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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: File ID: 25-10764 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: January 12, 2026
SUBJECT:
2033 La Salle Drive - Zoning Reclassification, Zoning Code Amendment, and Planning Application for an Early Childhood Education Center — Ordinance Introduction
RECOMMENDATION:
Introduce an Ordinance to approve a Zoning Reclassification from R1-B to R1-B/Q8, and a Zoning Code Amendment to provide development standards for an educational facility and find it exempt from CEQA pursuant to Section 15061(b)(3) (Common Sense Exemption); and adopt a Resolution to approve the Planning Application (Special Use Permit, Site Plan and Architectural Review and Site Development Planning Application) for the development of an Early Childhood Education Center subject to the findings for approval and conditions of approval, and find it exempt from CEQA pursuant to Section 15303 (New Small Structures Exemption).
BACKGROUND:
The Carey School is a private educational institution serving students from pre-kindergarten through fifth grade since 1955.
Their main elementary school campus is located at 1 Carey School Lane off of La Salle Drive, and their preschool program is located at 3900 Alameda de las Pulgas within the Transfiguration Church. The Carey School is seeking approval to construct an Early Childhood Education Center at 2033 La Salle Drive to relocate the preschool operation to be next to its main campus.
To support this request, the proposal includes a zoning code amendment and a zoning reclassification from R1-B (One Family Dwellings) to R1-B/Q8 (One Family Dwellings /Qualified Overlay District 8).
The Planning Commission held a public hearing to consider the request on December 9, 2025, and, following public comments and deliberation, voted unanimously to recommend that the City Council approve the project with an added recommendation that the City investigate establishing a no-parking zone on the La Salle cul-de-sac. Staff has evaluated this recommendation, and provided additional information in the parking section of this report.
Pursuant to SMMC 27.06.060, and because the planning application includes multiple reviews requiring action at different levels, the City Council will consider and act upon the entire application. The Draft Ordinance for the zoning reclassification and zoning map amendment is included as Attachment 1, and the Draft Resolution for the Special Use Permit (SUP), Site Plan and Architectural Review (SPAR) and Site Development Planning Application (SDPA) is included as Attachment 2.
SITE DESCRIPTION:
The 0.6-acre site (26,380 square feet) consists of a single parcel currently developed with an 1,851-square-foot single-family residence and a 640-square-foot attached accessory dwelling unit. The site is accessed via the La Salle Cul-de-sac and a private creek runs along the southern boundary of the property. Surrounding uses include single-family residential development to the north, Junipero Serra High School to the east, the existing Carey School campus to the south, and multi- family apartment buildings to the west across La Salle Drive. The site has a General Plan land use designation of Residential Very Low and is zoned R1-B (One Family Dwellings). A location map showing the site and its vicinity is included as
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Attachment 3.
PROJECT DESCRIPTION:
The applicant proposes to demolish all existing structures, and redevelop the site with a new Early Childhood Education Center (“Project”) consisting of a one-story, 5,908 square-foot building and associated site improvements. The building includes six classrooms designed to accommodate up to 75 preschool-aged children (ages 2–5 years) and 16 teachers. The Project also includes a trash enclosure, an outdoor play area located on the south side of the site, and a teaching garden on the north side. The Project provides eleven on-site parking spaces and proposes the use of an off-site parking facility at 1900–2000 Alameda de las Pulgas to meet the remaining required parking spaces. A cover letter from the applicant with additional information about the proposed use is included as Attachment 4, and the Project plans are included as Attachment
5. APPLICABLE CODE AND POLICY REVIEW:
General Plan and Zoning Code
The General Plan land use designation for the Project site is Residential Very Low. The proposed Project provides a neighborhood-serving childcare use within a residential district, which is supported by Land Use Policy 3.5 and Public Services and Facilities Policy 6.5. A list of applicable General Plan policies and a discussion of the Project’s conformance to them is included in the Draft Resolution in Attachment 2.
Zoning Reclassification and Zoning Code Amendment
The applicant is requesting a zoning reclassification from R1-B to R1-B/Q8 and an amendment to the Q8 Overlay to establish development standards for the Early Childhood Education Center. The City has previously applied Qualified Overlay designations to private educational facilities to address their operational needs, including St. Matthew’s Catholic Parish and School (Q7) and Junipero Serra High School (Q6). These overlays provide alternative floor area, parking, and development standards tailored to the educational use of these properties. Extending the Q8 Overlay to include the Project site will allow the Project to meet the off-site parking facility requirement. While the base R1-B zoning requires parking to be located on the same parcel or within 200 feet of the site, the existing Q8 Overlay allows off-site parking within a 1,000-foot radius. The Project’s proposed off-site parking facility at 1900–2000 Alameda de las Pulgas is located within this 1,000-foot radius.
The requested amendments to the Q8 Overlay includes allowing uncovered parking within the front and side setbacks and increasing rear yard projections for building awnings. The Project is proposing uncovered off-street parking within the front setback. Pursuant to SMMC Section 27.18.110(c), required parking spaces may not be located within the front or side yard setback in One-Family Dwelling districts; therefore, an amendment to the Q8 Overlay is required to permit this configuration.
In addition, the R1-B district currently allows awnings up to eight feet in height within the rear yard setback. The proposed amendment to the Q8 Overlay would allow awnings up to nine feet in height within the rear yard setback. The proposed zoning code amendments are included in the Ordinance (Attachment 1), and the amendment language shown in track changes is provided in Attachment 6.
Extending and amending the Q8 Overlay for the Early Childhood Education Center maintains consistency with prior Q overlays for private institutions. The proposed zoning reclassification and code amendments would facilitate implementation of General Plan policies, while ensuring that development standards remain compatible with the surrounding residential neighborhood and that regulatory oversight is maintained. With the adoption of the proposed overlay, the Project will conform to all applicable zoning code standards. A Factual Data Sheet listing the applicable zoning standards and the Project’s conformance to them is included as Attachment 7.
Special Use Permit (SUP)
The applicant proposes to establish an Early Childhood Education Center within the One Family Dwellings (R1-B) zoning district. Pursuant to SMMC Section 27.18.30, private educational facilities are allowed in the R1 zoning district with approval of a SUP. The Q8 overlay zone also requires that all uses within the overlay obtain a SUP. Other private educational institutions located within the R1-B zoning district with a Q overlay include St. Matthew’s Catholic Parish and School (Q7) and Junipero Serra High School (Q6). The SUP includes conditions of approval that regulate enrollment, hours of operation, and on-site activities. An SUP is also required for the demolition of the existing single-family residence and off-site parking
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facility. A detailed discussion on the off-site parking facility is provided in the parking section. Findings and conditions to support approval of the SUP are included in the Draft Resolution (Attachment 2).
Site Plan and Architectural Review (SPAR)
The Project requires SPAR approval pursuant to Municipal Code Section 27.08.030 for the construction of a new private educational facility. The proposed development includes a one-story, 5,908 square-foot building with associated site improvements. The facility incorporates six classrooms, a teaching garden, and a play area located on the south side of the building to minimize noise impacts on residences to the north, and eleven off-street parking spaces in the front yard area.
Vehicular access would be provided via a one-way circular driveway from La Salle Drive, with one loading berth located along the street frontage. Landscaping and site improvements include the installation of 29 new trees along the site perimeter. A private creek runs along the southern edge of the property; however, the Project maintains appropriate setbacks from the creek to avoid impacts. The Project’s Riparian Assessment is included as Attachment 11.
The proposed one-story stucco building is compatible in scale and architectural character with the surrounding residential development and the adjacent Carey School campus, and it complies with the R1-B building height and plate height requirements. Findings and conditions to support approval of the SPAR are provided in Attachment 2.
Traffic Analysis
Trip Generation
A Traffic and Parking Evaluation Memorandum for the Project was prepared by Kimley-Horn (Attachment 8). The Carey School currently operates a preschool facility at 3900 Alameda de las Pulgas, which is proposed to be relocated to the Project site adjacent to the existing elementary school. Based on the observed trip overlap between the two facilities (an average of 60% over the last six years), a 50% carpool reduction was applied, reflecting that approximately half of the Early Childhood Education Center students have siblings at the elementary school and would carpool. With the carpool reduction, the Project is expected to generate a net increase of 133 daily trips, including 28 net new trips during the AM peak hour, 27 net new trips during the school PM peak hour (2:30 p.m. to 3:30 p.m.), and 27 net new trips during the PM peak hour.
Vehicle Miles Traveled
The Project is exempt from Vehicle Miles Traveled (VMT) analysis pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15064.3. The City’s Traffic Impact Analysis Guidelines establish thresholds of significance and identify certain land uses that may be screened out of VMT evaluation. Under these guidelines, local-serving retail and public service uses of 50,000 square feet or less are presumed to have a less than significant VMT impact. Schools and educational facilities are recognized by the City and by many other jurisdictions as local-serving uses based on their operational characteristics.
Therefore, the Project is screened out of VMT analysis.
Local Transportation Analysis
In accordance with the City’s Local Transportation Impact Analysis Guidelines, a traffic operations study was conducted for the nearest intersection at W. 20th Avenue and La Salle Drive. The study evaluated Level of Service (LOS) and vehicle queuing to assess potential impacts from the Project. Incorporating a 50% carpool rate, the analysis concluded that the intersection would continue to operate at an acceptable LOS C or better during all peak periods. Condition 57 has been included to ensure that an average trip overlap with Carey School of at least 50% is maintained into the future as long as the facility is in operation. Also, the Project is expected to generate a queue of approximately 2.5 vehicles within the parking lot and increase existing La Salle cul-de-sac queues by no more than one vehicle (approximately 25 feet). Therefore, the Project complies with the City’s Transportation Impact Analysis Guidelines.
Parking and Circulation
The Project requires 23 parking spaces pursuant to SMMC Section 27.64.160. The Project provides 11 on-site parking spaces and utilizes an off-site parking facility at 1900–2000 Alameda de las Pulgas to provide an additional 15 spaces. On-site parking will be used for parent drop-off and pick-up activities, while the off-site parking facility will serve staff. The parking analysis for 1900–2000 Alameda de las Pulgas demonstrates that the site has sufficient surplus parking capacity to lease 15 spaces to the Project. With the addition of these off-site spaces, the Project’s total parking supply exceeds Code requirements by
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three spaces. Per Condition 65, the school must maintain a shared parking agreement for the use of the off-site spaces for the duration of its operation. The parking analysis is provided in Attachment 8.
A Parking and Traffic Management Plan was prepared for the Project to ensure safe and efficient circulation (Attachment 9). The plan merges drop-off and pick-up operation with the existing Carey School, identifies designated drop-off and pick- up locations for each age group, staggers start and end times, and establishes a monitoring program to ensure safe and efficient circulation. The school will provide five dedicated staff to monitor and direct traffic during drop-off and pick-up periods in accordance with the Parking and Traffic Management Plan. Condition 62 requires that the school distribute an updated Parking and Traffic Plan annually to parents, detailing circulation routes and assigned times and location for student drop-off and pick-up.
At the Planning Commission meeting, staff was directed to investigate establishing a no-parking zone on the La Salle cul-de- sac in response to neighborhood concerns about the lack of parking along La Salle Drive. Currently, non-conforming “No Parking” signs have been placed along the cul-de-sac without City approval. Public Works evaluated the area and concluded that parking can be restricted on the La Salle cul-de-sac during school drop-off and pick-up peak hours to improve traffic flow. A memo prepared by Public Works recommends adding a condition of approval requiring the applicant to remove the non-conforming signs and install City-standard signs and poles at the designated drop-off and pick-up locations. The memo is provided as Attachment 12, and Condition 31 was revised to incorporate this recommendation.
NOTICE PROVIDED:
In accordance with Government Code sections 65090 and 65091 and the City’s Municipal Code public noticing requirements, the notice for this public hearing was posted in three public facilities and published in the San Mateo Daily Journal newspaper, and sent to the following parties at least 10 days in advance of City Council meeting:
Property owners, residential tenants and business tenants within 1,000 feet of the Project site. The City’s Planning “Notify Me” email list; and,
The interested parties email list, which includes interested individuals who contacted the City and requested to be added to the Project notification list.
PUBLIC COMMENTS:
Prior to the Planning Commission meeting, five community members submitted multiple comments raising concerns related to traffic, parking, noise, and potential environmental impacts, as well as a petition opposing the Project with more than 40 signatures. Staff also received five letters in support of the Project, citing the need for high-quality early childhood facilities within the City, along with a petition containing more than 50 signatures.
Staff received clarifying questions from a member of the Planning Commission prior to the meeting and provided responses.
These responses are included in Attachment 13. During the Planning Commission meeting, eight members of the public comments were heard by the Commissioners, and four additional comments were submitted via email. Comments in support of the Project emphasized the City’s need for high-quality childcare, positive experiences with The Carey School’s educational programs, and observed improvements in traffic flow due to the school’s staggered drop-off and pick-up procedures. Comments raising concerns about the Project focused on potential construction noise, traffic impacts on La Salle Drive, Alameda de las Pulgas and 20th Avenue, as well as on-street parking conditions along La Salle Drive.
All written public comment are included in Attachment 14. Any additional public comments submitted after agenda publication will be posted to this item on the City’s Public Meeting Portal as “Post Packet Public Comments.” ENVIRONMENTAL DETERMINATION:
This Zoning Reclassification and Zoning Map Amendment are exempt from California Environmental Quality Act (CEQA) Guidelines pursuant to Common Sense Exemption (14 CCR Section 15061(b)(3)). The Common Sense exemption applies to Projects “Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.” The proposed reclassification to extend the Q8 overlay, while retaining the underlying R1-B zoning, has no potential to cause a physical change to the environment. The amendment
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is administrative in nature and does not, by itself, authorize any physical development, demolition, or land disturbance.
Future physical improvements or changes in use on the site would remain subject to separate discretionary approvals, including a SUP and SPAR, as required under Municipal Code Section 27.60.180(h) (Qualified Overlay District 8).
The development of the Project itself is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303, New Construction or Conversion of Small Structures (Class 3). The Project is consistent with the example provided under Section 15303(c), which includes “a store, motel, office, restaurant, or similar structure in urbanized areas.” The exemption also applies to up to four such commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use, provided the Project does not involve the use of significant amounts of hazardous substances, that all necessary public services and facilities are available, and that the surrounding area is not environmentally sensitive.
Specifically, the proposed Project meets the criteria for this exemption as it:
Is located within an urbanized area;
Has a total floor area of less than 10,000 square feet; Is located on a site zoned for the proposed use, as the base R1-B zoning district allows educational facilities with approval of a SUP;
Does not involve the use of significant amounts of hazardous substances; and Is not located in an environmentally sensitive area, as demonstrated in the Riparian Setback Assessment (Attachment 11), which confirms that the on-site creek contains no riparian vegetation and does not support wetland habitat.
For these reasons, the proposed Project qualifies for a categorical exemption under CEQA Guidelines Section 15303.
ATTACHMENTS
Att 1 – Draft Ordinance for Zoning Reclassification and Zoning Code Amendment Exhibit A – Zoning Map Reclassification
Att 2 – Proposed Resolution
Exhibit A – Conditions of Approval
Att 3 – Location Map and Zoning Maps
Att 4 – Applicant Cover Letter and Project Description
Att 5 – Project Plans
Att 6 – Zoning Code Amendments (Track Changes)
Att 7 – Factual Data Sheet
Att 8 – Traffic and Parking Evaluation Memorandum Dated November 11, 2025 Att 9 – Parking and Traffic Management Plan
Att 10 – Parking Agreement
Att 11 – Riparian Setback Assessment
Att 12 – Public Works Memo- La Salle Drive Signage
Att 13 – Responses to Planning Commission Questions
Att 14 – Public Comments
STAFF CONTACT
Simin Zakavand, AICP, Associate Planner
[email protected]
(650) 522-7219