Att 2 - Outreach and Engagement Summary Report — San Mateo City Council, January 26, 2026 (part 1 of 2)

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Engagement Summary
Version 2 Updates are in Purple Text
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The City of San Mateo is in the process of deve loping a Citywide Historic Context Statement and updating its Historic Preservation Ordinance. To inform this work, the City developed an Outreach and Engagement Strategy focused on multiple entry po ints for community participation and offering a range of opportunities for residents, organizations, and interested parties to share input and perspectives that inform the update process. Through the engagement conducted thus far, community members have shared their views of the future of historic preservation in San Mateo and identified places and themes that hold historical and cultural interest.

The project started in February 2025, with outreach initiated in the summer, and will extend through Spring 2026. To date, the project team ha s conducted a City Council Study Session, two three focus groups, one community workshop, online outreach , and three mobile workshops. These activities correspond to the first two three engagement phases:
x Project Launch and Early Focus Groups, and
x Community Storytelling and Draft Development, and
x Release of Draft Documents for Review
The project is now entering the Release of Draft Documents for Review Feedback on Drafts phase, during which additional community feedback will continue to refine and strengthen the draft materials.

In addition to defined engagement events, the City has received numerous emails and comments from community members, demonstrating San Mateo’s strong interest and investment in shaping the future of historic preservation.

Summaryy off Participationn andd Activitiess
The City implemented a multi-faceted strategy that combined digital communications, printed materials, and in-person events to raise awareness and invite participation in the project. The approach emphasized accessibility and visibility by creating multiple entry points for residents, stakeholders, and organizations to learn about the project and share their input.

Participant Identification and Outreach Methods
Participants were reached through a blend of targeted outreach and citywide communications:

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2 x Targeted invitations for workshops and websit e participation were sent to members of neighborhood associations, local preservation advocates, cultural organizations, and prior participants in planning and preservation efforts.
x Broader community participation was encouraged through general City communications including e-blasts, newsletters, and social media posts.
x Mobile workshop pop-up locations were strategically selected to engage residents from different parts of the city and to reach people who might not typically participate in formal meetings.

Community Engagement Activities
The City hosted several opportunities for direct community participation:
x City Council Study Session
x Two Three virtual focus groups with targeted stakeholder audiences x One virtual community workshop open to all residents
x Three in-person mobile workshops held at community events and public spaces x A Digital Time Capsule, an online interactive platform to collect stories and historic information from the community
These activities built momentum across engagement phases, beginning with focused discussions among key stakeholders, followed by broader community engagement through workshop events.

Outreach and Communications
To sustain visibility throughout the engagement period, the project team coordinated a range of digital and physical outreach tools, including:
x Three project e-blasts distributed through City email lists x Three e-blasts announcing the release of draf t documents for review and promoting the draft review workshop
x Creation of a project webpage on the City’s website
x Draft documents uploaded to the project webpage
x Two City newsletter features highlighting project milestones x Three social media posts through City channels
x A project postcard promoting the Digital Time Capsule – provided in English/Chinese/Spanish x A project fact sheet summarizing background and goals – provided in English/Chinese/Spanish x A workshop flyer advertising the first community workshop – provided in English/Chinese/Spanish x A workshop flyer advertising the draft review workshop – provided in English/Chinese/Spanish x Installation of collateral materials and information boards in four static locations throughout the city, including City Hall, the Main Library, the Martin Luther King, Jr. Community Center, and the Senior Center.
x Distribution of flyers and postcards at the Central Recreation Center Table 1 provides a summary of the events held thus far and the estimated number of participants.

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3 Table 1: Engagement Activity Metrics
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June 2, 2025 5:30-7pm 17 City Council; introduced
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members)
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Mateo Heritage Alliance
members)
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development community
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4 Comparison to Outreach & Engagement Strategy Goals
The Outreach and Engagement Strategy established participation goals of:
x Reaching at least 20 attendees per workshop
x Collecting 50 Digital Time Capsule contributions
x Engaging 8-10 participants per focus group
x Expanding email sign up list from a baseline of 36 subscribers by 10% To date, the project has exceeded goals for community workshops, reaching approximately 137 residents through the first workshop and subsequent mobile workshop events. Pivoting from a second traditional workshop to a series of mobile workshops proved effective in diversifying the voices heard in this round of engagement.

The project’s email list has grown from 36 to 90 178 subscribers, far surpassing the growth target and demonstrating strong interest in staying informed as the project advances. To date, the Digital Time Capsule has received 11 community posts and 13 reactions, marking early but meaningful online participation. The first two focus groups were intentionally smaller in scale, providing opportunities for key stakeholder groups, including representatives from Less Red Tape and the San Mateo Heritage Alliance, to share their perspectives directly.The third focus group reached its goal of engaging at least 8 members involved in the business and development community.

Activitiess Overvieww
The engagement program included a mix of focus groups, a community workshop, mobile workshops, and digital engagement. Each activity was designed to gather input on key themes while ensuring that participation opportunities were accessible, inclusive, and interactive.

Focus Groups
The City hosted two virtual focus groups in July 2025 with residents representing different viewpoints and experiences related to historic preservation in San Mateo. The City hosted a third virtual focus group in December 2025 with members of the business and development community. Each session lasted approximately one hour and was facilitated by the consultant team with support from City staff.

Discussions were recorded for note-taking purposes only and analyzed thematically to identify shared concerns, priorities, and ideas. The full analysis for each focus group is attached to this report as Appendix A, with summaries provided below.

Focus Group #1: Residents Cautious of Preservation Efforts Participants, primarily from or interested in the Baywood neighborhood, discussed concerns about the fairness and transparency of historic designation processes and their impact on property rights. They emphasized the need for owner consent, clear an d objective design standards, and predictable procedures for evaluating historic resources.

While participants expressed frustration with perceived inconsistencies and costs of compliance with historic preservation regulations, they also supported developing a Historic Context Statement so long as it could not be used to justify new designations without consent. The discussion highlighted the importance of education and communication to promote public confidence in the process and ultimate project deliverables.

Key Takeaways:

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5 x Desire for transparency, owner consent, and local control x Concern about financial and procedural burdens
x Conditional support for a context statement focused on education, not regulation Focus Group #2: Residents Supportive of Preservation
This group emphasized the importance of preser vation in maintaining San Mateo’s character and identity. Participants called for stronger implemen tation tools, professional oversight, and clearer design compatibility standards to ensure consistency between planning and building review.

They also encouraged a more inclusive approach to preservation that recognizes cultural and social histories, as well as opportunities to align preserva tion with housing, sustainability, and equity goals through adaptive reuse and education.

Key Takeaways:
x Preservation seen as essential to community identity
x Need for stronger tools, standards, and professional oversight x Support for inclusive, educational, and adaptive approaches Focus Group #3: Business/Development Community
Participants stressed the need for clear, practical guidance and flexibility in the ordinance to avoid stifling development. They expressed concerns about economic and business viability due to uncertainty and rigid rules that can make projects financially unfeasible.

They also called for updates to plans and surveys to reflect current architectural trends and economic conditions while still honoring historic character. Additionally, participants noted that overlapping planning documents create friction and lack clarity, and they expressed a strong desire for an integrated, unified regulatory framework.

Key Takeaways:
x Need for flexibility and clear, practical guidance in the ordinance x Preservation of cultural identity while encouraging creative modernization x Establish a clear hierarchy among the Historic Pr eservation Ordinance, Downtown Specific Plan, and other zoning codes
Overall Observations
Together, the two three focus groups reflect a spectrum of perspectives, from those seeking flexibility and property rights protection to those prioritizing stronger safeguards for historic resources and inclusiveness to ensure the context statement reflects San Mateo’s diverse communities. Both All groups underscored the need for clarity, transparency, and education, reinforcing the City’s goal of developing balanced policies that protect community character while maintaining fairness and trust.

Community Workshop
The first community workshop, Preservation and Regulation 101 , introduced residents to the City’s Historic Policy Update process and built a shared foundation for future discussions. The virtual event aimed to educate participants on key preservation concepts, including historic context statements, Rincon Consultants
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6 ordinance structure, and the relationship between preservation and development, while collecting early feedback on community priorities. Spanish interpretation was available during the meeting.

The session combined a presentation on preservation laws and local regulations with three interactive activities designed to encourage reflection and discussion. The activities are summarized below, with compiled contributions available in Appendix B.

Warm Up: I Can’t Imagine San Mateo Without…
Participants began by sharing short reflections on what defines San Mateo’s character and what aspects of the city they most value. Common responses included references to beautiful neighborhoods, Central Park, trees, and the diverse community and historical figures of San Mateo.

Participants highlighted beloved places such as the Japanese Tea Garden, the Benjamin Franklin Hotel, and the Downtown Historic District.

Digital Time Capsule: People, Places, and Events
The next activity invited participants to identify people, places, and events they believe future generations should remember about San Mateo. Submissions highlighted well-known local institutions such as San Mateo’s schools, Talbot’s Toys, and Draeger’s Market, as well as community figures like Claire Mack, Tom Brady, and members of the city’s Japanese community. Participants also highlighted beloved everyday places that hold personal or collective meaning, including the Central Library, Downtown San Mateo Post Office, B Street, and Bay Meadows. The exercise linked historical storytelling with the technical goals of the contex t statement, which include highlighting patterns of development, centralizing historic al information, providing a consistent framework for evaluating a property, and offering a more robust picture of San Mateo’s history -- capturing the city’s lived experience alongside its architectural heritage.

Preservation Priorities Exercise
In small breakout groups, participants discusse d four key themes shaping preservation policy:
flexibility for homeowners, protection of historic landmarks, cultural equity and representation, and transparency and predictability. Using a “Preservation Dollars” framework, groups were asked to allocate limited resources across these priorities, sparking discussion about trade-offs and shared values. Most groups emphasized transparency and predictability as their top priority, followed closely by protection of historic landmarks and cultural representation. The activity revealed broad community interest in clearer processes and more inclusive recognition of San Mateo’s heritage.

Participation and Outcomes
Approximately 42 residents attended the workshop, representing a range of neighborhoods and interests. An exit survey was provided via the virtual platform; however, only seven participants provided responses, limiting the usefulness of the results for a broader analysis of representation. The virtual format also presented challenges: some at tendees experienced technical difficulties, and several expressed a preference for a more traditional Q&A format rather than the interactive activities used. We incorporated this feedback into our planning for the second workshop, which led us to shift to a series of in-person mobile workshops designed to provide more direct interaction and opportunities for real-time questions and discussion.

Key takeaways included:
x Broad recognition of San Mateo’s cultural and architectural diversity x Desire for transparent, consistent, and educational preservation processes Rincon Consultants
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7 x Support for inclusive storytelling and representation in the Historic Context Statement x Interest in balanced policies that protect heritage while allowing reasonable flexibility for property owners
Full results from group activities and whiteboard outputs are included in Appendix B.

Mobile Workshops
Following the first community workshop, the City shifted from a traditional meeting format to a series of mobile workshops, sometimes referred to as “pop-ups,” designed to reach residents in familiar, everyday settings. This pivot reflected lessons fr om early engagement. While the virtual workshop successfully built understanding among those already interested and was available to residents who may not feel safe or comfortable attending a gathering in person, broader participation required meeting people where they are.

The mobile format provided more accessible, casual opportunities for conversation and participation, particularly for residents who may not attend formal meetings or have limited time to engage online.

As shown in Table 1, offering touchpoints at varying times of day helped reach residents with differing schedules. Rather than convening another single ev ent, the City opted for multiple small-scale, in- person touchpoints that collectively expanded reach and visibility across the community.

Activities and Content
Each pop-up featured a set of multilingual (English, Chinese, and Spanish), visually oriented displays introducing the two components of the Historic Policy Update, the Historic Context Statement and the Historic Preservation Ordinance, along with printed postcards with QR codes linking to the project website and Digital Time Capsule. Staff and consultants were present to answer questions, collect input, and provide educational context about the project.

The core activity invited participants to respon d to the same people, places, and events prompts introduced during the virtual workshop. Using sticky notes, attendees shared the names of individuals, landmarks, and local stories that they felt best represented San Mateo’s heritage. This approach allowed the team to continue building the communit y narrative started online and identify recurring themes across engagement formats.

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8 Outcomes and Observations
The mobile workshops generated meaningful one-on-one conversations about the City’s history, identity, and preservation goals. Many participants used the opport unity to learn about the broader Historic Policy Update effort and how it connect s to housing, land use, and community character policies under other City efforts.

The mobile workshop format proved effective in:
x Broadening participation to include residents enco untered in public spaces rather than through formal events;
x Reinforcing education on the City’s preservation framework; and x Gathering qualitative feedback that complemented earlier workshop and digital engagement results.

These events demonstrated the value of informal, interactive outreach in maintaining visibility for the project and building trust through direct dialogue . The mobile workshop materials and results are available in Appendix C.

Online Engagement
Digital engagement opportunities ensure that residents can participate in the Historic Policy Update at their own pace and through familiar online plat forms. The City’s Project Website and Digital Time Capsule served as the primary inte ractive tools, inviting community members to sign up for updates and share stories, memories, and reflections about the people, places, and events that define San Mateo’s identity.

As of November 2025, the Digital Time Capsule has received 11 posts and 13 reactions, representing a small but insightful sample of community input. The content reflects a wide range of input, from neighborhood landmarks and local businesses to historic photos of families and homes, that will inform the Historic Context Statement.

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9 Beyond the Time Capsule, the City maintained a consistent online presence to keep residents informed throughout the process. Project updates were shared through the City’s website, email and print newsletters, and social media channels, helping to build awareness and invite continued participation in upcoming project phases. Together, these tools provided accessible entry points for engagement and helped sustain visibility and transparency between live events.

Upcoming Engagement
The next community workshop is scheduled for January 21st, 2026, and will be a two-hour draft review session. Participants will review the Draft Historic Context Statement and Draft Historic Preservation Ordinance with a historic preservation expert, with ample oppo rtunities to ask questions throughout the session.

A second City Council Study Session is scheduled for January 26th, 2026, and will focus on reviewing the draft documents.

In February, two focus groups are planned: one with members of the Youth Activities Commission and another with residents from underrepresented communities. The City will continue to distribute e-blast updates to the project email list, providing information on the project, key dates, and opportunities for public feedback.

KKeyy Takeaways
Community input from the focus groups, workshop, mobile pop-ups, and digital engagement activities revealed a consistent set of priorities centered on trust, transparency, and inclusivity in the City’s historic preservation efforts. Participants expressed a strong desire for clear, fair, and predictable processes that balance property owner rights wi th the shared value of protecting San Mateo’s neighborhood character.

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10 Across all activities, residents emphasized the importance of broadening preservation narratives to include the city’s cultural, social, and architectural diversity. Many encouraged the City to recognize not only landmark properties, but also everyday places that hold community meaning, such as gathering spaces like Central Park, local businesses, and institutions that reflect San Mateo’s evolving identity. Participants also identified the need to align preservation with ho using goals. A recurring theme across all engagement formats was the need for education and clear communication to improve public understanding of how historic preservation works and have confidence that the process is fair and objective.

These insights have directly informed the Historic Context Statement and Historic Preservation Ordinance update. Detailed summaries and raw data from all engagement activities are included in the appendices.

Attachment List:
x Appendix A: Focus Group Summaries
x Appendix B: Workshop Responses
x Appendix C: Mobile Workshop Responses
x Appendix D: Digital Time Capsule
x Appendix E: Public Comments
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Appendix A
Focus Group Summaries
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Focus Group 1 – Thematic Analysis
Community Group: Less Red Tape
Date: July 9, 2025
Location: Virtual
Facilitators: Kassandra Gale and JulieAnn Murphy
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This document presents a thematic analysis of the first focus group conducted as part of the San Mateo Historic Policy Update effort. The session included residents affiliated with the Less Red Tape group, primarily from the Baywood neighborhood. Th e discussion centered on concerns related to historic preservation, property rights, and the implications of state and local designation processes.

Emergentt Themess
Distrust in the Historic Designation Process
Participants repeatedly expressed skepticism about how historic designations are determined. x Quotes:
o “We think the whole thing is being weaponized against us in Baywood.” o “They will find a way of making Baywood historic when it doesn’t have the attributes.” o “The drive-by assessment by Page and Turnbull is grossly inaccurate.” x Sub-themes:
o Inconsistent application: Reference to Glazenwo od being treated as historic without formal designation.
o Lack of site-specific knowledge: Concerns about “drive-by” assessments and lack of permit review.
o State-level rubber-stamping: Perception that the State approves nearly all nominations without scrutiny.
o Consultant bias: Belief that consultants are hired to justify preordained outcomes.

This theme reflects a deep concern about fairness, transparency, and accuracy in the designation process.

Demand for Owner Consent and Local Control
A strong, consistent demand emerged for affirmative, written consent before any property is designated historic.
x Quotes:
o “No home would be included… without individual consent.” o “No third-party nominations.”
o “Why not 100% approval like an HOA?”
x Sub-themes:

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2 o Affirmative consent vs. passive inclusion: Strong opposition to opt-out or assumed consent models.
o Third-party nominations: Rejection of any pr ocess that allows non-owners to initiate designations.
o Consent thresholds: Suggestions for 80% or 100% thresholds before a district nomination can proceed.

This theme emphasizes personal agency and property rights as central to participants’ values.

Fear of Financial and Practical Burdens
Participants described the cost, complexity, and impracticality of maintaining or modifying historic homes.
x Quotes::
o “It costs a lot of money… extremely difficult, extremely time-consuming.” o “Trying to pick it up and put a new foundation under it would be worse than tearing it down.” x Sub-themes:
o Cost of compliance: Preservation described as 4-5 times more expensive than rebuilding. One participant said, “I will never do that again.”
o Structural feasibility: Examples of homes with foundational issues or extensive modifications that are impractical to preserve.
o Time and complexity: Preservation seen as time-consuming and technically difficult. o Impact on resale and inheritance: Concerns about burdening future owners or heirs.

This theme reveals a pragmatic concern about the real-world implications of preservation.

Desire for Clear, Protective Ordinances
Participants want specific, enforceable local rules that protect homeowners from unintended consequences.
x Quotes:
o “We want ordinances that give us the maximum flexibility.” o “What kind of protections can the city give us so we’re not lost?” o “Objective design standards… that trumps CEQA.”
x Sub-themes:
o Objective design standards: Proposed as a way to balance flexibility with neighborhood character.
o Appeals process reform: Frustration with perceived “unlimited appeals” and lack of finality. o Flexibility within designation: Questions about whether homeowners can rebuild in different styles.
o Examples from other cities: Huntington Beach cited as a model for more permissive policies.

This theme reflects a proactive interest in shaping policy to reflect community needs.

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3 Confusion and Need for Clarity
There was frequent mention of uncertainty and lack of understanding about how designations work and what they mean.
x Quotes:
o “We don’t understand the process.”
o “All the uncertainty of it is very troubling.”
o “We want to know what our right is to challenge a contributor status.” x Sub-themes:
o Terminology confusion: Terms like “contributor” and “non-contributor” were not well understood, and participants wanted to know how these labels affect their rights. o Process opacity: Participants didn’t know how decisions were made or who had authority. “We don’t understand the process” was a recurring sentiment. o Desire for education: Several participants aske d for clearer criteria and examples of what qualifies as historic.

This theme highlights a gap in communication and education between officials and residents.

Conditional Support for Historic Context Statement
Participants showed interest in local history , but only if the context statement is not used to justify unwanted designations.
x Quotes:
o “There is value there… pulling the hist ory together will be very interesting.” o “As long as that’s not a starting point for somebody to make a nomination.” o “We’re not anti-history.”
x Sub-themes:
o Interest in local history: Participants were genuinely curious about San Mateo’s past— mentioning schools, estates, parks, and notable residents. o Fear of misuse: The context statement was seen as a potential “launchpad” for unwanted designations. “As long as that’s not a starting point for somebody to make a nomination…” o Desire for caveats: Participants wanted explic it language stating that the context statement cannot be used to justify designations without consent. o Examples of valuable history: Mention of schools, estates, parks, and local celebrities.

This theme reflects a nuanced position: appreciation for history, but concern about how it’s applied.

Social Division and Emotional Strain
Participants described emotional distress and neighborhood conflict resulting from the historic designation debate.
x Quotes:
o “This has been tearing our neighborhood apart.”
o “People wouldn’t even look each other in the eye.”
o “You’ve got frightened people on this call.”
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4 x Sub-themes:
o Neighborhood conflict: Participants described how the historic designation debate had “torn the neighborhood apart.”
o Loss of trust: Some felt betrayed by neighbors or advocacy groups. “People wouldn’t even look each other in the eye.”
o Urgency and fear: The tone was often anxious, ev en combative. “We’re already at war here,” one participant said.

This theme underscores the human and relational cost of policy decisions.

CContextualizationn
Ordinance Reform as a Tool for Protection
x Participants view the ordinance update as their primary line of defense against unwanted designations and restrictions.
x The update must address classification clarity, appeals processes, and design flexibility, especially for neighborhoods like Baywood that are already under scrutiny.

Context Statement as a Double-Edged Sword
x While the historic context statement is intended as a planning and educational tool, participants fear it could be used to justify future designations.
x The city must clearly define the purpose and limits of the context statement to avoid further erosion of trust.

Community Engagement and Trust Building
x The focus group itself is part of the city’s community engagement strategy, but the emotional tone of the discussion reveals deep mistrust.
x The update process must go beyond technical revisions and include relationship repair, transparent communication, and ongoing dialogue.

Economic and Practical Realities
x The ordinance must account for the financial and logistical burdens of preservation, especially in older neighborhoods like Baywood.
x Policies that ignore these realities risk being seen as punitive or elitist.

Need for Education and Clarity
x Participants’ confusion about terms like “contributor” and “non-contributor” underscores the need for plain-language explanations in both the ordinance and public materials. x The update effort should include educational components to demystify the process and criteria.

Social Cohesion and Neighborhood Health
x From the participants perspective, the Baywood ca se illustrates how historic preservation efforts can fracture communities when not handled with care.

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5 x The policy update must be sensitive to social dynamics, offering voluntary pathways and conflict resolution mechanisms.

HHistoricc Exampless
Buildings and Structures
x St. Matthew’s Catholic Church – located on the border of Baywood; noted for its architectural and historical significance.
x Former Mayor’s House on Delaware – possibly already historic; mentioned as a point of interest. x Gatehouse of the Parrott Estate – near Crystal Springs Lake; described as a quaint, surviving structure from the estate
Parks and Natural Features
x Arroyo Park – near Baywood, along Crystal Spri ngs Creek; noted for its charm and a historical anecdote about a famous person staying there.
x Crystal Springs Creek – Runs through Arroyo Park and the Parrott Estate area x Crystal Springs Lake – Near the Parrott Estate gatehouse Schools
x San Mateo High School – Attended by notable figures like Merv Griffin and Lynn Swann. x Serra High School (Junípero Serra High School) – Originally located at the site of St. Bartholomew’s; later moved to 20th Avenue.
x Aragon High School – Mentioned in the context of local school history.

Estates and Historical Areas
x Parrott Estate – A large historical estate that extended into Hillsborough; includes the gatehouse and was once owned by Elon Musk.
x Tobin Clark Estate – Mentioned in relation to the location of St. Matthew’s Catholic Church.

Commercial and Cultural References
x Downtown San Mateo – Referenced for its historical shops and commercial evolution. x Hillsdale / Bohannon Family – Noted for their role in San Mateo’s development, especially in the Hillsdale area.

Notable People and Residences
x Tom Brady’s Childhood Home – Suggested as potentially historic. x Merv Griffin’s Childhood Home – Also suggested as potentially historic. x Lynn Swann – Mentioned as a notable alumnus of San Mateo High School. x Barry Bonds – Attended Serra High School.

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Focus Group 2 – Thematic Analysis
Community Group: San Mateo Heritage Alliance
Date: July 16, 2025
Location: Virtual
Facilitators: Kassandra Gale and JulieAnn Murphy
OOvervieww
This document presents a thematic analysis of th e second focus group conducted as part of the San Mateo Historic Policy Update effort. The session included residents affiliated with the San Mateo Heritage Alliance group. The discussion centered on community experiences with historic preservation, challenges in current policies and processes, and ideas for making preservation more inclusive, effective, and aligned with broader city goals.

Emergentt Themess
Sense of Place and Community Identity
Participants emphasized the emotional and aestheti c value of San Mateo’s historic neighborhoods, expressing concern that new development is eroding the city’s unique character. x Quotes and Paraphrases:
o “San Mateo was known as the City of Beautiful Homes and City of Trees” o “A lot of people are just really tired of the same retail chains, no matter where they go. San Mateo really is unique. It has a unique asset, and we should be doing everything we can to protect it and value it for the value it has for the community.” o “I think that’s why there is such high value in a lot of these neighborhoods—because they are unique, and they’ve been well taken care of for decades.” x Sub-themes:
o Nostalgia for past eras: Participants refere nced specific decades as benchmarks for neighborhood character.
o Visual coherence: Concerns about mismatched signage and architectural scale disrupting the city’s aesthetic.
o Loss of uniqueness: Fear that new development is making neighborhoods feel generic.

Frustrations with the Preservation Process
Participants described procedural gaps and incons istencies in how preservation is implemented, particularly between planning and permitting stages.
x Quotes and Paraphrases:
o “There’s always the gap between when planning approves something and building permits it.

And the building department is often left out of the learning.” o “Having the ordinance require building staff to understand more.” x Sub-themes:

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2 o Process breakdowns: Disconnect between planning and building departments. o Loss of institutional knowledge: Perception that staff support has declined over time. o Ambiguity in rules: Ordinance seen as unclear or inconsistently applied.

Call for Stronger Tools and Oversight
Participants advocated for clearer standards, en forcement mechanisms, and professional oversight to ensure preservation goals are met.
x Quotes and Paraphrases:
o “Need a mechanism that’s not a guideline, that’s a standard, to require compatible building.” o “The oversight body should have educated pe ople, architectural historians, and regulatory specialists that understand the city’s current regulations and the Secretary of the Interior’s Standards for rehabilitation.”
o “I think we need a different tool.”
x Sub-themes:
o Accountability mechanisms: Desire for both incentives and penalties. o Professionalization: Oversight should be led by experts, not generalists. o Clarity and consistency: Need for enforceable standards for compatibility.

Concerns About Development Pressures
Participants expressed anxiety about the pace an d nature of development, especially when it threatens historic structures or neighborhood cohesion. x Quotes and Paraphrases:
o “It looks like a lot of these neighborhoods, frankly, are becoming profit centers.” o “Prometheus owns individually eligible buildings which is a threat to the downtown.” o “These developers come and go. They take what they can, and they’re off to the next communities.”
x Sub-themes:
o Loss of historic assets: Specific sites cited as at risk. o Unbalanced growth: Concern that development is outpacing preservation. o Support for adaptive reuse: Seen as a compromise between growth and conservation.

Education and Public Awareness
Participants highlighted the need for broader public understanding of preservation and more visible recognition of historic and cultural assets.
x Quotes and Paraphrases:
o “These are values that really matter. The education has to be there.” o “We need consistency of signage in the downtown historic district.” x Sub-themes:
o Community stewardship: Education as a tool for cultivating care and responsibility. o Cultural visibility: Signage and storytelling to honor diverse histories. o Transparency and trust: More open processes to build public confidence.

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3 Inclusive and Cultural Preservation
Participants emphasized the importance of expand ing preservation efforts to include cultural and social histories, particularly those of underrepresented communities. x Quotes and Paraphrases:
o “Our city is 130 years old, we have historic resources across the city, in all neighborhoods.” o “We would like to see more plaques and signs to reflect some of the ethnic communities here in San Mateo.”
x Sub-themes:
o Beyond buildings: Emphasis on intangible heritage and lived experiences. o Equity in recognition: Inclusion of marginalized communities in preservation narratives. o Redefining significance: Broader criteria for what is worth preserving, reflecting diverse cultural values.

Alignment with Broader City Goals
Participants saw opportunities to integrate preservation with housing, sustainability, and equity goals, rather than treating them as competing priorities.
x Quotes and Paraphrases:
o “Adaptive reuse – protecting historic downtowns, encourage and maintaining front facades?” o “From an environmental standpoint, you’re tearing down—and a lot of times, most of the time— they’re throwing away amazing timber and tiles.”
x Sub-themes:
o Adaptive reuse as a bridge: Supports both housing and environmental goals. o Preservation as sustainability: Reuse of materials and embodied energy. o Policy alignment: Desire for integrated planning across city departments.

CContextualizationn
Acknowledge the Emotional and Cultural Significance of Historic Resources x Refine to emphasize the community-wide emotional impact, not just individual attachment, reinforcing the need for preservation as a shared value. x Highlight the importance of communicating both the risks of loss and the benefits of preservation in clear, relatable terms.

Rebuild and Sustain Public Trust with Transparent, Empowering Policies x Expand to include ongoing engagement mechanisms beyond ordinance adoption, such as advisory committees, or regular public reporting.
x Stress the need for clarity in decision-making processes to avoid perceptions of arbitrary or biased enforcement.

Establish Clear, Enforceable Design Compatibility Standards x Stress integrating preservation as a key strategy to maintain community character amid housing expansion pressures.

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4 x Encourage flexible, innovative approaches such as adaptive reuse and context-sensitive infill to achieve dual goals.

Center Community Interests to Mitigate Developer Influence x Specify mechanisms like community benefit agreements or enhanced public review to ensure developers are accountable.
x Recommend policies that support local invest ment and partnerships to build long-term neighborhood stewardship.

Strengthen Legal Frameworks with Clear Protections and Enforcement x Emphasize closing loopholes with explicit, codified standards rather than relying on discretionary guidelines.
x Include provisions for monitoring, reporting, and penalties to ensure consistent enforcement.

Preserve and Enhance the Social and Economic Fabric Connected to Historic Places x Highlight the role of preservation in supporting economic vitality through small businesses and tourism.
x Suggest incorporating strategies to improve publ ic spaces and pedestrian infrastructure that complement historic character.

PPlacess Referencedd
Buildings and Structures
Individually eligible buildings owned by Prometheus
Referenced as part of a concern about development pressures and the need for better tools to protect historic assets.

Important Buildings for Ethnic Communities
x Chingley Laundry at South Claremont and 1st Avenue
x Noah’s Diner
Good examples of façade maintenance or rebuilds that maintain the original architectural style x Saint Matthew’s Hotel
x Belmont Building on 4th Avenue
x West part of the 100 block of 3rd Avenue
x Casa Baywood
x 5456 North Ellsworth
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5 Parks and Natural Features
Heritage trees
Mentioned in the context of preservation guidelines and the desire to protect natural features that contribute to neighborhood character
Historic Areas
Historic downtowns
Discussed in relation to adaptive reuse and maintaining front facades.

B Street
Cited as an example of a historically significant ar ea being affected by development, with concerns about it being “split.”
Commercial and Cultural Areas
Retail sameness and signage in downtown
Examples of how commercial development is undermining historic character and visual coherence.

Plaques/signage for ethnic communities
Suggested as a way to honor cultural history and increase visibility of underrepresented narratives.

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Focus Group 3 – Thematic Analysis
Community Group: Business/Development Community
Date: December 11, 2025
Location: Virtual
Facilitators: Kassandra Gale and JulieAnn Murphy
OOvervieww
This document presents a thematic analysis of the third focus group conducted as part of the San Mateo Historic Policy Update effort. The session included business owners and members of the development community. The discussion center ed on community experiences with historic preservation, challenges in current policies and processes, and ideas for improving preservation to be more practical, inclusive, and aligned with city goals.

Emergentt Themess
Need for Clear, Practical Guidance
Participants repeatedly emphasized the importance of clarity in the Historic Preservation Ordinance and related processes, noting that ambiguity and conflicting codes discourage investment and slow projects.
x Quotes and Paraphrases:
o “Provide a roadmap, and then everyone knows what can and or can’t be done” o “Needs to be really clear…give clear guidelines to the staff.” o “Create supplemental application materials that make it clear on, like a checklist on what’s required.”
x Sub-themes:
o Lack of transparency: Developers struggle with unclear timelines and requirements. o Desire for practical tools: Checklists, flowcharts, and FAQs were suggested. o Frustration with overlapping plans: Participants want integration of zoning, design standards, and historic ordinances.

Flexibility vs. Rigidity in Historic Preservation
Participants expressed concern that overly rigid ru les could stifle creativity and economic vitality, advocating for adaptive reuse and modern design elements that respect historic character. x Quotes and Paraphrases:
o “You have to be really careful when you write the ordinance not to stifle cool development.” o “There has to be some kind of flexibility there.”
o “Allow modern additions like rooftop lounges or glass elevators if th ey complement historic intent.”
x Sub-themes:
o Adaptive reuse: Support for creative modernization within historic contexts. o Avoiding “freeze-dried” preservation: Participants want interpretation, not replication.

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2 o Economic pragmatism: Flexibility seen as esse ntial for attracting tenants and revitalizing downtown.

Conflicts Between Codes and Standards
Participants highlighted systemic issues where ADA compliance and Historic Building Code requirements clash, creating barriers to renovation and occupancy. x Quotes and Paraphrases:
o “ADA code and Historic Code have no ability to harmonize” o “The language is vague, and it leaves a lot of authority with the local building official.” o “Every tenant walked away, and it is still vacant to this day.” x Sub-themes:
o Regulatory tension: Lack of harmonization between accessibility and preservation standards. o Local discretion: Outcomes depend heavily on building officials’ interpretation. o Business impact: Code conflicts can lead to abandoned projects and vacant properties.

Economic and Business Viability Concerns
Participants stressed that uncertainty and rigid rules increase costs and deter investment, making projects financially unfeasible.
x Quotes and Paraphrases:
o “Prevents offices or businesses from coming to the area.” o “Wherever clarity doesn’t exist… we have to hold a more significant contingency.” o “Ordinance should not kill business development.”
x Sub-themes:
o Risk management: Developers factor in contingencies when rules are unclear. o Ordinance as an economic tool: Preservation policies must consider financial realities. o Tenant attraction: Flexibility and clarity are key to revitalizing commercial spaces.

Outdated Plans and Ordinances
Participants noted that existing plans and surveys are decades old and fail to reflect current architectural trends or economic conditions.
x Quotes and Paraphrases:
o “Maybe it’s time for another survey?”
o “The old downtown plan… doesn’t necessarily age with time.” o “Signage ordinance feels outdated—why can’t we have neon signs?” x Sub-themes:
o Aging standards: 1989 survey and design guidelines no longer align with today’s needs. o Cultural evolution: Desire for modern aesthetics alongside historic character. o Regulatory refresh: Calls for updating signage and façade rules to encourage vibrancy.

Community Information and Clarity
Previous residential historic resources designation efforts have sparked tension and misinformation, creating social friction and uncertainty for the current project.

Rincon Consultants
San Mateo Historic Policy Update Effort
3 x Quotes and Paraphrases:
o “Some neighbors don’t talk to other neighbors because of this.” o “I can’t separate fact from fiction.”
o “People think they won’t be able to remodel their homes.” x Sub-themes:
o Polarization: Strong opinions for and against historic districts. o Knowledge gaps: Misunderstandings about what designation entails. o Need for education: Clear communication to dispel myths and reduce conflict Desire for Coherence Across Multiple Plans
Participants questioned how various planning documents interact and called for integration to reduce complexity.
x Quotes and Paraphrases:
o “How do these different plans… play together?”
o “There are multiple plans and guidelines that govern how a project gets done.” x Sub-themes:
o Fragmentation: Overlapping documents create inefficiency. o Hierarchy confusion: Lack of clarity on which plan takes precedence. o Consolidation: Strong desire for a unified regulatory framework.

Aesthetic and Cultural Identity
Participants valued San Mateo’s historic character but also wanted vibrancy and modernization to keep downtown appealing.
x Quotes and Paraphrases:
o “Make downtown cool.”
o “Respect existing architecture.”
o “Allow creative signage and storefronts.”
x Sub-themes:
o Preservation of charm: Maintain scale and sense of place. o Modern vibrancy: Incorporate contemporary design elements. o Cultural branding: Historic identity as an economic and social asset.

CContextualizationn
Provide Clear, Practical Guidance
x Develop explicit, codified standards supported by user-friendly tools such as checklists, timelines, and flowcharts.
x Consolidate overlapping plans (zoning, design standards, historic ordinances) into a single roadmap to reduce confusion.

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4 Embed Flexibility While Preserving Historic Character x Allow adaptive reuse and modern design elements that complement historic intent, such as rooftop additions or creative façades.
x Include language that permits deviations when they meet preservation goals and enhance economic vitality.

Resolve Conflicts Between Codes
x Create clear pathways for reconciling ADA compliance with Historic Building Code requirements. x Provide training for local officials on flexibilit y provisions and negotiation under the California Historic Building Code.

Support Economic Viability
x Incorporate economic impact considerations into ordinance revisions to avoid creating financial disincentives.
x Streamline approval timelines and clarify appeal processes to reduce risk and encourage investment.

Modernize Outdated Standards
x Update design guidelines and signage rules to reflect contemporary aesthetics while maintaining cultural identity.
x Refresh historic surveys and context statements to align with current architectural trends and community needs.

Foster Community Understanding and Reduce Division
x Launch educational campaigns to clarify what historic designation means for property owners. x Provide transparent communication tools to dispel myths and reduce neighborhood tensions.

Integrate Multiple Planning Documents
x Establish a clear hierarchy among the Historic Pr eservation Ordinance, Downtown Specific Plan, and other zoning codes.
x Develop a unified guidance resource that explains how these plans interact during project review.

Preserve Cultural Identity While Encouraging Vibrancy
x Highlight the role of historic character in shaping San Mateo’s unique sense of place and economic appeal.
x Encourage creative signage, st orefront improvements, and public space enhancements that complement historic architecture.

Rincon Consultants
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5 PPlacess Referencedd
Downtown San Mateo
B Street
x Context: Participants noted it as the area “where it’s at” for historic character and referenced past city-led work (e.g., the Vendome Hotel renovation).

Vendome Hotel
x Mentioned as a significant historic resource the city previously “redid,” signaling precedent for city- backed preservation and reuse.

Baywood Theater (former San Mateo Theater)
x Case study raised about its modernized façade and questions on whether such updates would still be approved under the revised ordinance.
x Highlights tension between preservation and contemporary design.

Benjamin Franklin Hotel / Ben Franklin Building (downtown) x Brought up in the context of ground-floor use (retail expectations vs. other uses) and ideas for rooftop activation and a glass elevator as a modern addition that distinguishes new from old while animating the street.

Medical Arts Building (downtown)
x Referenced regarding painting and refresh processes and how guidance can conflict or lack clarity, used as an example of the need for straightforward procedural steps.

Wisdom Hardware > First Watch/Baywatch storefronts (B Street area) x Noted in an architectural reminiscence tied to earlier renovations (e.g., moment frame addition) and storefront transformations--useful as a micro-case of historic-era commercial ground floors evolving.

Old City Hall on the plaza
x Discussed as a site where participants imagined more creative ground-floor interventions, while respecting the historic narrative (including existing interpretive art on the façade).

Other San Mateo districts and landmarks (beyond downtown) Glazenwood/Hayward Park
x A historic neighborhood referenced by residents; involved in recent incidents with the entry pillars at 9th Avenue (one toppled by a vehicle)
x Raised questions about responsibility and replacem ent in the right-of-way; relevant to ordinance clarity and maintenance protocols.

Rincon Consultants
San Mateo Historic Policy Update Effort
6 Baywood Historic District (residential)
x Repeatedly cited as an area where misconceptio ns about historic designation affect neighbor relations and remodel expectations.
25th Avenue Business District
x Perceived by participants as having a “walk back in time” architectural feel – suggested to be included in citywide context and guidance.
37th Avenue and 41st Avenue Corridors
x Mentioned as additional commercial areas with historic elements that merit consideration in the context statement and potential ordinance impacts.

External examples informing local discussion (outside San Mateo) San Carlos Depot/Depot Café (San Carlos train station plaza) x Cited as a cautionary tale: multiple prospective tenants walked away due to unresolved conflicts between ADA requirements and historic code, underscores the need for reconciliation pathways in San Mateo’s ordinance.

Vine Street Victorians (Paso Robles)
x A participant’s 1888 local-register Victorian home used to illustrate a pragmatic approach: interior modernization was feasible while the city focused on exterior review, reinforcing the value of flexible, common-sense preservation practices.

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Appendix B
Workshop Responses

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Rincon Consultants, Inc.
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510-834-4455
Appendix C
DŽďŝůĞtŽƌŬƐŚŽƉZĞƐƉŽŶƐĞ
Chavez Supermarket

Night on B Street

Farmer’s Market

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Appendix D
Digital Time Capsule
Padlet Instructions
Welcome to the San Mateo Digital Time Capsule! Help us preserve our community’s history by sharing:

Photos of signixcant places, events, or moments in San Mateo Stories and memories of community life
Historical documents or artifacts
Personal reyections about our city
Press the + in the bottom right corner to add your post! San Mateo, CA
Peninsula Hotel
1904

1935 Snow Storm
1511 Palm Ave, San Mateo, CA
Victorian Day in the Park
By Joseph Sherman
1985
3rd Avenue at ECR and San Mateo Drive
By Joseph Sherman
1983
'83 took off with reeling in all juvenile educational test awards sports events parades people lifting heights to CA State Capital Educational Department picture dedicated to State Education for future San Mateo Medical Ofxce on acre 3rd Avenue and San Mateo Drive.

Almond Roca Brown & Haley Pepsi!
3955 South El Camino Real, San Mateo, CA
1985
Station Park Green
Michael Art and Craft
K Mart please return these title
companies back to SMTO. 94402
430 Station Park Circle, San Mateo, CA
2018

November 5, 2021, Unitarian Universalists of San
Mateo Congregational Building, 300 E. Santa Inez Ave.
(southeasterly corner of N. Ellsworth St.). Displayed is the Progress Pride yag, with 11 representational colors, as created in 2018 by Oregon-based designer Daniel
Quasar. Also displayed is the "Black Lives Matter -
Unitarian Universalists of San Mateo" banner.

Unitarian Universalists of San
Mateo Sanctuary (Constructed 1905)
The Unitarian Universalists of San Mateo (UU San
Mateo or UUSM) have met in the historic Sanctuary
of the former Methodist Church campus at 300 E.

Santa Inez Ave. (corner of N. Ellsworth) since 1952.

Constructed in 1905, the Sanctuary building
withstood the 1906 Earthquake - intact, and, as
of September 2025, is the longest continuously-
s e r v i n gp l a c eo fw o r s h i pi nt h eC i t yo fS a nM a t e o .

Unitarian Universalists of San Mateo is "A religious
community of open hearts and open minds, working
together to transform ourselves and the world." -
Source: uusanmateo.org website, September 2025.
300 East Santa Inez Avenue, San Mateo, CA 94401
2021
Grace Lutheran Church
T h eh i s t o r yo fN o a hA r kb u i l tb yt h eU SA r m y1 9 4 4 - 1 9 4 5 the memories are held at Golden Gate National Cemetary
2825 Alameda de las Pulgas, San Mateo, CA
1942

Pictured on the San Mateo Drive frontage of the
historic home and retail shop next door (occupied by
Nouvelle Vogue Bridal Boutique), the members of the
walking group from the Unitarian Universalists of San
Mateo pose mid-walking-tour, October 23, 2022.
29 N. San Mateo Drive, Corner of St.

Andrews Dr., and 27 N. San Mateo Dr.

Starting in 2020, during the Pandemic, many of the
congregational members of Unitarian Universalists of San Mateo (and their friends) joined together for walks - many of which originated at our Sanctuary at 300 E. Santa Inez Ave., just north of the historic Downtown of San Mateo.

The Unitarian Universalists of San Mateo (UU San
Mateo or UUSM) have met in the historic Sanctuary
on the former Methodist Church campus at 300 E.

Santa Inez Ave. (corner of N. Ellsworth) since 1952.

Constructed in 1905, the Sanctuary at 300 E.

Santa Inez withstood the 1906 Earthquake.

As of September 2025, the UUSM Sanctuary
is the longest continuously-hosting place of
worship in the City of San Mateo.
29 North San Mateo Drive, San Mateo, CA
2022
1975 downtown walking tour
pamphlet shows original "town" lines
Downtown, San Mateo, CA
1975

900 Fourth Ave.

T h eF e e l yf a m i l yi nt h e i rr e n t a lo n9 0 0F o u r t h Ave., later changed to Grant Street. They
moved there in 1940 and rent was $50 a month.
1st Avenue and B Street - Courtesy of
Hasuko Yamanouchi Watanuki Collection
In 1908, Tetsuo Yamanouchi opened the Imperial Laundry at 218 - 1st Avenue San Mateo. The space was rented from
the Wisnoms a pioneer San Mateo family. In addition to the family of xve children, the laundry also employed as many as seven other people. The Yamanouchi home was at the
corner of 1st Ave and Ellsworth Street. Tetsuo Yamanouchi had been educated and trained as a Zen Buddhist priest in Japan, and he became the spiritual leader in 1909. The living room of the home was the beginning of the San Mateo
Buddhist Church. His wife Yoshiko organized the Buddhist Sunday School, the Buddhist Women’s Association, and the Young Buddhist Association. When the small congregation outgrew the living room, an adjacent storefront on 1st
Avenue was rented for $40 a month by Tetsuo
Yamanouchi. When Tetsuo Yamanouchi died in 1936, his
wife Yoshiko took over the laundry business and
successfully operated it until the family returned to San Mateo at the end of World War II. It was unusual in those times for the wife to take over a business, but Yoshiko was determined the business would go on.

In 1940, the business was moved from its original location to a new facility at 46 B Street.

During World War II, the family was incarcerated in Topaz, Utah. The business was leased by friends during the war .

Hasuko and Masashi Max Watanuki, the daughter and son-
in-law took over the management of the business after the war and the name of the business was changed to Blu-
W h i t eL a u n d r yb e c a u s et h ec o n n o t a t i o no ft h ew o r d “imperial” may have been perceived as a negative. The
name likely came from the appearance of the building
which was white with blue trim. The new building was

MacDonald.

Yoshiko Yamanouchi remained active in the San Mateo
Buddhist Temple and in her Buddhist and Civic life.

Imperial Laundry in 1909 - Courtesy of
Hasuko Yamanouchi Watanuki Collection
See 1st Avenue and B Street post
1909
Yoshiko Yamanouchi House -
Historic District - Katsura Walkway
In December 2023, the Yoshiko Yamanouchi House at 1007
East 5th Avenue San Mateo was listed on the National
Register of Historic Places at the local level of signixcance under Criteria A & B in the areas of Ethnic
Heritage/Asian/Japanese and social History/Woman’s
History for its association with a prominent member the Issei generation in San Mateo’s Japanese American
Community, from early 20th century to today.

The picture below is the Yoshiko Yamanouchi House
Historic District which has nine contributors:µ The
E n t r a n c eG a t e ,H o u s e ,K a t s u r aB u i l d i n g ,K a t s u r aG a r d e n , Katsura Walk-way, Storage Room and Pump House, Patio
and Swimming Pool, West Side Garden. The Japanese style H i l la n dP o n da n dG a r d e nw a sc o m p l e t e di n1 9 5 8b y landscape designer Nagao Sakurai. The second structure
and garden on this site was completed in 1968, by architect and designer Kodo Matsubara, scholar of Japanese sukiya- styled architecture. The Yoshiko Yamanouchi House is one of only three properties nationwide spotlighted in the
recent National Register publication “Best Practices
Review.”
An added note:µ After the completion of the Japanese Hill and Pond Garden at the Yoshiko Yamanouchi House, Nagao
Sakurai assisted the Japanese gardeners who built the
Japanese Tea Garden in Central Park in San Mateo.

Time_Capsule___San_Mateo__Samaritan_House.pdf
San Mateo Samaritan House

Rincon Consultants
San Mateo Historic Policy Update Effort
Appendix E
Public Comments
1 JulieAnn Murphy
From: Zachary Dahl <[email protected]>
Sent: Monday, March 17, 2025 8:31 AM
To: JulieAnn Murphy; Kassandra Gale; Margo Nayyar
Cc: Sung Kwon; Somer Smith
Subject: [EXT] FW: Less Red Tape's official response to the SMHA's restarting of the Baywood Historic District
CAUTION: This email originated from outside of Rincon Consultants. Be cautious before clicking on any links, or opening any attachments, until you are confident that the content is safe .

Sharing as an FYI. I’ll let you know how tonight’s Council discussion goes. Here’s a link to the CC meeting agenda if you want to look at the draft letter to OHP and other comments that have come in. https://sanmateo.primegov.com/Portal/Meeting?meetingTemplateId=9448 Thanks,
Zachary Dahl, AICP
Director | Community Development Dept.
330 W. 20th Ave., San Mateo, CA 94403
650-522-7207 | [email protected]
From: Andrew Ryan
Sent: Sunday, March 16, 2025 4:02:21 PM
To: City Council (San Mateo) <[email protected]>; Alex Khojikian <[email protected]>; Christina Horrisberger <[email protected]> Subject: Less Red Tape's official response to the SMHA's restarting of the Baywood Historic District Dear City Council and City Manager,
Less Red Tape has received confirmation this week that the SMHA has restarted the Baywood National Register of Historic Places (NRHP) nomination at the OHP this week. While we don’t know yet exactly what was filed, this act by the SMHA is a clear breach of the deal we reached to pursue a local process in lieu of the state-level NRHP process. In light of this development, and the City Council’s special session on Mar 17 2025 to discuss sending a letter to the OHP asking them to defer the Baywood nomination, we would like to ask three things from the City:

1. Not one penny spent on the Rincon contract or a local historic district process until the SMHA withdraws the Baywood nomination. When I got up in front of City Council in January and called the SMHA “bad actors,” some criticized me, saying the SMHA was cooperating with the City. We knew better. The SMHA never intended to stop their application. The SMHA simply wants unchecked power to create
historic districts around the city as cheaply and easily as possible. Trying to negotiate with or appease the SMHA is a waste of time and money. What is the point of developing a local process if the SMHA will keep subverting it by going directly to the state?

2. City cooperation with Less Red Tape on opposing the Baywood nomination.

2 We have been fighting this since the beginning, pouring thousands of hours and tens of thousands of dollars of our own money. We have worked closely with members of the City Council, City staff, and developed strong grassroots networks throughout the city. We have made great progress, but in conjunction with the City, we can, together, be a much more effective force. Having the unified opposition of the municipal government and the affected homeowners will be very powerful. Indeed, the only historic district nomination to ever be pulled by the OHP, in Alameda, was such a case. If this is amenable to the Council, we can discuss what forms this collaboration might take.

3. Councilmember Lisa Diaz Nash must formally absent herself from the March 17 special session as part of her “recusal,” or else formally end her pretense at recusing herself.

As you know, Councilmember Nash has been “recusing” herself from votes specifically related to the Baywood historic district. We use quotes because she has been an active participant in discussions, and her ardent support for the district is documented in PRA requests. While Nash has no legal reason to recuse, at least according to the City Attorney, she has tried to appear “neutral” on the matter by claiming to "recuse" herself. Since the March 17 special session is solely dedicated to Baywood, Lisa Diaz Nash should not attend in any capacity, much less cast a vote. Alternatively, she can end her phony “recusal” and stop this farce.

Thank you for listening. We are deeply concerned about these new developments and wish to try to move forward in a constructive way. We want peace among our neighbors and historic preservation done the right way: with consent and input from local residents about what is worth preserving and how to preserve it. The SMHA are bullies and bad actors who are exploiting a weak set of state laws to attempt to enact their own agenda.

Thank you,

Andrew Ryan on behalf of Less Red Tape, a Baywood community organization

Sharing for awareness. Any thoughts on his assessment of how CEQA applies?

Thanks.

Zachary Dahl, AICP
Director, Community Development

From: Andrew Ryan
Sent: Tuesday, April 15, 2025 12:32 PM
To: Zachary Dahl <[email protected]>
Cc: Christina Horrisberger <[email protected]>; Alex Khojikian <[email protected]>; Sung Kwon <[email protected]>; City Council (San Mateo) <[email protected]>
Subject: Re: Planning Department procedures for Historic Districts

Hi Zachary,

Thank you for your response. However, I believe there are a few misunderstandings that we hope the City can clarify.

First, it seems we both agree that Glazenwood is not a formally adopted historic district and is not protected under any City ordinance. This is a good starting point. Surely you can see why we are deeply concerned that if Rincon’s work is allowed to proceed, even if it does not specifically identify new historic districts, the results of Rincon’s work could be easily used by the City to create new de facto historic districts, just like the City has done with Glazenwood.

Regarding CEQA, I would like to clarify the process for identifying historic resources. Under CEQA, there are three types of “historic resources,” each with specific requirements:

1. Mandatory Resource / CEQA Guideline 15064.5(a)(1): A mandatory resource must either be "listed in, or determined to be eligible by the State Historical Resources Commission." Glazenwood has neither been listed nor determined eligible by the State Historical Resources Commission, so this provision is inapplicable.

2. Presumed Resource / CEQA Guideline 15064.5(a)(2): A presumed resource must be specifically identified in a local register as "officially designated or recognized as historically significant by a local government" pursuant to a local ordinance or resolution (PRC Sec. 5020.1(k)). As we agree, Glazenwood h
as not been formally designated as a district by the City of San Mateo. Moreover, since Glazenwood’s survey is over five years old, it cannot be included in the State Historic Resources Inventory in its current form. Therefore, this provision also does not apply. 2 3. Discretionary Resource / CEQA Guideline 15064.5(a)(3): This provision allows the lead agency to determine, on a case-by-case basis, that a property not listed on a local register and not found eligible for the California Register can still be considered a historic resource for CEQA purposes.

However, this determination must be “supported by substantial evidence,” and such decisions can be appealed to the City Council. The City cannot simply presume that any property in Glazenwood qualifies as a historic resource. Each property must be individually evaluated, and the determination must be backed by substantial evidence. If the Planning Department makes such a determination, it could be subject to appeal.

Therefore, when the City states that it “currently has two identified districts” in its Historic Resources handout, this is inaccurate. To the extent the City has authority to apply historic resource standards to Glazenwood, it can only assert such authority under CEQA and because it has not been formally listed locally and/or deemed eligible by the State Historical Resources Commission.

Thank you for your attention to these points. I look forward to discussing this further. I am available to meet in person or virtually, whatever works for you.

Best regards,
Andrew Ryan

On Mon, Apr 14, 2025 at 10:49 AM Zachary Dahl <[email protected]> wrote:

Morning Andrew,

I’m following up on your earlier email inquiry. The City’s Historic Preservation Ordinance is only used when a property is formally designated as a resource or a district. However, the status of “eligible” means that a property hasn’t been designated by the City but that it meets certain criteria (like age and historical importance) that make it a candidate for listing at the state and/or national level, or for local historic designation. This means that the City could consider it for local designation but that it also has to be evaluated under CEQA when a project on the property is proposed. Also, there’s no such thing as “formally eligible.” A property either does, or does not, meet the criteria for being eligible, and this is based on an evaluation using the National Register of Historic Places and the California Register of Historical Resources standards.

With regards to Glazenwood, you are correct that staff has not be able to find any record that it was locally designated as a historic district, so it is not an officially designated historic district. However, based on the documented information and evidence on the Glazenwood Neighborhood, including in the City’s past General Plan, it does meet the criteria for being an eligible historic district. Thus, this information has to be considered when a project is proposed that is subject to environmental review. Also, as has been communicated previously to LRT and at public meetings, Rincon is working on the preparation of a Citywide Historic Context Statement, but this work does NOT include identification of potential historic districts.

City Council and City Attorney included as a BCC.

3 Thank you.

Zachary Dahl, AICP
Director | Community Development Dept.
330 W. 20th Ave., San Mateo, CA 94403
650-522-7207 | [email protected]

From: Andrew Ryan
Sent: Monday, April 7, 2025 12:17 PM
To: Zachary Dahl <[email protected]>
Cc: Frank Elliott City Mgr < [email protected]>; City Council (San Mateo) <[email protected]>
Subject: Planning Department procedures for Historic Districts

Dear Mr. Dahl,
As the local historic designation process proceeds, we urge the City to affirm that restrictions for historic districts and individual historic resources will apply only to those areas that are officially recognized as being “formally eligible” or “listed” on a local, state, or federal registry, starting with Glazenwood.

Glazenwood currently has no legal historic district status at the federal, state, or local levels. Yet, the City of San Mateo’s Planning Department treats it as if it were listed as “eligible for the National Register of Historic Places.” The Planning Department has simply adopted an opinion and turned that opinion into code enforcement, which is not how the law is supposed to work. The ambiguous status enforced by the City benefits neither the City nor homeowners, but merely adds unnecessary expense, delays, and uncertainty to development and remodeling projects.

We respectfully request that the City instruct the San Mateo Planning Department to immediately cease treating Glazenwood—and similarly, Baywood—as part of a Historic District.

For reference, on page 32 of the “1989 Historic Building Survey” conducted by the City, Glazenwood is noted as "appears eligible for nomination as a National Register district.” However, merely stating that Glazenwood “appears eligible” confers no legal status as a historic district and no legal “eligibility” status, as “eligibility” is a specific legal status with regards to the National Register of Historic Places which can only be granted by the Department of the Interior. Numerous other individual properties in San Mateo are also in this same “gray area” status.

Should the City decide to pursue a local, state, or federal process to formally designate Glazenwood as a historic district, per the Council’s direction in January 2025 that any local process include affirmative homeowner consent, we request that the residents of Glazenwood be asked to provide affirmative consent for such a designation.

As demonstrated by the issues in Baywood, lacking strong community support can lead to significant conflicts among neighbors and within the broader community. Historic district status can confer certain rights but also imposes considerable obligations on residents and the City, and therefore should be implemented only with careful deliberation.

As the local process moves forward—and as Rincon identifies potential historic districts through their context statement work—we request that the planning department apply historic district procedures only to those areas that are officially recognized.

4 We welcome the opportunity to meet with you at your earliest convenience to discuss this matter in more depth.

Regards,

Andrew Ryan
A member of Less Red Tape, a Baywood community organization https://lessredtape.com

From: Andrew Ryan
To: Zachary Dahl; Alex Khojikian; Christina Horrisberger; Frank Elliott; Historic Policy; Somer Smith Subject: Please take the SMHA propaganda out of the City"s "Historic Policy Update Effort FAQs" Date: Tuesday, June 17, 2025 9:48:18 AM
The City website is a new, separate entry for "Historic Policy Update Effort FAQs" -- https://www.cityofsanmateo.org/DocumentCenter/View/97533/FAQs-Historic-Preservation- Ordinance -- on the city's historic policy web site
(https://www.cityofsanmateo.org/4877/Historic-Policy-Update-Effort) that contains misinformation and missing information.

We ask that you thoroughly review this FAQ and remove all misinformation, errors, and half- truths. Leaving this misinformation up confuses residents Specifically:

1. Remove all information about "historic districts" from this FAQ and keep it strictly about the mechanics of the development of the new ordinance. There is already a Historic Districts FAQ on your website which is decent and factual.

2. One piece of misinformation is in the question "Would being in a historic district change my property value?". The answer implies that being in a historic district increases your property values. The truth is -- and you know this -- no one knows for sure, it's much more complicated, and this answer doesn't go into any of the many negatives of being in a historic district that DEFINITELY come along with being in a historic district. Implying that being in a historic district raises property value is straight up SMHA propaganda.

3. Another piece of misinformation is in the question "Who decides what is historic?" Nowhere in this answer is "Owner Consent" mentioned, yet the City Council has reaffirmed TWICE now that owner consent will be a mandatory part of the ordinance.

4. Still another piece of misinformation is in the question "Will I still be able to renovate my house if it is designated as historic?". The answer here is incomplete and wrong, and more clearly answered in your other FAQ under the entry "Are there added permits or construction requirements that could increase costs for a proposed project affecting a contributor to a historic district?"

5. Yet another piece of misinformation: under the question "Will this affect what kinds of buildings or businesses are allowed in the future?" the answer states "Preservation focuses on the physical character of buildings and neighborhoods, not land use." We all know this is false, so stop printing the SMHA's propaganda. You'll never be able to re- zone a historic district.

If this FAQ was written by Staff, then we have a serious training and knowledge problem inside City Hall.

If this FAQ was written by Rincon, then we are in big trouble because they are supposed to be the "experts."
I believe you have people inside City Hall who know what's up, but for whatever reason you're deliberately choosing to take the SMHA's side here every time and try to ignore what the people, and the City Council, have told you that they want.

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From: Zachary Dahl <[email protected]>
Sent: Monday, September 22, 2025 8:54 PM
To: JulieAnn Murphy; Kassandra Gale; Somer Smith; Joanna Winter; Sung H. Kwon; Margo Nayyar
Subject:
[EXT] FW: Why is a "complete Mills Act program" being developed without Council or public involvement???
CAUTION: This email originated from outside of Rincon Consultants. Be cautious before clicking on any links, or opening any attachments, until you are confident that the content is safe .

Passing along for awareness.

Zachary Dahl, AICP
Director, Community Development
From: Alex Khojikian <[email protected]>
Sent: Monday, September 22, 2025 3:40 PM
To: Prasanna Rasiah <[email protected]>; Christina Horrisberger <[email protected]>; Zachary Dahl <[email protected]>
Subject: FW: Why is a "complete Mills Act program" being developed without Council or public involvement??? FYI- see below.

AK
Alex Khojikian
City Manager | City Manager’s Office
330 W. 20th Ave., San Mateo, CA 94403
650-522-7002 | [email protected]
From: Andrew Ryan
Sent: Monday, September 22, 2025 3:38 PM
To: City Council (San Mateo) <[email protected]> Subject: Why is a "complete Mills Act program" being developed without Council or public involvement??? Council, you were recently given this update by staff on the Mills Act program, which currently gives away $52,000/year to two multimillionaire homeowners. Buried in this update was the phrase "staff is working with Rincon to develop a complete Mills Act Program that addresses the process for designation and ongoing administration to maintain compliance".

This update from staff (see below for complete update) is very concerning because neither the City Council nor the general public have been asked to give ANY direction as to the fate of the Mills Act in San Mateo. What changes are being proposed? Why are changes being made? Who benefits? Does San

2 Mateo even need to have a Mills Act (legally, it is not required), and if it does, who should benefit from it and why?

For that matter, what happened to any of the Historic Policy Update Effort community outreach?

With regard to ongoing administration of existing Mills Act properties, the contracts are quite clear with regard to what needs to be done by the City, the problem has been the City's negligence and inaction over the last 30 years. No consultant's report can fix that.

Council: It's time to ask City staff some hard questions about the Mills Act. Even better, cancel the two existing contracts and shut this "Welfare For Millionaires" program down.

Andrew Ryan
Baywood homeowner

P.S. Here is the update given to council:

Mills Act Program - The City has two active properties with Mills Act (Historic Preservation) Agreements.

Staff is currently engaged with the owners of both properties (70 de Sabla Rd. and 37 E. Santa Inez Ave.) to prepare updated workplans that detail property maintenance and preservation activities over the next ten years, as required by their agreements. Initial windshield surveys of the sites show that both are in compliance with the requirements of the agreements and well maintained with historic characteristics intact. Staff anticipates that the updated workplans will be completed in September, followed by detailed property inspections. As part of the Historic Policy Update, staff is working with Rincon to develop a complete Mills Act Program that addresses the process for designation and ongoing administration to maintain compliance. No new Mills Act applications will be accepted until the program has been developed and the Historic Policy Update Effort has been completed.

* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e- mail and delete this message along with any attachments from your computer. Thank you. /0/1/2/3/4/4/5
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To: Joanna Winter; Somer Smith; Kassandra Gale; JulieAnn Murphy; Margo Nayyar Cc: Sung H. Kwon
Subject: FW: The "Historic Policy Update" is a disaster in slow-motion, will you help? Date: Monday, October 20, 2025 6:38:28 PM
Passing along for awareness.

Zachary Dahl, AICP
Director, Community Development

From: Chantal Eaton <[email protected]>
Sent: Monday, October 20, 2025 1:21 PM
To: Zachary Dahl <[email protected]>; Sung H. Kwon <[email protected]>; Mary Way <[email protected]>
Cc: Alex Khojikian <[email protected]>; Prasanna Rasiah <[email protected]>
Subject: FW: The "Historic Policy Update" is a disaster in slow-motion, will you help?

Hi Zach and team,

Please see the comments below.

Kind regards,
Chantal

From: Andrew Ryan
Sent: Monday, October 20, 2025 1:12 PM
To: City Council (San Mateo) <[email protected]> Cc: Frank Elliott Chris Kusber < [email protected]> Subject: The "Historic Policy Update" is a disaster in slow-motion, will you help?

Councilmember Cwirko-Godycki (and others), how would you feel if the City were to spend $300K on a new set of flooding ordinances, and both the City staffer in charge as well as the firm creating those ordinances (1) never met with Shoreview residents and (2) did not include any specifics about how flooding would be handled specifically in the Shoreview neighborhood? You’d be very disappointed and angry, I’d expect.

Well, that’s exactly what the Planning department under Zach Dahl is doing with our Historic Policy Update. Just like “flooding risk,” “Historic Risk” is not distributed equally in San Mateo. The primary neighborhoods at risk for historic designation are:

1. Baywood: already nominated for the National Register of Historic Places, under very high risk of being turned into a 444 home historic district against neighborhood consent

2. Glazenwood: already considered a historic district by the City, even though this is an error in the San Mateo General Plan, and the City is refusing (why?) to change designation

3. San Mateo Park: Even older than Baywood, contains many possibly individually historic homes as well as the historic medians designed by John McClaren of Golden Gate Park fame

A proper education and outreach plan would involve meeting directly and consistently with residents of these neighborhoods to give them clarity on how their rights and obligations as homeowners will be affected if they are designated historic.

Yet, none of those meetings have occurred.

Even worse, when my colleague Frank Elliott recently met with Mr. Dahl, he was told that, assuming Baywood is eventually placed on the National Register, Mr. Dahl has no idea how homes in Baywood will be treated under City law and expects bureaucrats at the OHP in Sacramento to guide us! If that’s true, how is that better than the status quo, and what is San Mateo spending money on here exactly?

Council, are you really telling us that we are spending all this money and residents are getting no additional clarity or input about what we can and can’t do with our homes? This is outrageous. The Council is heading for yet another expensive disaster if we do not engage in more outreach and give property owners in this city more clarity.

The three questions I’m asking you to ask yourselves and ask Staff:

1. Why has there not been direct neighborhood outreach to the neighborhoods at greatest risk of being declared historic?

2. Do we even have the right person from the City leading this effort, or should we find a replacement for Mr. Dahl?

3. Is the City really getting any value for its money from Rincon, or do we need to re- examine our commercial relationship and contractual compliance with them?

If the Council takes action now, I think we can correct this situation. No laws have been made or changed, and there is still time to engage with key stakeholders. But if you fail to act, I can guarantee that you are creating big problems for years to come that will come back to haunt city residents and future governments and cause more acrimony and even larger expenses.

Andrew Ryan
Baywood Homeowner

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From: Zachary Dahl <[email protected]>
Sent: Monday, September 29, 2025 8:57 AM
To: Kassandra Gale; JulieAnn Murphy
Cc: Sung H. Kwon; Joanna Winter; Somer Smith; Margo Nayyar Subject: [EXT] FW: San Mateo Park participation in historic ordinance outreach (info + hosting offer)
CAUTION: This email originated from outside of Rincon Consultants. Be cautious before clicking on any links, or opening any attachments, until you are confident that the content is safe .

Morning JulieAnn and Kassandra,

Sharing an email from the San Mateo park Association. Let us know what thoughts/response you have to his email, and then we will provide a response at the end of the week when we’re all back from CalAPA.

Thanks!

Zachary Dahl, AICP
Director, Community Development

From: Zachary Dahl
Sent: Monday, September 29, 2025 8:47 AM
To: Chris Kusber
Cc: SMPNA Board of Directors <[email protected]>; Somer Smith <[email protected]>; Sung H. Kwon <[email protected]>; Joanna Winter <[email protected]> Subject: RE: San Mateo Park participation in historic ordinance outreach (info + hosting offer)

Morning Chris,

Thanks for reaching out about the historic policy update effort. Myself and the Planning team are out of the office attending training sessions at the annual state planning conference for the first half of this week. But I have shared your email with our staff and consultant team, and we will provide a more detailed response to you and the SMPNA Board at the end of the week.

City Council moved to BCC.

Have a nice Monday.

Zachary Dahl, AICP
Director, Community Development

From: Chris Kusber
Sent: Sunday, September 28, 2025 9:01 PM
To: Lisa Diaz Nash <[email protected]>; City Council (San Mateo) <[email protected]>; Clerk <[email protected]>; Zachary Dahl <[email protected]>; Alex Khojikian <[email protected]>
2 Cc: SMPNA Board of Directors <[email protected]> Subject: San Mateo Park participation in historic ordinance outreach (info + hosting offer)

Dear City Council, City Clerk, Mr. Dahl, and Mr. Khojikian, On behalf of the San Mateo Park Neighborhood Association (SMPNA), thank you for your continued work on City ordinances and for your efforts in keeping the community informed.

Over the past week, we’ve heard from San Mateo Park residents who are eager to learn more about the historic ordinance process, updates, and how to participate. In that spirit - and true to our mission to share information with our community - we’re reaching out to request a few details and to offer our help.

Specifically, could you please share:
x Schedule & format – Dates, times, locations, and formats for the upcoming pop-up events and the three planned stakeholder focus groups.
x Communications & notification – The City’s planned outreach (channels, timing, and any mailers) so we can share and potentially amplify, as needed. x Timeline & next steps – Key milestones over the coming months, anticipated dates for a draft ordinance and the citywide historic context statement, and how public input will shape revisions before Council consideration.

We’d also be happy to host. SMPNA can help coordinate a City-led event in San Mateo Park - either as one of your pop-ups or as a dedicated, in-person neighborhood session focused on learning and input. We’re happy to handle logistics (venue coordination, on-site volunteers) and to promote the event through our email list, website, and social channels to help ensure broad, welcoming participation.

Our goal is simple: to be a reliable vessel of information so Park neighbors can learn, ask questions, and share feedback constructively.

If helpful, our board is meeting next Monday, 10/6, and can be made available to compare calendars and discuss dates and logistics.

Thank you for your partnership and for all you do for our community.

Chris
Chris Kusber
President
San Mateo Park Neighborhood Association

sanmateopark.org

From: Connie Weiss
Sent: Monday, June 2, 2025 12:21 PM
To: City Council (San Mateo) <[email protected]> Subject: Historic Policy Study Session, June 2, 2025

Dear Mayor Newsom and City Council Members,

Thank you for addressing San Mateo’s ordinance for historic resources. Like many of you, my love for San Mateo is rooted in its beautiful historic architecture and is a key reason why San Mateo is such a highly desirable place to live.

There have been several “generations” of the City Council working on the General Plan over the years; even with widely diverse opinions of each Council body, it is resoundingly clear that they believed historic architecture was important to preserve throughout each of the General Plan iterations.

In revising the ordinance, the City should respect the expertise of our state and national historic bodies, which have processes developed over many years.

The City ordinance should flow easily from the state process so homeowners of historic homes will understand how the processes work together for a cohesive policy.

While it seems magnanimous to include owner consent in the City’s ordinance, it is actually duplicative of the state process. We should not challenge a process that has taken years to put together with something that sounds good, but has no real value for San Mateo, and actually defeats the purpose of what the General Plan is trying to accomplish.

And for me, an owner of a historic home, I have already had to acquiesce to the City when we remodeled our home in 2017. We made several changes to our plans without complaint as we agreed that it was important for our home to continue to align with the rest of the neighborhood. Our consent was not an option; the requirement was complied with.

There are two Heritage Sycamore trees in our front yard. These trees are not ours; they are the City’s. Even though they are on our property, we have no options as to their care, we are tasked by the City to care for them, which we willingly do because it is so important to the overall look and feel 2 of this gorgeous neighborhood. We have never been allowed to opt-out or consent on this, although it is a costly requirement, and we never expect to be given choices by the City.

With respect to the General Plan, Council should not consider the Planning Commission as the governing body for the ordinance as this body has a reputation for unilaterally opposing historic preservation because of the false notion that it prevents housing. A more balanced body of leaders needs to be identified to truly carry out the work the General Plan prescribes.

Thank you,

Connie Weiss
San Mateo Resident

FYI

From: crystal hayling
Sent: Wednesday, June 11, 2025 10:16 AM
To: City Council (San Mateo) <[email protected]> Subject: Please: Require 80% Homeowner Consent for Historic District Designation

Dear City Councilmembers,
Thank you for your leadership in developing a historic preservation policy that aims to balance the value of our city’s history with the rights of individual homeowners.

As you consider this important issue, I urge you to adopt a policy requiring at least 80% of homeowners to explicitly consent before designating any neighborhood as a historic district. This kind of lasting change to property rights and land use should only proceed with clear and overwhelming support from those directly affected.

Even our residential parking permit program requires 67% support—surely, historic designation, with its far greater implications for homeowners, warrants a higher threshold.

Please ensure that homeowner voices remain central to decisions that shape the future of our neighborhoods.

Warmest regards,
Crystal Hayling
Baywood neighborhood

I'm using dictation! Please excuse typos.
* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is 2 confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e- mail and delete this message along with any attachments from your computer. Thank you. 1 JulieAnn Murphy
From: Zachary Dahl <[email protected]>
Sent: Monday, June 2, 2025 5:11 PM
To: JulieAnn Murphy; Kassandra Gale; Margo Nayyar
Cc: Sung H. Kwon; Somer Smith
Subject: [EXT] FW: Historic Policy Study Session, June 2, 2025 CAUTION: This email originated from outside of Rincon Consultants. Be cautious before clicking on any links, or opening any attachments, until you are confident that the content is safe .

From: >
Sent: Monday, June 2, 2025 12:42 PM
To: City Council (San Mateo) <[email protected]> Cc: Alex Khojikian <[email protected]>
Subject: Historic Policy Study Session, June 2, 2025

Honorable Mayor and Council Members:

I have concerns regarding the Historic Ordinance Staff Report, specifically the recommendation to add the responsibilities of creating the changes to, administering, and managing the Historic Preservation Ordinance and its operational aspects to the Planning Commission.

I am also concerned, as is city staff, about individual property owners being allowed to opt out of designation by the city as a Historic Resource and thus not be held to any associated requirements. A staff clearly reports, it is not a simple matter and has long-term considerations.

I am concerned that if the City Council grants to the Planning Commission the powers and responsibilities to update the Historic Ordinance, and administrate the operation of the ordinance, it could easily lead to extreme ethics issues.

The Staff Report states:

In summary, identifying the reviewing authority to review and apply the provisions of a historic preservation Ordinance is a vital component and can be achieved through establishing a separate review body or embedding the responsibilities with an existing reviewing body. Given the City’s current mix of Committees and Commissions, tasking an existing body with these responsibilities would make the most sense right now.

Thus, staff recommends utilizing the Planning Commission as the City’s local review body for the Historic Preservation Ordinance.

I base this concern on the well-documented behavior of some current members of the Planning Commission.

x One commissioner has been involved, as an acolyte and award recipient, from a well-funded local/state/national special interest organization that opposes Historic District designations.[1] x The #1 candidate recommendation for fill a soon to be vacant Planning Commission seat self-proclaimed, “I am a YIMBY”[2], during the interview for the seat.
x One current Planning Commissioner has spoken during “Public Comments” strongly and angrily opposing the destination of Baywood as a Historic District.
2 x A current Planning Commissioner has an extremely critical Letter to the Editor, published in the San Mateo Daily Journey, again opposing Historic District designation and stating extremely misleading information.[3] As part of our city leadership, the facts certainly should have been known to this commissioner.

I strongly believe that sufficient and demonstrated bias against Historic Districts is present, and could continue, in the Planning Commission. This would undoubtedly result in the residents of San Mateo not being served as required by the city’s charter or the rules/Code of Conduct.

Please consider the staff’s concerns about allowing property owners to opt in or out of being subject to the Historic Preservation Ordinance. I find it hard to grasp the concept that an individual can decide what laws they care to comply with. Currently there are many enforced rules, with penalties for violations, which are for the public good. Some are for safety such as the fire sprinkler retrofit requirements, but others are simply bothersome and expensive to comply with.

Can an individual simply write city hall and opt-out? The City Council should equally apply the Historic Preservation Ordinance as any other law, without an opt-out/opt-in option. I firmly believe that doing anything else would invite ethics issues

I recognize the purpose of commissions is to create a system of city governance that includes qualified residents, not necessarily experts in the subject matters coming before a commission. The revision of the Historic Preservation Ordinance as well as the administration of the ordinance clearly requires a higher level of subject matter knowledge than simple interest in the quality of life in our city. It will take significant study of historic architecture, the history of the city, and state and federal standards and regulations. It will take someone with some level of positive enthusiasm about historic preservation to be effective and have enough knowledge to perform the required duties and make judgments without bias.

My concern is that the ordinance, if not developed with great care, could lead to ethics and Code of Conduct violations.

If it can be predicted, it may be avoided. The bias of some members of the current Planning Commission is clearly a call for caution.

I know San Mateo residents are encouraged by the recent efforts of our City Council to regain trust, this is one of the first tests to prove you are serious about it.

[1] The special interest organization’s opposition to designation of Historic Distracts is well-discussed as part of their tenets. 2 The YIMBY organization’s opposition to designation of Historic Distracts is well-discussed as part of their tenets. 3 https://www.smdailyjournal.com/opinion/letters to editor/san-mateo-s-priorities-need-recalibration/article 277bc350- e26e-4d53-a43f-c77890518Ư5.html

Respectfully,

Dave Cohen
San Mateo Resident

3 * PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e- mail and delete this message along with any attachments from your computer. Thank you.

[1] The special interest organization’s opposition to designation of Historic Distracts is well-discussed as part of their tenets. [2] The YIMBY organization’s opposition to designation of Historic Distracts is well-discussed as part of their tenets. [3] https://www.smdailyjournal.com/opinion/letters_to_editor/san-mateo-s-priorities-need-recalibration/article_277bc350- e26e-4d53-a43f-c77890518Ư5.html
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To: Prasanna Rasiah; Zachary Dahl; Christina Horrisberger Subject: FW: Action Alert: Speak up against NIMBYs
Date: Wednesday, January 15, 2025 9:16:59 PM
Attachments: image001.png
image002.png
fyi

Alex Khojikian
City Manager | City Manager’s Office
330 W. 20th Ave., San Mateo, CA 94403
650-522-7002 | [email protected]

From: Danielle Cwirko-Godycki <[email protected]> Sent: Wednesday, January 15, 2025 9:09 PM
To: Alex Khojikian <[email protected]>
Subject: FW: Action Alert: Speak up against NIMBYs

fyi

From: Douglas Handerson <
Sent: Wednesday, January 15, 2025 1:11 PM
To: Nicole Fernandez <[email protected]>; Lisa Diaz Nash < Danielle Cwirko-Godycki <[email protected]>; Rob Newsom <[email protected]>; Adam Loraine <[email protected]> Subject: Fwd: Action Alert: Speak up against NIMBYs

This misrepresents items on agenda, and unnecessarily enflames the discussion, yes?? Perhaps ask staff to clarify in Noticing and Agenda Report, so Council and local residents' limited time is better focused on the actual, more basic subject matter?

---------- Forwarded message ---------
From: Peninsula for Everyone <[email protected] >
Date: Wed, Jan 15, 2025, 04:00
Subject: Action Alert: Speak up against NIMBYs
To: <d
>

Ne t Tu s wi l be i ot l

3) City staff, city council, and the public are not experts about how this proposed historic work might create exposure to CEQA lawsuits. Nor are historians. I request that if this RFP goes forward, an expert land use attorney (active in CEQA lawsuits) is engaged, to make sure the impact on property rights are balanced against the goals of architectural historians.

Thank you,

Frank Elliott
1 JulieAnn Murphy
From: Zachary Dahl <[email protected]>
Sent: Monday, June 2, 2025 12:32 PM
To: Margo Nayyar; JulieAnn Murphy; Kassandra Gale
Cc: Sung H. Kwon; Somer Smith
Subject: [EXT] FW: It's not consent - It's understanding the consequences of Historic Designation.

CAUTION: This email originated from outside of Rincon Consultants. Be cautious before clicking on any links, or opening any attachments, until you are confident that the content is safe .

FYI

Zachary Dahl, AICP
Director, Community Development

From: Frank Elliott
Sent: Monday, June 2, 2025 11:58 AM
To: Rob Newsom <[email protected]>; Danielle Cwirko-Godycki <[email protected]>; Adam Loraine <[email protected]>; Nicole Fernandez <[email protected]>; Lisa Diaz Nash <[email protected]>; Alex Khojikian <[email protected]>; Prasanna Rasiah <[email protected]>; Danielle Cwirco-Godycki ; Zachary Dahl <[email protected]>
Subject: It's not consent - It's understanding the consequences of Historic Designation.

Consent is the key issue—because we’re wary of added restrictions on our property. We are insisting, because we are afraid.

I support celebrating San Mateo’s history, and we should do that in ways that are inclusive and non- controversial. But under state law, the consequences for property owners are unclear. Many believe it limits remodel options, increases CEQA risk, blocks SB 9, etc. Others say that’s false.

Councilmember Diaz-Nash, you’ve told me—and hundreds of others—that a state finding of historic status can pose no risk, and that local ordinances can prevent new burdens. I’ve challenged that. I hope you’re right, but we should settle that question before taking another step.

Baywood will likely be found historic at the state level— without owner consent.

Council, before spending another dollar, please direct Rincon to draft ordinances that impose minimal or no burdens in cases like Baywood, and have them reviewed by a CEQA attorney. You don’t have to adopt them—just show the option exists.

Other neighborhoods deserve clarity. And until we fully understand the impact on remodel and demolition rights, 100% consent must remain.

Staff: Make sure your process outlines how the community will be able to weigh in on the topic of property restrictions, for the new ordinances. So far your summary report is silent on this topic. 2 Thank you.
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State of California x Natural Resources Agency Gavin Newsom, Governor

DEPARTMENT OF PARKS AND RECREATION

OFFICE OF HISTORIC PRESERVATION
Julianne Polanco, State Historic Preservation Officer
1725 23rd Street, Suite 100, Sacramento, CA 95816-7100 Telephone: (916) 445-7000 FAX: (916) 445-7053 [email protected] www.ohp.parks.ca.gov
Armando Quintero, Director

July 18, 2025

In reply refer to: UAID: NRHP_2023_Baywood_Histori_0038

VIA EMAIL with enclosure
VIA USPS mail without enclosure

Frank Elliott

Subject: Baywood Historic District
Nomination to the National Register of Historic Places
San Mateo, San Mateo County, California
Your request for reclassification of 419 Jackson Street

Dear Mr. Elliott:

The nomination belongs to the applicant. Therefore, any changes must be directed to the applicant and preparer, who are copied on this message. Should they make changes to the nomination, they would provide the amended nomination to our office for review.

The materials you submitted electronically with your request for reclassification are enclosed for electronic transmittal to the applicant and preparer.

Sincerely,

Amy H. Crain
State Historian II

Enclosure

Cc: Laurie Hietter, President, San Mateo Heritage Alliance (via email with enclosure) Barrett Reiter, Architectural Historian, Page & Turnbull (via email with enclosure)

Historic District FAQ – What Homeowners Need to Know
(Draft Proposal for City Website / Public Materials)
Q: If my home is in a historic district, what does that mean for projects? It means your project may be reviewed under the Secretary of the Interior’s Standards (see attached for more detail). If your plans follow those standards, they are usually approved. If they don’t, your project could be delayed, conditioned, or even denied — and in some cases, a neighbor or outside group can file a legal CEQA challenge.

Q: What kinds of projects are usually safe (approved if done in-kind or in a compatible way)?
x Interior work: Kitchens, baths, wiring, plumbing, HVAC — all okay. x Roof replacement: Using the same materials, pitch, and color. x Windows/doors: Replacing in the same style, size, and material. x Rear additions: Smaller additions at the back of the home, designed to match. x Garage doors: Replacing with a similar paneled or carriage-style door. x Porches: Repairing or restoring to original design.
x ADUs: Small, rear-yard units that match the house in scale and style. x Solar panels: Allowed if placed out of sight (rear roof slope). California law may extend more flexibility.
x Routine maintenance: Painting, gutters, fences, landscaping (as long as compatible). x Demolition of a non-contributor, presuming the replacement is consistent with the historical character of the neighborhood.

Q: What kinds of projects are most likely to be challenged or denied? x Demolition: Tearing down a contributing home. (Note: Contributor status is identified in the district nomination. While that classification can be challenged, it is generally treated as controlling.)
x Major additions: Adding a full second story to a one-story ranch/bungalow. x Roof changes: Altering rooflines, materials, pitches, or adding big front-facing dormers. x Facade changes: Removing porches, enclosing entries, or altering street-facing elevations.
x Windows/doors: Installing vinyl/aluminum windows, oversized picture windows, or modern glass/steel front doors.
x New openings: Adding/removing prominent windows or doors on the front façade; front- facing French/sliding doors.
x Garage doors: Modern flush steel or glass-paneled doors that change the streetscape. x Exterior materials: Replacing wood siding with stucco, stone veneer, or synthetic finishes.
x Large/visible solar panels: On front or street-facing roof slopes. x Oversized ADUs: Units that dominate the lot or alter the character of the street. x Landscaping/site changes: Removing historic walls, site layouts, or mature trees that define district character.

Historic District FAQ – What Homeowners Need to Know

Q: Why does this matter?
x If your project strays from DOE standards, staff may require you to hire a historic consultant (several thousand dollars), revise plans, or go through extended CEQA review.
x If staff are not satisfied with the historian’s report, they may require a full Environmental Impact Report (EIR) before advancing the project. An EIR can take a year or more and cost hundreds of thousands of dollars. x A neighbor or outside group can also challenge your project under CEQA, even if the City approves it. If you lose that challenge, you will be obligated to pay the challengers’ legal fees.
x These factors can lead to months or years of delay and tens of thousands (or more) in added costs.

Q: How can I reduce risk?
x Stay as close as possible to DOE standards for visible changes. x Keep large additions or modern elements to the rear or less-visible sides. x Use materials that match the original character of your home and district. x Talk to City staff early and ask what elements are considered “character-defining.”

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ĖťƅϙèŘôÍťôϙÍϙŕŘĺŜŕôèťĖŽôϙīĖŜťϙĺċϙıĖĲĖŜťôŘĖÍīϙĖťôıŜϙťēÍťϙſĺŪīîϙÍŕŕīƅϙťĺϙÍĲƅϙēĖŜťĺŘĖèϙîĖŜťŘĖèťϠϙ ĖĲèīŪîĖĲČϙťēĺŜôϙîôŜĖČĲÍťôîϙĖĲϙťēôϙċŪťŪŘôϦϙIĲŜťôÍîϙĺċϙıÍħĖĲČϙæīÍĲħôťϙÍīīĺſÍĲèôŜϠϙťēôϙĺŘîĖĲÍĲèôϙèĺŪīîϙæôϙ ŜôīċϱīĖıĖťĖĲČϙæƅϙťƅĖĲČϙıĖĲĖŜťôŘĖÍīϙÍŕŕŘĺŽÍīϙťĺϙſēÍťϙĖŜϙÍīŘôÍîƅϙċĺŪĲîϙÍıĺĲČϙèĺĲťŘĖæŪťĺŘŜϙĖĲϙÍϙŕŘĺŜŕôèťĖŽôϙ îĖŜťŘĖèťϟϙ>ĺŘϙôƄÍıŕīôϠϙèēÍĲČôŜϙŜŪèēϙÍŜϙſĖĲîĺſϙĺŘϙîĺĺŘϙŘôŕīÍèôıôĲťŜϠϙÍîîĖťĖĺĲÍīϙſĖĲîĺſϙĺŕôĲĖĲČŜϠϙ ŜôèĺĲîϱŜťĺŘƅϙÍîîĖťĖĺĲŜϠϙĺŘϙŘĺĺċϯŜĖîĖĲČϙıĺîĖċĖèÍťĖĺĲŜϙèĺŪīîϙæôϙťŘôÍťôîϙÍŜϙıĖĲĖŜťôŘĖÍīϙГĖċϙťēĺŜôϙċôÍťŪŘôŜϙ ÍŘôϙÍīŘôÍîƅϙŕŘôŜôĲťϙĺĲϙĺťēôŘϙèĺĲťŘĖæŪťĺŘϙŕŘĺŕôŘťĖôŜϙĖĲϙťēôϙîĖŜťŘĖèťϟГϙ ēĖŜϙſĺŪīîϙČĖŽôϙēĺıôĺſĲôŘŜϙŕŘôîĖèťÍæĖīĖťƅϠϙŘôîŪèôϙťēôϙæŪŘîôĲϙĺċϙîĖŜèŘôťĖĺĲÍŘƅϙŘôŽĖôſϠϙÍĲîϙŕôŘēÍŕŜϙ ŕŘĺťôèťϙîĖŜťŘĖèťϙĖĲťôČŘĖťƅϠϙŜĖĲèôϙťēôϙæôĲèēıÍŘħϙſĺŪīîϙÍīſÍƅŜϙæôϙťēôϙôƄĖŜťĖĲČϙèĺĲťŘĖæŪťĺŘϙŜťĺèħϟϙ>ŘĺıϙÍϙ

(ϙŜťÍĲîŕĺĖĲťϠϙŕôŘēÍŕŜϙťēôϙ
ĖťƅϙèĺŪīîϙÍŘČŪôϙťēÍťϙťēôϙĺŘîĖĲÍĲèôϙĖŜϙĲĺťϙôĲÍæīĖĲČϙēÍŘıċŪīϙèēÍĲČôŜϙĖĲϙťēôϙ ÍæŜťŘÍèťϠϙæŪťϙŜĖıŕīƅϙŜťÍĲîÍŘîĖƏĖĲČϙſēÍťϙēÍŜϙÍīŘôÍîƅϙæôôĲϙÍèèôŕťôîϙÍŜϙèĺĲŜĖŜťôĲťϙſĖťēϙèĺĲťŘĖæŪťĺŘϙ ŜťÍťŪŜϟϙϙIťϙŜôôıŜϙĖĲèĺĲϙèĺŪīîϙēôīŕϙČĖŽôϙŪŜϙČŪĖîÍĲèôϙĺĲϙťēĖŜϟϙ IϙĤŪŜťϙſÍĲťϙťĺϙıÍħôϙŜŪŘôϙťēĖŜϙèĺĲèôŕťϙĖŜϙČĖŽôĲϙċÍĖŘϙèĺĲŜĖîôŘÍťĖĺĲϠϙĺŘϙÍĲƅϙĺťēôŘϙıĖîîīôϙŕÍťēϙťēÍťϙŘôîŪèôŜϙ èĺıŕīĖèÍťĖĺĲŜϙċĺŘϙēĺıôĺſĲôŘŜϠϙÍĲîϙťēôϙ
ĖťƅϟϙϙIċϙôŽôŘƅťēĖĲČϙſĖťēĖĲϙÍϙēĖŜťĺŘĖèϙîĖŜťŘĖèťϙĖŜϙîĖŜèŘôťĖĺĲÍŘƅϟϟϟϟϙIťДŜϙ ÍϙſĖîôϙĺŕôĲϙîĺĺŘϙċĺŘϙèēÍīīôĲČôŜϠϙîôīÍƅŜϠϙÍĲîϙÍîîôîϙèĺŜťŜϟϙ
IϙħĲĺſϙťēĖŜϙĖŜϙÍϙèĺıŕīĖèÍťôîϙťĺŕĖèϠϙIДîϙĤŪŜťϙÍŕŕŘôèĖÍťôϙĖťϙĖċϙťēĖŜϙèĺĲèôŕťϙϼĺŘϙŜĺıôťēĖĲČϙŜĖıĖīÍŘϽϙĖŜϙČĖŽôĲϙ ŜĺıôϙèŘôÍťĖŽôϙťēĺŪČēťϟϙIťϙſĺŪīîϙŜôôıϙťēôϙÍŕŕŘĺŕŘĖÍťôϙťĖıôϙťĺϙÍîîŘôŜŜϙĖťϙĖŜϙÍīĺĲČϙſĖťēϙťēôϙèĺıŕŘôēôĲŜĖŽôϙ ēĖŜťĺŘĖèϙĺŘîĖĲÍĲèôϙŪŕîÍťôϠϙſēĖèēϙĖĲϙÍĲîϙĺċϙĖťŜôīċϙſĖīīϙīĖħôīƅϙŘôŗŪĖŘôϙÍϙ (ϙŘôŽĖôſϟϙ
>ŘÍĲħϙ
ϡϙϙôŘϙƅĺŪŘϙŜŪČČôŜťĖĺĲϠϙIϙıôťϙſĖťēϙ[ÍŪŘĖôϙFĖôťťôŘϙīÍŜťϙſôôħϠϙÍĲîϙſĖťēϙ["bϙťēôϙſôôħϙæôċĺŘôϟϙϙ®ôϙċĺŪĲîϙ ŜĺıôϙèĺııĺĲϙČŘĺŪĲîϠϙÍĲîϙÍīīϙÍČŘôôϙťēÍťϙČŘôÍťôŘϙèīÍŘĖťƅϙÍŘĺŪĲîϙŕŘĺèôîŪŘôŜϙċĺŘϙēĖŜťĺŘĖèϙîĖŜťŘĖèťŜϙſĺŪīîϙæôϙ ēôīŕċŪīϙťĺϙÍīīϟϙϙ[ÍŪŘĖôϙÍĲîϙIϙŕīÍĲϙťĺϙċĺīīĺſϱŪŕϙſĖťēϙŜĺıôϙħĖĲîϙĺċϙĤĺĖĲťϙıôıĺϙċĺŘϙťēôϙ ĖťƅДŜϙèĺĲŜĖîôŘÍťĖĺĲϟϙ

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From: Zachary Dahl <[email protected]>
Sent: Monday, June 2, 2025 5:01 PM
To: JulieAnn Murphy; Margo Nayyar; Kassandra Gale
Cc: Sung H. Kwon
Subject: [EXT] FW: Community supported historic preservation CAUTION: This email originated from outside of Rincon Consultants. Be cautious before clicking on any links, or opening any attachments, until you are confident that the content is safe .

FYI

Zachary Dahl, AICP
Director, Community Development

From: Gene Alston
Sent: Monday, June 2, 2025 4:49 PM
To: Rob Newsom <[email protected]>; Danielle Cwirko-Godycki <[email protected]>; Adam Loraine <[email protected]>; Nicole Fernandez <[email protected]>; Lisa Diaz Nash <[email protected]>; Alex Khojikian <[email protected]>; Prasanna Rasiah <[email protected]>; Danielle Cwirco-Godycki ; Zachary Dahl <[email protected]>
Subject: Community supported historic preservation

Dear Mayor Newson and Councilmembers,

I urge you to follow through on the previous commitment to include a clear homeowner consent requirement (above 80% affirmative consent) in any update to the Historic Preservation Ordinance, especially for creating historic districts.

As your own staff report shows, cities like Glendale and South Pasadena require homeowner support before designating districts. San Mateo should do the same.

Requiring consent is not a legal mandate, but it is good policy. A consent-based process ensures that historic preservation is achieved through collaboration, not coercion.

Without consent, as the report also clearly outlines, residents could face costly permit hurdles, CEQA reviews, or resale complications, without ever agreeing to be part of a historic district.

Preservation should be a partnership, not an imposition. Please protect property rights and require homeowner consent for any future historic district designations.

Thank you for your leadership on this issue,
Gene Alston
Baywood Homeowner
* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e- mail and delete this message along with any attachments from your computer. Thank you.

1 JulieAnn Murphy
From: Zachary Dahl <[email protected]>
Sent: Monday, June 2, 2025 5:06 PM
To: JulieAnn Murphy; Margo Nayyar; Kassandra Gale
Cc: Sung H. Kwon; Somer Smith
Subject: [EXT] FW: Public Comment on Special Meeting Agenda Item 1: Historic District CAUTION: This email originated from outside of Rincon Consultants. Be cautious before clicking on any links, or opening any attachments, until you are confident that the content is safe .

Zachary Dahl, AICP
Director, Community Development

From: Jeremy Levine
Sent: Monday, June 2, 2025 4:28 PM
To: Rob Newsom <[email protected]>; Adam Loraine <[email protected]>; Nicole Fernandez <[email protected]>; Lisa Diaz Nash <[email protected]>; Danielle Cwirko-Godycki <[email protected]>; City Council (San Mateo) <[email protected]> Cc: Alex Khojikian <[email protected]>; Prasanna Rasiah <[email protected]>; Zachary Dahl <[email protected]>
Subject: Public Comment on Special Meeting Agenda Item 1: Historic District

Good evening city council members. Thank you to staff and the council for your work navigating the complexities of historic preservation.

In order to ensure historic preservation harmonizes with the housing needs of current and future San Mateo residents, HLC supports the following components of any historic ordinance:
x Affirmative consent by the owner for any property to be designated history, and supermajority (2/3) affirmative consent of all property owners included within a proposed district, with the costs for officially acquiring such consent to be born by the applicants seeking to create a historic resource.
x Allow ADUs and duplexes to be built ministerially within historic districts x Embed decision-making authority in the planning commission rather than creating an independent commission
x Clarify the criteria for listing a historic resource to be more specific and tailored to the needs of San Mateo than the broad, easily abused California Register of Historic Resources Criteria. HLC can provide suggestions for language as the process evolves.

The council should set a high bar for the standards of historic preservation to ensure San Mateo can honor its heritage without smothering its future. As the staff report notes, "CEQA restrictions apply whether a resource is determined to be eligible for or actually listed on the CRHR. These CEQA restrictions require environmental review to determine whether a proposed development project may have a “substantial adverse change” in the significance of the resource." Historic preservation will only 2 maintain its integrity so long as it clearly emphasizes making history accessible for all, not making housing more difficult to build.

Thank you for your consideration,
Jeremy
--
Jeremy Levine (he • him)
Policy Manager
Housing Leadership Council of San Mateo County
2905 El Camino Real
San Mateo, CA 94403
www.hlcsmc.org
650.242.1764

Facebook • Twitter • LinkedIn • Instagram • Become A Member! * PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e- mail and delete this message along with any attachments from your computer. Thank you.

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From: Laurie Hietter
Sent: Wednesday, July 30, 2025 1:43 PM
To: Kassandra Gale; Gillian Balk; JulieAnn Murphy
Cc: Zachary Dahl; Lisa Vande Voorde; Laurie Watanuki; Tom Lease; Maxine Terner Subject: [EXT] Feedback and Suggestions from the Recent Historic Preservation Workshop Attachments: Points for Focus Group.docx; SMHA Important people, places and events in SM.docx CAUTION: This email originated from outside of Rincon Consultants. Be cautious before clicking on any links, or opening any attachments, until you are confident that the content is safe .

Dear Kassandra, Gillian, and JulieAnn, and Zach,
Thank you for hosting an insightful and engaging workshop on historic preservation last night. Your clear explanation of the movement’s origins, the rationale for preservation, and the details of regulations and design review processes was incredibly valuable. The real-world examples of successful historic preservation in residential neighborhoods were particularly compelling and helped illustrate the practical benefits for our community. This information is essential for empowering San Mateo residents to make informed decisions about our shared heritage.

I have a few suggestions to further enhance future workshops. First, regarding the California Environmental Quality Act (CEQA), I recommend clarifying its application to historic preservation projects. There’s a common perception, included in the LRT website’s FAQs, that renovations in historic districts face a “4X increase in time and money” or even “5-10X more.” However, in San Mateo most home renovations qualify for Categorical Exemptions under CEQA. For example, in San Mateo, even major renovations and significant additions in the Glazenwood Historic District have been processed under these exemptions. Providing specific examples or data on typical timelines and costs could help dispel misconceptions and reassure homeowners.

The breakout sessions were a creative way to foster discussion, though some logistical challenges arose. In my group (Group 1), the post-it notes and text boxes were difficult to read due to their small scale, making it hard to fully participate in the activity. The moderator’s assistance in recording our ideas was greatly appreciated. To ensure broader input, I’ve attached a list of people, places, and events significant to San Mateo’s history that I couldn’t fully share during the session due to these constraints.

I’d also like to inquire about the outcomes of the focus group discussions. Will you be sharing a summary of the stakeholder groups identified and their comments? I’m particularly interested in understanding the range of perspectives expressed. Additionally, I’ve attached a written response to the topics we discussed, as the focus group time felt too brief to cover everything thoroughly.

I was disheartened to hear some attendees, particularly those opposed to historic preservation, reiterate their objections despite the workshop’s comprehensive presentations and the focus group discussions. While I respect their perspectives, it is important to recognize that they do not represent the entirety of San Mateo’s community. I’ve heard from residents who feel intimidated by the vocal opposition and are hesitant to participate in these discussions. Additionally, some community members, including myself, were unable to attend sessions due to travel or scheduling conflicts. We appreciate that the meetings are available on the City's website.

Finally, I’d like to emphasize that historic preservation and housing goals can coexist. Adaptive reuse projects, such as the St. Matthews Hotel and the Belmont building, demonstrate how preservation can support increased housing while maintaining community character. Highlighting more local

P.O. Box 146 San Mateo, CA 94402
www.smheritage.org

POINTS FOR HISTORIC POLICY UPDATE FOCUS GROUP
WHAT POLICIES ARE WORKING?

1. 10 years ago there was much more City focus on maintaining neighborhood character in remodeling.

2. Single-family design guidelines were more like standards and encouraged maintaining character of nearby architecture.

3. The updates to the City’s website are a big improvement.

4. The ordinance’s designation of contributors in hi storic districts is effective in protecting the Downtown.

5. The Downtown storefront maintenance program was effective in improving the downtown storefronts. This was done through Community Development in the past.

6. Duplex Design Guidelines and Small Multi-Fami ly Design Guidelines exist, which should be followed to maintain character of nearby architecture.

7. The new Mi Rancho Market building on B Street t ook the art-deco style architecture and signage design from the original Blu-White Laundry building. We should do more of that in the Downtown.

SUGGESTED IMPROVEMENTS

1. Expand ordinance to address the Yoshiko Yamano uchi Historic District and historic districts throughout the City.

2. Identify a clear process for how properties in an out of a historic district are treated.

3. Provide education to the Building Department and Community Development staff to ensure appropriate procedures are followed for building and other permits.

4. Provide Building and CDD staff with a checklist for historic preservation.

5. Designate an educated staff person to address historic preservation.

6. Identify measures and procedures that will preserve neighborhood architecture if not in a historic district.

7. Conduct a survey to identify important resources—update the 1989 Historic Building Survey.

8. Identify protection measures for properties 100 years old or older.

9. Identify what would make a heritage home in San Mateo.

10. Prohibit horizontal fences in pre-war era neighborhoods.

11. Develop a sign ordinance for the Downtown Historic District for more consistency and compatibility with the architecture. Examples might include:
a. Prohibit plastic signs
b. Use traditional materials and fabrication (t hat would have been available in the 1920s and ‘30s).

12. Define maintenance to include repainting peeling paint, fading signs, repairing cracks, cleaning sidewalks.

2 13. Ensure the updated ordinance recognizes and includes contributors as part of existing and future historic districts as historic resources, and that the ordinance applies to them as well as individually-eligible properties.

14. Include provisions for how historic properties in existing and future historic districts are maintained, altered, and/or developed. These provisions should apply to contributors as well.

15. Provide guidelines to ensure new developments adjacent to historic districts be compatible in terms of architecture and scale.

16. The new ADU’s and detached garages with Single Family homes should match the architectural style, color, materials of the primary home.

17. Consider context and require new development projects to blend in better architecturally with the older residential neighborhoods and the Historic Downtown.

18. The Downtown could use a maintenance program to assist some owners with their storefronts.

WHAT COULD BE MORE EQUITABLE OR EFFECTIVE IN HISTORIC PRESERVATION?

1. Update the Mills Act process to reflect current rules and don’t charge exorbitant fees.

2. Publicize the Mills Act program to assist homeowners in older neighborhoods to rehabilitate and maintain their homes.

3. Educate the equity priority communities about the benefits of historic preservation and available grant funding.

4. Assist and encourage homeowners in equity priority neighborhoods to preserve and maintain their properties.

5. Educate and coordinate with the Downtown library’s community liaisons (African-American, Iranian American, Japanese American, Hispanic, etc.)

6. Use qualified individuals instead of the Public Relations Commission for oversight.

7. Make the process as clear and transparent as possible.

HOW PRESERVATIONI MIGHT BETTER REFLECT THE FULL HISTORY AND IDENTITY OF

THE CITY

1. More plaques and signs to reflect the Japanese-American laundries (Blu-White, etc.), African- American diner (Noah’s), etc. The Ching Lee Laundry display is a good example—would love to see more.

2. Install a sign to welcome people to the Downtown Historic District, markers on the district street signs, etc.

3. The new Mi Rancho Market building on B Street took the art-deco style architecture and signage design from the original Blu-White Laundry building. We should do more of that in the Downtown.

4. Ensure new buildings in the Downtown reflect the Objective Design Standards and are compatible with nearby architecture.

5. Consider the historic nature of the shopping districts in San Mateo and protect their historic nature—25 th Avenue, 37th Avenue, 42nd Avenue, etc.

PRIORTIES FOR PROTECTION

1. Protect the few remaining buildings built before 1900 (or pre-war)

2. Historic Downtown

3. Hillsdale train station building

3 4. Japanese gardens (in Central Park and private homes)

5. Bank of America building and mural at 3rd and El Camino

6. Redevelopment of the Masonic Building on Ellsworth to housing KEY POINTS TO INCLUDE IN ORDINANCE—INITIAL IDEAS

1. Compatibility of architecture and with surroundings

2. Contributors must continue to be defined as historic resources

3. Ongoing education of City staff and community

4. Consider requiring compatible signage and materials (e.g., traditional materials rather than plastic) for new signs in the Downtown Historic District (see other historic downtown sign ordinances)

5. Maintenance must include maintaining materials of facades (no peeling paint, repair cracks)

6. Consent should be consistent with other City practices (majority)

7. Discourage removal of historic elements from buildings

8. Encourage using high-quality materials (e.g., not architectural foam, foam trim, or foam molding that degrades quickly)

9. Ensure members of the reviewing authority have appropriate backgrounds and include at least one architectural historian

P.O. Box 146 San Mateo, CA 94402
www.smheritage.org
IMPORTANT PEOPLE IN SAN MATEO’S HISTORY
x Juan Bautista DeAnza Expedition
x John Parrott Family
x Robert Wisnom Family
x Borel Family
x Alvinza Hayward—gold mining millionaire, 800 ac estate x Doc Reybold—early developer (Mitch Postel has information) x David Bohannon
x Takahashi Family
x Yamanouchi Family
x A.P. Giannini
x Dr. James Hutchinson
x Claire Mack
Celebrities with San Mateo Connections
x Merv Griffin—talk show host, media mogul
x Barry Bostwick--actor
x Keith Carradine--actor
x Kris Kristofferson—singer/songwriter
x Tom Brady—football player lived on Po rtola and went to Serra High School x Greg Gutfeld-comedian/talkshow host
x Michael Trucco--actor
x Dennis Haysbert (5 seasons of the show 24)
x Alicia Silverstone—went to SM High School
x Neal Schon (Journey)
IMPORTANT PLACES IN SAN MATEO’S HISTORY

1. Location of the Mission hospice

2. Pony Express stop

3. Rail station

4. B Street and then 3
rd Avenue early development that occurred after the Parrot and de Guigne estates were sold

5. Bay Meadows

6. St. John’s Cemetery

7. Carnegie Library

8. Peninsula Studios

9. Noah’s Diner

10. San Mateo Bank

11. St. Matthew’s Catholic Church

12. St. Matthew’s Episcopal Church
2 13. San Mateo Buddhist Temple (founded in 1909)

14. Japanese Christian Church (established in 1924), which later became Sturge Presbyterian Church

15. Hillsdale Mall

16. Pederson and Arnold Lumber

17. Ah Sam’s

18. Baywood Elementary

19. San Mateo High School

20. Central Park

21. Baywood, San Mateo Park, Hayward Park, Aragon neighborhoods Music
Pacific Recording Studios, also known as Pacific Recorders, located at 1737 S El Camino Real. x Founded: The studio was founded in 1968 by Paul Curcio, co-founder of the band the Mojo Men.
x Significant location in the development of the San Francisco sound, hosting recordings by many notable artists, including:
o Santana
o The Grateful Dead
o The Doobie Brothers
o Moby Grape
o Taj Mahal
o Santana.

The Grateful Dead's Aoxomoxoa LP and Santana's debut album were both recorded here.

Technological Innovation
Pacific Recording was the first 16-track studio in the Bay Area, utilizing an Ampex MM-1000 16-track recorder. The chief engineer, Ron Wickersham, also designed and built the mixing console for the studio.

San Mateo County Fairgrounds
Many famous bands played at the San Mateo County Fairgrounds IMPORTANT EVENTS IN SAN MATEO’S HISTORY
x Juan Bautista DeAnza Expedition camp on San Mateo Creek in 1776 with Franciscan priests x In 1793, Franciscan friars from nearby Mission San Francisco de Asís (also known as Mission Dolores) established an outpost at San Mateo Creek to support the mission's activities, including livestock herding and food production. The outpost was called the mission hospice x Pony Express station
x Rail station in first peninsula railroad from San Mateo to San Jose x San Mateo becomes a city in 1894
x Alvinza Hayward estate sold—Hayward Park developed
x Peninsula Hotel burned down—Glazenwood developed

3 x John Parrott heirs sell his estate in April 1927, allowing the Baywood commuter suburb and downtown to develop
x Carnegie Library built
x Street car service begins
x Bay Meadows Race Track opens
x Hillsdale Mall opens
x Bay Meadows is demolished and redeveloped

1 JulieAnn Murphy
From: Zachary Dahl <[email protected]>
Sent: Sunday, October 5, 2025 9:16 PM
To: JulieAnn Murphy; Kassandra Gale; Margo Nayyar
Cc: Sung H. Kwon; Somer Smith
Subject: [EXT] FW: Yoshiko Yamanouchi House Historic District & Imperial Laundry CAUTION: This email originated from outside of Rincon Consultants. Be cautious before clicking on any links, or opening any attachments, until you are confident that the content is safe .

Passing along this email for our time capsule.

Zachary Dahl, AICP
Director, Community Development

From: Laura W
Sent: Saturday, October 4, 2025 5:20 PM
To: Time Capsule <[email protected]>
Cc: Laurie Hietter >; Zachary Dahl <[email protected]> Subject: Yoshiko Yamanouchi House Historic District & Imperial Laundry

To the Rincon Consultants.

I would like to submit these photographs to the time capsule.

Photos 1 & 2 - Imperial Laundry - on 1st and B Street

In 1908, Tetsuo Yamanouchi opened the Imperial Laundry at 218 - 1st Avenue San Mateo. The space was rented from the Wisnoms a pioneer San Mateo family.

In addition to the family of five children, the laundry also employed as many as seven other people. The Yamanouchi home was at the corner of 1st Ave and Ellsworth Street. Tetsuo Yamanouchi had been educated and trained as a Zen Buddhist priest in Japan, and he became the spiritual leader in 1909. The living room of the home was the beginning of the San Mateo Buddhist Church. His wife Yoshiko organized the Buddhist Sunday School, the Buddhist Women’s Association, and the Young Buddhist Association. When the small congregation outgrew the living room, an adjacent storefront on 1st Avenue was rented for $40 a month by Tetsuo Yamanouchi. When Tetsuo Yamanouchi died in 1936, his wife Yoshiko took over the laundry business and successfully operated it until the family returned to San Mateo at the end of World War II. It was unusual in those times for the wife to take over a business, but Yoshiko was determined the business would go on.

In 1940, the business was moved from its original location to a new facility at 46 B Street.

During World War II, the family was incarcerated in Topaz, Utah. The business was leased by friends during the war. Hasuko and Masashi Max Watanuki, the daughter and son-in-law took over the management of the business after the war and the name of the business was changed to Blu-White Laundry because the connotation of the word “imperial” may have been perceived as a negative. The name likely came from the appearance of the building

which was white with blue trim. The new building was designed by William H Rowe and built by Hugh H.

MacDonald.

2 Yoshiko Yamanouchi remained active in the San Mateo Buddhist Temple and in her Buddhist and Civic life.

Photo 3 - Yoshiko Yamanouchi House - Historic District - Katsura Walk-way

In December 2023, the Yoshiko Yamanouchi House at 1007 East 5th Avenue San Mateo was listed on the National Register of Historic Places at the local level of significance under Criteria A & B in the areas of Ethnic Heritage/Asian/Japanese and social History/Woman’s History for its association with a prominent member the Issei generation in San Mateo’s Japanese American Community, from early 20th century to today.

The picture below is the Yoshiko Yamanouchi House Historic District which has nine contributors: The Entrance Gate, House, Katsura Building, Katsura Garden, Katsura Walk-way, Storage Room and Pump House, Patio and Swimming Pool, West Side Garden. The Japanese style Hill and Pond and Garden was completed in 1958 by landscape designer Nagao Sakurai. The second structure and garden on this site was completed in 1968, by architect and designer Kodo Matsubara, scholar of Japanese sukiya-styled architecture. The Yoshiko Yamanouchi House is one of only three properties nationwide spotlighted in the recent National Register publication “Best Practices Review.”

An added note: After the completion of the Japanese Hill and Pond Garden at the Yoshiko Yamanouchi House, Nagao Sakurai assisted the Japanese gardeners who built the Japanese Tea Garden in Central Park in San Mateo.

Laurie Watanuki
1007 East 5th Avenue
San Mateo, CA

Photo 1 Photo of 1st Avenue and B Street - Courtesy of Hasuko Yamanouchi Watanuki Collection Photo 2 Photo of the Imperial Laundry in 1909 - Courtesy of Hasuko Yamanouchi Watanuki Collection.

Photo 3 Photo Courtesy of Laurie Watanuki

Bibliographical references:

1.Bradley, Denise & Ward Hill - Historic Resources Evaluation Report for 1007 East 5th Avenue San Mateo, CA.

2.Best Practices Review - Nominating Properties for Cultural Significance under Criterion A. Issue 6 January 2024.

3.Building a Community. The story of Japanese Americans in San Mateo County. Gayle K. Yamada, Dianne Fukami.

Photo 1
3 4

5 * PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e- mail and delete this message along with any attachments from your computer. Thank you.

From: Martin McTaggart
To: Zachary Dahl
Cc: Christina Horrisberger; Alex Khojikian
Subject: FW: 6/2/25 CITY COUNCIL STUDY SESSION: Historic Policy Update Effort & Preservation Ordinance Date: Monday, June 2, 2025 2:44:48 PM

From: Lisa Vande Voorde
Sent: Monday, June 2, 2025 2:40 PM
To: City Council (San Mateo) <[email protected]>; Clerk <[email protected]>; Rob Newsom <[email protected]>; Lisa Diaz Nash <[email protected]>; Danielle Cwirko-Godycki <[email protected]>; Nicole Fernandez <[email protected]>; Adam Loraine <[email protected]> Subject: 6/2/25 CITY COUNCIL STUDY SESSION: Historic Policy Update Effort & Preservation Ordinance

Dear Honorable Mayor and City Council Members,

I want to start by saying how pleased I am that the City is going forward with updating the Historic Preservation Ordinance. It has been a long-time coming, and already positive strides have been made. The Historic Policy Update Effort on the City website is a great start in terms of educating the public. The nascent FAQ section already dispels misinformation about historic resources being spread by Less Red Tape, and the Digital Time Capsule is a great way to both make the community more aware of the history of San Mateo, and participate in sharing its historic past through personal photos and memories of what makes San Mateo so special.

That said, I’d like to provide my input on the questions you are being asked to address at tonight’s Study Session, and hope that my points will be considered as you make your decision:

Should staff proceed with drafting updates to the Historic Preservation Ordinance to identify the enabling authority, establish a reviewing body (the Planning Commission), provide procedures for designation or resources, recognize the economic effects of designation, describe appeals and enforcement provisions and include a set of concise definitions?

I do NOT agree with establishing the Planning Commission as the review body. The Planning Commission has a very poor record when it comes to protecting historic resources in our City. Not only that, several Planning Commissioners have gone on record in public comment at City Council meetings, in LTEs and comments in the San Mateo Daily Journal, and on social media platforms including Nextdoor, Facebook, Instagram, and X expressing their views against historic preservation. At least three of the five members of the current Planning Commission consider themselves YIMBYs – an organization known to advocate against historic preservation. Given this track record, this critically important task should go to another reviewing body, such as a commission or small committee consisting of members with expertise in historic preservation, planning, and historic consulting. While it may work in other cities, designating the already biased Planning Commission of OUR city is like putting the fox in charge of the henhouse.

Should the criteria for a local historic designation conform to the California Register of Historical Resources (CRHR) requirements, or should additional criteria be included to acknowledge the city’s unique history and development?

I would like to see a combination of BOTH the CRHC requirements, AND additional criteria. This would better serve our close to 200 year-old history and our close to 100- year old homes that contribute so much to the character and feel of our neighborhoods.

Should the Historic Preservation Ordinance include a mechanism to designate historic districts locally? If yes, should owner support be required and at what level?

Yes, the ordinance should include a mechanism to designate local historic districts.

However, I do NOT support owner consent. It is the JOB and the RESPONSIBILITY of the CITY to identify, preserve, and protect historic resources. It is NOT the responsibility of the PROPERTY OWNER. Furthermore, cities have long held the power to regulate land use under zoning laws and preservation ordinances. Requiring homeowner consent could set a precedent that weakens local authority over planning and land-use decisions.

What form of owner consent should be included in the Historic Preservation Ordinance – affirmative/expressed consent, owner veto, or protest provisions? And, should the owner consent requirement apply to all local designations or just to historic districts?

As stated above, NO form of owner consent should be included in the Historic Preservation Ordinance. It is the duty of our City to identify, protect, and preserve our historic resources. That duty applies to a PROPERTY, not the OWNER of the property.

Owners change hands, the property and its historic value to the community lasts forever.

Local designations, historic districts and designation of individual historic structures protect architecture and cultural history that belong to the broader community, not just individual homeowners.

Thank you for the opportunity to provide public input, and I hope you find it valuable as you determine the direction you are asked to take on behalf of not just our City, but for our historic resources that cannot speak for themselves.

Sincerely yours,

Lisa Vande Voorde
San Mateo Resident

72935831v1
A Limited Liability Law Partnership Including Corporations / Los Angeles • San Francisco • Orange County Daniel Freedman
[email protected]
1900 Avenue of the Stars, 7th Floo r
Los Angeles, California 90067-4308
(310) 203-8080 (310) 203-0567 Fax
www.jmbm.com
Ref: 84281-0001
January 20, 2025
Mayor Newsom, Deputy Mayor Loraine and
Hon. Members of the San Mateo City Council
City of San Mateo
San Mateo City Hall
330 West 20th Avenue
San Mateo, CA 94403
Re: Historic Policy Update Effort Professional Services Agenda Item No. 10.

Hearing Date: January 21, 2025.

Dear Hon. Members of the City Council:

Our office represents Less Red Tape (“LRT”), a coalition of San Mateo homeowners and residents who object to the establishment of historic districts without homeowner consent. In prior correspondence LRT objected to the scope of work contained in the Historic Policy Update Request for Proposal s (“RFP”), and urged the City to first prepare an updated Historic Preservation Ordina nce, and thereafter proceed with th e hiring of historic preservation consultants to assist with prepar ing historic context statements that are consistent with the scope of the updated ordinance.

The intent of this request was to allow the City Council to first establish the scope of an ordinance (i.e., whether consent is require d, whether single-family districts are included, etc.), and then prepare historic context statements that match that scope. LRT still believes this is the right path and can be accomplished without an outside historical consultant.

If council wishes to move forward on th e agenda item and cannot de-couple the ordinance portion, then LRT urges the City Council to proceed with Option 1 – subject to certain conditions. The recommended conditions are as follows:
(1) Consent Based Ordinance: Any ordinance prepared or proposed in connection with this RFP shall require property owner consent prior to the City surveying, designating, or listing a property as a resource on any local register, survey or list. (2) Single-Family Residential Exclusion: No Historic Context St atements or surveys shall be performed, proposed or considered as part of this Historic Policy Update for January 20, 2025

Page 2 ends

San Mateo City CouncilJanuary 26, 2026

San Mateo City Council
January 26, 2026