CITY OF SAN MATEO
RESOLUTION NO. ____ (2026)
APPROVING THE SITE PLAN AND ARCHITECTURAL REVIEW (SPAR), SPECIAL USE PERMIT (SUP), AND SITE
DEVELOPMENT PLANNING APPLICATION (SDPA) FOR THE DEVELOPMENT OF AN EARLY CHILDHOOD EDUCATION CENTER AT 2033 LA SALLE DRIVE (PA-2018-069)
WHEREAS, the Carey School (hereinafter referred to as the “Applicant”) submitted Planning Application No. PA‐2025‐012 to the Planning Division for a Zoning Reclassification, Zoning Map Amendment, Site Plan and Architectural Review, Special Use Permit, and Site Developm ent Planning Application to rezone the property located at 2033 La Salle Drive from R1‐B to R1‐B/Q8, and to establish and construct an early childhood education center at the same location (collectively referred to as the “Project”) in the City of San Mateo (“City”); and
WHEREAS, the San Mateo City Chapter and Municipal Code Section 27.06.050 requires final action from the City Council for projects which include reclassifications and which are subject to Planning Commission review under 27.06.040; and
WHEREAS, on December 9, 2025, the Planning Commission held a duly noticed public hearing, at which time the Commission received and considered written and oral evidence, and by a vote of 4‐0 recommended that the City Council approve the Zoning Reclassification, Zoning Map Amendment, Site Plan and Architectural Review, Special Use Permit , and Site Development Planning Application , subject to the Findings for Approval and Conditions of Approval for Planning Application No. PA‐2025‐012.
NOW, THEREFORE BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY FINDS AND RESOLVES THAT:
In accordance with the California Environmental Quality Act (CEQA) Guidelines, the proposed Project is exempt from further environmental review pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures). Class 3 exemptions include the construction of small facilities or structures of less than 10,000 square feet, such as stores, offices, restaurants, or similar buildings in urbanized areas.
The Project involves the construction of a single‐ story, approximately 5,908‐square‐foot building within an urbanized area on a site zoned R1 ‐B, which allows educational facilities with a Special Use Permit (SUP).
Additionally, the Project does not involve the use of hazardous substances beyond typical household cleaners.
Therefore, the Project qualifies for the Class 3 exemption and is exempt from further environmental review under CEQA.
BE IT FURTHER RESOLVED, BY THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, AS FOLLOWS:
General Plan Conformance
1. The Project conforms to applicable policies of the General Plan 2040 Land Use Element.
a. Policy LU 3.5 Support Service Uses. Encourage businesses that provide a variety of services, such as restaurants, child care facilities, medical clinics, gyms, pharmacies, hardware stores, and grocery stores in locations that serve residential neighborhoods and commercial/office uses. Prioritize the development of these services in equity priority communities in the city. b. Action LU 3.19 Major Institutions/Special Facilities . Work with relevant agencies and organizations to support the long‐ term viability of major institutions and special facilities that provide important recreational, educational, or medical services, such as the San Mateo County Events Center, College of San Mateo, San Mateo County Hospital, Mills Health Center, and Peninsula Golf and Country Club.
Require a Specific Plan and/or Master Plan to guide reuse or redevelopment of institutions and special facilities when appropriate.
c. Policy LU 11.1 Economic Development. Prioritize the retention and expansion of existing businesses and attract new businesses that strengthen and diversify the City’s economic base.
The proposed project is consistent with the above Land Use Element policies in that it supports an existing San Mateo institution, the Carey School, and maintains an essential community service by providing a childcare facility in a location that serves residential neighborhoods. While the site is not large enough to warrant a Master Plan or Specific Plan, the proposed Zoning Reclassification and Special Use Permit will establish tailored development standards, including appropriate conditions and limitations on operations, enrollment, and staffing levels to ensure compatibility with adjacent residential uses . Furthermore, approval of the project supports the City’s goal of retaining and strength ening existing businesses that provide essential neighborhood services.
2. The Project conforms to applicable policies of the General Plan 2040 Circulation Element.
a. Policy C 6.3 Local Transportation Analysis. Require site ‐specific transportation impact analysis following the City’s adopted Transportation Impact Analysis (TIA) Policy for development projects where there may be an adverse condition or effect on the roadway system. b. Policy C 6.4 Operations Analysis for Development Projects. Require new development to determine the need for new or modified circulation improvements, operations, or alignments where developments identify operational deficiencies that were not previously identified in a transportation impact fee study. Require development applicants to prepare an analysis to determine the need for modifications, such as signalization, turn restrictions, roundabouts, etc. Require applicants to fund identified off‐ site improv ements if warranted, as determined by the legally appropriate transportation analysis, and as approved by City staff. c. Policy C 7.2 Shared Parking. Encourage new and existing developments, especially those in mixed ‐ use districts, to share parking between uses to maximize the existing parking supply, minimize the amount of new parking construction, and encourage “park once” behavior in commercial areas. d. Policy C 7.4 Bicycle Parking . Require the provision of bicycle parking as part of new private developments.
The proposed project is consistent with the above Circulation Element policies in that a local transportation and operational analysis was prepared, and appropriate operational measures have been incorporated including traffic monitoring to ensure safe and efficient site access and circulation. The project also utilizes an existing underused parking facility through a shared parking arrangement, thereby minimizing the need for new parking construction. In addition, the project provides both short‐term and long‐term bicycle parking consistently with the requirements of the Zoning Code.
3. The Project conforms to applicable policies of the General Plan 2040 Community Design and Historic Resources Element.
a. Policy CD 6.3 Sustainable Design. Encourage integration of sustainable design features and elements into the design of new buildings, including locating and orienting buildings to access solar exposure, preserving mature vegetation to the extent feasible, and using green building materials b. Policy CD 8.3 Respect Existing Scale and Rhythm . New mixed ‐use and commercial development should have context sensitive design that incorporates architectural styles and elements that relate to the scale and design of surrounding buildings, including by providing breaks in the building face at spacings common to buildings in the area and by stepping back upper floors.
The proposed project is consistent with the above Community Design Element policies by incorporating sustainable design features through the use of electric appliances and the preservation of mature
vegetation to the extent feasible within the development area. The project also respects the scale and character of the surrounding neighborhood by proposing a one‐story building that is compatible in height, form, and materials with adjacent residential properties.
4. The Project conforms to applicable policies of the General Plan 2040 Public Services and Facilities Element.
a. Policy PSF 6.2 Child Care Needs. Support the provision of child‐care programs and facilities to meet the needs of children of all abilities, incomes, and backgrounds through 2040. b. Policy PSF 6.3 Provision of Child Care. Encourage public and private agencies and employers to provide child‐care services and facilities.
c. Policy PSF 6.5 Child Care Centers in Residential and Employment Areas. Encourage childcare centers in residential neighborhoods where they meet City standards and at employment centers.
The proposed project is consistent with the above Public Services and Facilities Element policies in that it provides an essential childcare service within the city, helping to meet the community’s demand. The facility is located within a residential neighborhood, consistent with Policy PSF 6.5, and will operate under the Qualified (Q) Overlay and Special Use Permit, which establish limitations on enrollment, staffing, and operations to ensure compatibility with the surrounding residential context. The proj ect also supports Policies PSF 6.2 and PSF 6.3 by facilitating the provision of childcare services through a private operator that meets City standards and contributes to the overall availability of childcare within the community.
Site Plan and Architectural Review (SPAR)
1. The Site Plan and Architectural Review (Municipal Code Section 27.08.030) application and associated Conditions of Approval are approved based on the following findings:
a. The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood;
i. The proposed one‐story building is designed to be compatible with the architectural character of both the surrounding neighborhood and the adjacent school campus. The neighborhood features a variety of architectural styles characterized by sloped rooflines and exterior finishes such as stucco. The project incorporates similar design elements, including a sloped roof and stucco exterior, ensuring visual consistency and a cohesive transition between the school campus and nearby residences; and
ii. The design of the one ‐story building complies with the maximum building heights of 24 feet to the plate line and 32 feet to the roof peak, and provides deep setbacks to the property lines reducing potential visual impacts; and
iii. Parking spaces located on the front of the property will be screened with landscaping and proposed trees; and
iv. The proposed development maintains appropriate setbacks from the creek to avoid any impacts; and
v. The play area is situated on the south side of the building, adjacent to the existing Carey School campus, to minimize potential noise impacts on the single‐family residences to the north; and vi. The buildings utilize high quality materials and incorporates an abundance of landscape throughout the project to enhance the site.
b. The development will not be detrimental to the harmonious and orderly growth of the City; Upon approval the project is consistent with the City’s General Plan and consists of a previously approved educational facilities within residential districts; i. The project has analyzed traffic, circulation, and parking to minimize impacts to the neighborhood; and
ii. Adequate on‐street parking is available along the parcel frontage to accommodate loading facility without impeding use of the sidewalk or local traffic circulation; and iii. The design of the buildings acknowledges and respects the existing single‐family neighborhood to the north, south, and west in their mass and bulk to reduce visual impacts; and iv. The project furthers the use of a private educational facility and would not result in any significant impacts regarding public health, safety, or welfare as conditioned; and v. The project will be constructed in compliance with all building codes, fire codes, and the City’s building security code.
c. The development will not impair the desirability of investment or occupation in the vicinity, and otherwise is in the best interests of the public health, safety, or welfare in that:
i. The Proposed project is design ed in a manner that is sensitive and compatible with the surrounding neighborhood.
ii. The project furthers the use of a private educational facility and would not result in any significant impacts regarding public health, safety, or welfare as conditioned; and iii. The project will be constructed in compliance with all building codes, fire codes, and the City’s building security code.
d. The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site.
e. The development will not adversely affect matters regarding police protection, crime prevention, and security in that the buildings, paths of travel, and parking facilities will be required to conform to the City’s current Security Ordinance through Conditions of Approval.
2. The Special Use Permit (Municipal Code Section 27.74.020) application to allow a private educational facility at 2033 La Salle Drive and associated Conditions of Approval are approved based on the following findings:
a. Power to grant a special use permit shall be limited to those uses designated as "special use" within the districts established under SMMC Section 27.74.
The proposed e arly childhood educa�on center is considered as a private educa� onal facility which is permited by a Special Use Permit (SUP) in R1 ‐B zoning district. The proposed use is similar to other educa�onal facili�es such as the exis�ng Carey School, St. Mathew’s Catholic Parish and School, and Junipero Serra High School which were previously permited within single family residen�al districts.
b. The proposed use will not adversely affect the general health, safety and/or welfare of the community nor will it cause injury or disturbance to adjacent property by traffic or by excessive noise, smoke, odor, noxious gas, dust, glare, heat, fumes, or industrial waste.
The proposed early childhood e ducation center use will not adversely affect the general health, safety and/or welfare of the community nor will it cause injury or disturbance to adjacent property given that the use and operations of the site are required to be in compliance with all applicable Building Codes, Fire Codes, and the Municipal Code. Furthermore, the proposed use will not impact the local traffic system as assessed in a site ‐specific parking and traffic impact evaluation. The Project will also be subject to conditions of approval at all times , including restrictions on construction hours and operational limits on enrollment and staffing to ensure compatibility with the adjacent residential uses.
3. The Site Development Planning Application (Municipal Code Section 23.40.040) for the removal of major vegetation and associated Conditions of Approval are approved based on the following findings:
a. The project will result in the removal of ten (10) heritage trees which will be replaced with 29 new trees as part of the proposed landscape plan . The removal of these trees is necessary to accommodate the development of the proposed project. All trees will be removed and replaced with appropriate landscaping to both enhance the site , screen the parking spaces, and create necessary buffers between surrounding properties.
b. All concerns regarding tree removal on the site have been addressed as conditions of approval requiring conformance to the City's landscape regulations, through the provision of extensive on‐ site landscaping as shown on the project plans, and/or through the payment of a fee to the City’s tree planting fund.
CITY OF SAN MATEO PLANNING APPLICATION
CONDITIONS OF APPROVAL
PA‐2025‐012, 2033 LA SALLE DR., SUP + SPAR
2033 LA SALLE DR, SAN MATEO, CA 94403‐1706
PARCEL # 039040080
AS APPROVED BY THE CITY COUNCIL ON
These conditions of approval apply to the Early Childhood Education Center project referenced above (also referenced as “school”). The conditions of approval are grouped under specific headings that relate to the timing of required compliance. Additional language within a condition may further define the timing of required compliance. Types of Building permits include Demolition and Superstructure.
The following conditions shall be satisfied prior to issuance of a DEMOLITION PERMIT, BUILDING PERMIT FOR SHORING OR FOUNDATION, or SITE DEVELOPMENT PERMIT, whichever is issued first, or prior to the deadline specified in that condition.
Planning Division (PA)
1 CONDITIONS OF APPROVAL – This complete list of Conditions of Approval shall be reproduced onto the second sheet of all building permit plan sets. (PLANNING)
2 PAYMENT OF OUTSTANDING PLANNING APPLICATION FEES – The applicant shall pay all outstanding planning application fees. (PLANNING)
3 VECTOR CONTROL PLAN – The applicant shall enter into a contract with a pest control specialist and develop a vector control plan to be submitted for review and approval by the Community Development Director and the San Mateo County Mosquito and Vector Control District. The plan shall describe measures which shall be taken by the applicant to prevent rodent and pest infestation to adjacent sites, specify pest control measures, cover all phases of demolition, landscaping removal, and construction plus for a minimum period of six months after the completion of
construction. The plan shall also specify that
modifications will be developed and implemented should additional pest control measures be required during construction or demolition activity, subject to approval by the Community Development Department Direc tor or his/her designee. (PLANNING)
4 CREEK PROTECTION PLAN – Prior to issuance of any permits, the applicant shall submit a Creek Protection Plan for review and approval by the Community Development and Public Works Department. The plan shall identify measures to
protect the adjacent creek and riparian area from any impacts during construction activities. At a minimum, the plan shall include:
1. Installation of silt fencing, fiber rolls, or other erosion control measures along the creek bank prior to the start of grading or construction;
2. Regular monitoring and maintenance of erosion control measures throughout the duration of construction.
All protective measures shall remain in place and functional until the City has approved final stabilization of the site. (PLANNING)
Building Division (PA)
5 APPLICABLE BUILDING STANDARDS AND LOCAL CODES – All building permit plans shall demonstrate compliance with the applicable California Building Standards Codes and local amendments as adopted by the Building Division at the time of filing the building permit application. (BUILDING)
6 BAAQMD JOB NUMBER – The applicant shall submit an asbestos demolition and renovation notification job number (J#) from Bay Area Air Quality Management District. (BAAQMD). (BUILDING)
7 SOILS REPORT AND INVESTIGATION LETTER – The applicant shall submit a stamped, signed, and dated soils investigation report containing design recommendations and integrate recommendations into the plans as ‐ appropriate, to the satisfaction of the Building Of ficial or his/her designee. The applicant shall also submit a letter stamped and signed by the Geotechnical engineer of‐record stating the plans and specifications substantially conform to the recommendations in the soil report, subject to the satisfaction of the
Building Official or his/her designee. (BUILDING)
Public Works Department (PA)
8 LOADING ZONE IN THE PUBLIC ROW – The applicant shall install a loading zone as shown on the approved plans. The applicant shall coordinate with Public Works for curb marking and appropriate signage for the proposed street loading zone.
9 ENCROACHMENT PERMITS, BONDS, AND INSURANCE – The applicant shall obtain an encroachment permit, posting the required bonds and insurance, and provide a one (1) year warranty for all work to be done in the City's right of way or easements prior to any work being done. (PUBLIC WORKS)
10 GRADING AND DRAINAGE PLANS – All grading and drainage plans shall identify the vertical elevation datum, date of survey, and surveyor. Grading plans shall show existing topo and features at least 20’ beyond the project boundary. Plan shall show existing topography, label contour elevations, drainage patterns, flow lines, slopes, and all other property encumbrances. (PUBLIC WORKS)
11 PERMITS REQUIRED BY OTHER AGENCIES – The applicant is hereby informed that permits may be required by one (1) or more of the following: Corps of Engineers, Bay Conservation and Development Commission, Fish and Wildlife, and/or the State Lands Commission. If project is within jurisdiction of any of these agencies, verification of permit or waiver of permit shall be given to the Public Works Department prior to issuance of any required City permits. If the City is required to be a party to the permit application and a fee is required, the applicant shall reimburse the City for its cost. (PUBLIC WORKS)
12 POLYCHLORINATED BIPHENYLS (PCB) SCREENING ASSESSMENT FORM – As per Stormwater Municipal Regional Permit requirements and San Mateo Municipal Code Chapter 7.39, Demolition Permit Applicants shall complete the PCBs Screening Assessment Form located here:
https://www.cityofsanmateo.org/160/Demolition‐Requirements The Form shall be reviewed and approved by the Director of Public Works or his/her designee. (PUBLIC WORKS)
13 STORMWATER POLLUTION PREVENTION PERMIT – The applicant shall obtain a Stormwater Pollution Prevention (STOPPP) Construction permit, paying the required fees and posting the required cash deposit, for all work associated with the stormwater pollution prevention program in accordance with San Mateo Municipal Code Chapter 7.39.170. The fee amount will be based upon the City Council resolution in effect at the time the building permit application is made. (PUBLIC WORKS)
14 TRAFFIC CONTROL & SITE LOGISTICS PLANS – The applicant shall submit traffic control plans for any impact to the right‐ of‐way for each phase of operation, including pedestrian and bicycle detour plans as applicable. The traffic control plan shall comply wit
h the most recent version of the California Manual of
Uniform Traffic Control Devices (CA MUTCD) and the City’s Traffic Control Plan Requirements.
The applicant shall also submit a site logistics plan for each phase of operation.
The plan, at a minimum, shall include estimated timeframes for implementation, duration, construction operations. (PUBLIC WORKS)
CDD Arborist (PA)
15 LANDSCAPE UNIT IN‐LIEU FEES ‐ Prior to the issuance of any building permit, the applicant shall pay in ‐lieu fees for tree removals as evaluated in the Tree Evaluation Schedule and Tree Planting form required during the building permit application review.
As indicated in Code 27.71.150, existing trees to be removed shall be replaced with new trees to equal the total removed Landscape Unit (LU) value. Otherwise, an LU in lieu fee shall be paid at the rate established in the annual Comprehensive Fee Schedule. (CDD Arborist)
16 TREE PROTECTION VERIFICATION LETTER – To verify that all tree protection measures are properly implemented, the applicant shall submit a tree protection verification letter prepared by the project arborist to the Building Division that includes photographs showing the tree protection installed. The letter shall also include a schedule of future inspections by the Project Arborist. The verification letter is subject to the review and satisfaction of the Community Development Director, or his/her designee. (CDD ARBORIST)
The following conditions shall be satisfied prior to issuance of a BUILDING PERMIT FOR THE SUPERSTRUCTURE.
Planning Division (PA)
17 LANDSCAPING AGREEMENT – The applicant shall provide proof of an agreement with a licensed landscape contractor or General Contractor for the duration of the project’s Plant Establishment Maintenance Period, which consists of three (3) growing season months
(March through October) for all proposed
landscaped areas. (PLANNING)
18 LOCATION AND SCREENING OF ABOVE GROUND UTILITIES AND EQUIPMENT – All screening for any ground‐level utilities, equipment, and other project related operational/utility devices shall be shown on the building permit plans in substantial conformance with the approved planning application. All above ground utilities and equipment shall be screened with landscaping, fencing, and/or other solid materials to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
19 SCREENING OF ROOFTOP MECHANICAL EQUIPMENT – All rooftop mechanical equipment shall be shown on the building permit plans in substantial conformance with the approved planning application. All equipment shall be painted and/or screened by a solid enclosure o r parapet wall with materials compatible with the building design subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
20 SIGNAGE – Preliminary signage shown in the approved planning application plans are for information only. Final signage shall be reviewed and approved in accordance with Title 25 of the Municipal Code. (PLANNING)
21 TRASH AND RECYCLING ENCLOSURES – All above ‐grade trash and recycling enclosures shall be shown on the building permit plans in substantial conformance with the approved planning application and be screened to the satisfaction of the Community Development D
irector, or his/her designee.
(PLANNING)
Building Division (PA)
22 CALGREEN – The building permit plans shall incorporate the applicable CALGreen Checklist noting the green building measures the project will incorporate in accordance with the California Green Building Standards Code and City of San
Mateo Reach Codes subject to the review and approval by the Building Official, or his/her designee. Current City of San Mateo CALGreen checklists are located on Building Division webpage or will be provided by Community Development Department staff, if requested. (BUILDING)
23 WATER CONSERVATION IN LANDSCAPING – The applicant shall submit a completed Water Conservation in Landscaping Screening Form. If the screening form indicates the project is subject to the Water Conservation in Landscaping Ordinance pursuant to Municipal Cod
e Section 23.72.030, additional
documentation prescribed by the screening form shall also be included with the site plan. City of San Mateo Water Conservation in Landscaping forms are located on Building Division webpage. The applicant shall submit the req uired landscape documentation package with building permit application subject to the review and satisfaction of the Building Official, or his/her designee. (BUILDING)
Fire Department (PA)
24 CODE CONFORMANCE – The applicant shall indicate on all building permit plans that all construction shall meet current code standards at the time of building permit submittal. The building permit plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE)
25 FIRE DEPARTMENT SUBMITTALS – The applicant shall submit all plans involving fire systems (including but not limited to fire sprinklers, fire hydrants, and fire alarms) in conjunction with the superstructure building permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE)
Public Works Department (PA)
26 DRAINAGE – The building permit plans show drainage designed into landscaping with the purpose of reducing volume or improving quality of runoff from the site shall be implemented, to extent feasible, subject to the approval of the Director of Public Works or designee or designee. Where necessary, sidewalk drains per City Standard Drawing 3 1 120 shall be provided to direct the water under the sidewalk and through the curb. No increase to the peak discharge shall be permitted downstream. In addition, disc harge shall conform to any non point source permit issued by the Regional Water Quality Control Board. Drainage improvements made on‐site shall conform to standard engineering practices and shall not allow any site drainage to impact adjacent properties. All drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed engineer’s stamp shall appear on the calculations sheets and shall be submitted to the City for review and approval with the project civil plans submitted as part of the building permit for the superstructure. The applicant shall install all bioretention areas in compliance with their stormwater management plan. Projects that include permanent structural controls for stormwater treatment, shall comply with r equirements of Section C.3 of the Municipal Regional Stormwater Permit for San Mateo County (MRP). The O&M
(operation and maintenance) procedures for such control features shall be submitted for review and approval prior to occupancy and specify the owner’s responsibility to ensure their ongoing effective operation and maintenance.
Such O&M responsibility requirements shall be recorded with the County of San Mateo Recorder’s Office. The building permit plans for the superstructure shall show drainage. (PUBLIC WORKS)
27 FENCES AND OTHER PERMANENT STRUCTURES – The applicant shall locate all project fencing and foundations of a permanent nature within the project’s property and out of the City right‐of‐way. (PUBLIC WORKS)
28 GARBAGE/RECYCLE/COMPOSTING STORAGE AND SERVICE – The applicant shall provide an adequate area for the purposes of storing garbage, recycling, composting collection containers for scheduled servicing by the franchise solid waste collection service. The containers shall be placed at the service location allowing enough room for the truck to safely approach the containers. The collection containers shall be brought to the service area and returned to the storage enclosure by the property owner. The containers are not to be in public view or in the public right‐ of‐way prior to, or beyond the scheduled service times. A letter shall be provided from the City’s franchise solid waste collection service provider stating that service is available to the project as des igned. The building permit plans for the superstructure shall show garbage and recycling areas. (PUBLIC WORKS)
29 MAINTENANCE ACCESS AGREEMENT – Applicant shall enter into a maintenance agreement for city maintenance staff to access the storm trash rack located at the east end of the private creek prior to issuance of the building permit. The applicant shall have the agreement recorded against the owner’s property that indemnifies and holds harmless the City, its elected and appointed officials, employees and agents. The agreement shall include language in which the applicant agrees to allow city maintenance staff saf e access at the locations specified in substantial conformance to the planning application. The agreement shall be approved as to form by the City Attorney’s Office and shall be recorded against the owner’s property prior to the issuance of any City encroa chment permit. (PUBLIC WORKS)
30 PARKING LOTS – The building permit plans for the superstructure shall include all required off street parking lots, showing proper grading, drainage, ramps profile, and parking dimensions in conformance with City parking standards.
Drainage should be directed to adjacent landscaping wherever possible. (PUBLIC WORKS)
31 PUBLIC IMPROVEMENTS – An Encroachment Permit shall be required for all public improvements in the public right ‐of‐way or easements. All public improvements shall be completed prior to the Certificate of Occupancy.
The developer shall repair or replace all existing improvements not designated for removal and all new improvements that are damaged or removed because
of developer's operations. Developer shall request a walk ‐through with the Public Works Construction Inspector before the start of construction to verify existing conditions.
The applicant shall have improvement plans prepared for all work in the public right of way or easements by a licensed civil engineer, whose signed engineer’s stamp shall appear on the plans. The improvement plans shall be included in the superstructure bu
ilding permit submittal and substantially conform to the approved planning application. Any changes to the improvements shall be approved by the Director of Public Works or designee at their sole discretion. All design assumptions and criteria shall be s ubmitted. Project specifications shall be included for review.
All work shown on the improvement plans shall be inspected and approved by Public Works.
Quantities for items below are provided only to determine minimum bonding requirements for the encroachment permit. The building permit plans for the superstructure shall show the following public improvements in the public right of way:
(A) SIDEWALK, CURB AND GUTTER – The applicant shall replace the sidewalk, curb and gutter along the project frontage in substantial conformance with the planning application. (PUBLIC WORKS)
(B) DRIVEWAYS – The applicant shall remove the existing two curb cuts and install two driveways per City Standard in substantial conformance with the planning application and per City Standard. (PUBLIC WORKS)
(C) SIGNAGE AND STRIPING – The applicant shall coordinate with Public Works the installation of curb marking and street signs to specify the use of loading zone and trashing staging area. The applicant shall remove existing non ‐ conforming signage along the La Salle Dr cul‐de‐sac and install city standard signs and poles as necessary to facilitate pick ‐up and drop‐ off zones in The Carey
School’s proposed Parking and Traffic Plan. This coordination shall be done prior to building permit issuance and must be reflected on the building permit plans. (PUBLIC WORKS)
(D) SEWER LATERAL – The applicant shall install City Standard sewer lateral connection from the property line to the sewer main located in the street right of way. The installation shall be done in accordance with City Standards. (PUBLIC WORKS)
(E) GREEN INFRASTRUCTURE – In accordance with San Mateo Municipal Code Chapter 7.39, the applicant shall install and maintain green infrastructure (GI) improvements including a bioretention area located along La Salle Dr. The improvements shall be in acc
ordance with the guidance and specifications
provided by San Mateo Countywide Water Pollution Prevention Program or City
of San Mateo GI Plan design and shall be approved by the Director of Public Works or designee or designee. The bioretention area shall be designed to overflow back into the gutter along La Salle Dr unless approved otherwise.
Drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed Engineer’s stamp shall appear on the calculations sheets, and shall be submitted to the City for review and approval with the project superstructure plans. GI improvements shall be maintained by the adjacent property owner and included in the stormwater treatment O&M (operation and maintenance) agreement that is recorded with the County of San Mateo Recorder’s Office. (PUBLIC WORKS)
32 TRANSPORTATION IMPROVEMENT FEE – The applicant shall pay a fee proportional to the project's share of transportation improvements needed to serve cumulative development within the City of San Mateo, as established by San Mateo Municipal Code Chapter 27.13. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the most current adopted fee schedule at the time of payment. (PUBLIC WORKS)
33 TRASH CAPTURE DEVICES – The building permits shall show installation of trash capture devices in storm drain systems that lead directly to the off ‐site storm drain system or outfall. Devices shall be approved by the Director of Public Works or designee or designee. Trash capture devices are required on site consistent with the State Water Resources Control Board definition of Full Capture System.
All on‐site trash capture devices shall be cleaned routinely and maintained by the Owner per the Stormwater Trea tment Facilities Maintenance Agreement.
The building permit plans for the superstructure shall show trash capture devices. (PUBLIC WORKS)
34 TRIANGULAR AREA OF VISIBILITY – The building permit plans for the superstructure shall show that the installation of landscaping and permanent structures located within the 10' triangular area of visibility at the driveway, and 45’ triangular area of visib ility at any project corner meets the requirements of a minimum vertical clearance of 7', and/or are less than 3' in height. This includes all PG&E above ground structures and other utility facilities. (PUBLIC WORKS)
35 UTILITIES – Utility plans shall be submitted as part of the building permit plans for the superstructure and shall show appropriate line types and labels to identify different type of utilities and pipe sizes. Clearly identify both public and private utilities.
The Developer shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television, and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures.
Sanitary sewer laterals and/or water meters located in driveways shall have traffic rated boxes and lids.
Developer is required to confirm the location of existing utility lines along the project frontage by potholing. Prior to any potholing, developer shall obtain an encroachment permit and submit a pothole plan for City review and approval.
Developer shall p rovide the pothole results to the Director of Public Works or designee or designee prior to final design. Any utility conflicts shall be the responsibility of the developer to rectify. (PUBLIC WORKS)
36 WASTEWATER CAPACITY CHARGE – A wastewater capacity charge, as established by San Mateo Municipal Code Chapter 7.38.065, is imposed on all new development to recover a proportionate share of costs for existing and future wastewater system facilities and ass
ets from new or expanded
connections to City wastewater systems. The applicable wastewater capacity charge is determined by use, wastewater flow, and wastewater strength loadings and the amount shall be established by City Council resolution. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the most current adopted fee schedule at the time of payment. (PUBLIC WORKS)
37 WILL SERVE LETTER FOR WATER – A Will Serve Letter from the water company shall be supplied to the Director of Public Works or designee. (PUBLIC WORKS)
The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, ISSUANCE OF A TEMPORARY CERTIFICATE OF OCCUPANCY, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first.
Planning Division (PA)
38 LANDSCAPE VERIFICATION LETTER – The applicant shall submit a landscape verification letter to the Project Planner written, signed, and stamped by the project landscape architect indicating that all on ‐site and off ‐ site landscape
improvements (including on‐ site trees, street trees, shrubs, and irrigation systems) have been installed in compliance with the approved landscape plans.
This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING)
39 PLANNING FINAL INSPECTION – Upon completion of all construction and landscaping, the applicant shall request the Project Planner conduct a Planning Final inspection for verification of compliance with all outstanding conditions of approval. The applicant s
hall contact the Project Planner to schedule each
inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING)
Building Division (PA)
40 SOIL FINAL REPORT – The Geotechnical Engineer or Civil Engineer who prepared the soil investigation, or an equally qualified professional, shall issue a final
report stating the completed pad, foundation, finish grading and associated site work substantially conform to the approved plans, specifications and investigations, to the satisfaction of the Building Official or his/her designee. (BUILDING)
41 WATER CONSERVATION IN LANDSCAPING – (This condition applies when there is 2,500 sq. ft. or more landscaping work performed to the project site) In accordance with the City’s Water Conservation in Landscaping Ordinance in Municipal Code Section 23.72.030, a licensed landscape architect, a licensed landscape contractor, or a certified irrigation designer shall complete the “Certification of Completion” in the City of San Mateo Water Conservation in Landscaping form. Upon completion of the work, the certification of completion shall be submitted to the City’s Building Inspector subject to the review and approval of the Building Official, or his/her designee. (BUILDING)
Public Works Department (PA)
42 RECORD DRAWINGS – The applicant shall submit one full set of original record drawings and construction specifications for all off ‐site improvements to the Department of Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The applicant shall also provide the City with an electronic copy of the as ‐builts in PDF and the AutoCAD Version being used by the City at the time of completion of the work. (PUBLIC WORKS)
43 RESTORATION OF PUBLIC IMPROVEMENTS – Any damage to public improvements in the right ‐of‐way shall be restored in conformance to current city standard details and is subject to the review and approval of the Director of Public Works or designee. (PUBLIC WORKS)
44 STORM WATER TREATMENT FACILITIES MAINTENANCE AGREEMENT – The applicant shall execute a maintenance agreement with the City’s Director of Public Works or designee as specified in San Mateo Municipal Code Chapter 7.39 of the Stormwater Management and Discharge Control ordinance and the San Mateo Countywide Water Pollution Prevention Program C.3 Program Technical Guidance. The agreement shall outline the continuous operation and maintenance (O&M) plan for the permanent storm water treatment facilities includin
g irrigation and landscape maintenance of Green Infrastructure elements constructed in the public right‐ of‐way and shall be recorded with the County Recorder’s Office. This agreement shall be executed prior to the first occupancy of the building. (PUBLIC WORKS)
CDD Arborist (PA)
45 FINAL ARBORIST REPORT – The Project Arborist shall perform a final site inspection and submit a final arborist report to the Building Division. At minimum, the final arborist report shall confirm that the approved tree protection measures were implemented and shall assess the condition of Protected Tree(s). Any damage to existing Protected Tree(s) shall be subject to replacement and/or penalties in accordance with Municipal Code Section
13.40.160 subject to the satisfaction of the Community Development Director, or his/her designee. (CDD ARBORIST)
The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT.
Planning Division (PA)
46 FRAME/PLANNING ROUGH INSPECTION – Upon completion of all framing and prior to the installation of exterior sheathing and windows, the applicant shall request the Project Planner conduct a Rough Frame inspection to verify items including, but not limited to, window locations, window sizes, and massing. The applicant shall contact the Project Planner to schedule each inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING)
Building Division (PA)
47 CONSTRUCTION WORK HOURS – Construction shall occur only between the hours of 7:00 a.m. and 7:00 p.m. on Monday through Friday, between 9:00 a.m. and 5:00 p.m. on Saturday, and between 12:00 noon and 4:00 p.m. on Sundays and holidays. These hours do not apply to construction that takes place inside a completely enclosed building and does not exceed the exterior ambient noise level as measured 10 feet from the exterior property lines. The applicant shall conform to the construction work hours to control traffic congestion, noise, and dust unless an exemption is granted in accordance with Municipal Code Section
23.06.061. (BUILDING)
Fire Department (PA)
48 ADDRESS NUMBERS – The applicant shall post temporary address numbers on each building at the project site that must be easily visible from the street or fire access road. (FIRE)
Public Works Department (PA)
49 BEST MANAGEMENT PRACTICES (BMP) – The applicant shall perform all construction activities in accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations (SMMC 7.39), and the San Mateo Countywide Water Pollution Prevention Plan (SMCWPPP) by reference. Detailed information can be located at: https://www.flowstobay.org/preventing ‐ stormwater‐pollution/with‐new‐redevelopment/construction‐best‐practices/ (PUBLIC WORKS)
50 CONSTRUCTION WORKER PARKING – The applicant shall provide a construction‐ parking plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off‐street parking will be utilized and identify any locations for off‐site material deliveries. Said plan shall be approved by the Director of Public Works or designee prior to issuance of City permits and shall be complied with
at all times during construction. Failure to enforce the parking plan may result in suspension of the City permits. (PUBLIC WORKS)
51 MATERIAL HAULING – For material delivery vehicles equal to, or larger than two‐ axle, six‐tire single unit truck (SU) size or larger as defined by FHWA Standards, the applicant shall submit a truck hauling route that conforms to City of San Mateo Municipal Code Chapter 11.28.040 for the approval of the Director of Public Works or designee. The project sponsor shall require contractors to prohibit trucks from using “compression release engine brakes” on residential streets. The haul route for this project shall be approved by the Director of Public Works or designee. A letter from the applicant confirming the intention to use this hauling route shall be submitted to the Department of Public Works, and approved, prior to the issuance of any City permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the applicant. All storage and office trailers shall be kept off the public right ‐of‐
way. Tracking of dirt onto City streets and walks will not be allowed. Entry and exit from the site will use rock or rumble strips to prevent tracking. The applicant shall provide an approved method of cleaning tires and trimming loads on site. Any job related dirt and/or debris that impacts the public right of way shall be removed immediately. No wash down of dirt into storm drains is allowed. Use of a sweeper is permissible as long as it is a wet ‐vacuum sweeper. All material hau
ling activities shall be done in accordance with
applicable City ordinances and conditions of approval. Violation of such may be cause for suspension of work. (PUBLIC WORKS)
52 PUBLIC WORKS CONSTRUCTION ACTIVITIES – The following provision to control traffic congestion, noise, and dust shall be followed during site excavation, grading and construction:
(A) Construction activities related to the issuance of any Public Works permit shall be restricted to the weekday between 7:00 a.m. and 7:00 p.m. Please note, however, that no work shall be allowed to take place within the City right‐of‐way after 5:00 p.m. In addition, no work being done under the issuance of a Public Works encroachment permit may be performed on the weekend unless prior approvals have been granted by Public Works. Earth haul and materials delivery to and from the site, including truck arrivals and departures to and from the site, will be prohibited between the weekday hours of 4:00 p.m. ‐ 5:30 p.m . Signs outlining these restrictions shall be posted at conspicuous locations on site. The signs shall be per the City Standard Drawing for posting construction hours. The sign shall be kept free of graffiti at all times. Contact the Public Works Department to obtain sample City Standard sign outlining hours of operation.
The allowed hours of Public Works construction activities may be waived or modified through an exemption, for limited periods, if the Director of Public Works or designee finds that:
(i) The following criteria are met:
(a) Permitting extended hours of construction will decrease the total time needed to complete the project thus mitigating the total amount of noise associated with the project as a whole; or
(b) Permitting extended hours of construction are required to accommodate design or engineering requirements, such as a large concrete pour. Such a need would be determined by the project's design engineer and require approval of the Director of Public Works or designee.
(c) An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the City may waive any of the remaining requirements outlined below.
(ii) The exemption will not conflict with any other condition of approval required by the City to mitigate significant impacts.
(iii) The contractor or owner of the property will notify residential and commercial occupants of property adjacent to the construction site of the hours of construction activity which may impact the area. This notification shall be provided three days prior to the start of the extended construction activity.
(iv) The approved hours of construction activity will be posted at the construction site in a place and manner that can be easily viewed by any interested member of the public.
The Director of Public Works or designee may revoke the exemption at any time if the contractor or owner of the property fails to abide by the conditions of exemption or if it is determined that the peace, comfort and tranquility of the occupants of adjace
nt residential or commercial properties are impaired
because of the location and nature of the construction. The waiver application shall be submitted to the Public Works Construction Inspector ten (10) working days prior to the requested date of waiver.
(B) All construction vehicles shall be properly maintained and equipped with exhaust mufflers that meet State standards.
(C) Newly disturbed soil surfaces shall be watered down regularly by a water trucks or by other approved method maintained on site during all grading operations. Construction grading activity shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems. Wash down of dirt and debris into storm drain systems will not be allowed.
(D) Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation.
(E) All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site. (F) Prior to issuance of any permit, the applicant shall submit any applicabl
e pedestrian or traffic detour plans, to the satisfaction of the Director of Public Works or designee, for any lane or sidewalk closures. The detour plan shall comply with Part 6, Temporary Traffic Control, of the State of California Manual of Uniform Tra
ffic Control Devices (MUTCD), 2012, and
standard construction practices. (PUBLIC WORKS)
CDD Arborist (PA)
53 PROJECT ARBORIST INSPECTIONS – The Project Arborist shall submit a report to the Building Division within five business days after each of his/her inspection documenting the condition of trees, protection measures changes or adjustments, and/or any damages to Protected trees. (CDD ARBORIST)
54 TREE PROTECTION MEASURES – All approved tree protection measures shall remain in place and be properly maintained during all phases of construction.
The applicant or contractor shall notify the Project Arborist in advance when construction operations are to be performed within the Tree Protection Zone of protected trees. (e.g. trenching, excavation, grade changes, etc.) Adjustment of Tree Protection Measures requires approval from the City Arborist. (CDD
ARBORIST)
The following conditions shall be complied with AT ALL TIMES that the project permitted by this planning application occupies the premises.
Planning Division (PA)
55 APPROVED PLANNING APPLICATION CONFORMANCE AT ALL TIMES – All building permit plans, details, and subsequent construction shall substantially conform with the approved planning application. This includes but is not limited to plans, materials, project descr
iption, and other items submitted as part of the
approved planning application. Any proposed modifications to the approved planning application shall be reviewed and approved by the Community Development Director, or his/her designee, prior to construction of the proposed modifications. The Community Development Director, or his/her designee, shall determine whether the proposed modifications substantially conform with the approved planning application, or whether a planning application modification is requ ired to be submitted to permit the proposed modifications, as required by Municipal Code Section 27.08.080 Modifications. (PLANNING)
56 The entitlements and requirements of conditions of approval shall become effective and enforceable thirty (30) days following the second reading of the
City Council ordinance formally adopting the (Q8) Overlay for the site . (PLANNING)
57 TRAFFIC ANALYSIS ‐ The school must comply with all recommendations and findings of the Traffic and Parking Evaluation Memorandum prepared by the Kimley Horn dated November 11, 2025.
The preschool program shall maintain a minimum 50% carpool participation rate (on a 3‐year average) with the elementary school located at 1 Carey Lane for the duration of its operation. Enrollment and carpool data shall be submitted to the City at
the start of each school year to demonstrate compliance with this requirement. If the 50% carpool participation rate cannot be maintained, the operator shall implement additional measures, such as reducing student enrollment, to ensure that the project do es not re sult in traffic impacts. (PLANNING)
58 CIRCULATION MEASURES – The Ealy Childhood Center, in coordination with the Carey School, shall comply with the following circulation measures for daily student pick‐up and drop‐off:
a) Monitors ‐ During school drop‐off and pick‐up hours, a minimum of five school staff persons shall be designated for the exclusive purposes of facilitating circulation at a minimum of the following three locations:
I. One staff at 20th Avenue and La Salle Intersection,
II. Two staff at cul‐de‐sac,
III. One staff at 2033 La Salle Drive Parking, and
IV. One staff at Alameda
b) Parking is not allowed at La Salle cul‐de‐sac pick‐up/drop‐off areas during peak hours.
c) Loading Zones on Alameda ‐ The designated “loading only” areas on Alameda de las Pulgas shall be honored and enforced.
d) Loading and unloading students shall be per the approved Parking and Traffic Plan.
e) Driveway signage on La Salle Drive – Temporary, professional grade and quality, removable (A‐ frame type) signage for the sole purpose of restricting usage of residential driveways on La Salle Drive by Ealy Childhood Education Center or Carey School shall be placed twice a day, at each driveway apron along La Salle Drive, just prior to and throughout drop ‐off and pick ‐up hours. (PLANNING)
59 FACULTY/STAFF EMPLOYED ‐ The maximum number of faculty/staff employed by the Early Childhood Education Center shall not exceed 16 persons. (PLANNING)
60 HOURS OF OPERATION – The daily hours of operation for the school property shall be Monday through Friday 7:45am to 6:00pm. (PLANNING)
61 ONGOING LANDSCAPE MAINTENANCE – All landscaped areas shall be maintained free of litter, debris and weeds. All plantings shall be permanently maintained in a healthy growing condition and, whenever necessary, replaced with equivalent plant materials to ensure continued conformance with approved plans. (PLANNING)
62 PARKING AND TRAFFIC PLAN BY EARLY CHILDHOOD EDUCATION CENTER – Annually the school shall ensure that each family receives an updated copy of the school’s Parking and Traffic Plan including evening events Parking Protocol. (PLANNING)
63 PENALTY – In accordance with San Mateo Municipal Code section 27.02.210 ‐ Violations of Planning Application Conditions, any violation of any of the conditions of approval is unlawful and will subject the property owner to the penalties set forth in Chapter 1.04 ‐General Penalty of the San Mateo Municipal Code as well as any other available legal remedies. (PLANNING)
64 REVOCATION – In the event of any violation of these conditions of approval, the City of San Mateo reserves the right to revoke the special use permit in accordance with Chapter 27.10 of the Zoning Code. (PLANNING)
65 Staff Parking Requirement ‐ Through a parking agreement or other means, the school must provide 15 off‐site parking spaces for school faculty/staff on weekdays, in conformance with San Mateo Municipal Code section 27.64.060.
Should the number of offsite parking spaces fall below 15, then the number of full‐time equivalent school employees must be reduced proportionately to bring the use into conformance with the City's applicable parking ratio set forth in San Mateo Municipal Code chapter 27.64. (PLANNING)
66 STUDENT ENROLLMENT ‐ The Early Childhood Education Center shall be limited to a maximum student enrollment of 75 students. (PLANNING)
67 WRITTEN ANNUAL COMPLIANCE LETTER ‐ The school, in coordination with the Carey School, shall submit a written letter to the Zoning Administrator of the City's Planning Division on an annual basis at the start of each school year that includes a written assessment of compliance with the conditions of approval. (PLANNING)
68 Pursuant to San Mateo Code Section 27.08.080, the applicant may request modifications to the approved Planning Application. Minor modifications are subject to the approval of the Zoning Administrator. (PLANNING)
Police Department (PA)
69 PHYSICAL SECURITY PLAN – The applicant shall submit a Physical Security Plan for the site in compliance with the City’s Security Ordinance that shall address lighting, video surveillance, security and safety management practices and procedures, and CPTED ( Crime Prevention Through Environmental Design) principles. The Physical Security Plan shall be approved by the Chief of Police or his/her designee prior to the issuance of the first building superstructure permit for the project. The Physical Security Plan shall be subject to an annual review with the Police Department at all times that the use permitted by this planning application occupies the premises. (POLICE)
70 SITE LIGHTING STANDARDS – Exterior security lighting in compliance with the Building Security Code “Exterior Security Lighting” (San Mateo Municipal Code Section 23.54.060) shall be provided and maintained at all times that the use permitted by this planning application occupies the premises. Site lighting shall comply with the requirement of an average illuminance of 1 foot ‐ candle, a
minimum illuminance of 0.3 foot ‐candle, and a uniformity ratio not to exceed 4:1 average to minimum. Light sources shall be capable of producing a “bright white” light with a color temperature between 3000K and 4000K and a color rendering index (CRI) of at least 65 unless otherwise approved. This lighting standard is applicable to all parking lots, driveways, circulation areas , aisles, passageways, recesses, and grounds contiguous to all buildings. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. (POLICE)
71 VIDEO SURVEILLANCE STANDARDS – The applicant shall install and operate for the life of the project a video surveillance system subject to the following requirements:
(A) The information shall be maintained and retrievable for a minimum of 30 days. The captured video material shall be accessible to investigating police personnel through some form of facility management during regular business hours. The applicant shall provide proof of registration of the video surveillance camera system with the City thr
ough the City’s Neighborhood Eyes Security
Team web form (https://www.cityofsanmateo.org/forms.aspx?FID=134).
(B) Cameras shall be placed and maintained to view common areas of the property accessible to the public such as lobbies, parking lots, parking garages and entrances and exits to all parking garages, gates dividing different uses inside mixed‐use parking g
arages, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. This condition is not intended to require Applicant to install pole mount cameras on the property, cameras to view these areas may be installed on the building facing out. (C) The cameras in this system shall be megapixel or better CCTV cameras that shall be capable of operating in all lighting conditions anticipated at project completion. Cameras viewing locations intended to allow routine vehicle passage onto the sites and/or garages shall additionally be capable of capturing the front and rear of all entering and exiting vehicles that u se the sites and/or
garages, and be of sufficient quality to identify the make and model of vehicles accessing the site, clearly read both front and rear license plates of vehicles, and clearly depict faces of occupants through the front windshield. (POLICE)
Public Works Department (PA)
72 POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – In accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations, San Mateo Municipal Code Chapter 7.39, and the San Mateo Countywide Stormwater Management Plan (SWMP) by reference, the applicant shall:
(A) Owner/occupant shall inspect private stormwater treatment devices and GI features in the public right‐ of‐way at least two (2) times per year and sweep parking lots immediately prior to and once during the storm season.
(B) The applicant shall pay a fee on a yearly basis for cost associated with, but not limited to, City inspection of the private stormwater treatment facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair in the event that the treatment facility is no longer able to meet performance standards or has deteriorated. The fee shall be based upon the Comprehensive Fee Schedule, established by the City Council, in effect at the time.
(C) Label new and redeveloped storm drain inlets with the phrase “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available from the Department of Public Works.
(D) All process equipment, oils fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. (PUBLIC WORKS)
73 TRAFFIC MONITORING STUDY ‐ The Traffic and Parking Evaluation Memorandum provided by Kimley Horn on November 11, 2025, states that The Early Childhood Education Center will reduce their Average Daily Trips by 50% through carpooling. The preschool program shall maintain a minimum 50% carpool participation rate (on a 3‐year average) with the elementary school located at 1 Carey Lane for the duration of its operation. The applicant shall provide an annual update with enrollment data to verify that the carpool reduction rate still applies. (PUBLIC WORKS)
City Attorney (PA)
74 INDEMNIFICATION – The applicant will defend, indemnify, and hold harmless the City of San Mateo, its elected and appointed officials, employees, and agents
from and against any costs, claims, or liabilities arising out of the approval of this planning application, including, without limitation, any award of attorney fees that might result from third party challenge. If applicant is required to defend the City, the City shall retain the right to select the counsel who shall defend the City. (CITY ATTORNEY)