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
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.
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.
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.