San Mateo City Council
March 17, 2025

H2.1 Fund Housing
Rehabilitation Efforts
a) Complete annual goals of 10 minor
home repairs and 14 accessibility
modifications through grants for lower-
income residents, targeting ELI
households where appropriate.
b) Provide home rehabilitation loans
for lower-income residents up to a total
of approximately $500,000 available.
c) Affirmatively market the availability
of these funds to both homeowners and
renters to increase awareness.

Marketing efforts include translating
flyers into Spanish and distributing
flyers to various locations throughout
the City, including libraries, senior and
community centers and non-profit
agencies. Outreach will be conducted
biannually.
2023 - 2031 (Annually, by
June 30)
a) In 2024: 11 minor home repair projects were completed. b) One home rehabilitation loan (for $60,000) was made to a low-income homeowner through the City's CalHome Home Rehab Loan Program in 2024. c) The City is working with its partner agency on minor home repair and home rehabilitation loans, Rebuilding Together, to affirmatively market both programs in 2025.

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H2.2 Support Retention of
Existing Lower Income
Units
a) Bridgepointe Condominiums
affordability requirements for 59
affordable units expire in 2027, out of
which 24 are very low-income units (35
are at 120% AMI). Belmont Building
affordability requirements for 6 units
expire in 2032. The rental property is
owned by a for-profit entity, potential for
loss of units is high.
b) Proactively coordinate with owners
to preserve the 24 very low-income units
as affordable, including identifying
potential funding sources, advertise
conversion units to non-profits, conduct
tenant outreach and education, add a
displacement preference for new
affordable housing for people displaced,
including those displaced as a result of
conversion. Outreach and negotiate with
owners for affordability extensions.

Provide noticing to tenants and affected
public entities in accordance with Gov.

Code, § 65863.10, 65863.11, and
65863.13
a) 2026 (Bridgepointe
Condominiums)
b) 2031 (Belmont Building)
a) The Bridgepointe Condominiums were identified as a priority to address. Their affordability requirements for 24 low-income units will expire in 2027. Options such as using funding sources to purchase or advertising conversion units to non-profits are being explored.
b) Belmont Building affordability requirements for 6 low-income units expire in 2032. Staff will proactively reach out to owners to extend affordability and mitigate displacement.

H2.3 Increase Energy and
Water Efficiency in
Existing Units
a) Complete seven weatherization
upgrades through grants for lower-
income residents annually, targeting ELI
households when appropriate.
b) Implement energy-efficiency and
electrification strategies identified in the
City's Climate Action Plan through
updates to the City’s Reach Codes as
part of the building permit review
process. Outreach will be conducted
biannually.
a) 2023 - 2031 (Annually,
by June 30)
b) Reach codes are
updated every three years.
a) In 2023: Zero weatherization upgrades were completed. Staff is searching for a new non-profit partner for weatherization upgrades as the previous partner has dropped the service.
b) The City's updated Reach Codes went into effect, requiring any remodel projects to include energy and water efficiency measures. In 2024, Due to a federal court decision, the City suspended enforcement of its Reach Codes that prohibit the installation of new gas infrastructure. The Ninth Circuit Court of Appeals in California Restaurant Association v. City of Berkeley determined that a local ordinance that generally prohibited the installation of natural gas infrastructure was preempted by federal law, namely the Energy Policy and Conservation Act (EPCA). Notwithstanding these legal developments, the City has strongly encouraged the elimination of gas in new construction. It is anticipated that the City will adopt new Reach Codes in 2025 in compliance with federal law.

H2.4 Implement Capital
Improvements in Lower-
Resourced Neighborhoods
a) Use available CDBG funds to make
CIP improvements in identified Equity
Priority Neighborhoods (including North
Central and North Shoreview
neighborhoods). Potential
improvements may include: street work,
crosswalk implementation, ADA ramp
installation, striping, sidewalk
improvements, traffic signal
replacement, and other
pedestrian/bicycle enhancements.

Allocate available CDBG funds on an
annual basis.
b) Implement Bike Master Plan and
Pedestrian Master Plan through capital
improvements in Equity Priority
Neighborhoods.
c) Conduct proactive public outreach
to identify and prioritize capital
improvements that best align with a
neighborhood’s most critical needs.
d) Apply for funding biannually,
consistent with CIP efforts and CDBG to
pursue at least eight improvement
projects over eight years in Equity
Priority Areas.
2023 - 2031 (Annually)
a) In 2024: Street repair and pedestrian safety projects were completed in the lower resource neighborhoods of North Central and North Shoreview using CDBG Funds.
b) The City continues to implement the Bike Master Plan and Pedestrian Master Plan through capital improvements through the Public Works Department. c) The City conducts annual public outreach through the Public Works Department and through the Housing Division Community Needs Hearing to identify critical neighborhood needs. The Community Needs Workshop, hosted by the City's Community Relations Commission, was held on November 20, 2024. d) The City continues to use CDBG funding and other sources to complete CIP improvement projects in Equity Priority Areas.

H2.5 Promote Housing
Resilience
Provide Flood Improvements for the
North Shoreview neighborhood through
the levee project with Public Works.
2023
The North Shoreview levee project was completed by the Department of Public Works on June 28, 2023. In October 2024, FEMA published new flood maps that removed the North Shoreview area out of Special Flood Hazard Areas (100 year flood zones).

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H2.6 Require Replacement
Units
a) Conduct a study to determine
whether the City should update the
zoning ordinance and other policies to
permanently require replacement of
units (beyond Housing Crisis Act sunset
date of 2034). This action must be
completed within three years from the
start of the planning period.
b) The City will require replacement
housing units subject to the
requirements of Government Code
Section 65915(c)(3), when a
development project or demolition
occurs on sites with existing residential
units that are restricted or have been
occupied by a lower income household
in the past five years.
a) 2026
b) Effective Immediately
a) The City will conduct a study by 2026 to determine whether an ordinance and policies should be adopted to require replacement units beyond the Housing Crisis Act sunset date of 2034.
b) The City currently requires all applicable development projects to provide replacement housing units in accordance with Government Code Section 65915(c)(3).

H3.1 Prevent
Homelessness
a) Allocate PLHA, CDBG, and other
local funds to support homeless
prevention these may include the
following programs: LifeMoves Rapid
Rehousing Program, Safe Harbor
Shelter, Vendome Hotel supportive
units, LifeMoves First Step for Housing
program, HIP Housing home sharing
and Montara assisted units for the
formerly homeless.
b) Support the County in its efforts to
convert the Stone Villa Hotel into a 44-
room temporary shelter space as part of
the Project Homekey programs.
a) 2023 – 2031 (Annually
by June 30)
b) 2023 – 2031 (Annually)
a) In 2024: 315 individuals were served by City programs to prevent homelessness.
b) The City supported the County's effort to convert the Stone Villa Hotel into a new temporary shelter space via the Project Homekey Program. The shelter opened in 2022 offering 44 units and is operated by Samaritan House.

H3.2 Investigate Fair
Housing Cases
As CDBG funding permits, achieve the
Annual Fair Housing Activity Goals:
• Investigate all complaint cases;
• Provide consultation to at least 30
individuals;
• Increase public Education/Outreach to
tenants, landlords, and housing
professionals by 50% over eight years
(from 26 to at least 40 persons); and
• Provide legal assistance to at least 185
renters.

These numbers are subject to change
based on funding availability.
2023 - 2031 (Annually by
June 30)
In 2024: 17 fair housing case clients were served. 1,085 individuals received public education/outreach and 50 individuals received consultations.

H3.3 Evaluate Housing
Revenue Sources
a) Conduct a feasibility study on
increasing the fee to generate additional
housing funds gathered from
commercial development, analyze the
study, conduct community outreach and
make a recommendation to the City
Council. Proceed as directed by
Council.
b) Examine other possible revenue
sources and bring the proposals before
City Council for consideration. Actively
track available funding opportunities
and coordinate with City partners,
including non-profit housing developers
on how best to leverage these
resources.
a) 2026
b) 2023 - 2031 (Annually,
as opportunities become
available)
a) The City has joined a County-wide effort to conduct a nexus study to adjust commercial linkage fee ratios. The partner jurisdictions drafted a Request for Proposals (RFP) in fall 2024 to identify a firm to conduct the nexus study. Work on the Grand Nexus Study is anticipated to commence in 2025, with a report completed for City Council consideration in 2026.
b) The City tracks State and local sources and funding and the timing of Notices of Funding Availability (NOFAs). For affordable projects in the City, staff works closely with developers to identify State and local sources of funding to include in their project's financing plan.

H3.4 Expand Tenant
Protections
a) Extend AB1482 provisions to require
tenant relocation payments for No Fault
evictions for those with tenure less than
one year.
b) Make recommendations to the City
Council for establishing tenant
protection policies that include the
requirement of documentation from
landlords who use the substantial
remodel exemption to evict tenants and
a Right to Return policy for tenants
displaced from homes due to demolition
or substantial remodels.
c) Amend the Code to strengthen
enforcement penalty structure to aid in
protecting tenants from unsafe or
substandard units.
d) Conduct outreach to the community
on a biannual basis.
a) 2024
b) 2026
c) 2024
d) 2023 – 2031 (Bi-
annually)
a) In fall of 2024, staff began conducting outreach and researching best practices for code amendments to extend tenant relocation protections to tenants with tenure less than one year. This research was combined with researching tenant protection policies for substantial remodel evictions as descrbied in b) and strengthened enforcement penalties for substanard units in c), in addition to research on a rental registry to track rental rates and evictions citywide, as described in Policy H.36. Staff will present these findings to the City Council in a study session in spring 2025.
b) Staff will make recommendations on policies related to substantial remodel evictions in a City Council study session in spring of 2025. c) This research was combined with a) and b) above, and will be presented to the City Council in a study sesision in Spring of 2025.
d) Staff has conudcted extensive community outreach as part of the research phase for tenant protections/anti-displacement. A community workshop on tenant protections/anti-displacement, hosted by the City's Community Relations Commission, was held on November 20, 2024, in addition to a series of focus group meetings with organizations in San Mateo.

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H3.5 Study the Creation of
Below Market Rate Set
Asides
Conduct a best practices research on
prioritization of households with special
needs, extremely low-income
households and large families. Analyze
the data, conduct community outreach
and make recommendations to the City
Council. Proceed as directed by
Council.
2026
The City hired a consultant, Economic Planning Systems, in 2023 to study feasibility of establishing priority allocation for certain types of BMR units. The City may phase this effort to look at priority allocation for households with special needs or extremely low income households.

H3.6 Monitor Rental Rates
and Displacement.
a) Research options and best practices
for a rental registry list, including
determining necessary financial and
human resources needed to establish
such a program. Make
recommendations to City Council.
b) Collaborate with regional partners,
such as 21 Elements or ABAG, to
develop ways to monitor rental rates,
evictions and displacement citywide and
countywide to track trends and use the
information to guide policy priorities.
a) 2024
b) 2024-2031 (Ongoing)
a) Staff began research on rental registries in Fall 2024 in parallel with other tenant protections/anti-displacement measures in Policy H.3.4. Staff will present its findings and recommendations to the City Council in a study session in spring 2025.
b) Staff continues to collaborate with county-wide efforts to enact Housing Element policies, which includes monitoring rental rates, evictions, and displacement. This includes an eviction study being conducted by Stanford University and ABAG, anticipated in spring of 2025.

H3.7 Evaluate
Opportunities for
Expanding Homeless
Shelters
a) Study best practices for expansion
of homeless shelter sites. Analyze the
data, conduct community outreach and
recommendations to City Council.

Proceed as directed by Council.
b) Regularly evaluate zoning to ensure
enough sites are available to
accommodate the capacity for
emergency shelters, based on the
countywide Point in Time Homeless
Count.
c) Review and amend the zoning code
to allow emergency shelters in C2, C3,
and other zones as needed to ensure
there is sufficient capacity on available
sites to accommodate the need for
emergency shelter as identified in the
most recent point-in-time count
conducted before the start of the
planning period, and to amend the
definition of emergency shelters, in
compliance with Government Code
65583.
d) Review and amend the zoning code
as needed to comply with Government
Code 65583 including to remove the 300
feet buffer from a single-family dwelling,
clarify that emergency shelters are not
required to be more than 300 feet apart
and adopt objective development
standards, such as parking for shelters
a) 2023 – 2031 (Ongoing)
b) 2023 – 2031 (Ongoing)
c) 2023-2031 (Ongoing)
d) 2025
e) 2025
a) San Mateo continues to be involved with the County Continuum of Care to provide programs to serve the San Mateo homeless population. b) In 2024, City staff initiated work for zoning code amendments consistent with this program. Zoning code amendments addressing this program are anticipated to be considered by the City Council in Q1 of 2025 aggregated with other zoning code amendments.
c) In 2024, City staff initiated work for zoning code amendments consistent with this program. Zoning code amendments addressing this program are anticipated to be considered by the City Council in Q1 of 2025 aggregated with other zoning code amendments.
d) In 2024, City staff initiated work for zoning code amendments consistent with this program. Zoning code amendments addressing this program are anticipated to be considered by the City Council in Q1 of 2025 aggregated with other zoning code amendments.
e) In 2024, City staff initiated work for zoning code amendments consistent with this program. Zoning code amendments addressing this program are anticipated to be considered by the City Council in Q1 of 2025 aggregated with other zoning code amendments.

H4.1 Update the Housing
Webpage
a) Maintain and improve webpage with
comprehensive housing related
information and materials, and
coordinate with providers to market
programs electronically.
b) Provide information in multiple
languages using common terms.
c) Ensure that households with
disproportionate housing needs are
targeted for information through, for
example, liaisons with service
providers. Ensure targeting reaches ELI
households.
2023 - 2031 (Ongoing) The City continues to update its webpages with guides, plans, and other worksheets on new housing law, housing programs, and other resources.

H4.2 Support a
Countywide Below Market
Rate Unit Waitlist
Support the county’s online portal for a
BMR waitlist by transitioning the City’s
BMR waiting list to the Countywide
system. In addition, work with BMR
property managers/owners to advertise
available BMR units on the County’s
portal to streamline the rental process.
2023 (Transition to
Countywide portal)
(and ongoing)
The City merged its affordable rental properties list onto the countywide website (SMC Housing) in January 2023. This transitioned to the regional Doorway website, which completed its rollout in fall 2024. All new and vacant BMR units in the City are required to be listed on Doorway.

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H4.3 Expand Community
Education and Outreach
a) Housing initiatives and policy
implementation shall be supported with
robust and adaptive community
engagement including surveys,
workshops, pop-up events, mailings,
and targeted outreach to
underrepresented groups. Outreach will
be conducted biannually.
b) Continue to participate in
Countywide (and other) efforts to share
best practices on equitable engagement
and inclusive outreach. (e.g. Home For
All “Learning Network”)
c) Actively provide information on
County and State resources for tenant
protections, discriminatory practices
(CC&R's), special needs groups, and
households with disproportionate
housing needs.
2023 - 2031 (Ongoing)
a) The City held its annual Housing and Community Needs Assessment in November 2024 to invite community stakeholders and residents to voice their needs and concerns to staff and the Community Relations Commission, which guide funding distribution for the CDBG and PLHA programs. The Community Relations Comimssion also hosted a community workshop on tenant protections and anti-displacement in November 2024. The workshops were held in English with Spanish interpretation, and the staff presentations were provided in English and Spanish. As part of the City's outreach for tenant protections/anti- displacement, staff held focus group meetings and one-on-one meetings with stakeholders.
b) The City continues to participate in countywide efforts and efforts led by the 21 Elements planning collaborative related to engagement and outreach.

H4.4 Enable Affirmative
Marketing
a) Research other best practices to
create an affirmative marketing strategy
and implement strategies in San Mateo
where appropriate.
b) Include farm workers, ELI
households. people with disabilities,
and households with disproportionate
housing needs, as new target group
where appropriate.
c) Include Spanish marketing materials
and ensure bilingual interpretation
services are available. The City will
conduct outreach and education on a
project-by-project basis and will ensure
that programs target/affirmatively market
to households in impacted
neighborhoods, including North Central
and North Shoreview, among others.
d) Partner with community
intermediaries to conduct outreach
activities on social media and in the
community in Spanish and English
language, including events with a
significant representation of hard to
reach communities such as the annual
Dia de los Muertos and Eggstravaganza
events (minimum of two per year) as
well as pop-ups in the North Central and
North Shoreview neighborhoods,
(minimum of two per year)
a) 2026
b) 2023 – 2031 (Ongoing)
c) 2023 – 2031 (Ongoing)
d) 2023 - 2031 (Annually)
a) The City will research best practices to create an affirmative marketing strategy in 2026.
b) In Winter 2023, affirmative marketing began for the Kiku Crossing affordable housing project, as focused outreach was used for units aimed at special needs populations through County and local nonprofit organizations. c) Affirmative marketing for the Kiku Crossing affordable housing project included Spanish language materials and targeted outreach. Kiku Crossing was fully occupied at the end of 2024.
d) The City continues to maintain a presence conducting outreach in English and Spanish through community events in the North Central and North Shoreview neighborhoods.

H4.5 Conduct Outreach to
Sites Inventory Property
Owners
Conduct focused outreach to the
owners of properties on the Sites
Inventory to determine interest in
redevelopment or construction of
additional housing on their site(s). The
outreach shall include provision of
information on the City’s development
process, fees, and timelines associated
with such applications. Initial outreach
shall be conducted within two years of
adoption and shall be ongoing
throughout the housing cycle.
2023 – 2031 (Ongoing)
Staff will conduct initial outreach to property owners listed in the Sites Inventory in 2024-2025. Staff continues to engage with property owners who have projects in the pipeline or anticipate submitting projects. Three SB 330 preliminary applications were submitted to the City in 2024 and the City is actively engaged with the developer for these proposed housing projects.

H5.1.1: Adjust the city's
Below Market Rate
(inclusionary) program
a) Perform a feasibility analysis to
redesign the program to allow a menu of
options, including targeting of units for
ELI households.
b) Ensure analysis includes review of
housing for households with
disproportionate housing needs, along
with income levels.
a) Fall 2023
b) Spring 2024
a) The City has joined with a countywide effort to conduct a nexus study on inclusionary programs to potentially adjust the City's affordability requirements (including targeting ELI units) and to update its fees. The City has participated in several meetings led by the 21 Elements planning collaborative to draft a joint Request for Proposals (RFP), which is anticipated to be released in 2025. The countywide Grand Nexus Study is anticipated to be completed in 2026. The City anticipates presenting policy options and recommendations for updating the inclusionary ordinance after completion of the Grand Nexus Study. b) The Grand Nexus Study process is underway. It will include analysis of targeting housing for households with disproportionate housing needs, along with income levels.

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H5.1.2: Participate in a
regional down payment
assistance program
a) Affirmatively market down payment
assistance to 1,000 households with
disproportionate housing needs,
including persons with disabilities,
single parents and Hispanic
households;
b) Provide down payment assistance to
30 total households;
c) Provide homebuyer education to 200
households.
d) Assist households in proportion to
the demographic profile of the City
In addition, the City will work with other
jurisdictions to conduct outreach and
education. Ensure that programs
target/affirmatively market to
households in impacted neighborhoods,
including North Central and North
Shoreview, among others.

Ongoing by 2031
a) The City has joined with a County-wide effort with the San Mateo County Housing Endowment and Regional Trust to provide downpayment assistance for first-time homebuyers. The City will continue to advertise the program to prospective applicants with affirmative marketing strategies. b) The County-wide effort continues to be underway and San Mateo will continue to support the County to meet its goal of providing assistance to 30 total households.
c) The County-wide effort continues to be underway and San Mateo will continue to support the county to meet its goal of providing education to 200 total households.
d) The County-wide effort continues to be underway and San Mateo will continue to work towards its goal to affirmatively market the program to impacted neighborhoods.

H5.1.3: Explore the
potential to implement a
loan program for ADU
construction if a City-
funded ADU loan program
is determined to be
infeasible.

Explore the potential for a city ADU loan
program. Work with 21 Elements
collaborative to design a regional loan
forgiveness program. Ensure that
programs target/affirmatively market to
households in impacted neighborhoods,
including North Central and North
Shoreview, among others. To enhance
mobility in high resource/areas of
affluence, additionally target to areas
outside lower resource areas. Target
those with disproportionate housing
needs, with a goal to reach 5
households annually.

Provide support to 21 Elements in the
development of a countywide ADU
forgivable loan program.

Promote the use of Housing Choice
Vouchers (HCVs) for ADUs to allow
lower income households the
opportunity to live in lower density
neighborhoods. The goal is to reach
20% of households with HCVs annually.

Provide targeted outreach to ELI
households.
2024 - 2026
The City is a sponsor of a County-wide collaborative to increase the number of ADUs and in 2024 the San Mateo ADU Resource Center was established to support additional ADU construction. It is anticipated that the ADU Resource Center will explore the potential of a forgivable ADU loan program and a program for housing choice voucher holders to move to areas of high opportunity.

H5.2.1: Add more city
supported housing with
affordability restrictions in
moderate and high/highest
resource areas and areas
of affluence.

Require developers to affirmatively
market approximately 1,000 units to
those with disproportionate housing
needs over the eight-year period
(approximately 125 annually) by
preparing and submitting and
affirmative marketing plan to the City for
review. The affirmative marketing plan
shall include items, such as advertising
(print, social media) and targeting
community organizations that serve
households with disproportionate
housing needs Ensure that programs
target/affirmatively market to
households with disproportionate
housing needs. Of the 1,000 affordable
units, approximately 15% will benefit
special needs and/or ELI households.

Continue to update the housing
inventory and provide on the City’s
website so that developers can target
housing in moderate and high
opportunity areas, as well as areas of
affluence.
2023 - 2031 (Annually)
In Winter 2023, affirmative marketing began for the Kiku Crossing affordable housing project as focused outreach was used for units aimed at special needs populations through County and local nonprofit organizations. Kiku Crossing is located in a Highest Resource area defined by the 2024 TCAC Opportunity maps.

In Fall/Winter 2024, the City worked with MidPen Housing on an affirmative marketing plan for vacant units at 2000 S. Delaware, a formerly moderate-income affordable housing development on City-owned land that was acquired by MidPen Housing in 2024 and converted to a low-income (80% AMI) housing development, with a City loan of $500,000. Application processing continued into 2025. 2000 S. Delaware is located in a High Resource area as defined by the 2024 TCAC Opportunity Map.

H5.2.2: Incentivize
developers through direct
subsidies, fee waivers,
and/or density bonuses, to
increase accessibility
requirements beyond the
federal requirement
a) Update development agreements for
projects with City subsidies to include
additional accessible units.
b) Update the City’s Inclusionary
Housing Policy to require projects that
receive City subsidies to increase the
percentage of units that meet
accessibility requirements.
c) The City will proactively outreach to
developers throughout the planning
period every two years, beginning in
2024.
a) 2023 - 2031 (Ongoing)
b) 2026
c) 2024 - 2031 (Bi-annually)
a) The Kiku Crossing affordable housing project, which was completed and reached full occupancy in 2024, contains 22 units for formerly homeless households and 8 units for individuals with intellectual and developmental disabilities.
b) The City anticipates presenting policy options and recommendations for updating the inclusionary ordinance to City Council in 2026. c) The City will continue to proactively outreach to developers to increase accessibility for upcoming projects, such as the Bespoke mixed-use development, which includes a standalone affordable housing development.

H5.2.3: Prioritize city
funding proposals for city
funded affordable housing
that are committed to
serving hard to serve
residents
Conduct a best practices review and
develop a program to prioritize City
funding for housing projects.
2028
In 2023, the City prioritized Permanent Local Housing Allocation funding for the St James Supportive Housing project which will prove all of its units to ELI households to transition-aged former foster youth. Staff will conduct a review of best practices for funding prioritization and develop a program for City Council adoption by 2028.

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H5.2.4: Develop a housing
mobility program that
provides support to
tenants seeking to move to
high opportunity areas
There will be a 20% increase in the
number of voucher holders, including
ELI households, moving to areas of high
opportunity.
2023 - 2031 (Ongoing)
Staff will collaborate with the County to develop a housing mobility program to explore options for housing choice voucher holders to move to areas of high opportunity, such as through an ADU program.

H5.3.1: Conduct an area
plan for the North
Shoreview and North
Central neighborhoods
Prepare an area plan for North
Shoreview and North Central
neighborhoods.
2029
Staff will continue to complete this plan through the larger General Plan Update.

The development of North Shoreview and North Central area plans are expected to be completed in 2029 in accordance with the Complete Streets Plan of the Public Works Department.

H5.3.2: Continue to fund
minor home repairs,
infrastructure
improvements and public
services
Complete annual goals of 10 minor
home repairs and 14 accessibility
modifications through grants for low-
income residents. Provide home
rehabilitation loans for low- income
homeowners and landlords making
accessibility modifications. Fund
service providers that target households
with disproportionate housing needs,
including services for seniors, ELI
households, youth, and fair housing.

Affirmatively market to Hispanic and
single female heads of household
biannually; ensure that programs
target/affirmatively market to
households in impacted neighborhoods,
including North Central and North
Shoreview, among others.

Bi-annually apply for funding through
the CIP or other actions to address
infrastructure needs.
2023 - 2031 (Annually) In 2024: 4 minor home repairs projects were completed and 1 is currently in progress. 5 home rehabilitation projects were completed.

H5.3.3: Monitor affordable
housing projects that are
at risk of conversion to
market rate.

Bridgepointe Condominiums
affordability requirements for 59
affordable units expire in 2027, out of
which 24 are very low- income units (35
are at 120% AMI). Belmont Building
affordability requirements for 6 units
expire in 2032. The rental property is
owned by a for-profit entity, potential for
loss of units is high.

Proactively coordinate with owners to
preserve the 24 very low- income units
as affordable, including identifying
potential funding sources, advertise
conversion units to non-profits, provide
conduct tenant outreach and education,
add a displacement preference for new
affordable housing for people displaced,
including those displaced as a result of
conversion. Provide noticing to tenants
and affected public entities in
accordance with Gov. Code, § 65863.10,
65863.11, and 65863.13 Outreach and
negotiate with owners for affordability
extensions beginning at least two years
prior to the affordability expiration date.
a) 2027 (Bridgepointe
Condominiums)
b) 2032 (Belmont Building)
a) The Bridgepointe Condominiums were identified as a priority to address. Their affordability requirements for 24 low-income units will expire in 2027. Options such as using funding sources to purchase or advertising conversion units to non-profits are being explored.
b) Belmont Building affordability requirements for 6 low-income units expire in 2032. Staff will proactively reach out to owners to extend affordability and mitigate displacement.

H5.4.1: Establish tenant
protections in local
ordinance to extend
measures of AB1482
a) Extend AB1482 provisions to require
tenant relocation payments for No Fault
evictions for those with tenure less than
one year.
b) Make recommendations to the City
Council for establishing tenant
protection policies that include the
requirement of documentation from
landlords who use the substantial
remodel exemption to evict tenants and
a Right to Return policy for tenants
displaced from homes due to demolition
or substantial remodels.
c) Amend the Code to strengthen
enforcement penalty structure to aid in
protecting tenants from unsafe or
substandard units.
a) 2024
b) 2026
c) 2024
a) Staff are researching code best practices and will propose amendments for tenant relocation protections in Fall 2024 or early 2025. b) Staff will make recommendations to establish tenant protection policies who use substantial remodel exemptions to evict tenants and a Right to Return policy in 2026.
c) Staff are researching code best practices and will propose amendments to strengthen enforcement penalties in unsafe or substandard units in late 2024/ early 2025.

H5.4.2: Partner with
Project Sentinel to perform
fair housing training for
landlords and tenants
Provide annual funding to Project
Sentinel to provide training every two
years in the Spring, targeting 200
landlords each training. Awareness will
be increased through outreach to
landlords.
2023 - 2031 (Annually) In 2024: Project Sentinel served 1,085 individuals in San Mateo through outreach efforts.

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H5.4.3: Create a webpage
specific to fair housing
Provide information on the City's
website about housing discrimination,
laws, and protections. Fair Housing
resources will also be advertised on the
City’s eNewsletter, social media
channels and various email listservs.

Update the webpage every two years,
along with other transparency updates.
2024 - 2031 (Bi-annually)
The City maintains a Fair Housing webpage at
https://www.cityofsanmateo.org/3764/Fair-Housing-Assessment and will continue to update it with new resources for residences experiencing discrimination while evaluating it for accessibility to resolve any gaps.

H5.4.4: All multi-family
residential developments
contain signage in both
English and Spanish to
explain the right to request
reasonable
accommodations for
persons with disabilities.

Initially, create ongoing condition of
approval to ensure both BMR and all-
affordable developments contain this
information. Explore options for
recording against the property and/or
including in the affordable housing
agreement.
2024 - 2026
The City continues to monitor multi-family developments to ensure appropriate signage for fair housing is displayed in common areas and information is provided in English and Spanish. The City has joined a County-wide BMR workgroup in to review best practices for BMR management in 2024.

H5.4.5: Ensure that future
improvements in
disadvantaged
communities will not
produce a net loss of
affordable housing or the
displacement of residents
In conjunction with Policies 5.3.1, and

5.3.2, when improvements are planned
to be made to disadvantaged
communities, conduct a review of
existing housing units that may be
impacted by such improvements.

Consistent with H2.6, ensure units that
may be lost are replaced.
2027
Staff will continue to complete this policy through the larger General Plan Update and implementation of state laws that requires no-net loss of units. The development of a no-net-loss affordable housing policy is expected to be completed in 2027.

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Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2024 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Description of Commercial
Development Bonus
Commercial Development Bonus
Date Approved
3 4
APN Street Address Project Name+ Local Jurisdiction
Tracking ID+
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Description of Commercial
Development Bonus
Commercial Development Bonus
Date Approved
Summary Row: Start Data Entry Below
Units Constructed as Part of Agreement
Commercial Development Bonus Approved pursuant to GC Section 65915.7 Table E
Note: "+" indicates an optional field
Project Identifier
1 2
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Annual Progress Report January 2020

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Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Period 2024 (Jan. 1 - Dec. 31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 01/31/2023 - 01/31/2031
The description should adequately document how each
unit complies with subsection (c) of Government Code
Section 65583.1+.

For detailed reporting requirements, see the chcklist
here:

Extremely Low-
Income+ Very Low-Income+ Low-Income+ TOTAL UNITS+
Extremely Low-
Income+
Very Low-
Income+ Low-Income+ TOTAL UNITS+
https://www.hcd.ca.gov/community-
development/docs/adequate-sites-checklist.pdf
Rehabilitation Activity
Preservation of Units At-Risk
Acquisition of Units
Mobilehome Park Preservation
Total Units by Income
Table F
Please note this table is optional: The jurisdiction can use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved, including mobilehome park preservation, consistent with the standards set forth in Government Code section 65583.1, subdivision (c). Please note, motel, hotel, hostel rooms or other structures that are converted from non-residential to residential units pursuant to Government Code section 65583.1(c)(1)(D) are considered net-new housing units and must be reported in Table A2 and not reported in Table F.

Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be counted, please contact HCD at [email protected] and we will unlock the form which enable you to populate these fields.

Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c) Annual Progress Report January 2020

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Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Note: "+" indicates
an optional field
Reporting Period 2024 (Jan. 1 - Dec. 31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Notes
2 3 6
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(2 to 4,5+)
Tenure
R=Renter
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low- Income Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate- Income
Deed Restricted
Moderate-
Income Non Deed
Restricted
Above
Moderate-
Income
Total Moderate Income Units
Converted from Above
Moderate
Date Converted Notes
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 0
Table F2
Above Moderate Income Units Converted to Moderate Income Pursuant to Government Code section 65400.2 For up to 25 percent of a jurisdiction’s moderate-income regional housing need allocation, the planning agency may include the number of units in an existing multifamily building that were converted to deed-restricted rental housing for moderate-income households by the imposition of affordability covenants and restrictions for the unit. Before adding information to this table, please ensure housing developments meet the requirements described in Government Code 65400.2(b). 5 Project Identifier Unit Types
1 4
Affordability by Household Incomes After Conversion Units credited toward Moderate Income RHNA

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Jurisdiction San Mateo
Reporting Period 2024 (Jan. 1 - Dec. 31)
Planning Period 6th Cycle 01/31/2023 - 01/31/2031 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation
2 3 4
APN Street Address Project Name+ Local Jurisdiction
Tracking ID+
Realistic Capacity
Identified in the
Housing Element
Entity to whom the site
transferred Intended Use for Site
1 Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation
formulas
Table G
Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of Project Identifier
NOTE: This table must only be filled out if the housing element sites inventory contains a site which is or was owned by the reporting jurisdiction, and has been sold, leased, or otherwise disposed of during the reporting year.

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Jurisdiction San Mateo Note: "+" indicates an optional field Reporting Period 2024
(Jan. 1 - Dec.
31)
Cells in grey contain auto-calculation
formulas
Designation Size Notes
1 2 3 4 5 6 7
APN Street Address/Intersection Existing Use Number of
Units
Surplus
Designation
Parcel Size (in
acres) Notes
034-191-110 308 5th Avenue Vacant 0 Surplus Land 0.35 Existing City parking lot 034-179-050 E 4th Avenue/S Railroad Avenue Vacant 0 Surplus Land 0.25 Existing City parking lot - City in
Exclusive Negotiation Agreement with
a commercial and affordable
developer team for a mixed-use
development that includes a 100%
affordable housing project (71 units -
Bespoke)
034-179-060 E 4th Avenue/S Railroad Avenue Vacant 0 Surplus Land 0.13 Existing City parking lot - City in
Exclusive Negotiation Agreement with
a commercial and affordable
developer team for a mixed-use
development that includes a 100%
affordable housing project (71 units -
Bespoke)
NOTE: This table must contain an invenory of ALL
surplus/excess lands the reporting jurisdiction owns
Summary Row: Start Data Entry Below
Parcel Identifier

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Table H
Locally Owned Surplus Sites
For San Mateo County jurisdictions, please format the APN's as follows:999-999-999

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Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2024 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Project Type Date
2 3
APN Street Address Project Name+ Local Jurisdiction
Tracking ID+
Unit Category
(SH - Student Housing) Date Very Low- Income
Deed Restricted
Very Low- Income
Non Deed
Restricted
Low- Income Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate- Income
Deed Restricted
Moderate- Income
Non Deed
Restricted
Above
Moderate-
Income
Summary Row: Start Data Entry Below
Not
Cells in g
Table J
Student housing development for lower income students for which was granted a density bonus pursuant to subparagraph (F) of paragraph (1) of subdivision (b) of Section 65915 Project Identifier Units (Beds/Student Capacity) Approved 1 4
NOTE: STUDENT HOUSING WITH DENSITY BONUS ONLY. This
table only needs to be completed if there were student housing projects WITH a density bonus approved pursuant to
Government Code65915(b)(1)(F)
Annual Progress Report January 2020

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Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2024 (Jan. 1 - Dec. 31)
Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Yes
Table K
Tenent Preference Policy
Local governments are required to inform HCD about any local tenant preference ordinance the local government maintains when the jurisdiction submits their annual progress report on housing approvals and production, per Government Code 7061 (SB 649, 2022, Cortese). Effective January 1, 2023, local governments adopting a tenant preference are required to create a webpage on their internet website containing authorizing local ordinance and supporting materials, no more than 90 days after the ordinance becomes operational. https://www.cityofsanmateo.org/DocumentCenter/View/80053/BMR-Program--Revision-2020 ogram Guidelines. The BMR Program Guidelines provide (in Section IX) that preference for BMR units shall be given to persons residing or working in the City of San Mateo. This section also references a Does the Jurisdiction have a local tenant preference policy? If the jurisdiction has a local tenant preference policy, provide a link to the jurisdiction's webpage containing authorizing local ordinance and supporting materials.

Notes

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Jurisdiction San Mateo
Reporting Year 2024 (Jan. 1 - Dec. 31)
Total Award Amount Total award amount is auto-populated based on amounts entered in rows 15-26.

Task $ Amount Awarded $ Cumulative Reimbursement
Requested
Other
Funding Notes
Housing Element $162,000.00 $162,000.00 Other
LEAP funds were used primarily to support the
inventory of developable sites, drafting of the
Housing Element workplan (goals, policies, and
programs), community engagement, and editing the
draft Housing Element in response to each round of
comments from HCD. An amendment was made to
the LEAP budget to cover additional costs in this
area.

SB 9 Code Amendments $31,500.00 $29,500.00 Other
This project consisted of adopting a local code
amendment to enact the provisions of SB 9, which
allows for the ministerial (staff-level) approval of
certain housing development projects containing up
to two (2) residential units (attached or detached
duplex) on single-family zoned parcels, and also
allows for the staff level approval of certain lot splits in single-family zoned areas and the creation of up
to two (2) residential units on each newly created
lot. The City Council adopted a local SB 9 ordinance
in October 2022. An amendment was made to the
LEAP budget to reduce the amount budgeted in this
area and cover costs in other areas.

Community Benefits, Density
Bonus, Minimum Densities $101,000.00 $101,000.00 Other
This project combines multiple policies in the
Housing Element workplan to reduce overall
processing times and facilitate the production of
affordable housing types to meet the needs of the
entire community, including large family households.

With community benefits, the objective was to give
developers clarity and certainty by creating a menu
of “community benefits” options that they can
provide in exchange for additional height, floor area
and/or density above the base zoning allowance,
and to expand on State Density Bonus law by
determining which concessions would be allowed
automatically. The City also intended to explore
minimum residential densities in mixed-use
development with a residential component and
minimum bedroom or square footage requirements
for affordable units. Work on these items continued
past the conclusion of the LEAP grant. The LEAP
budget was amended to reduce the amount in this
area and cover costs in other categories.

Automated/Mechanical Parking
Study and Code Amendment $29,500.00 $31,500.00 Other
In January 2022, the City Council adopted a
resolution to update the City’s “Standard Drawings
and Specifications” for off-street parking to include
standards and specifications for mechanical and
automated off-street parking facilities. Further work
on mechanical parking was paused for a period while
the City experienced a staffing shortage and the
Housing Element required maximum staff capacity.

The ordinance is in draft form and the intention is to
return to the City Council at a later date. An
amendment to the LEAP budget was made to reflect
a slightly higher total for mechanical parking than
originally planned.

SB 10 $12,000.00 $12,000.00 Other
SB 10 allows local agencies to adopt an ordinance
allowing up to 10 dwelling units on any parcel, at a
height specified in the ordinance, if the parcel is
within a transit-rich area or urban infill site. A local code amendment to enact the provisions of SB 10
would facilitate the creation of up to ten (10)
housing units in the lot area typically used for one
single-family home. This project was intended to
support a GIS and best practices analysis for SB 10
and “missing middle” housing.

While staff completed the best practices research, a
draft ordinance has not been developed and the
project was put on hold due to staffing limitations.

Lack of staffing has been the main challenge in
producing a final product. Research has commenced
again recently but is outside of the scope of the
LEAP grant. An amendment was made to the LEAP
budget to reduce the amount in this area and cover
costs in other categories.

ANNUAL ELEMENT PROGRESS REPORT
Local Early Action Planning (LEAP) Reporting
(CCR Title 25 §6202)
Completed
Please update the status of the proposed uses listed in the entity’s application for funding and the corresponding impact on housing within the region or jurisdiction, as applicable, categorized based on the eligible uses specified in Section 50515.02 or 50515.03, as applicable.
500,000.00$
Task Status
Completed
Completed
Other (Please Specify in Notes)
Other (Please Specify in Notes)

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Ballot Measure $164,000.00 $164,000.00 Other
y y , p ,
outreach effort to share housing challenges
associated with Measure Y heights and density limits
identified in the City’s Housing Element. The Council,
based on staff presentations and the results of these
efforts, recommended placing amendments to this
Measure on the November 2024 ballot, to fully
realize the City’s General Plan 2040 housing
potential.

The City worked with a community survey consultant
(True North Research) and an elections consultant
(Team CivX) to assist with the surveys, polls, mailers, and other outreach.

A statistically significant community survey, led by
True North, was completed in April 2024, which
collected 600 opinions from likely November 2024
voters. Support for the measure ranged between
62% and 66%, depending on the context. Team CivX
worked with staff to design a Powerpoint, help
develop/prioritize a list of community organizations
for outreach presentations, and has provided overall
guidance to the City regarding the election process.

This led to one-on-one outreach and Q&A sessions
with approximately 50 stakeholder
groups/organizations. Meausre Y was adopted by
the voters in November 2024. A LEAP budget
amendment was made to add this activity to the
scope.

Summary of entitlements, building permits, and certificates of occupancy (auto-populated from Table A2) Current Year
Deed Restricted 12
Non-Deed Restricted 5
Deed Restricted 0
Non-Deed Restricted 4
Deed Restricted 0
Non-Deed Restricted 4
115
140
Current Year
Deed Restricted 0
Non-Deed Restricted 20
Deed Restricted 0
Non-Deed Restricted 20
Deed Restricted 0
Non-Deed Restricted 20
107
167
Current Year
Deed Restricted 127
Non-Deed Restricted 10
Deed Restricted 107
Non-Deed Restricted 12
Deed Restricted 0
Non-Deed Restricted 10
126
392
Completed
Total Units
Certificate of Occupancy Issued by Affordability Summary Income Level
Very Low
Low
Moderate
Above Moderate
Moderate
Above Moderate
Total Units
Completed Entitlement Issued by Affordability Summary
Income Level
Very Low
Low
Moderate
Above Moderate
Total Units
Building Permits Issued by Affordability Summary
Income Level
Very Low
Low

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CITY OF SAN MATEO

GENERAL PLAN

ANNUAL PROGRESS REPORT
2024

PREPARED BY:

COMMUNITY DEVELOPMENT DEPARTMENT
330 W. 20TH AVENUE
SAN MATEO CA 94403
(650) 522-7212
[email protected]

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City of San Mateo General Plan Progress Report 2024 Page | 2

1. INTRODUCTION AND PURPOSE OF THIS DOCUMENT
State of California Government Code Sections 65400 and 65700 requires local planning agencies to provide an annual update to their legislative body, the Governor's Office of Land Use and Climate Innovation (LCI), previously known as the Office of Planning and Research (OPR), and the State Department of Housing and Community Development (HCD) on the status of the General Plan, Housing Element and progress in its implementation. State law requires that the General Plan Annual Progress Report (APR) be completed and submitted to the state by April of each year to report on implementation from the previous year. The General Plan APR is required even when a city may be undertaking a General Plan comprehensive update.

This General Plan Progress Report looks at the City of San Mateo’s (City) progress in implementing land use related goals, policies and actions during the period beginning January 1, 2024, and ending on December 31, 2024.

2. GENERAL PLAN BACKGROUND AND CONTENT
California law requires that every city and county adopt a long-term General Plan that addresses eight specific topics or “elements,” organized in any format or structure preferred by the community. The General Plan may also address other topics the community feels are relevant. Regardless of the format or issues addressed, the Plan must be internally consistent.

The City, after a six year comprehensive effort, adopted Strive San Mateo General Plan 2040 on March 18, 2024. Community participation played an important role in preparing the City’s General Plan 2040.

The General Plan team held a series of meetings and events to establish the General Plan study areas; create the range of alternatives; confirm the draft alternatives; and receive feedback and direction on the preferred land use and circulation scenarios as well as on goals and policies from the community and, ultimately, the City Council. Additionally, other agencies and utilities were consulted including the Native American tribes, county agency, school districts, water districts, and regional transportation agencies. At the time of its adoption, San Mateo’s General Plan 2040 complied with applicable OPR General Plan Guidelines.

The General Plan 2040 is organized into eight elements that meet the State requirements, as shown in Table 1 - General Plan Contents.

Table 1 - General Plan Contents
Required Plan
Topics1
Strive San Mateo General
Plan 2040 Elements
Issues Covered
Land Use Land Use Community character, land use, development, economic development, planning activities, and regional
coordination
Housing Housing Housing
Circulation Circulation Transportation, mobility, regional coordination Conservation Conservation, Open Space
and Recreation
Biological resources, open space, cultural resources,
parks and recreation Open Space
Noise Noise Noise
Safety Safety Natural and man-made hazards (flooding, geologic, seismic, hazardous waste, wildfires, wastewater, etc.), mitigation planning

1 Senate Bill 1000 (2016) – For communities with disadvantaged communities (as defined in California Government Code 65302), SB 1000 requires the local jurisdiction to provide an Environmental Justice element, or equivalent, in its General Plan that identifies the location of the disadvantaged communities and their environmental burdens, health risks and needs.

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City of San Mateo General Plan Progress Report 2024 Page | 3 Environmental
Justice
Land Use

Also incorporated in other
elements
Equity priority communities, civic engagement in the
public decision-making process, unique or compounded
health risks in disadvantaged communities, prioritization of improvements and programs in disadvantaged
communities
Optional Plan Topics
Community Design and
Historic Resources
Natural setting and the urban forest, archaeological and paleontological resources and tribal cultural resources, historic resources, city placemaking, design
Public Services and
Facilities
Community safety, water supply, wastewater and food-
control infrastructure, energy and telecommunications
infrastructure, public facilities, child care and schools, senior and aging adults, healthcare and social services, solid waste
Sustainability
(incorporated into all of the
elements)
Resiliency, climate change, environmental protection,
pollution reduction, water and energy usage, alternative modes of transportation
Community Engagement
(incorporated into all of the
elements)
Increased community participation, inclusive and
equitable engagement on all matters

City’s Responsibility
The effectiveness of the General Plan ultimately depends on how it is implemented and maintained over time. State law requires that most actions of local governments affecting the physical environment be consistent with the General Plan. General Plan implementation is the responsibility of numerous departments including but not limited to City Attorney, City Manager’s Office (Economic Development), Community Development, Finance, Information Technology Parks and Recreation, Police, and Public Works.

Additionally, several other governmental agencies and utilities provide services within the City’s boundary. While these agencies are neither part of the City’s operational structure nor directly responsible for implementation of the General Plan, the City coordinates its activities with these other agencies and relies upon their assistance for full implementation of the General Plan. These agencies include but are not limited to: San Mateo Consolidated Fire Department, water districts (California Water Company, Estero Water District), school districts (San Mateo Foster City Unified School District, San Mateo High School District, California State College System), and County of San Mateo.

3. DATE OF PRESENTATION/ACCEPTANCE BY THE LOCAL LEGISLATIVE BODY.

The General Plan Progress Report 2024 is scheduled for City Council review on March 17, 2025.

4. DATE OF THE LAST UPDATE TO THE GENERAL PLAN.

The City Council adopted the Strive San Mate General Plan 2040 on March 18, 2024.

5. AMENDMENTS TO THE GENERAL PLAN.

State law allows the City to amend its General Plan no more than four times per year. Amendments may be proposed and acted upon at any time during the year and one action may include multiple amendments. Any changes to the General Plan require public hearing by the City Council and evaluation of the environmental impacts as require by the California Environmental Quality Act.

The City did not review or approve any amendment requests in 2024.

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City of San Mateo General Plan Progress Report 2024 Page | 4

6. HOUSING ELEMENT ANNUAL PROGRESS REPORT REQUIREMENTS.

State law requires local agencies to complete an annual review of the implementation of the programs in the Housing Element toward meeting City’s Regional Housing Needs Assessment (RHNA). The City’s Housing Successor Agency and Housing Element Annual Progress Report are provided as separate attachments to the March 17, 2025, City Council report.

7. GENERAL PLAN COMPLIES WITH LCI’S GENERAL PLAN GUIDELINES.

San Mateo’s General Plan 2040 complies with applicable LCI’s General Plan Guidelines by incorporating all required topic areas, including environmental justice and identifying environmental justice or equity priority communities. Additionally, as stated in the background section, the City coordinated with the Native American Tribes, San Mateo Consolidated Fire District, water districts (California Water Company, Estero Water District), school districts (San Mateo Foster City Unified School District, San Mateo High School District, California State College System), and County of San Mateo.

8. IMPLEMENTATION.

The Progress Report is focused on actions in the Land Use Element used to implement the General Plan.

It also contains key milestones from other elements that will help guide land use decisions. As some of the General Plan actions will be implemented through the adoption of ordinances or resolutions or will be incorporated into the City’s regular governmental activities, they are not individually listed in the Progress Report, but are rather noted in Exhibit A as “continuous” along with a brief description. For example, this includes routine or reoccurring work in the lead department’s workload, like the City’s Development Review process as development proposals are reviewed for consistency with the City’s policies. Exhibit A is not a comprehensive list of all policies and action items in the General Plan, rather it summarizes the implementation status of select land use related goals, policies and actions. The purpose of providing Exhibit A is to streamline the review and highlight the City’s progress efficiently.

9. PRIORITIES FOR LAND USE DECISION MAKING ESTABLISHED BY THE LOCAL LEGISLATIVE BODY.

The following highlights major legislative actions by the City Council that support the goals of the General Plan:

Ballot Measure T (Goal LU 1, Policies H 1.20, LU 1.3 and LU 1.9) – General Plan 2040 plans for specified growth and change in the city primarily focused within ten study areas. As part of the General Plan update, the City Council voted to place Measure T on the November 2024 ballot to amend certain voter- enacted policies limiting building heights, residential densities, and nonresidential building intensities, as specified in Measure Y, the City’s vot er approved growth limits enacted in 2020, and to fully allow the heights, densities and intensities permitted in the Land U se Element to be implemented in the study areas. On November 8, 2024, voters approved Measure T , which permitted General Plan Table LU 1 - Land Use Designations and Figure LU 1 - Land Use Map to be fully implemented. The Land Use Element plans for growth focus on areas near transit, including Downtown, Caltrain station areas and the El Camino Real transit corridor, while maintaining existing heights and densities , consistent with Measure Y, in other areas and neighborhoods around the City. Additionally, Measure T allows the City to meet the community’s anticipated housing needs through 2040 as well as allocations the City will be required to plan for by the California Department of Housing and Community Development (HCD).

Historic Policy Updates (Actions CD 5.8 and CD 5.9) – On June 17, 2024, the City Council held a study session to consider options for how to proceed with updating the City’s local historic ordinance and codes pursuant to General Plan Actions CD 5.8 and CD 5.9. In August 2024, a request for Proposal (RFP) for a selection of a qualified consultant was issued for historic policy support services. On January 21, 2025, the City Council approved funding to the update of the City's historic policies and procedures, including an update to the City's Historic Preservation Ordinance and the creation of a city-wide historic

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City of San Mateo General Plan Progress Report 2024 Page | 5 context statement. Rincon Consultants, Inc was selected to support City staff in working on this historic policy update effort.

Code Amendments for Streamlined Review (Action CD 7.7) – As part of the Community Development Department’s ongoing effort to update the Zoning Code, in 2023, the City adopted a Zoning Code amendment to allow residential projects with up to 25 units that meet objective design standards to be approved administratively. To further streamline review of development projects pursuant to Housing Element Policy H 1.6, on July 15, 2024, the City repealed and adopted new resolutions to eliminate the pre-application Planning Commission study session requirement, eliminate the third-party design review requirement for projects that meet the City’s Object Design Standards (ODS), and simplify noticing and neighborhood meeting procedures. The City anticipates bringing another code amendment to City Council in 2025 to increase the number of housing units that can be approved administratively.

10. MAJOR MILESTONES AND PROJECTS.

The following section highlights major planning activities and projects that support the goals of the General Plan. Some of the projects are partially funded through grants, these have been identified with an “*”. Community planning activities/programs are multi-year initiatives and, for the purposes of the APR, the information below includes a status summary for projects that were initiated, continued or completed in 2024.

Background on Grants

Caltrans Sustainable Transportation Planning Grant– The City was awarded approximately $360,500 from the California Department of Transportation (Caltrans) Sustainable Transportation Planning Grant for the development of Climate Adaptation Plan for Sea Level Rise. In September 2024, City Council adopted a resolution identifying approval authority incompliance with grant program requirements.

The City anticipates work on the plan to begin in 2025.

The City was also awarded approximately $490,000 from the Caltrans Sustainable Communities grant to fund the San Mateo Complete Streets Plan and received notice to proceed in mid-December 2021, and initiated work on the project as described below. In 2023, Phase 1 and 2 of outreach was completed and the City began the process of developing a Complete Streets North Central Plan (NCCSP). The final Plan is anticipated to be adopted in summer 2025 and will serve as a roadmap for closing gaps in the City’s circulation network to ensure a safe, accessible network designed for all travel modes.

Local Early Action Planning (LEAP) Grant – The City was awarded $500,000 in grant funding from the California Department of Housing and Community Development (HCD) for planning initiatives to increase the supply of housing and remove barriers. The grant funded a significant portion of the update of the Housing Element as well as development of an automated and mechanical parking system ordinance to provide an alternative to traditional parking, code amendments and development of several housing policies including community benefits program, minimum residential requirements in mixed-use projects, and updated density bonus program. The City entered into a formal agreement with HCD in February 2021 and completed all project work as outlined in the planning activities below by September 2024.

Community Development Block Grant (CDBG) - The City of San Mateo receives annual funding through the Community Development Block Grant (CDBG) from the United States Department of Housing and Urban Development (HUD). The CDBG program provides resources to address a wide range of community development needs, principally for low-income households. Public Works Department utilizes a portion of the funding to deliver infrastructure improvements within the CDBG priority

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City of San Mateo General Plan Progress Report 2024 Page | 6 neighborhood area. In 2024 and throughout 2025, the CDBG program remains focused on intersection safety improvements at the Third Ave. and Norfolk St. intersection, which connects to the Third Ave. bicycle and pedestrian overcrossing at US 101.

Planning Activities

Housing Element Update* – Preparation of the City’s Housing Element initially started in 2020, with the community engagement process starting in the summer of 2021. The first draft of the Housing Element was reviewed by City Council review and direction provided at a public meeting on May 23, 2022.

Following revisions in response to Council direction, the Draft Housing Element was submitted to The Department of Housing and Community Development (HCD) on July 1, 2022. HCD completed its review and provided a first review letter with their feedback and comments on September 28, 2022. Between October 2022 and January 2024, the City responded to comments from HCD on three versions of the Housing Element. On January 19, 2024, HCD provided a letter to the City finding that Version 4 of the draft Housing Element was in substantial compliance with State law. On May 20, 2024, the City Council adopted the revised 2023-2031 Housing Element, and the State certified the element on July 23, 2024.

Strive San Mateo General Plan 2040 – The 2040 General Plan Update was a multi-year effort that began in 2018 and culminated with its adoption on March 18, 2024. General Plan 2040 included some land use designations that exceeded the voter-approved height and density limits (most recently as Measure Y) within 10 study areas where growth was planned through 2040. To fully implement the adopted Land Use Map, voter approval to exceed the Measure Y limits in the study areas was required. From April to June, the City conducted outreach and education efforts, including a statistically valid survey of likely voters, to assess whether to proceed with a ballot measure for the November 2040 election that would amend Measure Y and create new limits in the study areas. The findings were brought to City Council on July 15, 2024, where the decision was made to place a ballot measure (Measure T) on the November ballot. On November 5, 2024, voters approved Measure T, which allowed the full Land Use Map to became effective on December 19, 2024.

Minimum Residential Densities in Mixed Use Projects, Community Benefits and Density Bonus* – On August 19, 2024, the City held a study session with City Council to present policy options and recommendations on minimum residential requirements in mixed-use projects and an update to the existing Density Bonus/Community Benefits program and inclusionary family housing (two- and three- bedroom affordable housing units), pursuant to Housing Element Policies H 1.5 and H 1.9.The City anticipates bringing further policy options and potential Zoning Code amendments to City Council to implement these policies in 2025/2026.

Complete Streets Plan* - The Complete Streets Plan will complement the City’s General Plan Update by creating an actionable plan rooted in safety for all modes and will result in policies, goals, and prioritized projects that are focused on improving mobility, equity, connectivity, and sustainability to build a better circulation network for the City’s future. The Plan will provide the basis for projects that are planned, designed, constructed, and maintained for all roadway users, allowing the City to develop a safe mobility network for many years to come. In 2023, City staff and the consultant team completed Phases I and II of the community engagement plan and began the process of developing a Complete Streets North Central Plan (NCCSP). Work continued on both plans through 2024, with 80% of the Complete Streets Plan and 85% of the NCCSP completed by the end of the year. It should be noted that through the Plan, the City may also qualify for future grant opportunities to implement Plan programs and capital improvement projects.

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City of San Mateo General Plan Progress Report 2024 Page | 7 Major Construction/Development Projects
Planning applications that were submitted during one reporting year typically receive their entitlements in the next reporting year. Consistent with the General Plan APR reporting requirements, planning application entitlements that were approved during the reporting year are included in the APR report.

During 2024, the City approved entitlements for 140 new residential units and made progress on several publicly funded projects. Major projects are highlighted below with a brief status update:

1 N B St. (Formerly 303 Baldwin Ave) – Approved on January 8, 2019, the mixed-use development consists of 64-residential units, ground floor commercial/retail use and office use above. The site was formerly a local grocery store serving neighborhoods near downtown. Building permits were issued in 2020. In 2023, the project received a Temporary Certificate of Occupancy. The project was fully completed in 2024.

Bay Meadows Phase II RES6 (3069 E Kyne St) – Approved on September 10, 2020, the RES 6 project consists of 54 apartment units. Building permits were issued in 2022 and construction was completed on May 20, 2024.

Kiku Crossing – On August 17, 2020, the City Council approved a 225-unit affordable/work-force housing development and new public parking garage with 526 spaces, including 27 Level 2 charging spaces. The project is one of the first in the state to utilize Assembly Bill 1763 which allows for taller and denser affordable housing developments near transit. Building permits were issued in 2021 and the project was completed on August 16, 2024.

477 9th Avenue – On February 20, 2024, the City Council approved the mixed-use development consisting of offices and 120 residential units. Building permit applications were submitted in 2024 and construction is anticipated to start in early 2025.

3rd Ave. and Norfolk St. Intersection Safety Improvements* - A public survey was conducted in September of 2023 to understand how the public currently utilizes the intersection of 3rd Ave. and Norfolk St. and to identify potential areas of concern. The results of the survey were then used to guide the creation of the Intersection Improvement Concept Plan, which was released to the public on September 25, 2024. Project design was finalized by the end of 2024. The improvements will modify the intersection of 3rd Ave. and Norfolk St. to improve pedestrian and bicycle safety, especially for people using the 3rd Ave. overcrossing of Highway 101. The project will also improve the bicycle connection between the intersection of 3rd Ave. and Norfolk St. and the San Mateo Creek bicycle path. A large element of the improvements include modifications to the traffic signal timing and operation to provide additional pedestrian and cyclist safety while not significantly impacting major vehicle movements and delay through the area. Construction on the improvements began in February 2025.

North Shoreview Flood Improvement Project – The North Shoreview Flood Improvement Project included improvements to the Coyote Point and Poplar Avenue Pump Stations to increase pump capacity and raise a 1,300-foot levee segment located between the San Mateo and Burlingame border off Airport Boulevard. Construction was completed in 2023. On November 18, 2024, after the completion of the North Shoreview Flood Improvement Project, the Federal Emergency Management Agency (FEMA) formally revised the Flood Insurance Rate Maps (FIRM), moving the North Shoreview and North Central neighborhoods from high risk flood Zone AE, which requires flood insurance, to Zone X, which has a reduced flood risk due to levees making insurance optional.

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EXHIBIT A – LAND USE IMPLEMENTATION SUMMARY

GOAL AND ACTION TEXT ASSOCIATED

POLICY(S)
LEAD

DEPARTMENT

IMPLEMENTATION

STATUS COMMENTS
GOAL LU-1 Plan carefully for balanced growth that provides ample housing that is affordable at all levels and job opportunities for all community members; maximizes efficient use of infrastructure; limits adverse impacts to the environment; and improves social, economic, environmental, and health equity Action LU 1.10 Review of New Development. Track actual growth of both new housing units and net new nonresidential floor area annually, and review every two to three years. Use this information to monitor nonresidential floor area and housing units in San Mateo and to adjust this General Plan, infrastructure plans, and circulation plans, as necessary, if actual growth is exceeding projections. When approved nonresidential development reaches half of the anticipated development, evaluate the citywide jobs-housing balance.

LU 1.2 Community
Development Continuous
Staff continuously tracks nonresidential development and housing units by affordability levels for all major planning applications. This data will be used in the coming years to determine if City plans need to be adjusted or if the city- wide job-housing balance needs to be re-evaluated.

GOAL LU-2 Balance well-designed development with thoughtful preservation.

Action LU 2.5 Community Benefits Dashboard. Create an online public portal that highlights the community benefits derived from new development projects, such as payment of in-lieu fees, contribution to the childcare fund, contribution to the public art fund, and other benefits to improve and standardize communication about new development projects and their benefits.

LU 2.3 Community
Development Not Started
GOAL LU-3 Provide a wide range of land uses, including housing, parks, open space, recreation, retail, commercial services, office, and industrial to adequately meet the full spectrum of needs in the community.

Action LU 3.18 Permitted Uses. Re-evaluate the types of commercial uses that are permitted and that require a special-use permit in all commercial districts to ensure requirements are forward looking and aligned with current economic needs and trends.

LU 3.2 Community
Development Not Started
Action LU 3.19 Major Institutions/Special Facilities. Work with relevant agencies and organizations to support the long-term viability of major institutions and special facilities that provide important recreational, educational, or medical services, such as the San Mateo County Events Center, College of San Mateo, San Mateo County Hospital, Mills Health Center, and Peninsula Golf and Country Club. Require a Specific Plan and/or Master Plan to guide reuse or redevelopment of institutions and special facilities when appropriate.

LU 3.17 Community
Development Not Started
GOAL LU-4 Maintain downtown San Mateo as the economic, cultural, and social center of the community.

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City of San Mateo General Plan Annual Progress Report 2024 Exhibit A – Land Use Implementation Summary Page 2 Action LU 4.4 Downtown Area Plan. Update the Downtown Area Plan to support and strengthen the Downtown as a vibrant and active commercial, cultural, entertainment, and community gathering district. The updated Downtown Area Plan shall align with the General Plan, integrate recommendations from other concurrent City efforts, focus growth and intensity in proximity to the Caltrain station, encourage superblock concepts or approaches and allow parklets, update parking standards and parking management strategies, allow for increased housing units and density, and support high-quality, pedestrian-oriented design and architecture.

LU 1.3
LU 4.1
LU 4.2
LU 4.3
Community
Development
Public Works
Not Started
Action LU 4.5 Downtown Special Events. Sponsor and support Downtown activities and events that brings Downtown to life, attracts residents and visitors, promotes local businesses, creates inclusive community gatherings, and provides information to residents about City initiatives and services.

LU 3.8
LU 4.1
LU 4.2
LU 4.3
City Manager's
Office
Parks and
Recreation
Continuous
The Downtown San Mateo Association, San Mateo Area
Chamber of Commerce, and Downtown business owners
continuously collaborate to coordinate and plan special events.

GOAL LU-5 Promote residential and mixed land uses along El Camino Real to strengthen its role as both a local and regional corridor.

Action LU 5.3 El Camino Real Corridor Plan. Prepare a Corridor Plan for El Camino Real that assembles existing planning documents for the corridor into a single comprehensive plan that implements the El Camino Real policies in General Plan 2040.

LU 2.2
LU 5.1
LU 5.2
Community
Development Not Started
GOAL LU-6 Promote transit-oriented development around the Hillsdale Caltrain station.

Action LU 6.3 Hillsdale Station Area Plan. Update the Hillsdale Station Area Plan to foster higher density residential, office and mixed-use, transit-oriented development that connects to neighborhoods to the east and west, improves bicycle and pedestrian connectivity west of the station, and increases park and open space areas.

LU 6.1
LU 6.2
Community
Development
Public Works
Not Started
GOAL LU-7 Support the transition of shopping areas designated for new uses into vibrant districts with a range of housing, shopping, services, and jobs.

Action LU 7.2 Bridgepointe Area Plan. Update and consolidate the Bridgepointe Master Plan and Mariner’s Island Specific Plan into one planning document to guide redevelopment of the Bridgepointe Shopping Center and the surrounding properties into a mixed-use neighborhood that maintains its regional retail component while developing a diverse range of housing types, including affordable housing; new parks and recreational facilities; community gathering places; ample facilities to support transit, bicycling, and walking; and a range of businesses and services. The plan shall include safe access for pedestrians, cyclists, and transit riders from Bridgepoint to the City’s transit corridors, such as Caltrain and El Camino Real.

LU 7.1 Community
Development Not Started
Action LU 7.3 Bel Mateo Area Plan. Prepare a Specific Plan or Master Plan to guide redevelopment of the Bel Mateo area into a mixed-use neighborhood with a diverse range of neighborhood serving commercial uses and amenities; new market-rate and affordable housing; ample facilities to support bicycling and walking; and publicly accessible park and open space areas.

LU 7.1 Community
Development Not Started

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City of San Mateo General Plan Annual Progress Report 2024 Exhibit A – Land Use Implementation Summary Page 3 GOAL LU-8 Support the equitable health and well-being of all neighborhoods in San Mateo and all members of the San Mateo community by improving conditions in equity priority communities.

Action LU 8.2 Collaborations for Community Health. Develop intentional, strategic, and mutually beneficial relationships with organizations engaged in improving health and well-being, reducing environmental health disparities, expanding access to affordable quality healthcare and mental healthcare, and mitigating negative environmental health hazards. Encourage greater emphasis on expanding or improving health services, including mental health services, in equity priority communities.

LU 8.1
PSF 8.1
PSF 8.2
PSF 8.3
PSF 8.4
PSF 8.5
Community
Development Not Started
Action LU 8.3 Health Disparities. Coordinate with the San Mateo County Public Health Department to promote healthier communities through education, prevention, intervention programs, and other activities that address the health disparities and inequities that exist in San Mateo.

LU 8.1 City Manager’s
Office Not Started
The City partners with the County Executive’s Office to address an array of inequity and disparity issues at quarterly meetings and calls upon County Public Health when
guidance is needed to share community news about matters impacting public health specifically. More work will be done in partnership with other County agencies including, but not limited to, Public Heath, as the City explores programs to increase healthy lifestyle options in its equity priority neighborhoods.

Action LU 8.4 City Investment. Use funds from the park impact fee and other sources to invest in programs and public improvements that connect residents with opportunities to increase their physical activity and improve their physical and mental health, especially in equity priority communities with higher risk of negative public health outcomes. Identify new funding sources for programs and public improvements, if needed.

LU 8.1
LU 8.7
Parks and
Recreation Continuous
Playground renovations and Central Park and East Hillsdale underway; Emergency repairs for pools at the King Center and Joinville Park; Planned Equipment replacement at
playgrounds across the city
Action LU 8.8 Streetscape and Safety Improvements. Work with residents in equity priority communities to identify sidewalk, lighting, landscaping, and roadway improvements needed to improve routes to parks, schools, recreation facilities, and other destinations within the community. Prioritize investments that address health disparities in equity priority communities in the annual Capital Improvement Program.

LU 8.1
LU 8.7 Public Works In Progress
The City invests funding from the Community Development Block Grant (CDBG) program into capital projects which are located within equity priority areas. The City is working on finalizing the North Central Complete Streets Plan (NCCSP), which is a complete streets plan developed in coordination with the community focusing on the North Central Area,
which is an equity priority area.

Action LU 8.9 Equity Priority Community Mapping. Regularly update the map identifying equity priority communities with data from CalEnviroScreen or other sources, including information from community members.

LU 8.1 Community
Development Not Started
The equity priority community maps are current as of 2024.

The City will review and evaluate the criteria and thresholds, as well as consider information from community members, in the coming years to ensure the maps remain up to date.

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City of San Mateo General Plan Annual Progress Report 2024 Exhibit A – Land Use Implementation Summary Page 4 Action LU 8.10 Equity Priority Communities Plan. Prepare a plan for the equity priority communities that addresses the needs of each community, including health, safety, and improved circulation with community input. The plan shall seek to ensure the streets in each community are measurably safe, include ADA accessibility, and have adequate on-street parking. Changes included in the plan shall be developed and enacted with the expressed purpose of improving health, safety, and welfare of the members of each community.

LU 8.1 Public Works In Progress
The City is working on finalizing the North Central Complete Streets Plan (NCCSP), which is a complete streets plan
developed in coordination with the community focusing on the North Central Area, which is an equity priority area.

Action LU 8.11 City Services. Work with residents in equity priority communities to improve services provided by the City or other partners related to safety, sanitation, and security in these neighborhoods.

LU 8.1
Public Works
Police
Department
In Progress
The Police Department has implemented Project Guardian, Business Watch, and is working to expand Neighborhood
Watch. The City invests funding from the Community
Development Block Grant (CDBG) program into capital
projects which are located within equity priority areas, and include safety improvement projects (such as the 3rd and Norfolk Intersection Safety Improvements Project). The City provides numerous sanitation-related efforts in our equity priority neighborhood areas, including the following:
- Ongoing litter cleanup events in collaboration with the College Park Ambassadors
- Annual Bayfront and Earth Day Cleanup Events, as well as as-needed cleanups at San Mateo Creek
- Daily monitoring of illegal dumping areas, with camera locations installed at hot spots based on seven years of illegal dumping calls
- Biannual Special Cleanup Events for mattresses and waste.

Action LU 8.12 Neighborhood Beautification. Support and promote neighborhood clean-up and beautification initiatives in equity priority communities, including street tree planting and maintenance, through partnerships with neighborhood organizations.

CD 3.5 Parks and
Recreation Continuous

The City maintained 770 park and street trees as beautification efforts and regularly has litter cleanup events in collaboration with the College Park Ambassadors.

Action LU 8.15 Healthy Food Access. Support the work of San Mateo County Health and other local partners to:
• Continue and expand the ability to use the Electronic Benefit Transfer (EBT) program at farmers’ markets and other sources of healthy food.
• Implement programs to encourage markets and convenience stores to stock fresh produce and other healthy foods.
• Encourage restaurants to enlist restaurants in the CalFresh Restaurant Meals Program, which allows people at a high risk of chronic hunger to use CalFresh benefits to buy prepared meals at participating restaurants.

LU 8.14
City Manager’s
Office
Parks and
Recreation
Continuous
The City continues to provide the subsided lunch program at the San Mateo Senior Center and Congregate Nutrition
Program at the King Community Center. City has yet to
explore other actions.

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City of San Mateo General Plan Annual Progress Report 2024 Exhibit A – Land Use Implementation Summary Page 5 • • Continue to provide and expand the subsidized senior lunch program at the San Mateo Senior Center and the Congregate Nutrition Program at the King Center Community Center
Action LU 8.16 Urban Agriculture. Develop City regulations that encourage urban agriculture, community gardens, and farm stands, as appropriate
LU 8.13
LU 8.14
Community
Development Not Started
Urban agriculture uses are expected to be evaluated as part of comprehensive update to the Zoning Code, which is
anticipated to begin in 2025.

GOAL LU-9 Include everyone in community development decisions for a shared, sustainable future Action LU 9.5 Community Partners. Work with community-based organizations and community partners to engage members of equity priority communities in planning and policy decisions.

LU 9.1
LU 9.2
Community
Development
City Manager’s
Office
In Progress
Outreach campaign targeted at underserved communities is nearly complete. Information will be used to inform City Council Strategic Planning effort, which will inform future City Council goal setting sessions.

Action LU 9.6 Community Surveys. Periodically conduct statistically reliable community surveys, representative of the demographics of the population, to gauge community service needs, policy preferences, and effective communication methods.

LU 9.1
LU 9.2
City Manager’s
Office Continuous
San Mateo conducts a community survey every two years,
with the most recent being due in Fall 2024. This cycle was launched slightly behind schedule and went live February 2025.

Action LU 9.7 Communications Strategy. Develop a communications strategy that outlines goals and tactics to engage a broad cross-section of the community. • Prepare public notices and other materials in the predominant language(s) spoken in the community and provide interpretation services at meetings as needed. • Make public notices and other important documents available in print at local libraries, community centers, or other gathering places.
• Use culturally appropriate approaches.
• When possible, schedule and locate meetings to be convenient for community members to attend.
• Use the City’s website, social media, and other communication channels to share information about how community members can participate in public meetings. • Gather data to understand the economic, gender, age, and racial diversity of the affected population before designing communication approaches aimed at reaching the affected population.
• Provide notification and outreach for development projects using clear and easy to understand language to ensure all stakeholders and interested community members understand and have the ability to engage in the development review process.

LU 9.1
LU 9.2
City Manager’s
Office Continuous
The City has utilized several outreach tools, such as digital and print versions, in different languages to target the languages known to be most prevalent in the community
and to reach a diverse array of age groups, socioeconomic groups, and ability levels.

GOAL LU-10 Make San Mateo strong and resilient by acting to significantly reduce greenhouse gas emissions and adapt to a changing climate.

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City of San Mateo General Plan Annual Progress Report 2024 Exhibit A – Land Use Implementation Summary Page 6 Action LU 10.4 Climate Action Plan Implementation. Implement the greenhouse gas reduction strategies to meet the City’s Climate Action Plan emission-reduction goals. C 1.1 City Manager’s Office Continuous
Staff implements greenhouse gas reduction strategies to meet the City's Climate Action Plan goals. Submission of the CAP Checklist is required of all large development projects in the City.

Action LU 10.5 Climate Action Plan Monitoring. Monitor and report progress on the implementation of the City’s Climate Action Plan on an annual basis. Regularly review new opportunities and approaches to reduce emissions consistent with the Climate Action Plan’s goals.

C 1.1 City Manager’s
Office Continuous
Staff updates the Council annually of progress made on CAP initiatives. All CAP Progress Updates are posted online at www.cityofsanmateo.org/3962
Action LU 10.6 Greenhouse Gas Inventory. Every five years, prepare an updated greenhouse gas emissions inventory consistent with the Climate Action Plan. C 1.1 City Manager’s Office Not Started
The City has GHG inventory data for 2019. Staff anticipates prioritizing a GHG inventory for 2025 to measure CAP
implementation progress.

Action LU 10.7 Engage the Public in the Climate Action Plan. Provide public information to educate residents and businesses on the Climate Action Plan and to spark behavioral changes in individual energy and water consumption, transportation mode choices, and waste reduction.

LU 9.1
LU 9.2
City Manager’s
Office Continuous
Staff hosts events and provides information through the City's social media channels, website and newsletters to share sustainability-related programs and opportunities.

Action LU 10.8 Building Decarbonization. Evaluate and adopt reach codes and other policies to decarbonize the building stock. LU 10.2 City Manager’s
Office Continuous
The City continues to implement the 2022 Reach Codes,
which become effective on January 1, 2023. Building
decarbonization outreach was initiated in 2024 and will continue in 2025.

Action LU 10.9 Resilience of Critical Facilities and Public Infrastructure. Identify critical facilities and public infrastructure in areas vulnerable to climate change hazards, and work to site, design, and upgrade these facilities with consideration for future increases in severity that may occur over the anticipated life of the development. In cases where facilities cannot be sustainably maintained, evaluate the costs and benefits of relocation. Where facilities can be safely sited for the near term, but future impacts are likely, prepare an adaptive management plan detailing steps for maintenance, retrofitting, and/or relocation.

S 1.3
S 3.3
City Manager’s
Office In Progress
In January 2024, the City applied for grant funding through the California Department of Transportation (Caltrans)
Sustainable Transportation Planning Grant Program for the development of Climate Adaptation Plan for Sea Level Rise.

In July 2024, the City received a conditional award letter from Caltrans and in September 2024, City Council adopted a resolution identifying approval authority in compliance with grant program requirements.

Action LU 10.10 Clean Fuel Infrastructure. Support efforts to build electric vehicle charging stations and clean fuel stations in San Mateo, including hydrogen and sustainably sourced biofuels, as supported by market conditions.

PSF 4.1 City Manager’s
Office Continuous In 2024, Kiku Public Parking Garage opened with 27 Level 2 charging ports.

GOAL LU-11 Cultivate a diverse, thriving, inclusive, and green economy.

Action LU 11.9 Quality Local Jobs. Develop programs to retain and attract businesses that provide a living wage, offer health insurance benefits, and match the diverse range of education and skills of San Mateo residents.

LU 11.1
LU 11.2
City Manager’s
Office In Progress
Staff regularly meets with businesses to assess their local employment needs and helps new businesses connect with
job training programs like NOVA Works for support.

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City of San Mateo General Plan Annual Progress Report 2024 Exhibit A – Land Use Implementation Summary Page 7 Action LU 11.10 Small Business Support. Help small businesses stay and grow by offering tools and support, such as multilingual outreach, assistance accessing free educational services and financing opportunities, connecting with the Chamber of Commerce and Downtown San Mateo Association, and assistance understanding City requirements and preparing for code compliance LU 11.1 City Manager’s
Office In Progress
Staff hosts workshops in collaboration with the Chamber of Commerce, Downtown San Mateo Association, SAMCEDA,
SCORE, and SBDC to educate small businesses on securing loans, maximizing business value, and staying up to date with local codes.

In 2024, the City launched its Age-friendly Business Pilot Program.

Action LU 11.11 Commercial Displacement. Provide proactive support to local businesses affected by construction and redevelopment by communicating with business owners well in advance of construction and assisting in identifying potential locations for temporary relocation.

Encourage and support the retention of existing businesses in new or renovated spaces that are a part of redevelopment projects.

LU 11.1 City Manager’s
Office In Progress
In 2024, staff initiated quarterly broker meetings to help facilitate broker conversations to better understand the market trends and business’s needs.

Action LU 11.12 First Source Hiring. Explore the feasibility of establishing a First Source Hiring Program that encourages developers and contractors to make best efforts to hire new employees, workers, and subcontractors that are based in San Mateo County, and to partner with organizations that offer job training programs, such as the San Mateo County Community College District and San Mateo Union High School District.

LU 11.3
LU 11.6
LU 11.7
City Manager’s
Office Not Started
Action LU 11.13 Living Wage Incentives. Maintain provisions in the Affordable Housing Commercial Linkage Fee that offer fee reductions to developers who voluntarily enter into Area Standard Wage Participation Agreements with the City.

LU 11.3 Community
Development Not Started
The current Linkage Fee ordinance includes this provision, and it will be maintained as part of future
updates/amendments.

GOAL LU-12 Create financial stability for the City by maintaining its ability to pay for public improvements, core infrastructure, and essential services.

Action LU 12.3 Fiscal Neutrality. Study the feasibility and potential impacts of adopting a Fiscal Neutrality Policy that would require new development to offset any difference between future tax revenue and the cost of City services to that development. The policy should also consider the City’s goals to provide for a diverse range of housing that is affordable to all members of the community
LU 3.1
LU 12.1
LU 12.2
Finance
GOAL LU-15 Ensure that the City’s General Plan is consistent with State law, legally adequate, and up to date

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City of San Mateo General Plan Annual Progress Report 2024 Exhibit A – Land Use Implementation Summary Page 8 Action LU 15.3 Annual General Plan Progress Report. Submit an Annual Progress Report on the status of the General Plan implementation to the City Council and to the Office of Planning and Research by April 1 of each year, per Government Code Section 65400. The Annual Progress Report should also include population projection information. -- Community
Development In Progress
The Community Development Department will provide
annual updates to City Council and submit the Progress
Report to the State.

Action LU 15.4 Specific Plans and Master Plans. Review all adopted Specific Plans and Master Plans and determine if updates are needed for consistency with this General Plan or if any out- of-date plans should be retired.

LU 15.2 Community
Development In Progress
Staff is in the progress of reviewing all specific and master plans and has so far determined that updates are needed for the Downtown Area Plan, Mariner's Island Specific Plan, and the El Camino Real Master Plan.

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San Mateo’s General Plan will be implemented both through the day-to-day decisions that rely on its vision, goals and policies, as well as the actions summarized in this chapter. All substantive decisions about development projects, capital improvements, zoning changes and other plans and policies affecting land use, transportation and the physical environment will be reviewed for conformance with the policies in this General Plan, thus advancing the Plan’s overall vision and policy framework. To guide the implementation of this plan, the General Plan identifies a list of actions intended to provide an overall sense of the future priorities to support accomplishing the vision and goals of the General Plan.

In addition to these actions, the policies in the General Plan establish standards that will be used by City staff in all departments, City boards and commissions, the Planning Commission, and the City Council when prioritizing initiatives and expenditures, reviewing and approving new development, and in related City decision making, to ensure that City decisions are clear, consistent, and advance San Mateo toward attaining the goals in General Plan 2040.

The Implementation Plan Table presents each action that the City plans to undertake to help achieve the goals and policies in the General Plan. The actions in the Implementation table describe and prioritize tasks to implement various aspects of the General Plan goals and policies. Some actions are already budgeted and ongoing, while the City Council will need to identify resources during future budget cycles to implement other actions. City staff may recommend changing priorities or adding or removing actions during the course of the annual budget process. The City Council may change the prioritization of actions through the annual City Council goal setting meeting. For each action, the Implementation Plan identifies the following:
• Lead Department: The City Department that would have primary responsibility for tracking and completing the action. Note that many actions will require collaboration between multiple departments as well as outside agencies; collaboration with appropriate parties would be coordinated by the Lead Department.
• Additional Departments or Agencies : Identifies additional departments, outside agencies or other entities that will work with the Lead Department to support implementation of the identified action. • Priority: This column identifies the estimated timing to undertake each action. While it would be desirable to pursue every action and policy immediately, the General Plan is a long-range document that will be implemented over a number of years and priorities must be established to focus the City's efforts and to allocate the City's resources. With resource constraints and changing circumstances, it is expected that the timing identified here will likely change over time. Given these constraints together with the breadth of actions included, the City anticipates and expects that actions and their identified timeframe may change over time as circumstances and priorities shift and evolve. To estimate timeframe, the following categories are used:
o C: “Complete” – An action that has been completed by the lead department. o R: “Routine” – An action that is part of the regular assigned workload for the lead department. o RO: “Reoccurring" – An action that is part of a department’s regular workload that includes reoccurring activities or work (i.e. annual reporting).
o IP: “In progress” – An action that is already funded and/or prioritized and is underway by the lead department. o S: “Short-term” – An Action that is planned for implementation within the first five years after General Plan adoption. o M: “Medium-term” – An Action that is anticipated to be implementation within ten years after General Plan adoption. o L: “Long-term” – An Action that is anticipated to be implementation more than ten years after General Plan adoption.

ELEMENT NAMES AND ABBREVIATIONS
Land Use - LU
Circulation - C
Community Design and Historic Resources - CD
Conservation, Open Space and Recreation - COS
Public Services and Facilities - PSF
Safety - S
Noise - N
Although the City would like to implement all General Plan 2040 actions as expeditiously as possible, there are capital resource and staffing limitations, as well as limitations to the amount of work that the City and the City Council can effectively focus on during any one year or period of time. The completion of actions is contingent upon the availability of funding resources and City Council prioritization. It should also be noted that issues that cannot be anticipated may arise in the future that may act to divert resources from the programs and priorities of the General Plan and change the implementation timeline for the listed actions.

The General Plan is a living document and the City’s priorities will evolve through the life of this Plan, and therefore changes and updates will need to be made to the Implementation Plan. Annually, as required by State Law and the Municipal Code, the Community Development Department will submit a report to the City Council on the status of the General Plan and its implementation. The Implementation Plan will also be a tool to assist with annual City Council goal setting and will be updated to align with Council goals and priorities each year.

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STRIVE SAN MATEO GENERAL PLAN 2040 IMPLEMENTATION PLAN

FORMAT OF THE IMPLEMENTATION PLAN TABLE

IMPLEMENTATION TIMELINE AND RESOURCES

FILTERING FUNCTION

STATUS COLUMN

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GOAL AND ACTION TEXT ASSOCIATED POLICY(S) LEAD DEPARTMENT PRIORITY IMPLEMENTATION STATUS COMMENTS GOAL LU-1 Plan carefully for balanced growth that provides ample housing that is affordable at all levels and job opportunities for all community members; maximizes efficient use of infrastructure; limits adverse impacts to the environment; and improves social, economic, environmental, and health equity Action LU 1.10 Review of New Development. Track actual growth of both new housing units and net new nonresidential floor area annually, and review every two to three years. Use this information to monitor nonresidential floor area and housing units in San Mateo and to adjust this General Plan, infrastructure plans, and circulation plans, as necessary, if actual growth is exceeding projections. When approved nonresidential development reaches half of the anticipated development, evaluate the citywide jobs-housing balance.

LU 1.2 Community Development RO Continuous
Staff continuously tracks nonresidential development and housing units by affordability levels for all major planning applications. This data will be used in the coming years to determine if City plans need to be adjusted or if the city-wide job- housing balance needs to be re-evaluated.

GOAL LU-2 Balance well-designed development with thoughtful preservation.

Action LU 2.5 Community Benefits Dashboard. Create an online public portal that highlights the community benefits derived from new development projects, such as payment of in-lieu fees, contribution to the childcare fund, contribution to the public art fund, and other benefits to improve and standardize communication about new development projects and their benefits.

LU 2.3 Community Development S
RO Not Started
Action LU 3.18 Permitted Uses. Re-evaluate the types of commercial uses that are permitted and that require a special-use permit in all commercial districts to ensure requirements are forward looking and aligned with current economic needs and trends.

LU 3.2 Community Development S Not Started
Action LU 3.19 Major Institutions/Special Facilities. Work with relevant agencies and organizations to support the long-term viability of major institutions and special facilities that provide important recreational, educational, or medical services, such as the San Mateo County Events Center, College of San Mateo, San Mateo County Hospital, Mills Health Center, and Peninsula Golf and Country Club. Require a Specific Plan and/or Master Plan to guide reuse or redevelopment of institutions and special facilities when appropriate.

LU 3.17 Community Development M Not Started
GOAL LU-4 Maintain downtown San Mateo as the economic, cultural, and social center of the community.

Action LU 4.4 Downtown Area Plan. Update the Downtown Area Plan to support and strengthen the Downtown as a vibrant and active commercial, cultural, entertainment, and community gathering district. The updated Downtown Area Plan shall align with the General Plan, integrate recommendations from other concurrent City efforts, focus growth and intensity in proximity to the Caltrain station, encourage superblock concepts or approaches and allow parklets, update parking standards and parking management strategies, allow for increased housing units and density, and support high-quality, pedestrian-oriented design and architecture.

LU 1.3
LU 4.1
LU 4.2
LU 4.3
Community Development
Public Works
S Not Started
Action LU 4.5 Downtown Special Events. Sponsor and support Downtown activities and events that brings Downtown to life, attracts residents and visitors, promotes local businesses, creates inclusive community gatherings, and provides information to residents about City initiatives and services.

LU 3.8
LU 4.1
LU 4.2
LU 4.3
City Manager's Office
Parks and Recreation R Continuous
The Downtown San Mateo Association, San Mateo Area Chamber of Commerce, and Downtown business owners continously collaborate to coordinate and plan special events.

Action LU 5.3 El Camino Real Corridor Plan. Prepare a Corridor Plan for El Camino Real that assembles existing planning documents for the corridor into a single comprehensive plan that implements the El Camino Real policies in General Plan 2040.

LU 2.2
LU 5.1
LU 5.2
Community Development M Not Started
GOAL LU-6 Promote transit-oriented development around the Hillsdale Caltrain station.

Action LU 6.3 Hillsdale Station Area Plan. Update the Hillsdale Station Area Plan to foster higher density residential, office and mixed-use, transit-oriented development that connects to neighborhoods to the east and west, improves bicycle and pedestrian connectivity west of the station, and increases park and open space areas.

LU 6.1
LU 6.2
Community Development
Public Works
S Not Started
Action LU 7.2 Bridgepointe Area Plan. Update and consolidate the Bridgepointe Master Plan and Mariner’s Island Specific Plan into one planning document to guide redevelopment of the Bridgepointe Shopping Center and the surrounding properties into a mixed-use neighborhood that maintains its regional retail component while developing a diverse range of housing types, including affordable housing; new parks and recreational facilities; community gathering places; ample facilities to support transit, bicycling, and walking; and a range of businesses and services. The plan shall include safe access for pedestrians, cyclists, and transit riders from Bridgepoint to the City’s transit corridors, such as Caltrain and El Camino Real.

LU 7.1 Community Development M Not Started
Action LU 7.3 Bel Mateo Area Plan. Prepare a Specific Plan or Master Plan to guide redevelopment of the Bel Mateo area into a mixed-use neighborhood with a diverse range of neighborhoodserving commercial uses and amenities; new market- rate and affordable housing; ample facilities to support bicycling and walking; and publicly accessible park and open space areas.

LU 7.1 Community Development M Not Started
Action LU 8.2 Collaborations for Community Health. Develop intentional, strategic, and mutually beneficial relationships with organizations engaged in improving health and well-being, reducing environmental health disparities, expanding access to affordable quality healthcare and mental healthcare, and mitigating negative environmental health hazards.

Encourage greater emphasis on expanding or improving health services, including mental health services, in equity priority communities.

LU 8.1
PSF 8.1
PSF 8.2
PSF 8.3
PSF 8.4
PSF 8.5
Community Development M Not Started
GOAL LU-3 Provide a wide range of land uses, including housing, parks, open space, recreation, retail, commercial services, office, and industrial to adequately meet the full spectrum of needs in the community.

GOAL LU-8 Support the equitable health and well-being of all neighborhoods in San Mateo and all members of the San Mateo community by improving conditions in equity priority communities.

GOAL LU-7 Support the transition of shopping areas designated for new uses into vibrant districts with a range of housing, shopping, services, and jobs.

GOAL LU-5 Promote residential and mixed land uses along El Camino Real to strengthen its role as both a local and regional corridor.

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Action LU 8.3 Health Disparities. Coordinate with the San Mateo County Public Health Department to promote healthier communities through education, prevention, intervention programs, and other activities that address the health disparities and inequities that exist in San Mateo.

LU 8.1 City Manager’s Office M Not Started
The City partners with the County Executuve's Office to address an array of inequity and disparity issues at quaterly meetings, and calls upon County Public Health when guidance is needed to share community news about matters impacting public health specifically. More work will be done in partnership with other County agencies including, but not limited to, Public Heath, as the City explores programs to increase healthy lifestyle options in its equity priority neighborhoods.

Action LU 8.4 City Investment. Use funds from the park impact fee and other sources to invest in programs and public improvements that connect residents with opportunities to increase their physical activity and improve their physical and mental health, especially in equity priority communities with higher risk of negative public health outcomes. Identify new funding sources for programs and public improvements, if needed.

LU 8.1
LU 8.7 Parks and Recreation IP Continuous
Playground renovations and Central Park and East Hillsdale underway; Emergency repairs for pools at the King Center and Joinville Park; Planned Equipment replacement at playgrounds across the city
Action LU 8.8 Streetscape and Safety Improvements. Work with residents in equity priority communities to identify sidewalk, lighting, landscaping, and roadway improvements needed to improve routes to parks, schools, recreation facilities, and other destinations within the community. Prioritize investments that address health disparities in equity priority communities in the annual Capital Improvement Program.

LU 8.1
LU 8.7 Public Works IP
S In Progress
The City invests funding from the Community Development Block Grant (CDBG) program into capital projects which are located within equity priority areas. The City is working on finalizing the North Central Complete Streets Plan (NCCSP), which is a complete streets plan developed in coordination with the community focusing on the North Central Area, which is an equity priority area.

Action LU 8.9 Equity Priority Community Mapping. Regularly update the map identifying equity priority communities with data from CalEnviroScreen or other sources, including information from community members. LU 8.1 Community Development RO Not Started The equity priority community maps are current as of 2024. The City will review and evaluate the criteria and thresholds, as well as consider infortmation from community members, in the coming years to ensure the maps remain up to date.

Action LU 8.10 Equity Priority Communities Plan. Prepare a plan for the equity priority communities that addresses the needs of each community, including health, safety, and improved circulation with community input. The plan shall seek to ensure the streets in each community are measurably safe, include ADA accessibility, and have adequate on-street parking. Changes included in the plan shall be developed and enacted with the expressed purpose of improving health, safety, and welfare of the members of each community.

LU 8.1 Public Works
IP
S
M
In Progress
The City is working on finalizing the North Central Complete Streets Plan (NCCSP), which is a complete streets plan developed in coordination with the community focusing on the North Central Area, which is an equity priority area.

Action LU 8.11 City Services. Work with residents in equity priority communities to improve services provided by the City or other partners related to safety, sanitation, and security in these neighborhoods. LU 8.1 Public Works Police Department R In Progress
The Police Department has implemented Project Guardian, Business Watch, and is working to expand Neighborhood Watch. The City invests funding from the Community Development Block Grant (CDBG) program into capital projects which are located within equity priority areas, and include safety improvement projects (such as the 3rd and Norfolk Intersection Safety Improvements Project). The City provides numerous sanitation-related efforts in our equity priority neighborhood areas, including the following:
- Ongoing litter cleanup events in collaboration with the College Park Ambassadors - Annual Bayfront and Earth Day Cleanup Events, as well as as-needed cleanups at San Mateo Creek
- Daily monitoring of illegal dumping areas, with camera locations installed at hot spots based on seven years of illegal dumping calls
- Biannual Special Cleanup Events for mattresses and ewaste.

Action LU 8.12 Neighborhood Beautification. Support and promote neighborhood clean-up and beautification initiatives in equity priority communities, including street tree planting and maintenance, through partnerships with neighborhood organizations.

CD 3.5 Parks and Recreation R Continuous The City maintained 770 park and street trees as beautification efforts and regularly has litter cleanup events in collaboration with the College Park Ambassadors.

Action LU 8.15 Healthy Food Access. Support the work of San Mateo County Health and other local partners to: • Continue and expand the ability to use the Electronic Benefit Transfer (EBT) program at farmers’ markets and other sources of healthy food. • Implement programs to encourage markets and convenience stores to stock fresh produce and other healthy foods. • Encourage restaurants to enlist restaurants in the CalFresh Restaurant Meals Program, which allows people at a high risk of chronic hunger to use CalFresh benefits to buy prepared meals at participating restaurants. • Continue to provide and expand the subsidized senior lunch program at the San Mateo Senior Center and the Congregate Nutrition Program at the King Center Community Center
LU 8.14 City Manager’s Office
Parks and Recreation R Continuous
The City continues to provide the subsized lunch program at the San Mateo Senior Center and Congregate Nutrition Program at the King Community Center. City has yet to explore other actions.

Action LU 8.16 Urban Agriculture. Develop City regulations that encourage urban agriculture, community gardens, and farm stands, as appropriate
LU 8.13
LU 8.14 Community Development S Not Started Urban agriculture uses are expected to be evaluated as part of comprehensive update to the Zoning Code, which is anticipated to begin in 2025.

GOAL LU-9 Include everyone in community development decisions for a shared, sustainable future Action LU 9.5 Community Partners. Work with community-based organizations and community partners to engage members of equity priority communities in planning and policy decisions.

LU 9.1
LU 9.2
Community Development
City Manager’s Office
S
R In Progress
Outreach campaign targeted at underserved communities is nearly complete.

Information will be used to inform City Council Strategic Planning effort, which will inform future City Council goal setting sessions.

Action LU 9.6 Community Surveys. Periodically conduct statistically reliable community surveys, representative of the demographics of the population, to gauge community service needs, policy preferences, and effective communication methods.

LU 9.1
LU 9.2 City Manager’s Office S
R Continuous
San Mateo conducts a community survey every two years, with the most recent being due in Fall 2024. This cycle was launched slightly behind schedule and went live February 2025.

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Action LU 9.7 Communications Strategy. Develop a communications strategy that outlines goals and tactics to engage a broad cross-section of the community. • Prepare public notices and other materials in the predominant language(s) spoken in the community and provide interpretation services at meetings as needed. • Make public notices and other important documents available in print at local libraries, community centers, or other gathering places. • Use culturally appropriate approaches. • When possible, schedule and locate meetings to be convenient for community members to attend. • Use the City’s website, social media, and other communication channels to share information about how community members can participate in public meetings. • Gather data to understand the economic, gender, age, and racial diversity of the affected population before designing communication approaches aimed at reaching the affected population. • Provide notification and outreach for development projects using clear and easy-tounderstand language to ensure all stakeholders and interested community members understand and have the ability to engage in the development LU 9.1
LU 9.2 City Manager’s Office R Continuous
The City has utilized several outreach tools, such as digital and print versions, in different languages to target the languages known to be most prevalent in the community and to reach a diverse array of age groups, socioeconomic groups, and ability levels.

Action LU 10.4 Climate Action Plan Implementation. Implement the greenhouse gas reduction strategies to meet the City’s Climate Action Plan emission-reduction goals. C 1.1 City Manager’s Office R Continuous Staff implements greenhouse gas reduction strategies to meet the City's Climate Action Plan goals. Submission of the CAP Checklist is required of all large development projects in the City.

Action LU 10.5 Climate Action Plan Monitoring. Monitor and report progress on the implementation of the City’s Climate Action Plan on an annual basis. Regularly review new opportunities and approaches to reduce emissions consistent with the Climate Action Plan’s goals.

C 1.1 City Manager’s Office RO Continuous Staff updates the Council annually of progress made on CAP initiatives. All CAP Progress Updates are posted online at www.cityofsanmateo.org/3962 Action LU 10.6 Greenhouse Gas Inventory. Every five years, prepare an updated greenhouse gas emissions inventory consistent with the Climate Action Plan. C 1.1 City Manager’s Office RO Not Started The City has GHG inventory data for 2019. Staff anticipates prioritizing a GHG inventory for 2025 to measure CAP implementation progress.

Action LU 10.7 Engage the Public in the Climate Action Plan. Provide public information to educate residents and businesses on the Climate Action Plan and to spark behavioral changes in individual energy and water consumption, transportation mode choices, and waste reduction.

LU 9.1
LU 9.2 City Manager’s Office R Continuous
Staff hosts events and provides information through the City's social media channels, website and newsletters to share sustainability-related programs and opportunities.

Action LU 10.8 Building Decarbonization. Evaluate and adopt reach codes and other policies to decarbonize the building stock. LU 10.2 City Manager’s Office RO Continuous
The City continues to implement the 2022 Reach Codes, which becme effective on January 1, 2023. Building decarbonization outreach was initiated in 2024 and will continue in 2025.

Action LU 10.9 Resilience of Critical Facilities and Public Infrastructure. Identify critical facilities and public infrastructure in areas vulnerable to climate change hazards, and work to site, design, and upgrade these facilities with consideration for future increases in severity that may occur over the anticipated life of the development. In cases where facilities cannot be sustainably maintained, evaluate the costs and benefits of relocation. Where facilities can be safely sited for the near term, but future impacts are likely, prepare an adaptive management plan detailing steps for maintenance, retrofitting, and/or relocation.

S 1.3
S 3.3 City Manager’s Office R
L In Progress
In January 2024, the City applied for grant funding through the California Department of Transportation (Caltrans) Sustainable Transportation Planning Grant Program for the development of Climate Adaptation Plan for Sea Level Rise.

In July 2024, the City received a conditional award letter from Caltrans and in September 2024, City Council adopted a resolution identifying approval authority in compliance with grant program requirements.

Action LU 10.10 Clean Fuel Infrastructure. Support efforts to build electric vehicle charging stations and clean fuel stations in San Mateo, including hydrogen and sustainably sourced biofuels, as supported by market conditions. PSF 4.1 City Manager’s Office R Continuous In 2024, Kiku Public Parking Garage opend with 27 Level 2 charging ports.

GOAL LU-11 Cultivate a diverse, thriving, inclusive, and green economy.

Action LU 11.9 Quality Local Jobs. Develop programs to retain and attract businesses that provide a living wage, offer health insurance benefits, and match the diverse range of education and skills of San Mateo residents.

LU 11.1
LU 11.2 City Manager’s Office M In Progress
Staff regularly meets with businesses to assess their local employment needs and helps new businesses connect with job training programs like NOVA Works for support.

Action LU 11.10 Small Business Support. Help small businesses stay and grow by offering tools and support, such as multilingual outreach, assistance accessing free educational services and financing opportunities, connecting with the Chamber of Commerce and Downtown San Mateo Association, and assistance understanding City requirements and preparing for code compliance
LU 11.1 City Manager’s Office M
R In Progress
Staff hosts workshops in collaboration with the Chamber of Commerce, Downtown San Mateo Association, SAMCEDA, SCORE, and SBDC to educate small businesses on securing loans, maximizing business value, and staying up to date with local codes.

In 2024, the City launched its Age-friendly Business Pilot Program.

Action LU 11.11 Commercial Displacement. Provide proactive support to local businesses affected by construction and redevelopment by communicating with business owners well in advance of construction and assisting in identifying potential locations for temporary relocation. Encourage and support the retention of existing businesses in new or renovated spaces that are a part of redevelopment projects.

LU 11.1 City Manager’s Office S
R In Progress In 2024, staff initaited quarterly broker meetings to help facilitate broker conversations to better understand the market trends and businesses needs.

Action LU 11.12 First Source Hiring. Explore the feasibility of establishing a First Source Hiring Program that encourages developers and contractors to make best efforts to hire new employees, workers, and subcontractors that are based in San Mateo County, and to partner with organizations that offer job training programs, such as the San Mateo County Community College District and San Mateo Union High School District.

LU 11.3
LU 11.6
LU 11.7
City Manager’s Office M Not Started
Action LU 11.13 Living Wage Incentives. Maintain provisions in the Affordable Housing Commercial Linkage Fee that offer fee reductions to developers who voluntarily enter into Area Standard Wage Participation Agreements with the City. LU 11.3 Community Development IP Not Started The current Linkage Fee ordinance includes this provision, and it will be maintained as part of future updates/amendments.

Action LU 12.3 Fiscal Neutrality. Study the feasibility and potential impacts of adopting a Fiscal Neutrality Policy that would require new development to offset any difference between future tax revenue and the cost of City services to that development. The policy should also consider the City’s goals to provide for a diverse range of housing that is affordable to all members of the community
LU 3.1
LU 12.1
LU 12.2
Finance L
Action LU 15.3 Annual General Plan Progress Report. Submit an Annual Progress Report on the status of the General Plan implementation to the City Council and to the Office of Planning and Research by April 1 of each year, per Government Code Section 65400. The Annual Progress Report should also include population projection information. -- Community Development R In Progress The Community Development Department will provide annual updates to City Council, and submit the Progress Report to the State.

Action LU 15.4 Specific Plans and Master Plans. Review all adopted Specific Plans and Master Plans and determine if updates are needed for consistency with this General Plan or if any out-of date plans should be retired. LU 15.2 Community Development S In Progress Staff is in the progress of reviewing all specific and master plans and has so far determined that updates are needed for the Downtown Area Plan, Mariner's Island Specific Plan, and the El Camino Real Master Plan.

GOAL LU-15 Ensure that the City’s General Plan is consistent with State law, legally adequate, and up to date GOAL LU-12 Create financial stability for the City by maintaining its ability to pay for public improvements, core infrastructure, and essential services.

GOAL LU-10 Make San Mateo strong and resilient by acting to significantly reduce greenhouse gas emissions and adapt to a changing climate.

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GOAL AND ACTION TEXT ASSOCIATED POLICY(S) IMPLEMEN LEAD DEPARTMENT PRIORITY NOTES GOAL CD-5 Preserve historic and culturally important resources to maintain San Mateo’s special identity and continuity with the past.

Action CD 5.8 Historic Preservation Ordinance. Update the City’s Historic Preservation Ordinance to create a framework for the designation of historic resources and districts, establish review and permitting procedures for historic alterations, demolitions or relocations, be consistent with federal and State standards and guidelines, and align with the other goals and policies outlined in this Element.

CD 5.2
CD 5.3
CD 5.5
CD 5.7
LU 4.3
In Progress Community Development S On January 21, 2025, City Council approved funding from the Advance Planning Fund for the update of the City's historic policies and procedures, including an update to the City's Historic Preservation Ordinance. Community Development and the selected consultant continue to work together to update the City’s Historic Preservation Ordinance.

Action CD 5.9 Historic Resources Context Statements. Prepare a citywide historic context statement to guide future historic resource survey efforts to identify individually eligible resources and historic districts. If a neighborhood is identified as a historic district, prepare a more detailed historic context statement for that individual neighborhood.

CD 5.2 In Progress Community Development S
On January 21, 2025, City Council approved funding from the Advance Planning Fund for the update of the City's historic policies and procedures, including an update to the City's Historic Preservation Ordinance. Community Development and the selected consultant continue to work together to update the City’s Historic Preservation Ordinance.

GOAL CD-7 Balance the growth and evolution of residential neighborhoods with the need to maintain and enhance their existing characteristics and physical qualities through the appropriate design of new development Action CD 7.7 Objective Design Standards. Implement the City’s objective design standards to ensure that new multifamily and mixed-use projects with a residential component meet required standards and streamline the development review process.

CD 7.1
Continuous
Community Development R
GOAL S-3 Protect the community from unreasonable risk to life and property caused by flood hazards and sea level rise.

Action S 3.7 Climate Change Adaptation Plan. Assess sea level rise and precipitation projections using the best-available climate change science, identify the extent of areas vulnerable to sea level rise and flooding in the city, consider OneShoreline recommendations for levels of protection, and develop a Climate Change Adaptation Plan that sets a comprehensive strategy and includes planning and design standards for climate risk protection. Use this plan to evaluate development applications to ensure projects are protected from sea level rise and flood hazards over the life of the project and to assess public infrastructure needs for adequate protection.

S 3.2
S 1.1
S 1.15
In Progress
City Managers Office
Public Works
Community Development
IP
In January 2024, the City applied for grant funding through the California Department of Transportation (Caltrans) Sustainable Transportation Planning Grant Program for the development of Climate Adaptation Plan for Sea Level Rise. In July 2024, the City received a conditional award letter from Caltrans and in September 2024, City Council adopted a resolution identifying approval authority incompliance with grant program requirements.

Action S 3.17 Flood Risk Mapping Data. Regularly update mapping data pertaining to the 100-year and 500-year floodplains, dams, and levee failure as information becomes available.

S 1.1
S 3.1 ContinuousPublic Works R
On November 18, 2024, after the completion of the North Shoreview Flood Improvement Project, the Federal Emergency Management Agency (FEMA) formally revised Flood Insurance Rate Maps (FIRM) for the North Shoreview and North Central neighborhoods. The City will continue to ensure its internal tools are reference the latest floodplain and inundation maps that are available. For the 100-year and 500-year floodplains, the City uses the information published by FEMA.

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Housing Successor Annual Report 2023-2024

CITY OF SAN MATEO

HOUSING SUCCESSOR ANNUAL REPORT
LOW- AND MODERATE-INCOME HOUSING ASSET FUND 255
FISCAL YEAR 2023-2024

This Housing Successor Annual Report (Report) for the Fund 255 Low- and Moderate-Income Housing Asset Fund (LMIHAF) has been prepared pursuant to California Health and Safety Code Section 34176.1(f). The purpose of this Report is to provide the governing body of the Housing Successor an annual report on the housing assets and activities of the City of San Mateo acting as the Housing Successor of the former Redevelopment Agency of the City of San Mateo under Part 1.85, Division 24 of the California Health and Safety Code, in particular sections 34176 and 34176.1 (the Dissolution Law) for the fiscal year July 1, 20223 to June 30, 2024.

The following Report conforms with Sections 1 through 11, of Section 34176.1(f) of the Dissolution Law:

1) Amount Deposited into LMIHAF: Total amount of funds deposited into the LMIHAF during the Fiscal Year.

Any amounts deposited for items listed on the Recognized Obligation Payment Schedule (ROPS) must be distinguished from the other amounts deposited. Also, loan repayments received to meet former obligations to the Supplemental Educational Revenue Augmentation Fund (SERAF) are listed separately.

Amount Deposited in LMIHAF
Interest Earnings 109,628
Misc Revenue -
Loan Repayment Principal 53,222
Loan Repayment Interest 301,593
Sub total Revenues 464,443
Deposits Received for the Payment of ROPS Enforceable Obligations N/A SERAF Repayments N/A
Total LMIHAF Deposits 7/1/22 to 6/30/23 464,443

2) Ending Balance of LMIHAF: Statement of the balance in the LMIHAF as of the close of the Fiscal Year. Any amounts deposited for items listed on the ROPS must be distinguished from the other amounts deposited.

Fund Balance
Fund Balance 6/30/23 5,135,204
Funds Reserved for ROPS Obligations N/A
Funds Reserved for Executed Housing Commitments 2,560,924 Unrestricted Fund Balance 6/30/23 2,574,280

3) Statutory Value of Assets Owned by Housing Successor: The statutory value of real property owned by the Housing Successor, the value of loans and grants receivables, and the sum of these two amounts.

Under the Dissolution Law and for purposes of this Report, the “statutory value of real property” means the
value of properties formerly held by the former redevelopment agency prior to 2/1/2012 as listed on the housing asset transfer schedule approved by the Department of Finance (DOF) and the purchase price of properties purchased by the Housing Successor after 2/1/2012.

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Housing Successor Annual Report 2023-2024

Assets
Value of Real Property 87,120
Value of Loans and Grants Receivable 25,816,531
Statutory Value of Housing Assets 25,903,651

4) Description of Expenditures from LMIHAF: Description of the expenditures made from the LMIHAF during the Fiscal Year by category. Also describe any loan repayments of former RDA to City in accordance with Section 34191.4 (b)(3)9A)

Expenditures
Monitoring/Preserving Existing Affordable Housing /Administration* 40,748 Homeless Prevention/Rapid Rehousing 0
Affordable Housing Development 0
Total LMIHAF Expenditures 7/1/2022 to 6/30/2023 40,748

Cap on Administration Expenditures
(2% of Statutory Value of Assets or $223,400 whichever is greater) 518,073

*Administrative expenses are well below the cap of $518,073.

5) Description of Transfers: Description of transfers, if any, to another housing successor agency made in previous fiscal year(s), including whether the funds are unencumbered and the status of projects, if any, for which the transferred LMIHAF will be used.

The Housing Successor did not make any LMIHAF transfers to other housing successor(s) under Section 34176.1(c)(2) during the Fiscal Year.

6) Project Descriptions: Description of any project for which the Housing Successor receives or holds property tax revenue pursuant to the ROPS and the status of that project.

The Housing Successor has no further ROPS obligations or funds held.

7) Description of Outstanding Obligations under Section 33413: Describes the outstanding inclusionary and replacement housing obligations, if any, under Section 33413 that remained outstanding prior to dissolution of the former redevelopment agency as of February 1, 2012, along with the Housing Successor’s progress in meeting those prior obligations, if any, of the former redevelopment agency and how the Housing Successor plans to meet unmet obligations, if any.

There are no unmet inclusionary or replacement housing obligations from the former redevelopment agency.

8) Properties Acquired: The following provides a status update on the project(s) for properties that have been acquired by the Housing Successor using LMIHAF on or after February 1, 2012:

No properties have been acquired by the Housing Successor after February 1, 2012.

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Housing Successor Annual Report 2023-2024
9) Income Targeting: Description of LMIHAF expenditures by income restriction for a five-year period, with the time period beginning January 1, 2014. Cumulative thresholds must be met every five years starting in 2019.

Development of housing funded by the LMIHAF must be affordable to and occupied by households earning 80% or less of the Area Median Income (AMI) per 34176.1 (a)(3). • A minimum of 30% of the funds must be expended on the housing development for households earning 30% or less of AMI.
• A maximum of 20% of the funds may be expended on housing development for households earning between 60-80% of AMI.

Five Year Income Targeting for LMIHAF Expenditures
Five Year Period 30% AMI 31-60% AMI 61-80% AMI Total
7/1/19 to 6/30/20 0 0 0 0
7/1/20 to 6/30/21 0 0 0 0

7/1/21 to 6/30/22 35 0 0 35
7/1/22 to 6/30/23 0 0 0 0
7/1/23 to 6/30/24 0 0 0 0
Total 35 0 0 35
% of Total 35% 0% 0% 100%
Minimum Required % 30%
Maximum Allowed % 20%

• Senior Housing: Percentage of deed-restricted senior rental housing units assisted individually or jointly by the Housing Successor, its former Redevelopment Agency, and its host jurisdiction within the previous 10 years in relation to the aggregate number of units of all deed-restricted rental housing assisted within the same time period cannot exceed 50%.

Senior Housing Assisted by City of San Mateo RDA or LMIHAF No of Senior Rental Units Assisted July 2011 to June 2023 0 No of Total Rental Units Assisted July 2011 to June 2023 237 Senior Housing Percentage 0%

• Excess Surplus: This section provides the amount of excess surplus in the LMIHAF, if any, the length of time that the Housing Successor has had excess surplus, and the Housing Successor’s plan for eliminating the excess surplus.

Excess Surplus is defined in Section 34176.1(d) as an unencumbered amount in the account that exceeds the greater of one million dollars ($1,000,000) or the aggregate amount deposited into the account during the Housing Successor’s preceding four fiscal years, whichever is greater.

Excess Surplus
LMIHAF Deposits 7/1/2019- 6/30/2020 527,741
LMIHAF Deposits 7/1/2020 - 6/30/2021 545,103
LMIHAF Deposits 7/1/2021 – 6/30/2022 346,455

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Housing Successor Annual Report 2023-2024
LMIHAF Deposits 7/1/2022 – 6/30/2023 339,193
LMIHAF Deposits 7/1/2023 – 6/30/2024 464,443
Total Deposits 2,222,935

Greater of $1,000,000 or previous four Fiscal Years Deposits 2,222,935 Available Unencumbered Balance 6/30/24 2,574,280
Excess Surplus 351,345

As of 6/30/24 there is an Excess Surplus of $351,345. The City is working to commit these unencumbered funds to a qualifying affordable housing project in the coming Fiscal Year.

• Inventory of Homeownership Units: Number of ownership units assisted with LMIHAF with covenants, the number of those lost to portfolio and the reason, and the amount of funds returned to fund as a result. Identify if an outside agency is contracted to manage ownership portfolio.

Ownership Units
Number of Units 74
Number of Units Lost to Portfolio 0
Reason: Affordability restriction expired, units were sold to open market
Funds returned to LMIHAF 0

Housing Successor did not contract out management of ownership units to outside entity.

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Housing Element and
General Plan
Annual Progress
Reports
Community Development Department
March 17, 2025
City Council Meeting

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Contributing Staff
Housing Element APR
Steve Golden
Principal Planner
Steven Peck
Assistant Planner
Rachel Horst
Housing Manager
Jennifer Mora
Housing Specialist
General Plan APR
Somer Smith
Senior Planner
Simin Zakavand
Associate Planner

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Background on Annual Progress Reports
• Government Code Sections 65400 and 65700 require local planning agencies to submit an Annual Progress Report (APR) on the status of their General Plan and Housing Element
• Health and Safety Code Section 34176.1(f) requires local jurisdictions to submit an annual Housing Successor Agency Report

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Background on Annual Progress Reports
• 2023-2031 Housing Element
• Adopted on May 20, 2024
• 6th RHNA cycle
• 2nd year of reporting for APR
• San Mateo General Plan 2040
• Adopted on March 18, 2024
• 1st year of reporting for APR

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Housing Element: RHNA Breakdown
Affordability
Levels
6th Cycle
RHNA
Allocation
Projection
Period
(6/30/22-
1/30/23)
2023 2024 Total Units
(all years)
Total
Remaining
RHNA by
Income Level
Very Low 1,777 1 24 20 45 1,732
Low 1,023 13 24 20 57 966
Moderate 1,175 25 20 20 65 1,110
Above
Moderate
3,040 10 24 107 141 2,899
TOTAL 7,015 49 92 167 308 6,707
RHNA = Regional Housing Needs Allocation

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Housing Element: RHNA Breakdown
• Major projects that began construction in 2024
• Peninsula Heights – 67 units (290 total units; 29 affordable) • 477 9th Ave – 120 units (12 affordable) – started March 2025 • Major projects that were completed in 2024
• Kiku Crossing – 225 units, 100% affordable
• 303 Baldwin – 64 units (6 affordable)
• 3069 East Kyne (Bay Meadows - Res 6 Block) – 54 units (5 affordable)

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Housing Element: ADUs
• ADU Activity in 2024
• 84 ADU applications submitted
• 64 ADU permits issued
• 7 discretionary ADU applications processed
• 78% of ADU permits issued located in
High/Highest Resource areas of San Mateo
• ADU Ordinance updates targeted for adoption
in 2025
• ADU affordability survey to be required for
permit submittal

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Housing Element: SB 9
• Since 2022, five SB 9 applications
have been submitted
• Three are ministerial
• Two are discretionary
• In 2024, two SB 9 applications were
deemed complete
• Of the two, one required discretionary
review and was appealed to the
Planning Commission
SB 9 Project
Types
TOTAL
Urban Lot Split
(ULS)
1 Two-Unit
Development
(TUD)
1 ULS + TUD 3

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Housing Element: Future (pipeline) projects
Project Name Proposed
# of Units
Hillsdale Mall Redev. 1,392
Concar Passage 869
715 N. San Mateo Dr 181
668 E 3rd Ave 125
1650 S Amphlet Blvd 256
1218 Monte Diablo 75
230 S El Camino Real 28
TOTAL 2,926
SB 330 Preliminary Applications PAs under Review Approved PAs Project Name Proposed
# of Units
Fish Market 260
Bespoke 71
Block 20 72
222 S. Fremont St 50
228-231 State St 10
328 Tilton Ave 4
TOTAL 467
Project Name Proposed
# of Units
Hayward Park Station 191
Block 21 111
Hillsdale Terraces 68
1919 O’Farrell St 49
616 S. B St (Nazareth Vista) 48
1 Hayward Ave 18
222 E. 4th Ave (Draeger’s) 10
TOTAL 495

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Progress on Goals, Policies, & Programs in 2024
• Measure T (Policy H.1.20)
• Streamlined Housing Application
Review Process (Policy H1.6)
• Minimum Residential Densities in
Mixed-Use Developments with a
Residential Component (Policy H1.9)
• Family-Sized Residential Units (Policy
H.1.5)
• Tenant Protections/Anti-Displacement
(Policies H3.4, H3.6, and H5.4.1)
• Zoning Code Amendments (several
Policies)

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2024 General Plan APR

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Background on General Plan 2040
• Eight Elements
• Three Themes
• Environmental Justice
• Sustainability
• Community Engagement
• Equity Priority Communities
• Climate Change & Sea Level Rise

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• Ballot Measure T (LU 1, LU 1.3 and LU 1.9)
• Seven SB 330 Preliminary Applications
• 2,926 units (544 BMR units)
• Climate Change Adaptation Plan for Sea Level Rise
(LU 10.9 and S 3.7)
• 3rd Ave & S Norfolk St Intersection Safety
Improvements Project (LU 8.8 and LU 8.11)
• North Central Complete Streets Plan (LU 8.8 and
LU 8.10)
Notable Progress on Implementation in 2024

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Thank You
Steve Golden
Principal Planner
[email protected]
Rachel Horst
Housing Manager
[email protected]

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CITY OF SAN MATEO
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CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 12 Section Name: PUBLIC HEARING Account Number: 25-3112 File ID: 25-9651 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: March 17, 2025
SUBJECT:

General Plan 2040 Land Use Map Amendments - Adoption
RECOMMENDATION:

Adopt a Resolution amending the General Plan land use designation at 1770 S. Amphlett Blvd. and adopt a Resolution amending the General Plan land use designations at 12 specified locations, where both Resolutions will amend the General Plan 2040 Land Use Map.

BACKGROUND:

On March 18, 2024, the City Council adopted Strive San Mateo General Plan 2040 (General Plan 2040). General Plan 2040 consists of eight Elements and associated maps, which provide the foundation for future growth, change, and preservation in San Mateo. The Land Use Element sets the allowed land uses, heights, densities, and intensities (floor area ratio) for all parcels in the City. General Plan Table LU-1 Land Use Designations summarizes this information and is included as Attachment 3. The General Plan Land Use Map, Figure LU-1, acts as a visual representation of the land use designations detailed in the Land Use Element and is included as Attachment 4. During the General Plan 2040 adoption hearings and at a subsequent public meeting on implementation, the City Council, staff, and individual landowners identified 13 sites across the city where land use designations were either inconsistent with the existing and/or surrounding land uses, or required revisions to align with City Council direction on General Plan 2040. The 13 sites with recommended land use designation amendments are described in Table 1 below.

Pursuant to Government Code Section 65354 and San Mateo Municipal Code Section 27.06.040(b), the Planning Commission must provide a recommendation to the City Council at a public hearing, prior to Council action on amending the General Plan. On January 28, 2025, the Planning Commission held a public hearing to consider the land use map amendments. Following public comments and deliberation, the Commission voted unanimously to recommend that the City Council to adopt a Resolution to amend the General Plan 2040 Land Use Map at the 13 specified locations. The Resolutions with findings to support the City Council’s decision are included as Attachments 1 and 2.

DISCUSSION:

Land Use Map Amendments
During the City Council adoption hearings in 2024, Council identified two sites: 1) the office buildings at 66 and 160 Bovet Rd. and 2) the former Marriott hotel site at 1770 S. Amphlett Blvd., as opportunities to redesignate to the Mixed-Use High land use designation to increase flexibility and housing production potential. Because these changes were not previously discussed at the Planning Commission recommendation hearing, they were not incorporated into the General Plan adoption, and direction was provided to bring the amendments back to the Planning Commission for consideration. Since General Plan adoption in March 2024, 11 additional locations throughout the city have been identified where updated land use designations would better align with existing uses and/or the surrounding context. The locations of the sites that are recommended to be amended are listed in Table 1 below, with maps of each site included in Exhibit A of Attachment

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1 and Exhibit A of Attachment 2.

Table 1 - Proposed Amendments to the General Plan Land Use Map Site No. Location/Address Current Land Use Recommended Land Use Basis for Recommendation 1 831 Monte Diablo Ave. Residential Very Low
(1 to 3 stories, up to 9
du/ac)

Quasi-Public
(1 to 3 stories, up to 20
du/ac)
Align with existing religious
institutional ownership and
use.
2 50 Mounds Road Residential Low II,
(2 to 4 stories, 20 to 35
du/ac)
Residential Very Low
(1 to 3 stories, up to 9
du/ac)
Residential Medium I
(3 to 5 stories, 36 to 50
du/ac)
Align with the existing density
of the multi-family use that is
developed on this location.
3 111 St. Matthews Ave. Office Medium
(2 to 4 stories, up to 50
du/ac, 3.0 FAR)
Residential Medium I
(3 to 5 stories, 36 to 50
du/ac)
Align with the existing multi-
family use that is developed
at this location.
4 Address Range:
20 – 40 W. 3rd Ave.

Residential Medium II
(4 to 6 stories, 51 to 99
du/ac)
Residential High
(5 to 8 stories, 100 to 130
du/ac)
Align with existing 12-story
multi-family building that is
developed at this location.
5 55 W 5th Ave. Residential Medium I
(3 to 5 stories, 36 to 50
du/ac)
Residential High
(5 to 8 stories, 100 to 130
du/ac)
Align with existing 16-story
multi-family building that is
developed at this location.
6 Address Range:
606 – 800 S. B St.

Residential Medium II
(4 to 6 stories, 51 to 99
du/ac)
Mixed-Use Medium II
(4 to 6 stories, 51 to 99
du/ac)
Align with existing mix of
commercial and multi-family
uses that are developed on
these parcels; and to align
with the mixed-use land use
designations on the east side
of B St.
7 Arbor Rose Condominiums
Address Ranges:
101 – 303 and 701 – 1003
N. Hummingbird Ln.
401 – 506 and 1101 –
1206 S. Hummingbird Ln.
1117 – 1131 Sunnybrae
Blvd.
1001 – 1033 S. Idaho St.
1106 and 1110 10th Ave.

Regional Commercial
(1 to 3 stories, up to 50
du/ac, 1.5 FAR)
Residential Low II
(2-4 stories, 20-35 du/acre)
Align with existing multi-
family townhome and single-
family uses that are
developed at this location.
8 1050 S. Amphlett Blvd. Regional Commercial
(1 to 3 stories, up to 50
du/ac, 1.5 FAR)
Service Commercial/Light
Industrial
(1-3 stories, 1.0 FAR)
Align with adjacent Service
Commercial/Light Industrial
land uses along this section of
Amphlett Blvd.
9 1495 S. El Camino Real Mixed-Use Medium I
(3 to 5 stories, 15 to 50
du/ac)
Mixed-Use Medium II
(4 to 6 stories, 51 to 99
du/ac)
Align with adjacent Mixed-
Use Medium II land use
designations along this
section of El Camino Real.
10 Office Buildings at
66 and 160 Bovet Rd.

Office Medium
(2 to 4 stories, up to 50
du/ac, 2.0 FAR)
Mixed-Use High
(5 to 8 stories, 100 to 130
du/ac, 4.5 FAR)
City Council direction to
consider this land use
designation change.

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Site No. Location/Address Current Land Use Recommended Land Use Basis for Recommendation 11 Address Range:
1711 - 1745 S. El Camino
Real
Residential Medium II
(4 to 6 stories, 51 to 99
du/ac)
Mixed-Use Medium II
(4 to 6 stories, 51 to 99
du/ac)
Align with existing
commercial uses that are
developed on this group of
sites.
12 1770 S. Amphlett Blvd.
(Marriott site)
Regional Commercial
(1 to 3 stories, up to 50
du/ac, 1.5 FAR)
Mixed-Use High
(5 to 8 stories, 100 to 130
du/ac, 4.5 FAR)
City Council direction to
consider this land use
designation to allow for a
wider range of uses in
response to the closure of the
hotel use.
13 3130 La Selva St. Neighborhood
Commercial
(1-3 stories, up to 19
du/ac, 1.0 FAR)
Regional Commercial
(1-3 stories, up to 50 du/ac,

1.5 FAR)
Align with existing use and
adjacent
Regional Commercial land
uses.

For Site No. 12 (1770 S. Amphlett Blvd.), a Council member has a financial interest that is within 500 feet of the location.

Therefore, staff has prepared a separate Resolution to amend the land use designation of this property. The Council should first vote on amending the subject parcel where one Council member will be recused. Then the entire Council may vote on the remaining amendments to the Land Use Map.

Measure T Consistency
At the time of adoption, General Plan 2040 included land use designations that exceeded the height, density, and intensity limits set by Measure Y, which was approved by voters on November 3, 2020. While Measure Y was in effect, any conflicts between these limits and the General Plan defaulted to Measure Y, restricting full implementation of the Land Use Element. Following extensive community outreach, on July 15, 2024, the City Council voted to place Measure T on the November 5, 2024, ballot. Measure T proposed repealing Measure Y, such that its limits within the ten General Plan Study Areas would be repealed (but largely retained elsewhere) to enable the implementation of the General Plan's Land Use Map. Voters approved Measure T, which became effective on December 19, 2024, 10 days after the City Council certified the election results.

Measure T includes a provision allowing land use changes for eight sites listed in Table 1 above (Site Nos. 1, 2, 4, 5, 9, 10, 12, and 13) to be processed without voter approval if the proposed land uses align with those recommended in the ballot measure. These recommendations were chosen to reflect existing or surrounding land uses, or to implement City Council direction from the General Plan adoption hearing on March 18, 2024. However, Measure T requires these amendments, along with any future General Plan Land Use Map amendments, to undergo public hearings before the Planning Commission and City Council in compliance with state and local laws (Government Code Section 653534 and San Mateo Municipal Code Section 27.06.040(b)). The land use designations of these eight sites align with the recommended designations in Measure T, and the land use designations for the remaining five sites listed in Table 1 (Site Nos. 3, 6, 7, 8, and 11) do not result in an increase in density, intensity or FAR, consistent with Measure T. The proposed land use map amendments for all 13 sites are being processed as required by state and local laws, and are consistent with the General Plan’s Land Use Element.

Consistency with State Law – No Net Loss Requirement
The proposed General Plan Land Use Map amendments are consistent with state laws relating to No Net Loss requirement. The No Net Loss requirement, as implemented under the Housing Crisis Act (California Government Code Section 66300), prohibits a city from “enacting a development policy, standard, or condition with respect to land where housing is an allowable use that would change the General Plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing General Plan land use designation, specific plan land use designation, or zoning district in effect at the time of the proposed change unless the city concurrently changes the development standards, policies, and conditions applicable to

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other parcels within the jurisdiction to ensure that there is no net loss in residential capacity.” Of the 13 sites identified above, the Arbor Rose Condominiums (Site No. 7) and the adjacent vacant parcel at 1050 S.

Amphlett Boulevard (Site No. 8) are the only sites with recommended land use designations that would decrease the residential density. These changes would shift the designations of both sites from Regional Commercial (up to 50 du/ac) to Residential Low II (20-35 du/ac) to align with existing residential uses, and to Service Commercial/Light Industrial, where housing is a prohibited use, to match the service commercial/light industrial uses that exist along this section of S.

Amphlett Boulevard. These two land use map changes would result in a reduction of 77 units of density capacity. The proposed changes in land use designations on the remaining 11 sites, however, would result in an increase of 1,751 units of density capacity. Because of the net increase of 1,674 units of capacity, the land use designation changes at these two locations would not affect the City’s overall residential development capacity pursuant to the Housing Crisis Act.

Interim Implementation
Through the adoption of General Plan 2040, new land use designations have been established with increased densities, heights, floor area ratios, and uses that do not align with current zoning districts and their associated development standards. Updates to the Zoning Code to align with the newly created land use designations through a comprehensive update will commence later this year and are expected to take up to two years to complete. In the interim, any development standards for parcels with land use designations that do not align with their current zoning district or that lack a corresponding zoning district (e.g., Quasi-Public) will default to the General Plan. While the underlying zoning will remain in effect until updated, any development standards that are inconsistent with the heights, densities, intensities and uses contained Table LU-1 of the Land Use Element would be superseded. An interim Zoning Code amendment to clarify that any inconsistencies between the Zoning Ordinance and the General Plan shall defer to General Plan 2040 went before the Planning Commission on February 11, 2025, and is scheduled for a public hearing with the City Council at this meeting, under a separate agenda report.

BUDGET IMPACT:

General Plan maintenance and periodic amendments are accounted for within the Community Development Department’s current operating budget from the Advanced Planning Fund. This work does not have any impact on the City’s General Fund.

NOTICE PROVIDED
All meeting noticing requirements were met. Pursuant to Senate Bill 18 (SB 18), notice of the proposed General Plan Land Use Map amendments was mailed to Native American tribal consultants and no comments were received. A public hearing notice, pursuant to Government Code Sections 65090 and 65091, was published in the San Mateo Daily Journal, and posted at three public locations within the City. Mail and/or email notices were provided to the owners and tenants of all properties at the 13 locations that would be affected by the amendments, and to the Department’s general notification list and General Plan interested parties list. Information about the public hearing was also shared through the City’s e-newsletters.

ENVIRONMENTAL DETERMINATION:

The program Environmental Impact Report (EIR) for Strive San Mateo General Plan 2040 (program EIR) analyzed changes to the environment that would result from implementing the land use designations of the plan through 2040. The Final EIR was certified by the City Council on March 18, 2024, and filed with the State Clearinghouse (SCH No. 2022010160).

Pursuant to CEQA Guidelines Subsection 15168(c), the amendments can be approved as being within the scope of the program EIR. The proposed land use changes are consistent with the type of allowable land uses, overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure as described and evaluated in the EIR. The increase in development capacity (1,674 units) resulting from the proposed General Plan amendments are within the build-out analysis that was evaluated in the General Plan 2040 EIR. Therefore, no new environmental document is required.

Thus, in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15162, the proposed General

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Plan Land Use Map Amendments are exempt from further environmental review because the City, as “Lead Agency”, has determined that they will not result in any substantial changes to General Plan 2040 or circumstances under which the program EIR was undertaken and no new information has come to light that would require major revisions of the EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

ATTACHMENTS
Att 1 – Draft Resolution for 1770 S. Amphlett Blvd.

Exhibit A – Proposed Land Use Map Amendment for 1770 S. Amphlett Blvd.

Att 2 – Draft Resolution
Exhibit A – Proposed Land Use Map Amendment
Att 3 – Land Use Element Table LU-1 - Land Use Designations Att 4 – General Plan 2040 Land Use Designations

STAFF CONTACT
Somer Smith, AICP, Senior Planner
[email protected]
(650) 522-7214

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CITY OF SAN MATEO
RESOLUTION NO. ____ (2025)
A
DOPTING AN AMENDMENT TO THE SAN MATEO GENERAL PLAN 2040 LAND USE MAP FOR 1770 S.

AMPHLETT BLVD.

WH
EREAS, on March 18, 2024, at a duly no�ced public hearing, the City Council adopted Strive San Mateo General Plan 2040 (General Plan) with Resolu�on No. 25 (2024), as a comprehensive update to General Plan 2030; and
WH
EREAS, on March 18, 2024, at a duly no�ced public hearing, the City Council cer�fied the City of San Mateo’s General Plan’s EIR and adopted the Significant Impacts and Mi�ga�ons Measures Findings and Alterna�ves Findings, and Statement of Overriding Considera�ons with Resolu�on No. 26 (2024); and W
HEREAS, the State Housing Element Law (Government Code Sec�on 65580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period of 2023-2031 to accommodate the City of San Mateo (City) regional housing need alloca�on (RHNA) of 7,015 housing units; and W
HEREAS, the Environmental Impact Report (EIR) for the San Mateo General Plan 2040 analyzed new residen�al development of up to 19,764 new housing units and growth around the City through 2040; and WH
EREAS, on March 18, 2024, at a duly no�ced public hearing, the City Council directed staff to schedule a public hearing with the Planning Commission to consider amendments to the land use designa�on of two sites, including 1770 S. Amphlet Blvd., that were not previously considered during the Planning Commission recommenda�on hearings on the General Plan; and
W
HEREAS, 1770 S. Amphlet Blvd. has an exis�ng land use designa�on of Regional Commercial and the City Council directed staff to consider the Mixed-Use High land use designa�on to allow for a wider range of uses in response to the closure of the exis�ng hotel use.

WH
EREAS, upon General Plan adop�on, height, density, and intensity limits were governed by Measure Y , which the voters approved on November 3, 2020, and which General Plan 2040 incorporated by reference, with any instances between the two defaul�ng to the limits of Measure Y; and W
HEREAS, on July 15, 2024, the City Council placed Measure T on the November 5, 2024, ballot, with the measure proposing to repeal Measure Y in its en�rety but keep similar limits in place outside of the ten General Plan Study Areas, the net effect of which was to allow the limits set by Measure Y to be exceeded within the Study Areas, as specified in General Plan 2040; and
W
HEREAS, on November 5, 2024, voters approved Measure T , which became effec�ve on December 19, 2024, and allowed for full implementa�on of the General Plan Land Use Map; and W
HEREAS, since the March 18, 2024, General Plan adop�on hearing, the City has iden�fied 11 sites that need amendments to their land use designa�ons due to inconsistencies with the exis�ng and/or surrounding uses, while s�ll remaining consistent with Measure T; and WH
EREAS, the No Net Loss requirement, as implemented under the Housing Crisis Act (California Government Code Sec�on 66300), prohibits a city from enac�ng a development policy, standard, or condi�on with respect to residen�ally designated parcels unless the city concurrently changes the development standards, policies, and condi�ons applicable to other parcels within the jurisdic�on to ensure that there is no net loss in residen�al capacity; and

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W
HEREAS, the proposed General Plan Land Use Map amendments would reduce the residen�al capacity of two (2) sites by 77 units, and increase the residen�al capacity of 11 sites by 1,751 units, resul�ng in a net increase of 1,674 units and no net loss of housing capacity in the City; and WHEREAS, on January 28, 2025, the Planning Commission conducted a duly no�ced public hearing to take public tes�mony and consider the amendments to the General Plan 2040 Land Use Map and all documents and exhibits, the agenda report and all atachments, and oral and writen public comments. The Planning Commission recommended amendments to the General Plan Land Use Map Figure LU-I for 1770 S. Amphlet Blvd. as outlined in Exhibit A.

N

OW , THEREFORE BE IT RESOLVED, THAT THE COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA HEREBY finds and determines that, based on substan�al evidence in the record:

1. The City Council has read and considered the amendment to the Strive San Mateo General Plan 2040 Land Use Map for 1770 S. Amphlet Blvd. and all of the documenta�on comprising the foregoing, as presented to the City Council concurrent with this Resolu�on, and finds that General Plan 2040, which is incorporated herein and made apart hereof as though fully set forth, is consistent with the r
equirements of State law, specifically Government Code Sec�on 65300 et seq.

2. The City Council, pursuant to California Environmental Quality Act (CEQA) Guidelines Sec�ons 15168(c) and 15162, approves the amendment as being within the scope of the EIR because the proposed land use change is consistent with the type of allowable land uses, overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure as described and evaluated in the EIR; and exempt the General Plan Land Use Map amendment from further e
nvironmental review because the City, as “Lead Agency,” has determined that it will not result in any substan�al changes to General Plan 2040 or circumstances under which the program was undertaken and no new informa�on has come to light that would require major revisions of the EIR due to the i
nvolvement of new significant environmental effects or a substan�al increase in the severity of previously iden�fied significant effects.

3. The City Council adopts this resolu�on to update General Plan Land Use Map Figure LU-I for 1770 S.

Amphlet Blvd. with the amendment outlined in Exhibit A, atached hereto and incorporated by reference, to provide for a land use designa�on of Mixed-Use High to allow for a wider range of uses in response to the closure of the hotel use, based on City Council direc�on from the March 18, 2024, General Plan adop�on hearing.

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Exhibit A

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CITY OF SAN MATEO
RESOLUTION NO. ____ (2025)

ADOPTING AMENDMENTS TO THE SAN MATEO GENERAL PLAN 2040 LAND USE MAP

WHEREAS, on March 18, 2024, at a duly no�ced public hearing, the City Council adopted Strive San Mateo General Plan 2040 (General Plan) with Resolu�on No. 25 (2024), as a comprehensive update to General Plan 2030; and

WHEREAS, on March 18, 2024, at a duly no�ced public hearing, the City Council cer�fied the City of San Mateo’s General Plan’s EIR and adopted the Significant Impacts and Mi�ga�ons Measures Findings and Alterna�ves Findings, and Statement of Overriding Considera�ons with Resolu�on No. 26 (2024); and

WHEREAS, the State Housing Element Law (Government Code Sec�on 65580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period of 2023-2031 to accommodate the City of San Mateo (City) regional housing need alloca�on (RHNA) of 7,015 housing units; and

WHEREAS, the Environmental Impact Report (EIR) for the San Mateo General Plan 2040 analyzed new residen�al development of up to 19,764 new housing units and growth around the City through 2040; and

WHEREAS, on March 18, 2024, at a duly no�ced public hearing, the City Council directed staff to schedule a public hearing for the Planning Commission to consider amendments to the land use designa�on of two sites that were not previously considered during the Planning Commission recommenda�on hearings on the General Plan; and

WHEREAS, upon General Plan adop�on, height, density, and intensity limits were governed by Measure Y , which the voters approved on November 3, 2020, and which General Plan 2040 incorporated by reference, with any instances between the two defaul�ng to the limits of Measure Y; and

WHEREAS, on July 15, 2024, the City Council placed Measure T on the November 5, 2024, ballot, with the measure proposing to repeal Measure Y in its en�rety but keep similar limits in place outside of the ten General Plan Study Areas, the net effect of which was to allow the limits set by Measure Y to be exceeded within the Study Areas, as specified in General Plan 2040; and

WHEREAS, on November 5, 2024, voters approved Measure T , which became effec�ve on December 19, 2024, and allowed for full implementa�on of the General Plan Land Use Map; and

WHEREAS, since the March 18, 2024, General Plan adop�on hearing, the City has iden�fied 11 addi�onal sites that need amendments to their land use designa�ons due to inconsistencies with the exis�ng and/or surrounding uses, while s�ll remaining consistent with Measure T; and

WHEREAS, the No Net Loss requirement, as implemented under the Housing Crisis Act (California Government Code Sec�on 66300), prohibits a city from enac�ng a development policy, standard, or condi�on with respect to residen�ally designated parcels unless the city concurrently changes the development standards, policies, and condi�ons applicable to other parcels within the jurisdic�on to ensure that there is no net loss in residen�al capacity; and

WHEREAS, the proposed General Plan Land Use Map amendments would reduce the residen�al capacity of two (2) sites by 77 units, and increase the residen�al capacity of 11 sites by 1,751 units, resul�ng in a net increase of 1,674 units and no net loss of housing capacity in the City; and

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WHEREAS, on January 28, 2025, the Planning Commission conducted a duly no�ced public hearing to take public tes�mony and consider the amendments to the General Plan 2040 Land Use Map and all documents and exhibits, the agenda report and all atachments, and oral and writen public comments. The Planning Commission recommended amendments to the General Plan Land Use Map Figure LU-I as outlined in Exhibit A.

NOW , THEREFORE BE IT RESOLVED, THAT THE COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA HEREBY finds and determines that, based on substan�al evidence in the record:

1. The City Council has read and considered the amendments to the Strive San Mateo General Plan 2040 Land Use Map and all of the documenta�on comprising the foregoing, as presented to the City Council concurrent with this Resolu�on, and finds that General Plan 2040, which is incorporated herein and made apart hereof as though fully set forth, is consistent with the requirements of State law, specifically Government Code Sec�on 65300 et seq.

2. The City Council, pursuant to California Environmental Quality Act (CEQA) Guidelines Sec�ons 15168(c) and 15162, approves the amendments as being within the scope of the EIR because the proposed land use changes are consistent with the type of allowable land uses, overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure as described and evaluated in the EIR; and exempt the General Plan Land Use Map amendments from further environmental review because the City, as “Lead Agency,” has determined that they will not result in any substan�al changes to General Plan 2040 or circumstances under which the program was undertaken and no new informa�on has come to light that would require major revisions of the EIR due to the involvement of new significant environmental effects or a substan�al increase in the severity of previously iden�fied significant effects.

3. This resolu�on to update General Plan Land Use Map Figure LU-I with the amendments outlined in Exhibit A, atached hereto and incorporated by reference, to provide for land use designa�ons that would beter align with exis�ng uses and/or the surrounding context, based on City Council direc�on from the March 18, 2024, General Plan adop�on hearing, is approved.

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Exhibit A
Site No. Location/Address Current Land Use Recommended Land Use Basis for Recommendation 1 831 Monte Diablo Ave.

Residential Very Low
(1 to 3 stories, up to 9
du/ac)

Quasi-Public
(1 to 3 stories, up to 20 du/ac)
Align with existing religious
institutional ownership and
use.
2 50 Mounds Road Residential Low II,
(2 to 4 stories, 20 to 35
du/ac)
Residential Very Low
(1 to 3 stories, up to 9
du/ac)
Residential Medium I
(3 to 5 stories, 36 to 50 du/ac)
Align with the existing density
of the multi-family use that is
developed on this location.
3 111 St. Matthews Ave.

Office Medium
(2 to 4 stories, up to 50
du/ac, 3.0 FAR)
Residential Medium I
(3 to 5 stories, 36 to 50 du/ac)
Align with the existing multi-
family use that is developed at
this location.
4 Address Range:
20 – 40 W. 3rd Ave.

Residential Medium II
(4 to 6 stories, 51 to 99
du/ac)
Residential High
(5 to 8 stories, 100 to 130
du/ac)
Align with existing 12-story
multi-family building that is
developed at this location.
5 55 W 5th Ave. Residential Medium I
(3 to 5 stories, 36 to 50
du/ac)
Residential High
(5 to 8 stories, 100 to 130
du/ac)
Align with existing 16-story
multi-family building that is
developed at this location.
6 Address Range:
606 – 800 S. B St.

Residential Medium II
(4 to 6 stories, 51 to 99
du/ac)
Mixed-Use Medium II
(4 to 6 stories, 51 to 99 du/ac)
Align with existing mix of
commercial and multi-family
uses that are developed on
these parcels; and to align
with the mixed-use land use
designations on the east side
of B St.

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Site No. Location/Address Current Land Use Recommended Land Use Basis for Recommendation 7 Arbor Rose Condominiums
Address Ranges:
101 – 303 and 701 – 1003 N.

Hummingbird Ln.
401 – 506 and 1101 – 1206 S.

Hummingbird Ln.
1117 – 1131 Sunnybrae Blvd.
1001 – 1033 S. Idaho St.
1106 and 1110 10th Ave.

Regional Commercial
(1 to 3 stories, up to 50
du/ac, 1.5 FAR)
Residential Low II
(2-4 stories, 20-35 du/acre)
Align with existing multi-family
townhome and single-family
uses that are developed at this
location.
8 1050 S. Amphlett Blvd. Regional Commercial
(1 to 3 stories, up to 50
du/ac, 1.5 FAR)
Service Commercial/Light
Industrial
(1-3 stories, 1.0 FAR)
Align with adjacent Service
Commercial/Light Industrial
land uses along this section of
Amphlett Blvd.
9 1495 S. El Camino Real Mixed-Use Medium I
(3 to 5 stories, 15 to 50
du/ac)
Mixed-Use Medium II
(4 to 6 stories, 51 to 99 du/ac)
Align with adjacent Mixed-Use
Medium II land use
designations along this section
of El Camino Real.
10 Office Buildings at
66 and 160 Bovet Rd.

Office Medium
(2 to 4 stories, up to 50
du/ac, 2.0 FAR)
Mixed-Use High
(5 to 8 stories, 100 to 130
du/ac, 4.5 FAR)
City Council direction to
consider this land use
designation change.
11 Address Range:
1711 - 1745 S. El Camino Real
Residential Medium II
(4 to 6 stories, 51 to 99
du/ac)
Mixed-Use Medium II
(4 to 6 stories, 51 to 99 du/ac)
Align with existing commercial
uses that are developed on
this group of sites.
12 3130 La Selva St. Neighborhood Commercial
(1-3 stories, up to 19 du/ac,

1.0 FAR)
Regional Commercial
(1-3 stories, up to 50 du/ac,

1.5 FAR)
Align with existing use and
adjacent Regional Commercial
land uses.

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City of San Mateo
City Council Meeting

POST PACKET

PUBLIC COMMENT

As of March 17, 2025, at 4:00 PM

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1 Somer Smith
From: Somer Smith
Sent: Monday, January 27, 2025 9:01 AM
To: Thomas Morgan II
Subject: RE: Questions Land Use Map Amendments
Hi Thomas,

I was forwarded your email below about the General Plan Land Use Map Amendments. Please give me a call when you have a chance. I’d like to walk through your comments to make sure I am understanding everything correctly.

Thanks,
Somer

S
omer Smith, AICP (She/Her)
Senior Planner
650-522-7214

From: Thomas Morgan II
Sent: Friday, January 24, 2025 12:09 PM
To: Planning <[email protected]>
Subject: Questions Land Use Map Amendments

Good Morning

I live at Arbor Rose, so sites 9 and 10 (per the table, appear to be 7 and 8 on the map) are of interest. I would prefer an FAR be added to the Arbor Rose site. There seems to be more height allowed but units per acre seem to decrease (seems like lower FAR?). While the townhomes are likely to remain unchanged I am curious what might happen to the single family homes along S Idaho? In addition, I think the City should revisit developments with mixed housing types ad

In general to all the sites is the City legally allowed to lower FAR and # of units per acre?

Decreasing either feels like a takings and would cause the landowners to want to bring legal action against the City.

While I am unhappy with what is going on at 1055 S Amphlett I do not see how FAR can go from 1.5 to 1.0.

When the owner of 1055 Amphlett brought a proposal, the planning commissioners recommended adjusting the utility easement so a building could be placed closer to Amphlett versus the Townhomes. I think this is the appropriate time to incorporate that change and hope this is part of the proposal.

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2 Second, while more housing is needed I would want to ensure minimum housing requirements in mixed use projects are resolved before we increase densities and land uses in San Mateo. If the increase occurs before the housing requirements I would view the minimum housing requirement as a takings.

Imagine how that would look in the Daily Journal of a project being approved with 100% office because densities were approved before housing requirements and the City was unable to enforce the wishes of the community.

Thank you,

Thomas Morgan

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General Plan 2040 Land Use
Map Amendments
City Council Public Hearing
March 17, 2025
Somer Smith, AICP , Senior Planner
Community Development Department

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AGENDA
2 1770 S. Amphlett Blvd.
• Background/ Project Description
• Regulatory Compliance
• Recommendations
12 Remaining Sites
• Background
• Project Description
• Regulatory Compliance
• Recommendations

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BACKGROUND & PROJECT DESCRIPTION
1770 S. AMPHLETT BLVD.
3 • General Plan 2040 adopted on March 18,
2024
• 1770 S. Amphlett Blvd.
• Former Marriott Hotel Site
• Existing Land Use
• Regional Commercial
(1 to 3 stories, up to 50 du/ac, 1.5 FAR)
• Proposed Land Use
• Mixed-Use High
(5 to 8 stories, 100 to 130 du/ac, 4.5 FAR)

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REGULATORY COMPLIANCE
4 Measure T
• Included provision specifying land use change for this site • Requires the change to undergo Planning Commission and City Council public hearings No Net Loss of Housing
• Max increase of 822 units of capacity
Exempt from CEQA pursuant to CEQA Guidelines Subsection 15168(c) and Section 15162 Noticing Requirement
• All meeting noticing requirements were met
• 1 public comment in general support

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RECOMMENDATION
5 Adopt a Resolution amending the General Plan land use designation at 1770 S. Amphlett Blvd.

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BACKGROUND ON 12 SITES
6 • Strive San Mateo General Plan 2040 (General Plan 2040) Adopted on March 18, 2024
• 12 sites identified for updates to land use designations • 1 Site identified by City Council (Site 10)
• 11 sites identified by property owners and staff

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PROJECT

DESCRIPTION
12 sites identified for
updates to land use
designations
• Site 10 identified by City
Council
• 11 sites identified by property
owners and staff
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8 Site No. Location/Address Current Land Use Recommended Land Use 1 831 Monte Diablo Ave. Residential Very Low
(1 to 3 stories, up to 9 du/ac)
Quasi-Public
(1 to 3 stories, up to 20 du/ac)
2 50 Mounds Road Residential Low II,
(2 to 4 stories, 20 to 35 du/ac)
Residential Very Low
(1 to 3 stories, up to 9 du/ac)
Residential Medium I
(3 to 5 stories, 36 to 50 du/ac)
3 111 St. Matthews Ave. Office Medium
(2 to 4 stories, up to 50 du/ac, 3.0 FAR)
Residential Medium I
(3 to 5 stories, 36 to 50 du/ac)
4 20 – 40 W. 3rd Ave. Residential Medium II
(4 to 6 stories, 51 to 99 du/ac)
Residential High
(5 to 8 stories, 100 to 130 du/ac)
5 55 W 5th Ave. Residential Medium I
(3 to 5 stories, 36 to 50 du/ac)
Residential High
(5 to 8 stories, 100 to 130 du/ac)
6 606 – 800 S. B St. Residential Medium II
(4 to 6 stories, 51 to 99 du/ac)
Mixed-Use Medium II
(4 to 6 stories, 51 to 99 du/ac)
7 Arbor Rose Condominiums Regional Commercial
(1 to 3 stories, up to 50 du/ac, 1.5 FAR)
Residential Low II
(2-4 stories, 20-35 du/acre)
8 1050 S. Amphlett Blvd. Regional Commercial
(1 to 3 stories, up to 50 du/ac, 1.5 FAR)
Service Commercial/Light Industrial
(1-3 stories, 1.0 FAR)
9 1495 S. El Camino Real Mixed-Use Medium I
(3 to 5 stories, 15 to 50 du/ac)
Mixed-Use Medium II
(4 to 6 stories, 51 to 99 du/ac)
10 Office Buildings at
66 and 160 Bovet Rd.

Office Medium
(2 to 4 stories, up to 50 du/ac, 2.0 FAR)
Mixed-Use High
(5 to 8 stories, 100 to 130 du/ac, 4.5 FAR)
11 1711 - 1745 S. El Camino Real Residential Medium II
(4 to 6 stories, 51 to 99 du/ac)
Mixed-Use Medium II
(4 to 6 stories, 51 to 99 du/ac)
12 3130 La Selva St. Neighborhood Commercial
(1-3 stories, up to 19 du/ac, 1.0 FAR)
Regional Commercial
(1-3 stories, up to 50 du/ac, 1.5 FAR)

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REGULATORY COMPLIANCE
9 Measure T
• Included provision specifying land use changes for 7 of the sites (Site Nos. 1,2,4,5,9, 10, &12) • Requires the 7 sites and any future General Plan Land Use Map amendments to undergo Planning Commission and City Council public hearings
No Net Loss of Housing
• Max net increase of 852 units of capacity
Exempt from CEQA pursuant to CEQA Guidelines Subsection 15168(c) and Section 15162

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REGULATORY COMPLIANCE
10 Statutory Noticing Requirement
• Noticed mailed to Native American Tribal Consultants (Senate Bill 18) • Notices Mailed/emailed to owners and tenants of the 12 locations, CDD’s general notification list, and General Plan interested parties list; published in the San Mateo Daily Journal, Planning Division “What’s Happening” webpage, and to City’s e-newsletters; and posted at three public locations within the City. • 2 public comments
• Reduced density at the Arbor Rose Condominiums
• In support of amendments

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PLANNING COMMISSION PUBLIC HEARING
11 • Public Hearing held on January 28, 2025
• Recommended to the City Council adoption of a Resolution to amend the General Plan land use designations at 12 specified locations.

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RECOMMENDATION
12 Adopt a Resolution amending the General Plan
land use designations at the 12 specified
locations.

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13 BACKUP SLIDES

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14 Site 1
831 Monte Diablo Ave.

Site 2
50 Mounds Rd.

Site 3
111 St. Matthews Ave.

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15 Site 4
20 – 40 W. 3rd Ave.

Site 5
55 W 5th Ave.

Site 6
606 – 800 S. B St.

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16 Site 7
Arbor Rose Condominiums
101 – 303 and 701 – 1003 N.

Hummingbird Ln.
401 – 506 and 1101 – 1206 S.

Hummingbird Ln.
1117 – 1131 Sunnybrae Blvd.
1001 – 1033 S. Idaho St.
1106 and 1110 10th Ave.

Site 8
1050 S. Amphlett Blvd.

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17 Site 9
1495 S. El Camino Real
Site 10
66 and 160 Bovet Rd.

Site 11
1711 - 1745 S. El Camino Real

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18 Site 12
3130 La Selva St.

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19 1770 S. Amphlett Blvd.

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CITY OF SAN MATEO
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CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 13 Section Name: PUBLIC HEARING Account Number: 25-3112 File ID: 25-9687 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: March 17, 2025
SUBJECT:

Housing Element and General Plan Ballot Measure T Implementation – Zoning Code Amendments – Ordinance Introductions
RECOMMENDATION:

Introduce two Ordinances that amend the San Mateo Municipal Code Title 27, Zoning to: 1) implement various programs and policies established in San Mateo’s 2023-2031 Housing Element, and 2) implement General Plan 2040 Ballot Measure T, approved by voters on November 5, 2024; and find that the Ordinances are exempt from further environmental review pursuant to California Environmental Quality Act (CEQA) Section 15183 (Projects Consistent With a Community Plan, General Plan, or Zoning).

BACKGROUND:
2023-2031 Housing Element
San Mateo’s 2023-2031 Housing Element provides a plan to accommodate the City’s Regional Housing Needs Allocation (RHNA) of 7,015 new housing units, support the production of housing at all income levels and affirmatively further fair housing for the Sixth Housing Element Cycle. The City Council adopted the 2023-2031 Housing Element on May 20, 2024, and it was subsequently certified by the State Housing and Community Development Department (HCD) on July 23, 2024.

Since 1969, California has required that all local governments (cities and counties) adequately plan to meet the housing needs of their community. Local governments meet this requirement by adopting housing elements, which are updated every eight years. The Housing Element is a "chapter" of a city’s General Plan, which is also required by State law.

However, it is the only element of the General Plan subject to State requirements for content, and it must be certified by HCD. State funding programs for transportation, infrastructure, and housing often require or consider a local jurisdiction’s compliance with housing element law. In addition, non-compliant housing element requirements and targets could potentially affect a local jurisdiction’s ability to impose local zoning and land use controls over housing development and receive certain types of State funding and grants.

The Housing Element includes five overall goals to support compliance with state law and to achieve the City’s RHNA – Supporting Production, Preservation, Protection, Promotion, and Affirmatively Furthering Fair Housing. To achieve these goals during this Housing Cycle, the Housing Element includes 53 policies with 150 implementation actions. Numerous Housing Element policies and programs require Zoning Code amendments. For practical and efficiency purposes, staff has bundled a number of these updates into the first phase of Zoning Code Amendments. These include many revisions that are prescribed in detail within an implementation action item and/or are mandated by State Law. In summary, the first proposed Ordinance (Attachment 1) includes the following:
•Allows residential uses as a permitted use in commercial districts (C1, C2, and C3) and office districts (E1 and E2) (Policy H1.7).

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•Adds a definition for single room occupancy (SRO) and amends the Zoning Code to allow SROs in the R4 District (will also apply to R5, R6 and Downtown Districts with an R overlay) (Policy H1.7) •Eliminates the need for special use permits for multiple-family housing in mixed-use zoning districts (Policy H1.7) •Removes Chapter 27.17 Manufactured Homes and simplifies development standards for manufactured homes on a permanent foundation to be the same as single-family homes (Policy H1.7) •Removes any prohibitions of accessory dwelling units (ADUs) in zoning districts as a permitted use per state law (Policy H1.7)
•Adds new zoning code terms and definitions related to housing and updates existing definitions to add clarity and be consistent with state law. (Policies H1.7, H1.13, H1.14, H1.15, H1.16, and H3.7) •Amends the Zoning Code to allow group homes and residential care facilities for people with special needs in all residential zones and only subject to those objective standards that apply to other residential uses of the same type in the same zone in conformance with state law. (Policy 1.13) •Amends the Zoning Code to define and allow farmworker housing within the Agricultural District consistent with state law (Policy H1.16)
•Modifies the emergency shelter definition and adds development standards to the definition. Adds new terms and definitions for supportive housing and low-barrier navigation centers. Allows for emergency shelters, supportive housing, and low-barrier navigation centers in certain zoning districts per state law and/or staff recommendation. (Policy 3.7)
Additional Housing Element policies and programs that require Zoning Code amendments will be brought forward as soon as possible, in the first half of this year, include:
•Update the inclusionary housing policy to include alternative compliance options to the City’s current onsite inclusionary unit development (Policy H1.3)
•Evaluate setting minimum densities in mixed-use zoning districts (Policy H1.9) •Evaluate setting a minimum percentage of family-sized units in new housing development (Policy H 1.5) Additional amendments warrant deeper policy discussions and community outreach, and will be addressed as part of the City’s Comprehensive Zoning Code Update to implement General Plan 2040 that will get started later this year:
•Update Zoning Code standards to support housing production including excluding covered parking and other elements as needed from Floor Area Ratio (FAR) calculation for housing projects with affordable units (Policy H1.7) •Amend the Zoning Code to reduce off-street parking requirements for residential units and make recommendations to reduce or eliminate any other parking related requirements identified as a constraint. (Policy H1.7)
•Evaluate options for Zoning Code amendments that support the production of small-scale residential projects (Missing Middle Housing). (Policy H1.12)
•Update the City’s Accessory Dwelling Unit Ordinance to address HCD comments and align with current State law. (Policy H1.4)
The Implementation Plan of the Housing Element, which was presented to the City Council at a study session on June 3, 2024, contains timelines that required the City to complete some proposed Zoning Code amendments in 2024. These timelines were part of the City’s January 2023 adopted Housing Element, which needed multiple updates before it was eventually certified by HCD in July 2024, more than 18 months after these timelines were established. City staff also needed to receive the certified November 2024 election results on Measure T (see additional information below) to incorporate density provisions in the Implementation Plan.

Notably, the City did take action in July 2024 to streamline housing application review (Policy H 1.6) by eliminating the pre- application requirement for housing projects and eliminating third party design review for housing projects that meet objective design standards. That same month, the City amended the Zoning Code to establish a By-Right designation for housing sites reused from prior Housing Elements for housing projects that propose a minimum of 20 percent affordable

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units (Policy H1.10). Zoning for these sites must be at least 30 units/acre to meet default density requirements for lower- income households per Gov. Code Section 65583.2(c). Even before then, in November 2023, the City amended the Zoning Code to allow residential projects with up to 25 units to be approved administratively and adopted Objective Design Standards (ODS) for residential projects and mixed-use projects with a residential component (Policy H1.6). Overall, staff started work on all policies and actions with a 2024 timeline as soon as adoption and certification occurred, and much of the work was completed by the end of the year. But, due to time constraints and the fall election, completion of some of these efforts will be happening in the first half of 2025.

General Plan 2040
General Plan 2040 was adopted by the City Council on March 18, 2024, and included some land use designations that exceed the City’s voter-approved height and density limits (Measure Y). While Measure Y was in effect, any conflicts between these limits and the General Plan defaulted to Measure Y, restricting full implementation of the Land Use Element. Following extensive community outreach, on July 15, 2024, the City Council voted to place Measure T on the November 5, 2024 ballot. Measure T proposed repealing Measure Y, such that its limits within the ten General Plan Study Areas would be repealed (but largely retained elsewhere) to enable the full implementation of the General Plan's Land Use Map. Voters approved Measure T, which became effective on December 19, 2024, 10 days after the City Council certified the election results. In addition to supporting implementation of General Plan 2040, approval of Measure T added approximately 10,000 units of housing capacity to the Housing Element’s Sites Inventory, which was a key objective identified by HCD when it certified the City’s Housing Element (Policy H 1.20).

The passage of Measure T increased the capacity of the Sites Inventory in the Housing Element from 10,286 units (over and above the RHNA allocation of 7,015 units) to approximately 20,000 units and further expanded development capacity within the City by roughly an additional 10,000 units. General Plan 2040 planned for an additional housing capacity of 19,760 units to be added through 2040. Even prior to the passage of Measure T, the City has demonstrated a strong track record of supporting housing developments, such as Kiku Crossing, a recently completed development with 225 affordable units, Peninsula Heights on Campus Drive, currently under construction, with 290 for-sale units and 477 9th Ave, a mixed- use project with 120 apartment units that will be starting construction this spring. Additional projects under review, approved and/or constructed within the past five years are listed in Attachment 5.

Notably, the City has seen an uptick in development applications following approval of Measure T this past November including the following projects, all of which submitted SB 330 Preliminary Applications:

•230 S. El Camino Real - Five-story mixed-use building with 5,000 sq ft of ground floor commercial and 28 for-sale residential units above, with four moderate income below market rate (BMR) units. •668 E. 3 rd Ave. – Eight-story residential building with 125 rental units, with 19 very low income BMR units and 18 moderate income BMR units.
•1650 S. Amphlett Blvd (Bayshore Corporate Commons site) – Three-story residential development with 260 for- sale units - 192 townhome style condominiums and 64 single-family homes, including 39 moderate income BMR units.
•715 San Mateo Drive – Six-story residential building with 181 rental units, including 18 BMR units for very low- income households.
•Hillsdale Mall – Mixed-use redevelopment of the southern portion of the mall site and surrounding properties (~32 acres) with 1,392 rental and for-sale units, including 209 very low income BMR units. •678 Concar Drive (Concar Passage) – Mixed-use development project with a total of 869 residential units and approximately 16,400 square feet of commercial space. 138 units are proposed in three-story townhouse buildings and 731 units are proposed in six to seven-story multiple family buildings. The project proposes 223 BMR units affordable to low-income households.

Planning staff continues to discuss potential applications with other interested developers and anticipates that additional applications will be filed in the coming months.

The City will also begin a Comprehensive Zoning Code Update to align the Zoning Code with General Plan 2040. Until that

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effort is complete, an Ordinance to amend the General Provisions section of the Zoning Code is proposed (Attachment 2) to update existing sections of the Zoning Code relating to implementation of Measure T and general plan consistency. This Ordinance would incorporate the uses, densities, intensities, and heights specified in Land Use Element of the General Plan 2040 (Measure T) where they may conflict with the existing Zoning Code. This Ordinance will establish the standards in General Plan 2040 as governing until the Zoning Code has been updated. This amendment also ensures that the City’s Zoning Code is consistent with the General Plan and in conformance with state law (Government Code Sections 65589.5 and 65860).

DISCUSSION:

Zoning Code Amendments
To implement the General Plan and Housing Element policies, State law requires that the City review and update the Zoning Code to ensure that its review processes and requirements are compatible with the objectives, policies, and programs specified in the General Plan and in conformance with State Law. San Mateo Municipal Code (SMMC) Section

27.060.040(c) requires the Planning Commission to review amendments to the Zoning Code and make a recommendation to the City Council.

The first proposed Ordinance in Attachment 1 includes Zoning Code amendments that would amend certain sections of the Zoning Code to facilitate and support the production of new housing at all income levels, but especially affordable housing, and to facilitate and support protection of current residents to prevent displacement, and the opportunities for expanding homeless shelters and other types of residential uses.

The second proposed Ordinance in Attachment 2 includes amendments to SMMC Chapter 27.02 (General Provisions) to modify the existing language to be consistent with General Plan 2040 and Measure T. What this means is that this proposed Ordinance would allow for the full implementation of the Land Use Element in General Plan 2040 (Measure T).

Where there is a conflict or inconsistency between the Zoning Code and the General Plan 2040, the uses, densities, intensities and heights specified in Table LU-1 (Land Use Designations) in the Land Use Element and associated with the Land Use Map shall control. This language will remain in place while the Zoning Code undergoes a comprehensive update process for realignment with General Plan 2040. That update process is anticipated to take approximately two years as it involves the review and rezoning of thousands of parcels in the City (primarily within the 10 study areas), the establishment of completely new zoning designations to align with the higher density/intensity land use designations, and a restructuring of the entire Zoning Code to improve functionality and usability, remove antiquated and outdated language and requirements, and fully align it with policies in the General Plan. The work will be phased, with the time sensitive work related to establishing new zoning designations to align with the new land use designations, and critical parcel rezonings occurring in the initial phases of this effort.

Regarding the Land Use Designations Table LU-1, a range of densities is specified, and pursuant to state law, projects would be allowed to build up to the maximum end of that range. In other words, a project is allowed to utilize the maximum allowed density specified in the General Plan, even if the Zoning Code has a lower limit. Also, while the range in this table sets the maximum density for each land use designation, it does not require that projects be built to that maximum density. In sum, the General Plan Land Use Element sets maximum allowable density limits, and there are no minimum residential density requirements currently. There is a separate policy effort as part of the Housing Element implementation that will be brought forward later this year to evaluate minimum density requirements and whether projects of certain sizes or in certain locations should be required to meet any minimums.

A summary of the proposed amendments and how they align with Housing Element Policies, Program Measures, and Implementation Actions is included as Attachment 3. The summary also includes relevant State Law references and a discussion of how each implementation action is addressed in the Zoning Code amendments. A track-changes version of the code amendments to show existing and proposed language is included as Attachment 4.

Staff recommends the City Council find the proposed Ordinance and zoning code amendments are in conformance with the Housing Element Policies referenced above to facilitate and support the production of new housing at all income levels, to facilitate and support protection of current residents to prevent displacement, and to create opportunities for

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expanding homeless shelters and other types of residential uses.

Housing Projects - Administrative Approval Threshold
On November 20, 2023, the City Council adopted Objective Design Standards (ODS) for multi-family and mixed-use projects with a residential component and as noted above, amended the Zoning Code to increase the administrative approval threshold for residential projects from six units to 25 units. As part of this action, Council requested that staff investigate the possibility of further increasing the administrative approval threshold to further support and streamline the approval process for housing projects in compliance with the ODS.

In response to this direction, staff surveyed other jurisdictions around the Bay Area and State to understand the range of project sizes that were allowed to be approved administratively (without a public hearing). A total of 23 jurisdictions responded to staff’s inquiry. Of those responding cities, 18 cities allow residential development projects to be approved administratively if adhering to objective design standards. Of the 18 cities, 13 cities use the development project’s unit count as the threshold, three cities allow projects of any size to be approved administratively (Sacramento, Milpitas, and San Leandro), and two cities (Redwood City and Santa Rosa) use height/size thresholds. Of the 13 cities that use a unit count threshold, only two of them (Fairfield, 150 units and Pleasanton, 50 units) have a threshold of 50 units or more (see Attachment 5).

In reviewing multi- family residential or mixed-use development projects with less than 10,000 square feet of commercial floor area approved in San Mateo over the past five years, there were a total of 17 projects (see Attachment 5). Five of those projects contained 50 units or less. Of those five projects, two projects were up to 25 units and both projects were four stories in height. The other three projects were between 25 and 50 units with heights of four, five, and six stories.

Under the City’s ODS, projects between four to seven stories are considered mid-rise buildings and subject to the same objective design standards; therefore, if the threshold for Zoning Administrator review is raised from 25 to 50 units, those residential development projects would likely be built in mid-rise structures and be required to conform to the same objective design standards as projects up to 25 units. In addition, other city policies, Ordinances, and standards apply equally to all multiple-family residential development projects and are equally reviewed under the State’s Housing Accountability Act, which limits the City’s ability to deny residential projects that comply with objective standards.

Therefore, to meet and exceed the commitment of Housing Element Policy H1.6, to support streamlining the housing application review process, staff recommends modifying the Powers and Duties of the Zoning Administrator (Section

27.06.020(h)(1)(A)) to review and take final action on proposed residential development projects that are consistent with the ODS by increasing the project size threshold from 25 to 50 units, and similarly the Planning Commission Jurisdiction's (Section 27.06.040(a)(3)(A)) approval authority for residential development projects that meet objective design standards from 26 to 51 units. Mixed-use development projects with more than 10,000 square feet of commercial floor area would still exceed the threshold and not be eligible for Zoning Administrator review and approval.

Planning Commission Recommendation
The Planning Commission reviewed the two proposed Ordinances at their February 11, 2025 meeting and recommended that Council adopt the proposed Ordinances to implement various programs and policies established in San Mateo’s 2023- 2031 Housing Element (Sixth Housing Cycle) and implement General Plan Ballot Measure T. The Commission’s recommendation included raising the threshold for residential development projects that are in compliance with the City’s adopted Objective Design Standards from the existing 25-unit limit to 150 units. Alternatively, the Planning Commission considered recommending the elimination of the unit threshold altogether. Some Commissioners expressed the significance of state law pursuant to SB 330 that limits their ability to apply discretion to residential projects that are in compliance with the Objective Design Standards, noting their inability to require design modification to projects even if strongly opposed by community members. The Ordinance in Attachment 1 includes the 50-unit threshold; however, the Council can modify the threshold based on one of the Commission’s recommendation or a different threshold if desired.

BUDGET IMPACT:

The Zoning Code Amendments to implement the Housing Element and General Plan are fully funded in the Community

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CITY OF SAN MATEO
5 3
9 3
Development Department’s annual operating budget, utilizing the Advanced Planning Fund, and do not impact the City’s General Fund.

ENVIRONMENTAL DETERMINATION:

The Environmental Impact Report (EIR) for General Plan 2040 analyzed new residential development of up to 19,764 new housing units and growth around the City through 2040. On March 18, 2024, the City Council certified the EIR.

In accordance with California Environmental Quality Act (CEQA) Guidelines Section 15183, the zoning amendment to modify housing development provisions and development standards (“Project”) is exempt from further environmental review because the Project, which generally allows for more housing types to be permitted uses in specific zoning districts and remove regulatory barriers from the zoning code, is consistent with the anticipated land uses under the land use designations adopted as part of General Plan 2040 for which an EIR was certified. There are no specific proposed changes to residential development densities, and it is consistent with the development densities established by General Plan 2040.

The Project is also consistent with the implementation policies of the adopted and certified Housing Element and pursuant to certain mandates in state law.

Applying Section 15183, there are no project specific effects that are peculiar to the project; there are no project specific impacts that the General Plan EIR failed to analyze as significant effects; there are no potentially significant off-site and cumulative impacts that the EIR failed to evaluate; there is no substantial new information which results in more severe impacts than anticipated by the EIR; and projects will be required to comply with mitigation measures contained in the EIR.

Furthermore, any future development of sites where these code amendments would apply would be evaluated as a potential “Project” under CEQA and if necessary, be further assessed for their potential environmental impacts prior to City entitlement.

NOTICE PROVIDED:

All meeting noticing requirements were met, including the publishing of a public notice in a newspaper of general circulation at least 20 days in advance of the public meeting in compliance with Assembly Bill (AB) 2904 and Government Code Section 65854.

ATTACHMENTS
Att 1 – Draft Ordinance – Zoning Code Amendments to Implement Housing Element Policies Att 2 – Draft Ordinance – Zoning Code Amendments to Implement General Plan Ballot Measure T Att 3 – Summary and Discussion of Ordinance Changes
Att 4 – Proposed Zoning Code Amendments (Track Changes) Att 5 – Residential Development Project and City Survey Data

STAFF CONTACT
Steve Golden, Principal Planner
[email protected]
(650) 522-7215
Zachary Dahl, Director
[email protected]
(650) 522-7207

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CITY OF SAN MATEO

DRAFT ORDINANCE
Amending Several Chapters of Title 27, Zoning, of the San Mateo Municipal Code to Implement the 2023-2031 San Mateo Housing Element (Sixth Housing Cycle)
WHEREAS, the State Housing Element Law (Government Code Section 65580 et seq.) requires that the City Council adopt a Housing Element for the 2023-2031 period to accommodate the City of San Mateo (“City”) regional housing need allocation (RHNA) of 7,015 housing units; and WHEREAS, on May 20, 2024, the City Council adopted a resolution to adopt the revised Housing Element of the General Plan for the period of 2023-2031 (Housing Element); and WHEREAS, under Housing Element Goal 1 – Production and the Policies H1.7, H1.13, H1.14, H1.15, and H1.16, the City commits to reviewing and amending the City’s Zoning Code to increase affordable housing production, update standards to support housing production, and address special needs groups and supportive housing requirements; and
WHEREAS, under Housing Element Goal 3 – Protection, the City commits to facilitating and supporting protection of current residents to prevent displacement. Policy H3.7 requires the City to evaluate opportunities for expanding homeless shelters; and
WHEREAS, the Environmental Impact Report (EIR) for the San Mateo General Plan 2040 analyzed new residential development of up to 19,764 new housing units and growth around the City through 2040; and WHEREAS, on March 18, 2024, at a duly noticed public hearing, the City Council certified the EIR for the San Mateo General Plan 2040, pursuant to the California Environmental Quality Act of 1970, together with related State implementation guidelines promulgated thereunder (CEQA); and WHEREAS, on February 11, 2025, 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 to amend several Chapters of Title 27, Zoning, of the San Mateo Municipal Code to Implement the 2023-2031 San Mateo Housing Element (Sixth Housing Cycle), except for the 50-unit threshold for Zoning Administrator approval of housing development projects consistent with the City’s Objective Design Standards, where the Commission instead recommended a threshold of 150 units, or, in the alternative, no threshold at all for such projects.

NOW, THEREFORE, THE COUNCIL OF THE CITY OF SAN MATEO ORDAINS AS FOLLOWS:

Section 1. Legislative Findings. At a duly noticed public hearing on _____________________, 2025, 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 the development of housing and achieves the General Plan’s stated goals and policies.

Section 2. Section 27.04.130 of the San Mateo Municipal Code is amended as follows:

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27.04.130 COMMUNITY CARE FACILITY.

A "community care facility" means any place or building which is maintained and operated to provide 24-hour non-medical residential care, or day care services for children, adults, or both, limited to the following:
(a) Residential Care Facility. A residential care facility means a family home, group home, residential care facility for the elderly, foster home, intermediate care facility or similar facility, for 24-hour non-medical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual;
(b) Day Care Center. A day care facility means any facility which provides non-medical care to persons (adults and/or children) in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a 24-hour basis; (c) Family Day Care Home. A family day care home means a facility which provides care, protection, and supervision of no more than 14 children in the caregiver's own home, for periods of less than 24 hours per day, while the parents or guardians are away.

Section 3. Section 27.04.165 of the San Mateo Municipal Code is amended as follows:

27.04.165 DWELLING.
"Dwelling" means a building or portion thereof, designed or used exclusively for residential occupancy, including a one-family dwelling unit, an accessory dwelling unit, a junior accessory dwelling unit, a two-family dwelling unit, a multiple-family dwelling unit, or a single room occupancy but does not include a hotel, motel, boarding or lodging houses or other lodging facilities, or a vessel or boat, or a house trailer. (a) "Accessory dwelling unit" means an attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons, is accessory to the primary residential dwelling unit or units, and includes permanent provisions for living, sleeping, eating, cooking facilities and sanitation on the same parcel as the primary residential dwelling unit. (b) "Studio unit" means a dwelling unit consisting of one principal room used for living and sleeping purposes, plus cooking facilities, and a bathroom.
(c) "Junior accessory dwelling unit" means an additional, independent living unit constructed within the walls of a proposed or legally existing single-family residence, including attached garages. (d) "Multiple-family dwelling" means a building or portion thereof, designed or altered for occupancy by three or more families living independently of each other. (e) "One-family dwelling" means a building containing one cooking facility only and designed exclusively for use and occupancy by one family, including the provision of interior access to all bedrooms, and may include a junior accessory dwelling unit within the principal dwelling. (f) “Primary residential dwelling unit” means a building or separate portion thereof designated and/or customarily used as a residence by not more than one family and typically situated on a parcel or lot on which

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no other primary dwelling is located. Each dwelling unit within a multiple-family or two-family dwelling is also considered a primary residential dwelling unit (does not apply to junior accessories dwelling units or attached accessory dwelling units). The primary residential dwelling unit shall be larger, in terms of floor area, than any other residential unit situated on the same parcel or lot. (g) “Single Room Occupancy” (SRO) means housing composed of individual efficiency dwelling units, where each unit has a minimum floor area of 150 square feet and a maximum size of 500 square feet. To qualify as an SRO development, no more than 10% of the units in a development may contain individual kitchens and bathrooms. Any unit not developed with an individual kitchen or bathroom must have access to common areas containing kitchen and bathroom facilities. SROs must be leased for a minimum of 30 consecutive days and also include apartment hotels. SROs are not required to provide any residential care or supportive services. (h) "Two-family dwelling" means a building(s) designed or altered to provide attached (duplex) or detached dwelling units for occupancy by two families living independently of each other.

Section 4. Section 27.04.170 of the San Mateo Municipal Code is amended as follows:

27.04.170 DWELLING UNIT
"Dwelling unit" means one or more rooms in a structure which are arranged or designed for use by one family, which includes provisions for living, sleeping, eating, cooking and sanitation, and if located on multiple levels/stories, the unit provides interior connections from a common living area (including but not limited to a living room, family room, dining room, kitchen, or other common living areas as determined by the Zoning Administrator).

Section 5. Section 27.04.177 of the San Mateo Municipal Code is amended as follows:

27.04.177 EMERGENCY SHELTER.
"Emergency shelter" means overnight emergency housing typically operated by a governmental or nonprofit agency. It serves as the principal shelter of the inhabitants for a temporary period and may include services like food, sanitation, laundry, health and child care, transportation, and social services. Emergency shelters includes other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care.

Emergency shelters are subject to the following: (a) The shelter must maintain a documented management plan that outlines strategies for staff training, community outreach, security measures, resident intake, and, when relevant, programs like job training or counseling; (b) each emergency shelter is restricted to a maximum of one hundred (100) beds, serving no more than one hundred (100) people at one time; (c) individuals or families may reside at the shelter for up to 180 days consecutively, except when longer stays are part of ongoing training or rehabilitation efforts outlined in the management plan; (d) the shelter may provide one or more common facilities, such as central cooking and dining rooms, recreation rooms, counseling centers, childcare centers, or other support services, exclusively for residents; (e) the shelter must have designated staff on-premises during all operational hours;(f) no more than one (1) emergency shelter shall be allowed within a radius of three hundred (300) feet from another such facility, measured from the nearest property lines; (g) the interior on-site waiting and intake area must be at least two hundred (200) square feet; and (h) minimum on-site

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parking requirement of two off-street parking spaces plus one additional off-street parking space for each 10 beds and one additional parking space per each employee on site.

Section 6. Section 27.04.222 of the San Mateo Municipal Code is added to Chapter 27.04 as follows:

27.04.222 GROUP HOME
“Group home” means a one-family dwelling providing 24-hour residential care for a wide variety of persons with special needs, including but not limited to licensed group homes, unlicensed group homes, and recovery residences or sober living homes. Residents may share cooking, dining, and living areas, and may, in some group homes, participate in cooking, housekeeping, and other communal living activities.

Section 7. Section 27.04.250 of the San Mateo Municipal Code is repealed.

Section 8. Section 27.04.306 of the San Mateo Municipal Code is added to Chapter 27.04 as follows:

27.04.306 LOW-BARRIER NAVIGATION CENTER
“Low-barrier navigation center” means a temporary shelter that provides services for individuals experiencing homelessness, as defined by California Government Code Section 65660 . Low-barrier navigation centers are subject to the following: (a) It offers services to connect people to permanent housing through a services plan that identifies services staffing; (b) It is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. “Coordinated entry system” means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals; (c) It complies with Welfare and Institutions Code Section 8255 et seq; and (d) It has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

Section 9. Section 27.04.308 of the San Mateo Municipal Code is added to Chapter 27.04 as follows:

27.04.308 MANUFACTURED HOME
(a) "Manufactured home" shall mean a structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width, or forty (40) feet or more in length, or when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling installed on a permanent foundation when connected to the required utilities, and the plumbing, heating, air conditioning, and electrical systems are contained within the structure. "Manufactured home" shall also include any structure which meets all the requirements of this subsection except the size requirements and to which the manufacturer voluntarily has filed a certification and complies with the standards established by the Health and Safety Code. "Manufactured home" shall also include a mobilehome subject to the National Manufactured Housing Construction and Safety Act of 1974. "Manufactured home" shall include only those structures that contain two or less dwelling units, and that conform to the applicable requirements of the laws of the State of California or United States.

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Section 10. Section 27.04.313.1 of the San Mateo Municipal Code is added to Chapter 27.04 as follows:

27.04.313.1 MOBILEHOME PARK
“Mobilehome park” means any area or tract of land where two or more lots are rented or leased, held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate manufactured homes, mobilehomes, or recreational vehicles used for human habitation as defined in Section 18214 of the Health and Safety Code, as amended from time to time. The rent paid for a manufactured home, a mobilehome, or a recreational vehicle shall be deemed to include rent for the lot it occupies. “Mobilehome park” also means a mobilehome development constructed according to the requirements of Part 2.1 (commencing with Section 18200) of Division 13 of the Health and Safety Code, and intended for use and sale as a mobilehome condominium or cooperative park, or as a mobilehome planned unit development.

Section 11. Section 27.04.203 of the San Mateo Municipal Code is added to Chapter 27.04 as follows:

27.04.203 FOUNDATION
“Permanent foundation" shall mean assembly of materials constructed below, or partially below grade, not intended to be removed from its installation site, which is designed to support a manufactured home structure and engineered to resist the imposition of external natural forces, as defined by the Health and Safety Code or the Building Code, whichever is more restrictive.

Section 12. Section 27.04.467 of the San Mateo Municipal Code is added to Chapter 27.04 as follows:

27.04.467 SUPPORTIVE HOUSING
(a) “Supportive Housing” means housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. Supportive housing shall only be subject to those restrictions that apply to other residential dwellings of the same type in the same zone
(b) “Target Population” means persons, including persons with disabilities, and families who are “homeless,” as that term is defined by Section 11302 of Title 42 of the United States Code, or who are “homeless youth,” as that term is defined by paragraph (2) of subdivision (e) of Section 12957 of the Government Code as may be amended from time to time.

Section 13. Section 27.04.486 of the San Mateo Municipal Code is added to Chapter 27.04 as follows:

27.04.486 TRANSITIONAL HOUSING
“Transitional housing” and “transitional housing development” means buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. Transitional housing shall only be subject to those restrictions that apply to other residential dwellings of the same type in the same zone.

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Section 14. Subsection (h)(1)(A) of 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:
(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 fifty (50) residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or
Section 15. Subsection (a)(3)(A) of 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:
(3) Site plan and architectural review for projects that incorporate:
(A) Fifty-one (51) or more residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or Section 16. Chapter 27.17 of the San Mateo Municipal Code is repealed.

Section 17. Section 27.18.020 of the San Mateo Municipal Code is amended as follows:

27.18.020 PERMITTED USES.

The following uses are permitted:
(a) One-family detached dwellings, including manufactured homes on permanent foundations; (b) Accessory dwelling units and junior accessory dwelling units subject to the provisions of Chapter

27.19;
(c) Accessory uses and structures;
(d) Detached accessory structures containing no more than two (2) plumbing fixtures or waste lines; (e) Home occupations, subject to provisions of Section 27.16.040; (f) Community care facilities as follows:

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(1) Unlicensed group homes subject to the objective development standards that apply to other residential uses of the same type in the same zone;
(2) Licensed residential care facilities including group homes with six (6) or fewer residents, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9, as amended from time to time; and
(3) Family day care for fourteen (14) or fewer occupants, in addition to the caregiver's family, when managed in the caregiver's residence and in accordance with State law. (g) Temporary buildings for construction purposes for a period not to exceed the duration of such construction;
(h) Transitional housing and supportive housing subject to the objective development standards that apply to other residential uses of the same type in the same zone.

Section 18. Section 27.18.030 of the San Mateo Municipal Code is amended as follows:

27.18.030 SPECIAL USES.

The following uses may also be allowed if a special use permit is approved:
(a) Detached accessory structures, other than accessory dwelling units, containing more than two (2) plumbing fixtures or waste lines;
(b) Swimming pools, hot tubs and spas located in required front yard or street side yard; (c) Cemeteries, mausoleums, and columbaria, subject to the provisions of the Section 27.18.120; (d) Churches, convents, parish houses, and monasteries, including as a permitted accessory use emergency shelters subject to the requirements in a residential zone; (e) Community services including but not limited to libraries, parks, playgrounds, and community centers;
(f) Group homes that provide licensed services to seven (7) or more residents without disabilities, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9; (g) Public and private educational facilities;
(h) Day care centers when located within a public or quasi-public structure such as a school, recreation center, church, temple or similar facility;
(i) Philanthropic and eleemosynary uses;

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(j) Public utility facilities; and
(k) Temporary real estate sales offices for a period not to exceed the duration of the construction and sale of homes within the subdivision wherein the sales office is to be located.

Section 19. Section 27.20.010 of the San Mateo Municipal Code is amended as follows:

27.20.010 PERMITTED USES.

No building or land in the R2 district shall be used and no building shall be hereafter erected, structurally altered or enlarged, unless otherwise provided in this title, except for the following:
(a) Any use permitted in the R1 districts, subject to the same regulations and exceptions; (b) Two family dwellings;
(c) Accessory uses which are necessary to the above-mentioned buildings and uses.

Section 20. Section 27.20.020 of the San Mateo Municipal Code is amended as follows:

27.20.020 SPECIAL USES.
(a) Special uses in the R2 districts shall be any special uses permitted in the R1 district, subject to the same regulations and exceptions;
(b) Mobilehome parks.

Section 21. Section 27.22.010 of the San Mateo Municipal Code is amended as follows:

27.22.010 PERMITTED USES.

Use of buildings or land in this district and buildings hereafter erected, structurally altered or enlarged, shall be limited to the following:
(a) Any use permitted in the R1 and R2 districts;
(b) Multiple family dwellings, as defined in this title; (c) One family row dwellings, as defined in this title; (d) Supportive housing in compliance with Government Code Sections 65650 - 65656, shall be considered a use by-right use. “Use by right” shall have the same meaning as defined in Government Code Section 65583.2(i). Supportive housing shall also be in compliance with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(e) Accessory uses which are necessary to the above-mentioned buildings and uses.

Section 22. Section 27.22.020 of the San Mateo Municipal Code is amended as follows:

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27.22.020 SPECIAL USES.

Unless otherwise provided, the following uses may be allowed if a special use permit is approved:
(a) Any special use permitted in the R1 and R2 districts; (b) Bed and breakfast inns;
(c) Boarding and lodging houses with a five (5) resident limitation; (d) Residential care facility (excluding group homes) with seven (7) or more residents in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9;
(e) Day care centers.

Section 23. Section 27.24.010 of the San Mateo Municipal Code is amended as follows:

27.24.010 PERMITTED USES.

Use of buildings or land in this district and buildings hereafter erected, structurally altered or enlarged, shall be limited to the following:
(a) Any use permitted in the R1, R2, or R3 districts;
(b) Single Room Occupancy Units;
(c) Accessory uses which are necessary to the above-mentioned buildings and uses.

Section 24. Chapter 27.27 of the San Mateo Municipal Code is repealed.

Section 25. Section 27.30.010 of the San Mateo Municipal Code is amended as follows:

27.30.010 PERMITTED USES.

The following uses are permitted provided that the use limitations contained in Section 27.30.025, "Permitted and special uses—Twenty-Fifth Avenue Improvement Area," shall apply to properties in the Twenty- Fifth Avenue Improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone," shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Animal grooming, provided no overnight boarding occurs on the site; (b) Bakeries;
(c) Barber shops and hair salons;
(d) Delicatessens;

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(e) Dry cleaners, with customer service areas;
(f) Financial institutions, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
(g) Health studios and spas;
(h) Laundromats;
(i) Libraries;
(j) Low Barrier Navigation Center above the ground floor in compliance with Government Code Sections 65660-65668 shall be considered a use by-right. “Use by right” shall have the same meaning as defined in subdivision (i) of Section 65583.2. Supportive housing shall also be in compliance with Section 27.94.020 By- Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone. (k) Newspaper publishing;
(l) Offices, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
(m) Photo processing;
(n) Picture framing;
(o) Real estate establishments;
(p) Residential units above the ground floor, subject to R3 district "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29;
(q) Restaurants and accessory outdoor dining areas, without drive-through facilities; (r) Retail uses, such as, but not limited to, the following uses, subject to a maximum of 15,000 square feet of floor area per establishment except for supermarkets and drug stores:
(1) Antique shops,
(2) Apparel sales, tailoring and repair stores,
(3) Drug stores,
(4) Hardware and garden supply stores,
(5) Household furnishings,
(6) Pet shops,
(7) Supermarkets and grocery stores;

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(s) Reverse vending machines, subject to regulations established in Chapter 27.69; (t) Schools and day care facilities;
(u) Travel agencies;
(v) Accessory uses to principle uses permitted; and
(w) Other compatible uses as determined by the zoning administrator.

Section 26. Section 27.30.020 of the San Mateo Municipal Code is amended as follows:

27.30.020 SPECIAL USES.

The following uses may also be permitted subject to approval of a special use permit, provided that the use limitations contained in Section 27.30.025, "Permitted and special uses—Twenty-Fifth Avenue Improvement Area," shall apply to properties in the Twenty-Fifth Avenue improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone," shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Accessory buildings containing plumbing;
(b) Alternative financial services subject to the following requirements:
(1) A maximum of four alternative financial services may be located in the City of San Mateo. (2) No alternative financial service may be located within a radius of 1,000 feet from the nearest existing alternative financial service.
(3) Any alternative financial service seeking to begin operations after the effective date of the ordinance codified in this section shall meet the following minimum standards of performance, which shall be included as conditions of approval for such uses:
(A) A lighting plan shall be reviewed and approved by the Police Department and the Building Division for conformance with the City's security ordinance prior to the issuance of building permits.
(B) Storefronts shall have glass or transparent glazing in the windows and doors. No more than 10% of any window or door area shall be covered by signs, banners, or opaque coverings of any kind.
(C) Hours of operation shall be limited to 7:00 a.m. to 7:00 p.m. (D) At least one uniformed security guard will be on duty at all times the business is open. The security guard shall patrol the interior and all exterior portions of the property under the control of the owner or operator of the alternative financial service, including, but not limited to, parking lots and any open public spaces such as lobbies. (c) Automobile gasoline service stations;

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(d) Boarding, lodging, or rooming houses;
(e) Community care facilities serving seven or more persons in addition to the caregiver. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9 ; (f) Convalescent homes, rest homes, nursing homes, limited to the housing of not more than six persons in addition to the owner or manager, and family;
(g) Drive-through facilities for financial institutions and for pharmacies dispensing only prescriptions or medicinal goods at the drive-through facility. Drive-through facilities for pharmacies shall be subject to the parking requirements for financial institution drive-through uses, as enumerated in Section 27.64.160(7)(a). (h) Fast food establishments without drive-through facilities; (i) Financial institutions, exceeding 2,500 square feet of ground floor area per establishment up to a maximum of 15,000 square feet of floor area;
(j) Offices exceeding 2,500 square feet of ground floor area per establishment up to a maximum of 15,000 square feet of floor area;
(k) Parking facilities, as a principal use;
(l) Public utility and public service uses;
(m) Recreational vehicle storage, subject to regulations established in Section 27.64.267, and only on those parcels designated for such use in Section 27.60.180; (n) Recycling facilities subject to regulations established in Chapter 27.69; (o) Religious institutions;
(p) Businesses selling or renting firearms as defined by Penal Code Section 12001(b); and (q) Other compatible uses as determined by the zoning administrator subject to the granting of a special use permit.

Section 27. Section 27.32.010 of the San Mateo Municipal Code is amended as follows:

27.32.010 PERMITTED USES.

The following uses are permitted:
(a) Permitted uses in the C1 district;
(b) Art galleries;
(c) Automotive accessory stores, excluding on-site service and repair of vehicles; (d) Boarding, lodging, or rooming houses;

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(e) Catering services;
(f) Hotels and motels, including restaurant and meeting rooms; (g) Laundries;
(h) Medical and dental clinics, including laboratories; (i) Offices;
(j) Parking facilities;
(k) Printing, lithographing, or publishing establishments for newspaper, business cards, and other similar uses;
(l) Radio and television broadcasting stations;
(m) Reproduction services;
(n) Residential units, subject to R4 district "Minimum Development Standards" in Section 27.24.040 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter

27.29;
(o) Retail uses, including incidental rental and repair; (p) Emergency Shelters ;
(q) Accessory uses to principle uses permitted; and
(r) Other compatible uses as determined by the zoning administrator.

Section 28. Section 27.32.020 of the San Mateo Municipal Code is amended as follows:

27.32.020 SPECIAL USES.

The following uses may also be permitted, subject to approval of a special use permit:
(a) Special uses permitted in the residential and C1 districts, except increases in floor area ratios; (b) Clubs, lodges, and fraternal organizations;
(c) Commercial recreation uses;
(d) Hospitals;
(e) Mortuaries;
(f) Public transportation facilities and terminals; and other similar uses; (g) Recreational vehicle storage, subject to the provisions of Section 27.64.267 of this Title;

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(h) Theaters, excluding drive-in theaters; and
(i) Other compatible uses as determined by the zoning administrator subject to the granting of a special permit.

Section 29. Section 27.34.010 of the San Mateo Municipal Code is amended as follows:

27.34.010 PERMITTED USES.

The following uses are permitted:
(a) Permitted uses in the C1 and C2 districts provided that residential uses are subject to R4 district "Minimum Development Standards" in Chapter 27.24 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; (b) Ambulance service;
(c) Automobile, boat, and truck sales and rental, including service and repair as accessory to the primary sales use, sales may occur on open lot;
(d) Automobile service, parts, and repairs, classified as minor motor vehicle repair in Section 27.04.325; (e) Car wash and detailing facilities, may not occur on open lot; (f) Laboratories, research, experimental, and testing, provided no production or manufacturing of products occurs on the premises;
(g) Accessory uses to principle uses permitted; and
(h) Other compatible uses as determined by the Zoning Administrator.

Section 30. Section 27.36.010 of the San Mateo Municipal Code is amended as follows:

27.36.010 PERMITTED USES.

The following uses are permitted:
(a) Permitted uses in the C1, C2, and C3 districts, except that residential uses, low barrier navigation centers, office uses on the properties along Palm Avenue between Twentieth and Twenty-fifth Avenues, and emergency shelters are prohibited;
Section 31. Section 27.38.020 of the San Mateo Municipal Code is amended as follows:

27.38.020 PERMITTED USES.

Unless otherwise provided in this title, uses of building or land in this district and buildings hereafter erected, structurally altered or enlarged shall be limited to the following uses:

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(a) Any use permitted in the C2 District, except an animal hospital and emergency shelters; provided that the use limitations contained in Section 27.38.110, Required Retail Frontage, shall apply to properties located within the required retail frontage area, as shown in the Downtown Plan. (b) Multiple-family dwellings, when part of a mixed use development, subject to CBD residential development standards and affordable housing requirements as adopted by City Council resolution; (c) Name plates and signs, as classified and regulated in Title 25.

Section 32. Section 27.44.020 of the San Mateo Municipal Code is amended as follows:

27.44.020 PERMITTED USES.

The following uses shall be permitted:
(a) Administrative, executive, and professional offices, provided that the professional offices are limited to those professions listed in Section 5.24.160, and including similar professional occupations, and provided that no office of a veterinarian shall include an animal hospital or kennel. (b) Accessory uses; including, but not limited to:
(1) Sale of personal goods and services, when provided in the principal building, including, but not limited to, the following:
(A) Flower, food, and news vending;
(B) Printing and photocopying;
(C) Travel agencies;
(D) Ticket outlets;
(2) Other services which are customary appurtenant uses. (c) Health and recreation facilities.
(d) Public utility and service uses.
(e) Financial and business offices and related facilities. (f) Research laboratories (experimental and testing), provided no production or manufacturing occurs, and provided that all activities conform with the performance standards established for the M1 district. (g) Residential units, subject to R3 district "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter

27.29. (h) Restaurants without drive-through facilities.

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(i) Schools and day care facilities.
(j) Warehousing, storage, and distribution facilities as accessory uses but not exceeding 10,000 square feet per establishment or not more than 60% of gross floor area per establishment. (k) Other compatible uses as determined by the Zoning Administrator.

Section 33. Section 27.44.030 of the San Mateo Municipal Code is amended as follows:

27.44.030 SPECIAL USES.

The following uses may also be permitted subject to approval of a special use permit:
(a) Alternative financial services, subject to the restrictions set forth in Section 27.30.020; (b) Automobile gasoline service station;
(c) Clubs, lodges, and fraternal organizations;
(d) Hotels;
(e) Parking facilities, as a principle use;
(f) Religious institutions; and
(g) Other compatible uses as determined by the Zoning Administrator subject to the granting of a special use permit.

Section 34. Section 27.48.020 of the San Mateo Municipal Code is amended as follows:

27.48.020 PERMITTED USES.

The following uses are permitted:
(a) Permitted uses in the E1 district
Section 35. Section 27.48.030 of the San Mateo Municipal Code is amended as follows:

27.48.030 SPECIAL USES.

Reserved.

Section 36. Section 27.60.020 of the San Mateo Municipal Code is added to Chapter 27.60 as follows:

27.060.020 DEFINITIONS
The following definitions apply to this chapter.

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(a) “Farmworker housing” means an agricultural employee housing development that satisfies all of the following:
(1) The agricultural employee housing does not contain dormitory-style housing (2) The development consists of no more than 36 units or spaces designed for use by a single family or household
(3) Except as otherwise provided in subparagraph (2), the agricultural employee housing will be maintained and operated by a qualified affordable housing organization that has been certified pursuant to Government Code Section 17030.10 or operated by a local public housing agency or a multicounty, state, or multistate agency that has been certified as a qualified affordable housing organization (4) An affordability covenant is recorded on the property to ensure the affordability of the proposed agricultural employee housing for agricultural employees for not less than 55 years.

Section 37. Section 27.60.030 of the San Mateo Municipal Code is amended as follows:

27.60.030 PERMITTED USES.

Permitted uses shall be as follows:
(a) All uses commonly classed as agriculture, horticulture or forestry, including crop and tree farming, and nursery operation.
(b) Horse racetracks and related uses, including, but not limited to, veterinary facilities, feed storage facilities, stables, offices, restaurants, sleeping quarters, plant nurseries and equipment storage facilities. (c) One-family detached dwelling and accessory buildings provided the property (or zoning plot) upon which the dwelling is located has as its principal use one of the agricultural uses permitted above. (d) Accessory dwelling units, when a primary dwelling is located on the site. (e) Parks, forest preserves and recreational areas, when publicly owned and operated. (f) Golf courses, regulation size, but not including "par 3" golf courses, commercially operated driving ranges or miniature golf courses; and provided, that no clubhouse or accessory building shall be located nearer than five feet to any dwelling.
(g) Signs, advertising the sale or rental of the property upon which the sign is located. (h) Public utility facilities.
(i) Farmworker housing consisting of no more than 36 beds in group quarters or 12 units or spaces designed for use by a single family or household.

Section 38. Section 27.60.040 of the San Mateo Municipal Code is amended as follows:

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27.60.040 SPECIAL USES.

The following uses may also be permitted if their site locations and proposed development plans are first approved, as provided for in Chapters 27.06 through 27.12, 27.62, 27.74, 27.78 and 27.80:
(a) Mining, dredging, loading, and hauling of sand, shells, salt, dirt, gravel or other aggregate, but not including equipment, buildings or structures for screening, refining, crushing, mixing, washing or storage. (b) Railroad Rights-of-Way and Trackage. Airports or aircraft landing fields. Radio and television towers, commercial.
(c) Filling of lowland with noncombustible material free from refuse and food wastes. (d) Sanitary land fill, when operated or supervised by the City. (e) Kennels, commercial, and animal hospitals.
(f) Public service uses:
(g) Filtration plant, pumping station, and water reservoir; (h) Sewage treatment plant;
(i) Other governmental uses.
(j) Temporary farmworker housing consisting of more than 36 beds in group quarters or more than 12 units or spaces designed for use by a single family or household.

Section 39. Section 27.60.050 of the San Mateo Municipal Code is amended as follows:

27.60.050 CONDITIONS OF USE.

No horses, cattle, or other domestic animals shall be bred, raised, or maintained within 500 feet of any residential district as established in this zoning title.

Section 40. Section 27.60.090 of the San Mateo Municipal Code is amended as follows

27.60.090 SPECIAL USES.

The following uses may also be allowed if a special use permit is approved:
(a) Detached accessory structures, containing more than two plumbing fixtures or waste lines; (b) Swimming pools, hot tubs and spas located in required front yard or street side yard; (c) Cemeteries and mausoleums;
(d) Churches, convents, parish houses, and monasteries;

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(e) Community services, including, but not limited to, libraries, parks, playgrounds, and community centers;
(f) Public and private educational facilities;
(g) Day care centers serving more than six persons or family day care centers serving more than 14 children;
(h) Philanthropic and eleemosynary uses;
(i) Public utility facilities; and
(j) Temporary real estate sales offices for a period not to exceed the duration of the construction and sale of homes within the subdivision wherein the sales office is to be located.

Section 41. Environmental Determination. In accordance with California Environmental Quality Act (CEQA) Guidelines, section 15183, this zoning amendment to establish a by-right residential overlay district and reclassify parcels with the overlay district ("project") is exempt from further environmental review because the Project which generally allows for more housing types to be permitted uses in specific zoning districts and remove regulatory barriers from the zoning code is consistent with the anticipated land uses under the land use designations for the sites adopted as part of the General Plan 2040 for which an EIR was certified by the City Council on March 18, 2024. Also, there are no specific proposed changes to residential development densities and is consistent with the development density established by the General Plan. The Project is also consistent with the implementation policies of the adopted and certified Housing Element and pursuant to certain mandates in state law. There are no project specific effects that are peculiar to the project or the sites; there are no project specific impacts that the General Plan Update EIR failed to analyze as significant effects; there are no potentially significant off-site and cumulative impacts that the general plan EIR failed to evaluate; and there is no substantial new information which results in more severe impacts than anticipated by the general plan EIR.

Section 42. 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.

Section 43. 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 accord with Section 2.15 of the City Charter.

Section 44. 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.

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CITY OF SAN MATEO

DRAFT ORDINANCE
Amending the San Mateo Municipal Code to Implement Measure T WHEREAS, on November 5, 2024, the voters of the City of San Mateo approved Measure T by a vote of 59% (25,271 votes) to 41% (17,283 votes), and on December 9, 2024, the City Council certified the election results. Measure T officially became effective on December 19, 2024, as Ordinance No. 2024-10; and WHEREAS, the Housing Element plans for a total of 10,286 units, over and above the RHNA allocation of 7,015 units for the eight-year planning period of 2023-2031, and the City’s adopted and certified Housing Element does so by allocating these units across the “Sites Inventory” in the Housing Element; and WHEREAS, the approval of Measure T increases the capacity of the Sites Inventory in the Housing Element from 10,286 units to approximately 20,000 units; and WHEREAS, beyond the Sites Inventory, Measure T expands the development capacity within the City by approximately an additional 10,000 units, for an approximate total of over 30,000 units of housing; and WHEREAS, Measure T adds new sites upon which residential development will be allowed, and substantially increases capacity for numerous sites listed in General Plan 2040; and WHEREAS, the effect of Measure T is to substantially enhance the City’s ability to ensure a continuous availability of adequate sites to meet and exceed RHNA goals throughout the Housing Element planning period, including at the very low, low and moderate income levels, within the meaning of Government Code section 65863.

NOW, THEREFORE, THE COUNCIL OF THE CITY OF SAN MATEO ORDAINS AS FOLLOWS:

Section 1. Section 27.02.170 of the San Mateo Municipal Code is amended as follows:

27.02.170 Consistency with General Plan.

In their review of planning applications, each approval body involved shall consider whether the planning application is in conformance with the San Mateo City General Plan.

Section 2. Section 27.02.170 of the San Mateo Municipal Code is amended as follows:

27.02.220 Consistency With Measure T, General Plan Ballot Measure (November 2024 Election).

The provisions of Ordinance No. 2024-10, approved by the voters on November 5, 2024, as Measure T, and effective on December 19, 2024, allows for the full implementation of the Land Use Element in General Plan 2040. In case of conflict or inconsistency between Title 27 of the Municipal Code (Zoning Code) and the General Plan 2040, the uses, densities, intensities and heights specified in Table LU-1 (Land Use Designations) in the Land Use Element and associated with the Land Use Map shall control.

Section 3. CEQA Findings. The City Council finds that adoption of this Ordinance is exempt from CEQA because, pursuant to (CEQA) Guidelines, section 15061(b)(3), the so-called “common sense” exemption, there is no

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possibility that the Ordinance will have an effect on the physical environment, in that it incorporates into the Zoning Code the uses, densities, intensities, and heights already adopted by the voters of the City. In addition, any impacts of the Ordinance were reviewed in the Environmental Impact Report prepared on General Plan 2040, and no changes have been made in the uses, densities, intensities, and heights included in General Plan 2040 and incorporated into the Ordinance, nor has any substantial evidence been presented by substantial changes with respect to the circumstances under which the changes are to be undertaken, nor has any new information of substantial importance been identified.

Section 4. Severability. If any section, subsection, sentence, clause, phrase or portion of this Ordinance or its application to any person or circumstance is held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance or its application to other persons and circumstances. The City Council declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase or portion thereof despite the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional and, to that end, the provisions hereof are hereby declared to be severable.

Section 5. 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 accord with Section 2.15 of the City Charter.

Section 6. 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.

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Summary of Housing Element Implimentation Actions and Zoning Code Amendments Policy
Number
Policy Description Program Measure(s) Implementation Action(s) Staff Recommendation Summary/Discussion of Proposed Code Modifications Policy
H1.3
Increase Affordable
Housing Production
Update the City’s Inclusionary Housing
requirements for ownership and rental
residential developments to allow for
alternative compliance options other than
on-site construction and to establish an
updated Density Bonus/Community
Benefits program that incentivizes
production of additional affordable units.
a)  Amend the Affordable Housing Ordinance (SMMC Chapter

27.16.050) and Inclusionary Housing Policy to allow for alternative compliance options to onsite inclusionary unit development within one year of Housing Element adoption.

Future Study Session This item will be brought to Planning Commission with a comprehensive update to the City's Inclusionary Housing Policy in 2025.

Policy
H1.6
Streamline Housing
Application Review
Reduce the development review timeline
for housing projects by streamlining the
development review process and
simplifying design review and submittal
requirements.
b) Amend the Zoning Code to allow residential projects with up to 25 units to be approved administratively.
d) Develop Zoning Code amendments to align City
requirements with SB 330 and make a recommendation to the City Council.

Staff recommendation
Staff recommendation
based on State Law
Staff also recommends modifying the Powers and Duties of the Zoning Administrator (ZA) (Section 27.06.020(h)(1)(A) to review and take final action on proposed residential development projects that are consistent with objective design standards by increasing the project size threshold from 25 to 50 units and similarly the Planning Commission Jurisdiction's (Section 27.06.040(a)(3)(A) approval authority for residential development projects that meet objective design standards from 26 to 51 units . This recommendation is in response to Council's November 20, 2023 request for staff to investigate the possibility of increasing the ZA's authority further, after increasing the unit threshold from six to 25 units to streamline approval processes. Please see additional information contained in the agenda report.

It is anticipated that work efforts under the comprehensive zoning code update will inform potential zoning code amendments that will be introduced at a future Planning Commission meeting.

Policy
H1.7
Update Zoning Code
Standards to Support
Housing Production
Update Zoning Code development standards
that apply to multi-family residential projects
to reduce or eliminate constraints,
incentivize production of additional housing
units and support development of a variety of
housing types.
a)   Evaluate the standards and requirements in all zone districts that allow for multi-family residential and amend the Zoning Code as needed to reduce or eliminate constraints to housing construction. Specifically: 1) exclude covered parking and other elements as needed from Floor Area Ratio (FAR) calculation for housing projects with affordable units, 2) specify where Single-Room Occupancy (SRO) units are
permitted consistent with government Code 65583(c)(1), and 3) specify that Manufactured Homes that are built on a
permanent foundation are subject to the same zoning
requirements and development standards as single-family homes.

Future Study Session
Staff recommendation
based on State Law
Staff recommendation
implementing action
item.
1) Parking Standards and FAR - The City was awarded a grant from the Metropolitan Transportation Commission's (MTC) Transit-Oriented Communities & Climate Program Implementation Grant (TOC Grant) to evaluate the City's parking programs and development standards. Additionally, as part of the comprehensive zoning code update the City will extensively evaluate parking and development standards as it relates to housing development projects. It is anticipated that work efforts under the grant program and comprehensive zoning code update will inform potential zoning code amendments that will be introduced at a future Planning Commission meeting.
2) Single-Room Occupancy (SROs) - The current zoning code doesn't have a definition for SRO. Staff researched for a State defintion for SRO, but did not find a formal defintion under State Law. A SRO definition is proposed under Section 27.04.165 DWELLING that is similar to other jurisdictions, such as the City of Burbank. The term hotel, apartment (Section 27.04.250) was removed and added to definition of SRO.

Government Code Section 65583(c)(1) states that the City needs to affirmatively further fair housing and to facilitate and encourage the development of a variety of types of housing for all income levels, including single-room occupancy units. To those ends, staff recommends SROs as a permitted use in the R4 District (Section 27.24.010 Permitted Uses) which is also enumerated in R5, R6, and Downtown (CDB) Districts with R overlays. These zoning districts are the areas with higher allowable densities and are limited to areas along public transit routes and in close proximity to public services that serves lower income households that typically would live in SROs.
3) Manufactured Homes - Chapter 27.17 contains provisions in the current zoning code regarding the regulations of manufactured homes. Since this implementation action simplifies the development standards for manufactured homes to be the same as single-family residences, Chapter 27.17 is proposed to be eliminated. The definition of Manufactured home is proposed to be transferred to Section 27.04.308 of the Definitions chapter. This recommendation has also been reviewed by the Chief Building Official. Staff also recommends modifications to Section 27.18.020 Permitted Uses (R1 District) to allow manufactured homes on permanent foundations subject to the same development standards as similar type of housing in the zoning district.

Staff recommendation
implementing action
item.

In addition to the specific implementation actions, staff recommends changes to various sections of the zoning code to eliminate the prohibition of secondary units (i.e., accessory dwelling units) or requirements for a special use permit consistent with state law. Also, all reference to the term "secondary unit" were updated to "accessory dwelling unit" throughout zoning code. b)  Amend the Zoning Code to reduce off-street parking
requirements for residential units (SMMC Chapter 27.64) as follows: Studio and 1 Bedroom units to 1 space, 2 Bedrooms and above to 1.5 spaces; and for projects within ½ mile of transit, consistent with AB2097, no off-street parking shall be required. As part of this amendment, staff will review all other parking related requirements and make recommendations to reduce or eliminate any other parking related requirements identified as a constraint.

Future Study Session
State Law
The City was awarded a grant from the Metropolitan Transportation Commission's (MTC) Transit-Oriented Communities & Climate Program Implementation Grant (TOC Grant) to evaluate the City's parking programs and development standards as part of this project and additionally as part of the comprehensive zoning code update. It is anticipated that work efforts under that grant program will inform potential zoning code amendments that will be introduced at a future Planning Commission meeting. Regardless of existing code requirements, staff has implemented the parking provisions under AB 2097 through the review of Planning Applications and have not required off-street parking for projects within 1/2 mile of the Caltain stops, consistent with the City's AB 2097 implementation policy.

Staff aniticipates modifications to the City's AB 2097 implementation policy consistent with SB 2553, further eliminating parking requirements within 1/2 mile of all transit stops with service every 20 minutes.

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Summary of Housing Element Implimentation Actions and Zoning Code Amendments Policy
Number
Policy Description Program Measure(s) Implementation Action(s) Staff Recommendation Summary/Discussion of Proposed Code Modifications c)  Amend the Zoning Code to make residential uses, which currently require a special use permit, a permitted use in the C1, C2, C3, E1 and E2 districts for non-R Overlay areas.

Staff recommendation
implementing action
item.

The following sections of the zoning code were revised to complete this implementation action adding residential uses as a permitted use and removing residential uses requiring a special use permit in each zoning district :

C1 District - Sections 27.30.010 & 27.30.020
C2 District - Sections 27.32.010 & 27.32.020
C3 District - Sections 27.34.010 & 27.34.020
E1 District - Sections 27.44.020 & 27.44.030
E2 District - Sections 27.48.020 & 27.48.030
N/A - This amendment is not specified as an Implementation Action item, but increases housing production consistent with this policy.

Staff recommendation
implementing action
item.

Staff recommends modifying Sections 27.02.170 and 27.02.220 to be consistent with General Plan Ballot Measure T, approved by the voters on November 5, 2024. The proposed language updates existing sections of the zoning code relating to implementation of Measure T and general plan consistency. The revisions incorporate uses, densities, intensities, and heights specified in Land Use Element of the General Plan 2040 where the existing zoning code may conflict with, which is also in conformance with state law (Government Code Sections 65589.5 and 65860). a)  Review and amend the Zoning Code to allow group homes and residential care facilities for persons with special needs, including those who are ELI, in all residential zones, only subject to those objective standards that apply to other residential uses of the same type in the same zone in
conformance with state law.

Staff recommendation
based on State Law
City staff consulted with Diana Elrod (Diana Elrod Consulting) and determined to add or modify the following zoning code sections as described below. These modifications are also in conformance with the Group Home Technical Advisory, CA Dept of Housing and Community Development (December 2022, https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/group-home-technical-advisory-2022.pdf):
-Modification to Section 27.04.130 Community Care Facility - Minor modifications to update language and definition. -Added Section 27.04.22 Group Home definiton.

Modified the following sections to allow certain community care facilities as a permitted use and/or special use and only subject to those objective standards that apply to other residential uses of the same type in the same zone. Be advised that other Districts (R2, R4, C2, etc) enumerate uses in lower intense districts. For instance, any use permitted under the 1 District is also permitted in the R2 District. - Section 27.18.020 Permitted Uses (R1 District)
- Section 27.18.030 Special Uses (R1 DIstrict)
- Section 27.22.020 Special Uses (R3 District)
- Section 27.30.020 Special Uses (C1 District)
Staff recommends repealing/removing Chapter 27.27 Residential Care Facilities that includes additional regulations, mandatory requirements, and criteria to make approval determination findings for special use permits for Residential Care Facilities. All of these provisions should be removed from the zoning code per the Technical Advisory document because they are impediments to establishing residential care facilities. Off-street parking for community care facilities are already provided for in Chapter 27.64 OFF-STREET PARKING AND LOADING. b)  Review and amend the Zoning Code definition for family, and other related regulations, to ensure consistency with State and Federal fair housing laws related to persons with disabilities. This effort may also include consideration of new definitions such as single-unit and multi-unit dwellings to accommodate various housing situations.

Staff recommendation
based on State Law
Staff reviewed the definition for 'family' with Diana Elrod (Diana Elrod Consulting), and the definition was determined to comply with State Law. Other terms including 'community care facility', 'dwelling', 'dwelling unit' and specific dwelling types listed under dwelling were reviewed and updated (all in Chapter 27.04).

The term 'group home' was added (Section 27.04.195).

Policy
H1.13
Update Special Needs
Group Housing
Requirements
Research current code requirement
regarding special needs group homes for
people with disabilities for consistency with
Fair Housing Requirements. The City
commits to revising procedural
requirements to permit group homes for
seven or more persons in all zones allowing
residential uses based on objective criteria
to facilitate approval certainty similar to
other residential uses of the same form.

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Summary of Housing Element Implimentation Actions and Zoning Code Amendments Policy
Number
Policy Description Program Measure(s) Implementation Action(s) Staff Recommendation Summary/Discussion of Proposed Code Modifications Policy
H1.14
Update Supportive
Housing
Requirements
Review and amend zoning code regarding
multi-family housing development.

Amend the Zoning Code to be consistent with AB 2162 to
allow by-right 100% affordable housing that has 25% or 12 units of permanent supportive housing, where multi-family or mixed-use housing is permitted.

Staff recommendation
based on State Law
AB 2162 amends Government Code Section 65583 and adds Article 11 Supportive Housing to require local entities to streamline the approval of housing projects containing a minimum amount of Supportive Housing to be a use by right providing a ministerial approval process, removing the requirement for CEQA analysis, and removing the requirement for a special use permit or other similar discretionary entitlements granted by the Planning Commission. Government Code Section 65583(c)(3) requires transitional housing and supportive housing are permitted as a residential use and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone.

Staff recommends adding a defintion for 'Supportive Housing' in Section 27.27.04.67 and Transitional Housing in Section 27.04.486. The definitions for Supportive Housing and Transitional Housing are consistent with Health and Safety Code Section 50675.2.

Staff recommends adding supportive housing as a permitted use in the R1 and R3 Districts (Sections 27.18.020 and 27.22.010) per state law. R1 District permitted uses are enumerated in the R2 District and R3 District permitted uses are enumerated in all other multifamily and mixed use zones. Furthermore, consistent with AB 2162, housing projects that satisfies the requirements under Government Code Section 65651 shall be considered a use by right in the R3 District.

Policy
H1.15
Update Mobile Home
Parks Requirements
Amend zoning code requirements regarding
mobile home parks.

Amend the Zoning Code to allow mobile home parks as a
special use in all residential zones to be consistent with Government Code Section 65852.7
Staff recommendation
based on State Law
Staff recommends adding a defintion for mobilehome park (Section 27.04.313.1) and adding mobilehome park as a special use permit to the R2 District (Section 27.20.020). The R3 and R4 Districts enumerates all R2 District permitted uses. This is consistent with Government Code Section 65852.7.

Policy
H1.16
Update Farmworker
Housing
Requirements
Amend zoning code requirements regarding
farmworker housing.

Amend the Zoning Code to define and allow farmworker
housing within the Agricultural District consistent with Government Code Section 17021.6. The City will comply with Health and Safety Code section 17021.5.

Staff recommendation
based on State Law
Staff recommends adding a definiton section (27.060.020) in Chapter 27.60 Special Districts, Article I Agricultural Districts and adding the term 'farmworker housing' and include the defintions of farmworker housing from Health and Safety Code Sections 17021.5 and 17021.6. Section 17021.5 generally requires employee housing for six or fewer persons to be treated as a single-family structure and residential use. No conditional-use permit, zoning variance, or other zoning clearance shall be required for this type of employee housing that is not required of a family dwelling of the same type in the same zone. Section 17021.6 generally requires that employee housing consisting of no more than 36 beds in group quarters (or 12 units or less) designed for use by a single family or household to be treated as an agricultural use. No conditional-use permit, zoning variance, or other zoning clearance shall be required for this type of employee housing that is not required of any other agricultural activity in the same zone. Farmworker housing up to 36 beds in group quarters (or 12 units or less) was added as a permitted use under Section 27.60.030. Temporary farmworker housing consisting of more than 36 beds in a group quarters or more than 12 units or spaces designed for use by a single family or household was added as a special use under Section 27.60.040.

Policy
H3.7
Evaluate
Opportunities for
Expanding Homeless
Shelters
Examine best practices and policies to
expand shelter capacity for individuals
experiencing homelessness. Study
feasibility of new shelter programs and
collaborate with the County to end
homelessness.
c)  Review and amend the zoning code to allow emergency shelters in C2, C3, and other zones as needed to ensure there is sufficient capacity on available sites to accommodate the need for emergency shelter as identified in the most recent point-in-time count conducted before the start of the
planning period, in compliance with Government Code 65583.

Staff recommendation
based on State Law
Staff recommends modifying the 'emergency shelter' definition in Section 27.04.177 and include use standards and development standards in the definition.

This is not the ideal location for these provisions, however, the zoning code needs structural modifications that will be part of the comprehensive zoning code update. This will be reviewed during that update and addressed accordingly. Emergency shelters are already a permitted use in the C2 District, however, staff has removed the separation language as this has been moved to the emergency shelter definition section. Be aware that the C3 District enumerates all permitted uses in the C2 District.

As part of its review, staff evaluated exisiting emergency shelters within the City of San Mateo. There are two permanent facilities that served unhoused individuals within the city.
-325 Villa Terrace: First Step For Families provides interim shelter and services for homeless families serving up to 117 individuals per night with 39 family units. -El Camino House: A 2022 Homekey project run by Samaritan House. The El Camino House is a 44-room site where more than 100 individuals were housed last year.
d) Review and amend the zoning code as needed to comply with Government Code 65583 including to remove the 300
feet buffer from a single-family dwelling, clarify that emergency shelters are not required to be more than 300 feet apart and adopt objective development standards, such as parking for shelters in compliance with Government Code Section 65583(a)(4)(A)(ii).

Staff recommendation
based on State Law
Staff reviewed the zoning code and modified requirements under the 'emergency shelter' definition in Section 27.04.177. As noted above, staff modified Section

27.32.010 by removing the separation requirement.

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Summary of Housing Element Implimentation Actions and Zoning Code Amendments Policy
Number
Policy Description Program Measure(s) Implementation Action(s) Staff Recommendation Summary/Discussion of Proposed Code Modifications e) Review and amend the zoning code as needed to comply with requirements of AB 101 (2019) to allow Low Barrier Navigation Centers (LBNC) as a permitted use by right in areas zoned for mixed use and nonresidential zones permitting (by right or through a Special Use Permit) multifamily uses if it meets specific requirements in Government Code Sections 65660 – 65668.

Staff recommendation
based on State Law
Staff recommends adding the term 'low-barrier navigation center' and defintion in Section 27.04.177. The defintion proposed was provided by guidance from the Association of Bay Area Governments (ABAG). Staff recommends modifying Section 27.30.010 (C1 District) to permit low-barrier navigation centers by right consistent with Government Code Sections 65660 - 65668. The C2 District enumerates permitted uses in the C1 District.

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PROPOSED ZONING CODE MODIFICATIONS

Chapter 27.04

DEFINITIONS

27.04.130 COMMUNITY CARE FACILITY.

A "community care facility" means any place or building which is maintained and operated to provide 24-hour non-medical residential care, or day care services for children, adults, or both, limited to the following:
(a) Residential Care Facility. A residential care facility means a family home, group homecare facility, residential care facility for the elderly, foster homealcohol and/or drug recovery facility, intermediate care facility or similar facility, for 24-hour non-medical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual;
(b) Day Care Center. A day care facility means any facility which provides non-medical care to persons (adults and/or children) in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a 24-hour basis;
(c) Family Day Care Home. A family day care home means a facility which provides care, protection, and supervision of no more than 14 children in the caregiver's own home, for periods of less than 24 hours per day, while the parents or guardians are away.

27.04.165 DWELLING.
"Dwelling" means a building or portion thereof, designed or used exclusively for residential occupancy, including a one-family dwelling unit, an accessory dwelling unit, a junior accessory dwelling unit, a two-family dwelling unit, and a multiple-family dwelling unit, or a single room occupancy but does not include a hotel, motel, boarding or lodging houses or other lodging facilities, or a vessel or boat, or a house trailer.
(a) "Accessory dwelling unit" means an attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons, is accessory to the primary single-family residential dwelling unit or units, and includes permanent provisions for living, sleeping, eating, cooking facilities and sanitation on the same parcel as the primary residential dwelling unit.
(b) "Bachelor, efficiency or Sstudio unit" means a dwelling unit consisting of one principal room used for living and sleeping purposes, plus cooking facilities, and a bathroom, and closets.

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(c) "Junior accessory dwelling unit" means an additional, independent living unit constructed within the walls of a proposed or legally existing single-family residence, including attached garages.
(d) "Multiple-family dwelling" means a building or portion thereof, designed or altered for occupancy by three or more families living independently of each other. (e) "One-family dwelling" means a building containing one cooking facility only and designed exclusively for use and occupancy by one family, including the provision of interior access to all bedrooms, and may include a junior accessory dwelling unit within the principal dwelling.
(f) “Primary residential dwelling unit” means a building or separate portion thereof designated and/or customarily used as a residence by not more than one family and typically situated on a parcel or lot on which no other primary dwelling is located. Each dwelling unit within a multiple-family or two-family dwelling is also considered a primary residential dwelling unit (does not apply to junior accessories dwelling units or attached accessory dwelling units). The primary residential dwelling unit shall be larger, in terms of floor area, than any other residential unit situated on the same parcel or lot.
(g) “Single Room Occupancy” (SRO) means housing composed of individual efficiency dwelling units, where each unit has a minimum floor area of 150 square feet and a maximum size of 500 square feet. To qualify as an SRO development, no more than 10% of the units in a development may contain individual kitchens and bathrooms. Any unit not developed with an individual kitchen or bathroom must have access to common areas containing kitchen and bathroom facilities. SROs must be leased for a minimum of 30 consecutive days and also include apartment hotels. SROs are not required to provide any residential care or supportive services. (f)(h) "Two-family dwelling" means a building(s) designed or altered to provide attached (duplex) or detached dwelling units for occupancy by two families living independently of each other.

27.04.170 DWELLING UNIT.
"Dwelling unit" means one or more rooms in a residential structure which are arranged or designed for use by one family, plus not more than two paying guests, which includes provisions for living, sleeping, eating, cooking and sanitation, and if located on multiple levels/stories, the unit provides interior connections from a common living area (including but not limited to the a living room, family room, dining room, kitchen, and or other common living areas as determined by the Zoning Administrator). In addition, a "primary residential dwelling unit" means a building or separate portion thereof designated and/or customarily used as a residence by not more than one family and situated on a parcel or lot on which no other primary dwelling is located. The primary residential dwelling unit shall be larger, in terms of floor area, than any other residential structure situated on the same parcel or lot.

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27.04.177 EMERGENCY SHELTER.
"Emergency shelter" means overnight emergency housing typically operated by a governmental or nonprofit agency. It serves as the principal shelter of the inhabitants for a temporary emergency period and may includes services like food, and sanitation, laundry, health and child care, transportation, and social services. Emergency shelters includes other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care. means overnight emergency housing, typically operated by a governmental or nonprofit agency, which is the principal shelter of the inhabitant for a temporary, emergency period.

An "emergency shelter" is defined as one that is open for nighttime periods only, that is from 4:00 p.m. to 8:00 a.m. on the next day; it does not function as a common household for a family, although common bath and/or kitchen facilities are typically shared by inhabitants.

Where authorized as a special use in Chapter 27.18, the Eemergency shelter are is subject to the following: (a) The shelter must maintain a documented management plan that outlines strategies for staff training, community outreach, security measures, resident intake, and, when relevant, programs like job training or counseling;. (b) each emergency shelter is restricted to a maximum of one hundred (100) beds, serving no more than one hundred (100) people at one time; (c) individuals or families may reside at the shelter for up to 180 days consecutively, except when longer stays are part of ongoing training or rehabilitation efforts outlined in the management plan; (d) the shelter may provide one or more common facilities, such as central cooking and dining rooms, recreation rooms, counseling centers, childcare centers, or other support services, exclusively for residents; (e) the shelter must have designated staff on-premises during all operational hours;.(f) no more than one (1) emergency shelter shall be allowed within a radius of three hundred (300) feet from another such facility, measured from the nearest property lines; (g) the interior on-site waiting and intake area must be at least two hundred (200) square feet; and (h) minimum on-site parking requirement of two off-street parking spaces plus one additional off- street parking space for each 10 beds and one additional parking space per each employee on site.

27.04.222 GROUP HOME
“Group home” means a one- family dwelling providing 24-hour residential care for a wide variety of persons with special needs, including but not limited to licensed group homes, unlicensed group homes, and recovery residences or sober living homes. Residents may share cooking, dining, and living areas, and may, in some group homes, participate in cooking, housekeeping, and other communal living activities.

27.04.250 HOTEL, APARTMENT.
"Apartment hotel" means a building containing dwelling units or individual guest rooms, the majority of which are for permanent guests. Maid and janitor service may be provided but kitchen facilities are not necessarily included.

27.04.306 LOW-BARRIER NAVIGATION CENTER
“Low-barrier navigation center” means a temporary shelter that provides services for individuals experiencing homelessness, as defined by California Government Code Section 65660.

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Low-barrier navigation centers are subject to the following: (a) It offers services to connect people to permanent housing through a services plan that identifies services staffing; (b) It is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. “Coordinated entry system” means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals; (c) It complies with Welfare and Institutions Code Section 8255 et seq; and (d) It has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

27.04.308 MANUFACTURED HOME
"Manufactured home" shall mean a structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width, or forty (40) feet or more in length, or when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling installed on a permanent foundation when connected to the required utilities, and the plumbing, heating, air conditioning, and electrical systems are contained within the structure. "Manufactured home" shall also include any structure which meets all the requirements of this subsection except the size requirements and to which the manufacturer voluntarily has filed a certification and complies with the standards established by the Health and Safety Code. "Manufactured home" shall also include a mobilehome subject to the National Manufactured Housing Construction and Safety Act of 1974. "Manufactured home" shall include only those structures that contain two or less dwelling units, and that conform to the applicable requirements of the laws of the State of California or United States.

27.04.313.1 MOBILEHOME PARK
“Mobilehome park” means any area or tract of land where two or more lots are rented or leased, held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate manufactured homes, mobilehomes, or recreational vehicles used for human habitation as defined in Section 18214 of the Health and Safety Code, as amended from time to time. The rental paid for a manufactured home, a mobilehome, or a recreational vehicle shall be deemed to include rental for the lot it occupies. “Mobilehome park” also means a mobilehome development constructed according to the requirements of Part 2.1 (commencing with Section 18200) of Division 13 of the Health and Safety Code, and intended for use and sale as a mobilehome condominium or cooperative park, or as a mobilehome planned unit development.

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27.04.203 FOUNDATION
“Permanent foundation" shall mean assembly of materials constructed below, or partially below grade, not intended to be removed from its installation site, which is designed to support a manufactured home structure and engineered to resist the imposition of external natural forces, as defined by the Health and Safety Code or the Building Code, whichever is more restrictive.

27.04.467 SUPPORTIVE HOUSING
(a) “Supportive Housing” means housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. Supportive housing shall only be subject to those restrictions that apply to other residential dwellings of the same type in the same zone (b) “Target Population” means persons, including persons with disabilities, and families who are “homeless,” as that term is defined by Section 11302 of Title 42 of the United States Code, or who are “homeless youth,” as that term is defined by paragraph (2) of subdivision (e) of Section 12957 of the Government Code as may be amended from time to time.

27.04.486 TRANSITIONAL HOUSING
“Transitional housing” and “transitional housing development” means buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.

Transitional housing shall only be subject to those restrictions that apply to other residential dwellings of the same type in the same zone.

27.06.020 ZONING ADMINISTRATOR - POWERS AND DUTIES.

The Zoning Administrator shall enforce the provisions of this Title, and shall:

(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 fiftytwenty-five (5025) residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or

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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:

(3) Site Plan and Architectural Review for projects that incorporate:

(1) Site plan and architectural review for projects that incorporate:

(A) Twenty-six (26)Fifty-one (51) or more residential dwelling units that meet objective design standards as adopted by resolution of the City Council; or

Chapter 27.17

MANUFACTURED HOMES

27.17.010 MANUFACTURED HOMES.

Manufactured homes shall conform to the minimum lot size, yard areas, access, vehicular parking, and setbacks for the zone in which they are to be installed in addition to meeting the standards set forth in this ordinance.

27.17.020 DEFINITIONS.
(a) For purposes of permitting manufactured homes in residential zones, the following definitions shall apply:
(1) "Architectural features" shall mean an architectural feature that occurs or appears frequently on conventionally-built homes within three hundred (300) feet from the boundaries of a parcel on which a manufactured home is proposed. (2) "Manufactured home" shall mean a structure, transportable in one or more sections, which, in the traveling mode, is eight body feet or more in width, or forty (40) feet or more in length, or when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and the plumbing, heating, air conditioning, and electrical systems are contained within the structure. "Manufactured home" shall also include any structure which meets all the requirements of this subsection except the size requirements and to which the manufacturer voluntarily has filed a certification and complies with the standards established by the Health and Safety Code. "Manufactured home" shall also include a mobilehome subject to the National Manufactured Housing Construction and Safety Act of 1974. "Manufactured home" shall include only those structures that contain two or less dwelling units, and that conform to the applicable requirements of the laws of the State of California or United States.

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(3) "Manufactured home" shall mean a dwelling manufactured off-site, conforming to state or federal standards, (bearing a state, or federal label) and transportable in one or more sections, designed to be installed on a permanent foundation. (4) "Permanent foundation" shall mean assembly of materials constructed below, or partially below grade, not intended to be removed from its installation site, which is designed to support a manufactured home structure and engineered to resist the imposition of external natural forces, as defined by the Health and Safety Code or the Building Code, whichever is more restrictive.

27.17.030 MANUFACTURED HOME TAXATION.

The initial installation of a manufactured home on a parcel which has been installed on a permanent foundation pursuant to this ordinance shall be deemed to be a manufactured home subject to local property taxation pursuant to the Health and Safety Code and the Revenue and Taxation Code. Upon issuance of a certificate of occupancy, the City shall record with the County Recorder the specifics of such permanent installation and, also, advise the State Department of Housing and Community Development.

27.17.040 SPAR.

A manufactured home unit on a permanent foundation on a private lot may be permitted subject to the approval of a site plan and architectural review (SPAR) application by the Zoning Administrator. The applicant/owner shall also provide the information required on the MH Form.

Subsequent modifications, such as, room additions, shall be subject to issuance of a building permit.

27.17.050 ELIGIBILITY.

A manufactured home shall not be installed on a permanent foundation on a private parcel unless it:

Was constructed after September 15, 1971, and was issued an insignia of approval by the California Department of Housing and Community Development or was constructed after July 1, 1976, and was issued a label of approval by the United States Department of Housing and Urban Development; and
(a) Has not been altered in violation of applicable federal and state codes; and (a) The board, upon the findings and recommendations of its members shall determine the eligibility of each mobilehome unit to be installed.

27.17.060 STANDARDS.

A manufactured home located on a permanent foundation on a private parcel shall:

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(a) Be occupied only as a residential use type.
(a) Be subject to all provisions of the Municipal Code applicable to conventional residential structures.
(a) Meet all development and design standards for the zone in which they are to be installed, including but not limited to the parking standards in Chapter 27.64 conforming to the maximum floor area ratio, and including landscape requirements, as applicable. (a) Be attached to a permanent foundation in compliance with all applicable building regulations, and of the health and Safety code.
(a) Have a minimum width of twenty (20) feet or be a double-wide, multi-sectional unit. (a) Be covered with exterior building materials and have architectural features customarily used on conventional residential dwellings and be approved by the board. The exterior covering material shall extend to finished grade, except that when a solid concrete or masonry perimeter foundation is used, the exterior covering material need not extend below the top of the foundation. (a) Have a roof with a pitch of not less than two (2) inch vertical rise for each twelve (12) inch of horizontal run and consisting of shingles or other material customarily used for conventional residential dwellings.
(a) Assure that the general appearance of the structure and property is in keeping with the character of the neighborhood. To achieve this assurance, the board shall require porches and eaves or roofs with eaves, specific roofing materials and siding when, in its opinion, it is necessary to be compatible with the dwellings in the area. The board shall assure that:
(0) All windows and doors be architecturally treated in a manner complimentary to the building's overall design and shall comply to the City's security standards. (0) Screening be provided for all mechanical and electrical equipment, so that they are not visible from the public right-of-way. For roof and wall mounted equipment, the screening shall be an integral part of the building design. (0) Exterior materials shall generally consist of those permitted by the Building Code. Shiny, metallic surfaces are unacceptable.
(a) Be provided with standard utility connections. The housing unit electrical, gas, water and drain connections shall be made permanent in a manner applicable to permanent buildings.

Gas shutoff valves, meters and regulators shall not be located beneath the manufactured home. (a) Obtain a site development permit pursuant to Chapter 23.40 of this code.

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27.17.070 MODIFICATION OF STANDARDS.

Modification of the standards set forth in section 27.17.060, paragraphs (e), (f) and (g), may be granted by the board if it finds that such modification will not be detrimental to the public interest or surrounding residents or properties.

27.17.080 SURRENDER OF REGISTRATION.

Subsequent to applying for the required building permits, and prior to occupancy, the owner shall surrender the certificate of title or other indicia of registration to the state department of community development pursuant to section 18551(b) of the California Health and Safety Code.

Thereafter, any vehicle license plate, certificate of ownership, and certificate of registration issued by a state agency is to be surrendered to the appropriate state agencies. Any manufactured home which is permanently attached to a permanent foundation must bear a California insignia or federal label, pursuant to section 18550(b) of the Health and Safety Code.

27.17.090 BUILDING PERMIT.

Prior to installation of a mobilehome on a permanent foundation, the mobilehome owner or a licensed contractor shall obtain a building permit from the City building division. To obtain such a permit, the owner or contractor shall comply with all requirements of section 18551(a) of the State Health and Safety Code.

Chapter 27.18
R1 DISTRICTS—ONE FAMILY DWELLINGS

27.18.020 PERMITTED USES.

The following uses are permitted:
(a) One-family detached dwellings, including manufactured homes on permanent foundations subject to provisions of Chapter 27.17;
(b) Accessory dwelling units and junior accessory dwelling units subject to the provisions of Chapter 27.19;
(c) Accessory uses and structures;
(d) Detached accessory structures containing no more than two (2) plumbing fixtures or waste lines;
(e) Home occupations, subject to provisions of Section 27.16.040; (f) Community care facilities licensed by the State of California for the followingas follows:
(1) Unlicensed group homes subject to the objective development standards that apply to other residential uses of the same type in the same zone;

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(1)(2) Licensed residential care facilities including group homes with six (6) or fewer residents, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9, as amended from time to time; and (2)(3) Family day care for fourteen (14) or fewer occupants, in addition to the caregiver's family, when managed in the caregiver's residence and in accordance with State law.; and
(g) Temporary buildings for construction purposes for a period not to exceed the duration of such construction;.
(g)(h) Transitional housing and supportive housing subject to the objective development standards that apply to other residential uses of the same type in the same zone.

27.18.030 SPECIAL USES.

The following uses may also be allowed if a special use permit is approved:
(a) Detached accessory structures, other than secondary unitsaccessory dwelling units, containing more than two (2) plumbing fixtures or waste lines; (b) Swimming pools, hot tubs and spas located in required front yard or street side yard; (c) Cemeteries, mausoleums, and columbaria, subject to the provisions of the Section

27.18.120;
(d) Churches, convents, parish houses, and monasteries, including as a permitted accessory use emergency shelters subject to the requirements in a residential zone; (e) Community services including but not limited to libraries, parks, playgrounds, and community centers;
(f) Group homes that provide licensed services to seven (7) or more residents without disabilities, in addition to the caregiver's family, subject to the objective development standards that apply to other residential uses of the same type in the same zone. Certain licensed group homes shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9;
(f)(g) Public and private educational facilities;
(g)(h) Day care centers when located within a public or quasi-public structure such as a school, recreation center, church, temple or similar facility;

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(h)(i) Philanthropic and eleemosynary uses;
(i)(j) Public utility facilities; and
(j)(k) Temporary real estate sales offices for a period not to exceed the duration of the construction and sale of homes within the subdivision wherein the sales office is to be located.

Chapter 27.20
R2 DISTRICTS—TWO FAMILY DWELLINGS

27.20.020 SPECIAL USES.
(a) Special uses in the R2 districts shall be any special uses permitted in the R1 district, the subject to the same regulations and exceptions;.
( ) (b) Mobilehome parks.

Chapter 27.22
R3 DISTRICT—MULTIPLE FAMILY DWELLINGS (MEDIUM DENSITY)

27.22.010 PERMITTED USES.

Use of buildings or land in this district and buildings hereafter erected, structurally altered or enlarged, shall be limited to the following:
(a) Any use permitted in the R1 and R2 districts;
(b) Multiple family dwellings, as defined in this title; (c) One family row dwellings, as defined in this title; (c)(d) Supportive housing in compliance with Government Code Sections 65650 - 65656], shall be considered a use by-right use. “Use by right” shall have the same meaning as defined in Government Code Section 65583.2(i). Supportive housing shall also be in compliance with Section

27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone. (d)(e) Accessory uses which are necessary to the above-mentioned buildings and uses.

27.22.020 SPECIAL USES.

Unless otherwise provided, the following uses may be allowed if a special use permit is approved:

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(a) Any special use permitted in the R1 and R2 districts; (b) Bed and breakfast inns;
(c) Boarding and lodging houses with a five (5) resident person limitation; (d) Convalescent homes, rest homes, nursing homes; limited to the housing of not more than six (6) persons in addition to the owner or manager and family; (e)(d) Residential care facility (excluding group homes) serving with seven (7) or more persons residents in addition to the caregiver, and conforming with the provisions of Chapter

27.27. Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9;
(e) Day care centers.

Chapter 27.24
R4 DISTRICT—MULTIPLE FAMILY DWELLINGS (HIGH DENSITY)

27.24.010 PERMITTED USES.

Use of buildings or land in this district and buildings hereafter erected, structurally altered or enlarged, shall be limited to the following:
(a) Any use permitted in the R1, R2, or R3 districts;
(b) Single Room Occupancy Units;
(b)(c) Accessory uses which are necessary to the above-mentioned buildings and uses.

Chapter 27.27

RESIDENTIAL CARE FACILITIES

27.27.010 PURPOSE AND EFFECT OF DEVELOPMENT AND/OR USE PURSUANT TO THIS CHAPTER.

This chapter is intended to regulate residential care facilities with seven (7) or more residents in addition to the caregiver. Residential care facilities serving six or fewer residents, in addition to the caregiver, are permitted in all zoning districts that permit single family residences and shall not be required to meet any requirement of this chapter. Any zoning plot developed or used pursuant to this chapter shall not thereafter be used for any purpose other than a residential care facility unless and until the Zoning Administrator has certified in writing that the alternate use satisfies all applicable and then existing land use regulations pertaining to the classification of the zoning plot.

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27.27.020 RESIDENTIAL CARE FACILITIES SPECIAL USE CRITERIA.

When the proposed use meets the requirements of this chapter and all the following criteria, residential care facilities serving 7 or more residents in addition to the caregiver may be permitted by approval of a special use permit and a site plan and architectural review by the Planning Commission in any zoning district that permits multiple family dwellings, but in no event in an R-1 or R-2 zoning district.
(b) There are no other residential care facilities of any size within 300 radial feet of the perimeter of the subject property.
(b) Residential occupancy of residential care facilities for the elderly, other than by the caregiver and his or her immediate family, shall be limited to persons over sixty (60) years old or to "qualified permanent residents", as defined in California Government Code Sections 51.2-51.4, or any successor legislation, who are provided varying levels and intensities of care and supervision and personal care, and who have voluntarily chosen to reside in this type of group housing arrangement.
(b) The proposed use shall be licensed by the State or County and shall be conducted in a manner and with facilities that comply with Title 23 for this kind of occupancy. If the State or County license is suspended or revoked, the special use permit shall automatically also be suspended or revoked.
(b) Facilities having persons in excess of 60 years of age or having physical handicaps shall be specifically designed and adapted to include safety bars and rails in bedrooms and bathrooms, ramps, and other provisions required for elderly or handicapped persons by State law or Federal regulations. In addition, such facilities shall include a common dining area as well as adequate common living areas and amenities to facilitate program activities. (b) The use shall be specifically designed and/or maintained to have a residential appearance as determined by review of the Zoning Administrator and be compatible with the architectural character of the zoning district. In residential zoning districts, signs and ramps and any other "non-residential" feature visible from the public right-of-way shall not be permitted.

27.27.030 SPECIAL DENSITY STANDARDS FOR RESIDENTIAL CARE FACILITIES.

Notwithstanding any other provisions of this Code, residential care facilities located in any zoning district that permits community care facilities shall have a total floor area that averages at least 350 square feet of floor area per resident, excluding parking. Where existing structural constraints preclude meeting this requirement, additional floor area to meet this requirement may be achieved through covered patios and decks.

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27.27.040 OPEN SPACE REQUIREMENTS.
(b) For residential care facilities located outside of the central business district, there shall be a minimum of 100 square feet of common usable open space area per resident and live-in caregiver.
(b) For residential care facilities located within the central business district there shall be provided a minimum of 100 square feet of common usable open space area per resident and live-in caregiver. Indoor common living areas and amenities to facilitate program activities may be counted towards this requirement up to a maximum of 75% of the total open space area required. (b) Any open space area to be counted toward the requirements of this Section shall have a minimum dimension of not less than six feet (6') in any direction and be easily accessible to all residents.
(b) Outdoor areas shall be designed to provide amenities and recreational areas compatible with the needs of the residents, such as pathways and sitting areas, flower and vegetable gardens, shuffleboard courts, putting greens and similar active recreation areas. (b) Where additional stories prohibit easy access to open space areas on the ground floor, open roof decks, balconies, or lanais shall be provided in an amount, dimension, area, and location as determined to be adequate by the Zoning Administrator. (b) The proposed improvement of all required open space shall be designated on the plans submitted with the planning application, and upon the approval of such plans, be considered a required part of the use permit, site, and structural improvements.

27.27.050 OFF-STREET PARKING.
(b) Buildings constructed as residential care facilities serving from seven (7) to fifteen (15) residents shall be required to provide one parking space for each five (5) residents, in addition to one parking space for each live-in caregiver. At least two of the parking spaces shall be enclosed. (b) Buildings constructed as residential care facilities serving more than (15) residents shall be required to provide one parking space for each (5) residents in addition to one parking space for each caregiver, employee, and doctor to be on-site at any one time. (b) Existing single-family residences to be converted into residential care facilities shall maintain existing covered parking; additional parking to meet the requirement of Subsection (a) or (b) above, as applicable, may be enclosed or uncovered.

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27.27.060 OTHER LAND USE STANDARDS.

Except as expressly provided in this chapter, the land use standards for residential care facilities, such as yard areas and floor area, shall be governed by the land use standards of the applicable zoning district.

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Chapter 27.30
C1 DISTRICTS—NEIGHBORHOOD COMMERCIAL

27.30.010 PERMITTED USES.

The following uses are permitted provided that the use limitations contained in Section

27.30.025, "Permitted and special uses—Twenty-Fifth Avenue Improvement Area, " shall apply to properties in the Twenty-Fifth Avenue Improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone, " shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Permitted Uses in Residential Districts. Residential units only on parcels designated with a residential overlay district classification subject to R3 district "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited; (b)(a) Animal grooming, provided no overnight boarding occurs on the site; (c)(b) Bakeries;
(d)(c) Barber shops and hair salons;
(e)(d) Delicatessens;
(f)(e) Dry cleaners, with customer service areas;
(g)(f) Financial institutions, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
(h)(g) Health studios and spas;
(i)(h) Laundromats;
(i) Libraries;
(j) Low Barrier Navigation Center above the ground floor in compliance with Government Code Sections 65660-65668 shall be considered a use by-right. “Use by right” shall have the same meaning as defined in subdivision (i) of Section 65583.2. Supportive housing shall also be in compliance with Section 27.94.020 By-Right Residential Use Requirements and subject only to those objective development standards and policies that apply to other multifamily development within the same zone.
(j)(k) Newspaper publishing;

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(k)(l) Offices, provided the ground floor area devoted to this use does not exceed 2,500 square feet per establishment;
(l)(m) Photo processing;
(m)(n) Picture framing;
(n)(o) Real estate establishments;
(p) Residential units above the ground floor, on parcels with or without a residential overlay district classification subject to R3 district "Minimum Development Standards" in Section

27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, residential units on parcels with established (non- vacant for less than 5 years) neighborhood commercial uses or corridors may only be permitted on the upper stories to preserve existing services.
(o)(q) Restaurants and accessory outdoor dining areas, without drive-through facilities; (p)(r) Retail uses, such as, but not limited to, the following uses, subject to a maximum of 15,000 square feet of floor area per establishment except for supermarkets and drug stores:
(1) Antique shops,
(2) Apparel sales, tailoring and repair stores,
(3) Drug stores,
(4) Hardware and garden supply stores,
(5) Household furnishings,
(6) Pet shops,
(7) Supermarkets and grocery stores;
(q)(s) Reverse vending machines, subject to regulations established in Chapter 27.69; (r)(t) Schools and day care facilities;
(s)(u) Travel agencies;
(t)(v) Accessory uses to principle uses permitted; and
(u)(w) Other compatible uses as determined by the zoning administrator.

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27.30.020 SPECIAL USES.

The following uses may also be permitted subject to approval of a special use permit, provided that the use limitations contained in Section 27.30.025, "Permitted and special uses— Twenty-Fifth Avenue Improvement Area, " shall apply to properties in the Twenty-Fifth Avenue improvement Area and the use limitations contained in Section 27.30.027, "Permitted and special uses—Hillsdale Station Area Plan Active Zone, " shall apply to properties in the Hillsdale Station Area Plan Active Zone:
(a) Accessory buildings containing plumbing;
(b) Alternative financial services subject to the following requirements:
(1) A maximum of four alternative financial services may be located in the City of San Mateo.
(2) No alternative financial service may be located within a radius of 1,000 feet from the nearest existing alternative financial service.
(3) Any alternative financial service seeking to begin operations after the effective date of the ordinance codified in this section shall meet the following minimum standards of performance, which shall be included as conditions of approval for such uses:
(A) A lighting plan shall be reviewed and approved by the Police Department and the Building Division for conformance with the City's security ordinance prior to the issuance of building permits.
(B) Storefronts shall have glass or transparent glazing in the windows and doors. No more than 10% of any window or door area shall be covered by signs, banners, or opaque coverings of any kind.
(C) Hours of operation shall be limited to 7:00 a.m. to 7:00 p.m. (D) At least one uniformed security guard will be on duty at all times the business is open. The security guard shall patrol the interior and all exterior portions of the property under the control of the owner or operator of the alternative financial service, including, but not limited to, parking lots and any open public spaces such as lobbies.
(c) Automobile gasoline service stations;
(d) Boarding, lodging, or rooming houses;

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(e) Community care facilities serving seven or more persons in addition to the caregiver.

Certain licensed care facilities shall be subject to separation requirements pursuant to Health and Safety Code Section 1267.9 , and conforming with the provisions of Chapter 27.27; (f) Convalescent homes, rest homes, nursing homes, limited to the housing of not more than six persons in addition to the owner or manager, and family; (g) Drive-through facilities for financial institutions and for pharmacies dispensing only prescriptions or medicinal goods at the drive-through facility. Drive-through facilities for pharmacies shall be subject to the parking requirements for financial institution drive-through uses, as enumerated in Section 27.64.160(7)(a).
(h) Fast food establishments without drive-through facilities; (i) Financial institutions, exceeding 2,500 square feet of ground floor area per establishment up to a maximum of 15,000 square feet of floor area; (j) Offices exceeding 2,500 square feet of ground floor area per establishment up to a maximum of 15,000 square feet of floor area;
(k) Parking facilities, as a principal use;
(l) Public utility and public service uses;
(m) Recreational vehicle storage, subject to regulations established in Section 27.64.267, and only on those parcels designated for such use in Section 27.60.180; (n) Recycling facilities subject to regulations established in Chapter 27.69; (o) Religious institutions;
(p) Residential units on parcels without a residential overlay district classification subject to R3 district "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited;
(p) Businesses selling or renting firearms as defined by Penal Code Section 12001(b); and (q) Other compatible uses as determined by the zoning administrator subject to the granting of a special use permit.

Chapter 27.32
C2 DISTRICTS—REGIONAL/COMMUNITY COMMERCIAL

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27.32.010 PERMITTED USES.

The following uses are permitted:
(a) Permitted uses in the C1 district;
(b) Art galleries;
(c) Automotive accessory stores, excluding on-site service and repair of vehicles; (d) Boarding, lodging, or rooming houses;
(e) Catering services;
(f) Hotels and motels, including restaurant and meeting rooms; (g) Laundries;

(g)(h) Medical and dental clinics, including laboratories; (h)(i) Offices;
(i)(j) Parking facilities;
(j)(k) Printing, lithographing, or publishing establishments for newspaper, business cards, and other similar uses;
(k)(l) Radio and television broadcasting stations;
(l)(m) Reproduction services;
(m)(n) Residential units, only on parcels designated with a Q5 overlay classification, or a residential overlay district classification, or no overlay classification subject to R4 district "Minimum Development Standards" in Section 27.24.040 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; however, secondary units are prohibited;
(n)(o) Retail uses, including incidental rental and repair; (o)(p) Emergency Shelters, ; located more than 300 feet from single family zoning districts; (p)(q) Accessory uses to principle uses permitted; and

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(q)(r) Other compatible uses as determined by the zoning administrator.

27.32.020 SPECIAL USES.

The following uses may also be permitted, subject to approval of a special use permit:
(a) Special uses permitted in the residential and C1 districts, except increases in floor area ratios;
(b) Clubs, lodges, and fraternal organizations;
(c) Commercial recreation uses;
(d) Hospitals;
(e) Mortuaries;
(f) Public transportation facilities and terminals;
and other similar uses;
(g) Residential units on parcels without a residential overlay district classification subject to R4 district "Minimum Development Standards" in Section 27.24.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited;
(h)(g) Recreational vehicle storage, subject to the provisions of Section 27.64.267 of this Title;
(i)(h) Theaters, excluding drive-in theaters; and
(j)(i) Other compatible uses as determined by the zoning administrator subject to the granting of a special permit.

Chapter 27.34
C3 DISTRICTS—REGIONAL/COMMUNITY COMMERCIAL

27.34.010 PERMITTED USES.

The following uses are permitted:
(a) Permitted uses in the C1 and C2 districts ; however, secondary units are prohibitedprovided that residential uses are subject to R4 district "Minimum Development

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Standards" in Chapter 27.24 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; (b) Ambulance service;
(c) Automobile, boat, and truck sales and rental, including service and repair as accessory to the primary sales use, sales may occur on open lot;
(d) Automobile service, parts, and repairs, classified as minor motor vehicle repair in Section 27.04.325;
(e) Car wash and detailing facilities, may not occur on open lot; (f) Laboratories, research, experimental, and testing, provided no production or manufacturing of products occurs on the premises;
(g) Accessory uses to principle uses permitted; and
(h) Other compatible uses as determined by the Zoning Administrator.

Chapter 27.36
C4 DISTRICT- SERVICE COMMERCIAL

27.36.010 PERMITTED USES.

The following uses are permitted:
(a) Permitted uses in the C1, C2, and C3 districts, except that residential uses, low barrier navigation centers, office uses on the properties along Palm Avenue between Twentieth and Twenty-fifth Avenues, secondary units, and emergency shelters are prohibited; Chapter 27.38
CBD DISTRICTS—CENTRAL BUSINESS DISTRICT

27.38.020 PERMITTED USES.

Unless otherwise provided in this title, uses of building or land in this district and buildings hereafter erected, structurally altered or enlarged shall be limited to the following uses:
(a) Any use permitted in the C2 District, except an animal hospital and emergency shelters; provided that the use limitations contained in Section 27.38.110, Required Retail Frontage, shall apply to properties located within the required retail frontage area, as shown in the Downtown Plan.

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(b) Multiple-family dwellings, when part of a mixed use development, subject to CBD residential development standards and affordable housing requirements as adopted by City Council resolution; however, secondary units are prohibited. (c) Name plates and signs, as classified and regulated in Title 25.

Chapter 27.44
E1 DISTRICTS—EXECUTIVE PARK

27.44.020 PERMITTED USES.

The following uses shall be permitted:
(a) Administrative, executive, and professional offices, provided that the professional offices are limited to those professions listed in Section 5.24.160, and including similar professional occupations, and provided that no office of a veterinarian shall include an animal hospital or kennel.
(b) Accessory uses; including, but not limited to:
(1) Sale of personal goods and services, when provided in the principal building, including, but not limited to, the following:
(A) Flower, food, and news vending;
(B) Printing and photocopying;
(C) Travel agencies;
(D) Ticket outlets;
(2) Other services which are customary appurtenant uses. (c) Health and recreation facilities.
(d) Public utility and service uses.
(e) Financial and business offices and related facilities. (f) Research laboratories (experimental and testing), provided no production or manufacturing occurs, and provided that all activities conform with the performance standards established for the M1 district.
(g) Residential units, only on parcels designated with or without a residential overlay district classification subject to R3 district "Minimum Development Standards" in Section 27.22.040 and

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affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited. (h) Restaurants without drive-through facilities.
(i) Schools and day care facilities.
(j) Warehousing, storage, and distribution facilities as accessory uses but not exceeding 10,000 square feet per establishment or not more than 60% of gross floor area per establishment. (k) Other compatible uses as determined by the Zoning Administrator.

27.44.030 SPECIAL USES.

The following uses may also be permitted subject to approval of a special use permit:
(a) Alternative financial services, subject to the restrictions set forth in Section 27.30.020; (b) Automobile gasoline service station;
(c) Clubs, lodges, and fraternal organizations;
(d) Hotels;
(e) Parking facilities, as a principle use;
(f) Religious institutions; and
(g) Residential units on parcels without a residential overlay district classification subject to R3 District "Minimum Development Standards" in Section 27.22.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter 27.29; however, secondary units are prohibited; and
(h)(g) Other compatible uses as determined by the Zoning Administrator subject to the granting of a special use permit.

Chapter 27.48
E2 DISTRICTS—EXECUTIVE OFFICES

27.48.020 PERMITTED USES.

The following uses are permitted:
(a) Permitted uses in the E1 district;

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( ) Residential units, only on parcels designated with a residential overlay district classification subject to R4 district "Minimum Development Standards" in Chapter 27.24 and affordable housing requirements as adopted by City Council resolution, except as otherwise specified in Chapter 27.29; however secondary units are prohibited.

27.48.030 SPECIAL USES.

Reserved. Special Uses in the E1 district may also be allowed subject to approval of a special use permit. Residential units on parcels without a residential overlay district classification subject to R4 district "Minimum Development Standards" in Section 27.24.040 and affordable housing requirements as adopted by City Council resolution, unless otherwise specified in Chapter

27.29; however, secondary units are prohibited.

Chapter 27.60

SPECIAL DISTRICTS
Article I Agricultural Districts

27.060.020 DEFINITIONS
The following definitions apply to this chapter.
(a) “Farmworker housing” means an agricultural employee housing development that satisfies all of the following:
(1) The agricultural employee housing does not contain dormitory-style housing. (2) The development consists of no more than 36 units or spaces designed for use by a single family or household.
(3) Except as otherwise provided in subparagraph (2), the agricultural employee housing will be maintained and operated by a qualified affordable housing organization that has been certified pursuant to Government Code Section 17030.10 or operated by a local public housing agency or a multicounty, state, or multistate agency that has been certified as a qualified affordable housing organization.
(4) An affordability covenant is recorded on the property to ensure the affordability of the proposed agricultural employee housing for agricultural employees for not less than 55 years.

27.60.030 PERMITTED USES.

Permitted uses shall be as follows:

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(a) All uses commonly classed as agriculture, horticulture or forestry, including crop and tree farming, and nursery operation.
(b) Horse racetracks and related uses, including, but not limited to, veterinary facilities, feed storage facilities, stables, offices, restaurants, sleeping quarters, plant nurseries and equipment storage facilities.
(c) One-family detached dwelling and accessory buildings provided the property (or zoning plot) upon which the dwelling is located has as its principal use one of the agricultural uses permitted above.
(c)(d) Accessory dwelling units, whenre a primary dwelling is located on the site. (d)(e) Parks, forest preserves and recreational areas, when publicly owned and operated. (e)(f) Golf courses, regulation size, but not including "par 3" golf courses, commercially operated driving ranges or miniature golf courses; and provided, that no clubhouse or accessory building shall be located nearer than five feet to any dwelling. (f)(g) Signs, advertising the sale or rental of the property upon which the sign is located. (h) Public utility facilities.
(g)(i) Farmworker housing consisting of no more than 36 beds in group quarters or 12 units or spaces designed for use by a single family or household

27.60.040 SPECIAL USES.

The following uses may also be permitted if their site locations and proposed development plans are first approved, as provided for in Chapters 27.06 through 27.12, 27.62, 27.74, 27.78 and

27.80:
(a) Mining, dredging, loading, and hauling of sand, shells, salt, dirt, gravel or other aggregate, but not including equipment, buildings or structures for screening, refining, crushing, mixing, washing or storage.
(b) Railroad Rights-of-Way and Trackage. Airports or aircraft landing fields. Radio and television towers, commercial.
(c) Filling of lowland with noncombustible material free from refuse and food wastes. (d) Sanitary land fill, when operated or supervised by the City. (e) Kennels, commercial, and animal hospitals.

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(f) Public service uses:
(g) Filtration plant, pumping station, and water reservoir; (h) Sewage treatment plant;
(i) Other governmental uses.
(i)(j) Temporary farmworker housing consisting of more than 36 beds in group quarters or more than 12 units or spaces designed for use by a single family or household.

27.60.050 CONDITIONS OF USE.

No horses, cattle, or other domestic animals shall be bred, raised, or maintained within 500 feet of any residential district as established in this zoning title.

Article II Open Space Districts

27.60.090 SPECIAL USES.

The following uses may also be allowed if a special use permit is approved:
(a) Detached accessory structures, other than secondary units, containing more than two plumbing fixtures or waste lines;
(b) Swimming pools, hot tubs and spas located in required front yard or street side yard; (c) Secondary units subject to provisions of Chapter 27.19; (d)(c) Cemeteries and mausoleums;
(e)(d) Churches, convents, parish houses, and monasteries; (f)(e) Community services, including, but not limited to, libraries, parks, playgrounds, and community centers;
(g)(f) Public and private educational facilities;
(h)(g) Day care centers serving more than six persons or family day care centers serving more than 14 children;
(i)(h) Philanthropic and eleemosynary uses;
(j)(i) Public utility facilities; and

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(k)(j) Temporary real estate sales offices for a period not to exceed the duration of the construction and sale of homes within the subdivision wherein the sales office is to be located.

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1 1
4 0
3 City of San Mateo
Multiple Family and Mixed-use Residential Development
Projects Submitted within the previous Five Years*
PA – Planning Application
*January 1, 2021 – February 1, 2025
Note – This list does not include mixed-use projects with more than 10,000 square feet of commercial floor area.

Project Name # of Units Project Status
328 Tilton Ave 4 PA Under Review
1 Hayward Ave 18 PA Approved
616 S B St (Nazareth Vista) 48 PA Approved
1919 O'Farrell St 49 PA Approved
222 S Fremont 50 PA Under Review
Bay Meadows MU3 67 PA Approved
Hillsdale Terraces 68 PA Approved
668 E 3rd St (Gateway) 125 SB 330 Preliminary Application Submitted
1218 Monte Diablo 75 Completed PA Pre-application
1,2, 3 Waters Park Dr 140 Construction Completed
715 N San Mateo Dr 181 SB 330 Preliminary Application
Submitted
401 Concar Dr (Hayward Park) 192 PA Approved
480 E 4th Ave (Kiku Crossing) 225 Construction Completed 477 E Hillsdale Ave 230 Completed PA Pre-application
1650 S Amphlett Blvd 256 SB 330 Preliminary Application Submitted
1855 S Norfolk St 260 PA Under Review
2655, 2755, 2800, & 2988 Campus Dr
(Peninsula Heights)
290 Under Construction

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1 1
4 0
3 Survey Results: Unit Count Thresholds for Administrative Approval 150
50 39
30 25 25
14 10 10 5 4 4 4 4 2 1 1 1
0 20
40 60
80 100
120
140
160
Fairfield (Area Plan)
Pleasanton
Livermore (Specific Plan)Brisbane (High Density)
Fairfield San Mateo
Brisbane (Low Density)
Vallejo
Antioch (Overlay Zone)
Los AltosLivermore
Walnut CreekSan Carlos
Benicia
EmeryvilleAntioch Colma
Half Moon Bay
Average for Cities
with ODS = 23 Average for
All Cities = 13

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City of San Mateo
City Council Meeting

POST PACKET

PUBLIC COMMENT

As of March 17, 2025, at 4:00 PM

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March 16, 2025

City Council, City of San Mateo
330 W 20th Ave.

San Mateo, CA 94403

To the honorable San Mateo City Council,

HLC supports the implementation of San Mateo’s housing element policy commitments and the Measure T general plan update, all of which will facilitate housing for the entire community.

Regarding the staff report for item 13, we would like the city council to:

1. Approve both ordinances drafted by staff, with one amendment to the housing element implementation ordinance: Increase the threshold for zoning administrator approval of housing projects from 50 units to 150 units, as recommended by the planning commission. Increasing this threshold will streamline the development process and save city resources while allowing staff and council to focus more time on larger developments.

2. Direct staff to undergo a comprehensive zoning ordinance update in six months, not two years as suggested will be necessary in the staff report. The city can meaningfully engage the community on its zoning updates at normal planning commission and council meetings while letting its expert staff focus on cleaning up minutiae that are not accessible to the vast majority of the public.

HLC supports both of the proposed ordinances proposed in the staff report, though with one main amendment to the housing element implementation ordinance: We agree with the Planning Commission’s recommendation to raise “ the threshold for [zoning administrator approval of] residential development projects that are in compliance with the City’s adopted Objective Design Standards from the existing 25-unit limit to 150 units,” or even 200 units.

The council can ensure developments meet local needs by creating effective rules reflecting those needs. When developers meet those needs, the city will save substantial staff time, money, and resources by allowing most developments to be approved on a streamlined process. A 150- or 200-unit threshold for project approval by the zoning administrator will ensure most projects can move quickly while ensuring the council and staff have ample time to review large projects like the Hillsdale Mall redevelopment plan.

While HLC also supports the interim zoning amendments proposed to implement Measure T in the short term, the city can complete its comprehensive zoning update and realize the benefits

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of the general plan much faster than staff propose. San Mateo should aim to complete its comprehensive zoning update in six months, not two years as suggested in the staff report. A faster timeline will ultimately achieve more meaningful public input and a more effective zoning code long term.

San Mateo already underwent a six-year general plan update process in which it heard from a huge range of residents. The outcome of that process, Measure T, passed by an almost 20-point margin. One thing is clear: An overwhelming majority of San Mateo residents want a zoning code that works to facilitate new development reflecting the heights and densities of Measure T.

Everything else about the zoning code is arcane, with little benefit to a drawn out public input process. Standard planning commission and council meetings already provide a platform for passionate residents to make their voices heard. The overwhelming majority of residents do not have a strong opinion about the length of setbacks or the number of feet in a story or the definition of an allowable use or the hundreds of other details in San Mateo’s code. Hosting extensive public input processes on minutiae won’t lead to meaningful community engagement, it will empower a small minority to have an outsized voice.

San Mateo has one of the most unnecessarily complex zoning codes in the Bay Area. I pdf’ed a copy and it runs 472 pages. It is filled with circular logic, contradictory internal references, and arbitrary rules. Staff know this, they’ve said so themselves.

Asking for extensive public input on the zoning code is like asking the general public about how to write a tax code or a building code. Consider some examples of the complexity and minutiae of the zoning regulations: These rules include minimum lot widths and parcel areas mandating a certain amount of lot area per home, directly increasing the cost of housing by tying it to parcel size…

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… as well as rules requiring street-facing sides of buildings to be shorter than half the width of an adjacent street…

… and yet more rules govering the maximum length of the diagonal line from one corner of an apartment building to the other.

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1 of 11
Zoning Code Amendments
–
Implementation of Housing Element Policies
and
General Plan Ballot Measure T
Steve Golden, Principal Planner
March 17, 2025
City Council

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San Mateo Housing Element (2023-2031)
• Adopted on May 20, 2024, certified by the State
Housing and Community Development Department
(HCD) on July 23, 2024
• Five goals to support compliance with state law and to achieve the City’s RHNA – Supporting Production,
Preservation, Protection, Promotion, and Affirmatively
Furthering Fair Housing
• Includes 53 policies with 150 implementation actions
• Numerous Housing Element policies and programs that
require Zoning Code Amendments – Policy H1.20
addressed General Plan implementation and Measure T

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Strive San Mateo General Plan 2040 Update
• Create capacity for at least 10,000 new housing
units and increased the base densities in the 10
Study Areas by at least 25 du/ac and height limits by
at least two stories. (Policy H1.20)
• Measure T passed by voters in November 2024
• Increased capacity by 19,760 units citywide
• Base densities in study areas increased by 50-80 du/ac • Height limits in study areas increased by up to 3
stories

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4 of 11
Housing Element Implementation
Zoning Code Amendments Completed
Amended the Zoning Code to allow residential projects with up to 25 units to be approved administratively. (Policy H1.6) – Nov 2023
Adopted Objective Design Standards for multi-family residential projects and mixed-use projects with a residential component. (Policy H1.8) – Nov 2023 Amended the Zoning Code to establish a By-Right designation for housing sites reused from prior Housing Elements for housing projects that propose a minimum of 20% affordable units. Zoning for these sites must be at least 30 units/acre to meet default density requirements for lower-income households per Gov. Code Section 65583.2(c). (Policy H1.10) – July 2024

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Proposed Zoning Code Amendments
I. Housing Element Policy
Implementation/State Law
Compliance
II. Council Direction on
Increasing Administrative
Approval Threshold for
Housing Projects
III. General Plan and Measure T
Consistency

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6 of 11
I. Housing Element Policy Implementation and
State Law Compliance
Allow residential uses as a permitted use in commercial districts (C1, C2 and C3) and office districts (E1 and E2) (Policy H1.7) (HE Commitment)
Add a definition for single room occupancy (SRO) and amend the Zoning Code to allow SROs in the R4 District (will also apply to R5, R6 and Downtown Districts with an R overlay) (Policy H1.7) (Govt Code, HE Commitment)
Eliminate the need for special use permits for multiple-family housing in mixed-use zoning districts (Policy H1.7) (HE Commitment)
Remove Chapter 27.17 Manufactured Homes and simplify development standards for manufactured homes on a permanent foundation to be the same as single-family homes (Policy H1.7) (HE Commitment)
Remove any prohibitions of accessory dwelling units (ADUs) in zoning districts where residential is a permitted use per state law (Policy H1.7) (Govt Code)

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Add new zoning code terms and definitions related to housing and update existing definitions to add clarity and be consistent with state law (Policies H1.7, H1.13, H1.14, H1.15, H1.16, and H3.7) (Govt Code) Allow group homes and residential care facilities for people with special needs in all residential zones and only subject to those objective standards that apply to other residential uses of the same type in the same zone in conformance with state law (Policy H1.13) (Govt Code)
Define and allow farmworker housing within the Agricultural District consistent with state law (Policy H1.16) (Govt Code)
Modify the emergency shelter definition and add development standards to the definition.

Add new terms and definitions for supportive housing and low-barrier navigation centers.

Allow for emergency shelters, supportive housing, and low-barrier navigation centers in certain zoning districts per state law and/or staff recommendation. (Policy 3.7) (Govt Code) I. Housing Element Policy Implementation and
State Law Compliance

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8 of 11
II. Council Directed –
Proposed Zoning Code Update
• November 2023 - Council directed staff to
explore an increased administrative approval
threshold for housing projects consistent with
Objective Design Standards (ODS).
• Staff research identified opportunities to
increase approval threshold.
• Proposed amendments would:
• Modify the Powers and Duties of the Zoning
Administrator (ZA) to review and take final
action on proposed residential development
projects that are consistent with the ODS
with up to 50 units (increasing threshold
from 25)
• Modify the Planning Commission’s approval
authority for residential development
projects that meet the ODS to 51+ units

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• Update existing sections of the Zoning Code
relating to the implementation of Measure T
and General Plan Consistency
• Incorporate the uses, densities, intensities,
and heights specified in Land Use Element of
the General Plan 2040 where they may
conflict with the existing Zoning Code
• Table LU-1 – Land Use Designations
• Conforms to provisions of State Housing Crisis
Act where General Plan and Zoning may have
conflicts
III. General Plan 2040 Consistency –
Proposed Zoning Code Amendments

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PC Recommendations – February 11, 2024
• Recommend that the City Council make findings that the Ordinances are exempt from further environmental review pursuant to California Environmental Quality Act (CEQA) Section 15183 (Projects Consistent With A General Plan or Zoning) • Recommend City Council adoption of an Ordinance amending the Zoning Code to Implement the Housing Element (2023-2031)
• Increase ZA approval threshold to 150 units for residential projects consistent with ODS • Alternatively, no limit threshold for ZA approval for residential projects consistent with ODS
• Recommend City Council adoption of an Ordinance amending existing sections of the Zoning Code relating to implementation of Measure T and General Plan consistency

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Recommendations
• City Council findings that the Ordinances are exempt from further environmental review pursuant to California Environmental Quality Act (CEQA) Section 15183 (Projects Consistent With A General Plan or Zoning) • City Council adoption of an Ordinance amending the Zoning Code to Implement the Housing Element (2023-2031)
• For administrative approval threshold for residential projects, should it be increased to 50 units, 150 units, or a different number as specified by Council? • City Council adoption of an Ordinance amending existing sections of the Zoning Code relating to implementation of Measure T and General Plan consistency

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Backup
Slides

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150
50 39 30 25 25
14 10 10 5 4 4 4 4 2 1 1 1
0 20
40 60
80 100
120
140
160
Administrative Approval Threshold
Background Research
Average for Cities
with ODS = 23 Average for All
Cities = 13

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Project Name # of Units
328 Tilton 4
1 Hayward 18
Nazareth Vista (616 S B St) 48
1919 O'Farrell 49
222 S Fremont 50
Bay Meadows MU3 67
Hillsdale Terraces 68
Gateway (668 E 3rd St) 125
1218 Monte Diablo 75
Waters Park 140
715 N San Mateo Drive 181
Hayward Park (401 Concar Dr) 192
Kiku Crossing (480 E. 4th Ave) 225
477 E Hillsdale 230
1650 S. Amphlett Blvd 256
1855 S Norfolk 260
Peninsula Heights (Campus Dr) 290
4-6 stories
in height
ODS – Design Requirements for
Mid-Rise Category
Administrative Approval Threshold
Background Research

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Housing Element Implementation
Future Zoning Code Amendments
• Update Zoning Code Standards to support housing production including excluding covered parking and other elements as needed from Floor Area Ratio (FAR) calculation for housing projects with affordable units (Policy H1.7) (HE Commitment)
• Amend the Zoning Code to reduce off-street parking requirements for residential units and other parking related requirements and make recommendations to reduce or eliminate any other parking related requirements identified as a constraint. (Policy H1.7) (HE Commitment) • Evaluate setting minimum densities in mixed-use zoning districts (Policy H1.9) (HE Commitment).

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CEQA Evaluation & Public Comments
• Proposed to be Categorically Exempt per CEQA Guidelines Section 15183, Projects Consistent With A Community Plan Or Zoning • Public Notices posted to Newspaper, Planning eNewsletters, Housing Programs and Policy email group, and the Planning Division “What’s Happening” webpage
• No public comments received (to-date)

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