incumbents are expected to complete complex engineering assignments requiring the use of judgment and initiative in developing solutions to problems, interpreting general policies, and determining work assignments. Employees at this level receive only occasional instruction or assistance as new or unusual situations arise, and are fully aware of the operating procedures and policies of the work unit. Positions in the class are flexibly staffed and are normally filled by advancement from the lower class of Assistant Engineer, or when filled
from the outside, require prior advanced technical or professional engineering work experience.
SUPERVISION RECEIVED AND EXERCISED
EXHIBIT A
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City of San Mateo
Junior/ Assistant/ Associate Engineer
Junior Engineer
Receives general supervision from high level professional engineers.
May exercise technical or functional supervision over technical engineering staff.
Assistant Engineer
Receives general supervision from higher level professional engineers.
May exercise technical or functional supervision over technical engineering staff.
Associate Engineer
Receives direction from higher level engineering staff.
May exercise technical supervision over lower-level staff within the work unit and exercises technical or functional supervision over technical engineering staff.
EXAMPLES OF DUTIES - Depending upon assignment, duties may include, but are not limited to, the following:
Design and prepare plans and specifications and cost estimates for public works projects including pumping stations, streets, storm drains, sewer lines, and related projects.
Research project design requirements: perform complex calculations and prepare estimates of time and material costs.
Design and prepare plans and specifications for the installation of traffic signals, traffic control devices, and street lighting systems.
Review field projects being studied, designed or constructed.
Assign routine investigation, design and drafting tasks to technical subordinates; request survey, mapping and data collection; review completed work; assist in the solution of difficult problems.
Research publications and industry information sources to remain current with modern developments, principles and procedures.
Develop revised design and construction standards for public works structures and appurtenances. 380 of 608
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Junior/ Assistant/ Associate Engineer
Investigate field problems affecting property owners, contractors, and maintenance operations.
Prepare estimates and feasibility reports for new or modified services and structures.
Design and maintain spreadsheets and databases on mainframe and personal computers; write and maintain special programs on personal computers.
Fully utilize the computerized work systems in accordance with work flow processes.
Participate in the planning, checking, review, and processing of plans for private developments affecting city streets, sewers, drains and related public works facilities and ensure that they meet all City-imposed requirements; analyze materials and design data submitted to the City.
Prepare special engineering studies and reports.
Prepare various applications for state and federal grants.
Administer and enforce City Codes and standards on engineering projects.
Determine conformance of parcel and subdivision maps and improvement plans to City requirements; maintain status of parcel and subdivision maps.
Serve as staff to a variety of City commissions, boards, and committees on public works or traffic engineering matters.
Coordinate public works activities with other City departments, divisions and sections and with outside agencies.
May supervise and train professional and technical staff.
Provide staff assistance to the Department Head or Division Manager, including special projects, complex project management, reports, prepare staff reports, and represent the City at City Council meetings.
Maintain current knowledge of new trends and innovations in the professional fields, participate in professional groups.
Research, negotiate, manage select and monitor contracts with vendors.
Advise the public or other city staff in processing transactions in the area his/her professional expertise or maneuvering city policies or responds to inquiries and requests by public, departments, press, or other department staff.
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Junior/ Assistant/ Associate Engineer
Develop and/or deliver high level materials, trainings, or presentations widely disseminated to the City or the public.
Manage large scale projects thatspan long time horizons and require high level expertise.
Process city transactions.
Perform other duties as assigned.
QUALIFICATIONS
Junior Engineer
Knowledge of:
Principles and practices of civil engineering as applied to public works engineering.
Methods, materials, and techniques used in the construction of public works and utilities or traffic engineering projects.
Modern developments, current literature, and sources of information regarding engineering.
Ability to:
Make complex engineering computations, and check, design, and prepare engineering plans,studies, profiles, and maps.
Use and care for drafting and surveying instruments.
Use computers and handheld electronic devicesin the course of work.
Communicate clearly and concisely, both orally and in writing.
Establish and maintain cooperative-working relationships with those contacted in the course of work.
Experience and Training Guidelines
Any combination of experience and training that would likely provide the required knowledge and abilities is qualifying. A typical way to obtain the knowledge and abilities would be:
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Junior/ Assistant/ Associate Engineer
Experience:
No experience isrequired.
Training:
Equivalent to a Bachelor's degree from an accredited college or university with major Course work in engineering or a related field.
License or Certificate
Possession of an Engineer-in-Training certificate is desirable.
Possession of, or ability to obtain, an appropriate, valid California driver's license.
Assistant Engineer
In addition to the qualifications for Junior Engineers:
Knowledge of:
Principles and practices of engineering as applied to public works, utilities or building construction projects.
Ability to:
Analyze problems, identify alternative solutions, project consequences of proposed actions and implement recommendations in support of goals.
Learn and apply pertinent Federal, State and local policies, procedures, laws and regulations.
Use and care for engineering and drafting instruments and equipment.
Experience and Training Guidelines
Any combination of experience and training that would likely provide the required knowledge and abilities is qualifying. A typical way to obtain the knowledge and abilities would be:
Experience:
One year of experience in professional engineering work in the area of assignment. 383 of 608
City of San Mateo
Junior/ Assistant/ Associate Engineer
License or Certificate
Possession of an Engineer-in-Training Certificate.
Associate Engineer
In addition to the qualifications for Assistant Engineer:
Knowledge of:
Engineering policies and procedures.
Principles of supervision and training.
Pertinent Federal, State, and local laws, codes and regulations.
Ability to:
Make complex engineering designs and computations and prepare engineering plans and studies with minimum supervision.
Perform complex professional engineering work with a minimum of supervision.
Ensure program compliance with Federal, State and local policies, procedures, laws and regulations.
Supervise and train subordinates.
Experience and Training Guidelines
Any combination of experience and training that would likely provide the required knowledge and abilities is qualifying. A typical way to obtain the knowledge and abilities would be:
Experience:
Two years of professional engineering experience comparable to that of an Assistant Engineer in the City of San Mateo for engineers with a valid Professional Civil Engineer license in California.
Four years of professional engineering experience comparable to that of an Assistant Engineer in the City of San Mateo for engineers without a valid Professional Civil Engineer license in California.
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City of San Mateo
Junior/ Assistant/ Associate Engineer
License or Certificate
Possession of, or ability to obtain, an appropriate, valid California driver’s license.
Registered Professional Civil Engineer with the State of California is highly desirable.
ADA Special Requirement:
Essential duties require the following physical abilities and work environment:
Ability to sit, stand, walk, kneel, crouch, squat, stoop, reach, twist and climb; exposure to cold, heat, extreme noise, outdoors, confining work space, vibration, and dust.
ADOPTED CC: 4-12-81
REVISED CC: 9-07-88, 5-20-02, 8 21-17, 7-18-22
FORMER TITLES:
BARGAINING UNIT: GENERAL UNIT
PERFORMANCE APPRAISAL: ANALYTICAL TECHNICAL
FLSA: JUNIOR ENGINEER – NON EXEMPT
ASSISTANT ENGINEER – NON EXEMPT
ASSOCIATE ENGINEER – EXEMPT
DOT: NO
PRE APPT MEDICAL: NO
SAFETY SENSITIVE: NO
FORM 700: NO
JOB CODES: JR ENGR – 5210, ASST ENGR – 5040, ASSOC ENGR- 5038 DMV RECORDS CHECK: YES
ABOLISHED:
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Letter Of Understanding
Between the San Mateo City Employees’ Association and the City of San Mateo The Memorandum of Understanding (MOU) between the San Mateo City Employees’ Association (hereafter “Association”) and the City of San Mateo (hereafter “City”) is set to expire as of 11:59 pm, June 22, 2024. The City and SMCEA seek to be in agreement to provide this new Professional Civil Engineer license incentive. Therefore, the following will be added to the MOU:
13.5 Professional Civil Engineer License Incentive
To be eligible for a monthly $100.00 license incentive, an Associate Engineer must successfully attain and maintain an active Professional Engineers license (P.E.) from the California Board of Professional Engineers. This incentive shall not exceed $100.00 per month regardless of the number of professional licenses an Associate Engineer possesses.
The $100.00 monthly incentive shall be paid biweekly. This will be effective following the first full pay period after adoption by City Council.
SM CITY EMPLOYEES’ ASSOCIATION CITY OF SAN MATEO
_______________________________ ________________________ Mauricio “Rico” Gonzalez Teresa Abrahamsohn
President, SMCEA Director Human Resources
__________________________ _______________________
Date Date
DocuSign Envelope ID: 17EB4329-D9A8-4DD1-9496-CC88BCC81CC5 10/12/2023 10/12/2023
Exhibit B
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Certificate Of Completion
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330 W. 20th Avenue
City Clerk's Office
San Mateo, CA 94403
[email protected]
IP Address: 73.241.64.117
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Teresa Abrahamsohn
[email protected]
Human Resources Director
City of San Mateo
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CITY OF SAN MATEO
CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 19 Section Name: PUBLIC HEARING Account Number: 25-3112 File ID: 23-8093 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: November 20, 2023
SUBJECT:
New Objective Design Standards for Multi-Family and Residential Mixed-Use Development – Ordinance Introduction RECOMMENDATION:
Adopt a Resolution to establish Objective Design Standards (ODS) for multi-family and residential mixed-use projects; introduce an Ordinance to amend the Zoning Code (Title 27) related to ODS and review processes for multi-family and residential mixed-use projects, and align the fence height standards to match building code standards; and determine that the ODS resolution and Zoning Code amendments qualify for an exemption from further environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3).
BACKGROUND:
Overview
The Community Development Department has developed Objective Design Standards (ODS) for new multi-family and residential mixed-use development projects in response to state legislation focused on increasing housing production (Attachment 1). Senate Bills (SB) 35, SB 167, and SB 330 establish a streamlined review process for housing development projects. These laws have established requirements for objective design standards to streamline the review of qualifying residential development applications that contain two or more housing units. Amendments to Senate Bill 330 (2019) expanded the scope of the existing Housing Accountability Act (HAA) to include more permit streamlining requirements, limit a local agency’s ability to deny a housing project, and require that housing development projects to be reviewed against objective design standards. As defined by State law, objective standards are standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion that is knowable by both the development applicant and the public official.
Many local jurisdictions, including San Mateo, rely on discretionary review processes and design guidelines when considering development applications. Adoption of local ODS will provide the community and developers with a predictable development process that clearly identifies the City’s standards and expectations and does not require interpretation or personal judgment. Adoption of Objective Design Standards will also implement Housing Element Policy H 1.8, which commits the City to adopting local ODS as a means of expediting housing production. Staff proposes that the ODS be adopted by Resolution to allow for refinements of these standards during their implementation, which will make it easier to respond to evolving building practices and community goals and objectives. To further these goals, staff also recommends that corrections of typographical or other minor errors within the ODS document may occur by the City Manager, with concurrence from the City Attorney.
Amendments to the City’s Zoning Code (Title 27 of the San Mateo Municipal Code (SMMC) are also proposed in order to implement the ODS. Government Code Section 65400 requires the City’s legislative body to implement the City’s adopted General Plan, so that it will serve as an effective guide for orderly growth and development. To implement the General Plan, Government Code Section 65860 provides the City Council the authority to review and update the City’s Zoning Code 389 of 608
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to ensure that the review processes and requirements are compatible with the objectives, policies, and programs specified in the General Plan. The City’s Zoning Code (SMMC 27.060.040(c)) authorizes the Planning Commission to review amendments to the Zoning Code and make recommendations to the City Council. The proposed amendments were reviewed by the Planning Commission on October 24, 2023 at a public hearing as described below. The Ordinance with the proposed amendments is included as Attachment 2 and a tracked-changes version of the Ordinance is included as Attachment 3.
These amendments would implement the ODS and streamline development application review processes for new multifamily and residential mixed-use projects. More specifically, the Ordinance includes provisions to expand the types of projects that can be approved by the Zoning Administrator (administrative level review) from five (5) units to up to twentyfive (25) units for residential and mixed-use residential projects that are ODS-compliant. Projects with twenty-six (26) or more units will require Planning Commission or City Council review, as required, with a limited ability to require design changes to an ODS-compliant project. Increasing the administrative review threshold will implement Housing Element Policy H 1.6 (b), which seeks to streamline the development review process and reduce the approval timeline for housing projects. Applicants who opt not to comply with the ODS would be subject to the current discretionary review process.
Please note that the Ordinance also contains an unrelated minor change regarding fence heights to bring that Zoning Code provision into conformity with the Building Code.
Applicability & Outreach
Per State law, the ODS would be applicable to multi-family and residential mixed-use projects. This includes duplexes, townhomes, triplexes, multi-unit apartment buildings, and mixed-use housing projects where at least two-thirds of the building’s square footage is dedicated to residential uses. The ODS would also apply to single-family residential development of two or more units (i.e., primary unit plus ADU, or a duplex project under Senate Bill 9).
Staff and the MIG consultant team have worked to prepare the proposed ODS based on the City’s existing Single-Family Design Guidelines, Duplex Design Guidelines, Small Lot Design Guidelines, Multi-family Residential Design Guidelines, specific plans, input from the public and Planning Commission, and review of best practices. Public outreach efforts have included two Planning Commission Study Sessions (August 2021 and August 2023) and two community workshops and a developer’s roundtable (June 2021 and April 2023). The proposed ODS standards were initially published for public review in July 2023 and an updated version was posted for public review in October 2023. Most recently, a Planning Commission public hearing on the proposed ODS was held on October 24, 2023, where the Planning Commission recommended approval of the ODS with modifications to certain standards, as described further below. The draft meeting minutes are included in Attachment 4.
Objective Design Standards
The ODS document is divided into three primary sections: 1) General Standards that apply to all projects, 2) Specific Plan Area standards that are additive to the General Standards, and 3) a Definitions section. The ODS address all aspects of project design, from basic site design and building placement principles to architectural detailing to landscaping and lighting treatments. The ODS do not change any of the development standards contained in the Zoning Code. Existing setbacks, height, parking requirements, open space standards, etc. will continue to apply. The ODS are additive to existing zoning regulations.
Recognizing the varying scales of development in San Mateo, the ODS address three distinct building typologies:
• Low-rise Buildings: 1-3 stories and up to 35 feet in height • Mid-rise Buildings: 4-7 stories and up to 90 feet in height (currently possible under state density bonus law) • High-rise Buildings: 8+ stories or more than 90 feet in height (currently possible under state density bonus law) For many standards, the ODS present a menu approach to allow for flexibility of design and project needs. Applicants are directed to select a minimum number of design components from a list. For example, regarding parking structures, the ODS state:
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Any stand-alone parking structure located along or facing a public right-of-way shall include at least one (1) of the following treatments:
1. Landscape screening consisting of evergreen species covering at least the first two (2) lower stories of the parking structure;
2. Public murals or art; or
3. Decorative screening elements attached to the structure, such as grills or vertical slats.
Specific Plan Areas
Several key areas of the City, including sections of El Camino Real, the Hillsdale Caltrain station, and Downtown, are subject to additional standards contained within various specific plans. A map of these specific plans is included in Attachment 5. Chapter 7 (Specific Plan Areas) of the ODS document converts existing subjective standards of these documents by making them objective and includes a new Spanish Revival architectural style requirement in the Downtown and Vision of the Gateway areas in response to community comments and Planning Commission recommendations.
Architectural Styles and Downtown
The Draft ODS reviewed by the Planning Commission at their August 8, 2023 study session did not specify required architectural styles, in order to provide project flexibility and to align with the current Design Guidelines, which do not require specific architectural styles. However, recent public comments and concerns regarding architectural design within the City, with a particular focus within and around the downtown area were discussed at the August 2023 Planning Commission study session. The Commission recommended adding one architectural style, north of Highway 92, with potential other architectural styles to be added in the next iteration of these standards. As recommended by the Planning Commission, a Spanish Colonial Revival architectural style requirement was added to the ODS. This requirement, however, is limited to the Downtown and Vision of the Gateway areas only in response to community concerns about recent changes in these areas.
The addition of a Spanish Colonial Revival architectural style within the Downtown and Vision of the Gateway areas is seen as a first step of introducing architectural styles into the ODS document. The completion of the City’s General Plan Update will result in several initiatives including updates to the City’s specific plan areas (including the Downtown Area Plan). These initiatives will provide the ideal opportunity to review specific areas of the City holistically, conduct the necessary historic reviews and building surveys, and include the robust public and community outreach necessary to closely analyze what makes these areas unique (including the identification of specific architectural styles).
Implementation of the ODS document will be an iterative process and staff intends to revisit these standards within three (3) years to evaluate their effectiveness, provide updates as necessary, and incorporate further community input on architectural styles in appropriate areas.
Proposed Code Amendments
In addition to the ODS, the following Zoning Code amendments to Title 27 are proposed to implement the ODS and to bring the Zoning Code into conformity with the Building Code (regarding fence height):
Municipal Code Section Proposed Change
27.060.020 “Zoning Administrator
Powers and Duties”
Increase the Zoning Administrator power and duties to approve projects from less than 6 residential units to up to 25 residential units for projects that meet objective design standards.
Increase fence height from six to over seven feet for rear and side yards for when Zoning Administrator Approval is required, to align with the Building Code.
27.060.040 “Planning Commission
Jurisdiction”
Clarify that the Planning Commission would review projects over 25 units that meet objective design standards and all projects over 5 units that do not meet objective design standards.
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27.08.030 “Site Plan and Architectural
Review (SPAR)”
Increase the threshold for when fences require a SPAR from six to seven feet in height, to align with the Building Code.
27.21.030 “Rules of Procedure” Revise findings for SB 9 projects to require compliance with other adopted plans, policies, or standards (which would include the ODS).
27.39.120 “Residential Development
Standards”
Clarify that residential uses permitted as part of mixed-use developments are subject to the ODS.
27.060.040 “Planning Commission
Jurisdiction”
Clarify that the Planning Commission would review projects over 25 units that meet objective design standards and all projects over 5 units that do not meet objective design standards.
DISCUSSION:
Planning Commission Recommendations
At the October 24, 2023, Planning Commission hearing, the Commission voted 4-1 to recommend the City Council adopt an Ordinance to amend Title 27 and Resolution to establish Objective Design Standards with modifications. These recommended modifications are outlined below along with staff responses.
Building and Architecture
1. Section 4.1.2 - Articulation Details
Planning Commission Recommendation: Reduce the minimum depth of façade articulations details from 18 inches to 12 inches, reduce the minimum window recess depth from 4 to 3 three inches, and reduce the minimum depth of horizontal mouldings from 18 inches to 3 inches.
Staff Response: These recommendations were incorporated into the current revised draft.
2. Section 4.1.3 Building Materials and Colors
Planning Commission Recommendation: Reduce the minimum number of colors of materials from 2 to 3, allow trim and roof materials to contribute to the minimum required colors/materials, remove the requirement that each required color/material constitute least 10 percent of the building elevation or reduce this requirement to 5 five percent, and amend the veneer requirement to either not end at an outside corner, or end at a wall plane break.
Staff Response: The minimum of three different colors and/or materials standard was retained but changes were made to allow trim to contribute to this minimum. Staff recommends that roofing not contribute to the minimum colors/materials standard as not all roofs in mid-rise and high-rise buildings can be seen and not all roofs in lowrise buildings provide visual interest. The standard that each required color/material constitute at least 10 percent of a building’s elevation was retained to ensure that the colors/materials are noticeable, however, changes were made to exclude trim from the 10 percent requirement. A clarification was also added that public art or murals would not contribute to the minimum or maximum colors/materials standard. Veneer requirements were amended to clarify that changes of materials (i.e. stucco to brick etc.) shall not end at an outside exterior corner of a structure as recommended.
3. Sections, 4.1.4, 4.1.5, 4.1.6, and 4.1.7 - Massing Breaks Planning Commission Recommendation: Remove the massing break requirement for low-rise buildings and allow low rise-buildings to adhere to the flat plane variation available for mid-rise and high-rise buildings. Add a minimum sixty (60)-foot length requirement to the rules of thirds standard for when a building must be broken into three primary masses. Revise the body of a building to be a greater number of stories than the base of a building. Clarify that for the flat plane variation wall plane break option, that adjacent building segments should vary from one another. Add balconies (recessed, flushed, or projected) as an allowable option to differentiate a building top from the body and base.
Staff Response: The massing break requirement for low rise buildings was retained and the flat plane variation option was not extended to low-rise buildings which would mostly comprise of single-family, duplex, triplex, and smaller apartment complexes. This better aligns with the existing Single-Family, Duplex, and Small Lot Design Guidelines which seek to prevent sheer two- and three-story walls. Balconies were not added as an option to 392 of 608
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differentiate the top of building from its base and body. For high-rise buildings, there are eight options an applicant may choose from to differentiate the top of a build from the base and body. Staff recommends not including balconies on this list as balconies as a means of distinction can make the top of a building feel architecturally heavy and over balanced. This does not mean that balconies cannot be included at a top floor, just that a different method must be used to differentiate the top of a building from the base and body. All other recommendations were incorporated into the current revised draft.
4. Sections 4.2.2 and 4.3.1 – Mixed-Use Buildings
Planning Commission Recommendation: Clarify that ground floor residential units and not residential uses shall be separated from the grade. The standard that calls for similar treatment of the base, body, or top needs further clarification to be an objective standard.
Staff Response: The ground floor clarification has been made. Staff amended the consistent design standard to be objective and clarified that mixed-use buildings shall carry the same theme on each elevation across residential and non-residential uses which ultimately seeks to have a cohesive and consistent design across a single structure.
5. Section 4.4.1 – Neighborhood Transitions
Planning Commission Recommendation: Revise the screening tree planting interval from a minimum of 15 feet to a maximum of 15 feet.
Staff Response: In consultation with the City Arborist, the planting interval was revised from a minimum of 15 feet to a range of 15 to 30 feet to achieve a 60 to 70 percent screening coverage within five years to allow for the different growth patterns and requirements for a variety of tree species. The 15 feet minimum was retained for health development of trees.
6. Sections 4.5.1 and 4.5.2 – Roof Form
Planning Commission Recommendation: Remove section 4.5.2 which provides limits for the maximum amount of roof form variations, and regulations related to roof pitch, eave treatment, and parapets as these requirements may be overly burdensome and partially covered by the Building Code already.
Staff Response: Staff recommends that the regulation limiting a building to no more than two roof forms should be retained to prevent overly complicated roof configurations commonly seen in initial planning applications.
Regulations related to consistent roof pitch across a building were removed and a clarification that eave treatment including depth, material, style, and brackets shall match across a building was added. Regulations related to capped parapets and a drip edge were removed as it is covered by the Building Code. The regulation to require coping on a roof parapet (if provided) was retained to provide a finish to the top of a parapet and direct water away from the walls below.
7. Sections 4.6.1, 4.6.2, and 4.6.5 – Windows, Doors, Entry Design, and Security Planning Commission Recommendations: Remove bays from the horizontal and vertical alignment standards as bays can be wider than they are tall. Change the minimum depth a window shall be recessed from four (4) to three (3) inches and add trim as an alternative option to recessing a window. Remove the requirement that controls how deep a retail entry may be recessed in a mixed-use building.
Staff Response: The regulation that limits how deep a retail or commercial entry may be recessed was retained with a change of the maximum recess depth from 24-inches to 36-inches to allow for the swing of a door and shelter from elements. Deeper recesses are not recommended as they create greater separation of active commercial/retail uses from the sidewalk, potential security issues, and areas for trash leaves, or debris to accumulate due to the wind. All other recommended modifications have been incorporated into the current revised draft.
8. Section 4.7 – Materials and Colors
Planning Commission Recommendations: Allow all types of wood shingles and fiber cement board and ensure that membrane and other roofing materials common on flat roofs are allowed.
Staff Response: These recommendations were incorporated into the current revised draft. 393 of 608
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Specific Plan Area Standards
9. Sections 7.1.1 and 7.1.2 – Specific Plan Standards - Downtown Plan Area Planning Commission Recommendations: Revise the horizontal alignment of window standards to permit different sized windows and provide more language on how windows should be aligned. Allow weathered brick and brick veneer to be used on Spanish Colonial Revival buildings.
Staff Response: These recommendations were incorporated into the current revised draft. Language was added that the tops or bottoms of windows should be aligned horizontally on each floor above the second floor for 80 percent of all windows. This allows for different window sizes while still ensuring windows horizontally define each floor above the ground floor.
Additional administrative edits to the document including minor spelling, formatting, page numbering, caption edits, and graphic refinements are also included in the revised ODS document.
PUBLIC COMMENTS:
Seventeen public comments have been received since the July 2023 publication of the Objective Design Standards. Five of these comments have been received since the October 2023 Planning Commission public hearing. Many comments regarding open space, exterior lighting, building articulation, inclusion of architectural styles, building height limits, historical preservation, and the specific plan areas have been incorporated into the Objective Design Standards. Comments recommending changes to the applicability of the ODS and changes to the standards and/or boundaries of existing specific plan areas have not been incorporated into the document. Staff provided a clarification that the ODS do not seek to change existing specific plan area standards or boundaries and that applicants may opt out of the ODS and pursue a discretionary review process. These comments are included in Attachment 6. Any additional public comments received after the publication of this report will be provided to the City Council as a post-publication attachment.
BUDGET IMPACT:
There is no fiscal impact on the City. The development of Objective Design Standards is funded by the State’s SB 2 Planning Grants Program, which requires the project to be completed by December 31, 2023, unless substantial additional documentation is provided to the State.
ENVIRONMENTAL DETERMINATION:
In accordance with California Environmental Quality Act (CEQA) Guidelines, Section 15061(b)(3), adoption of this ordinance is covered by the "common sense exemption" that CEQA applies only to projects which have the potential to cause a significant effect on the environment. Here, it can be seen with certainty that the proposed amendments create objective design standards and a streamlined review process for small projects up to twenty-five (25) residential dwelling units subject to objective design standards would not cause a physical change in the environment and therefore would not have a significant effect on the environment. Proposals for multi-family or residential mixed-use development will be considered as individual projects and will be evaluated pursuant to CEQA at the time of application submittal.
NOTICE PROVIDED:
In accordance with Government Code Sections 65090 and 65091 and the City’s Municipal Code public noticing requirements, the notice for this public hearing was published in a local newspaper of general circulation, posted in three public facilities, and noticed to the following parties at least ten (10) days in advance of Planning Commission meeting:
• The City’s social media sites;
• The City’s Planning “Notify Me” email list; and
• The interested parties list, which includes interested individuals who contacted the City and requested to be added to the project notification list.
The updated ODS document was also provided for public review on November 10, 2023, at least 10 days before this public hearing and in advance of the agenda report being published. 394 of 608
CITY OF SAN MATEO
ATTACHMENTS
Att 1 – Proposed Resolution (Adopt Objective Design Standards) Att 2 – Draft Ordinance
Att 3 – Draft Ordinance (Tracked Changes)
Att 4 – Planning Commission Hearing Draft Minutes October 24, 2023 Att 5 – Specific Plan Areas Map
Att 6 – Public Comments
STAFF CONTACT:
Laura Richstone, Associate Planner
[email protected]
(650) 522-7205
Planning Application Number: PA-2019-016
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CITY OF SAN MATEO
RESOLUTION NO. ____ (2023)
ESTABLISHING CITYWIDE OBJECTIVE DESIGN STANDARDS FOR QUALIFYING MULTI-FAMILY AND RESIDENTIAL
MIXED-USE DEVELOPMENT PROJECTS
(PA 2019-016, OBJECTIVE DESIGN STANDARDS)
WHEREAS, the State of California adopted Senate Bills (SB) 35, SB 167, and SB 330 to establish a streamlined review process for housing development projects, as defined, and these laws restrict the City’s ability to deny or reduce the density of qualifying housing development projects, and limit local jurisdictions’ review of such projects to standards that are objective in that they are uniformly verifiable to an external and uniform benchmark or criterion, involve no personal or subjective judgment by a public official, and are knowable by both the applicant and City; and
WHEREAS, the City’s Single-Family Dwelling Design Guidelines, Duplex Design Guidelines, Small Lot Design Guidelines, Multi-family Design Guidelines, Downtown Retail Core and Downtown Historic District Design Guidelines, Mid and South El Camino Real Design Guidelines, El Camino Master Plan, Hillsdale Station Area Plan, Mariner’s Island Plan, San Mateo Rail Corridor Transit Oriented Development Plan and Vision of the Gateway Plan areas contain limited objective design standards; and WHEREAS, the City Council adopted Resolution No. 72 (2019) authorizing application for, and receipt of, SB 2 Planning Grant Program Funds, including execution of an agreement with the California Department of Housing and Community Development and the City of San Mateo for the preparation of Objective Design Standards, which would be completed once the objective standards are adopted; and WHEREAS, the purpose of adopting citywide Objective Design Standards is to comply with State legislation, implement streamlined and ministerial review processes for qualifying housing projects, provide a clear set of criteria to guide development, and establish an objective framework by which qualifying projects will be evaluated; and
WHEREAS, upon adoption, these Objective Design Standards shall supersede and replace the interim objective design standards for qualifying SB 9 development adopted via Resolution No. 107 (2022) and carried out under San Mateo Municipal Code Chapter 27.21, “Two-Unit Development Residential Overlay District – R1 Districts”; and
WHEREAS, the City’s Objective Design Standards were developed with extensive public and Planning Commission input through two Planning Commission Study Sessions and three community workshops held between 2021 and 2023; and
WHEREAS, only multi-family and residential mixed-use projects submitted after the effective date of this resolution would be subject to Objective Design Standards. Multi-family and residential mixed-use development projects submitted for a formal Planning Application before the effective date of this resolution would not be subject to these Objective Design Standards; and 396 of 608
WHEREAS, as an alternative, any applicant of a qualifying housing development project seeking exceptions to the Objective Design Standards may elect to proceed with the City’s existing discretionary design review process; and
WHEREAS, on October 24, 2023, the Planning Commission conducted a duly noticed public hearing to consider citywide Objective Design Standards for multi-family and residential mixed-use development, and associated agenda report, public comments, and staff recommendations and with a 4-1 vote provided a recommendation of approval to the City Council with modifications to some of the standards; and WHEREAS on November 20, 2023, the City Council held a duly noticed public hearing to consider citywide Objective Design Standards for multi-family and residential mixed-development and associated agenda report, public comments, staff recommendations, and Planning Commission recommendations.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY FINDS AND RESOLVES that:
1. In accordance with California Environmental Quality Act (CEQA) Guidelines, Section 15061(b)(3), adoption of these Objective Design Standards is covered by the "common sense exemption" in that CEQA applies only to projects which have the potential to cause a significant effect on the environment. Here, it can be seen with certainty that the proposed Objective Design Standards would not cause a physical change in the environment and therefore would not have a significant effect on the environment. Proposals for multi-family or residential mixed-use development will be considered as individual projects and will be evaluated pursuant to CEQA at the time of application submittal.
2. The Objective Design Standards attached hereto and incorporated by reference as Exhibit A are hereby approved.
3. Nothing in this resolution or exhibit is intended to preclude the application of building codes or state and local regulations or other laws applicable to housing development projects.
4. The Objective Design Standards shall be reviewed within three (3) years to evaluate their effectiveness, provide updates as necessary, and incorporate further community input on architectural styles in appropriate areas.
5. In the event any section, clause, or provision of this resolution or its exhibits shall be determined invalid or unconstitutional, such section, clause, or provision shall be deemed severable and all other sections or portions here of shall remain in full effect.
6. New qualifying multi-family and residential mixed-use development projects submitted for a formal Planning Application on or after the effective date of this resolution shall be subject to the Objective Design Standards contained in Exhibit A. Multi-family and residential mixed-use development projects submitted for a formal Planning Application before the effective date of this resolution shall not be subject to these Objective Design Standards.
7. The City Manager, with the concurrence of the City Attorney, may correct typographical or other minor errors within the Objective Design Standards document.
8. This resolution will take effect concurrently with the effective date of the associated code amendments adopted by City Council via Ordinance on _________________. 397 of 608
M U LT I-FA M I LY A N D
RESIDENTIAL MIXED-USE
O B J E C T I V E
D E S I G N
STANDARDS
Exhibit A
November 2023
PUBLIC HEARING DRAFT
CITY OF SAN MATEO
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ORGANIZATION
ACKNOWLEDGMENTS
CITY OF SAN MATEO
CITY COUNCIL
Amourence Lee, Mayor
Lisa Diaz Nash, Deputy Mayor
Rich Hedges, Council Member
Adam Loraine, Council Member
Rob Newsom Jr., Council Member
PLANNING COMMISSION
John Ebneter, Chair
Seema Patel, Vice Chair
Adam Nugent, Commissioner
Martin Wiggins, Commissioner
Margaret Williams, Commissioner
DEPARTMENTAL STAFF
Manira Sandhir, Planning Manager and Zoning
Administrator
Laura Richstone, Associate Planner
Wendy Lao, Associate Planner
MIG
Laura R. Stetson, Principal
Christine Scott Thomson, Director of
Sustainability/Urban Planning & Design
CJ Davis, Senior Urban Designer
Madeleine Salem, Graphic Designer
Planarchology, LLC
Gregory D. Thomson, Principal
Good City Company
Nicholas Hamilton, Senior Planner
Dara Phung, Graphic Designer
All Images used in this report have been provided
by the City of San Mateo or are sourced from
MIG or Good City Company. All graphic maps
and models are developed by MIG or Good City
Company for use by the City of San Mateo.
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ORGANIZATION
TABLE OF CONTENTS
1. ORGANIZATION
1.1 Organization .................................. 1
2. PURPOSE AND APPLICABILITY
2.1 Purpose.......................................... 3
2.2 Applicability................................... 3
2.3 Types of Buildings Regulated .......... 4
3. SITE PLANNING
3.1 Pedestrian Access and
Accommodations ........................... 9
3.2 Parking, Access,
and Driveways ............................. 12
3.3 Frontage Elements in Central Business
District (CBD) Zoning District ........ 15
4. BUILDING DESIGN AND
ARCHITECTURE
4.1 Massing and Articulation .............. 17
4.2 Ground Floor Requirements.......... 31
4.3 Additional Standards for
Mixed-Use Buildings..................... 32
4.4 Transitions and Screening ............. 33
4.5 Roof Form ................................... 35
4.6 Windows, Doors, Entry Design,
and Security ................................ 36
4.7 Materials and Colors .................... 42
4.8 Additions to Existing Structures .... 44
5. LANDSCAPING, OPEN SPACE, AND
EXTERIOR LIGHTING
5.1 Landscaping and Open Space ....... 46
5.2 Exterior Lighting........................... 50
6. OTHER SITE FEATURES
6.1 Accessory Structures and
Enclosures .................................. 52
6.2 Utilities and Mechanical
Equipment ................................... 53
6.3 Required Screening ..................... 54
6.4 Lightwells .................................... 54
7. SPECIFIC PLAN AREA STANDARDS
7.1 Downtown Plan Area ................... 57
7.2 El Camino Real Master Plan Area .. 62
7.3 Hillsdale Station Area .................. 65
7.4 Mariner’s Island
Specific Plan Area ........................ 69
7.5 Mid and South El Camino Real ..... 70
7.6 San Mateo Rail Corridor Transit
Oriented Development
Plan Area ..................................... 72
7.7 Vision of the Gateway................... 74
8. DEFINITIONS ................................. 78
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ORGANIZATION
BAY MEADOWS, CITY OF SAN MATEO
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City of San Mateo | OBJECTIVE DESIGN STANDARDS | 1
ORGANIZATION
1.1 ORGANIZATION
These Objective Design Standards for the City of San Mateo are organized into the following sections.
Section 1 outlines the organization of the document.
Section 2 describes the purpose and applicability of these Objective Design Standards for qualifying multi-family and residential mixed-use development projects in the City of San Mateo.
Sections 3, 4, 5, and 6 work together and set forth standards that apply to projects at the site planning, building design, and site detail levels. General standards applicable to all development are provided at the beginning of each section, followed by specific standards based on building type (lowrise, mid-rise, and high-rise).
Section 7 establishes additive standards applicable within adopted specific plan areas.
Section 8 provides supplementary definitions to those contained in San Mateo Municipal Code (SMMC) Chapter 27.04 (Zoning – Definitions).
ORGANIZATION 1
Graphics utilized in the following pages are to illustrate the specific components identified and may not necessarily capture all standards of the document with the graphic. Graphics, annotations, and captions shall not be construed to represent standards that are not specifically identified in the graphic and are illustrative for conceptual purposes; the standards text shall prevail. 402 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 2
PURPOSE AND APPLICABILITY
CASA BAYWOOD, CITY OF SAN MATEO
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PURPOSE AND APPLICABILITY
2 PURPOSE AND
APPLICABILITY
2.1 PURPOSE
These Objective Design Standards (ODS) are established to:
A. Provide clear, objective, and measurable standards for qualifying multi-family and residential mixed-use development throughout the City;
B. Streamline the review of qualifying multi-family and residential mixed-use development projects to address housing needs of all income levels;
C. Maintain and enhance San Mateo’s charm through the built environment and ensure new development fits contextually into surrounding neighborhoods and districts by incorporating quality design in architectural styles, building massing, detailing, articulation, and materials/colors; and
D. Ensure that pedestrian movement and experiences are considered foremost in the massing, placement, and design of new development.
2.2 APPLICABILITY
A. The ODS set forth in this document apply to new multi-family development, residential mixed-use development, and additions to multi-family and residential mixed-use development pursuant to any provision of state law which references objective design standards, including but not limited to Government Code Section 65589.5 (Housing Accountability Act) and Section 65913.4, as may be amended from time to time.
B. These ODS apply to private development projects on private property. The ODS may work in conjunction with adopted City of San Mateo documents that regulate use of and required improvements to public property abutting a development site.
C. These ODS are additive to the requirements of the zoning district in which a development site is located, as specified in San Mateo Municipal Code Title 27 (Zoning) or any other provisions of the San Mateo Municipal Code. In the event of conflict, the San Mateo Municipal Code shall apply.
D. In the event of any internal conflict within this document between citywide standards and standards applicable to a specific plan area, the specific plan area standards shall apply. 404 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 4
PURPOSE AND APPLICABILITY
E. If a project site is included within two or more specific plan areas simultaneously, all specific plan area standards shall apply.
F. Graphics utilized in this document are to illustrate the specific components identified and may not necessarily capture all standards of the document with the graphic. Graphics, annotations, and captions shall not be construed to represent standards that are not specifically identified in the graphic and are illustrative for conceptual purposes; the standards text shall prevail.
G. Projects that do not adhere to the these Objective Design Standards may elect an alternative review subject to the City’s discretionary review process, applicable design guidelines, and General Plan policies and goals. Projects afforded concessions, waivers, or other density bonuses under the State Density Bonus Law (Government Code Section 65915), and projects subject to Senate Bill 35 (Government Code Section 65913) or any other applicable state law, may still use the Objective Design Standards or elect to utilize the City’s discretionary design review process.
2.3 TYPES OF BUILDINGS REGULATED
These standards establish regulations for three general building types: low-rise, mid-rise, and high-rise buildings, defined below:
A. Low-rise shall mean buildings up to three (3) stories but no more than thirty-five (35) feet in height.
B. Mid-rise shall mean buildings between four (4) and seven (7) stories but not more than ninety (90) feet in height.
C. High-rise shall mean buildings eight (8) or more stories or more than ninety (90) feet in height.
D. Where a standard within this document does not specify a specific building type, the standard shall apply to all building types.
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PURPOSE AND APPLICABILITY
Maximum of
35 feet in height
3-Story Development 2-Story Development 1-Story Development Figure 1: Low-rise shall mean buildings up to three (3) stories but no more than thirty-five (35) feet in height. (Section 2.2.H.A)
Figure 2: Two-story low-rise townhomes (Section 2.2.H.A) Low-rise shall mean buildings up to three (3) stories but no more than thirty-five (35) feet in height.
Figure 3: Three-story low-rise triplex (Section 2.2.H.A) Low-Rise Buildings
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PURPOSE AND APPLICABILITY
Maximum of
90 feet in height
6-Story Development
Figure 4: Mid-rise shall mean buildings between four (4) and seven (7) stories but not more than ninety (90) feet in height. (Section 2.2.H.B)
Mid-rise shall mean buildings between four (4) and seven (7) stories but not more than ninety (90) feet in height.
Mid-Rise Buildings
Figure 5: Four-story mid-rise development (Section 2.2.H.B) Figure 6: Five-story mid-rise development (Section 2.2.H.B) 407 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 7
PURPOSE AND APPLICABILITY
Over 90 feet
in height
Figure 7: High-rise shall mean buildings eight or more stories or greater than ninety (90) feet in height. (Section 2.2.H.C) High-Rise Buildings
High-rise shall mean buildings eight (8) or more stories or more than ninety (90) feet in height.
Figure 8: Ten-story high-rise development (Section 2.2.H.C) Figure 9: Ten-story high-rise development (Section 2.2.H.C) 408 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 8
SITE PLANNING
CITY OF SAN MATEO
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9 | OBJECTIVE DESIGN STANDARDS | City of San Mateo
3 SITE PLANNING
3.1 PEDESTRIAN ACCESS AND ACCOMMODATIONS
3.1.1 Pedestrian Paths
Onsite pedestrian paths shall comply with the following:
A. The minimum width of a public pedestrian path shall be six (6) feet.
B. All pedestrian paths on private property shall be clearly delineated using at least one (1) of the following:
1. Colored and/or textured concrete
2. Paving blocks or stones
3. Grasscrete
Public pedestrian paths are
a minimum of 6 feet wide
Private paths clearly
delineated (e.g. brick)
Figure 10: Pedestrian paths on private property are clearly delineated with colored concrete. (Section: 3.1.1.B)
4. Tile
5. Brick
6. Masonry
Public pedestrian paths are
a minimum of 6 feet wide
Figure 11: Public pedestrian paths shall be a minimum of six (6) feet wide. (Section: 3.1.1.A)
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City of San Mateo | OBJECTIVE DESIGN STANDARDS | 10
SITE PLANNING
3.1.2 Pedestrian Paseos
If provided, pedestrian paseo(s) shall:
A. Be open to the sky and connect to public sidewalks (i.e., paseos shall not dead end).
B. Have a minimum twelve (12)-foot width, as measured from building face to adjacent building face for low-rise buildings.
C. Have a minimum twenty (20)-foot width, as measured from building face to adjacent building face for mid-rise and high-rise buildings.
D. Provide a minimum eight (8)-foot-wide public access easement within the required minimum paseo width for pedestrian access.
E. Provide pedestrian-scale lighting along the length of the paseo. Such lighting shall be mounted not higher than twelve (12) feet, meet the latest Illuminating Engineering Society (IES) recommended values, and be directed downward or have a light cap.
Minimum 8-foot
public easement
Minimum 12-foot width
between buildings (from
building face to building
face) for low-rise buildings
Figure 12: A pedestrian paseo between low-rise buildings has a minimum eight (8)-foot-wide public access easement and a minimum twelve (12)-foot width, as measured from building face to adjacent building face. (Sections 3.1.2.B and 3.1.2.D) 411 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 11
SITE PLANNING
F. Pedestrian paseos shall include a minimum of three (3) of the following pedestrian amenities for at least every twenty (20) linear feet:
1. Bench(es)
2. Shade structure(s)
3. Tree(s) consistent with the City Landscape
Ordinance
4. Water feature or water fountain
5. Café tables and chairs
6. Textured, multi-colored, or patterned
pavement
7. Public art
8. Decorative overhead lighting
Bench
Decorative lighting Trees consistent with the
City Landscape Ordinance
Figure 13: A pedestrian paseo includes trees (shade structures) consistent with the City Landscape Ordinance, a bench, and decorative lighting. (Section 3.1.2.F)
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SITE PLANNING
3.2 PARKING, ACCESS, AND DRIVEWAYS
3.2.1 Vehicle and Parking Area Screening
Where vehicles are visible from a public right-of-way (i.e., surface parking lots or rooftop garages), the following standards shall apply:
A. Parking areas shall not be established within any required front setback area.
B. Surface parking areas, including driveways, shall not occupy more than twenty-five (25) percent or sixty (60) feet of the project frontage, whichever is greater.
C. Parking areas shall be screened from view from the adjacent primary street with a three (3)-foothigh textured or patterned block wall that is capped, or a landscape hedge, or combination of the two. If a wall is used, the wall shall be treated with a graffiti-resistant coating.
D. Chain link or vinyl fencing shall be prohibited as a screening material for parking, lightwells, and utility structures/equipment.
No parking in
front setback area
Driveways (or surface
parking) are no more than
25% of project frontage
Figure 14: Parking and driveways shall occupy no more than twenty-five (25) percent or sixty (60) feet of the project frontage, whichever is greater. (Section 3.2.1.B)
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SITE PLANNING
3.2.2 Roof-top Parking
Roof-top parking shall be screened by a parapet wall of a minimum three (3)-foot height and shall be constructed of the same material(s) as the building on which it is located.
3.2.3 Parking Entrances and Curb Cuts
For developments that front more than one (1) street, driveways and entrances to parking facilities (surface parking or parking structures) shall be located on the secondary street frontage, side street, or alley unless access is only provided from the primary street frontage, or if the City traffic engineer requires access to occur from a primary street for traffic flow purposes. In circumstances in which a development site fronts two (2) primary streets, the developer may select the street to be used for the parking entrance.
Parking is screened
to at least 3 feet
Figure 15: The parking area is screened from view from the adjacent primary street with a three (3)-foot-high landscaped hedge. (Section 3.2.1.C)
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SITE PLANNING
Figure 17: Active uses ground level parking structure
(Section 3.2.4)
3.2.4 Parking Structures
A. For mixed-use buildings, any structured parking facility integrated into the building and located along a street shall not have more than fifty (50) percent of that frontage consisting of non-active uses, as defined in this document. Any portion of the frontage used for parking shall either be enclosed or shall have ground-level screening consisting of decorative metal grates, evergreen landscaping, or combination of the two.
B. For multi-family residential buildings, any structured parking facility integrated into the building and located along or facing a public street shall either be enclosed or shall have ground-level screening consisting of decorative metal grates, evergreen landscaping, or both.
C. Any stand-alone parking structure located along or facing a public right-of-way shall include at least one (1) of the following treatments:
1. Landscape screening consisting of evergreen species covering at least the first two (2) lower stories of the parking structure.
2. Public murals or art.
3. Decorative screening elements attached to the structure, such as grills or vertical slats.
Figure 16: Decorative screening elements screen the
parking structure from the public right-of-way.
(Section 3.2.4.C.3)
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SITE PLANNING
3.3 FRONTAGE ELEMENTS IN CENTRAL BUSINESS DISTRICT (CBD)
ZONING DISTRICT
In the CBD zoning district, a building’s primary street frontage shall include either a plaza/publicly accessible open space or seating as stated below:
3.3.1 Plazas or Publicly Accessible Open Space
A publicly accessible plaza/publicly accessible open space, subject to the following:
A. For each one hundred fifty (150) feet of horizontal building frontage or portion thereof, at least one hundred (100) square feet of plaza/publicly accessible open area shall be provided.
B. Each plaza/publicly accessible open space shall have a minimum depth and width of ten (10) feet.
C. Where more than one (1) plaza area/publicly accessible open space is required based on building frontage, plaza/open space areas may be combined into one larger area.
D. For buildings with a horizontal length of less than one hundred and fifty (150) feet, no plaza or publicly accessible open space is required. However, public seating shall be provided along the building frontage as required by subsection 3.3.2.
3.3.2 Seating
Publicly accessible seating shall be provided on
private property, subject to the following:
A. One (1) seating unit shall be provided for
each fifty (50) horizontal feet of building
frontage, with a seating unit defined to be a
seating area at least two (2) feet in width.
B. Public seating shall either be distributed
along the street frontage or provided in
groupings within plazas and/or publicly
accessible open spaces.
C. At least fifty (50) percent of provided public
seats shall have backs and armrests.
Back and armrests on at
least 50% of required seating
Required public seating
is distributed along street
frontage or grouped in plazas
Multiple required open space
areas may be combined into
one larger plaza.
Figure 18: Publicly accessible seating on private property (Section 3.3.2)
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BUILDING DESIGN AND ARCHITECTURE
BAY MEADOWS, CITY OF SAN MATEO
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BUILDING DESIGN AND ARCHITECTURE
4 BUILDING DESIGN AND
ARCHITECTURE
4.1 MASSING AND ARTICULATION
4.1.1 Blank Walls
Blank walls shall be limited to a maximum of twenty (20) feet in length on all stories.
4.1.2 Articulations Details
The following façade articulations shall be a minimum depth of twelve (12) inches. These shall be in addition to requirements for wall plane and massing breaks identified below for each building type.
For low-rise and mid-rise buildings, at least two (2) of the following shall be provided. For high-rise buildings, at least three (3) of the following shall be provided:
A. Architectural projections such as roof eaves,
overhangs, cornices, pergolas, or metal, wood,
or glass awnings
B. Balconies per unit
C. Box or bay windows per unit
D. Window recesses and edges, including
mouldings and reveals with at least three
(3)-inch depth
E. Projecting or recessed rooms or units
for a minimum of ten (10) percent of the
units along the building façade for low-rise
development or a minimum of thirty (30)
percent of the units for mid and high-rise
development
F. Horizontal mouldings that are at least three
(3) inches minimum
Window recesses and edges,
including reveals moldings,
have at least 4 inches in depth
Balconies
per unit
Bay windows
Architecural projections
such as roof eaves
Figure 19: A low-rise development with at least four different façade articulations (Section 4.1.2) 418 of 608
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BUILDING DESIGN AND ARCHITECTURE
4.1.3 Building Materials and Color
Buildings shall not be monochromatic in color scheme and use of materials. The following approaches shall be used:
A. A combination of at least three (3) different colors and/or materials shall be used on each building elevation, inclusive of trim. For example, the combination could be two (2) different colors and one (1) different material. No more than six (6) colors and/or materials may be utilized on each building elevation. Public art or murals shall not contribute to minimum or maximum colors and/or materials.
B. Each color or material excluding trim shall constitute at least ten (10) percent of the building façade.
C. A change in color or material shall be characterized by a minimum six (6)-inch offset from the adjacent building plane, or architectural element such as moldings or bandings shall be used to create the offset.
D. Change of materials (for example, stucco to brick, etc.) including veneers shall not end at an outside exterior corner.
Changes in color or material offset
with architectural molding
Different colors and materials
Each material constitutes
at least 10% of building
Figure 20: A mid-rise building with different colors and materials on the building façade to avoid a monochromatic color scheme and use of materials. (Section 4.1.3)
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BUILDING DESIGN AND ARCHITECTURE
4.1.4 Massing Breaks – Generally
Structures three (3) or more stories and sixty (60) or greater in length shall follow the rule of thirds in which a structure is divided into at least three primary masses. Possible ways to break a horizontal mass into three elements are illustrated below.
Figure 21: Possible ways to divide a horizontal mass into three elements (Section 4.1.4) 420 of 608
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4.1.5 Massing Breaks - Low-rise Buildings
Low-rise buildings shall have a minimum eighteen (18) inch-deep wall plane break for every fifteen (15) to thirty (30) feet of horizontal wall length.
18 inch-deep wall plane break
Figure 22: Low-rise buildings shall have a minimum eighteen (18) inch-deep wall plane break for every fifteen (15) to thirty (30) feet of horizontal wall length. (Section 4.1.5)
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4.1.6 Massing Breaks - Mid-rise Buildings
A. Building Composition. Mid-rise buildings five (5) stories or lower in height shall be divided into at least two (2) sections: either a base and a top or a body and top. Mid-rise buildings of six (6) or more stories in height shall have a base, body, and building top.
1. Base
a. The base shall be differentiated from the
body and/or top through bands, string
course, corbels, cornices, materials,
and/or colors. If provided, the top of
banding and/or string courses shall be
located at the base of a window where a
typical windowsill of the story above the
base would be located, or at any point
below that down to the line between the
base and body stories.
b. For buildings six (6) stories or lower in
height, the base, if provided, shall be no
more than two (2) stories.
c. Seven (7) story mid-rise buildings shall
provide a two (2) story base.
2. Body
a. The body shall be a greater number of
stories than the base.
3. Top
a. If provided, the top shall not exceed
one (1) story.
b. If provided, the top shall be
differentiated from the base and/
or body along all building facades by
either its building material, wall plane
or stepback, color, projected roof
overhangs (minimum eighteen [18]
inches), stepped parapets, roof cornice,
bands, or a combination thereof.
Top
Body
Base
Figure 23: Mid-rise buildings of six (6) or more stories in height shall have a base, body, and building top. (Section 4.1.6.A) 422 of 608
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B. Wall Planes. At least one (1) of the following wall plane treatments shall be incorporated into the building design as described below.
1. Horizontal Wall Plane Breaks.
a. Along all building frontages, a wall plane offset shall occur at least every twenty (20) to forty (40) feet of horizontal building length, with the offset being a minimum of two (2) feet in depth and five (5) feet in length.
b. The horizontal wall plane offset/break shall follow the rule of thirds described in subsection
4.1.4. 2. Vertical Wall Plane Breaks. A change in the depth of the wall plane shall occur along the height of all building facades, unless stated otherwise. This shall be accomplished by incorporating at least one (1) of the following:
a. Roof cornice on the top floor.
b. A stepback or projection of a minimum of five (5) feet in depth between the base and the body of the building, meaning the body can be recessed or projected relative to the base.
Along the primary and secondary frontages, projections from the base may occur on all stories above the base. No wall plane shall extend into the required setback or public rightof-way. c. A change in building material or color between the base and body characterized by a twelve (12)-inch minimum offset from the surrounding building wall. d. A minimum ten (10)-foot stepback immediately above the building base or for the top floor along all building facades facing a right-of-way.
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Vertical wall plane break
every 20 to 40 feet
Projection on one side, stepback
of at least 5 feet on other side
12 inch minimum
change in plane
Figure 24: Wall plane treatments shall be incorporated into the design of mid-rise buildings. (Section 4.1.6.B) Roof cornice
Change in material or color
between base and body
Base with horizontal
banding below body
Figure 25: Vertical wall plane breaks can be accomplished by incorporating a roof cornice or change in material or color between the base and body. (Section 4.1.6.B)
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3. Flat Plane Variation
a. For every twenty (20) to forty (40) feet of horizontal street frontage, the building façade design shall change in detailing to create distinct building segments. This change in detailing shall include at least four (4) of the following:
Quoin
Inclusion of
cornices
Figure 26: Quoin and inclusion of cornices, create distinct building segments. (Section 4.1.6.B)
i. Change of materials and or color(s)
ii. Differing window size (twenty [20]
percent or greater difference in height
or width)
iii. Change in windows treatments
(including trim, type of window, sills,
shutters, mullions)
iv. Inclusion, or change, of cornices
v. Inclusion, or change, of columns or
pilasters
vi. Inclusion, or exclusion, of balconies
vii. Inclusion, or change, of horizontal
banding (i.e., transition from simple
band to frieze and cornice etc.) to
break up the structure’s massing
viii. Wall plane offset (minimum
eighteen [18] inches)
ix. Change in roof form or heights aligned with the building segment(s) 425 of 608
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No 3 consecutive
building wall segments
shall be identical.
Figure 28: To prevent repetitive wall designs, no three (3) consecutive building wall segments shall be identical.
Different window
sizes create distinct
building segments.
Windows aligned
along their top edges.
Figure 27: Differing window sizes and alignment of windows along their top edges create distinct building segments. (Section 4.1.6.B)
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BUILDING DESIGN AND ARCHITECTURE
C. Building Corner Treatment. At the intersection of two (2) primary streets or a primary and secondary street, building corners shall incorporate at least one (1) of the following:
1. A corner cut of at least ten (10) feet at the base of the building
2. A tower element which extends between three (3) to six (6) feet in height from the building ridge
3. Special treatment of either different exterior materials, paint colors, recesses, or projections relative to the adjacent units, or combination of these features
4. An architectural element such as a cupola, quoin treatment, rooftop sculpture, or spire based on the architectural design of the overall structure
Flat plane variation includes
changes in detailing to create
distinct building segments
Corner treatment includes
tower element projecting
above the building ridge at
primary street intersection
Changes in color
between building
base, body, and top
Figure 29: Examples of massing breaks in mid-rise buildings (Section 4.1.6.C) 427 of 608
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4.1.7 Massing Breaks - High-rise Buildings
A. Building Composition. High-rise buildings shall be divided into at least three (3) sections: base, body, and top.
1. Base
a. The base shall be two (2) to three (3) floors in height.
2. Body
a. The body shall be the floors above the base of the building, up to the top as defined below. b. The body shall be a greater number of stories than the base.
3. Top
a. The top shall be no more than a maximum of two (2) stories. b. The top shall be differentiated from the base and body by at least two (2) of the following:
i. Building material
ii. Wall plane break (minimum of two [2]
feet in depth and five [5] feet in length)
iii. Stepback (minimum ten [10] feet along
all building facades)
iv. Color
v. Eaves
vi. Projected roof overhang (minimum
eighteen [18] inches)
vii. Stepped parapets
viii. Roof cornice or distinguishing
architectural element(s) such
as overhangs, pergolas, etc.
on the uppermost floor
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A
B
C
D E
F
Figure 30: High-rise building wall plane horizontal offset examples (Section 4.1.7) Base is 2 to 3 floors high
Body is greater number of
stories than the base and
uses color to differentiate
from base and top
Top is no more than 2 stories
and includes change of plane
and projected roof overhang
Figure 31: High-rise building wall plane vertical massing breaks (Section 4.1.7) 429 of 608
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BUILDING DESIGN AND ARCHITECTURE
B. Massing Breaks. At least one (1) of the following shall be incorporated to break up building massing:
1. Horizontal Wall Plane Break.
a. Along all building frontages, a wall plane offset shall occur at least every twenty-five (25) to fifty (50) feet of horizontal building length, with the offset being a minimum of two (2) feet in depth and five (5) feet in length.
b. The horizontal wall plane break/offset shall follow rule of thirds described in subsection 4.1.4.
2. Vertical Wall Plane Breaks. Articulation shall be provided on all building facades. This shall be accomplished by incorporating at least three (3) of the following:
a. Roof cornice on the top floor
b. A stepback or projection of a minimum of five (5) feet in depth between the base and the body of the building, meaning the body can be recessed or projected relative to the base.
Along the primary and secondary frontages, projections from the base shall only occur on the body of the building. No wall plane shall extend into the required setback or public right-ofway. c. Change in building material or color between the base and body characterized by a minimum twelve (12)-inch offset from the surrounding building wall d. A stepback of a minimum ten (10)-feet immediately above the building base or for the top floor
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3. Flat Plane Variation
a. Every twenty-five (25) to fifty (50) feet of horizontal street frontage, the building façade design shall change in detailing to create distinct building segments. This change in detailing shall include at least four (4) of the following:
i. Change of materials and or color(s)
ii. Differing window size twenty (20)
percent or greater difference in height
or width
iii. Change in windows treatments
(including trim, type of window,
mullions)
iv. Inclusion, or change, of cornices
v. Inclusion, or change, of columns or
pilasters
vi. Inclusion, or change, of horizontal
banding (i.e., transition from simple
band to frieze and cornice, etc.) to
break up the massing of the structure
vii. Wall plane offset (minimum
eighteen [18] inches)
viii. Inclusion or exclusion of balconies
C. Building Corner Treatment. High-rise buildings shall incorporate the same corner treatment standards as mid-rise buildings.
Figure 32: To prevent repetitive wall designs, no two (2) contiguous building wall segments shall be identical.
ix. Change in roof form or heights
aligned with the building segment(s)
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4.2 GROUND FLOOR REQUIREMENTS
4.2.1 Mixed-Use
A. At least seventy-five (75) percent of the ground floor commercial wall area shall be glazed.
B. The finished floor to ceiling height for ground floor retail/commercial uses shall be at least twelve (12) feet.
Figure 33: Ground floor commercial uses shall be at least 12 feet in height. (Section 4.2.1.B) At least 12 feet in height
At least 75% of the ground floor from floor to ceiling
of mixed use buildings are glazed
4.2.2 Residential
Entries to ground-floor residential units shall be located eighteen (18) to forty-two (42) inches above or below the grade of the adjacent public sidewalk.
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4.3 ADDITIONAL STANDARDS FOR MIXED-USE BUILDINGS
4.3.1 Consistent Design
Mixed-use buildings shall carry the same theme on each elevation across residential and nonresidential uses, using at least two (2) of the following approaches:
A. Primary (non-accent) material(s)
B. Primary (non-accent) color(s)
4.3.2 Differentiate Between Residential and Commercial Uses In mixed-use buildings, distinct awning or entry treatments shall be used for commercial/retail uses to distinguish from the residential uses. Different treatments include, but are not limited to, doorway materials and recesses, signage, and paving in front of the entry.
C. Window detail (sills, frame) and proportions
D. Repeating recess depth
Figure 34: Mixed use buildings demonstrate consistent design on all elevations through the use of primary materials or colors, similar window detail and proportions, and similar treatment of top. (Section 4.3.1) Same theme through
similar window detail
and proportions and
similar treatment of top Same theme through use of
primary materials or colors
Same theme through
repeating recess depth
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4.4 TRANSITIONS AND SCREENING
4.4.1 Neighborhood Transitions
For proposed development projects over thirty-two (32) feet in height, where the side or rear property line abuts a property in the R1 zoning district, the following standards shall apply:
A. Stepback – Low-rise Buildings. For low-rise buildings within ten (10) feet of the abutting R1 zoning district, the third story shall step back at least five (5) feet from exterior building wall of the second story below. The stepback shall apply only to building facades within ten (10) feet of the identified R1 district. Alternatively, the entire building may be set back at least ten (10) feet from the abutting property line.
A
C
B
AA
B
C
Figure 35: Illustrated Low-rise Stepback (Section 4.4.1.A) 434 of 608
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B. Stepback – Mid-rise and High-rise Buildings.
1. For mid-rise and high-rise buildings within twenty (20) feet of an abutting R1 zoning district (measured from the proposed mid/high-rise building to the R1 property line), a minimum ten (10)-foot stepback shall be provided above the second story for mid-rise structures and twenty (20) feet for high-rise structures. The stepback shall apply only to building façades within twenty (20) feet of the identified R1 district. Alternatively, the entire building may be set back at least twenty-five (25) feet from the property line for mid-rise structures and forty (40) feet for highrise structures.
2. For mid-rise and high-rise buildings located across a secondary or lower classification street from an R1 zoning district, a minimum ten (10)-foot stepback shall be provided above the second story for at least seventy-five (75) percent of the street façade building wall.
3. Landscape Screening. Evergreen screening trees shall be:
a. Planted at an interval of fifteen (15) to thirty (30) feet to achieve sixty (60) to seventy (70) percent screening at five (5) years of growth along interior property lines abutting an R1 zoning district.
b. Consist of species that attains a twenty (20)-foot minimum height at maturity. c. A minimum fifteen (15)-gallon size at time of planting.
A
D
B
Figure 36: Illustrated mid-rise and high-rise stepback (Section 4.4.1.B) 435 of 608
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4.5 ROOF FORM
4.5.1 Variation
All buildings up to four (4) stories in height shall provide variations of roof height and/or form for thirty (30) percent minimum of the roofline.
4.5.2 Additional Requirements
A. A building shall have no more than two (2) variations in roof form.
B. Eave treatment including depth, material, style, and brackets shall match on a building.
C. Roof parapets, if provided, shall include a coping on the top and a drip edge.
Figure 37: Percentage of roof line (Section 4.5.1) Figure 38: Variations in roof form (Section 4.5.2) 436 of 608
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4.6 WINDOWS, DOORS, ENTRY DESIGN, AND SECURITY
4.6.1 Window and Door Alignment
A. Vertical Alignment. For building facades that front a street or public right-of-way, windows, doors, arches, and balconies shall align vertically along a center line through these elements. Where the ground floor or base of a building is a nonresidential use, vertical alignment shall begin from the second floor or wherever the residential use begins.
B. Horizontal Alignment. Sets of windows, doors, arches, or balconies may span more than the width of a single element above or below if the left-most and right-most outside edges of the set of elements align with the width of the elements above or below and if the elements within a set are evenly spaced. The following exceptions are allowed:
1. Juliet balconies may be centered evenly over the set of elements they span.
2. Balconies may be wider than the element they are aligned with on the floors above or below and if they project twelve (12) inches or more from the face of the building.
C. Window and Door Size. The following shall apply to all windows and doors except for curtain wall windows.
1. Windows and doors shall be vertically oriented, rectangular, and taller than they are wide.
2. For non-residential uses, vertical window elements shall be maintained through proportionality and divided lights.
3. Windows, doors, arches, and balconies
must be equal in size or smaller than the
element they are aligned with on the floor
below.
4. Where wider glazed openings are desired,
use ganged or grouped windows, subject
to the following:
a. Grouped windows shall have a minimum
of three (3) inches of building façade
surface between them
b. Ganged windows shall have a mullion
between them Figure 39: Grouped windows with a minimum of three inches of building façade surface between them (Section 4.6.1) 437 of 608
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BUILDING DESIGN AND ARCHITECTURE
4.6.2 Windows – Depth
Windows shall be recessed a minimum of three (3) inches from the exterior wall surface unless the architectural style dictates flush (curtain wall) or protruding windows. Alternatively, a three (3)-inch window trim may be provided. Where a curtain wall is used, no recess or protrusion is required.
Wainscoting, sills, and/or reveals shall be incorporated into deep-set windows.
Window recessess and edges,
including moldings and reveals
of at least 3-inch depth
Figure 41: Window recesses and edges, including moldings and reveals of at least three (3)-inch depth (Section 4.6.2) Moldings and reveals
of at least 3-inch depth
Figure 40: Window recesses and edges, including molding and reveals of at least three (3)-inch depth (Section 4.6.2)
4.6.3 Windows – Reflectivity, Transparency, and Details A. Window Reflectivity. The use of reflective glass is prohibited to reduce the occurrence of bird collisions. Low-reflectivity dark tinted glass is prohibited except on residential units.
B. Window Transparency. Transparent glass guardrails and parapets shall be prohibited for mid-rise and high-rise buildings and/or in conjunction with green roofs or terraces to reduce the potential for bird collisions.
C. Window Details. All windows shall include detailing using at least two (2) of the following approaches, depending on the proposed architectural style:
1. Window trim
2. Projected lintel
3. Projected sill
4. Sashes
D. Lites. Lites shall be square or vertically oriented rectangles.
E. Matching Lite Size and Proportions. The size and proportion of lites shall be consistent among windows in a group.
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4.6.4 Windows – Mixed-use Buildings
The street-level façade for retail/commercial ground floors shall have windows with a minimum seventy (70) percent transparency between a height of three (3) and twelve (12) feet, measured above sidewalk grade.
4.6.5 Entries, Doors, and Stairways
A. Entry Locations. All building entries shall adhere to the following standards:
1. Each façade adjacent to a street shall have at least one (1) pedestrian or main entry fronting the primary or secondary street frontage or, where public paseo exists, to that paseo.
2. Low-rise Buildings
a. When fronting a public right-of-way, each ground-floor residential unit shall provide a main entry oriented toward a primary or secondary street frontage. Where a unit fronts both a primary and secondary street, only one main entry shall be required. b. When adjacent to an internal courtyard or common open space, each residential ground floor unit shall provide direct access via an entry door to this area.
Entries to ground-floor residential
uses located 18 to 42 inches above
or below the adjacent public sidewalk
Main entry towards street
Figure 42: Main entries in low-rise buildings (Sections 4.2.2 and 4.6.5.A) 439 of 608
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BUILDING DESIGN AND ARCHITECTURE
3. Mid-rise and High-rise Buildings. Mid and high-rise building entrances shall follow the residential entry requirements for low-rise buildings. In addition, mid and high-rise buildings may provide ground floor entries for residential units that are oriented toward a street, internal courtyard, or a lobby entrance that serve several units.
4. Mixed-Use Buildings
a. Pedestrian access to the residential uses shall be via a lobby or individual entries that are separate from commercial use access.
b. At least one (1) access to residential uses shall be located at a primary frontage or secondary frontage.
FENESTRATION
ELEMENTS ENTRY ELEMENTS
Transom window Covered front porch
Sidelight window Stoop
Awning with a
minimum 3-foot
projection (but not
extending into any
public right-of-way)
Recessed entry
Forecourt
B. Residential Entry Design. Ground-floor
residential entries fronting a public rightof-way or common space shall have at least one (1) fenestration element and one (1)
entry element from the lists below. The entry
element shall be at least three (3) feet in
depth.
Figure 43: Main entries toward an internal courtyard (Section 4.6.5) Main entry towards
internal courtyard
Table 1: Building opening elements
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C. Retail/Commercial or Other Non-residential Entry Design. Non-residential ground-floor uses shall adhere to the following:
1. Each tenant space shall have an individual entry.
2. Each entry shall have direct at-grade access from any adjacent sidewalk.
3. Each entry shall be inset or offset no more than thirty-six (36) inches from the adjacent building façade.
4. Each entry shall have at least two (2) of the following features:
a. Awning or canopy (glass, wood, or metal only)
b. Contrasting color relative to adjacent building wall c. Transom or sidelight windows
d. Double doors
e. An entrance enhanced with decorative hardware (wrought iron, brass), decorative framing (cornice), and/or artwork (mural, stained glass, tiling) Figure 44: Individual entry for tenants in retail/
commercial or other non-residential entry design
(Section 4.6.5.C)
Figure 45: Decorative framing (Section 4.6.5.C)
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BUILDING DESIGN AND ARCHITECTURE
E. Utility Room Entries.
1. Exterior-facing utility rooms and emergency exit corridor doors shall not be located on the primary street frontage.
2. When visible from a public right-of-way, utility room doors and emergency exits shall be the same materials, colors, and style as the main entry doors.
3. These standards shall not apply if they conflict with the rules and regulations of PG&E, another private or public utility conveyor, or the Fire or Building Code.
F. Loading Dock Doors.
1. Loading dock doors shall fully screen the interior loading dock area.
2. Doors shall use materials that limit visibility, such as translucent glass or decorative metal, and included in the material palette specified for the building.
G. Exterior Stairways. Exterior stairways/stairwells shall face interior spaces such as plazas, gathering areas, and parking areas. This standard shall not apply if it conflicts with the Fire Code or Building Code.
4.6.6 Design for Security
All exterior walls fronting shared areas, interior courts, parking areas, open space, and walkways shall feature at least one (1) viewpoint through a window, door, balcony, or patio at least every thirty (30) feet on each building story.
Figure 46: Minimum six (6) inch recess (Section 4.6.5.D) D. Garage Doors.
1. For projects with ten (10) or more
residential units, individual garage doors
shall not face a public street but shall be
oriented towards an alley or private street/
driveway internal to the project.
2. All individual garage doors shall be
recessed a minimum of six (6) inches from
the surrounding building wall.
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4.7 MATERIALS AND COLORS
4.7.1 General Standards Applicable to All Development
A. Colors. Neon colors, as defined in Section 8, shall be prohibited. Colors of the same hue shall be differentiated by at least three shades.
B. Allowable Materials. Materials used throughout on exterior walls, as trim, for windows and doors, and as roofing material shall be allowed according to the following Materials Table.
C. Quality. Durable exterior architectural materials and finishes with a minimum life expectancy of twenty-five (25) years and roofing with a minimum life expectancy of thirty (30) years, as identified in a materials specifications sheet, shall be used on the exterior of the buildings.
At least three
different shades of
the same hue
Figure 47: Colors of the same hue shall be differentiated by at least three shades. (Section 4.7.1.A) 443 of 608
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MATERIAL NOTES
Exterior Walls, Including Trim and Accent
Brick Including brick veneer
Concrete
Stone
Stucco True stucco only (Lime or Portland Cement); excluding synthetic stucco and Exterior Insulation Finishing System (EIFS)
Plaster Verified for exterior use only
Glass
Tile
Rammed Earth Low-rise only
Wood Siding
Fiber Cement Board
Metal Excluding corrugated metal
Wood Plywood allowed only as accent; not a main material Building Base
Brick
Concrete
Stone
Metal
Ceramic Tile
Metal Excluding aluminum and corrugated metal
Wood Plywood allowed only as accent; not a main material Fiberglass composite
Glass
Table 2A: Materials Table - Exterior Walls and Building Base Materials (Section 4.7.1.B) 444 of 608
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BUILDING DESIGN AND ARCHITECTURE
4.8 ADDITIONS TO EXISTING STRUCTURES
Additions to existing structures shall incorporate and match all the following features if they are present in the existing building(s):
A. Roof form
B. Window and door type, materials, proportions, and details such as recesses, mullion/muntin width, and pattern etc.
C. Colors and materials
D. Articulation patterns
E. Cornices, banding, string courses, and corbels
F. Balconies
MATERIAL NOTES
Window Frames
Wood Excluding plywood
Metal Excluding corrugated metal
Fiberglass
Composite
Vinyl
Roofing Materials
Composition, asphalt, and
fiberglass shingle
For flat roofs, any flat roofing
materials that are building code
compliant.
Clay and concrete tile
Slate
Green roofs
Solar shingles
Colored metal/natural copper
Table 2B: Materials Table - Window Frames and Roofing Materials (Section 4.7.1.B) 445 of 608
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L A N D S C A P I N G , O P E N S P A C E , A N D E X T E R I O R L I G H T I N G
STATION PARK GREEN, CITY OF SAN MATEO
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L A N D S C A P I N G , O P E N S P A C E , A N D E X T E R I O R L I G H T I N G
LANDSCAPING, OPEN
SPACE, AND EXTERIOR
LIGHTING
5.1 LANDSCAPING AND OPEN SPACE
5.1.1 General Standards Applicable to All Development
A. Landscaping. Landscaped areas and shared open spaces shall incorporate at least three (3) of the following:
1. Use of hardscape materials for up to fifty (50) percent of surfaces, with hardscape defined to include paving materials, gravel, and stone or tile work
2. Interior building entrance with direct access to open space(s)
3. Building paseo with direct access to open space(s)
4. Fixed seating elements with shade structures which face open space(s)
5. In a mixed-use project, commercial patio and/or pedestrian-oriented windows and/or service bars/counters facing the open space. Any queuing areas provided shall be designed to avoid pedestrian travel ways and public rights-of-way.
5 Fixed seating
Commercial patios and
pedestrian-oriented windows
facing the open space
Hardscape materials for up to
50% of landscaped surfaces
Figure 48: Elements that may be incorporated in landscaped areas and shared open spaces (Section 5.1.1.A) 447 of 608
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L A N D S C A P I N G , O P E N S P A C E , A N D E X T E R I O R L I G H T I N G B. Private Open Space for Individual Units.
1. The fronts and sides of balconies shall
consist of obscured glass, slats, or partially
transparent grating or railing that is at
least fifty (50) percent open.
2. Enclosed private ground-floor open spaces
fronting a public street and/or sidewalk
shall have an enclosure between three
(3) and four (4) feet in height. Enclosure
materials shall be limited to the following:
a. Walls of a color and material(s)
that match those used for the main
building(s)
b. Wrought iron fencing
c. Glass
d. Wood
Private ground-floor open spaces
fronting a public street or sidewalk
with a three or four-foot high enclosure
Private ground-floor open spaces
fronting a public street or sidewalk
with a 3- or 4-foot high enclosure
Lorem ipsum
Figure 49: Enclosed private ground-floor open spaces
fronting a public street and sidewalk (Section 5.1.1.B) C. Common Open Space.
1. Common open space areas and amenities shall be located to be easily accessible to all residents via common walkways.
2. Green roofs and decks shall be physically and legally accessible to all residents.
3. Dog run areas and community gardens in developments exceeding twenty-five (25) units can count towards the open space requirement.
D. Tree Wells. New tree wells shall be located in line with adjacent, existing tree wells when those locations are compliant with the City’s pedestrian and tree master plans. 448 of 608
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L A N D S C A P I N G , O P E N S P A C E , A N D E X T E R I O R L I G H T I N G Figure 51: Common open space areas and amenities shall be located to be easily accessible to all residents in common walkways. (Section 5.1.1.C)
Building paseo with direct
access to open space(s)
Common open space areas and
amenities are easily accessible to
all residents via common walkways
Interior building entrance
with direct access to open space
Figure 50: The fronts and sides of balconies shall consist of obscured glass, slats, or partially transparent grating or railing that is at least fifty (50) percent open. (Section 5.1.1.B) Private balcony fronts and sides
are at least fifty (50) percent open.
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L A N D S C A P I N G , O P E N S P A C E , A N D E X T E R I O R L I G H T I N G
5.1.2 Shadow Requirements – Mid-rise and High-rise Buildings Fifty (50) percent of required open space shall be unshaded between the hours of 12:00 pm to 2:00 pm at the spring and fall equinox. This standard shall not apply where the open space is already shaded by an existing building and no other opportunities for access to sunlight exist on the site.
Figure 52: Shadow requirements (Section 5.1.2)
Fifty percent of required open spaces
are unshaded between 12:00pm to
2:00pm at the spring and fall equinox.
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L A N D S C A P I N G , O P E N S P A C E , A N D E X T E R I O R L I G H T I N G
5.2 EXTERIOR LIGHTING
5.2.1 General Standards Applicable to All Development – Exterior Lighting for Private Property
A. All exterior lighting fixtures shall include top covers to direct light downward unless such lighting is provided as landscape or public art/building wall uplighting that does not cause glare. Shielding shall match the style of the lighting fixtures.
B. Security lighting shall be provided consistent with the requirements of San Mateo Municipal Code Section 23.54.060 (Exterior Security Lighting).
C. No portion of a lighting fixture shall be mounted above the roof or parapet of the building.
Figure 53: Exterior lighting (Section 5.2.1)
Exterior lighting shall
be downward directed
to reduce evening
light pollution
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O T H E R S I T E F E A T U R E S
CITY OF SAN MATEO
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O T H E R S I T E F E A T U R E S
6.1 ACCESSORY STRUCTURES AND ENCLOSURES – GENERAL STANDARDS
APPLICABLE TO ALL DEVELOPMENT
6.1.1 Accessory Structures.
Accessory structures that require a building permit shall be designed with the same finishes, materials, and details as the primary building(s) and shall include the same roof pitch(es).
6.1.2 Solid Waste Enclosures.
Solid waste enclosure shall comply with all the following:
A. Solid waste, recyclable materials, and green waste disposal areas shall be located on site wholly within a building or enclosure.
B. Exterior waste collection and disposal areas shall not be located within a required front yard, street side yard, parking space, landscaped area, or required open space areas.
C. Exterior waste collection and disposal areas shall not be located within twenty (20) feet of an adjacent lot that is developed with a residential use unless such areas are fully enclosed within a building.
D. Solid waste enclosures shall be fully enclosed with masonry walls on three (3) sides, one (1) solid decorative metal gate for access, and a roof to prevent precipitation from entering the enclosure.
E. Solid waste enclosures shall not be visible from public streets or shall be screened with landscaping. Visibility from alley locations is acceptable.
F. Signage to inform what materials are appropriate and prohibited for each receptacle/area shall be posted inside each solid waste enclosure.
G. Driveways or aisles shall provide unobstructed access for collection vehicles and personnel with at least the minimum clearance required by the collection methods and vehicles utilized by the designated collector.
6.1.3 Transit Stops.
Proposed or required transit stops located on public or private property shall include all the following:
shelter, bench, lighting, and trash receptacles.
6 OTHER SITE FEATURES
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O T H E R S I T E F E A T U R E S
6.2 UTILITIES AND MECHANICAL EQUIPMENT – GENERAL STANDARDS
APPLICABLE TO ALL DEVELOPMENT
Figure 54: When transformers are infeasible to place
underground, they shall be screened from public view
with landscaping or walls. (Section 6.2.1)
6.2.2 Solar Equipment.
A. All rooftop solar equipment and fixtures
other than solar collection panels shall be
installed in the attic or flush mounted.
B. Any ground-mounted solar equipment:
1. Shall comply with the setback
requirements of the zone in which it is
located
2. Shall not be visible from a public right-ofway
3. Shall not be located within any required
open space area
4. Shall not obstruct vehicular or pedestrian
travel ways
6.2.1 Transformers.
A. Transformers shall be located within a
structure or placed underground.
B. If (A) above is not feasible, an above-ground
transformer shall be permitted but shall be
located outside of any required setbacks and
open space areas and shall be screened from
public view with landscaping and fencing/
walls.
6.2.3 Allowable Locations.
Ground-mounted utilities and mechanical equipment that directly serve the development shall be located within the private property outside any required open space area or any required landscape area, with the exception of irrigation control valves.
Figure 55: Ground-mounted solar equipment is located
outside of setback requirements or required open space
areas and does not obstruct travel. (Section 6.2.2)
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O T H E R S I T E F E A T U R E S
6.3 REQUIRED SCREENING
All above-ground onsite ancillary features shall be screened using at least one (1) of the following methods:
A. Evergreen landscape materials or a landscaped berm of the same height as the ancillary feature.
B. Low fencing or a wall consisting of the same color or materials as the buildings they serve.
C. Roof-mounted mechanical equipment shall be screened so it is not visible from the adjacent public right-of-way using either rooftop parapet walls or rooftop enclosures.
D. Transparent glass may not be used as a screening material.
Roof-mounted mechanical equipment
screened from public right-of-way
Figure 56: Roof mounted mechanical equipment shall be screened so it is not visible from the adjacent public right of way. (Section 6.3.C)
6.4 LIGHTWELLS
Lightwells shall not be located along the primary front façade of a structure. All light wells shall be screened from public view through landscaping, fencing, a wall, or a combination thereof. 455 of 608
55 | OBJECTIVE DESIGN STANDARDS | City of San Mateo
*Some properties lie within the boundaries of
more than one specific plan. The hatched areas
indicate where more than one specific plan
applies. This graphic is informational only. For
precise specific plan boundaries, consult the
adopted plan.
Source:
County of San Mateo Information Services
Department. City of San Mateo 2023.
0 1/4 1/2 1 1-1/2
Miles
KEY
Downtown Plan Area*
El Camino Real Master Plan Area*
Hillsdale Station Area
Mariner’s Island Specific Plan Area
Mid and South El Camino Real
San Mateo Rail Corridor Transit
Oriented Development Plan Area*
Vision of the Gateway*
City of San Mateo Boundary
Neighborhood Jurisdiction
Figure 57: San Mateo Specific Plan Sites
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SPECIFIC PLAN AREA STANDARDS
7 SPECIFIC PLAN AREA
STANDARDS
This Section establishes additional Objective Design Standards for which a specific plan or area plan has been adopted as identified in Figure 54. These standards are in addition to the standards outlined in the previous sections. Where there is an internal conflict between the general objective standards and specific plan area objective standards, the latter shall apply. Where a project is located within the sphere of multiple specific plan areas, all specific plan standards shall be followed. 457 of 608
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SPECIFIC PLAN AREA STANDARDS
7.1 DOWNTOWN PLAN AREA
7.1.1 Site Planning – Building Siting, Orientation, and Frontage Features A. Massing and Articulation. At least two (2) of the following shall be incorporated into a building’s design:
1. The ground floor shall be at least seventy-five (75) percent transparent (including windows and doors).
2. On the ground floor, use of large areas (minimum dimension of six [6] feet) shall be of clear glass.
3. For floors above the ground floor, align the tops or bottoms of windows horizontally on each floor for at least eighty (80) percent of all windows.
B. Façade Design. Building façade design shall include a change in the street-fronting façade through the use of vertical recesses or projections, building height, and/or colors and materials at intervals of twenty-five (25) to fifty (50)-feet.
C. Transitions and Screening Elements. Proposed buildings taller than those immediately adjacent shall provide at least two (2) of the following:
1. Building roofline that steps down to adjacent building’s height
2. The same horizontal lines from adjacent buildings carried to align roof cornices, cornices above retail windows, and sign bands
3. Vertically shaped window openings at the same height as the neighboring buildings’ windows above the ground floor
4. Ground-floor awnings, canopies, and/or transom windows at the same height as the neighboring buildings over large retail display windows
5. Building base and/or kick plates to match adjacent buildings on either side 458 of 608
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SPECIFIC PLAN AREA STANDARDS
7.1.2 Building Design and Architecture
Buildings shall implement a Spanish Colonial Revival architectural style, as outlined and illustrated below:
A. Required Architectural Elements. To implement the architectural style, a structure shall include all of the following elements:
1. Building facing of light-colored stucco within a light reflectance value (LRV) range between 36 and 80; use of brick, tile, stone, stone casting, or wood as accent materials is acceptable
2. Low-pitched (below and including a 3:12 pitch) gabled or hipped roofs, sloped parapets, or flat surface with an eave overhang of not more than six (6) inches
3. Red tile roofs and tiles parapets; simulated materials are acceptable Figure 58: Building facing of light-colored stucco shall be used to achieve a Spanish Colonial Revival architectural style. (Section 7.1.2)
Figure 59: Tile and stone are acceptable materials to use to achieve a Spanish Colonial Revival architectural style. (Section 7.1.2)
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SPECIFIC PLAN AREA STANDARDS
Figure 60: Rounded tower (Section 7.1.2) Figure 61: Elaborate chimney tops (Section 7.1.2) B. Additional Architectural Elements. Structures shall also include a minimum of seven (7) of the following elements:
1. Multi-level roofs
2. Asymmetrical massing
3. Arches that are pointed, rounded, or with a
slight peak (Islamic arches); triple arched;
or parabolic arches
4. Ornamental details derived from Spanish,
Byzantine, Gothic, Italian, and Spanish
historic architectural sources
5. Spiral columns
6. Multi-pane windows (to follow the general
standards listed in Section 4.6)
7. Window grilles of wood, aluminum clad
wood, or wrought iron. (Where used
throughout the project, metal, iron and/or
wrought iron shall be painted black or
bronze)
8. Elaborate chimney tops consistent with
the style, as illustrated below
9. Round or square towers
10. Decorative tiles consistent with the
architectural style, as illustrated below
11. Vernacular Spanish Colonial Revival
decorative ironwork
12. Ornamental treatments around doorways,
stairs, surrounds, and/or windows
consistent with the architectural style, as
illustrated below
13. Deep recessed windows and doors at a
minimum of twelve (12) inches
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SPECIFIC PLAN AREA STANDARDS
C. Building Façade Materials and Colors. Structures utilizing a Spanish Colonial Revival architectural design as outlined above shall be exempt from the general building façade materials and color standards outlined in Section 4.1.
D. Windows, Doors, and Entries. Building and storefront entries shall include at least one (1) of the following design features:
1. Canopy or awning in conformance with any permitting or limitations of public right-of-way encroachment requirements
2. Architectural detailing such as a transom window, storefront window, kick plate, exterior columns, or mid-cornice
3. Landscaping portions of the width of the storefront under display windows, or flanking a building entry
E. Awning Materials and Colors. Awnings, if provided, shall have the following characteristics:
1. A minimum of five (5) percent larger than the width of the storefront openings to emphasize building proportions
2. Placed above windows and doors to maintain views of important architectural details
3. Aligned with adjacent awnings (plus or minus one (1) foot in height) unless ground floor elevation is more than that plus or minus one (1) foot from other adjacent buildings
4. Using the same hues as the overall building color scheme
5. In addition to materials listed under general standards, may be fabricated of canvas Figure 62: Spiral Columns (Section 7.1.2) Figure 63: Asymmetrical Massing (Section 7.1.2) 461 of 608
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SPECIFIC PLAN AREA STANDARDS
F. Architectural Features. Buildings shall place the following features at the same height as adjacent buildings:
1. Cornices
2. Cornice above the second-floor awnings
3. Windowsills
7.1.3 Landscaping, Open Space, and Exterior Lighting
Publicly accessible outdoor areas shall not be concealed from public frontages by fence/gates, insets, recesses, or setbacks.
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SPECIFIC PLAN AREA STANDARDS
7.2 EL CAMINO REAL MASTER PLAN AREA
7.2.1 Site Planning – Building Siting, Orientation, and Frontage Features A. Setbacks.
1. All buildings shall be set back a minimum of ten (10) feet along El Camino Real to satisfy and provide for the “effective sidewalk” standard, as defined in Section 8.
2. Buildings taller than two (2) stories shall be set back ten (10) feet from the property line along El Camino Real.
B. Build-to-Lines.
1. A minimum of fifty (50) percent of the total property line frontage along El Camino Real shall be occupied by buildings built to the required setback line. Building(s) may be set back up to a maximum of twenty (20) feet behind the build-to line to provide a public amenity such as a wider sidewalk, plaza, outdoor seating, outdoor dining, or landscape area or any combination thereof.
2. For corner parcels, the building shall be built to the required street side setback for a minimum of fifty (50) percent of the side street property frontage.
C. Frontage Features. For each twenty-five (25) feet of building frontage along El Camino Real, at least one (1) of the following ground floor elements shall be included (can be multiple instances of one [1] element):
1. Arcades
2. Awnings (no wider than a structural bay)
3. Trellises
4. Residential entry porch
7.2.2 Parking, Access, and Driveways
A. Curb Cuts. Curb cuts along El Camino Real shall be prohibited if alley or secondary frontage is available. A maximum of one (1) curb cut along El Camino Real per development is permitted.
B. Pedestrian Access. Access between surface parking areas and the public sidewalk shall be provided at forty (40)-foot minimum intervals along the parking frontage. 463 of 608
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SPECIFIC PLAN AREA STANDARDS
A. Massing and Articulation
1. Stepbacks. A minimum four (4)-foot
stepback along all building facades shall be
provided above the second story.
2. Blank Walls. Side walls visible from El
Camino Real shall not be blank walls.
The portion of side walls visible from the
public right-of-way shall continue the front
façade architectural treatments with the
same colors, materials, and articulation,
including a matching width and depth
of structural bays used on the building
facade.
Figure 64: A minimum four (4)-foot stepback shall be
provided above the second story. (Section 7.2.3)
3. Structural Bays. The building façade shall be articulated (either recessed or projected) at every structural bay. The minimum depth of articulation along the façade shall be two (2) feet.
B. Windows, Doors, and Entry Design.
1. Recesses and Reveals. Windows shall have a recess or reveal of at least four (4) inches. Doors and eaves shall have a recess or reveal of at least eighteen (18) inches.
2. Entry Design. Storefront entries shall be directly accessible from El Camino Real.
C. Materials and Colors.
1. For the portion of the façade above the ground floor, all the following are prohibited:
a. Glass curtain walls exceeding the width of the structural bays b. Horizontal ribbon windows
2. Material changes shall occur at interior corners or major reveals.
7.2.3 Building Design and Architecture
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7.2.4 Landscaping, Open Space, and Exterior Lighting
A. Areas between structures and the effective sidewalk shall be landscaped. Areas within three (3) feet of building entries and display windows shall be designed as a hardscape area for gathering and outdoor commercial activity with at least one (1) of the following:
1. Accent planters
2. Raised planter beds
3. Benches
4. Other types of pedestrian amenities such as fountains, seating areas, and public art B. For buildings over two (2) stories, the ten (10)-foot setback area beyond the space required to create a ten (10)-foot effective sidewalk width shall be landscaped consistent with the El Camino Real Streetscape Plan.
Areas between structures
and the effective sidewalk
shall be landscaped.
Figure 65: Areas between structures and the effective sidewalk shall be landscaped. (Section 4.2.4) 465 of 608
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SPECIFIC PLAN AREA STANDARDS
7.3 HILLSDALE STATION AREA
7.3.1 Site Planning – Building Siting, Orientation, and Frontage Features A. Setbacks – Transit Center Area
1. Buildings shall be set back from the back of curb along El Camino Real to create at least twenty (20) feet of combined effective sidewalk.
2. Buildings adjacent to the train station platform shall include a ten (10)-foot rear yard setback, which shall be designed to provide at least one (1) of the following:
a. Ramp compliant with ADA standards
b. Stairs with flat incline areas that allow bicycles to be pushed up/down, compliant with ADA standards
B. Setbacks - Parcels Adjacent to Laurel Creek
1. Buildings shall be set back from Laurel Creek consistent with the City’s General Plan and SMMC Section 7.39.130.
2. The required setback area from Laurel Creek shall be publicly accessible, include at least fifty (50) percent landscaped open space, and include a pedestrian trail constructed to City standards.
3. Key Intersections. Buildings located on parcels that surround the intersections of 28th and 31st Avenues and Hillsdale Boulevard at El Camino Real shall provide a minimum ten (10)-foot setback at building corners on the ground floor facing intersections for a minimum of fifteen (15) feet along the intersecting frontages, or shall incorporate at least two (2) of the following elements:
a. Tower
b. Corner entry plazas
c. Fountains or water features
d. Public art installations
C. Pedestrian Access and Accommodations - Pedestrian/Mid-block Paseos for Mixed-Use and Residential
For projects located along the east side of El Camino Real, a minimum twenty (20)-foot-wide north/ west pedestrian/mid-block paseo shall be provided on parcels three hundred (300) feet deep or greater.
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7.3.2 Parking, Access, and Driveways
A. Parking
1. Surface Parking. Surface parking shall adhere to the following:
a. Shall not be located within twenty-five (25) feet of the El Camino Real-facing property line b. Shall not occupy more than twenty-five (25) percent of a property for parcels, existing or combined, with more than two hundred (200) feet of El Camino Real frontage c. Existing surface parking may be retained when improvements do not exceed fifty (50) percent of the replacement value of the existing development, as determined by the City Building Official
2. Vehicle parking shall be prohibited in front setback areas and along primary and secondary street frontages.
a. If a parking garage is an individual building part of a project, retail, or other active uses, such use shall occupy the ground-floor space of that parking garage along at least ninety (90) percent of the frontage of El Camino Real, at a minimum depth of forty (40) feet. b. If structured parking is within a mixed-use building, a maximum of fifty (50) percent of the ground floor may be dedicated to parking.
B. Screening. Surface parking lots shall be screened from view from public streets as following:
1. Minimum height of three (3) feet; maximum height of six (6) feet
2. Consisting of wood, metal, or landscape wall
3. Shall be perforated (i.e., transparent) to a maximum of thirty (30) percent
7.3.3 Building Design and Architecture – Stepback
A minimum six (6)-foot stepback shall be provided above the third floor along all building facades for buildings over three (3) stories in height. Balconies are permitted within the stepback area above the third floor.
7.3.4 Windows
All residential units and residential units of mixed-use development shall have at least one (1) window that faces the creek.
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7.3.5 Windows, Doors, and Entry Design
A. Pedestrian Entries. Buildings shall have at least one (1) pedestrian entrance facing El Camino Real, the Transit Center, or the Caltrain right-of-way.
B. Key Intersection Entries. Buildings located on parcels that surround the intersections of 28th and 31st Avenues and Hillsdale Boulevard at El Camino Real shall have a primary building entry oriented towards the corner that is visible from the intersection.
7.3.6 Landscaping, Open Space, Exterior Lighting, and Fencing A. Landscaping
1. Retaining walls below the train tracks shall be treated with at least two (2) of the following design elements for at least seventy-five (75) percent of the wall surface:
a. Mural (no commercial messages allowed)
b. Architectural features of building exterior wall downward directed lighting c. Landscaping
B. At least fifty (50) percent of the open space shall consist of a plaza with a combination of hardscape, benches, tables, pedestrian amenities, and lighting.
C. Frontage Features - Parcels Adjacent to Laurel Creek – Fencing.
1. Solid and chain link fencing are prohibited along the creek. Existing chain link fences shall be removed in association with any new development or redevelopment.
2. Where fencing is provided, it shall be transparent and be a maximum of four (4) feet in height.
Figure 67: Plazas with hardscape, benches, and pedestrian amenities (Section 7.3.6.B)
Figure 66: Public plaza with benches and hardscape
(Section 7.3.6.B)
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7.3.7 Development Along Palm Place
A. Mixed-use developments shall have at least two (2) of the following:
1. Building entrances facing Palm Place
2. Awnings at least (ten) 10 feet in length
3. Outdoor seating areas of at least one hundred (100) square feet in area provided with benches and/or chairs and tables
B. Ground-floor retail and restaurant uses facing pedestrian paseos shall include at least two (2) of the following elements:
1. Entrances
2. Awnings
3. Outdoor seating areas of at least one hundred (100) square feet in area provided with benches and/or chairs and tables
C. East-West Avenues. For buildings with primary frontage along east-west avenues, the following shall apply:
1. The area within five (5) feet of an entrance or display window shall be at least fifty (50) percent hardscape.
2. A building edge along the primary and secondary frontage shall be set back to create at least fifty (50) square feet of outdoor space, in addition to any setback required for a ten (10)-foot effective sidewalk. This space shall include at least one (1) of the following:
a. Landscape planters that provide seating
b. Seating wall (maximum two-and-one-half [2.5] feet tall) 469 of 608
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7.4 MARINER’S ISLAND SPECIFIC PLAN AREA
7.4.1 Building Siting, Orientation, and Frontage Features - Massing and Articulation
No building shall exceed two (2) stories in height within one hundred (100) feet of the main lagoon channel, nor shall any residential construction fronting SR-92 exceed two (2) stories in height.
7.4.2 Landscaping, Open Space, and Exterior Lighting
A. All landscaped setbacks or buffers shall consist of a berm at least one (1) foot in height that is planted so that at least eighty (80) percent of the berm is covered by vegetation (mature plant size) to provide screening of parking lots and interior roadways.
B. Exterior Water Features. All developments shall include at least one (1) of the following:
1. Pond
2. Reflecting pool
3. Fountain
Figure 68: Planted berm (Section 7.4.2.A) Figure 69: Exterior water feature (Section 7.4.2.B) 470 of 608
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7.5 MID AND SOUTH EL CAMINO REAL
7.5.1 Site Planning – Building Siting, Orientation, and Frontage Features A. Massing and Articulation.
1. Stepbacks. All structures shall provide a four (4)-foot stepback above the second story facing El Camino Real for at least seventy-five (75) percent of the street façade.
2. Upper Floor. The upper floor shall include at least two (2) of the following, but not two (2) of any single approach.
Figure 70: Minimum four (4)-foot stepback above the
second story (Section 7.5.1.A)
a. Projecting roof overhangs of at least
eighteen (18) inches
b. Varied parapet profile
c. Stepback with a minimum of three
(3) feet for low-rise development and
ten (10) feet for mid- and high-rise
development along the El Camino Real
street frontage
d. Balconies
e. Horizontal moldings
f. A change in materials and colors
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SPECIFIC PLAN AREA STANDARDS
3. Transitions and Screening Elements. Buildings taller by five (5) feet than their immediate neighbors along the El Camino Real frontage shall relate to the neighboring structures by incorporating at least one (1) of the following:
a. Building roofline that steps down to adjacent building’s height b. Building setbacks at the height of the adjacent building’s height c. Windows, ground floor awning, and canopies at the same height as the neighboring buildings (plus or minus one (1)-foot in height), unless ground floor elevation is more than plus or minus one (1)-foot from adjacent buildings
d. Projecting cornices at the same height as major horizontal elements on adjacent buildings B. Windows, Doors, and Entry Design. Distinctive entries to the building and individual uses that front El Camino Real shall be provided to incorporate at least two (2) of the following:
1. Primary entrance that is at least fifteen (15) percent larger than other entrances
2. Colors and materials that are a different hue than the primary materials and colors used on the building(s)
Figure 71: Residential ground floor unit entries shall
incorporate at least an additional three-foot landscaped setback or be elevated at least two feet above sidewalk level. (Section 7.5.1.C)
3. At least one (1) unique entry detail on
the building entry façade or door, such
as detailed moldings, ornamental door
handle and hinges, or decorative handrails
C. Residential Entries. Residential groundfloor units fronting El Camino Real shall incorporate at least one (1) of the following:
1. Additional three (3)-foot landscaped
setback
2. Ground-floor level elevated at least two (2)
feet above sidewalk level
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7.6 SAN MATEO RAIL CORRIDOR TRANSIT ORIENTED DEVELOPMENT
PLAN AREA
7.6.1 Site Planning – Building Siting, Orientation, and Frontage Features A. Block Size. All new blocks shall be no more than three hundred (300) feet by six hundred (600) feet. A block can be bounded by streets, alleys, or pedestrian paseos.
B. Setbacks.
1. Mixed-use buildings with ground-floor commercial uses shall:
a. Be built adjacent to the sidewalk except where space to accommodate seating, outdoor dining, and retail display areas are provided.
b. Such setback areas shall not exceed ten (10) feet in depth for more than thirty (30) percent of the building’s frontage.
2. Residential-only or office-only buildings shall have setbacks up to fifteen (15) feet from the sidewalk(s) to accommodate building entries and landscaped areas.
3. Residential setback areas shall include at least one (1) of the following for every unit that fronts the sidewalk:
a. Porch or stoop
b. Landscaped areas, with a minimum of thirty (30) square feet in area and minimum dimension of four (4) feet for any side
c. Small private gardens behind maximum three (3)-foot-high architectural wall C. Entries. All primary building entries shall face the public street and sidewalk. 473 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 73
SPECIFIC PLAN AREA STANDARDS
7.6.2 Building Design and Architecture
A. Articulation.
1. All upper-floor residential units facing local streets shall include at least one (1) of the following:
a. Occupiable outdoor deck designed as usable open space b. Balcony
c. Bay window
2. All building facades visible from a public street or public area shall include at least three (3) of the following across the entire façade:
a. Trellises
b. Arcades
c. Awnings
d. Balconies
e. Belt courses along sill lines
f. Capped parapets
B. Mixed-use Buildings.
1. Ground-floor retail and commercial uses shall have a façade area consisting of a minimum of seventy-five (75) percent windows and doors
2. Individual shops shall have a maximum storefront length of fifty (50) feet
7.6.3 Landscaping, Open Space, and Exterior Lighting.
For mixed-use developments of at least three (3) acres of site area or an entire block, a publicly accessible park or plaza of at least ten thousand (10,000) square feet in area, with a minimum dimension of fifty (50) feet for any side, shall be developed within the central portion of the site. 474 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 74
SPECIFIC PLAN AREA STANDARDS
7.7 VISION OF THE GATEWAY
7.7.1 Massing and Articulation
A. Setbacks. The following setbacks shall supersede those required for the zoning district in which the project is located:
1. Along the north side of Third Avenue: Minimum twenty (20) feet from the Third Avenue property line.
2. Along the south side of Third Avenue and all of Fourth Avenue: Fifteen (15) to twenty (20) feet from the property line.
3. Along neighborhood streets: Fifteen (15) to twenty (20) feet from the property line.
B. Stepbacks.
1. Along the south side of Third Avenue and all of Fourth Avenue: Above thirty (30) feet of building height, an additional eight (8)-foot minimum stepback shall be provided along the right-of-way facade.
2. Along neighborhood streets: Above twenty-five (25) feet building height, an additional eight (8)- foot minimum stepback shall be provided along the right-of-way facade.
C. Height.
1. Along the south side of Third Avenue and all of Fourth Avenue: Height at the front setback shall be twenty (20) feet minimum and thirty (30) feet maximum along the right-of-way facade.
2. Along neighborhood streets: Height at the front setback line shall not exceed twenty-five (25) feet maximum along the right-of-way facade.
D. Architectural Styles and Materials. Buildings shall incorporate at least one (1) of the following per unit on all street-facing facades:
1. Porch(es)
2. Bay window(s)
3. Decorative wall(s) up to a maximum height of three (3) feet
4. Window box(es)
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SPECIFIC PLAN AREA STANDARDS
7.7.2 Building Design and Architecture
Buildings shall implement a Spanish Colonial Revival architectural style as outlined below:
A. Required Architectural Elements: To implement the architectural style, a structure shall include all of the following elements:
1. Building facing of light-colored stucco within a light reflectance value (LRV) range between 36 and 80; use of weathered brick (no brick veneer), tile, stone, stone casting, or wood as accent materials is acceptable.
2. Low-pitched (below and including a 3:12 pitch) gabled or hipped roofs, sloped parapets, or flat surface with an eave overhang of not more than six (6) inches.
3. Red tile roofs and tiles parapets; simulated materials are acceptable.
B. Additional Architectural Elements: Structures shall also include a minimum of seven (7) of the following elements, as illustrated above in Section 7.1 - Downtown Retail Core and Historic District.
1. Multi-level roofs
2. Asymmetrical massing
3. Arches that are pointed, rounded, or with a slight peak (Islamic arches); triple arched; or parabolic arched
4. Ornamental details derived from Spanish, Byzantine, Gothic, Italian, and Spanish historic architectural sources
5. Spiral columns
6. Multi-pane windows
7. Window grilles of wood, aluminum clad wood, or wrought iron. (Where used throughout the project, metal, iron and/or wrought iron shall be painted black or bronze)
8. Elaborate chimney tops consistent with the style
9. Round or square towers
10. Decorative tiles consistent with the architectural style
11. Vernacular Spanish Colonial Revival decorative ironwork
12. Ornamental treatments around doorways, stairs, surrounds, and/or windows consistent with the architectural style
13. Deep recessed openings at a minimum of twelve (12) inches 476 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 76
SPECIFIC PLAN AREA STANDARDS
7.7.3 Windows, Doors, and Entry Design
A. Residential Entries.
Figure 72: Entry with porch (Section 7.7.3.A)
1. On the south side of Third Avenue, all of
Fourth Avenue, and neighborhood streets,
front door entries shall be located at
intervals of at least every twenty-five (25)
to thirty (30) feet.
2. On neighborhood streets:
a. Entries shall include a porch or stoop.
b. Open porches may extend into the front
setback area up to within ten (10) feet
of the property line.
3. Along the south side of Third Avenue and all of Fourth Avenue:
a. Porches shall be allowed within the front setback area up to within ten (10) feet of the property line.
b. A buffer shall be provided between a residence entry and the public sidewalk with one (1) or more of the following:
i. Three (3)-foot-high architectural walls within two (2) feet of the sidewalk ii. First-level living area one-and -one-half (1.5) to four (4) feet above sidewalk grade
4. Garage Entries. Garage entrances shall be designed so that backing out onto Third and Fourth Avenues is not allowed.
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City of San Mateo | OBJECTIVE DESIGN STANDARDS | 77
DEFINITIONS
MAIN STREET PASEO, CITY OF SAN MATEO
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City of San Mateo | OBJECTIVE DESIGN STANDARDS | 78
DEFINITIONS
Blank Wall: A ground-floor wall or portion of
a ground-floor wall over ten (10) feet in height
and a horizontal length greater than twenty (20)
feet and does not include a transparent window
or door.
Building Silhouette: The top and edges of upper
floor or floors of a building.
Building types, Low-rise: Multiple-unit
dwellings inattached, semi-detached, or
detached structures that range between one to
three stories and do not exceed thirty-five (35)
feet in height. These buildings are characterized
by features such as private yard areas for
individual residences and individual parking
facilities, such as attached or separate garages
or carports accessible by an internal private
driveway and/or alley. Such building types can
include duplexes, triplexes, and quadplexes;
tuck-under housing; row housing; bungalow
courts; courtyard housing; live/work units; and
townhomes.
Building types, Mid-rise: A single building
or collection of buildings containing multiple
dwellings, ranging from four (4) to seven
(7) stories and not exceeding ninety (90)
feet in height. Mid-rise multi-family building
type dwellings may also be combined with
nonresidential uses as part of a mixed-use
development.
Building Types, High-rise: A single building
or collection of buildings containing multiple
dwellings, with buildings of eight (8) stories or
more or ninety (90) feet or higher in height.
High-rise buildings typically include a shared
pedestrian entry feature, such as an entry
lobby, along a public street frontage and access
hallways to individual dwelling units. High-rise
multi-family building type dwellings may include
mixed-use developments.
Corner Building: A building located at the
intersection of two (2) streets, intersection of a
street and a pedestrian paseo, or intersection of
a street and public open space.
8 DEFINITIONS
The following definitions apply to terms used in this document. Where terms are not defined, the definitions contained in San Mateo Municipal Code Chapter 27.04 (Definitions) shall apply. 479 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 79
DEFINITIONS
Cupola: A small dome-like structure on top of a
building included to add visual interest.
Effective Sidewalk Width: The width of a paved
pedestrian walking surface measured from
the curb face to the building face, inclusive of
both the public right-of-way sidewalk and any
adjacent private property that extends the
sidewalk width.
Exterior Columns: Vertical elements used
to establish a visually prominent part of a
storefront or building facade.
Frontage Types, Primary Street Frontage:
The interface between the building frontage
and street along arterial roadways that link
residential and commercial districts and serve
through traffic needs.
Frontage Types, Secondary Street Frontage: The
interface between the buildings and the streets
along collector roads and local streets that link
neighborhoods to arterial street(s) and are not
intended for through traffic or are designed to
serve only adjacent land uses.
Ground-floor (dwelling) Unit: A unit where any
habitable space (such as living, sleeping, eating,
or cooking areas) is located on the ground level.
Neon Color: A color that is an extremely
luminescent (reflective and bright), highly
saturated version of a primary or secondary
color such as blue, red, green, yellow, orange,
pink, and purple.
Non-active Use: A use of a building or portion of
a building used for parking, storage, or housing
of mechanical equipment.
Parapet: A low wall built up above the level of
a roof to hide the roof or to provide protection
against falling, and similar structures associated
with balconies, etc.
Public Use Path: A public use trail or similar
connection other than a sidewalk.
Reveal: The inner surface of an opening or
recess in a wall, typically in relation to a window
or door.
Roof Deck: An open area located atop a building
story that is open to the sky and is designed and
used for passive open space by building tenants.
May be located on any flat roof on or above the
second building story.
Roof Line: The top edge of a roof or the top of
the parapet, whichever forms the top line of a
building silhouette.
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City of San Mateo | OBJECTIVE DESIGN STANDARDS | 80
DEFINITIONS
Shade Structure: A detached or attached
structure that: 1) is designed to protect people
from the sun and 2) is no higher than the
first story of a building and has a roof or taut,
durable tarp but does not have walls or covering
on the sides. May include a patio cover, arbor,
trellis, or similar structure. For the purposes of
this definition, the term “wall” shall not include
the wall of a building to which a shade structure
may be attached.
Spanish Colonial Revival: An architectural style
defined by low-pitched, red-tile roofs, stucco
walls, rounded arches, and an asymmetrical
façade. The style draws its inspiration from
Spanish colonial architecture dating to Spain’s
colonialization of the Americas in the 1700s.
Stepback: The horizontal shifting of mass
towards the center of a building through a
recession of a building wall. Stepbacks shall
extend across all stories (horizontally and
vertically), unless otherwise stated, and can
create usable exterior spaces or terraces that
provide access to, for example, fresh air, views,
and gardening. Stepbacks shall be measured
inward from the exterior face of building wall(s)
of the story below. No portion of the building
may intrude into the required stepback, except
where intrusions are specifically permitted
(below).
Stoop: A porch, platform, or stairway at the
entrance of a house or other building.
Stepback
Stepback: The horizontal shifting of mass towards the center of a building through a recession of a building wall. 481 of 608
City of San Mateo | OBJECTIVE DESIGN STANDARDS | 81
DEFINITIONS
Tower: A structure that is at least twice as tall
as the dimension of the base width. Can be
freestanding or part of a building.
Transom Window: A band of upper story
windows typically above the top of door height
to provide additional light and air into the
interior of a residence or storefront.
Tuck-under Parking: Covered parking spaces
constructed at the same ground level as the
building(s) they serve, are covered by the upper
floor(s) of the building(s) and are open on at
least one side.
Underground Parking: Parking located
partially or fully below grade. Includes ramping
structures.
Utilities and Mechanical Equipment: Includes,
but is not limited to, air conditioners;
heaters; utility meters; cable and similar
telecommunications equipment; backflow
preventions; irrigation control valves; electrical
transformers; pull boxes; all ducting for air
conditioning, heating, and blower systems;
fire protection equipment; transformers; and
all roof-mounted equipment. These provisions
do not apply to wireless telecommunications
facilities.
Window Trim: The moldings covering the jambs
and head of a window.
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CITY OF SAN MATEO
DRAFT ORDINANCE
Amending Title 27, Zoning, Related to Objective Design Standards and Review Process for MultiFamily and Mixed-Use Residential Projects, and Align Fence Height Standard for Planning Applications with Building Code Standards.
WHEREAS, under the Housing Accountability Act, housing development projects, as defined, are subject to design review standards and criteria provided that they are objective in nature and not subjective; and
WHEREAS, the City of San Mateo (City) desires to update its existing design standards for multifamily residential and residential mixed-use developments to offer objective design criteria for streamlined review of projects; and
WHEREAS, the City’s draft 2023-2031 Housing Element identifies programs to further streamline processing for projects, including the adoption of objective design standards and the increase of Zoning Administrator approval authority to include projects with 6 to 25 residential dwelling units; and WHEREAS, the City has conducted extensive community outreach over the last three years regarding objective design standards, including three public outreach meetings and two Planning Commission study sessions; and
WHEREAS, in accordance with California Environmental Quality Act (CEQA) Guidelines, Section 15061(b)(3), adoption of this ordinance is covered by the "common sense exemption" in that CEQA applies only to projects which have the potential to cause a significant effect on the environment. Here, it can be seen with certainty that the proposed amendments create objective design standards and a streamlined review process for small projects up to twenty-five (25) residential dwelling units subject to objective design standards would not cause a physical change in the environment and therefore would not have a significant effect on the environment. Proposals for multi-family or residential mixed-use development will be considered as individual projects and will be evaluated pursuant to CEQA at the time of application submittal; and
WHEREAS, on October ______, 2023, the Planning Commission held a duly noticed public hearing, received all written and oral public comments, and recommended that the City Council approve the proposed ordinance.
NOW, THEREFORE, THE COUNCIL OF THE CITY OF SAN MATEO ORDAINS AS FOLLOWS:
Section 1. Legislative Findings.
At a duly noticed public hearing, the City Council of the City of San Mateo reviewed and considered the accompanying staff report and attachments thereto, the exemption from environmental review, together with comments received during the public review process, and hereby finds and determines that the proposed ordinance is consistent with the adopted General Plan in that it supports 483 of 608
successful completion of projects that implement and achieve the General Plan’s stated goals and policies.
Section 2. Section 27.06.020 of the San Mateo Municipal Code is amended as follows:
27.06.020 ZONING ADMINISTRATOR—POWERS AND DUTIES.
The Zoning Administrator shall enforce the provisions of this Title, and shall:
(a) Conduct such inspections of buildings, structures, and use of land as are necessary to determine compliance with the terms of this Title; (b) Establish, with the approval of the Council, and administer rules for the conduct of the Zoning Administrator's office;
(c) Maintain permanent and current records of documents and proceedings under this Title;
(d) Provide and maintain a continuing program of education and public information on zoning matters;
(e) Recommend abatement of violations of this Title and aid in prosecution thereof; (f) Receive, file, and transmit to the appropriate approval body all planning applications and all appeals which the designated approval body is authorized to review or to take final action upon under the provisions of this Title; (g) Interpret provisions of the zoning ordinance, subject to appeal of the decision to the Planning Commission;
(h) Have the authority to review and approve, conditionally approve, or disapprove the following types of projects, provided that the projects do not result in any significant impacts pursuant to the California Environmental Quality Act (CEQA), subject to public notice and to appeal of the final action to the Planning Commission:
(1) Site plan and architectural review for projects that incorporate:
(A) Up to twenty-five (25) residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or
(B) Up to (5) residential dwelling units that do not meet objective design standards as adopted by resolution of the City Council; or
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(C) Up to 10,000 square feet of non- residential
development; or
(D)Other minor site improvements including but not
limited to parking lots, landscaping, recreation facilities, accessory structures, recycling collection areas, circular driveways in R1, R2 districts;
(E) Fences over seven (7) feet and those over three (3) feet when located in a front yard and/or street side yard
setback or within forty-five (45) feet of a street
intersection line, authorized by Chapter 27.84.
(F) Freestanding signs.
(2) Site development permits for removal of major vegetation required for the construction of projects that require Zoning Administrator review and approval, or grading of five thousand (5,000) cubic yards or less under Chapter
23.40. (3) Variances as authorized by Chapter 27.78, for single-family, accessory dwelling units, duplex dwellings, or residential projects with up to six (6) residential dwelling units.
(4) Temporary use permits authorized by Chapter 27.74.
(5) Modifications authorized by Chapter 27.08.
(6) Special permits to allow the following:
(A) Recycling facilities subject to regulations established in Chapter 27.69; (B) Plumbing in detached accessory buildings in the R-1 zone, as authorized under Chapter 27.18
(C) Substantial removal of existing residences in an R-1 zoning district; (D) Temporary real estate sales offices, as authorized under Chapters
26.04 and 27.18;
(E) Swimming pools, hot tubs, and spas located in required front or street side yards, as authorized under Chapter 27.18; and (F) Additional floor area ratio in the R-3 District, as authorized under 485 of 608
Chapter 27.22.
(7) Concurrent development of two or more contiguous lots or parcels of real property in R-1 and R-2 districts.
(8) Parcel Maps without exceptions as authorized by Title 26 (Subdivision). (9) Single-Family Dwelling Design Review (SFDDR) Applications. (10) City projects that meet the following criteria:
(A) The project was conceptually approved as part of, or approved concurrent with, a Master Plan, program document, or project planning document that is in effect and has been previously approved by the City Council; and
(B) The project does not propose major changes from previous City Council approval; and
(C) The project would not result in a significant environmental impact pursuant to the California Environmental Quality Act (CEQA). (i) Notwithstanding the above, the Zoning Administrator may refer the application to the Planning Commission for hearing and action when it is unclear whether the necessary findings for project approval can be made.
Section 3. Section 27.06.040 of the San Mateo Municipal Code is amended as follows:
27.06.040 PLANNING COMMISSION—JURISDICTION.
(a) The Commission shall review and take final action, subject to appeal to the Council, upon all applications for:
(1) Appeals from the decisions of the Zoning Administrator; (2) Special use permits other than for high rise buildings, or those identified under Section 27.06.020(h)(6);
(3) Site Plan and Architectural Review for projects that incorporate:
(A) Twenty-six (26) or more residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or 486 of 608
(B) Six (6) or more residential dwelling units that do not meet objective design standards as adopted by resolution of the City Council; or (C) Over 10,000 square feet of non-residential development. (4) Site Development Planning Applications involving grading of more than five thousand (5,000) cubic yards under Section 23.40;
(5) Tentative Maps and Parcel Maps with exceptions under Title 26 (Subdivisions); (6) Applications which are accompanied by environmental impact reports, other than reclassifications, planned developments, special use permits for high rise buildings, and general plan amendments;
(7) Release of conditions or easements recorded by the City under Section 27.08.045. (8) Modifications under Section 27.08.080(b).
(9) Variances as authorized in Section 27.78.040 for planning applications for structures other than single-family and duplex.
(10) Planned signing districts and freestanding signs over eight (8) feet in height. (b) The Commission shall review and make recommendations to the Council upon all applications for reclassifications, planned developments, site plan and architectural review for buildings exceeding 55 feet in height, General Plan amendments, projects which are fully or partially funded by the City and otherwise require Planning Commission review, and projects which include as part of the site any parcel of land which is in whole or in part subject to the tidelands trust provisions of State law. (c) The Commission may, on its own initiative, recommend to the Council that proceedings be initiated for an amendment, supplement, change or repeal of the whole or any portion of this Title, provided that public hearings thereon shall be held in the manner prescribed in this Title. The Commission shall periodically initiate a comprehensive review of the provisions of this Title and make a report of its findings to the Council.
Section 4. Section 27.08.030 of the San Mateo Municipal Code is amended as follows:
27.08.030 SITE PLAN AND ARCHITECTURAL REVIEW (SPAR).
(a) The following projects, as well as other projects that may be designated in this code, require a site plan and architectural review and no such project shall commence until the approval body has approved a planning application for site plan and architectural review: any building, new parking lot, fence over seven (7) feet in height, or an extension, alteration, or addition of or to an existing building or parking lot; historic buildings within the Downtown Specific Plan area as specified in Chapter 27.66. 487 of 608
Single family and accessory buildings that conform to the standards contained in Chapter 27.18, or minor facade modifications as defined in Section 27.04.313, and which conform with Section 27.08.031, are exempt from this requirement, unless they are specifically designated by this section as requiring review. In making its review, the Zoning Administrator, Development Review Board, and Planning Commission shall be guided by the standards adopted by the Planning Commission and City Council. The application shall be approved if the Zoning Administrator or Commission finds all of the following to exist:
(1) The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood;
(2) The development will not be detrimental to the harmonious and orderly growth of the City;
(3) The development will not impair the desirability of investment or occupation in the vicinity, and otherwise is in the best interests of the public health, safety, or welfare; (4) The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site; (5) The development will not adversely affect matters regarding police protection, crime prevention, and security.
(b) All buildings, structures, landscaping, and other establishments shall be constructed in accordance with the approved drawings.
(c) The City Council shall review and make the final determination on all buildings exceeding fifty-five (55) feet in height or where required by express General Plan provisions.
Section 5. Section 27.21.030 of the San Mateo Municipal Code is amended as follows:
27.21.030 Rules of Procedure
Except as otherwise outlined below, the applicable rules of procedure contained in Chapter
27.08 shall apply to all SB 9 planning applica�ons. Where there is a conflict, standards in this Chapter shall prevail.
(a) Planning Application Submittal. An SB 9 planning application, on the form(s) prescribed by the Department, for either an attached or detached unit(s) and/or urban lot splits, shall be submitted for all development pursuant to the provisions of this Chapter. (1) An applicant may file concurrent planning applications under this Chapter for one or two-unit development and an urban lot split.
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(2) Processing of Applications. Unless an SB 9 application is submitted pursuant to Section 27.21.045 of this Chapter, SB 9 application(s) shall be processed as prescribed in Section
27.08.040 of the San Mateo Municipal Code, except that these applications shall be considered ministerially with no public hearing.
(b) Informational Notice. Upon receipt of an SB 9 planning application, and once the project is deemed complete, the City shall provide an informational notice that an SB 9 application has been filed with the City to all property owners and tenants within a 500-foot radius of the subject parcel and to the applicable neighborhood association(s) in accordance with the noticing procedures adopted by the Department.
(c) Ministerial Permit Approval. If an SB 9 planning application complies with the provisions of this Chapter, a ministerial, non-discretionary permit shall be issued. Notwithstanding anything contrary in this code, the issuance of a ministerial SB 9 Two-Unit Development permit and/or a SB 9 Urban Lot Split permit is not appealable.
(d) Submittal Requirements. In addition to the requirements of Section 27.08.010(c), each application shall be accompanied by all of the following:
(1) Application Forms. Completed SB 9 planning application forms as prescribed by the Department;
(2) Property Ownership. Verification of property ownership in the form of a preliminary title report that is no more than a year old, showing the current owners of the property, the names of record owners of the land, and all existing easements and other reservations, restrictions, or covenants; and
(3) Legal Description. An accurate legal description of the property and any resultant lots in the case of an urban lot split application; and (4) Plans. Scaled and accurate plans to include required applicable information as outlined in the Planning Application and/or Urban Lot Split Submittal Requirements checklists; and
(5) Affidavit. A completed property owner tenant disclosure affidavit and acknowledgement that the application meets SB 9 eligibility requirements. (6) Findings. Findings of Approval. An SB 9 application not submitted pursuant to Section 27.21.045 of this Chapter shall be approved ministerially if the Zoning Administrator or designee makes all the following findings:
(A) The parcel is within the Two-Unit Overlay District and meets all qualifying criteria as outlined in this Chapter;
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(B) The development meets all applicable objective standards contained in and required by the General Plan, San Mateo Municipal Code or other City adopted plans, policies, or standards;
(C) The development does not adversely affect matters regarding police protection, crime prevention, and security because it adheres to the objective standards of Chapter 23.54;
(D) The proposed SB 9 unit(s) is consistent with all applicable SB 9 objective design standards of the Two-Unit Overlay District.
(7) Findings of Denial. An SB 9 application shall be denied if the Building Official makes written findings, based upon a preponderance of evidence, that:
(A) The proposed housing development would have a specific adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, as amended, of the Government Code, upon public health and safety or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact(s).
Section 6. Section 27.39.120 of the San Mateo Municipal Code is amended as follows:
27.39.120 RESIDENTIAL DEVELOPMENT STANDARDS.
In this district, residen�al uses shall be permited as part of mixed-use developments, subject to the City’s Objec�ve Design Standards as adopted by resolu�on of the City Council and requirements of Sec�on 27.38.130.
Section 7. Environmental Determination. In accordance with California Environmental Quality Act (CEQA) Guidelines, Section 15061(b)(3), adoption of this ordinance is covered by the "common sense exemption" in that CEQA applies only to projects which have the potential to cause a significant effect on the environment. Here, it can be seen with certainty that the proposed amendments create objective design standards and a streamlined review process for small projects up to twenty-five (25) residential dwelling units subject to objective design standards would not cause a physical change in the environment and therefore would not have a significant effect on the environment. Proposals for multifamily or residential mixed-use development will be considered as individual projects and will be evaluated pursuant to CEQA at the time of application submittal.
Section 8. Severability. In the event any section, clause or provision of this ordinance shall be determined invalid or unconstitutional, such section, clause or provision shall be deemed severable and all other sections or portions hereof shall remain in full force and effect. 490 of 608
Section 9. Publication. This Ordinance shall be published in summary in a newspaper of general circulation, posted in the City Clerk’s Office, and posted on the City’s website, all in accordance with Section 2.15 of the City Charter.
Section 10. Legislative History and Effective Date. This ordinance was introduced on Clerk to complete, and adopted on Clerk to complete, and shall be effective 30 days after its adoption. 491 of 608
CITY OF SAN MATEO
DRAFT ORDINANCE
Amending Title 27, Zoning, Related to Objective Design Standards and Review Process for MultiFamily and Mixed-Use Residential Projects, and Align Fence Height Standard for Planning Applications with Building Code Standards.
WHEREAS, under the Housing Accountability Act, housing development projects, as defined, are subject to design review standards and criteria provided that they are objective in nature and not subjective; and
WHEREAS, the City of San Mateo (City) desires to update its existing design standards for multifamily residential and residential mixed-use developments to offer objective design criteria for streamlined review of projects; and
WHEREAS, the City’s draft 2023-2031 Housing Element identifies programs to further streamline processing for projects, including the adoption of objective design standards and the increase of Zoning Administrator approval authority to include projects with 6 to 25 residential dwelling units; and WHEREAS, the City has conducted extensive community outreach over the last three years regarding objective design standards, including three public outreach meetings and two Planning Commission study sessions; and
WHEREAS, in accordance with California Environmental Quality Act (CEQA) Guidelines, Section 15061(b)(3), adoption of this ordinance is covered by the "common sense exemption" in that CEQA applies only to projects which have the potential to cause a significant effect on the environment. Here, it can be seen with certainty that the proposed amendments create objective design standards and a streamlined review process for small projects up to twenty-five (25) residential dwelling units subject to objective design standards would not cause a physical change in the environment and therefore would not have a significant effect on the environment. Proposals for multi-family or residential mixed-use development will be considered as individual projects and will be evaluated pursuant to CEQA at the time of application submittal; and
WHEREAS, on October ______, 2023, the Planning Commission held a duly noticed public hearing, received all written and oral public comments, and recommended that the City Council approve the proposed ordinance.
NOW, THEREFORE, THE COUNCIL OF THE CITY OF SAN MATEO ORDAINS AS FOLLOWS:
Section 1. Legislative Findings.
At a duly noticed public hearing, the City Council of the City of San Mateo reviewed and considered the accompanying staff report and attachments thereto, the exemption from environmental review, together with comments received during the public review process, and hereby finds and determines that the proposed ordinance is consistent with the adopted General Plan in that it supports 492 of 608
successful completion of projects that implement and achieve the General Plan’s stated goals and policies.
Section 2. Section 27.06.020 of the San Mateo Municipal Code is amended as follows:
27.06.020 ZONING ADMINISTRATOR—POWERS AND DUTIES.
The Zoning Administrator shall enforce the provisions of this Title, and shall:
(a) Conduct such inspections of buildings, structures, and use of land as are necessary to determine compliance with the terms of this Title; (b) Establish, with the approval of the Council, and administer rules for the conduct of the Zoning Administrator's office;
(c) Maintain permanent and current records of documents and proceedings under this Title;
(d) Provide and maintain a continuing program of education and public information on zoning matters;
(e) Recommend abatement of violations of this Title and aid in prosecution thereof; (f) Receive, file, and transmit to the appropriate approval body all planning applications and all appeals which the designated approval body is authorized to review or to take final action upon under the provisions of this Title; (g) Interpret provisions of the zoning ordinance, subject to appeal of the decision to the Planning Commission;
(h) Have the authority to review and approve, conditionally approve, or disapprove the following types of projects, provided that the projects do not result in any significant impacts pursuant to the California Environmental Quality Act (CEQA), subject to public notice and to appeal of the final action to the Planning Commission:
(1) Site plan and architectural review for projects that incorporate:
(A) Up to twenty-five (25) residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or
(B) Projects lLess than Up to (65) residential dwelling unitsOR units that do not meet objective design standards as adopted by resolution of the City Council; or
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(A)(C) Up to 10,000 square feet of non- residential
developments;ORdevelopment; or
(B)(D) Other minor site improvements including but not
limited to parking lots, landscaping, recreation facilities, accessory structures, recycling collection areas, circular driveways in R-1, R2R1, R2 districts; (E) Fences over 6seven (7) feet and those over three (3) feet when located in a front yard and/or street side yard
setback or within forty-five (45) feet of a street
intersection line, authorized by Chapter 27.84.
(C)(F) Freestanding signs.
(2) Site development permits for removal of major vegetation required for the construction of single-family or duplex dwellingsprojects that require Zoning Administrator review and approval, or grading of five thousand (5,000) cubic yards or less under Chapter 23.40.
(3) Variances as authorized by Chapter 27.78, for single-family, accessory dwelling units, or duplex dwellings and for minor site improvements as described in subsection (h)(1) above, or residential projects with up to six (6) residential dwelling units.
(4) Temporary use permits authorized by Chapter 27.74.
(5) Modifications authorized by Chapter 27.08.
(6) Special permits to allow the following:
(A) Recycling facilities subject to regulations established in Chapter 27.69; (B) Plumbing in detached accessory buildings in the R-1 zone, as authorized under Chapter 27.18
(C) Substantial removal of existing residences in an R1R-1 zoning district; (D) Temporary real estate sales offices, as authorized under Chapters
26.04 and 27.18;
(E) Swimming pools, hot tubs, and spas located in required front or street side yards, as authorized under Chapter 27.18; and 494 of 608
(F) Additional floor area ratio in the R-3 District, as authorized under Chapter 27.22.
(7) Concurrent development of two or more contiguous lots or parcels of real property in R-1 and R-2 districts.
(8) Parcel Maps without exceptions as authorized by Title 26 (Subdivision). (9) Single-Family Dwelling Design Review (SFDDR) Applications. (10) City projects that meet the following criteria:
(A) The project was conceptually approved as part of, or approved concurrent with, a Master Plan, program document, or project planning document that is in effect and has been previously approved by the City Council; and
(B) The project does not propose major changes from previous City Council approval; and
(C) The project would not result in a significant environmental impact pursuant to the California Environmental Quality Act (CEQA). (i) Notwithstanding the above, the Zoning Administrator may refer the application to the Planning Commission for hearing and action when it is unclear whether the necessary findings for project approval can be made.
Section 3. Section 27.06.040 of the San Mateo Municipal Code is amended as follows:
27.06.040 PLANNING COMMISSION—JURISDICTION.
(a) The Commission shall review and take final action, subject to appeal to the Council, upon all applications for:
(1) Appeals from the decisions of the Zoning Administrator; (2) Special use permits other than for high rise buildings, or those identified under Section 27.06.020(h)(6);
(3) Site Plan and Architectural Review for projects of six or more dwelling units Betweenand 25 and over 10,000 square feet of non-residential development.that incorporate:
(A) Site Twenty-six (26) or more residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or 495 of 608
(B) Six (6) or more residential dwelling units that do not meet objective design standards as adopted by resolution of the City Council; or (C) Over 10,000 square feet of non-residential development permits. (4) Site Development Planning Applications involving grading of more than five thousand (5,000) cubic yards under Section 23.40.120(2);; (5) Tentative Maps and Parcel Maps with exceptions under Title 26 (subdivisionSubdivisions);
(6) Applications which are accompanied by environmental impact reports, other than reclassifications, planned developments, special use permits for high rise buildings, and general plan amendments;
(7) Release of conditions or easements recorded by the City under Section 27.08.045. (8) Modifications under Section 27.08.080(b).
(9) Variances as authorized in Section 27.78.040 for planning applications for structures other than single-family and duplex.
(10) Planned signing districts and freestanding signs over eight (8) feet in height. (b) The Commission shall review and make recommendations to the Council upon all applications for reclassifications, planned developments, site plan and architectural review for buildings exceeding 55 feet in height, General Plan amendments, projects which are fully or partially funded by the City and otherwise require Planning Commission review, and projects which include as part of the site any parcel of land which is in whole or in part subject to the tidelands trust provisions of State law. (c) The Commission may, on its own initiative, recommend to the Council that proceedings be initiated for an amendment, supplement, change or repeal of the whole or any portion of this Title, provided that public hearings thereon shall be held in the manner prescribed in this Title. The Commission shall periodically initiate a comprehensive review of the provisions of this Title and make a report of its findings to the Council.
(1) Variances as authorized in Section 27.78.040.
Section 4. Section 27.08.030 of the San Mateo Municipal Code is amended as follows:
27.08.030 SITE PLAN AND ARCHITECTURAL REVIEW (SPAR).
(a) The following projects, as well as other projects that may be designated in this code, require a site plan and architectural review and no such project shall commence until the approval body has 496 of 608
approved a planning application for site plan and architectural review: any building, new parking lot, fence over six seven (7) feet in height, or an extension, alteration, or addition of or to an existing building or parking lot; historic buildings within the Downtown Specific Plan area as specified in Chapter
27.66. Single family and accessory buildings that conform to the standards contained in Chapter 27.18, or minor facade modifications as defined in Section 27.04.313, and which conform with Section
27.08.031, are exempt from this requirement, unless they are specifically designated by this section as requiring review. In making its review, the Zoning Administrator, Development Review Board, and Planning Commission shall be guided by the standards adopted by the Planning Commission and City Council. The application shall be approved if the Zoning Administrator or Commission finds all of the following to exist:
(1) The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood;
(2) The development will not be detrimental to the harmonious and orderly growth of the City;
(3) The development will not impair the desirability of investment or occupation in the vicinity, and otherwise is in the best interests of the public health, safety, or welfare; (4) The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site; (5) The development will not adversely affect matters regarding police protection, crime prevention, and security.
(b) All buildings, structures, landscaping, and other establishments shall be constructed in accordance with the approved drawings.
(c) The City Council shall review and make the final determination on all buildings exceeding fifty-five (55) feet in height or where required by express General Plan provisions.
Section 5. Section 27.21.030 of the San Mateo Municipal Code is amended as follows:
27.21.030 Rules of Procedure
Except as otherwise outlined below, the applicable rules of procedure contained in Chapter
27.08 shall apply to all SB 9 planning applications. Where there is a conflict, standards in this Chapter shall prevail.
(a) Planning Application Submittal. An SB 9 planning application, on the form(s) prescribed by the Department, for either an attached or detached unit(s) and/or urban lot splits, shall be submitted for all development pursuant to the provisions of this Chapter. 497 of 608
(1) An applicant may file concurrent planning applications under this Chapter for one or two-unit development and an urban lot split.
(2) Processing of Applications. Unless an SB 9 application is submitted pursuant to Section 27.21.045 of this Chapter, SB 9 application(s) shall be processed as prescribed in Section
27.08.040 of the San Mateo Municipal Code, except that these applications shall be considered ministerially with no public hearing.
(b) Informational Notice. Upon receipt of an SB 9 planning application, and once the project is deemed complete, the City shall provide an informational notice that an SB 9 application has been filed with the City to all property owners and tenants within a 500-foot radius of the subject parcel and to the applicable neighborhood association(s) in accordance with the noticing procedures adopted by the Department.
(c) Ministerial Permit Approval. If an SB 9 planning application complies with the provisions of this Chapter, a ministerial, non-discretionary permit shall be issued. Notwithstanding anything contrary in this code, the issuance of a ministerial SB 9 Two-Unit Development permit and/or a SB 9 Urban Lot Split permit is not appealable.
(d) Submittal Requirements. In addition to the requirements of Section 27.08.010(c), each application shall be accompanied by all of the following:
(1) Application Forms. Completed SB 9 planning application forms as prescribed by the Department;
(2) Property Ownership. Verification of property ownership in the form of a preliminary title report that is no more than a year old, showing the current owners of the property, the names of record owners of the land, and all existing easements and other reservations, restrictions, or covenants; and
(3) Legal Description. An accurate legal description of the property and any resultant lots in the case of an urban lot split application; and (4) Plans. Scaled and accurate plans to include required applicable information as outlined in the Planning Application and/or Urban Lot Split Submittal Requirements checklists; and
(5) Affidavit. A completed property owner tenant disclosure affidavit and acknowledgement that the application meets SB 9 eligibility requirements. (6) Findings. Findings of Approval. An SB 9 application not submitted pursuant to Section 27.21.045 of this Chapter shall be approved ministerially if the Zoning Administrator or designee makes all the following findings:
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(A) The parcel is within the Two-Unit Overlay District and meets all qualifying criteria as outlined in this Chapter;
(B) The development meets all applicable objective standards contained in and required by the General Plan, San Mateo Municipal Code or other City adopted planplans, policies, or standards;
(C) The development does not adversely affect matters regarding police protection, crime prevention, and security because it adheres to the objective standards of Chapter 23.54;
(D) The proposed SB 9 unit(s) is consistent with all applicable SB 9 objective design standards of the Two-Unit Overlay District.
(7) Findings of Denial. An SB 9 application shall be denied if the Building Official makes written findings, based upon a preponderance of evidence, that:
(A) The proposed housing development would have a specific adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, as amended, of the Government Code, upon public health and safety or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact(s).
Section 6. Section 27.39.120 of the San Mateo Municipal Code is amended as follows:
27.39.120 RESIDENTIAL DEVELOPMENT STANDARDS.
In this district, residential uses shall be permitted as part of mixed -use developments, subject to the standards City’s Objective Design Standards as adopted by resolution of the City Council and requirements of Section 27.38.130.
Section 7. Environmental Determination. In accordance with California Environmental Quality Act (CEQA) Guidelines, Section 15061(b)(3), adoption of this ordinance is covered by the "common sense exemption" in that CEQA applies only to projects which have the potential to cause a significant effect on the environment. Here, it can be seen with certainty that the proposed amendments create objective design standards and a streamlined review process for small projects up to twenty-five (25) residential dwelling units subject to objective design standards would not cause a physical change in the environment and therefore would not have a significant effect on the environment. Proposals for multifamily or residential mixed-use development will be considered as individual projects and will be evaluated pursuant to CEQA at the time of application submittal.
Section 8. Severability. In the event any section, clause or provision of this ordinance shall be determined invalid or unconstitutional, such section, clause or provision shall be deemed severable and all other sections or portions hereof shall remain in full force and effect. 499 of 608
Section 9. Publication. This Ordinance shall be published in summary in a newspaper of general circulation, posted in the City Clerk’s Office, and posted on the City’s website, all in accordance with Section 2.15 of the City Charter.
Section 10. Legislative History and Effective Date. This ordinance was introduced on Clerk to complete, and adopted on Clerk to complete, and shall be effective 30 days after its adoption. 500 of 608
Planning Commission Regular Meeting Minutes – 10/24/23 1
COMMISSION MEMBERS
John Ebneter, Chair
Seema Patel, Vice Chair
Adam Nugent
Martin Wiggins
Margaret Williams
City of San Mateo
Regular Meeting Minutes
Planning Commission
Tuesday, October 24, 2023
Hybrid 7:00 PM
Regular Meeting
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
Present: Chair John Ebneter, Vice Chair Seema Patel, Commissioners Adam Nugent, Martin Wiggins, and Margaret Williams
Absent: None
CONSENT CALENDAR
1. Planning Commission 2024 Regular Meeting Calendar – Adoption Adopt the Planning Commission Regular Meeting schedule for the calendar year 2024.
2. Planning Commission Meeting Minutes - Approval
Approve the minutes of the Special Joint meeting of 8.22.2023.
Moved: Wiggins, Seconded: Williams
Ayes: Ebneter, Patel, Nugent, Wiggins, Williams
Noes: None
Absent: None
PUBLIC COMMENT:
None.
PUBLIC HEARING
3. Draft Objective Design Standards for Multi-Family and Mixed-Use Residential Development (PA-2019-016) Associate Planner, Laura Richstone, presented an overview of the Draft Objective Design Standards.
Commissioner Questions:
Commissioners asked clarifying questions on staff responsibilities, specific area plans, third party design review, developer paths, Measure Y, Housing Accountability Act, Senate Bill 9 standards, current Objective Design Standards for projects that are less than 2/3 residential, fence code amendment changes, and veneer return.
Public Comments:
Public commenters included Lisa Taner, Lisa Vande Voorde, Dianne Whitaker, Laurie Watanuki, Rich Kozono, Olya, and Jordan Grimes. Public commenters expressed concern for building height, building stories, massing, material requirements, architectural styles, building transitions and matching neighborhood character, alignment with the 501 of 608
Planning Commission Regular Meeting Minutes – 10/24/23 2 General Plan, maximum growth alternative, and zoning laws. Comments were also received in support of the new Objective Design Standards.
Commissioner Comments:
Commissioners expressed concern with the document’s clarity, articulation details, massing breaks, height requirements, building elevation, wall planes, and grade separation of residential entries. Commissioners discussed combinations of different building colors and materials, building additions and different uses, building façades, requirements for balconies, and landscape regulations for trees.
Recommended modifications included: Reduce the minimum depth of façade articulations to 12 inches, reduce the minimum window recess depth and horizontal moulding depth to 3 inches, add trim as alternative recess window option, reduce minimum colors/materials to 2 and allow roof and trim to contribute to this minimum, amend veneer requirement to not end at an outside corner or end at a wall plane break; for low-rise buildings remove the massing break requirement and allow a flat plane variation option, include balconies as an option to differentiate, clarify that a grade separation is only required for ground floor residential units; amend the standard for similar building treatment to be objective, revise the tree planting interval to a maximum of 15 feet, remove Section 4.5.2 related to roof forms, remove bay windows from horizontal and vertical window requirements, allow flat roofing materials and all types of singles and fiber cement board, permit different window sizes, provide more language on window alignment, and update several images within the document.
The Commission moved to recommend the City Council adopt a Resolution to establish Objective Design Standards (ODS) with the recommended modifications, for multi-family and mixed-use residential projects; adopt an Ordinance to amend the Zoning Code (Title 27) related to ODS and review processes for multi-family and mixed-use residential projects, and to align fence height standards to match building code standards; and determine the ODS and Zoning Code amendments are exempt from further environmental review pursuant to the California Environmental Quality Act (CEQA) Section 15061(b)(3).
Moved: Patel, Seconded: Williams
Ayes: Ebneter, Patel, Williams, Nugent
Noes: Wiggins
Absent: None
REPORTS AND ANNOUNCEMENTS
Planning Manager, Manira Sandhir, provided updates on items for future Planning Commission meetings, including the cancellation of the 11.14.2023 Regular meeting and addition of the 11.28.2023 Regular meeting. There were no other reports from Commissioners or the City Attorney.
ADJOURNMENT
The meeting adjourned at 12:02 am.
APPROVED BY:
___________________________________
John Ebneter, Chair
SUBMITTED BY:
___________________________________
Ashley Snodgrass, Administrative Assistant
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Department. City of San Mateo 2023. 0-----------, ____ Miles 0 1/4 1/2 1 1-1/2 503 of 608
504 of 608
11/15/23, 3:49 PM Mail - Laura Richstone - Outlook
https://outlook.office365.com/mail/sentitems/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJR… 2/3 Some people who received this message don't often get email from [email protected]. Learn why this is important Big thanks to you and the larger team for putting this together and opening it up to comments earlier this year at the developer round tables. We are excited to see the flexibility you have built into this plan! We do have two follow-up comments to your team for you all to consider.
One, at the start of this document you define Mid-Rise Buildings to “mean buildings between four (4) and seven (7) stories but not more than ninety (90) feet in height.” We recommend your team redefine it to “mean buildings between four (4) and eight (8) stories but not more than ninety (90) feet in height.” We have found that five levels of type III over three levels of type I construction is a viable path for residential development and hope that this type of development would be included within the ODS pathway.
Secondly, the ODS specifically calls out Spanish Colonia Revival architectural style as a requirement for projects within the Downtown Plan Area. Our team has walked throughout the downtown and noted various historic architectural styles inclusive of Mission Revival, Greek Revival, Art Deco, Post Modern, and Spanish Revival, as noted in your “Downtown San Mateo Historic Building Self-Guided Walking Tour” which all add up to create the charm that is Downtown San Mateo. We recommend your team expand the options for architectural styles within Downtown San Mateo to help preserve the charm of Downtown San Mateo.
We greatly appreciate your team’s consideration on this item and are happy to discuss over the phone if you have any questions.
Thanks,
Kevin Choy, P.E. | Associate Director
Harvest Properties, Inc.
From: Laura Richstone <[email protected]>
Sent: Thursday, November 9, 2023 4 59 PM
To: Laura Richstone <[email protected]>
Subject: San Mateo Citywide Objective Design Standards City Council Meeting Date & Updated Standards Happy Friday Everyone,
An updated Citywide Objective De ign Standard (ODS) document i available online for review Thi document has been updated in response to the modifications proposed by the Planning Commission at their October 24, 2023 hearing
The updated ODS for multi family and re idential mi ed u e project and a ociated code amendment to streamline the review of small-scale housing projects that meet objective standards will be heard and con idered by the City Council at their November 24, 2023, 7 p.m. public hearing The revi ed ODS document, a ociated draft code amendment , and pa t meeting material are available online for public review. The staff report and full meeting materials will also be posted online for public review the Thur day before the City Council meeting If you have que tion , comment , or would like to be removed from thi mailing li t plea e reach out to me directly.
Thank you,
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11/15/23, 3:49 PM Mail - Laura Richstone - Outlook
https://outlook.office365.com/mail/sentitems/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJR… 3/3 Laura Richstone
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7205 | [email protected]
* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited If you have received this message in error, please notify the original sender immediately by telephone or by return e-mail and delete this message along with any attachments from your computer Thank you
506 of 608
11/13/23, 3:03 PM Mail - Laura Richstone - Outlook
https://outlook.office365.com/mail/inbox/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJRpuSh… 1/4 Re: 727 - 9th Avenue
Laura Richstone <[email protected]>
Mon 11/13/2023 3:03 PM
Bcc:Manira Sandhir <[email protected]>;Rendell Bustos <[email protected]> Hi Laurie,
Your comment has been received.
Thank you,
Laura Richstone
Associate Planner | Community Development Department
330 W 20th Ave , San Mateo, CA 94403
650-522-7205 | [email protected]
From: Rendell Bustos <[email protected]>
Sent: Monday, November 13, 2023 7:50 AM
To: Laura Richstone <[email protected]>
Cc: Manira Sandhir <[email protected]>
Subject: FW: 727 - 9th Avenue
Hi Laura,
Below is a public comment regarding the Objective Design Standards, specifically on ADUs. -Rendell
Rendell Bustos
Senior Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650 522 7211 | rbustos@cityofsanmateo org
From:
Sent: Saturday, November 11, 2023 2 05 PM
To: Rendell Bustos <[email protected]>
Cc
Subject: Re: 727 - 9th Avenue
Hi Rendell,
Thanks for reviewing this project.
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11/13/23, 3:03 PM Mail - Laura Richstone - Outlook
https://outlook.office365.com/mail/inbox/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJRpuSh… 2/4 If the ADU Handbook is a living document, I would like to submit a comment that the detached ADU be the same architectural style, windows, finishes, materials, and roof pitch as the primary unit especially in older neighborhoods. You can see the ADU along the cross streets. The new ADU’s will impact the character of our prewar neighborhood especially when it is visible from the street.
Also, I was reviewing the proposed Objective Design Standards on Page 52. It states:
6.1 ACCESSORY STRUCTURES AND ENCLOSURES – GENERAL
STANDARDSAPPLICABLE TO ALL DEVELOPMENT
6.1.1 Accessory Structures.
Accessory structures that require a building permit shall be designed with the same finishes, materials, and details as the primary building(s) and shall include the same roof pitch(es).
It would make sense to be consistent in the design standards of accessory units especially if it is detached from the primary unit.
Thanks.
Laurie W.
On Nov 9, 2023, at 5:18 PM, Rendell Bustos <[email protected]> wrote:
Hi Laurie,
Thanks for your patience as I reviewed your concerns. I reviewed the approved plans and the Zoning Code, specifically the architectural standards for detached ADUs. I would point out that detached ADUs are not required to be of the same architectural style as the primary unit, as attached ADUs are. In addition, because the ADU was approved ministerially (Building Permit only), no public notice was required. Let me know if I can clarify or if you had additional concerns.
Thanks,
Rendell Bustos
Senior Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7211 | [email protected]
-----Original Message-----
From: l watanuki <
Sent: Wednesday, November 8, 2023 9:19 AM
To: Rendell Bustos <[email protected]>
Cc
Subject: Re: 727 - 9th Avenue
Thanks Rendell.
On Nov 6, 2023, at 5:32 PM, Rendell Bustos <[email protected]> wrote:
Hi Laurie,
508 of 608
11/13/23, 3:03 PM Mail - Laura Richstone - Outlook
https://outlook.office365.com/mail/inbox/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJRpuSh… 3/4 Thanks for flagging these concerns. I will review the plans and your comments this week and get back to you by the end of the week.
Regards,
Rendell Bustos
Senior Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7211 | [email protected]
-----Original Message-----
From: l watanuki <
Sent: Saturday, November 4, 2023 8:01 AM
To: Rendell Bustos <[email protected]>
Cc:
Subject: Re: 727 - 9th Avenue
Hi Rendell,
After reading the Municipal Code, there are some questions.
Why didn’t the property owner at 727 - 9th Avenue follow the architectural standards, and how did they this work permitted? Their permit was never posted on the outside and there was no notification from the city on the project. The architectural style of the ADU with the windows and roof do not match the architectural style of the primary unit. The primary home is Spanish Revival. We would like to maintain the pre-war character of our neighborhood.
Thanks.
Laurie
On Oct 30, 2023, at 11:52 AM, Rendell Bustos
rbustos@cityofsanmateo org wrote
Hi Laurie,
There are architectural standards for attached and detached ADUs Please see Municipal Code Section 27.19.050(j):
https //law cityofsanmateo org/us/ca/cities/san mateo/code/27 19 050# (j). In addition, the ADU Handbook can be a helpful source for explaining frequently asked questions
https://www.cityofsanmateo.org/DocumentCenter/View/89871/SanMateo ADU Handout 1222?bidId Thanks,
Rendell Bustos
Senior Planner | Community Development Department
330 W 20th Ave , San Mateo, CA 94403
650-522-7211 | [email protected]
509 of 608
11/13/23, 3:03 PM Mail - Laura Richstone - Outlook
https://outlook.office365.com/mail/inbox/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJRpuSh… 4/4 -----Original Message-----
From: l watanuki < >
Sent: Thursday, October 26, 2023 3:43 PM
To: Rendell Bustos <[email protected]>
Cc
Subject: 727 - 9th Avenue
Hi Rendell,
I had a question on ADUs.
There is a corner home on 727 - 9th Avenue with a large ADU being constructed in the backyard. The ADU is visible from Fremont Street. Do the new ADU’s get approved without reviewing the building design with your neighbors next door? I was looking for the new ADU ordinance on the City website.
Thanks.
Laurie Watanuki
* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e-mail and delete this message along with any attachments from your computer. Thank you.
* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e-mail and delete this message along with any attachments from your computer Thank you
* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e mail and delete this message along with any attachments from your computer. Thank you.
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Hillsdale area should continue to apply to the project instead of new, non-targeted requirements. In fact, most of the Hillsdale-specific requirements in the ODS originate from the currently-controlling planning documents, notably the Hillsdale Station Area Plan, which provides additional guidance and context. Future redevelopment of the Hillsdale Shopping Center is currently in development consistent with the Hillsdale Station Area Plan, which specifies other standards and guidelines in greater detail and with more optionality to allow for a high-quality development program that suits the City’s needs and market demands. The Owners are also already in the process of developing even more detailed ODS-type development standards for any redevelopment that accomplishes the same goals as the ODS, tailored to the unique needs of the Hillsdale area, and would be included as conditions to any future project approval. This is consistent with the “master plan” requirements imposed by several existing planning documents (for example, see General Plan 2030 p. II-63, Hillsdale Station Area Plan p. 64). Therefore, the Owners request that the ODS include that the Hillsdale area is exempt in Section 2.2 where the ODS specifies its applicability in different circumstances.
Accordingly, we request that the following be included as a new subsection H to Section 2.2:
H. These Objective Design Standards shall not apply in the Hillsdale Station Area, where existing standards and guidelines in existing specific plans and other planning documents already provide comprehensive design coverage. Further, any future redevelopment of the the Hillsdale Shopping Center is required to include master plan-level design standards analogous to these Objective Design Standards.
2. Section 2.3 – Building Types & Number of Stories
As currently provided, the ODS differentiates between “Mid-rise” buildings as four (4) to seven (7) stories and no more than ninety (90) feet in height, and “High-rise” buildings as eight (8) or more stories and more than ninety (90) feet in height. While these heights are entirely appropriate, we recommend modifying the number of stories to allow up to eight stories for “Mid-rise” buildings and to designate “High-rise” buildings to include nine (9) or more stories, and update references to the number of stories associated with each building type throughout the ODS. This is consistent with widely-applicable building code requirements for construction types and maximizes potential housing production. It is also consistent with Planning Commissioners’ comments during their October 24, 2023 meeting.
Accordingly, we recommend the following revisions to Section 2.3:
These standards establish regulations for three general building types: low-rise, mid-rise, and high-rise buildings, defined below:
A. Low-rise shall mean buildings up to three (3) stories but no more than thirty-five (35) feet in height.
B. Mid-rise shall mean buildings between four (4) and seven (7) eight (8) but not more than ninety (90) feet in height.
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C. High-rise shall mean buildings eight (8) nine (9) or more stories or more than ninety (90) feet in height.
D. Where a standard within this document does not specify building type, the standard shall apply to all building types.
3. Section 3.1.2 – Pedestrian Paseos
The current draft ODS includes detailed requirements for the dimensions and amenities of pedestrian paseos. We strongly support design efforts to encourage pedestrian-oriented development and circulation, but recommend scaling back the scope of these requirements to accommodate other amenities that serve the same purposes, such as modest skybridges to connect structures over paseos across multiple levels of active space.
Accordingly, we recommend the following revisions to Section 3.1.2:
If provided, pedestrian paseo(s) shall:
A. Be open to the sky and connect to public sidewalks (i.e., paseos shall not dead end), except to allow design features such as sky bridges or elevated walkways.
B. Have a minimum twelve (12)-foot width, as measured from building face to adjacent building face for low-rise buildings.
C. Have a minimum twenty (20)-foot width, as measured from building face to adjacent building face for mid-rise and high-rise buildings.
D. Provide a minimum eight (8)-foot-wide public pedestrian access easement within the required minimum paseo width for pedestrian access.
E. Provide pedestrian scale lighting along the length of the paseo. Such lighting shall be mounted not higher than twelve (12) feet,that meets the latest Illuminating Engineering Society (IES) recommended values, and beis directed downward or havehas a light cap.
F. Pedestrian paseos shall include at least three (3)two (2) of the following pedestrian amenities every twenty (20)thirty (30) linear feet:
1. Bench(es) 5. Cafè
2. Shade structure(s) 6. Textured, multi-colored, or patterned pavement
3. Tree(s) consistent with the City
Landscape Ordinance
7. Public art
4. Water feature or water fountain 8. Decorative overhead lighting
4. Section 3.2.1.B – Project Frontage for Parking
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The ODS currently limits surface parking areas or driveways from occupying not more than twenty-five percent (25%) or sixty (60) feet of project frontage, whichever is greater. Because there may be unique circumstances for some uses where a greater proportion of project frontage will be necessary for surface parking or driveways, we request that this requirement be eliminated. Instead we anticipate that the separate screening requirement satisfies the intent to screen parking from public view and activate the street experience.
Accordingly, we recommend that the following language should be removed from Section 3.2.1:
Where vehicles are visible from a public right-of-way (i.e. surface parking lots or rooftop garages), the following standards shall apply:
A. Parking areas shall not be established within any required front setback area.
B. Surface parking areas, including driveways, shall not occupy more than twenty-five (25) percent or sixty (60) feet of the project frontage, whichever is greater.
C.B. Parking areas shall be screened from view from the adjacent primary street with a three (3)-foot-high textured or patterned block wall that is capped, or a landscape hedge, or combination of the two. If a wall is used, the wall shall be treated with a graffiti-resistant coating.
D.C. Chain link or vinyl fencing shall be prohibited as a screening material for parking, lightwells, and utility structures/equipment.
5. Chapter 4 – Massing and Articulation Requirements Generally The ODS includes a wide variety of massing and articulation requirements, some of which are discussed further below. Such requirements can restrict flexibility of design and use, as do several provisions in the draft ODS. To rectify these issues, we strongly support the changes recommended by the Planning Commission and encourage the City Council to adopt those recommendations. Specific additional recommendations follow.
6. Section 4.1.1 – Blank Walls
Currently, the ODS limits blank walls to a limit of twenty (20) feet in length on all stories. While this is reasonable on walls facing streets, it would unintentionally impact design on off-street walls. We recommend revising this section to limit the prohibition on blank walls greater than twenty (20) feet in length to street-facing walls.
Accordingly, we recommend the following revision to Section 4.1.1:
Blank walls that face a public street shall be limited to a maximum of twenty (20) feet in length on all stories.
7. Section 4.1.4 – Qualify minimum change between planes and minimum façade portions for massing breaks
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Section 4.1.4 requires that structures of three (3) or more stories must follow the rule of thirds and divide the structure into at least three primary masses. In addition to the changes recommended by the Planning Commission, we also recommend providing clear flexibility to determine the width of the primary masses, and not to require each to be exactly one-third of the structure. Such a requirement could unintentionally constrict potential uses and design programs. Instead, the standard could include a minimum percentage of overall façade length (i.e., require the minimum width of each primary mass to be at least 20% of the overall façade length). In addition, this requirement should also specify a minimum two (2) feet change in plane between each massing break to assure that the breaks are more than perfunctory.
Accordingly, we recommend the following revisions to Section 4.1.4 and the removal and/or replacement of Figure 21:
Structures of three (3) or more stories (measured from existing grade) shall follow the rule of thirds in which a structure is be divided into at least three primary masses., where each primary mass is separated by at least a two (2) foot minimum change in plane between each massing break, and where each primary mass shall contain a minimum width consisting of at least twenty (20) percent of the overall façade length.Possible ways to break a horizontal mass into three elements are illustrated below.
8. Section 4.1.6.B – Wall Planes
The ODS includes a variety of options for wall plane treatments, including horizontal and vertical wall plane changes and flat plane variations. The ODS requires “at least one (1) of the following wall plane treatments shall be incorporated into the building design as described below,” but does not specify if a single wall plane treatment is required on the horizontal and vertical wall planes and flat planes, or only one wall plane treatment is required on either horizontal or 515 of 608
vertical wall planes or flat planes. We advise the later. For context, horizontal wall plane changes can pose significant challenges for residential development.
Accordingly, we request the following revision to the initial requirement of Section 4.1.6.B:
B. Wall Planes. At least one (1) of the following wall place treatments on either the horizontal wall plane, vertical wall plane, or flat planes shall be incorporated into the building design as described below.
9. Section 4.1.6.B.3.a – Flat Plane Variation
The ODS as drafted requires at least four (4) of a provided list of design elements every twenty (20) to forty (40) feet of horizontal street frontage of building façade. We recommend reducing this requirement in order to avoid overly complicated and busy façades to a minimum of three (3) (or lower) design elements per frontage segment.
Accordingly, we recommend revising the first sentence of subsection (a) of Section 4.1.6.B.3 as follows:
a. For every twenty (20) to forty (40) feet of horizontal street frontage, the building façade design shall change in detailing to create distinct building segments. This change in detailing shall include at least four (4)three (3) of the following:
10. Section 4.2.1.A – Mixed-Use Ground Floor Commercial Wall Glazing The ODS currently requires seventy-five percent (75%) of ground floor wall to be glazed in mixed-use developments. We recommended using a linear-foot basis instead to provide greater flexibility for larger structures with more complex and demanding ground floor usage needs to support diverse uses above the ground floor.
Accordingly, we recommend revising Section 4.2.1.A as follows:
A. At least seventy-five (75)sixty (60) percent of the ground floor commercial wall arealinear street frontage shall be glazed.
11. Section 4.6 – Windows & Doors Generally
The draft ODS includes a variety of standards for windows and doors, and the Planning Commission provided numerous well-considered revisions at their October 24, 2023 meeting.
We agree with and recommend approval of the Planning Commission’s changes, and recommend one additional change below.
12. Section 4.6.1.C.3 – Curtain walls and upper-floor window size As drafted, the ODS imposes requirements on all windows and doors except curtain wall windows, and includes that “Windows, bays, doors, arches, and balconies must be equal in size 516 of 608
or smaller than the element they are aligned with on the floor below.” First, the exemption for curtain wall windows should encompass window walls and storefronts. Second, the upper-story window size limit is overly-restrictive. While it is appropriate for certain architectural styles and scale—most notably Spanish-style single-family residences—it prohibits many other architectural styles for single-family homes and is inappropriate for larger-scale buildings, in particular multifamily and mixed-use residential development. Anecdotally, few of the mixed-use mid-rise buildings shown in the draft ODS comply with this requirement.
Accordingly, we recommend the following revisions to Section 4.6.1.C and the removal of Section 4.6.1.C.3:
C. Window and Door Size. The following shall apply to all windows and doors except for curtain wall windows, window wall, and storefront.
1. Windows, bays, and doors shall be vertically oriented, rectangular, and taller than they are wide.
2. For non-residential uses, vertical window elements shall be maintained through proportionality and divided lights.
3. Windows, bays, doors, arches, and balconies must be equal in size or smaller than the element they are aligned with on the floor below.
4. Where wider glazed openings are desired use, ganged or group windows, subject to the following:
a. Grouped windows shall have a minimum of three (3) inches of building façade surface between them
b. Ganged windows shall have a mullion between them
13. Section 4.7.1.C – Materials Quality
Consistent with the concerns raised by members of the Planning Commission, we recommend removing the standard for minimum material life expectancies. Life expectancies cannot be readily calculated for many construction materials, including some of the most durable (cut stone) because they do not have a pre-determined lifespan. As a result, this standard is of little practical effect and should be removed.
Accordingly, we request the removal of Section 4.7.1.C.:
C. Quality. Durable architectural materials and finishes with a minimum life expectancy of fifty (50) years and roofing with a minimum life expectancy of thirty (30) years shall be used on the exterior of the buildings.
14. Materials: Table 2A and Table 2B
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A broad range of construction materials should be allowed for projects in the City. This provides greater flexibility to adapt project design to changing materials costs and new technologies. It enables more sustainable design and is critical to controlling the price of housing development.
We recommend the following changes to Tables 2A and 2B:
Table 2A:
Material Notes
Brick Including brick veneer
Concrete
Stone
Stucco True stucco only (Lime or Portland
Cement); excluding synthetic stucco and
Exterior Insulation Finishing System (EIFS)
Plaster Verified for exterior use only
Fiber Cement Panel
Glass
Tile
Rammed Earth Low-rise only
Wood siding Shingle, Clapboard, Panel
Metal Excluding corrugated metal
Wood Plywood allowed only as accent; not a
main material
Precast concrete
Glass Fiber Cement Panels
Ceramic
Porcelain
Terracotta
Building Base
Brick
Concrete
Stone
Metal
Ceramic Tile
Metal Excluding aluminum and corrugated
metal
Wood Plywood allowed only as accent; not a
main material
Fiberglass composite
Glass
Porcelain
Terracotta
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Table 2B:
Material Notes
Window Frames
Wood Excluding plywood
Metal Excluding corrugated metal
Fiberglass
Composite
Vinyl
Roofing Materials
Composite, asphalt, and fiberglass shingle
Clay and concrete tile
Slate
Green roofs
Solar shingles
Colored metal/natural copper
Single-ply roof membranes
15. Section 5.1.1.B – Private balconies and open space
This ODS section contains requirements for private open space for individual residential units, including balconies. With respect to the balcony requirements, we request further explanation of the meaning of “open” as applied to glass guardrails, and also request further guidance on if 50% clear glass and 50% obscured glass can be used for guardrails.
With respect to enclosed ground-floor open spaces, we recommend that the ODS allow a greater range of enclosure materials, including steel or aluminum fencing, as well as stainless steel or cable enclosures. Allowing a greater range of materials will provide projects with better flexibility to adapt to unique contexts and provide better products for residents.
Accordingly, we recommend the following additions to Section 5.1.1.B:
B. Private Open Space for Individual Units
1. The fronts and sides of balconies shall consist of obscured glass, slats, or partially transparent grating or railing that is at least fifty (50) percent open.
2. Enclosed private ground-floor open spaces fronting a public street and/or sidewalk shall have an enclosure between three (3) and four (4) feet in height.
Enclosure materials shall be limited to the following:
a. Walls of a color and material(s) that match those used for the main building(s)
b. Wrought iron, steel, or aluminum fencing
c. Glass
d. Wood
e. Stainless steel
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f. Cable
16. Figure 7.1 – Location of Hillsdale Station
Figure 7.1 maps the various specific plan areas in the City, but also locates Hillsdale Station at its old location prior to the 25th Avenue Grade Separation Project and the construction of the new Hillsdale Station, completed in 2021. We recommend relocating Hillsdale Station as indicated in this figure to its current location.
17. Section 7.2.1.B.2 – Build-to-Lines for corner parcels The ODS currently requires that for corner parcels, buildings must be built to the required street setback for a minimum of fifty percent (50%) of the side street property frontage. While we recognize that this serves important planning and urban design goals in general, it does not apply well to long buildings with large floorplates, and can impact the commercial viability of such projects by interfering with efficient floorplate design strategies. In turn, this can impact the viability of housing production on floors above. As a result, we recommend limiting the scope of this requirement by either cabining this requirement to apply only to building frontages less than a specific length, or to establish a maximum required property length at the required setback.
We recommend the follow revision to Section 7.2.1.B.2:
B. Build-to-Lines
1. A minimum of fifty (50) percent of the total property line frontage along El Camino Real shall be occupied by buildings built to the required setback line.
Building(s) may be set back up to a maximum of twenty (20) feet behind the build-to line to provide a public amenity such as a wider sidewalk, plaza, outdoor seating, outdoor dining, or landscape area or any combination thereof.
2. For corner parcels, the building shall be built to the required street side setback for a minimum of fifty (50) percent of the side street property frontage.For parcels with greater than one hundred fifty (150) feet of side street frontage, buildings shall not be required to be built along the side street at a length greater than seventy-five (75) feet.
18. Section 7.2.1.C – Frontage Features
Here, the ODS requires one of a specified list of ground floor elements to be provided as a function of property frontage along El Camino Real. We applaud the City’s effort to design standards that will activate the streetscape, and recommend adding “canopies” of all materials to this list as an outgrowth of the existing “awnings” and “trellises” currently listed.
We request the following addition to Section 7.2.1.C:
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C. Frontage Features. For each twenty-five (25) feet of building frontage along El Camino Real, at least one (1) of the following ground floor elements shall be included (can be multiple instances of one [1] element):
1. Arcades
2. Awnings (no wider than a structural bay)
3. Trellises
4. Canopies (of all materials)
5. Residential entry porch
19. Section 7.2.2.A – Curb Cuts
This section limits curb cuts to one (1) “per development” along El Camino Real. We recommend amending this provision to “per building” in recognition that there will be multi-building developments constructed along El Camino Real, and individual buildings may require individual curb cuts to accommodate required loading zones and other services necessary for each building within the development.
Accordingly, we recommend the following revision to Section 7.2.2.A:
A. Curb Cuts. Curb cuts along El Camino Real shall be prohibited if alley or secondary frontage is available. A maximum of one (1) curb cut along El Camino per developmentbuilding is permitted.
20. Section 7.3.1.A.1 – Setbacks
In the Hillsdale Station Area, the ODS currently requires setbacks from the curb along El Camino Real to create at least twenty (20) feet combined effective sidewalk. We recommend that this be amended to include that setbacks include curb cuts and cut outs for bus stops, out of recognition that both currently exist and will be required in the future along El Camino Real in the Hillsdale Station Area.
Accordingly, we request the following addition to Section 7.3.1.A.1:
1. Buildings shall be set back from the back of curb along El Camino Real to create at least twenty (20) feet of combined effective sidewalk, including curb cuts and cut outs for bus stops.
21. Section 7.3.2.A.2.B – Ground floor parking
This section currently provides that if structured parking is included within a mixed-use building, a maximum of fifty percent (50%) of the ground floor may be dedicated to parking. This limitation should be softened or removed because it would severely reduce the commercial viability of multifamily residential development, including affordable housing development. 521 of 608
Instead, we recommend applying the same screening requirements in Section 7.3.2.B to ground floor parking, which could include requirements for specified materials, art installation, or other requirements to improve the streetscape experience.
Accordingly, we request the following revision to Section 7.3.2.A.2.B:
2. Vehicle parking shall be prohibited in front setback areas and along primary and secondary street frontages
a. If a parking garage is an individual building part of a project of a project, retail, or other active uses, such use shall occupy the ground-floor space of that parking garage along at least ninety (90) percent of the frontage of El Camino Real, at a minimum depth of forty (40) feet.
b. If structured parking is within a mixed-use building, a maximum of fifty (50) percent of the ground floor may be dedicated to parking.The parking screening requirements provided in Section 7.3.2.B shall apply to ground floor parking in a mixed-use building.
22. Section 7.3.4 – Laurel Creek views
The ODS requires in this section that all residential units and residential units in a mixed-use development in the Hillsdale Station Area must have at least one (1) window facing Laurel Creek.
We recommend eliminating this requirement. It is not practical for all of the units across the Hillsdale area to face the creek. Even on properties adjacent to the creek, imposing this requirement would limit building configurations and reduce the density and total units that could be developed on adjacent properties.
Accordingly, we recommend the deletion of Section 7.3.4:
All residential units and residential units of mixed-use development shall have at least one (1) window that faces the creek.
23. Section 7.6.2.A.1 – Building Design & Articulation
This section requires that all upper-floor residential units facing local streets include at least one (1) outdoor deck, balcony, or bay window. We recommend removing this requirement. It is impractical for smaller units with less street-facing frontage, increases costs and makes it more difficult to provide affordable housing, and mandates a very specific, uniform aesthetic on all local streets contrary to the vision expressed in the ODS renderings, where it is unlikely that any of the buildings shown comply with this requirement. If the Council decides not to remove this requirement, it should be reduced to apply to only 25% of units facing local streets.
Accordingly, we recommend the following deletion from Section 7.6.2:
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1. All upper-floor residential units facing local streets shall include at least one (1) of the following:
a. Occupiable outdoor deck designed as usable space
b. Balcony
c. Bay window
24. Section 7.6.2.A.2 – Façade Elements
This section requires street-facing facades to include at least three (3) of six (6) listed façade elements. We recommend reducing this requirement to two (2) elements, as the guidance we have received indicates that requiring three (3) elements will lead to unnecessarily busy, aesthetically-limited building façades.
Accordingly, we request the following revision to Section 7.6.2.A.2:
2. All building facades visible from a public street or public area shall include at least three (3)two (2) of the following across the entire façade:
a. Trellises
b. Arcades
c. Awnings
d. Balconies
e. Belt courses along sill lines
f. Capped parapets
25. Section 7.6.3 – Landscaping & Open Space
While this requirement imposes new open space requirements on large-scale development, there are already requirements in the General Plan Update that have been subject to rigorous testing and community consultation. Accordingly, we recommend removing this requirement as redundant and relying on the General Plan Update requirements.
Accordingly, we request the following deletion of Section 7.6.3:
For mixed-use developments of at least three (3) acres of site area or an entire block, a publicly accessible park or plaza of at least ten thousand (10,000) square feet in area, with a minimum dimension of fifty (50) feet for any side, shall be developed within the central portion of the site.
We thank you for your time and your consideration and your efforts on the ODS. 523 of 608
Sincerely,
David Bohannon
Cc: Zach Dahl ([email protected])
Manira Sandhir ([email protected])
Mazarin Vakharia ([email protected])
Planning Commission ([email protected]) John Ebneter ([email protected])
Seema Patel ([email protected])
Adam Nugent ([email protected])
Martin Wiggins ([email protected])
Margaret Williams ([email protected])
City Council ([email protected])
Amourence Lee ([email protected])
Lisa Diaz Nash ([email protected])
Adam Loraine ([email protected])
Rob Newsom, Jr. ([email protected])
Rich Hedges ([email protected])
Chelsea Maclean ([email protected])
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11/8/23, 2:52 PM Mail - Laura Richstone - Outlook
https://outlook.office.com/mail/inbox/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJRpuSh5Fe… 1/3 Re: Objective Design Standards - downtown area San Mateo Laura Richstone <[email protected]>
Wed 11/8/2023 2:52 PM
To:Maurine Killough
Cc:Planning Commission <[email protected]>;City Council (San Mateo) <[email protected]>
Hi Maurine,
Thanks for reaching out. To clarify, I am only the Project Planner managing this project. However, you did send your comment to the right person and it will be included in the public record for the City Council to consider as they review the proposed regulations.
To address some of the concerns raised:
The Objective Design Standards (ODS) are focused only on the design of structures. The bounds of the Vision of the Gateway are not changing and will remain as they are mapped in the 2009 Downtown Area Plan (see map below - "Gateway" area).
The overall growth the the region, the City, and the downtown area in general has created challenges. Regarding parking, the ODS does not change the existing parking generation standards nor create any new parking standards. However, the City has heard similar concerns raised from other residents regarding parking and safety in the downtown area. We are currently working on a Complete Streets program that seeks to ease parking pressure and better integrate all modes of travel within the City. Recent documents and updates to the City Council can be found on the Complete Street webpage. If you have ideas on how to improve parking/transportation in the City or questions about the Complete Streets program I encourage you to reach out to Sue-Ellen Atkinson, Principal Transportation Planner at [email protected]. She is managing the Complete Streets program and will have a greater depth of knowledge of the City's parking and transportation initiatives.
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11/8/23, 2:52 PM Mail - Laura Richstone - Outlook
https://outlook.office.com/mail/inbox/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJRpuSh5Fe… 2/3 Once again, thank you for taking the time to comment If you have further comments please reach out Thank you,
Laura Richstone
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7205 | [email protected]
From: Maurine Killough
Sent: Wednesday, November 8, 2023 1:05 PM
To: Laura Richstone <[email protected]>
Cc: Planning Commission <[email protected]>; City Council (San Mateo) <[email protected]>
Subject: Objective Design Standards - downtown area San Mateo Dear Planning Commissioner Richstone,
Thank you for including these considerations in the ODS. I live on 4th Avenue between Fremont and Grant in an 1890’s Craftsman home built by the Wisnom hardware family We moved in to our home in 526 of 608
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10/24/23, 3:51 PM Mail - Laura Richstone - Outlook
https://outlook.office365.com/mail/sentitems/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJR… 1/2 Re: Comments on Objective Design Standards
Laura Richstone <[email protected]>
Tue 10/24/2023 3:51 PM
To:Manira Sandhir <[email protected]>;[email protected] <[email protected]> Cc:Ashley Snodgrass <[email protected]>
Hi Michael,
Your comments have been received and will be forwarded to the Planning Commission prior to the public hearing tonight. If you would like, information on how to attend tonight’s meeting (virtually or in person) can be found here
Thank you,
Laura Richstone
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7205 | [email protected]
From: Michael Nash
Sent: Tuesday, October 24, 2023 1:17 PM
To: Planning Commission <[email protected]> Cc: City Council (San Mateo) <[email protected]>; Patrice Olds <[email protected]>; Alex Khojikian akhojikian@cityofsanmateo org
Subject: Comments on Objective Design Standards
Dear Planning Commissioners and City Councilmember:
I have been copied on several letters to you about the Objective Design Standards that are consistent with my thoughts, so I will only add what I did not see in other's documents To be clear, Ms Laurie Hietter’s letter is consistent with my point of view.
In addition, I would ask:
1 Please clarify whether a duplex is considered a multi family unit or not as it applies to these ODS.
2. Please add information on what design standards, if any, are included with the discretionary design process.
3 Bikes & scooters do not belong on sidewalks and paseos Can we devise standards that require impediments to these types of vehicles, while allowing pedestrians, strollers & 529 of 608
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10/24/23, 5:28 PM Mail - Laura Richstone - Outlook
https://outlook.office365.com/mail/inbox/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJRpuSh… 1/1 RE: Objective Design Stds
Manira Sandhir <[email protected]>
Tue 10/24/2023 4:32 PM
To:Maxine Terner
Cc:Laura Richstone <[email protected]>
Received, thank you.
Manira Sandhir, AICP
Planning Manager and Zoning Administrator
650 522 7203 (o) | 650 242 6126 (c)
[email protected]
From: Maxine Terner <[email protected]>
Sent: Tuesday, October 24, 2023 2:50 PM
To: Manira Sandhir <[email protected]>
Subject: Objective Design Stds
Hello Manira - Please make attachment available for PC prior to meeting.
And please understand that these guidelines need much fleshing out and are inadequate as presented. Please continue the meeting so more feedback can be provided.
Thank you,
Maxine
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Comments to Planning Commission
10/24/23
There is not enough time for the public to give you adequate feedback on these final guidelines.
What’s the hurry? Please continue this meeting so that initial feedback can be made available for the press and interested neighborhood groups.
A. Setbacks - EL CAMINO REAL MASTER PLAN AREA
What are setbacks based on. From the curb, from property line (where is it). What is minimum width for sidewalk to include adequate tree planting?
1. All buildings shall be set back a minimum of ten (10) feet along El Camino Real to satisfy and provide for the “effective sidewalk” standard, as defined in Section 8. Why isn’t this the same as Transit Center Area El Camino which is 20’?
2. Buildings taller than two (2) stories shall be set back ten (10) feet from the property line along El Camino Real.
A. Setbacks – Transit Center Area
1. Buildings shall be set back from the back of curb along El Camino Real to create at least twenty (20) feet of combined effective sidewalk.
7.1 DOWNTOWN PLAN AREA
7.1.2 Building Design and Architecture
Do not require all buildings to be Spanish Colonial Revival. Focus on compatibility and context of nearby buildings. Require deep reveal openings for windows. Require rooftop service facilities to be incorporated into building design or set back and covered. The Landscape section is pathetic and needs attention…especially for street trees.
Buildings shall implement a Spanish Colonial Revival architectural style, as outlined and illustrated below: A. Required Architectural Elements. To implement the architectural style, a structure shall include all of the following elements:
1. Building facing of light-colored stucco within a light reflectance value (LRV) range between 36 and 80; use of weathered brick (no brick veneer), Ɵ le, stone, stone casing, or wood as accent materials is acceptable
2. Low-pitched (below and including a 3:12 pitch) gabled or hipped roofs, sloped parapets, or flat surface with an eave overhang of not more than six (6) inches
3. Red tile roofs and tiles parapets; simulated materials are acceptable 532 of 608
7.1.3 Landscaping, Open Space, and Exterior Lighting
Publicly accessible outdoor areas shall not be concealed from public frontages by fence/gates, insets, recesses, or setbacks.
533 of 608
October 24, 2023
Re: Item #3 - Draft Objective Design Standards
Dear Chair Ebneter and Members of the Planning Commission, In reviewing the Draft Objective Design Standards these are 5 important points::
1. This ODS presumes that Measure Y will be gone and will not exist. The voters made it very clear they wanted moderate growth, and this ODS shows the Maximum Growth Alternative with three building ranges. The building types include: Low-rise (1-3 stories) Mid-rise (4-7 stories not more than 90’) , and High-rise (8 or more stories or more than 90’ . Why didn’t they use Measure Y parameters in these illustrations?
2. The Spanish Colonial Revival style has been selected for the Downtown and the Gateway which does have its benefits since it is more traditional and blends in with the Historic Downtown. But there are other types of traditional architecture such as Art Deco, and Neoclassic which could be considered for the Downtown to make it more eclectic. We do not know what the areas outside of the Downtown will look like. We need to encourage new infill building design to respect the existing community character. Or else you will end up with glass buildings.
3. The building transition illustrations are very abrupt and go from single story to three story structures in the ODS. There are other illustrations of single family to multi-story buildings. The illustrations do not include a roof with dormer windows and look massive and boxy. There are no gradual transitions. These illustrations show the direction that the City is moving towards and its not moderate growth. The south side of 4th Avenue and the neighborhood streets from S Delaware to S Amphlett should be excluded from the ODS. These are smaller pre-war single family homes and should be preserved. The parking on the south side of 4th Avenue should remain in front of the homes and residents should be able to back out of their driveways. Instead it looks like the City is preparing these homes on the south side of 4th Avenue and the neighborhood streets for future demolition. New projects should respect the existing community character. The City has also reclassified both 5th Avenue and 9th Avenue to Arterials without discussion with our neighborhood.
4. This ODS looks like it is on the fasttrack. What are the next steps? Will type of architectural styles be in the areas outside of the Downtown? Redwood City has created a template of architectural styles to choose from. Will Planning fine tune the transition from single family to multifamily with better illustrations so it is not as abrupt, but more gradual? Each neighborhood has its own visual and physical characteristics and deserves respect. Each neighborhood could be considered a zone. We need to encourage new developments to be compatible and harmonious with the building types and architectural styles prevalent in San Mateo.
5. There is confusion on how this ODS will be used. How do you handle 5 units of housing included in a 150,000 sf mixed-use project? How do you handle SB-9 projects, a triplex, or a fourplex project? We do not have design guidelines for these types of projects. Are you going to use the current Duplex Design Guidelines? We hope they are not tossed out to promote new three story duplex designs. Projects need to blend in and not stand out from all the others on the street. This document is not ready for prime time. Developers will be using waivers and concessions can get around the ODS.
Thank you.
Lisa Vande Voorde Laurie Watanuki Dianne Whitaker
1 534 of 608
10/24/23, 9:18 AM Mail - Laura Richstone - Outlook
https://outlook.office.com/mail/options/mail/automaticReplies?nativeVersion=1.2023.920.900 1/1 FW: objective Design Standards meeting ( ODS)
Planning
Mon 10/23/2023 2:31 PM
To:Laura Richstone <[email protected]>;Manira Sandhir <[email protected]> Cc:Linda Ly <[email protected]>
Hello Laura,
I understand I should forward this to you. This is from the general planning in-box.
Thanks,
-Michelle
From:
Sent: Monday, October 23, 2023 1:33 PM
To: Rob Newsom rnewsom@cityofsanmateo org ; Planning planning@cityofsanmateo org Subject: objective Design Standards meeting ( ODS)
to the planning commission and City Council
This is at least my 40th letter to your groups in the past 13 years I am not tired or impatient and will not go away Bottom line there are many of us who live here and vote here ,,,So many times we have voted for HEIGHT LIMITS and so many times these devious deceitful builders and project planners want to get rid of the 55 FOOT HEIGHT LIMITS Yes the GOV in Sacto has allowed some waivers and he will be gone and yes we will vote against anyone who wants to include WAIVERS or GIFTS to developers They cannot grease my palms
Again I plead for you to realize that we voted in these height limits for several reasons Your planning commissions have ruined the landscape of San Mateo East of El Camino,, I will not complain about a few feet higher for the TALBOTS development but will speak in GENERAL as it is obvious several of previous and current members of the planning commission and City Council have been given gifts for their support DOG AND PONY shows go a long way but bottom line is that the voters have spoken about a 55 foot limit,,,Do some of you need to use my hearing aid??? Some kind of investigations need to be done on the current planning Commissioner who needs to resign I am also in favor of a city wide election of the city planner as it is obvious that FRAUD in this position is RAMPANT,,,,Ebetner should resign and go hide as eventually fraud will be discovered
Again I plead you not to remove or erase this 55 foot height limit are some of you deaf or what ??????????????????? Rick KARR
535 of 608
10/24/23, 5:29 PM Mail - Laura Richstone - Outlook
https://outlook.office365.com/mail/inbox/id/AAMkADdjOTQ3YTBmLTY0MjEtNDdkZS1hNWJlLTdmOWZiYzcyMjFlMQBGAAAAAABk62AgaWmJRpuSh… 1/1 FW: Measure Y
Manira Sandhir <[email protected]>
Tue 10/24/2023 4:28 PM
To:Ashley Snodgrass <[email protected]>
Cc:Laura Richstone <[email protected]>;Somer Smith <[email protected]>;Zachary Dahl <[email protected]>;General Plan <[email protected]>;Carey Stone <[email protected]>;Joanna Jansen <[email protected]>;Angelica Garcia <[email protected]> The comment below may be for ODS or for GPU. So sending to both teams. Thanks, - Manira Manira Sandhir, AICP
Planning Manager and Zoning Administrator
650-522-7203 (o) | 650-242-6126 (c)
[email protected]
-----Original Message-----
From: Diane Smith
Sent: Tuesday, October 24, 2023 3:58 PM
To: Planning Commission <[email protected]> Subject: Measure Y
Dear Commissioners,
As a 40 year plus resident I am saddened by the direction we are heading for San Mateo. I understand growth is necessary but please make it responsible. Your citizens have repeatedly voted to limit height requirement yet at every turn the Commission leans toward exceptions. Please do not be blinded by greed and look at quality of life and character of our City before you vote.
Thank you,
Diane Smith
536 of 608
Laurie Hieter
San Mateo, CA
October 24, 2023 VIA EMAIL
Planning Commission
City of San Mateo
330 W. 20th Street
San Mateo, CA 94403
Dear Planning Commission Members:
The Objective Design Standards (ODS) for multi-family and mixed-use projects are not complete. ODS should require consideration of the neighborhood architecture, which was a repeated theme in comments on the initial draft ODS. The intent of the ODS should be clearly expressed as promoting new infill building design that respects existing community character; uses established building types found in San Mateo; affirms and compliments the wealth of varied architectural styles; and encourages new development to be compatible and harmonious with the building types and architectural styles prevalent in San Mateo.
Specific Comments on the Document
p. 2: 2.2 APPLICABILITY
A. The ODS set forth in this document apply to new mul�-family development, residen�al mixeduse any provision of state law which references objec�ve design standards, including but not limited to Government Code Sec�on 65589.5 (Housing Accountability Act) and Sec�on 65913.4, as may be amended from �me to �me.
A single-family home with an ADU seems to qualify as a multi-family development. Please clarify whether these standards would apply to a single-family home with an ADU. If not, they should be specifically excluded in this paragraph and in the definitions section. p. 4: C. High-rise shall mean buildings eight (8) or more stories or more than ninety (90) feet in height.
Measure Y limits heights to 55 ft. in most locations. The voters were clear that they do not want height and density in the City. The ODS should not address buildings that exceed Measure Y with a density bonus. The ODS ignore the will of the people who voted to limit heights and density in San Mateo. Change the ODS if necessary in the future if Measure Y is not in effect.
2.3 TYPES OF BUILDINGS REGULATED
These standards establish regula�ons for three general building types: low-rise, mid-rise, and high-rise buildings, defined below:
537 of 608
Planning Commission
October 24, 2023