Comprehensive
Zoning Code Update
Proposal for Services
April 1 1, 2025
for the City of San Mateo
Comprehensive
Zoning Code Update
for the City of San Mateo
Proposal for Services | April 1 1, 2025
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE www.PlaceWorks.com
Prepared by: PlaceWorks
2040 Bancroft Way, Suite 400
Berkeley, California 94704
t 510.848.3815
2040 Bancroft Way, Suite 400 | Berkeley, California 94707 | 510.848.3815 | PlaceWorks.com April 11, 2024
Jennifer Rosas
Business Manager
City of San Mateo
330 W. 20th Avenue
San Mateo, CA 94403
Subject: San Mateo Comprehensive Zoning Code Update
Dear Jennifer:
Please accept the attached submittal a s PlaceWorks’ proposal to prepare the Comprehensive Zoning Code Update for the City of San Mateo.
Over the course of the Strive San Mateo project, which began in 2018, PlaceWorks got to know San Mateo residents, stakeholders, decision makers, and staff. We understand the nuances of working in San Mateo, including the overlapping layers of past planning documents; a passionate and informed public; and commitment to s ustainability, environmental justice, and community engagement. We are not only intimately familiar with the big ideas of General Plan 2040, we share them as personal and professional values, so it is particularly meaningful to have the opportunity to move those ideas closer to reality through this zoning code update. However, we realize that the work ahead is not idealistic and aspirational, but technical, detailed, and complex. Moreover, it will be completed with the high level of public scrutiny typical of planning in San Mateo. Our knowledge of San Mateo is complemented by our experience bringing outdated zoning codes into the twenty -first century, making them more legible, clear, and intuitive. For this project, Carey Stone, Alexis Mena, and I will bring our familiarity with San Mateo and with General Plan 2040 and its environmental impact report (EIR), and we will add Amy Sinsheimer as a zoning expert and highly skilled project manager, cr eating an ideal team to meet the City’s needs.
PlaceWorks has signed multiple contracts with the City of San Mateo. We are confident in our ability to arrive at Professional Services Agreement wording we can sign. If the City will allow it, we would appreciate the opportunity to submit proposed wording changes for consideration.
Please do not hesitate to contact me if you need more information. The PlaceWorks team looks forward to working with you on this interesting and challenging project.
We look forward to your response.
Respectfully submitted,
PLACEWORKS
Joanna Jansen, AICP, LEED AP
Managing Principal, Environmental Services
Proposal for Services • PLACEWORKS 1
1. EXECUTIVE SUMMARY
In March 2024, the City of San Mateo (City) adopted General Plan 2040. To help address the region’s housing crisis, General Plan 2040 increased San Mateo’s housing capacity by over 19,000 new homes and added space for 15,000 new jobs in areas close to transit and services, alongside many other ambitious policies and programs. The development community has responded to the vision of the new General Plan with significant interest; the City has received multiple applications for residential and mixed -use projects under Senate Bill (SB) 330 in 2024 and 2025. However, even for projects that are consistent with the land use designations and high -level policies of General Plan 2040, processing these applications is challenging for both staff and applicants as long as the zoning code remains inconsistent. Many applications include numerous waivers and exceptions to try to make a project consistent with both General Plan 2040 and the zoning code.
The provisions of General Plan 2040 to increase residential and mixed-use development in the 10 Study Areas, including the Downtown, Hayward Park, and Hillsdale stations, are broadly supported by City decision makers and housing advocates. Staff are eager to update the zoning code to simplify and clarify it. However, the complexity and expectations that have accumulated over decades as the current code has been am ended, tweaked, and patched up piecemeal will require careful and deliberate work to undo.
PlaceWorks has prepared a proposal to balance the City’s desire to move swiftly to implement General Plan 2040 with the need to include staff, stakeholders, and decision makers in a thoughtful and thorough process.
To strike this balance, and in response to the Request for Proposals (RFP), this scope would accelerate work on some of the most pressing project components, namely updating the list of zoning districts and identifying the needed updates to the zoning map for consistency with the General Plan 2040 land use map and land use designations.
We propose to have these two major components adopted 17 months from project initiation. This scope also recommends an addendum to the General Plan 2040 EIR as the appropria te environmental document to facilitate adoption.
TABLE OF
CONTENTS
1. EXECUTIVE SUMMARY 1
2. FIRM PROFILE AND
CONTACT INFORMATION2
3. QUALIFICATIONS 2
4. PROJECT TEAM 4
5. HISTORY AND
EXPERIENCE 5
6. WORK PLAN 6
Scope of Work ..................................... 6
Schedule............................................ 16
7. REFERENCES 18
8. MODIFICATIONS AND
TASK BREAKDOWN 18
Modifications .................................... 18
Task Breakdown ................................ 18
9. BUDGET 19
Assumptions...................................... 20
Optional Tasks ................................... 20
Appendix A: Resumes
Company Ownership Office Locations Firm Contact Information Company Type:
California
C-Corporation
Santa Ana (headquarters)
Berkeley
Sacramento
Los Angeles
Chino
San Luis Obispo
Joanna Jansen, AICP, LEED AP
Managing Principal, Planning Services
2040 Bancroft Way, Suite 400
Berkeley, CA 94704
510.848.3815 ext. 3318
[email protected]
Tax ID Number
95.2975827
2 CITY OF SAN MATEO • Comprehensive Zoning Code Update
2. FIRM PROFILE AND CONTACT
INFORMATION
PlaceWorks is a 100 percent employee -owned planning, design, and environmental consulting firm, with approximately 140 employees in six offices. Serving both public - and private-sector clients throughout the state, PlaceWorks provides comprehensive plannin g, environmental review, urban design, landscape architecture, community outreach, and Geographic Information Systems (GIS) services. PlaceWorks was founded in 1975 as The Center for Planning and Research. The present -day firm resulted from a 2011 merger o f The Planning Center, based in southern California, with Design, Community, & Environment (DC&E) in the Bay Area.
PlaceWorks is financially stable and has sufficient capacity, staff, and resources to successfully complete the project on time and on budget. PlaceWorks has never filed bankruptcy and is in good financial standing.
PlaceWorks does not have any bankruptcies, liens, stop -payment notices, judgments, lawsuits, arbitrations, mediations, foreclosures, or similar actions pending. In March 2021, PlaceWorks was named in a cross -complaint, and a settlement was reached and the lawsuit was dismissed with no admission of fault on our part in March 2024. The original complaint was filed in 2019 against the City of Oakland for breach of co ntract by Flatiron West Inc., the general contractor for the Embarcadero Bridge Replacement project. The City of Oakland cross -complained against T.Y. Lin International Group and AECOM in July 2020. T.Y. Lin/AECOM subsequently filed a cross -complaint against DC&E/PlaceWorks. DC&E was acquired by PlaceWorks in 2011, and our preconstruction planning role on the project ended in 2007.
3. QUALIFICATIONS
Relevant Projects
SAN MATEO GENERAL PLAN UPDATE AND EIR (SAN MATEO, CA)
PlaceWorks led a multidisciplinary team to update the City’s General Plan and prepare an EIR. General Plan 2040 was adopted in March 2024 and identifies solutions to address the critical need for housing, improving transportation connections citywide for all modes of travel, and confronting the effects of climate change and sea -level rise. Joanna Jansen, as the Principal-in-Charge, and Carey Stone, as Project Manager, led all phases of the project: establishing the vision and values for the future; creating and evaluating a range of land use and circulation alternatives; updating the goals and polic ies; and creating a user -friendly General Plan and associated EIR. The City emphasized equitable outreach throughout the process and PlaceWorks worked closely with the Peninsula Conflict Resolution Center to reach Spanish-speaking and low -income residents. The zoning code update is a critical next step in implementing General Plan 2040 and moving the community towards the future it envisions.
TITLE 17 ZONING CODE COMPREHENSIVE UPDATE AND ACCESSORY DWELLING UNIT
ORDINANCE (TUOLUMNE COUNTY, CA)
Following adoption of the Tuolumne County General Plan in 2019, PlaceWorks assisted the County with a comprehensive zoning code u pdate. The update focused on changes needed to implement the land use policy direction from the General Plan, including focusing growth and development into established communities, streamlining housing development, and promoting economic development in the county. The update also responded to new State law requirements, including recent legislation regarding housing production, a ccessory Contract Value: $2,845,010
Dates of Work: April 2018-March
Contract Value: $259,931
Dates of Work: March 2020-April
2024
Proposal for Services • PLACEWORKS 3
dwelling units, and other new residential requirements. Through the z oning code update, PlaceWorks modernized the code and improved its user -friendliness and established a more logical and streamlined development review process.
PlaceWorks worked closely with multiple committees, the Planning Commission, and Board of Supervisors to ens ure the process aligned with County and Board priorities.
PITTSBURG ZONING CODE UPDATE (PITTSBURG, CA)
PlaceWorks planning and design staff , with Amy Sinsheimer as Project Manager, have been collaborating on a comprehensive code update following on urban design efforts to enhance the built environment from block to citywide scales.
Attention to the importance of form i n the key area of Bliss Avenue anticipated to transform the area around the Pittsburg e-BART station, plus the precise -plan level effort for transforming Century Plaza, has helped inform the comprehensive zoning code update now underway. The comprehensive code update is addressing staff, community , and decision maker key issues related to zoning. The project has included the convening of a technical advisory committee made up of City staff, focus group meetings with key community stakeholders, meetings with the Planning Commission and City Council, and public workshops. At all of these levels, the focus on translating community values into feasible development standards that lead to improved sense of place has been paramount. The comprehensive code update is expected to be completed in 2026.
WILDOMAR GENERAL PLAN ZONING CONSISTENCY PROGRAM (WILDOMAR, CA) PlaceWorks prepared a comprehensive development code update to match the new General Plan for the city. As one of the newest cities in California, Wildomar adopted the Riverside County zoning code at the time of incorporation. With the update of a new General Plan, the City took the opportunity to create a bespoke development code that reflected the needs and vision of the city. The development code simplified the allowable uses, streamlined review and approval procedures, and referenced objective design s tandards previously adopted separately by the City. PlaceWorks prepared the development code edits in concert and coordination with the General Plan update, and both the General Plan and the development code were adopted at the same council hearing in December 2024.
SOLEDAD SB 2 ZONING ORDINANCE UPDATE (SOLEDAD, CA)
The PlaceWorks Housing Team, directed by Jennifer Gastelum and managed by Amy Sinsheimer, assisted the City of Soledad with implementing their 2020-2028 Housing Element, by updating their zoning ordinance and creating an Accessory Dwelling Unit (ADU) handbook. The work was funded by an SB 2 Planning Grant. The team’s work on the update included updating the zoning code in a variety of areas to be consistent with State housing legislation. The team facilitated the adoption of the zoning amendments through the city’s public hearing process and prepared the applicable CEQA analysis pertaining to the required amendments.
GENERAL PLAN AND ZONING UPDATE TO IMPLEMENT THE 6TH CYCLE HOUSING ELEMENT (CUPERTINO, CA)
PlaceWorks completed map and text amendments to the Cupertino Zoning Ordinance necessary to implement the City’s recently adopted 2023 -2031 Housing Element. Key elements of the Zoning Ordinance update included a significant increase of allowable housing densities and incentives for the production of affordable housing through streamlined processes and regulatory standards that will lead to successful projects . As part of the project, t he PlaceWorks team led a series of in -person and online focus group and public events and presentations to the Planning Commission and City Council to prepare the community for the changes in the built Contract Value: $424,000
Dates of Work: July 2024-Ongoing
Contract Value: $1,382,960
Dates of Work: September 2022-
December 2024
Contract Value: $110,625
Dates of Work: February 2020-
August 2023
Contract Value: $1,096,637
Dates of Work: March 2023-
Ongoing
4 CITY OF SAN MATEO • Comprehensive Zoning Code Update environment that will be necessary to meet the Regional Housing Needs Allocation and effectuate positive change in the form of higher -density housing at all income levels. PlaceWorks is also updating the City’s Health and Safety and Mobility Elements and developing objective design standards (ODS) for multifamily and mixed- use development .
INFILL PROGRAM AND OBJECTIVE DESIGN STANDARDS (SACRAMENTO COUNTY, CA) PlaceWorks assisted the County in updating its existing Infill Program to further encourage infill development and increase and accelerate the production of housing , especially affordable housing throughout the unincorporated county. As part of this work, PlaceWorks inventoried and prioritized potential areas for infill, analyzed development standards and regulatory impediments to development , and developed a toolkit of incentives and strategies to maximize infill opportunities . Findings and final recommendations for the Infill Program Update were informed by community and stakeholder outreach, including with County departments, partner agencies, and advocates. PlaceWorks was also asked to assist the County by updating its mixed -use development objective design standards as an initial implementation measure of the Infill Program Update.
CONTRA COSTA COUNTY ZONING CODE UPDATE (CONTRA COSTA, CA) Contra Costa County, in the San Francisco Bay area, is a large and diverse county, encompassing farms and orchards, intact historic communities, high- density transit- oriented neighborhoods, suburban subdivisions, and extensive natural open space.
Guiding development and conservation across this diverse landscape is challenging given that major components of the County’s Zoning Code have been in place since the 1940s. PlaceWorks, with Joanna Jansen as Principal -in-Charge, is leading a z oning code update to significantly streamline the c ode and improve its accessibility and usability. Our work to update the County’s z oning code began with the preparation of a Zoning Update Report to create a roadmap for the comprehensive update. The comprehensive code update is now implementing this roadmap to modernize the c ode, improve accessibility, and implement the new General Plan adopted in November 2024 .
4. PROJECT TEAM
PlaceWorks has assembled a highly qualified team to complete the San Mateo Comprehensive Zoning Code Update.
This chapter describes the key personnel that will be assigned to the project. Resumes for the key staff identified are included in Appendix A. Additional materials are available upon request.
Key Staff
Name | Title
Role Experience
JOANNA JANSEN, AICP, LEED AP
Managing Principal,
Planning Services
Principal-in-Charge
Joanna oversees PlaceWorks’ comprehensive planning practice in Northern California. She most recently serves as Principal-in-Charge of Strive San Mateo General Plan 2040, including outreach components and the General Plan EIR. She is also currently the Principal-in-Charge of the Contra Costa County Zoning Code Update, which, like San Mateo, is implementing a General Plan she led that was adopted in 2024. Joanna has managed General Plan updates and other long-range planning projects for Palo Alto, Livermore, Vacaville, Morgan Hill, Los Banos, Placer County, and Butte County, among other California communities.
Contract Value: $249,978
Dates of Work: September 2022-
August 2024
Contract Value: $4,039,000
Dates of Work: October 2021-
Ongoing
Proposal for Services • PLACEWORKS 5
Name | Title
Role Experience
AMY SINSHEIMER, AICP
Senior Associate
Project Manager
Amy has over 20 years of experience managing and preparing long-range planning and policy documents, with a specialty in housing. She has significant experience in public outreach for complex projects involving multiple agencies, stakeholders, and team members. Amy recently led the comprehensive zoning code update for Tuolumne County, is currently leading the comprehensive update for cities of Pittsburg and Salinas, and has also completed targeted zoning updates for Soledad and other cities in recent years. She is currently working with the City of San Mateo to develop new high-density zoning districts to implement Strive San Mateo General Plan 2040. She also has other comprehensive zoning code experience, including hybrid and form-based codes along with experience managing General Plan updates.
CAREY STONE
Senior Associate
Advisor/Outreach Lead
A team member of PlaceWorks since 2007, Carey has experience with a range of planning projects, including General Plans, environmental review documents, public outreach campaigns, and GIS projects. Specializing in comprehensive planning, she has served as project manager on a variety of projects for cities and counties throughout California, including Strive San Mateo General Plan 2040. She will provide continuity and local familiarity to efficiently maximize General Plan consistency.
ANDREW DAVIDOV
Associate
Assistant Project Manager
Andrew works on projects throughout California, focusing primarily on policy planning, land use analysis, zoning code updates, and economic development. His responsibilities include research and writing for general and specific plan updates, updating zoning codes through comprehensive revisions and targeted amendments, analyzing housing policies, providing technical assistance, and facilitating community engagement. He is currently or recently assisting with zoning updates for Pittsburg, Tuolumne County, San Mateo, and Gonzales. He brings three years of experience analyzing the aesthetic characteristics of communities and developing objective design standards for multifamily and mixed-use projects.
ROB MAZUR
Principal
GIS Lead
Rob has extensive experience creating maps and datasets for a range of planning projects. He specializes in all facets of geodatabase development, data management, web GIS, and spatial and tabular analyses for improved decision-making, information retrieval, and cartography.
Rob is well versed in advanced and current planning practices in both the public and private sector. He has brought his GIS skills to a number of General Plan updates throughout California, and has managed a variety of mapping projects in Los Angeles County, the Bay Area, and beyond.
ALEXIS MENA, LEED AP
Associate Principal
CEQA Lead
Alexis brings valuable experience in both the public and private sectors, and her work at PlaceWorks has focused on environmental review and planning for a range of transportation, land use, and sustainability projects, with a focus on Bay Area projects. She recently served as the Project Manager for the General Plan Update EIR for the City of San Mateo. She is currently serving as the Principal-in-Charge of the Stanford University Belmont Conceptual Development Plan and Development Agreement EIR for the City of Belmont and General Plan Reset EIR for the City of San Carlos.
5. HISTORY AND EXPERIENCE
As demonstrated in Chapter 3, PlaceWorks has extensive experience with similar comprehensive z oning code updates and a well-established relationship with the City of San Mateo.
6 CITY OF SAN MATEO • Comprehensive Zoning Code Update Zoning
PlaceWorks’ staff bring decades of work experience supporting local agencies with zoning expertise and housing policy. We have prepared several zoning code updates for jurisdictions throughout California , representing a variety of different communities. Our zoning codes are highly customized to each individual community, and we work closely with each client to identify the approach that will most effectively achieve the community’s objectives. PlaceWorks has significant experience considering existing histo ric resources and districts in the zoning process. Our recent work spans from ensuring the preservation of targeted components of the San Jose Civic Auditorium, to creating a Transfer of Development Rights (TDR) program to protect historic buildings from d emolition as part of the Downtown Oakland Specific Plan Rezoning project.
At PlaceWorks, our approach to urban design is enhanced by an expert understanding of transit -oriented development, downtown revitalization, and corridor planning. We integrate cohesive transit and streetscape networks with their surrounding neighborhoods, buildings, open spaces, and public facilities —all while maintaining the unique character of each community. As experts in neighborhood design and site development, PlaceWorks’ interdisciplinary approach effectively integrates sit e engineering, land forming, project programming, community structure, building design, and landscape architecture. We provide our public - and private-sector clients with plans and designs that work .
Local Experience
PlaceWorks has a strong working knowledge and familiarity with the City of San Mateo. Recently, the PlaceWorks team led the City’s General Plan Update and EIR, which were adopted in March 2024. While simultaneously updating the General Plan, we also led the City’s Climate Action Plan Update, which was adopted in 2020, as well as reviewing the City’s Objective Design Standards. We have also provided environmental review and comprehensive planning services for the City throughout the years, including preparin g the Hillsdale Station Area Plan and preparing an EIR for the Hillsdale Shopping Center North Block Reconfiguration Project.
6. WORK PLAN
This chapter describes the scope of services to be completed by the PlaceWorks team for the San Mateo Zoning Code Update. To facilitate your review of this proposal, we have prepared a concise scope that emphasizes key components of our approach to this project.
We are flexible regarding the proposed scope of work and will work with you to prepare a more detailed scope when we enter into a contract. We also recognize that it may be necessary to alter the scope as the project progresses and would be happy to work w ith you to ensure the successful completion of the project.
Scope of Work
Task 1. Project Administration and Management
1.1 Project Kick-off Meeting
PlaceWorks will meet with City staff to initiate the project via a virtual kick -off meeting. We will review the scope and schedule with a focus on the intersection of outreach events and project milestones , keeping in mind the goal of phasing the project . This meeting will establish project management procedures, including invoicing terms and communication protocols, and data collection approach. In advance of this meeting, the PlaceWorks team will prepare a data request document.
Proposal for Services • PLACEWORKS 7
1.2 Weekly Meetings with City Staff
The PlaceWorks project management team will participate in weekly virtual status update meetings with City staff to ensure that the project remains on task and budget. Additional PlaceWorks staff will attend meetings as needed. It is assumed that the weekl y status meetings will be conducted virtually and will average one hour each. PlaceWorks will prepare and share a meeting agenda and meeting materials prior to each meeting. PlaceWorks will also participate in periodic phone calls with the City’s Project M anager (upon the initiation of either party) on an as -needed basis to address any issues that arise between project team meetings.
1.3 Key Progress Meetings with City Staff
The PlaceWorks team will join City staff for virtual progress meetings at important project milestones such as completion of certain research and analysis, key community engagement activities, following Planning Commission and Council study sessions , and ahead of Planning Commission and City Council adoption hearings. PlaceWorks will prepare and share a meeting agenda prior to each meeting.
1.4 Project Website
PlaceWorks understands that the Strive San Mateo webpage used by the City for the General Plan Update will also be used for the Zoning Code Update. PlaceWorks is currently managing the Strive website and will continue to do so to provide information about the Zoning Code Update. We will post documents as soon as they are available to the public, including summaries of community input, which will be important to keep the community’s trust . The website will continue to be usable and functional on all interfaces , including mobile phones, tablets, and computers, and will include references/links to City social media accounts .
1.5 Ongoing Project Management
PlaceWorks will conduct ongoing project management, including internal coordination, review of project budget, and preparation of monthly invoices and progress reports. Amy Sinsheimer will serve as the day -to-day contact for overall project management and will oversee coordination of the regular project meetings, budget, and schedule.
Deliverables:
» Detailed work program (schedule and timeline)
» Detailed budget tracking document
» Agendas and notes for kickoff meeting, weekly check-in calls, and key progress meetings » Monthly invoices and progress reports
» Website mock-up and live versions, plus regular updates and linked documents Task 2. Zoning Code Assessment – Research, Analysis, and Phasing Plan
2.1 Best Practice Research
PlaceWorks will work closely with staff to continue to collect Zoning Code concerns or issues that should be addressed as part of the comprehensive update. Following the assessment of background data, PlaceWorks will conduct a review of best practices to help guide subsequent Zoning Code update tasks. PlaceWorks will also work with City staff to identify potential “best practices” jurisdictions to respond to those issues , in addition to PlaceWorks existing database of best practice s. This task will also inc lude “deep dives” into six to eight particularly complex or challenging topics, such as building height, shared and unbundled parking, use classifications for current and future uses, or bird-safe regulations.
2.2 Map Consistency Analysis
PlaceWorks’ GIS team will develop an internal webmap tool to overlay and compare General Plan Land Uses with existing zoning designations at the parcel level. Using the webmap , PlaceWorks will work with City staff to identify
8 CITY OF SAN MATEO • Comprehensive Zoning Code Update inconsistent parcels to be updated through the subsequent Zoning Map a mendments in Phase 1 of the Zoning Code Amendments (Task 5.1). It is our understanding that this analysis is expected to identify thousands of parcels in San Mateo where the current zoning district no longer matches the new General Plan designations. PlaceWorks will work with City staff to discuss any of the parcels identified in the webmap, before City staff responds with recommendations of how to resolve inconstancies on each of the par cels. While this analysis will identify inconsistencies, we recognize that rezoning can be a sensitive issue for residents and property owners and we anticipate close collaboration with staff to determine the smoothest process for notifying residents and explain ing these changes.
2.3 Text Consistency Analysis/Comparison Table
PlaceWorks will p repare a table of comparisons, outlining the necessary Zoning Code updates needed to meet Transit-Oriented Communities ( TOC) Policy requirements for density, housing affordability (if any), parking, station access, and circulation. This scope assumes that Metropolitan Transportation Commission’s ( MTC’s) TOC policy will be substantially similar to the version in place as of April 2025. T o remain consistent with General Plan 2040 and cover the Zoning Code updates with an addendum as described in Task 4, this scope also assumes that any identified policy changes for MTC TOC consistency that might trigger a General Plan Amendment would be addressed through a separate process.
2.4 Consistency Analysis of Other City Plans
PlaceWorks will review and assess other adopted plans and policies against the adopted Strive 2040 General Plan . The adopted plans and policies the PlaceWorks team will review include:
• Bay Meadows Specific Plan and Amendments (Phases
I and II)
• Detroit Drive Specific Plan
• El Camino Real Master Plan
• Hillsdale Station Area Plan
• Mariner’s Island Specific Plan
• Multifamily and Residential Mixed-Use Objective
Design Standards
• San Mateo Rail Corridor Transit-Oriented
Development Plan
• Shoreline Specific Plan
• City Charter
For each plan, PlaceWorks will prepare a high-level review of the major plan components, examples of plan provisions that conflict with General Plan 2040, and big-picture recommendations for addressing inconsistencies, whether through amendments to the other plan or policy, and/or retiring the other plan or policy, if appropriate. The process to complete amendments is addressed in Task 7.3.
2.5 Draft Framework Outline
Based on input received through the previous tasks, PlaceWorks will prepare a draft framework outline that identifies the structure of the code, revisions to the existing code and new provisions to be added. Sections anticipated to be focused on in the framework outline include development standards, inclusionary housing requirements, and off-street parking regulations. The overall approach to identifying where change is needed will be guided by better addressing equity, affordable housing, mobility, community assets, infrastructure, resilience and climate adaptation. We will also prepare a template to illustrate the intended format and style of the zoning code. As part of this task, we will ensure that the code is set up to be easily accessible, interactive, and searchable. After staff review, PlaceWorks will discuss with staff any needed changes.
2.6 Project Phasing Plan
PlaceWorks will draft a Phasing Plan to submit to City staff for review. The plan will consider the desired project schedule along with the importance of moving certain amendments forward on an earlier schedule, and the need to
Proposal for Services • PLACEWORKS 9
gain community support and buy in on the different components of the zoning code update. The following things will be considered during development of the Phasing Plan:
• The Zoning Map amendments phasing should facilitate community and property owner awareness while also supporting development proposals that are ready to move forward with entitlement. • The establishment of zoning districts for land use designations that do not currently have an associated district should be prioritized.
• The processing of zoning code amendments and Zoning Map amendments should be managed concurrently.
Following City staff review of the Draft Phasing Plan, PlaceWorks will prepare a Final Phasing Plan based on City staff comments.
Deliverables:
» Draft and final framework outline and recommended approach documents (electronic). » Draft and Final Phasing Plan (electronic).
Task 3. Community Outreach and Engagement
In addition to the engagement activities described in this task, Planning Commission and City Council study sessions detailed under Task 5.9 will be important sources of input for the project.
3.1 Community Outreach and Engagement Plan
As an initial phase of this task, PlaceWorks will use input from the kick -off meeting to develop a Public Engagement Plan for the project. The Public Engagement Plan will provide goals, methods of engagement, and an anticipated schedule for outreach compon ents. Keeping in mind the City’s goal to complete this project expeditiously, p reliminary recommendations for engagement efforts include:
• Two in-person and two virtual community workshops or open house events • Up to 12 stakeholder group meetings
• Focused online surveys to informed stakeholders and frequent code users Each of these components is described in more detail in the following subtasks and may be refined or revised following the kick -off meeting.
3.2 Community Engagement Materials and Online Surveys
In support of the community engagement, PlaceWorks will prepare the following outreach materials:
• Citywide Mailer. PlaceWorks will prepare a citywide mailer to inform stakeholders about the project, provide a link to the project website, and publish initial outreach dates as available. This scope of work assumes the City will be responsible for the mailer printing and postage.
• Flyers. PlaceWorks will prepare up to four project flyers. • Online Surveys. PlaceWorks will prepare up to four online surveys to seek feedback from frequent zoning code users to get input on targeted issues the update will tackle. • Project Mailing List Emails. PlaceWorks will prepare emails to announce upcoming outreach opportunities and public meetings and other key project milestones.
• Social Media Posts. PlaceWorks will prepare social media posts for the City to share to update the public about the project.
All materials will be prepared in English. PlaceWorks will work with the City to determine if some or all of the outreach materials should be translated into Spanish.
10 CITY OF SAN MATEO • Comprehensive Zoning Code Update
3.3 Stakeholder Meetings
PlaceWorks will work with City staff to identify appropriate stakeholders, such as developers, real estate brokers, architects, business owners, community groups, government agencies, and property owners, to participate in the zoning code update process. We propose up to 12 small-group meetings with invited participants to discuss topics such as existing constraints , project feasibility and marketability, potential opportunities , and to review the draft code. PlaceWorks will facilitate the stakeholder meeti ngs and will provide support through the preparation of emailed invitation language, meeting agendas, and discussion questions for City review. PlaceWorks will coordinate with the City to determine if these meetings will be conducted in person or virtually. We assume that the City will be responsible for inviting stakeholders to the meetings and managing RSVPs .
3.4 Community Meetings
PlaceWorks will facilitate two virtual and two in-person community meetings in the form of an open house or workshop that will be held at key points of the planning process . Potential engagement points include introducing the project and receiv ing community feedback on zoning concerns and asking for feedback on the Phase 1 and Phase 2 Public Review Draft Zoning Code Amendments. For each community meeting, PlaceWorks will prepare draft and final materials, including a meeting agenda, sign -in sheet, presentation, open house boards and/or workshop activity, comment cards, and handouts as needed. We assume up to three PlaceWorks st aff, including one bilingual staff member, for each community meeting with additional staffing and interpretation provided by the City.
3.5 Community Outreach and Engagement Summary
PlaceWorks will prepare an engagement summary that recaps all engagement efforts throughout the project. The summary will also document key themes and issues that we heard from the community, identify how the project responded to community input, and include raw data from outreach events.
Deliverables:
» Draft and Final Public Engagement Plan
» Citywide Mailer
» Flyers (4)
» Online Survey (4)
» Project Emails
» Social Media Posts
» Community Outreach and Engagement Summary
Task 4. Environmental Document (CEQA)
PlaceWorks will prepare an addendum to the Strive San Mateo General Plan 2040 EIR, herein referred to as the General Plan EIR” to evaluate the z oning code update. This proposed approach to prepare an addendum to the certified General Plan EIR is based on the presumption that the proposed z oning code update will be within the scope of and consistent with the adopted General Plan and would therefore not create any new or worsened impacts than those identified in the General Plan EIR. PlaceWorks recommends an addendum, rather than a tiered mitigated negative declaration, because an addendum is a more legally defensible CEQA document. The addendum process does not involve a scoping or response to comments process. Additionally, because the z oning code update is presumed to be consistent with the adopted General Plan, technical analysis is not required.
4.1 Initiate CEQA Process – Phase 1
PlaceWorks’ CEQA Lead, Alexis Mena, will participate in a virtual meeting with PlaceWorks’ zoning team and City staff to kick off the CEQA phase of the project. The meeting focus will be to familiarize the CEQA team with the contents of the zoning code update, and to discuss the next steps and timeline for preparing the addendum.
Proposal for Services • PLACEWORKS 11
4.2 Project Description – Phase 1
Following the CEQA kick-off meeting, PlaceWorks will prepare a draft project description of the proposed zoning code update. PlaceWorks will provide a revised project description based on City comments as part of the Administrative Draft Addendum described in Task 4.3.
4.3 Administrative Draft Addendum – Phase 1
PlaceWorks will prepare an addendum to the certified General Plan EIR. The addendum will include qualitative discussions for each of the CEQA -required topical areas, referencing the conclusions in the General Plan EIR, wherever possible, for the conclusion s in the addendum. A contract modification would be required for any new modeling or major quantitative analysis. PlaceWorks will submit the Administrative Draft Addendum electronically (in Word) for City review and comment.
4.4 Screencheck Draft Addendum – Phase 1
Using one set of consolidated comments from City staff on the Administrative Draft Addendum, PlaceWorks will prepare a Screencheck Draft Addendum.
4.5 Final Addendum – Phase 1
Using one set of consolidated comments from the City on the Screencheck Draft Addendum, PlaceWorks will prepare the Final Addendum. This task assumes that comments received on the Screencheck Draft Addendum will be minimal and require minor textual edits o r revision. This scope of work also assumes that the Final Addendum will be posted online for public review but that a response to comments process will not be required. Therefore, this scope of work does not include any responses to comments that the City may receive on the addendum. However, we are available to prepare responses to comments and addendum revisions, if requested, for an additional cost.
4.6 Notice of Determination – Phase 1
Following the approval of the addendum and within five days of approval of the zoning code update, PlaceWorks will prepare a Notice of Determination (NOD) for submittal to the County Clerk. PlaceWorks will submit the NOD to the Governor’s Office of Land Use and Climate Innovation’s State Clearinghouse. City staff will submit the NOD to the County Clerk, pay all applicable filing fees at the time of posting , and post on the City’s website . The budget does not include payment of any filing fees.
4.7 Initiate CEQA Process – Phase 2
PlaceWorks’ CEQA Lead, Alexis Mena, will participate in a virtual meeting with PlaceWorks’ zoning team and City staff to kick off the CEQA phase of the project. The meeting focus will be to familiarize the CEQA team with the contents of the zoning code update, and to discuss the next steps and timeline for preparing the addendum.
4.8 Project Description – Phase 2
Following the CEQA kick-off meeting, PlaceWorks will prepare a draft project description of the proposed zoning code update. PlaceWorks will provide a revised project description based on City comments on the draft project description as part of the Administrative Draft Addendum described in Task 4.9 .
4.9 Administrative Draft Addendum – Phase 2
PlaceWorks will prepare an addendum to the certified General Plan EIR. The addendum will include qualitative discussions for each of the CEQA -required topical areas, referencing the conclusions in the General Plan EIR, wherever possible, for the conclusion s in the addendum. A contract modification would be required for any new modeling or major quantitative analysis. PlaceWorks will submit the Administrative Draft Addendum electronically (in Word) for City review and comment.
12 CITY OF SAN MATEO • Comprehensive Zoning Code Update
4.10 Screencheck Draft Addendum – Phase 2
Using one set of consolidated comments from City staff on the Administrative Draft Addendum, PlaceWorks will prepare a Screencheck Draft Addendum.
4.11 Final Addendum – Phase 2
Using one set of consolidated comments from the City on the Screencheck Draft Addendum, PlaceWorks will prepare the Final Addendum. This task assumes that comments received on the Screencheck Draft Addendum will be minimal and require minor textual edits o r revision. This scope of work also assumes that the Final Addendum will be posted online for public review but that a response to comments process will not be required. Therefore, this scope of work does not include any responses to comments that the City may receive on the addendum. However, we are available to prepare responses to comments and addendum revisions, if requested, for an additional cost.
4.12 Notice of Determination – Phase 2
Following approval of the addendum and within five days of approval of the z oning code update, PlaceWorks will prepare an NOD for submittal to the County Clerk. PlaceWorks will submit the NOD to the Governor’s Office of Land Use and Climate Innovation’s State Clearinghouse. City staff will submit the NOD to the County Clerk and pay all applicable filing fees at the time of p osting and post the NOD on the City’s website . The budget does not include payment of any filing fees.
Deliverables:
» Draft notices for the public and for government agencies as needed for both phases » Draft project description (Word) – one for Phase 1 and one for Phase 2 » Administrative Draft Addendum (Word) – one for Phase 1 and one for Phase 2 » Screencheck Draft Addendum (Word and PDF) – one for Phase 1 and one for Phase 2 » Final Addendum (PDF) – one for Phase 1 and one for Phase 2 » Notice of Determination (PDF) – one for Phase 1 and one for Phase 2 Task 5. Updates to Zoning Code, Zoning Map, and Related Municipal Codes PlaceWorks proposes two phases to complete the zoning code update, with the first phase addressing most critical pieces of the update that need to be codified earlier. Phase 2 will address the remaining amendments. This approach is intended to meet City goals of adopting some amendments earlier in the process while aiming to keep the overall schedule close to two years from initiation to adoption of the Phase 2 zoning amendments. In both phases, the z oning code updates will emphasize user -friendliness for both staff and applicants, adding illustrations, tables, and matrices to clarify and simplify requirements and processes.
5.1 Phase 1 Administrative Draft Zoning Code Amendments PlaceWorks will prepare the first phase of the Administrative Draft Zoning Code Amendments for internal review and comment by City staff. Phase 1 will include :
• Updates to the zoning map for consistency with the Strive 2040 General Plan land use map and land use designations • Adding, consolidating, removing, or modifying zoning districts, including for alignment with the General Plan • Translating stories into building-height limits to align with the General Plan • Definitions that accompany sections updated for Phase 1 Before preparing Phase 1 of the Administrative Draft, PlaceWorks will consult with City staff to determine the appropriate file format(s) and preferred tracking procedures to ensure ease of internal use and review. It is assumed that the City will provide a single, consolidated set of comments following the review.
Proposal for Services • PLACEWORKS 13
5.2 Phase 1 Public Review Draft Zoning Code Amendments
Following receipt of consolidated City staff comments, PlaceWorks will prepare a Public Review Draft of the Phase 1 Zoning Code Amendments that is suitable to be published on the City’s website.
5.3 Phase 1 Revised Draft Zoning Code Amendments
Following public review, PlaceWorks will work with City staff to determine edits to make in response to comments received on the Phase 1 public review draft zoning code amendments. PlaceWorks will then make revisions and provide the Phase 1 Revised Draft Zoning Code Amendments to City staff be provided to the Planning Commission and City Council for consideration for adoption. The Phase 1 Revised Draft Zoning Code Amendments will address any typos or errors and will incorporate a summary of edits and respon ses to comments on the Public Draft from staff, Planning Commission, City Council, and the public.
5.4 Phase 1 Final Zoning Code Amendments
Following Planning Commission and City Council adoption hearings for the Phase 1 zoning code amendments (see Task 6), PlaceWorks will prepare the Phase 1 Final Zoning Code with all revisions in PDF or other preferred format. We assume that the City will be responsible for updating the z oning code website (e.g., Municode).
5.5 Phase 2 Administrative Draft Zoning Code Amendments PlaceWorks will prepare the second and final phase of the Administrative Draft Zoning Code Amendments for internal review and comment by City staff. Determination of amendments to be included in the Phase 2 amendments will also occur during earlier tasks in this scope of work and will be detailed in the Phasing Plan in Task 2.6. Phase 2 amendments will include all remaining amendments not addressed during Phase 1 and will be detailed in the Phasing Plan in Task 2.6. They will include, but are not limited to:
• Possibly folding overlay district requirements into base zoning districts • Possibly removing the Bay Meadows Specific Plan zoning district • Revising development standards for each zoning district » Revising development standards in special areas such as Hillsdale Mall, Fashion Island, 25th Avenue, and El Camino Real
» Updating floor-area ratio (FAR) for the C1 and C2 districts » Updating and consolidating FAR for all zoning districts » Updating permitted uses in each zoning district
• Updating parking standards
• Establishing a bird-safe building ordinance
• Establishing a dark sky ordinance
• Updating noise standards
PlaceWorks understands the City is working on other zoning code amendments to be adopted separate from the comprehensive zoning code amendments, including , but not limited to , accessory dwelling unit and SB 9 updates, historic resources, certain parking requirements, and affordable housing requirements. PlaceWorks expects to include those adopted ordinances in the comprehensive zoning code update after they are adopted using the same organization as the comprehensive update template and will update cross -referencing as needed at that time.
5.6 Phase 2 Public Review Draft Zoning Code Amendments
Following receipt of consolidated City staff comments, PlaceWorks will prepare a Public Review Draft of the Phase 2 Zoning Code Amendments that is suitable to be published on the City’s website.
14 CITY OF SAN MATEO • Comprehensive Zoning Code Update
5.7 Phase 2 Revised Draft Zoning Code Amendments
Following public review, PlaceWorks will work with City staff to determine edits to make in response to comments received on the Phase 2 public review draft zoning code amendments. PlaceWorks will then make revisions and provide the Phase 2 Revised Draft Zoning Code Amendments to City staff to provide to the Planning Commission and City Council for consideration for adoption. The Phase 2 Revised Draft Zoning Code Amendments will address any typos or errors and will incorporate a summary of edits and responses to comments on the Public Draft from staff, Planning Commission, City Council, and the public.
5.8 Phase 2 Final Zoning Code Amendments
Following Planning Commission and City Council adoption hearings for the Phase 2 zoning code amendments (see Task 6), PlaceWorks will prepare the Phase 2 Final Zoning Code with all revisions in PDF or other preferred format. We assume that the City will be responsible for updating the Zoning Code website (e.g., Municode).
5.9 Planning Commission and City Council Study Sessions PlaceWorks will work with City staff to prepare for and attend in -person or virtual study sessions with the Planning Commission and City Council at key points in the project. This scope of work assumes up to six total in-person study sessions with either the Planning Commission or City Council with in -person attendance by at least one PlaceWorks team member. If virtual study sessions are determined to be preferable to have a greater number of meetings or attendance by m ore PlaceWorks staff, the budget under this task could likely accommodate a larger number of meetings. This scope of work assumes that meetings with approval bodies will correspond with project milestones, such as provid ing an overview of the project and phasing plan after the phasing plan is complete , to gather input on key issues being considered in best practices research and analysis, or at the time of the Phase 1 or Phase 2 Public Review Drafts.
Deliverables:
» Administrative Draft Phase 1 Zoning Code
Amendments
» Administrative Draft Phase 2 Zoning Code
Amendments
» Public Review Draft Phase 1 Zoning Code
Amendments
» Public Review Draft Phase 2 Zoning Code
Amendments
» Revised Draft Phase 1 Zoning Code Amendments
» Revised Draft Phase 2 Zoning Code Amendments
» Final Phase 1 Zoning Code Amendments
» Final Phase 2 Zoning Code Amendments
» Attendance at and draft agenda reports and
PowerPoint presentations for up to six total
Planning Commission and/or City Council meetings
Task 6. Zoning Code Amendment Adoption Hearings
6.1 Phase 1 Zoning Code Adoption Hearing Materials
PlaceWorks will support City staff with packaging and processing the Phase 1 Zoning Code and Map Amendments.
PlaceWorks will prepare necessary materials for the Planning Commission and City Council, including draft hearing notices, draft agenda reports, resolutions, ordinances, presentations, and attachments as needed.
6.2 Phase 1 Zoning Code Adoption Hearings Attendance - Planning Commission and City Council
The PlaceWorks team will attend up to two in-person public hearings each with the Planning Commission and City Council at the time of Phase 1 Zoning Amendments adoption, with in-person attendance by at least one PlaceWorks team member. Additional hearings may be added to the scope and reflected in any necessary budget augments at the request of City staff.
Following Phase 1 Zoning Amendments approval, PlaceWorks will file the NOD, as described in Task 4.6.
Proposal for Services • PLACEWORKS 15
6.3 Phase 2 Zoning Code Adoption Hearing Materials
PlaceWorks will support City staff with packaging and processing the Phase 2 Zoning Code and Map Amendments.
PlaceWorks will prepare necessary materials for the Planning Commission and City Council, including draft hearing notices, draft agenda reports, resolutions, ordinances, presentations, and attachments as needed.
6.4 Phase 2 Zoning Code Adoption Hearings Attendance - Planning Commission and City Council
The PlaceWorks team will attend up to two in-person public hearings each with the Planning Commission and City Council at the time of Phase 2 Zoning Amendments adoption, with in-person attendance by at least one PlaceWorks team member. Additional hearings may be added to the scope and reflected in any necessary budget augments at the request of City staff.
Following Phase 2 Zoning Amendments approval, PlaceWorks will file the NOD, as described in Task 4. 12.
Deliverables:
» Attendance at and draft agenda reports, resolutions, ordinances, and PowerPoint presentations for up to four Planning Commission and four City Council meetings
Task 7. Implementation Plan
7.1 Draft Implementation Plan
Following adoption of all Zoning Code Amendments and the updated Zoning Map, PlaceWorks will draft an Implementation Plan to assist the public and City staff in understanding the key changes to format, style , and procedures in the updated Title 27. The implementation plan will be a concise document that u ses graphics and other tools as applicable to make it user friendly. The plan could include some handouts or brochures to illustrate key sections of the z oning code update. This scope of work assumes permit checklist and applications will not be part of the Implementation Plan.
7.2 Final Implementation Plan
After receiving City staff comments on the Draft Implementation Plan, PlaceWorks will prepare a Final Implementation Plan.
7.3 Specific Plan Updates (optional task)
As an optional task, PlaceWorks can build on the high -level evaluation of other plans in Task 2.4 to prepare a more detailed, line -by-line review of individual plan provisions and recommend detailed plan amendments for General Plan consistency. As noted in the Q and A, we assume that any amendments to these plans would happen through a separate process.
7.4 Staff Training
PlaceWorks will attend a training course with City staff to present the Final Implementation Plan and answer questions from staff on the updates to Title 27. It is anticipated the staff attending the training will be those who work at the counter and use the Zoning Code most frequently.
Deliverables:
» Draft Implementation Plan (electronic PDF format)
» Final Implementation Plan (electronic PDF format)
» Optional: detailed evaluation of some or all other plans and recommended amendments » PowerPoint presentation and agenda for staff training
16 CITY OF SAN MATEO • Comprehensive Zoning Code Update Schedule
PlaceWorks’ proposed schedule for completion of the San Mateo Comprehensive Zoning Code Update is shown in Figure 1. As shown in the schedule, we anticipate that the project can be completed by September 2027.
PlaceWorks has a strong track record in meeting project schedules and coordinating closely with its clients. Over years of managing projects similar to the San Mateo Comprehensive Zoning Code Update , we have developed a variety of tools to keep projects on schedule and ensure that staff are well informed at all times:
• We maintain an up-to-date schedule throughout the project, to ensure that all team members are aware of upcoming meetings and product due dates.
• We stay in close, regular contact with staff and our subconsultants and document important decisions about the project in writing, which ensures that decisions are understood by all team members. • We schedule project due dates for staff and subconsultants with adequate time for editing and formatting into finished reports.
• We limit subconsultants’ payments to specific milestones to ensure that progress on the project is commensurate with billings.
Proposal for Services • PLACEWORKS 17
Figure 1 Proposed Schedule
18 CITY OF SAN MATEO • Comprehensive Zoning Code Update
7. REFERENCES
The following is a list of r eferences for PlaceWorks and more will be provided on request. We encourage the City to contact each and every one of these references to gain an idea of our history of work. Project descriptions are available in Chapter 3, Qualifications.
Project Client Contact
Title 17 Zoning Code Comprehensive Update and
Accessory Dwelling Unit Ordinance
TUOLUMNE COUNTY
Quincy Yaley, Community Development Department Director 209.533.5961 | [email protected]
SB 2 Zoning Ordinance Update and General Plan Update
CITY OF SOLEDAD
Megan Hunter, City Manager
909.774.4201 | [email protected]
Zoning Code Update
CONTRA COSTA COUNTY
Will Nelson, Senior Planner
925.674.7791 | [email protected]
8. MODIFICATIONS AND TASK BREAKDOWN
Modifications
We are not proposing any major modifications to the City’s Scope of Services.
Task Breakdown
Most tasks included in the scope of work will be led by PlaceWorks. The table below details instances where City staff would perform certain tasks. For all tasks, PlaceWorks will prepare Administrative Draft content. City staff will review Administrative Draft content and provid e a single set of internally reconciled comments and clear direction.
PlaceWorks will be responsible for revising and finalizing documents for publication.
Task Notes
1. Project Administration and Management Prepare for and attend weekly and progress meetings.
2. Zoning Code Assessment – Research,
Analysis, and Phasing Plan
Provide direction on research topics and decisions on phasing.
3. Community Outreach and Engagement
3.2 Community Engagement Materials
and Online Surveys
3.3 Stakeholder Meetings
3.4 Community Meetings
• Citywide Mailer. City will be responsible for citywide mailer printing , postage, and mailing .
• Social Media Posts. PlaceWorks will prepare social media posts; City will share to update the public about the project.
• City will identify and communicat e with stakeholders, find meeting locations, and manag e RSVPs.
• PlaceWorks will provide u p to three staff for each community meeting , City will provide additional staffing.
4. Environmental Document (CEQA)
4.6 and 4.12 Notice of Determination
(Phase 1 and Phase 2)
City staff will submit the NOD to the County Clerk, pay all applicable filing fees at the time of posting, and post on the City’s website. The budget does not include payment of any filing fees.
Proposal for Services • PLACEWORKS 19
Task Notes
5. Updates to Zoning Code, Zoning Map, and
Related Municipal Codes
5.4 and 5.8 Final Zoning Code
Amendments (Phase 1 and Phase 2)
5.5 Phase 2 Administrative Draft
Zoning Code Amendments
5.9 Planning Commission and City
Council Study Sessions
• City will be responsible for updating the City’s online zoning code website
• City will complete other code amendments to be adopted separate ly from the comprehensive zoning code update . PlaceWorks expects to add those ordinances in to the comprehensive zoning code update after they are adopted using the same organization as the comprehensive update template and will update cross- referencing as needed at that time.
• PlaceWorks will support preparation of agenda report content and presentations. PlaceWorks will attend PC/CC meetings and share responsibility with staff for presenting and responding to questions.
6. Zoning Code Amendment Adoption Hearings PlaceWorks will support preparation of agenda report content and presentations. PlaceWorks will attend PC/CC meetings and share responsibility with staff for presenting and responding to questions.
7. Implementation Plan City to provide information and direction on City procedures, staff roles, and training needs.
9. BUDGET
As shown in Table 2, the estimated cost to complete the scope of work described in this proposal is $ 874,613.
PlaceWorks recommends planning for a 5 to 10 percent contingency fund to cover any unforeseen out -of-scope work that might be necessary for the project.
We are flexible regarding project costs and hope that you will not eliminate us from consideration based on cost alone.
The billing rates for each team member are included in Table 2.
PlaceWorks bills for its work on a time -and-materials basis with monthly invoices.
Proposal for Services • PLACEWORKS 20
Table 2 Cost Estimate
Assumptions
This scope of work and cost estimate assumes that:
• Our cost estimate includes the meetings shown in Chapter 6.
Additional meetings would be billed on a time-and-materials basis.
• All products will be submitted to the City in electronic (PDF) format, except for printed copies that are specifically identified in Table 2. This is an allowance only, based on the numbers of products and copies shown in Chapter 4. If this allowance is exceeded, additional printing costs will be billed at PlaceWorks’ actual cost.
• City staff will be responsible for meeting logistics, including schedule coordination, document production, printing
notices, mailing costs, room reservations, room set-up and take-down, and refreshments.
Optional Tasks
Task 7.3, amendments to other Specific Plans, is an optional task. Costs for these tasks are not included in the costs in Table 2 as it is not possible to provide an accurate cost estimate until the potential amendments are identified.
The PlaceWorks Team
City of San Mateo Comprehensive Zoning Code
COST PROPOSAL
Joanna Jansen Carey Stone Amy
Sinsheimer Alexis Mena Lance Park Andrew
Davidoff Jose Ayala CEQA
Associate
Jennifer
Hugoo Zixuan Liu Leo DiPierro Rob Mazur
Title Principal Senior
Associate
Senior
Associate
Associate
Principal
Senior
Associate
Associate Associate Associate Planner Planner GIS Analyst Director of GIS Services
Role: Principal in
Charge
Outreach
Lead
Project
Manager
CEQA Lead Technical
Lead
Assistant
Project
Manager
Key Staff Key Staff Key Staff Key Staff Graphics Technical Editing
WP/
Clerical
Hourly Rate: $285 $245 $230 $270 $245 $165 $180 $155 $135 $135 $150 $255 $145 $160 $140 TASK 1. Project Administration and Management
1.1 Project Kick-off Meeting 4 4 8 2 4 4 26 $5,700
1.2 Weekly Meetings with City Staff 40 16 100 16 100 52 324 $66,160
1.3 Key Progress Meetings with City Staff 8 8 16 6 12 8 58 $12,600
1.4 Project Website 2 16 32 2 40 2 40 24 60 12 12 242 $43,120
1.5 Ongoing Project Management 16 20 40 8 48 132 $28,740 Task 1. Subtotal 70 64 196 34 0 204 0 2 40 64 0 24 60 12 12 782 $156,320 TASK 2. Zoning Code Assessment - Research, Analysis and Phasing Plan
2.1 Best Practice Research 12 4 40 64 48 48 20 4 4 244 $43,560
2.2 Map Consistency Analysis 12 16 32 16 8 60 10 8 162 $31,130
2.3 Text Consistency Analysis/Comparison Table 12 32 16 16 32 16 32 10 8 4 178 $35,530
2.4 Consistency Analysis of Other City Plans 16 48 12 16 24 24 20 6 8 4 178 $34,570
2.5 Draft Framework Outline 6 24 18 4 6 6 64 $12,450
2.6 Project Phasing Plan 8 4 32 8 2 4 58 $12,790
Task 2. Subtotal 66 104 156 0 0 138 104 0 84 36 112 30 32 0 22 884 $170,030 TASK 3. Community Outreach and Engagement
3.1 Community Outreach and Engagement Plan 4 16 8 16 8 4 4 4 64 $12,400
3.2 Community Engagement Materials and Online Surveys 12 35 10 73 80 4 4 218 $39,140
3.3 Stakeholder Meetings 72 72 72 96 312 $70,560
3.4 Community Meetings 32 40 32 56 40 200 $41,320
3.5 Community Outreach and Engagement Summary 4 8 6 40 4 2 64 $12,000 Task 3. Subtotal 124 171 128 0 0 281 0 0 0 8 0 0 124 12 10 858 $175,420 TASK 4. Environmental Document (CEQA)
4.1 Initiate CEQA Process - Phase 1 1 1 4 6 12 $2,525
4.2 Project Description - Phase 1 1 1 1 8 1 16 2 30 $6,075
4.3 Administrative Draft Addendum - Phase 1 2 1 1 20 4 1 40 6 2 4 81 $16,200
4.4 Screencheck Draft Addendum - Phase 1 1 6 1 12 2 1 23 $4,525
4.5 Final Addendum - Phase 1 1 3 4 2 10 $1,940
4.6 Notice of Determination - Phase 1 1 2 3 $580
4.7 Initiate CEQA Process - Phase 2 4 6 10 $2,010
4.8 Project Description - Phase 2 1 1 1 8 1 16 2 30 $6,075
4.9 Administrative Draft Addendum - Phase 2 2 1 1 20 4 1 40 6 2 4 81 $16,200
4.10 Screencheck Draft Addendum - Phase 2 1 6 1 12 2 1 23 $4,525
4.11 Final Addendum - Phase 2 1 3 4 2 10 $1,940
4.12 Notice of Determination - Phase 2 1 2 3 $580
Task 4. Subtotal 7 4 9 84 8 6 0 160 0 0 0 20 0 4 14 316 $63,175 TASK 5. Updates to Zoning Code, Zoning Map, and Related Municipal Codes
5.1 Phase 1 Administrative Draft Zoning Code Amendments 12 6 36 26 20 10 8 8 2 16 12 24 180 $32,800
5.2 Phase 1 Public Review Draft Zoning Code Amendments 6 3 22 22 12 8 6 4 8 4 6 101 $18,425
5.3 Phase 1 Revised Draft Zoning Code Amendments 6 3 22 20 16 8 4 2 4 2 3 90 $16,925
5.4 Phase 1 Final Zoning Code Amendments 4 2 10 18 8 6 4 4 3 1 4 64 $11,445
5.5 Phase 2 Administrative Draft Zoning Code Amendments 18 12 50 56 32 20 16 8 32 24 48 316 $55,830
5.6 Phase 2 Public Review Draft Zoning Code Amendments 12 8 44 44 24 16 12 8 16 8 12 204 $37,340
5.7 Phase 2 Revised Draft Zoning Code Amendments 8 4 36 40 8 12 8 2 8 4 5 135 $25,080
5.8 Phase 2 Final Zoning Code Amendments 6 3 18 28 12 10 4 4 2 3 1 12 103 $18,640
5.9 Planning Commission (3) and City Council Study Sessions (3) 20 4 40 12 8 20 8 2 114 $23,240 Task 5. Subtotal 92 45 278 0 0 266 132 8 90 82 40 4 98 56 116 1307 $239,725 TASK 6. Zoning Code Amendment Adoption Hearings
6.1 Phase 1 Zoning Code Adoption Hearing Materials 8 14 4 6 2 34 $4,960
6.2 Phase 1 Zoning Code Adoption Hearing Attendance - PC (2) and CC (2) 3 16 28 6 53 $12,145
6.3 Phase 2 Zoning Code Adoption Hearing Materials 8 12 2 2 1 25 $3,670
6.4 Phase 2 Zoning Code Adoption Hearing Attendance - PC (2) and CC(2) 3 16 28 6 53 $12,145 Task 6. Subtotal 6 32 56 0 0 16 0 12 0 26 6 0 8 0 3 165 $32,920 TASK 7. Implementation Plan
7.1 Draft Implementation Plan 6 2 12 2 20 20 2 6 70 $12,860
7.2 Final Implementation Plan 2 1 8 12 8 1 4 36 $6,515
7.3 Specific Plan Updates (optional) Cost to be provided separately if City desires 0 $0
7.4 Staff Training 8 8 20 16 52 $11,480
Task 7. Subtotal 16 11 40 2 0 48 0 0 0 0 0 0 28 3 10 158 $30,855 Labor Hours Total 381 431 863 120 8 959 236 182 214 216 158 78 350 87 187 4470 Labor Dollars Total $108,585 $105,595 $198,490 $32,400 $1,960 $158,235 $42,480 $28,210 $28,890 $29,160 $23,700 $19,890 $50,750 $13,920 $26,180 $868,445 PlaceWorks Percent of Total Labor 8.5% 9.6% 19.3% 2.7% 0.2% 21.5% 5.3% 4.1% 4.8% 4.8% 3.5% 1.7% 7.8% 1.9% 4.2% 100.0%
REIMBURSABLE EXPENSES
PlaceWorks Reimbursable Expenses $6,168
EXPENSES TOTAL $6,168
GRAND TOTAL $874,613
PLACEWORKS
TOTAL
TASK
BUDGET
Place-
Works
Hours