Agenda packet, regular meeting — San Mateo City Council, February 23, 2026 (part 3 of 3)

The City of San Mateo has a slight concentration of residents with a disability with 9% of the population compared to 8% in the county (Figure III-17). Residents living with a disability in the city are more likely to be unemployed and are largely concentrated in areas around Highway 101. Finally, the aging population is putting a strain on paratransit access countywide.  Unemployment is disproportionately high among residents living with a disability at 12% compared to 3% for residents without a disability in the City of San Mateo—particularly when compared to the county (Figure III-20).

Racial and ethnic minority students in the City of San Mateo—served by the San Mateo Union High School District and the San Mateo-Foster Elementary School District—experience lower educational outcomes compared to other students. Many high schoolers in the county met admission standards for a University of California (UC) or California State University (CSU) school. However, Pacific Islander, Hispanic, and Black students in the San Mateo Union district were less likely to meet the admission standards.

Although San Mateo Union High School has relatively low dropout rates—4% of students—compared to other districts in the county, dropout rates among Hispanic (7%), Black (6%), and Pacific Islander students are higher (Figures will be included in the access to education supplement).  Nearly half of all renter households in the City of San Mateo are cost burdened—spending more than 30% of their gross income on housing costs—and one in four are extremely cost burdened— spending more than 50% of their gross income on housing costs (Figure IV-9). There are disparities in housing cost burden in the City of San Mateo by race and ethnicity and family size (Figure IV-11 and Figure IV-12).
 15% of respondents to the resident survey conducted for this AFFH said that schools in their neighborhood were of poor quality.

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-77 Housing Element| Adopted March 2024, Revised October 2025November 2023 Resident needs collected through local survey. A survey administered to capture residents’ needs and support the AFFH found the following housing challenges. Nearly 150 residents completed the survey:
 About 26% of residents said their house or apartment is too small for their family; o 36% for racial and/or ethnic minority households;
o 42% for single parent households
 14% of renters said they worry that if they request a repair they will experience rent increase or get evicted;
o 16% for racial and/or ethnic minority households
o 21% for single parent households
 27% of respondents indicated they had been discriminated against when looking for housing in San Mateo County;
o 31% for racial and/or ethnic minority respondents;
o 43% for residents with a disability;
 10% (14% for single parent households) of renters are often late on rent and 14% (20% for residents with a disability) can’t afford utilities.

6.3.2 Contributing factors and Fair Housing Action Plan The disparities in housing choice and access to opportunity discussed above stem from historical actions, socioeconomic factors that limit employment and income growth, the inability of the broader region to respond to housing demand, regional barriers to open housing choice, and, until recently, very limited resources to respond to needs.

Fair housing issue: Hispanic households have disproportionate housing needs. These needs are evident in mortgage denial gaps, geographic distribution of affordable housing, cost burden, and overcrowding.

Contributing factors:
 Higher rates of mortgage denial rates among Hispanic households stems from decades of discrimination in housing markets and challenges building wealth through economic mobility and homeownership.
 Although voucher holders and affordable housing (as captured in the HCD Location Affordability Index) are not as highly concentrated in the City of San Mateo as in many surrounding jurisdictions, the northern portion of the city offers the most affordable homes. As such, residents living in these areas have lower incomes and higher rates of poverty. Preference may be at play as well: A recent article in Cityscape found that Hispanic homebuyers—when controlled for demographics, loan characteristics, and finances—are more likely to purchase homes in neighborhoods with fewer non-Hispanic White homeowners and lower economic opportunity.[1]  Hispanic residents are more likely than others to work low wage jobs that do not support the City’s or region’s housing prices, resulting in higher rates of cost burden and overcrowding.

Although, it is customary for Hispanic households to live in multigenerational settings, which may account for higher rates of perceived overcrowding, overcrowding is also an indicator of lack of access to affordable and right-sized housing.
 Hispanic residents are primarily concentrated in the northeastern area of the city where residents

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-78 face higher poverty and cost burden as well as poor opportunity outcomes according to TCAC’s opportunity maps.

Fair housing issue: Hispanic residents and single female parent households are concentrated in census tracts with higher poverty, low economic and environmental opportunity, high-cost burden, overcrowding, and flood hazards compared to the rest of the City of San Mateo.

Contributing factors:
 Concentration of naturally occurring affordable ownership and rental housing opportunities in the northeast areas of the city further concentrates poverty, cost burden, and overcrowding in areas with low economic and environmental outcomes.
 There is a relative lack of affordable housing opportunities in higher resourced areas of the city.  Highway 101 creates a major barrier between the Shoreview neighborhood—where the geographic concentrations of these groups exist—and the rest of the City of San Mateo.

Fair housing issue: Persons with disabilities have higher housing needs due to challenges accessing employment and housing discrimination and are concentrated in areas with lower environmental and economic opportunity scores.

Contributing factors:
 The unemployment rate for the City of San Mateo’s residents with a disability is four times that of persons without a disability. The exact reasons for this disparity are unclear and are likely related to limited job opportunities, access to employment, and market discrimination.  The undersupply of accessible housing units, particularly for renters, creates a scarcity of units for residents living with a disability.
 There were six complaints—out of the nine total complaints in the city—filed with HUD in the City of San Mateo from 2017 to 2020 where the issues cited included a failure to make reasonable accommodations. Landlords and property owners are required to provide reasonable accommodations to residents living with a disability upon request.  There are concentrations of the population living with a disability west of Highway 101 in the North Central neighborhood. This area of the city has a concentration of low- and moderate- income households (more than 50% per census tract) and scores low on TCAC’s environmental and economic opportunity scores.

Fair housing issue: Persons with disabilities and persons of color are most likely to file complaints of housing discrimination due to discriminatory terms, conditions, privileges, or services and facilities and failure to make reasonable accommodations.

Contributing factors:
 Housing discrimination residents with disabilities and Hispanic households.  Lack of understanding of reasonable accommodation requirements by landlords and property owners.

The prioritization of contributing factors is based on the ability of the City to make significant impacts on the concerns. They are as follows:

Fair housing issue: Hispanic households have disproportionate housing needs. These needs are evident

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-79 Housing Element| Adopted March 2024, Revised October 2025November 2023 in mortgage denial gaps, geographic distribution of affordable housing, cost burden, and overcrowding.

Contributing factors:
 LOW: Higher rates of mortgage denial rates among Hispanic households stems from decades of discrimination in housing markets and challenges building wealth through economic mobility and homeownership.

Actions to address:

Policy H 3.2 – Investigate Fair Housing Cases: continue to fund fair housing service providers to address potential households facing displacement and/or fair housing challenges, who often have disparate needs in lower-income, poorly resourced areas.

Policy H 4.3 – Expand Community Education and Outreach: The City plans a robust and adaptive community engagement program with targeting to underrepresented groups, including those with special needs, disparate housing needs, and others.
 LOW: Although voucher holders and affordable housing (as captured in the HCD Location Affordability Index) are not as highly concentrated in the City of San Mateo as in many surrounding jurisdictions, the northern portion of the City offers the most affordable homes. As such, residents living in these areas have lower incomes and higher rates of poverty.

Actions to address:

Policy H 2.4 – Implement Capital Improvements in Lower-Resourced Neighborhoods: The City will continue to invest CDBG and other funding into lower resource neighborhoods, which include households shown to have disparate housing needs. This will include proactive outreach to the affect communities to ensure the most critical needs are addressed. See also excerpts from the Environmental Justice efforts, located after the AFFH programs, below.

Policy H 5.1.3: Explore the potential to implement a loan program for ADU construction If a City-funded ADU loan program is determined to be infeasible. The City will support the design of a regional forgivable loan program for homeowners to construct an ADU that is held affordable for extremely low-income households for 15 years.
 MEDIUM: Hispanic residents are more likely than others to work low wage jobs that do not support the City’s or region’s housing prices, resulting in higher rates of cost burden and overcrowding. Although, it is customary for Hispanic households to live in multigenerational settings, which may account for higher rates of perceived overcrowding, overcrowding is also an indicator of lack of access to affordable and right-sized housing.

Actions to address:

Policy H 1.5 -- Encourage Family Housing: prioritizes creation of housing that addresses the needs of large families, providing greater housing choice.

Policy H 4.4 – Enable Affirmative Marketing: This would require developers of affordable housing to create a Marketing Plan during the final phase of construction on a project-by-project basis, focusing on outreach to special needs individuals and those least likely to apply based on racial make-up of neighborhood, including those with disparate housing needs.  HIGH: Hispanic residents are primarily concentrated in the northeastern area of the city where residents face higher poverty and cost burden as well as poor opportunity outcomes according to

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-80 TCAC’s opportunity maps.

Actions to address:

Policy H 1.2 – Utilize Public Funding and Properties for New Affordable Housing: provides funding for a variety of housing types, addressing the needs of lower-income households, including on sites owned by the City.

Policy H 1.3 – Increase Affordable Housing Production: adopting an updated Density Bonus/Community Benefits program that provides additional incentives and/or streamlining options for housing projects that provide additional affordable units or the most needed unit types (including those with special needs) beyond minimum state requirements.

Policy H 2.5 – Promote Housing Resilience: this specifically address climate change-related environmental issues in disadvantaged neighborhoods impacted by flooding in the North Shoreview neighborhood.

Fair housing issue: Hispanic residents and single female parent households are concentrated in census tracts with higher poverty, low economic and environmental opportunity, high cost burden, overcrowding, and flood hazards compared to the rest of the City of San Mateo.

Contributing factors:
 HIGH: Concentration of naturally occurring affordable ownership and rental housing opportunities in the northeast areas of the city further concentrates poverty, cost burden, and overcrowding in areas with low economic and environmental outcomes.

Actions to address:

Policy H 3.3 – Expand Tenant Protections: this action would extend the measures found in AB1482 by requiring relocation payments to tenancy of less than one year, requiring right to return policies for tenants displaced by substantial renovations, and strengthening the enforcement penalty structure to further protect tenants.

Policy H 5.2.1: Add more City supported housing with affordability restrictions in moderate and high resource areas and areas of affluence. Affirmatively market the housing to households with disproportionate housing needs including persons with disabilities, farmworkers, single parents, and Hispanic households (e.g., Spanish and English, targeted to northeast neighborhoods).

Policy H 5.4.1: Establish tenant protections in local ordinance to extend measures of AB1482 related to relocation, documentation, and right to return policy in eviction cases Policy H 5.4.5: Ensure that future improvements in disadvantaged communities will not produce a net loss of affordable housing or the displacement of residents and seek to increase the amount of affordable housing in disadvantaged communities
 HIGH: There is a relative lack of affordable housing opportunities in higher resourced areas of the city.

Policy H 1.4 – Incentivize Accessory Dwelling Unit Development: expands the resources available for

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-81 Housing Element| Adopted March 2024, Revised October 2025November 2023 homeowners to add ADUs, which provide an important source of affordable housing. Recent analysis of ADUs permitted indicates these are being developed in highest or high resource areas, or areas of affluence, providing additional mobility options within in San Mateo:

Policy H 1.7 – Update Zoning Code Development Standards: includes an action to create an affordable housing overlay to support the development of affordable housing on religious or educational institutions’ sites, thereby increasing mobility into lower-density areas.

Policy H 3.5 – Study the Creation of Below Market Rate Set Asides: conduct a best practices review to determine the feasibility of prioritizing groups with special needs, including large families, single female heads of households, and others with disparate housing needs and implement as directed by City Council.

Policy H 5.2.1 – Add more City supported housing with affordability restrictions in moderate and high resource areas and areas of affluence. Affirmatively market the housing to households with disproportionate housing needs including persons with disabilities, farmworkers, single parents, and Hispanic households (e.g., Spanish and English, targeted to northeast neighborhoods).

Policy H 5.2.4 – In conjunction with San Mateo County, develop a housing mobility program that provides support to tenants seeking to move to high opportunity areas in the region.  LOW: Highway 101 creates a major barrier between the Shoreview neighborhood—where the geographic concentrations of these groups exist—and the rest of the City of San Mateo.

Policy H 5.4.5 – Ensure that future improvements in disadvantaged communities will not produce a net loss of affordable housing or the displacement of residents and seek to increase the amount of affordable housing in disadvantaged communities
Fair housing issue: Persons with disabilities have higher housing needs due to challenges accessing employment and housing discrimination and are concentrated in areas with lower environmental and economic opportunity scores.

Contributing factors:
 LOW: The unemployment rate for the City of San Mateo’s residents with a disability is four times that of persons without a disability. The exact reasons for this disparity are unclear and are likely related to limited job opportunities, access to employment, and market discrimination.  HIGH: The undersupply of accessible housing units, particularly for renters, creates a scarcity of

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-82 units for residents living with a disability.

Actions to address:

Policy H 1.4 – Incentivize Accessory Dwelling Unit Development: expands the resources available for homeowners to add ADUs, which provide an important source of affordable housing. Recent analysis of ADUs permitted indicates these are being developed in highest or high resource areas, or areas of affluence, providing additional mobility options within in San Mateo:

Policy H 5.1.1 – Adjust the City's Below Market Rate (inclusionary) program to provide larger density bonuses, and/or increased City support in exchange for affordable units in high resource areas or in areas of affluence that address the needs of residents with disproportionate housing needs (e.g., accessible/visit able units for persons with disabilities, child-friendly developments with day care on site for single parents, and 3-4 bedroom units for larger families).
 MEDIUM: There were six complaints—out of the nine total complaints in the city—filed with HUD in the City of San Mateo from 2017 to 2020 where the issues cited included a failure to make reasonable accommodations. Landlords and property owners are required to provide reasonable accommodations to residents living with a disability upon request.

Actions to address:

Focus enforcement efforts on race-based discrimination, reasonable accommodations and source of income discrimination.
 HIGH: There are concentrations of the population living with a disability west of Highway 101 in the North Central neighborhood. This area of the city has a concentration of low- and moderate- income households (more than 50% per census tract) and scores low on TCAC’s environmental and economic opportunity scores.

Actions to address:

Policy H 5.2.2: Incentivize developers through direct subsidies, fee waivers, and/or density bonuses, to increase accessibility requirements beyond the federal requirement of 5% for subsidized developments.

Policy H 5.2.3: Prioritize City funding proposals for City funded affordable housing that are committed to serving hard to serve residents (e.g., extremely low income, special needs, on site services)

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-83 Housing Element| Adopted March 2024, Revised October 2025November 2023 Fair housing issue: Persons with disabilities and persons of color are most likely to file complaints of housing discrimination due to discriminatory terms, conditions, privileges, or services and facilities and failure to make reasonable accommodations.

Contributing factors:
 HIGH: Housing discrimination against residents with disabilities and Hispanic households.

Actions to address:

Focus enforcement efforts on race-based discrimination, reasonable accommodations and source of income discrimination.
 HIGH: Lack of understanding of reasonable accommodation requirements by landlords and property owners.

Actions to address:

Policy H 5.4.2: Partner with Project Sentinel to perform fair housing training for landlords and tenants.

Focus enforcement efforts on race-based discrimination, reasonable accommodations and source of income discrimination.

Policy H 5.4.3: Create a webpage specific to fair housing including resources for residents who feel they have experienced discrimination, information about filing fair housing complaints with HCD or HUD, and information about protected classes under the Fair Housing Act. The webpage will have accessibility features and a Spanish language version.

Policy H 5.4.4: Ensure that all multi-family residential developments contain signage in both English and Spanish to explain the right to request reasonable accommodations for persons with disabilities. Make this information available and clearly transparent on the City's website and fund landlord training and outreach on reasonable accommodations.

The Fair Housing Action Plan (FHAP) at the end of this report details how the City of San Mateo proposes to respond to the factors contributing to the fair housing challenges identified in this analysis.  The Affirmatively Furthering Fair Housing (AFFH) Action Plan, developed in response to this analysis as well as community input, is included in Appendix D and as Goal 5 in the Housing Element. The AFFH Action Plan details how the City proposes to respond to the factors contributing to the fair housing challenges identified in this analysis. The updated Appendix D includes extensive new narrative on a variety of topics in response to State HCD comments, including more information on the history of the City’s development; the prioritization of contributing factors; detail on fair housing legal cases and inquiries; data on changes in racial composition in the city; enhanced discussion of special needs groups; and greater analysis of R/ECAPs and RCAAs.

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-84 Housing Plan
The City of San Mateo has many positive attributes, especially being a desirable residential community to live in, work, and play in. Thus, one of the City’s primary objectives is to expand housing opportunities and increase the diversity of housing supply. There should be a variety of housing types and sizes, a mixture of rental and ownership housing, and housing that supports special needs populations, including single- female heads of household, people with disabilities, those who are unhoused and farmworkers. This variety of housing opportunities will need to accommodate a diverse population, leading to a variety of household sizes, all age groups and a wide range of income levels in order for the City to continue to thrive into the future.

In addition, San Mateo will need to increase its housing supply to meet the housing demand caused by current and future job growth. The types of new housing created should accommodate all income levels consistent with the Regional Housing Needs Allocation. The goals, polices, and actions contained in this Housing Plan support these overarching objectives while also ensuring that the City will meet its statutory obligations, affirmatively further fair housing and facilitate housing production at all income levels.

7.1 Goals, Policies, and Programs Summary
The City has identified five goals to guide the Housing Element’s policies and programs. The first three are based upon the “3Ps” framework that seeks to address the region’s housing needs through a combination of Production, Preservation and Protection and is endorsed by the Association of Bay Area Governments (ABAG). The fourth goal, or “fourth P,” is Promotion of community engagement and public outreach to support social resilience, and the fifth goal is to Affirmatively Further Fair Housing (AFFH). This goal provides a framework for how the City will comprehensively address fair housing issues and meet State law requirements. Many of the policies and programs that support AFFH also support the Housing Element’s other goals, which just further highlights how the issue of fair housing is interwoven with achieving the City's larger housing production, preservation, protection and promotion goals.

Goal H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing The need for additional affordable housing was the most prominent and pervasive sentiment noted throughout the Housing Element outreach process. Households of various sizes and socioeconomic backgrounds have reported feeling the pressure of the high costs of housing. To meet the targets set by RHNA, the City must facilitate the production of abundant and affordable new housing in a wide diversity of forms.

To support this goal, the City will be employing two approaches, with the first being directly involved in housing production. This can be done by utilizing public funds to build more units, partnering with nonprofits and other groups to support the production of all types of housing, including ADUs, and using local ordinances to require that developers create more affordable units that can serve a diverse variety of populations and providing incentives for additional affordable unit development. In addition, the policies outlined below would encourage and streamline housing development through the adoption of objective design standards, updates to the Zoning Code, creating minimum densities for housing projects, developing policies for missing middle housing, and streamlining the application review and processing timelines for affordable development projects. And, to address the housing constraint associated with the growth limits imposed by Measure Y, there is a policy to support adoption of General Plan 2040 and

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-85 Housing Element| Adopted March 2024, Revised October 2025November 2023 facilitation of a community conversation about Measure Y to build consensus around a path forward for updating the growth limits. The 21 policies to support this goal are:
 Policy H 1.1 – Monitor Regional Housing Needs Allocation  Policy H 1.2 – Utilize Public Funding and Properties for New Affordable Housing  Policy H 1.3 – Increase Affordable Housing Production  Policy H 1.4 – Support Increased Accessory Dwelling Unit Development  Policy H 1.5 – Encourage Family Housing
 Policy H 1.6 – Streamline Housing Application Review
 Policy H 1.7 – Update Zoning Code Development Standards to Support Housing Production  Policy H 1.8 – Adopt Objective Design Standards
 Policy H 1.9 – Establish Minimum Densities for Mixed-Use Projects  Policy H 1.10 – Establish By-Right Housing Designation for Prior Housing Sites  Policy H 1.11 – Implement the SB 9 Ordinance
 Policy H 1.12 – Encourage Development of Missing Middle Housing  Policy H 1.13 – Update Special Needs Group Housing Requirements  Policy H 1.14 – Update Supportive Housing Requirements  Policy H 1.15 – Update Mobile Home Parks Requirements  Policy H 1.16 – Update Farmworker Housing Requirements  Policy H 1.17 – Permitting and Development Fee Review  Policy H 1.18 – Increase Senior Housing Production
 Policy H 1.19 – Ensure Adequate Water Supply for the Development of New Housing  Policy H 1.20 – Adopt San Mateo General Plan 2040
Goal H-2: Preservation of Existing Housing that is Affordable to Lower- and Middle-Income Residents As the city continues to grow, it remains important to maintain and preserve existing affordable housing as well as non-deed restricted housing that is naturally affordable for middle and lower-income households. The most direct method of achieving this goal would be to prevent the conversion of existing affordable units from becoming market rate by renegotiating agreements, using public funds to acquire the units, or requiring developers to replace any lost units. Alternatively, the City can indirectly preserve affordable housing by improving the quality of life for individuals and families who currently reside in them. Residents that are able to thrive in low-income housing are less likely to be displaced. Therefore, the City proposes to incentivize upgrades to low-income homes through rehabilitation, accessibility modifications, or energy efficiency changes. In addition, enhancements to low-income neighborhoods can also be achieved through capital improvements and resiliency projects that protect against threats posed by climate change. The six policies to support this goal are:
 Policy H 2.1 – Fund Housing Rehabilitation Efforts

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-86  Policy H 2.2 – Support Retention of Existing Lower Income Units  Policy H 2.3 – Increase Energy and Water Efficiency in Existing Units  Policy H 2.4 – Implement Capital Improvements in Lower-Resourced Neighborhoods  Policy H 2.5 – Promote Housing Resilience
 Policy H 2.6 – Require Replacement Units
Goal H-3: Protection of Current Residents to Prevent Displacement San Mateo’s demographics will fluctuate as the city continues to grow and evolve. But while change is inevitable, the loss of the existing community is not. Therefore, it remains a priority for the City to prevent gentrification and displacement through protection of lower-income residents. Policy tools included within this goal, such as commercial linkage fees, relocation fees, documentation requirements for landlords, and right to return policies, help balance the scales against the market forces that lead to displacement while extending vital tenant protections. Programs are included to address homelessness and increase shelter capacity that can protect housing insecure individuals and families from having to leave the city entirely. These programs allow service providers an opportunity to intervene and lead clients to housing stability. The City also proactively affirms its commitment to combat inequities in housing that exist across people of protected classes through affirmative marketing, prioritizing special needs tenants in below market rate units, monitoring rental rates, displacement, and trends in evictions, and undertaking several actions to affirmatively further fair housing. The seven policies to support this goal are:
 Policy H 3.1 – Prevent Homelessness
 Policy H 3.2 – Investigate Fair Housing Cases
 Policy H 3.3 – Evaluate Housing Revenue Sources
 Policy H 3.4 – Expand Tenant Protections
 Policy H 3.5 – Study the Creation of Below Market Rate Set Asides  Policy H 3.6 – Monitor Rental Rates and Displacement
 Policy H 3.7 – Evaluate Opportunities for Expanding Homeless Shelters GOAL H-4: Promotion of Community Engagement and Public Outreach To increase effectiveness and successfully achieve the Housing Element’s goals and policies, the City should increase access and awareness of housing programs through use of new technology as part of a robust and proactive public outreach strategy. By expanding availability of digital resources, the barriers of proximity, transportation, and time opportunity cost can be reduced for many. In addition, by providing education and information on regulatory requirements and specific programs and protections offered locally, regionally, and by the state, the City can improve access to housing for all income groups, special needs communities, and households found in AFFH analysis to have disproportionate needs. Public outreach in a diversity of methods, forms and languages can be used to reach the widest breadth of residents and program beneficiaries to ensure those in need can find supportive programs and service providers. Targeted digital, print, and in-person outreach and engagement methods can also be effective at reaching the communities most affected by housing policies and programs. Partnering with community

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-87 Housing Element| Adopted March 2024, Revised October 2025November 2023 intermediaries to conduct outreach in Spanish and English language formats has been effective and will be a key component of affirmative marketing efforts moving forward. Such activities in the neighborhoods where priority communities live, and at events where there is a high rate of attendance by members of households with disproportionate needs, including pop-ups at priority neighborhood grocery stores, and key public events. The five policies to support this goal are:
 Policy H 4.1 – Update the Housing Webpage
 Policy H 4.2 – Support a Countywide Below Market Rate Unit Waitlist  Policy H 4.3 – Expand Community Education and Outreach  Policy H 4.4 – Enable Affirmative Marketing
 Policy H 4.5 – Conduct Outreach to Sites Inventory Property Owners Goal H-5: Affirmatively Furthering Fair Housing
To reinforce the objective that AFFH is a top priority for the City, an AFFH Fair Housing Action Plan with programs and actions has been included as the fifth goal of the Housing Element. This Action Plan cross references items that are interwoven with the Housing Plan’s other four goals, policies, and programs.

The actions to achieve the Fair Housing goal are meant to address the fair housing issues found in the AFFH analysis, specifically for groups that have disparate housing impacts when compared to the whole of San Mateo. This includes, for example, Hispanic and single-female heads of households who have disproportionate housing needs while being concentrated in census tracts that have high rates of poverty.

Persons with disabilities are also more likely to experience housing discrimination due to low economic opportunity and failure of landlords to provide reasonable accommodations. Each of the actions identified have specific quantified objectives to reach the target households. The 14 policies to support this goal are:
 Policy H 5.1.1 – Adjust the City's Below Market Rate (inclusionary) program to provide larger density bonuses, and/or increased City support in exchange for affordable units that address the needs of residents with disproportionate housing needs.  Policy H 5.1.2 – Participate in a regional down payment assistance program with affirmative marketing to households with disproportionate housing needs including persons with disabilities, single parents, and Hispanic households.
 Policy H 5.1.3 – Support the design of a regional forgivable loan program for homeowners to construct an ADU that is held affordable for extremely low-income households for 15 years.  Policy H 5.2.1 – Add more City supported housing with affordability restrictions in moderate and high resource areas; and affirmatively market the units to households with disproportionate housing needs including persons with disabilities, farmworkers, single-parents, and Hispanic households.
 Policy H 5.2.2 – Incentivize developers through direct subsidies, fee waivers, and/or density bonuses, to increase accessibility requirements beyond the federal requirement of 5% for subsidized developments.
 Policy H 5.2.3 – Prioritize City funding proposals for City-funded affordable housing that are committed to serving hard to serve residents.
 Policy H 5.3.1 – As part of the General Plan Update, conduct an area plan for the North Shoreview

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-88 and North Central neighborhoods and prioritize land use and design around Highway 101 to improve access and reduce the division of the urban form produced by the highway.  Policy H 5.3.2 – Continue to fund minor home repairs and public services in low opportunity census tracts identified in the analysis and implement a preference for projects in these areas.  Policy H 5.3.3 – Monitor affordable housing projects that are at risk of conversion to market rate; support regional and local efforts to examine displacement of affordable housing and lower income households; and assist with the retention of special needs housing that is at risk of expiring affordability requirements.
 Policy H 5.4.1 – Establish tenant protections in local ordinance to extend measures of AB 1482 related to relocation, documentation, and right to return policy in eviction cases.  Policy H 5.4.2 – Partner with Project Sentinel to perform fair housing training for landlords and tenants; and focus enforcement efforts on race-based discrimination and reasonable accommodations.
 Policy H 5.4.3 – Create a webpage specific to fair housing including resources for residents who feel they have experienced discrimination, information about filing fair housing complaints with HCD or HUD, and information about protected classes under the Fair Housing Act.  Policy H 5.4.4 – Ensure that all multifamily residential developments contain signage to explain the right to request reasonable accommodations for persons with disabilities. Make this information available and clearly transparent on the City's website and fund landlord training and outreach on reasonable accommodations.
 Policy H 5.4.5 – Ensure that future improvements in disadvantaged communities will not produce a net loss of affordable housing or the displacement of residents and seek to increase the amount of affordable housing in disadvantaged communities.

Other Policies in Support of Goal H-5
It should be noted that, in addition to the programs and policies specifically in response to the AFFH analysis contained under Goal H-5, many of the general goals and policies of the Housing Element will also have positive impacts in addressing disparate housing needs, mobility concerns, housing choice, place- based strategies, and safeguards against displacement. The following includes, but is not limited to, those general policies with a beneficial impact on AFFH concerns:
 Policy H 1.2 – Utilize Public Funding and Properties for New Affordable Housing: provides funding for a variety of housing types, addressing the needs of lower-income households, including on sites owned by the City.
 Policy H 1.3 – Increase Affordable Housing Production: adopting an updated Density Bonus/Community Benefits program that provides additional incentives and/or streamlining options for housing projects that provide additional affordable units or the most needed unit types (including those with special needs) beyond minimum state requirements.  Policy H 1.4 – Incentivize Accessory Dwelling Unit Development: expands the resources available for homeowners to add ADUs, which provide an important source of affordable housing. Recent analysis of ADUs permitted indicates these are being developed in highest or high resource areas, or areas of affluence, providing additional mobility options within in San Mateo:

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-89 Housing Element| Adopted March 2024, Revised October 2025November 2023 Table 77: ADUs with Permits Issued by Resource Area (2017 to 2021) TCAC Area (2021) # of Units Percent
Highest Resource 30 15.7%
High Resource 83 43.5%
Moderate Resource* 78 40.8%
TOTAL 191 100.0%

 Policy H 1.5 – Encourage Family Housing: prioritizes creation of housing that addresses the needs of large families, providing greater housing choice.
 Policy H 1.7 – Update Zoning Code Development Standards: includes an action to create an affordable housing overlay to support the development of affordable housing on religious or educational institutions’ sites, thereby increasing mobility into lower-density areas.  Policy H 1.20 – Complete the General Plan 2040 Update (GPU) process: upon adoption, the plan would increase housing capacity by at least 10,000 units, increase the base densities in the 10 Study Areas by at least 25 units/acre and height limits by at least two stories, create substantial new opportunities for housing, including that which is affordable, throughout the city in locations that are near transit, jobs, and services; and will place an updated Measure Y ballot initiative to allow for the increased heights and densities in the adopted General Plan on the November 2024 election. If the Measure Y ballot initiative does not pass, within six months, alternative plans will be presented to the City Council, including a plan for rezoning, to address the housing production constraint of Measure Y and to add at least 1,700 units of new capacity around the city to increase the City’s RHNA buffer by at least 25%.
 Policy H 2.1 – Fund Housing Rehabilitation Efforts: providing funding to lower income households for rehabilitation and accessibility improvements helps prevent displacement because of poor housing conditions.
 Policy H 2.4 – Implement Capital Improvements in Lower-Resourced Neighborhoods: The City will continue to invest CDBG and other funding into lower resource neighborhoods, which include households shown to have disparate housing needs. This will include proactive outreach to the affected communities to ensure the most critical needs are addressed. See also excerpts from the Environmental Justice efforts, located after the AFFH programs, below.  Policy H 2.5 – Promote Housing Resilience: this specifically address climate change-related environmental issues in disadvantaged neighborhoods impacted by flooding in the North Shoreview neighborhood.
 Policy H 2.6 – Require Replacement Units: this would extend replacement requirements beyond the Housing Crisis Act sunset date of 2034, thereby helping to prevent potential displacement in the future.
 Policy H 3.2 – Investigate Fair Housing Cases: continue to fund fair housing service providers to address potential households facing displacement and/or fair housing challenges, who often have

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-90 disparate needs in lower-income, poorly resourced areas.  Policy H 3.3 – Expand Tenant Protections: this action would extend the measures found in AB1482 by requiring relocation payments to tenancy of less than one year, requiring right to return policies for tenants displaced by substantial renovations, and strengthening the enforcement penalty structure to further protect tenants.
 Policy H 3.5 – Study the Creation of Below Market Rate Set Asides: conduct a best practices review to determine the feasibility of prioritizing groups with special needs, including large families, single female heads of households, and others with disparate housing needs and implement as directed by City Council.
 Policy H 4.1 – Update the Housing Webpage: this would improve the City’s webpage with comprehensive housing-related materials in multiple languages, with a specific effort to ensure that households with disproportionate housing needs are targeted with this information.  Policy H 4.3 – Expand Community Education and Outreach: The City plans a robust and adaptive community engagement program with targeting to underrepresented groups, including those with special needs, disparate housing needs, and others.  Policy H 4.4 – Enable Affirmative Marketing: This would require developers of affordable housing to create a Marketing Plan during the final phase of construction on a project-by-project basis, focusing on outreach to special needs individuals and those least likely to apply based on racial make-up of neighborhood, including those with disparate housing needs.

Programs in Support of ELI Households and Those with Special Needs Although some programs, such as those under Policies H 1.13, H 1.14, H 1.16, H 1.18, and programs addressing AFFH concerns, explicitly target special needs and ELI households, all programs in this Housing Element will ensure an ongoing review of how these programs do, or do not, reach ELI and special needs households. This information will be tracked wherever possible and reported on an annual basis through the Annual Progress Report requirements.

Related Environmental Justice Activities
The 2040 General Plan Update has identified two Equity Priority Communities within the City of San Mateo - North Central and North Shoreview. Within the Housing Element, Policy H 2.4 (Implement Capital Improvements in Lower-Resourced Neighborhoods) focuses resources toward these two neighborhoods in support of AFFH and Environmental Justice objectives. The 2040 General Plan Update further articulates the City’s commitment to Environmental Justice in these Equity Priority Communities, and proposes a number of actions to improve conditions that address additional AFFH concerns in the Land Use Element, including, but not limited to:

Action LU 8.8 – Streetscape and Safety Improvements. Work with residents in equity priority communities to identify sidewalk, lighting, landscaping, and roadway improvements needed to improve routes to parks, schools, recreation facilities, and other destinations within the community. Prioritize investments to address health disparities in equity priority communities in the annual Capital Improvement Program.

Action LU 8.9 – Equity Priority Community Mapping. Regularly update the map identifying equity priority communities with data from CalEnviroScreen or other sources, including information from community members.

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-91 Housing Element| Adopted March 2024, Revised October 2025November 2023 Action LU 8.10 – Equity Priority Communities Plan. Prepare a plan for the equity priority communities that addresses the needs of each community, including health, safety, and improved circulation with community input. The plan shall seek to ensure the streets in each community are measurably safe, include ADA accessibility, and have adequate on-street parking. Changes included in the plan shall be developed and enacted with the express purposes of improving health, safety, and welfare for the members of each community.

Action LU 8.11 – City Services. Work with residents in equity priority communities to identify services that the City or other partners could provide to improve safety, sanitation, and security in these neighborhoods.

Action LU 8.12 – Neighborhood Beautification. Support and promote neighborhood clean-up and beautification initiatives in equity priority communities, including in partnership with neighborhood organizations.

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-92

7.2 Implementation Plan

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GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program H 1.1 Monitor Regional
Housing Needs Allocation
and Pipeline projects
Housing Division N/A Monitor housing production
against ABAG Fair Share
Allocation in compliance with no
net loss requirements during
planning period. In addition,
monitor pipeline projects and
new development applications to
ensure production outcomes are
meeting projections.
a) Provide an annual report on housing
production to the City Council each
March, prior to submittal of the
Annual Progress Report to HCD by
April 1st. The report will include an
assessment on the City’s RHNA
progress and, as needed, identify
additional sites to ensure ongoing
compliance with “no net loss”
provisions of State law.
b) Conduct a mid-cycle review of realistic
capacity projections and pipeline
project housing production to ensure
outcomes are aligned with
projections. Update sites inventory to
include additional sites to ensure
ongoing compliance with “no net
loss” provisions of State law.
a) 2023 – 2031 (Annually)
b) 2027 (Mid-cycle review)
a) Existing
b) New

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-94 H 1.2 Utilize Public Funding and
Properties for New
Affordable Housing
City of San Mateo City funds and state,
and federal funds, as
available
Produce City supported housing
projects with affordability
restrictions utilizing local public
funds; and use this funding to
leverage other regional, state,
and federal funding sources to
increase the number of
affordable housing units
developed in each project.

Encourage developers to include
ELI units in their projects.
a) Continue Consider as City budget
allows to sWhen City budgetary
conditions do not anticipate a deficit,
consider Ssetting aside 20% of
general fund property tax revenues
from former RDA areas (aka
"Boomerang Funds”), when City
budgetary conditions are not in a
deficit, as well as the Affordable
Housing Commercial Linkage Fee
Funds, to use for affordable housing
development, prioritizing funding
allocation to projects that include
units for extremely low income (ELI)
households.
b) Identify ways to create a stand-alone
Housing Trust Fund using available
funding sources and utilizing that
fund to leverage new funding
sources, including the Bay Area
Housing Finance Authority (BAHC)
and the Bay Area Preservation Pilot
(BAPP).
c) Prioritize available local housing
funds to assist in the production of at
least 543 below market rate units by
2031, including within the study
areas of the General Plan that allow
high-density housing by holding
developer roundtable meetings at
least once per year. Encourage
developers to include ELI units in
their projects.
d) Support development of 71 units of
affordable housing on the City owned
parking lot at 4th and Railroad as part
of the public-private partnership
(Bespoke project).
i. Development team has been
selected as part of an RFP
process, an Exclusive Negotiating
Agreement (ENA) has been
executed with the developer, and
the project’s pre-application
review has been completed.
ii. Complete the Planning
Application Process for the
project within 18 months of
Housing Element adoption.
a) 2023 – 2031 (Ongoing)
b) 2025
c) 2023 – 2031 (Ongoing)
d) 2024
e) 2023 – 2031

a) Existing
b) New
c) New
d) Existing
e) New

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-95 Housing Element| Adopted March 2024, Revised October 2025November 2023 GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program iii. Facilitate permitting and project
construction during the planning
period.
e) Support affordable housing
development, including ELI units, on
the City owned property at 4142 S. El
Camino Real.
i. Complete site analysis within
24 months of Housing Element
adoption.
ii. Issue RFP within 48 months of
Housing Element adoption.
iii. Select a development partner
and negotiate a lease within 60
months of Housing Element
adoption.
iv. Facilitate development of the
site throughout the planning
period.

Geographic Targeting: high and highest
resource and RCAA areas.

This item is connected to Policy H 5.1.2
and H 5.2.3.

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-96 GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program H 1.3 Increase Affordable
Housing Production
Community Development Department N/A Update the City’s Inclusionary Housing requirements for
ownership and rental residential
developments to allow for
alternative compliance options
other than on-site construction
and to establish an updated
Density Bonus/Community
Benefits program that
incentivizes production of
additional affordable units.
a) Amend the Affordable Housing
Ordinance (SMMC Chapter

27.16.050) and Inclusionary Housing
Policy to allow for alternative
compliance options to onsite
inclusionary unit development within
one year of Housing Element
adoption.
b) Adopt an updated Density
Bonus/Community Benefits program
that provides additional incentives
and/or streamlining options for
housing projects that provide
additional affordable units or the
most needed unit types beyond
minimum state requirements.

Both of these actions would include
an assessment of applicable state law
to ensure that the City meets or
exceeds all requirements.
c) Target ELI populations to the extent
feasible.

Geographic Targeting: high resource and
RCAA areas.

Outcome: 15% of new units will be
developed in high/highest resource areas
and/or RCAA areas.

This item is connected to Policy H 5.1.1
and H 5.2.2.
a) 2024
b) 2025
New

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-97 Housing Element| Adopted March 2024, Revised October 2025November 2023 H 1.4 Support Increased
Accessory Dwelling Unit
Development
Planning Division N/A Implement and maintain
programs to encourage and
support ADU production to
increase missing middle and
lower income housing
opportunities.
a) Amend the City’s ADU Ordinance
(SMMC Chapter 27.19) to align with
current State law and to resolve any
inconsistencies identified by HCD.
b) Maintain and expand the ADU
information and resources available
to homeowners and applicants
provided on the City’s website.
c) Collaborate with 21 Elements and
other jurisdictions in San Mateo
County to find ways to enhance
available ADU resources, establish
uniform standards and requirements,
and effective ways to monitor ADU
affordability.
d) Monitor ADU occupancy and rent
levels to verify that affordability
allocations. Tools to monitor will
include, but are not limited to,
collaboration with 21 Elements or
ABAG to develop a uniform approach
to tracking ADU affordability
countywide, and surveying ADU
applicants during the building permit
review process to understand
intended use, occupancy and rent
charged.
e) Continue to offer flat fees for ADU
building permits, and review ADU
permit fees every 2-3 years. If fees
are found to be a barrier to ADU
production, the City will make
reductions as necessary to reduce
cost barriers.
f) Provide an annual report on ADU
permitting data to verify that Housing
Element production targets are being
achieved. If ADU production targets
are not achieved for two consecutive
years, then, within six months,
pursue additional actions, including
fee reductions, increased
homeowner resources and
assistance, funding assistance,
identifying additional sites and/or
code amendments, to incentivize
ADU production.

Geographic Targeting: high resource and
RCAA areas.
a) 2024
b) 2023 – 2031
(Ongoing)
c) 2023 – 2031
(Ongoing)
d) 2023 - 2031 (Ongoing)
e) 2023 – 2031
(Ongoing)
f) 2023 – 2031
(Annually)

a) New
b) Existing
c) New
d) New
e) Existing
f) New

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-98 GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program Outcome: 30% of new ADUs units will be
developed in high/highest resource areas
and/or RCAA areas.

This item is connected to Policy H 5.1.3.

H 1.5 Encourage Family
Housing
Planning Division N/A Increase the number of new
construction housing units that
can accommodate families
(larger units) when possible and
require subsidized projects to
include family-sized units.
a) Present options to City Council for
requiring a minimum percentage of
three-bedroom units in City
subsidized projects;
b) Present options to City Council for
requiring a minimum percentage of
family-sized units in private
development projects as part of the
Inclusionary Policy update.
c) Should such policy recommendations
not materialize into code
amendments, explore alternative
methods to promote family sized
units through the community
benefits program.

This item is connected to Policy H 5.1.1
and H 5.2.3.
a. 2025
b) 2025
c) 2025
New
New
New

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-99 Housing Element| Adopted March 2024, Revised October 2025November 2023 GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program H 1.6 Streamline Housing
Application Review
Community Development Department N/A Reduce the development review timeline for housing projects by
streamlining the development
review process and simplifying
design review and submittal
requirements.
a) Update the City Council resolutions
that establish the pre-application and
development review processes to
eliminate the pre-application
requirement for housing projects and
eliminate the third-party design
review requirement for housing
projects that meet objective
standards.
b) Amend the Zoning Code to allow
residential projects with up to 25
units to be approved
administratively.
c) Update permit application submittal
requirements.
d) Develop Zoning Code amendments to
align City requirements with SB 330
and make a recommendation to the
City Council.
a) 2024
b) 2023
c) 2023-2031 (Ongoing)
d) 2025

New
New
New
New

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-100 H 1.7 Update Zoning Code
Standards to Support
Housing Production
Planning Division N/A Update Zoning Code
development standards that
apply to multi-family residential
projects to reduce or eliminate
constraints, incentivize
production of additional housing
units and support development
of a variety of housing types.
a) Evaluate the standards and
requirements in all zone districts that
allow for multi-family residential and
amend the Zoning Code as needed to
reduce or eliminate constraints to
housing construction. Specifically: 1)
exclude covered parking and other
elements as needed from Floor Area
Ratio (FAR) calculation for housing
projects with affordable units, 2)
specify where Single-Room
Occupancy (SRO) units are permitted
consistent with government Code
65583(c)(1), and 3) specify that
Manufactured Homes that are built
on a permanent foundation are
subject to the same zoning
requirements and development
standards as single-family homes.
b) Amend the Zoning Code to reduce
off-street parking requirements for
residential units (SMMC Chapter

27.64) as follows: Studio and 1
Bedroom units to 1 space, 2
Bedrooms and above to 1.5 spaces;
and for projects within ½ mile of
transit, consistent with AB2097, no
off-street parking shall be required.

As part of this amendment, staff will
review all other parking related
requirements and make
recommendations to reduce or
eliminate any other parking related
requirements identified as a
constraint.
c) Amend the Zoning Code to make
residential uses, which currently
require a special use permit, a
permitted use in the C1, C2, C3,
E1 and E2 districts for non-R Overlay
areas.
d) Rezone sites with quasi-public uses
such as schools, churches, and other
facilities of an educational, religious,
charitable, or philanthropic nature, to
“Quasi-Public,” following completion
of the General Plan Update and allow
for a variety of housing types, such as
duplexes and multi-family, as
permitted uses in this zone district.
a) 2025
b) 2025
c) 2024
d) 2025
e) 2026

New
New
New
New

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-101 Housing Element| Adopted March 2024, Revised October 2025November 2023 GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program e) Evaluate the feasibility of an
affordable housing quasi-public
overlay or code amendment to
support the production of affordable
housing on quasi-public sites, such as
religious or educational institutions.

H 1.8 Adopt Objective Design
Standards
Planning Division N/A Adopt Objective Design
Standards to expedite
production of housing.

Adopt Objective Design Standards for
multi-family residential projects and
mixed-use projects with a residential
component.
2023

New

H 1.9 Establish Minimum
Densities for Mixed-Use
Projects
Planning Division N/A Create minimum residential
density requirements to ensure
mixed-use development will
contain an appropriate amount
of housing in commercial/office
developments.
a) Amend the Zoning Code to require
that properties designated for mixed-
uses, in the Sites Inventory List, allow
100 percent residential use and
require that residential use occupy 50
percent or more of the total floor
area of a mixed-use project
consistent with Government Code
Section 65583(h), and establish a
minimum residential density for
mixed-use projects elsewhere in the
city that include a residential
component.
b) Study and present to City Council
options for requiring a residential
component in all mixed-use projects
in certain zones or areas.
a) 2024
b) 2024
New
New
H 1.10 Establish By-Right
Housing Designation for
Prior Housing Sites
Planning Division N/A Designate housing sites that have carried over from the prior
Housing Element to allow
housing development by-right.

Amend the Zoning Code to establish a By-
Right designation for housing sites reused
from prior Housing Elements for housing
projects that propose a minimum of 20%
affordable units. Zoning for these sites
must be at least 30 units/acre to meet
default density requirements for lower-
income households per Gov. Code Section
65583.2(c).
2024
(must be completed
within one year of
statutory deadline of the
Housing Element update)
New

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-102 GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program H 1.11 Implement the SB 9
Ordinance
Planning Division N/A Implement the Zoning Code to
allow duplexes and lot splits on
appropriate single-family sites.

Continue to implement Zoning Code
Chapter 27.21 (Two-Unit Development
Residential Overlay District), adopted in
September 2022, which facilitates the
provisions of SB 9 in single-family districts
(R1).

Geographic Target: high or highest
resource and RCAA areas and areas of
lower density.

Outcome: Facilitate at least 5-10 SB 9
applications, resulting in 10-30 units
developed over the planning period
2023 – 2031 (ongoing) New
H 1.12 Encourage Development
of Missing Middle
Housing
Planning Division N/A Support small infill residential
construction (Missing Middle, 4-
10 units) through policy updates
and Zoning Code amendments.
a) Evaluate residential zoning districts
that have sites with potential for
Missing Middle Housing (R2, R3 and
R4 zones) and identify development
standards that create barriers for
small-scale development, including
minimum lot size, setbacks, floor area
ratio, parking, and open space
requirements, and amend the Zoning
Code to remove any constraints,
maximize developable area and
increase capacity.
b) Research and evaluate policies and
code amendments to allow for
Missing Middle housing under SB 10
and schedule for City Council
consideration and adoption.

Geographic Target: high and highest
resource areas, RCAA areas, and lower
density neighborhoods.

Outcome: approximately 50 units of
“missing middle”, workforce housing is
developed in multi-family housing zones.
a) 2026
b) 2026
New
New

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-103 Housing Element| Adopted March 2024, Revised October 2025November 2023 GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program H 1.13 Update Special Needs
Group Housing
Requirements
Planning Division N/A Research current code
requirement regarding special
needs group homes for people
with disabilities for consistency
with Fair Housing Requirements.

The City commits to revising
procedural requirements to
permit group homes for seven or
more persons in all zones
allowing residential uses based
on objective criteria to facilitate
approval certainty similar to
other residential uses of the
same form.
a) Review and amend the Zoning Code
to allow group homes and residential
care facilities for persons with special
needs, including those who are ELI,
in all residential zones, only subject
to those objective standards that
apply to other residential uses of the
same type in the same zone in
conformance with state law.
b) Review and amend the Zoning Code
definition for family, and other
related regulations, to ensure
consistency with State and Federal
fair housing laws related to persons
with disabilities. This effort may
also include consideration of new
definitions such as single-unit and
multi-unit dwellings to
accommodate various housing
situations.
c) Study best practices and develop a
universal design ordinance that
may better address housing needs
for persons with disabilities.

This item is connected to Policy H 5.1.1
and H 5.2.3
a) 2025
b) 2025
c) 2027
New
H 1.14 Update Supportive
Housing Requirements
Planning Division N/A Review and amend zoning code
regarding multi-family housing
development.

Amend the Zoning Code to be consistent
with AB 2162 to allow by-right 100%
affordable housing that has 25% or 12
units of permanent supportive housing,
where multi-family or mixed-use housing
is permitted.

This item is connected to Policy H 5.1.1
and H 5.2.3.

To be completed by
December 31, 2024.

New
H 1.15 Update Mobile Home
Parks Requirements
Planning Division N/A Amend zoning code
requirements regarding mobile
home parks.

Amend the Zoning Code to allow mobile
home parks as a special use in all
residential zones to be consistent with
Government Code Section 65852.7
2025 New
H 1.16 Update Farmworker
Housing Requirements
Planning Division N/A Amend zoning code
requirements regarding
farmworker housing.

Amend the Zoning Code to define and
allow farmworker housing within the
Agricultural District consistent with
Government Code Section 17021.6. The
City will comply with Health and Safety
Code section 17021.5.
2025 New

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-104 GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program H 1.17 Permitting and
Development Fee Review
Community Development Department N/A Regularly review development application, building permit and
impact fees to identify
opportunities to reduce per unit
costs for housing developments,
with a focus on reducing per unit
costs for small multi-family
projects (Missing Middle).
a) Study cumulative permit fee costs for
new housing development of various
sizes and use information to identify
opportunities to reduce per unit
permitting costs; with fee reductions
for small multi-family projects being
prioritized. Present findings to the
City Council with recommendations
for adoption.
b) Conduct a comprehensive review and
update of the fee schedule every 5-6
years, with a focus on evaluating and
adjusting fees with potential barriers
to housing production. Next review
will be conducted in 2027 (last fee
study completed in 2021).
a) 2025 2026
b) 2027 (Ongoing)
New
New
H 1.18 Increase Senior Housing
Production
Community Development Department N/A Evaluate potential policies and code amendments to support
the production of housing for
seniors.

Evaluate code amendments and/or
policies to encourage and support the
development of senior housing, especially
senior housing that serves the ELI and
lower income senior households,
including through shared- housing
arrangements, community care facilities,
supportive housing, and assisted living for
seniors, and make a recommendation to
the City Council.
2028 New

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Supply for the
Development of New
Housing
Community Development Department N/A Support the City’s water and sewer providers to ensure
adequate capacity for new
housing development.
a) Upon adoption of the Housing
Element, provide a copy of the
Element to California Water
Company, Estero Municipal
Improvement District, and San
Mateo Public Works Dept, for
greater awareness of affordable
housing priorities and collaboration,
in compliance with AB 1087.
b) Support efforts by Cal Water and
EMID to expand their water supplies
with new water sources and develop
water efficiency and conservation
methods to offset demand from new
development projects.
c) Pursuant to AB 1087, work with Cal
Water and EMID to establish a
procedure to prioritize water
allocation for developments that
include units set aside as affordable
housing for lower income
households, including affordable
housing within larger, mixed-use
developments and larger residential
subdivisions
d) Establish a written procedure for the
City to grant priority sewer service to
developments with units that are
affordable to lower-income
households.
a) 2023
b) 2023 – 2031
(Ongoing)
c) 2023
d) 2023
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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-106 GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program H 1.20 Adopt San Mateo General
Plan 2040
Community Development Department N/A Adopt a General Plan Update that provides sufficient
development capacity to meet
the City’s housing needs through
2040.
a) Complete the General Plan 2040
Update (GPU) process and present to
the City Council for adoption. The City
is committed to adopting a General
Plan that will create capacity for at
least 10,000 new housing units and
will increase the base densities in the
10 Study Areas by at least 25
units/acre and height limits by at least
two stories.
b) Commence with rezoning citywide, in
phases, to implement the land use
map following GPU adoption.
c) The GPU public outreach and
engagement process will include
information on Measure Y and how it
creates a constraint on housing
production.
d) The City will place an updated
Measure Y ballot initiative to allow for
the increased heights and densities in
the adopted General Plan on the
November 2024 election.
e) If the Measure Y ballot initiative does
not pass in November 2024, present
alternative plans within six months to
the City Council, including a plan for
rezoning, to address the housing
production constraint of Measure Y
with an emphasis on higher densities
in high and highest resource areas,
and to add at least 1,700 units of new
capacity around the city, thereby
increasing the City’s RHNA buffer by at
least 25%.
a) 2024
b) 2025-2026
c) 2023 - 2024
d) November 2024
e) May 2025, if needed
a) Existing
b) New
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7.2.2 Table 99: Goal H-2: Preservation - Implementation Plan GOAL H-2: Preservation of Existing Housing that is Affordable to Lower- and Middle-Income Residents Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 2.1 Fund Housing
Rehabilitation Efforts
Housing Division CDBG/CALHome a) Fund minor home repairs and accessibility improvements
b) Provide opportunity for home
rehabilitation loans for low- income
residents.
c) Allow accessibility improvements
on rental properties with owner
permission.
a) Complete annual goals of 10 minor home repairs and 14 accessibility modifications through grants for lower-income residents, targeting ELI households where appropriate.
b) Provide home rehabilitation loans for lower-income residents up to a total of approximately $500,000 available.
c) Affirmatively market the availability of these funds to both homeowners and renters to increase awareness. Marketing efforts include translating flyers into Spanish and distributing flyers to various locations throughout the city, including libraries, senior and community centers and non-profit agencies. Outreach will be conducted biannually.

Geographic Target: low resource areas (40% of loans and improvements), and areas with significant infrastructure needs
This item is connected to Policy H 5.3.2.
2023 - 2031 (Annually by
June 30)
Existing
Existing
New
H 2.2 Support Retention of
Existing Lower Income
Units
Housing Division TBD (potential
sources include:

PLHA)
a) Identify funding source for
preservation
b) Monitor affordable housing
projects that are at risk of conversion
to market rate.
c) Support regional and local efforts to
examine displacement of affordable
housing and lower income
households.
d) Assist with the retention of special
needs housing that is at risk of
expiring affordability requirements.

Bridgepointe Condominiums affordability requirements for 59 affordable units expire in 2027, out of which 24 are very low-income units (35 are at 120% AMI). Belmont Building affordability requirements for 6 units expire in 2032. The rental property is owned by a for-profit entity, potential for loss of units is high.

Provide noticing to tenants and affected public entities in accordance with Gov. Code, § 65863.10, 65863.11, and 65863.13
This item is connected to Policy H 5.3.3.
a) 2026 (Bridgepointe
Condominiums)
b) 2031 (Belmont
Building)
New
New
H 2.3 Increase Energy and
Water Efficiency in
Existing Units
Community
Development
Department, City
Manager’s Office
CDBG/City Funds Increase energy and water efficiency
in all existing residential units. Fund
weatherization upgrades for low- and
moderate-income homeowners.
a) Complete seven weatherization upgrades through grants for lower-income residents annually, targeting ELI households when appropriate. b) Implement energy-efficiency and electrification strategies identified in the City's Climate Action Plan through updates to the City’s Reach Codes as part of the building permit review process. Outreach will be conducted biannually.

Geographic Target: low resource areas, and areas with significant infrastructure needs This item is connected to Policy H 5.3.2.
a) 2023 - 2031 (Annually,
June 30)
b) Reach codes are
updated every three
years.

Existing
New

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-108 GOAL H-2: Preservation of Existing Housing that is Affordable to Lower- and Middle-Income Residents Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 2.4 Implement Capital
Improvements in Lower-
Resourced
Neighborhoods
Housing Division CDBG Invest more resources in lower
resource neighborhoods (utilize
federal CDBG to provide capital
improvements).
a) Use available CDBG funds to make CIP improvements in identified Equity Priority Neighborhoods (including North Central and North Shoreview neighborhoods).

Potential improvements may include: street work, crosswalk implementation, ADA ramp installation, striping, sidewalk improvements, traffic signal replacement, and other pedestrian/bicycle enhancements. Allocate available CDBG funds on an annual basis.
b) Implement Bike Master Plan and Pedestrian Master Plan through capital improvements in Equity Priority Neighborhoods.
c) Conduct proactive public outreach to identify and prioritize capital improvements that best align with a neighborhood’s most critical needs. d) Apply for funding biannually, consistent with CIP efforts and CDBG to pursue at least eight improvement projects over eight years in Equity Priority Areas.

Geographic Target: low resource areas, and areas with significant infrastructure needs; Equity Priority Areas.

Outcome: Pursue eight improvement projects over eight years in Equity Priority Areas 2023 - 2031 (Annually) Existing
H 2.5 Promote Housing
Resilience
Public Works
Department
City Funds Use resources to protect housing at
risk of damage due to changing
environmental conditions.

Provide Flood Improvements for the North Shoreview neighborhood through the levee project with Public Works.

Started in Fall 2020, with
completion anticipated in
Spring 2023
Existing
H 2.6 Require Replacement
Units
Planning Division N/A Require equivalent replacement units for all housing units lost during any
construction or demolition projects
(Housing Crisis Act).
a) Conduct a study to determine whether the City should update the zoning ordinance and other policies to permanently require replacement of units (beyond Housing Crisis Act sunset date of 2034). This action must be completed within three years from the start of the planning period.
b) The City will require replacement housing units subject to the requirements of Government Code Section 65915(c)(3), when a development project or demolition occurs on sites with existing residential units that are restricted or have been occupied by a lower income household in the past five years. Consistent with H

2.6. a) 2026
b) Effective Immediately

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7.2.3 Table 1010: Goal H-3: Protection - Implementation Plan GOAL H-3: Protection of Current Residents to Prevent Displacement Number Policy Lead
Dept./Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 3.1 Prevent
Homelessness
Housing Division CDBG/PLHA/City Support where feasible programs, organizations and facilities to prevent homelessness through City actions, while coordinating with County and Continuum of Care.
a) Allocate PLHA, CDBG, and other local funds to support homeless prevention; these may include the following programs: LifeMoves Rapid Rehousing Program, Safe Harbor Shelter, Vendome Hotel supportive units, LifeMoves First Step for Housing program, HIP Housing home sharing and Montara assisted units for the formerly homeless.
b) Support the County in its efforts to convert the Stone Villa Hotel into a 44- room temporary shelter space as part of the Project Homekey programs. b)c) Adopt an emergency rental assistance program, with a goal to contribute $200,000 annually, to support individuals and families at risk of becoming homeless.
a) 2023 – 2031
(Annually by June
30)
b) 2023 – 2031
(Annually)
b)c) 2025
Existing
New
New
H 3.2 Investigate Fair
Housing Cases
Housing Division CDBG Continue funding and support for outreach services for homeowners and renters at risk of being displaced and/or facing fair housing challenges.

As CDBG funding permits, achieve the Annual Fair Housing Activity Goals:
 Investigate all complaint cases;
 Provide consultation to at least 30 individuals;
 Increase public Education/Outreach to tenants, landlords, and housing professionals by 50% over eight years (from 26 to at least 40 persons); and
 Provide legal assistance to at least 185 renters.

These numbers are subject to change based on funding availability.

See Goal H-5/AFFH Action Plan for full list of items.
2023 - 2031 (Annually
by June 30)
Existing
H 3.3 Evaluate Housing
Revenue Sources
Community
Development
Department
N/A a) Conduct a feasibility study to determine a potential increase of the Commercial Linkage Fee to ensure
commensurate housing funding with commercial
development.
b) Explore other funding opportunities to support
affordable housing development. Efforts include actively tracking available Federal, State, Regional and Local
funding opportunities for affordable housing and
determining how to leverage these funds to build or
rehabilitate more affordable housing.
a) Conduct a feasibility study on increasing the fee to generate additional housing funds gathered from commercial development, analyze the study, conduct community outreach and make a recommendation to the City Council. Proceed as directed by Council.
b) Examine other possible revenue sources and bring the proposals before City Council for consideration. Actively track available funding opportunities and coordinate with City partners, including non-profit housing developers on how best to leverage these resources.
a) 2026
b) 2023 - 2031
(Annually, as
opportunities
become available)
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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-110 GOAL H-3: Protection of Current Residents to Prevent Displacement Number Policy Lead
Dept./Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 3.4 Expand Tenant
Protections
Community
Development
Department
N/A Expand tenant protections in local ordinance to extend measures of AB1482 related to relocation,
documentation, and right to return policy in eviction
cases.
a) Extend AB1482 provisions to require tenant relocation payments for No Fault evictions for those with tenure less than one year.
b) Make recommendations to the City Council for establishing tenant protection policies that include the requirement of documentation from landlords who use the substantial remodel exemption to evict tenants and a Right to Return policy for tenants displaced from homes due to demolition or substantial remodels.
c) Amend the City’s Tenant Relocation Ordinance (SMMC Chapter 7.50) Code to strengthen enforcement penalty structure tothe City’s ability to aid in and support protecting tenants displaced from unsafe or substandard units. d) Conduct outreach to the community on a biannual basis.

This item is connected to Policy H 5.4.1.
a) 2024
b) 2026
c) 2024
d) 2023 – 2031
(biannually)
New
New
New
New
H 3.5 Study the Creation
of Below Market
Rate Set Asides
Community
Development
Department
N/A Examine the feasibility of establishing priority allocation for households with special needs, extremely low-income households and large families in City-assisted and private development projects with BMR units.

Conduct a best practices research on prioritization of households with special needs, extremely low-income households and large families. Analyze the data, conduct community outreach and make recommendations to the City Council.

Proceed as directed by Council.
2026 New
H 3.6 Monitor Rental
Rates and
Displacement.

Community
Development
Department
N/A Monitor rents, evictions, and tenant displacement
citywide.
a) Research options and best practices for a rental registry list, including determining necessary financial and human resources needed to establish such a program. Make recommendations to City Council.
b) Collaborate with regional partners, such as 21 Elements or ABAG, to develop ways to monitor rental rates, evictions and displacement citywide and countywide to track trends and use the information to guide policy priorities. a) 2024
b) 2024-2031 (ongoing)
New
New
H 3.7 Evaluate
Opportunities for
Expanding
Homeless Shelters
Community
Development
Department
N/A Examine best practices and policies to expand shelter capacity for individuals experiencing homelessness. Study feasibility of new shelter programs and collaborate with the County to end homelessness.
a) Study best practices for expansion of homeless shelter sites. Analyze the data, conduct community outreach and recommendations to City Council. Proceed as directed by Council.
b) Regularly evaluate zoning to ensure enough sites are available to accommodate the capacity for emergency shelters, based on the countywide Point in Time Homeless Count.
c) Review and amend the zoning code to allow emergency shelters in C2, C3, and other zones as needed to ensure there is sufficient capacity on available sites to accommodate the need for emergency shelter as identified in the most recent point-in-time count conducted before the start of the planning period, and to amend the definition of emergency shelters in compliance with Government Code 65583.
d) Review and amend the zoning code as needed to comply with Government Code 65583 including to remove the 300 feet buffer from a single-family dwelling, clarify that emergency shelters are not required to be more than 300 feet apart and adopt objective development standards, such as parking for shelters in compliance with Government Code Section 65583(a)(4)(A)(ii). e) Review and amend the zoning code as needed to comply with requirements of AB 101 (2019) to allow Low Barrier Navigation Centers (LBNC) as a permitted use by right in areas zoned for mixed use and nonresidential zones permitting (by right or through a Special Use Permit) multifamily uses if it meets specific requirements in Government Code sections 65660 – 65668. a) 2023 – 2031
(Ongoing)
b) 2023 – 2031
(Ongoing)
c) 2023-2031
(Ongoing)
d) 2025
e) 2025
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7.2.4 Table 1111: Goal H-4: Promotion - Implementation Plan GOAL H-4: Promotion of Community Engagement and Public Outreach Number Policy Lead
Agency/Department/Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 4.1 Update the
Housing
Webpage
Housing Division N/A Increase community outreach and availability of resources in multiple languages through the Housing Webpage.
a) Maintain and improve webpage with comprehensive housing related information and materials, and coordinate with providers to market programs electronically.
b) Provide information in multiple languages using common terms. c) Ensure that households with disproportionate housing needs are targeted for information through, for example, liaisons with service providers. Ensure targeting reaches ELI households.

See H.4.4 regarding partnering with community intermediaries to conduct outreach activities using these informational resources.

This item is connected to Policy H 5.4.3.
2023 - 2031
(Ongoing)
Existing
New
H 4.2 Support a
Countywide
Below Market
Rate Unit Waitlist
County of San Mateo N/A Support development of the countywide affordable rental waitlist to streamline and centralize occupancy of BMR units by joining the County’s waiting list process
Support the county’s online portal for a BMR waitlist by transitioning the City’s BMR waiting list to the Countywide system. In addition, work with BMR property managers/owners to advertise available BMR units on the County’s portal to streamline the rental process.
2023 (Transition
to Countywide
portal)
(and ongoing)
Existing
H 4.3 Expand
Community
Education and
Outreach
Community Development
Department
N/A Support and engage in efforts to educate community stakeholders and residents, including those with special needs or with disproportionate needs (such as farmworkers, people with disabilities including those with developmental disability, and single- female head of household), about housing gaps and the effects of programs and policies on addressing those gaps. Proactively create opportunities for all communities to have a voice and be involved in shaping policies and programs.
a) Housing initiatives and policy implementation shall be supported with robust and adaptive community engagement including surveys, workshops, pop-up events, mailings, and targeted outreach to underrepresented groups. Outreach will be conducted biannually. b) Continue to participate in Countywide (and other) efforts to share best practices on equitable engagement and inclusive outreach. (e.g.

Home For All “Learning Network”)
c) Actively provide information on County and State resources for tenant protections, discriminatory practices (CC&R's), special needs groups, and households with disproportionate housing needs.
2023 - 2031
(Ongoing)
Existing
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Agency/Department/Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 4.4 Enable
Affirmative
Marketing
Housing Division N/A Develop Marketing Plan with developers of affordable housing projects during final phase of construction on a project-by-project basis. Focus outreach to special needs individuals and those least likely to apply based on racial make-up of neighborhood. a) Research other best practices to create an affirmative marketing strategy and implement strategies in San Mateo where appropriate. b) Include farm workers, ELI households. people with disabilities, and households with disproportionate housing needs, as new target group where appropriate.
c) Include Spanish marketing materials and ensure bilingual interpretation services are available. The City will conduct outreach and education on a project-by-project basis and will ensure that programs target/affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others.
d) Partner with community intermediaries to conduct outreach activities on social media and in the community in Spanish and English language, including events with a significant representation of hard to reach communities such as the annual Dia de los Muertos and Eggstravaganza events (minimum of two per year) as well as pop-ups in the North Central and North Shoreview neighborhoods, (minimum of two per year)

This item is connected to Policy H 5.1.2 and H 5.2.1.
a) 2026
b) 2023 – 2031
(ongoing)
c) 2023 – 2031
(ongoing)
New
New
Existing
H 4.5 Conduct
Outreach to Sites
Inventory
Property Owners
Community Development
Department
N/A Conduct focused outreach to the owners of properties on the Sites Inventory to determine interest in redevelopment or construction of additional housing.

Conduct focused outreach to the owners of properties on the Sites Inventory to determine interest in redevelopment or construction of additional housing on their site(s). The outreach shall include provision of information on the City’s development process, fees, and timelines associated with such applications. Initial outreach shall be conducted within two years of adoption and shall be ongoing throughout the housing cycle.
2023 – 2031
(ongoing)
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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-114

7.2.5 Table 1212: Goal H-5: AFFH - Implementation Plan
Actions Fair Housing Issues Contributing Factors
Fair Housing
Category Action
Type of
Action Responsible Party Objectives Quantified Objectives Timeline Action Area 1. Enhancing housing mobility strategies: consist of removing barriers to housing in areas of opportunity and strategically enhancing access.

Policy H 5.1.1: Adjust the City's
Below Market Rate
(inclusionary) program to
provide larger density bonuses,
and/or increased City support
in exchange for affordable
units in high or highest
resource areas or in areas of
affluence that address the
needs of residents with
disproportionate housing
needs (e.g., accessible/visit
able units for persons with
disabilities child-friendly
developments with day care on
site for single parents, and 3-4
bedroom units for larger
families).

Hispanic and single female
parent households are
concentrated in low
opportunity census tracts.

Persons with disabilities
face a shortage of
accessible, affordable
housing.

Lack of affordable
housing in high
opportunity areas; Lack
of accessible affordable
units
Disparities in
access to
opportunities
Provide incentives to
developers of
affordable housing for
low-income households
and households with
special needs
Land use
resources
City of San Mateo Expand the variety of housing
units produced under the
inclusionary housing program.

Currently developments of 11 or
more units require 15% affordable
to moderate income families for
ownership and 15% for low -
income families for renters.
a) Perform a feasibility analysis to
redesign the program to allow a
menu of options, including targeting
of units for ELI households.
b) Ensure analysis includes review of
housing for households with
disproportionate housing needs,
along with income levels.

This item is connected to Policy H

1.3, Policy H 1.5., Policy H 1.14, and
Policy H 1.15.

Geographic Targeting: Citywide
Metrics: Increase affordable housing
in high-resource areas or areas of
affluence by 15.
a) Complete feasibility
analysis by Fall 2023;
b) Implement redesigned
program by Spring 2024.

Policy H 5.1.2: Participate in a
regional down payment
assistance program with
affirmative marketing to
households with
disproportionate housing
needs including persons with
disabilities, single parents, and
Hispanic households (e.g.,
Spanish and English, targeted
to northeast neighborhoods).

Hispanic households, single
female parent households
and persons with
disabilities have
disproportionate housing
needs.

Historic discrimination
and continued
mortgage denials;
Concentration in low
opportunity census
tracts; High housing
costs and low wages
Disparities in
access to
opportunities
Promote equal housing
opportunity
Financial
resources
Regional
Partnership with
HEART (San Mateo
County has
program with
them)
Improve accessibility to home
mortgage loans for Hispanic
households who have the highest
loan denial rates, as well as single
female parent households, ELI
households, and people with
disabilities. Provide wealth
building through homeownership
for moderate income households.
a) Affirmatively market down
payment assistance to 1,000
households with disproportionate
housing needs, including persons
with disabilities, single parents and
Hispanic households;
b) Provide down payment assistance
to 30 total households;
c) Provide homebuyer education to
200 households.
d) Assist households in proportion to
the demographic profile of the city
In addition, the City will work with
other jurisdictions to conduct
outreach and education. Ensure that
programs target/affirmatively
market to households in impacted
neighborhoods, including North
Central and North Shoreview,
among others.

This item is connected to Policy H

4.4. Geographic Targeting: North Central
and North Shoreview
Neighborhoods
a) Meet quantified
objectives by the end of the
Housing Element period
from 2023-2031;
b) Conduct
homebuyer/outreach and
education quarterly in
partnership with HEART

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Fair Housing
Category Action
Type of
Action Responsible Party Objectives Quantified Objectives Timeline Policy H 5.1.3: Explore the
potential to implement a loan
program for ADU construction
If a City-funded ADU loan
program is determined to be
infeasible. The City will support
the design of a regional
forgivable loan program for
homeowners to construct an
ADU that is held affordable for
extremely low-income
households for 15 years.

Hispanic and single female
parent households are
concentrated in low
opportunity census tracts.

Persons with disabilities
face a shortage of
accessible, affordable
housing.

Lack of affordable
housing in high
opportunity areas/areas
of affluence; Lack of
accessible affordable
units
Disparities in
access to
opportunities
Incentivize accessory
dwelling units (ADUs)
Land use
and
financial
resources
21 Elements/HEART
Increase opportunities for lower-
income households to find
housing that is affordable.

Explore the potential for a City ADU
loan program. Work with 21
Elements collaborative to design a
regional loan forgiveness program.

Ensure that programs
target/affirmatively market to
households in impacted
neighborhoods, including North
Central and North Shoreview,
among others. To enhance mobility
in high resource/areas of affluence,
additionally target to areas outside
lower resource areas. Target those
with disproportionate housing
needs, with a goal to reach 5
households annually.

Provide support to 21 Elements in
the development of a countywide
ADU forgivable loan program.

Promote the use of Housing Choice
Vouchers (HCVs) for ADUs to allow
lower income households the
opportunity to live in lower density
neighborhoods. The goal is to reach
20% of households with HCVs
annually. Provide targeted outreach
to ELI households.

This item is connected to Policy H

1.4. Geographic Targeting: Impacted
neighborhoods, including North
Central and North Shoreview.

Explore City loan program
Summer 2024. If joining
regional collaborative,
begin design in Summer
2025 and complete by
winter 2026.

ADDITIONAL MOBILITY ACTIONS FROM THE GENERAL GOALS, POLICIES AND PROGRAMS

Policy H 1.4 – Support Increased Accessory Dwelling Unit Development: expands the resources available for homeowners to add ADUs, which provide an important source of affordable housing.

Policy H 1.7 - Update Zoning Code Development Standards: includes an action to create an affordable housing overlay to support the development of affordable housing on religious or educational institutions’ sites, thereby increasing mobility into lower-density areas.

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Fair Housing
Category Action
Type of
Action Responsible Party Objectives Quantified Objectives Timeline Action Area 2. Encouraging new housing choices and affordability in high or highest resource areas and areas of affluence: promoting housing supply, choices, and affordability in areas of high opportunity and outside of areas of concentrated poverty.

Policy H 5.2.1: Add more City
supported housing with
affordability restrictions in
moderate and high/highest
resource areas and areas of
affluence. Affirmatively market
the housing to households
with disproportionate housing
needs including persons with
disabilities, farmworkers,
single parents, and Hispanic
households (e.g., Spanish and
English, targeted to northeast
neighborhoods).

Hispanic and single female
parent households are
concentrated in low
opportunity census tracts.

Persons with disabilities
face a shortage of
accessible, affordable
housing.

Lack of affordable
housing in high
opportunity areas; Lack
of accessible affordable
units; Concentration of
Naturally Occurring
Affordable Housing
(NOAH) in low
opportunity census
tracts.

Disproportionate
housing need for
low-income
households and
protected classes
Provide additional
resources to facilitate
the development of
housing for low-
income households and
households with special
needs in higher
opportunity/areas of
affluence.

Financial
resources
City of San Mateo Affirmatively market the housing
to households with
disproportionate housing needs
including persons with disabilities,
single parents, farmworkers, and
Hispanic households (e.g., Spanish
and English, targeted identified
neighborhoods).

Require developers to affirmatively
market approximately 1,000 units to
those with disproportionate housing
needs over the eight-year period
(approximately 125 annually) by
preparing and submitting and
affirmative marketing plan to the
City for review. The affirmative
marketing plan shall include items,
such as advertising (print, social
media) and targeting community
organizations that serve households
with disproportionate housing needs
Ensure that programs
target/affirmatively market to
households with disproportionate
housing needs. Of the 1,000
affordable units, approximately 15%
will benefit special needs and/or ELI
households.

Continue to update the housing
inventory and provide on the City’s
website so that developers can
target housing in moderate and high
opportunity areas, as well as areas
of affluence.

This item is connected to Policy H

1.2. and Policy H 4.4.

Geographic Targeting: Areas of
higher opportunities and affluence.
2023 - 2031 (Annually); as
development projects come
in for approvals/financing

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Fair Housing
Category Action
Type of
Action Responsible Party Objectives Quantified Objectives Timeline Policy H 5.2.2: Incentivize
developers through direct
subsidies, fee waivers, and/or
density bonuses, to increase
accessibility requirements
beyond the federal
requirement of 5% for
subsidized developments.

Persons with disabilities
and persons of color have
disproportionate housing
needs.

Lack of accessible
affordable units; Lack of
access to economic
opportunity;
Concentration in low
income and low
opportunity census
tracts.

Disproportionate
housing need for
low-income
households and
protected classes
Promote equal housing
opportunity
Financial
resources
City of San Mateo Increase development of
accessible units beyond minimum
requirements
a) Update development agreements
for projects with City subsidies to
include additional accessible units.
b) Update the City’s Inclusionary
Housing Policy to require projects
that receive City subsidies to
increase the percentage of units that
meet accessibility requirements.

This item is connected to Policy H

1.3 c) The City will proactively outreach
to developers throughout the
planning period every two years,
beginning in 2024.

Geographic Targeting: Citywide
Metrics: Approximately 10% of units
within projects with City subsidies
will be accessible.
a) 2023 - 2031 (ongoing) as
development
opportunities come
available.
b) 2026 Update
Inclusionary Housing Policy
c. Every two years,
beginning in 2024
Policy H 5.2.3: Prioritize City
funding proposals for City
funded affordable housing that
are committed to serving hard
to serve residents (e.g.,
extremely low income, special
needs, on site services)
Persons with disabilities
and persons of color have
disproportionate housing
needs.

Lack of accessible
affordable units; Lack of
access to economic
opportunity;
Concentration in low
income and low
opportunity census
tracts.

Disparities in
access to
opportunity
Promote equal housing
opportunity
Financial
resources
City of San Mateo Create more housing for hard to
serve households.

Conduct a best practices review and
develop a program to prioritize City
funding for housing projects. This
item is connected to Policy H 1.5,
Policy H 1.14, and Policy H 1.15.

Geographic Targeting: Citywide, but
target high resource and RCAA
areas.

Metrics: A minimum of 15% of City-
funded affordable housing units will
be committed to serving hard to
serve residents, including ELI
households
2028 Conduct a review of
best practices and develop
a program for City Council
adoption
Policy H 5.2.4: In conjunction
with San Mateo County,
develop a housing mobility
program that provides support
to tenants seeking to move to
high opportunity areas in the
region.

Hispanic and
single female
parent households
are concentrated
in low opportunity
census tracts.

Lack of accessible affordable units; Lack of
access to economic
opportunity;
Concentration in low
income and low
opportunity census
tracts.

Disparities in access to opportunity
Promote equal housing
opportunity
Financial
resources
City of San Mateo
and San Mateo
County
Increase the number of
households with housing vouchers
living in areas of high opportunity
throughout the region.

There will be a 20% increase in the
number of voucher holders,
including ELI households, moving to
areas of high opportunity.

Identify resources and
develop a housing mobility
program to provide housing
counseling to voucher
holders.

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-118 Actions Fair Housing Issues Contributing Factors
Fair Housing
Category Action
Type of
Action Responsible Party Objectives Quantified Objectives Timeline Action Area 3. Improving place-based strategies to encourage community conservation and revitalization including preservation of existing affordable housing: involves approaches that are focused on conserving and improving assets in areas of lower opportunity and concentrated poverty. In addition to those described below, see Policy H Policy H2.4 – Implement Capital Improvements in Lower-Resourced Areas above, as well as excerpts from the General Plan Update’s actions towards environmental justice, following this section.

Policy H 5.3.1: As part of the
General Plan, conduct an area
plan for the North Shoreview
and North Central
neighborhoods and prioritize
land use and design around
Highway 101 to improve access
and reduce the division of the
urban form produced by the
highway.

Hispanic and single female
parent households are
concentrated in low
opportunity census tracts.

Lack of affordable
housing in high
opportunity areas; Lack
of accessible affordable
units; Concentration of
NOAH in low
opportunity census
tracts.

Segregation/
integration
patterns;
disparities in
access to
opportunities
Conserve and improve
the existing affordable
housing stock
Land use
resources
City of San Mateo Reduce overcrowding, improve
health and safety, and improve
mobility and access to services in
impacted neighborhoods.

Prepare an area plan for North
Shoreview and North Central
neighborhoods.

Geographic Targeting: North
Shoreview and North Central
neighborhoods.

Metrics: Increase housing capacity in
North Shoreview and North Central
by a minimum of 15%.

2029 Create plan through
the General Plan Update
implementation process
Policy H 5.3.2: Continue to
fund minor home repairs,
infrastructure improvements
and public services,
implementing a preference for
projects in low opportunity
census tracts identified in the
analysis.

Hispanic and single female
parent households are
concentrated in low
opportunity census tracts.

Persons with disabilities
lack accessible, affordable
housing.

Lack of affordable
housing in high
opportunity areas; Lack
of accessible affordable
units.

Disparities in
access to
opportunity
Conserve and improve
the existing affordable
housing stock
Financial
resources
City of San Mateo Fund minor home repairs and
accessibility improvements in
order to help people with
disabilities and elderly residents
remain in their homes. Provide
opportunity for home
rehabilitation loans for low-
income residents. Continue
funding for service providers
reaching households with
disproportionate housing needs,
Make additional infrastructure
improvements in low resource
areas.

Complete annual goals of 10 minor
home repairs and 14 accessibility
modifications through grants for
low-income residents. Provide home
rehabilitation loans for low- income
homeowners and landlords making
accessibility modifications. Fund
service providers that target
households with disproportionate
housing needs, including services for
seniors, ELI households, youth, and
fair housing.

Affirmatively market to Hispanic and
single female heads of household
biannually; ensure that programs
target/affirmatively market to
households in impacted
neighborhoods, including North
Central and North Shoreview,
among others.

Bi-annually apply for funding
through the CIP or other actions to
address infrastructure needs.

This item is connected to Policy H

2.1 and Policy H 2.3.

Geographic Targeting: Citywide, but
will target impacted neighborhoods,
including North Central and North
Shoreview.
2023-2031 (Fund annually;
consistent with Policy H 2.1;
outreach biannually in
target neighborhoods)

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Fair Housing
Category Action
Type of
Action Responsible Party Objectives Quantified Objectives Timeline Policy H 5.3.3: Monitor
affordable housing projects
that are at risk of conversion to
market rate. Support regional
and local efforts to examine
displacement of affordable
housing and lower income
households. Assist with the
retention of special needs
housing that is at risk of
expiring affordability
requirements. Facilitate
ownership transfer to
nonprofit organizations.

Hispanic households, single
parent households and
persons with disabilities
have disproportionate
housing needs.

Historic discrimination
and continued
mortgage denials;
Concentration in low
opportunity census
tracts; High housing
costs and low wages
Outreach capacity
and enforcement
Conserve and improve
the existing affordable
housing stock
Human
resources
City of San Mateo Monitor affordable units whose
subsidies are set to expire within
the planning period develop a
plan for preservation of the units
to keep them affordable long
term.

Bridgepointe Condominiums
affordability requirements for 59
affordable units expire in 2027, out
of which 24 are very low- income
units (35 are at 120% AMI). Belmont
Building affordability requirements
for 6 units expire in 2032. The rental
property is owned by a for-profit
entity, potential for loss of units is
high.

Proactively coordinate with owners
to preserve the 24 very low- income
units as affordable, including
identifying potential funding
sources, advertise conversion units
to non-profits, provide conduct
tenant outreach and education, add
a displacement preference for new
affordable housing for people
displaced, including those displaced
as a result of conversion. Provide
noticing to tenants and affected
public entities in accordance with
Gov. Code, § 65863.10, 65863.11,
and 65863.13 Outreach and
negotiate with owners for
affordability extensions beginning at
least two years prior to the
affordability expiration date. This
item is connected to Policy H 2.2
Geographic Targeting: N/A,
Bridgepoint Condominiums and
Belmont Building.

a) 2027 (Bridgepointe
Condominiums)

b) 2032 (Belmont Building);
Consistent with Policy H 2.2

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-120 Actions Fair Housing Issues Contributing Factors
Fair Housing
Category Action
Type of
Action Responsible Party Objectives Quantified Objectives Timeline Action Area 4. Protecting existing residents from displacement: strategies that protects residents in areas of lower or moderate opportunity and concentrated poverty and preserves housing choices and affordability.

Policy H 5.4.1: Establish tenant
protections in local ordinance
to extend measures of AB1482
related to relocation,
documentation, and right to
return policy in eviction cases.

Persons with disabilities
and persons of color have
disproportionate housing
needs.

Lack of accessible
affordable units; Lack of
access to economic
opportunity;
Concentration in low
income and low
opportunity census
tracts; Historic
discrimination and
continued mortgage
denials; High housing
costs and low wages
Disparities in
access to
opportunity
Address governmental
and non-governmental
constraints
Human
resources
City of San Mateo Increase tenant protections to
prevent displacement of those
with disproportionate housing
needs.
a) Extend AB1482 provisions to
require tenant relocation
payments for No Fault evictions
for those with tenure less than
one year.
b) Make recommendations to the
City Council for establishing
tenant protection policies that
include the requirement of
documentation from landlords
who use the substantial remodel
exemption to evict tenants and a
Right to Return policy for tenants
displaced from homes due to
demolition or substantial
remodels.
c) Amend the City’s Tenant
Relocation Ordinance (SMMC
Chapter 7.50)Code to strengthen
enforcement penalty
structurethe City’s ability to aid
and supportin protecting tenants
displaced from unsafe or
substandard units. This item is
connected to Policy H 3.4.

Geographic Targeting: Citywide.
a) 2024
b) 2026
c) 2024; consistent with
Policy H 3.4
Policy H 5.4.2: Partner with
Project Sentinel to perform fair
housing training for landlords
and tenants. Focus
enforcement efforts on race-
based discrimination,
reasonable accommodations
and source of income
discrimination.

Persons with disabilities
and persons of color have
disproportionate housing
needs.

Lack of accessible
affordable units; Lack of
access to economic
opportunity;
Concentration in low
income and low
opportunity census
tracts; Lack of
understanding of
reasonable
accommodation
requirements by
landlords and property
owners.

Outreach capacity
and enforcement
Promote equal housing
opportunity
Human
resources
City of San
Mateo/Project
Sentinel
Increase awareness of fair housing
laws and tenants' rights to reduce
unlawful discrimination and
displacement.

Provide annual funding to Project
Sentinel to provide training every
two years in the Spring, targeting
200 landlords each training.

Awareness will be increased through
outreach to landlords.

Geographic Targeting: Citywide.

Annually as part of CDBG
allocation in the spring
(Annually by July 1)

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Fair Housing
Category Action
Type of
Action Responsible Party Objectives Quantified Objectives Timeline Policy H 5.4.3: Create a
webpage specific to fair
housing including resources for
residents who feel they have
experienced discrimination,
information about filing fair
housing complaints with HCD
or HUD, and information about
protected classes under the
Fair Housing Act. The webpage
will have accessibility features
and a Spanish language
version.

Persons with disabilities
and persons of color have
disproportionate housing
needs.

Outreach capacity
and enforcement
Promote equal housing
opportunity
Human
resources
City of San Mateo Increase awareness of fair housing
laws and tenants' rights to reduce
unlawful discrimination and
displacement.

Provide information on the City's
website about housing
discrimination, laws, and
protections. Fair Housing resources
will also be advertised on the City’s
eNewsletter, social media channels
and various email listservs. Update
the webpage every two years, along
with other transparency updates.

Geographic Targeting: Citywide
Metrics will be used to focus
outreach: Advertise Fair Housing
resources to the community every
six months.

See H 4.4 regarding partnering with
community intermediaries to
conduct outreach activities fair
housing resources in priority
communities.

This item is connected to Policy H

4.1. and H 4.4
2024 and bi-annually
thereafter; consistent with
Policy H 3.4
Policy H 5.4.4: Ensure that all
multi-family residential
developments contain signage
in both English and Spanish to
explain the right to request
reasonable accommodations
for persons with disabilities.

Make this information
available and clearly
transparent on the City's
website and fund landlord
training and outreach on
reasonable accommodations.

Persons with disabilities
and persons of color have
disproportionate housing
needs.

Initially, create ongoing condition of
approval to ensure both BMR and
all-affordable developments contain
this information. Explore options for
recording against the property
and/or including in the affordable
housing agreement.

Geographic Targeting: Citywide.

Create ongoing conditions
of approval by fall 2024;
conduct best practices
review on options to record
reasonable accommodation
language by January 2025,
and implement a program
by January 2026

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Fair Housing
Category Action
Type of
Action Responsible Party Objectives Quantified Objectives Timeline Policy H 5.4.5: Ensure that
future improvements in
disadvantaged communities
will not produce a net loss of
affordable housing or the
displacement of residents and
seek to increase the amount of
affordable housing in
disadvantaged communities.

Persons with disabilities
and persons of color have
disproportionate housing
needs.

Lack of accessible
affordable units; Lack of
access to economic
opportunity;
Concentration in low
income and low
opportunity census
tracts; Lack of
investment in older
housing stock.

Disparities in
access to
opportunity
Promote equal housing
opportunity
Human
resources
City of San Mateo Ensure that lower-income and
protected class households are
not displaced because of
community improvements.

In conjunction with Policies 5.3.1,
and 5.3.2, when improvements are
planned to be made to
disadvantaged communities,
conduct a review of existing housing
units that may be impacted by such
improvements. Consistent with
H2.6, ensure units that may be lost
are replaced.

Geographic Targeting: Citywide, with
a focus on disadvantaged
community such as North Central
and North Shoreview.

To be completed as part of
the larger General Plan
Update, with the expected
date of completion by
2027. The development of a
no-net loss of affordable
housing policy will be
completed by 2027.

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-123 Housing Element| Adopted March 2024, Revised October 2025November 2023 Quantified Objectives
The quantified objectives section estimates the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the 2023-2031 planning period. The quantified objectives do not represent a ceiling on development, but rather set a target goal for the jurisdiction to achieve, based on needs, resources, and constraints.

According to HCD, the sum of the quantified objectives for the programs should ideally be equal to or surpass the community's identified housing needs. However, State law recognizes that the total housing needs identified may exceed available resources and the community's ability to satisfy this need within the content of the general plan. Under these circumstances, the quantified objectives need not match the identified existing housing needs but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved over an eight-year time frame. The quantified objectives do not necessarily meet the goals of RHNA because they are not a full projection of anticipated housing development within the Housing Element Cycle. It is an estimate of actual production, given available resources and projected pipelines projects.

With respect to affordable units, the City has estimated the potential subsidies available during the planning period and has calculated the potential number of units that could be assisted and/or constructed with these funds. In addition, staff has compiled a list of known or expected development projects in the next few years, including preservation projects, anticipated to be completed within the next eight years.

Based on these estimates, along with the known pipeline projects that have been initially reviewed, approved or are under construction, the total quantified objective for affordable units is 1,804. This includes 323 conserved/preserved affordable units, 553 City funded new construction affordable units and 928 non-subsidized affordable units in new private development.

The total development cost for the City’s RHNA allocation of affordable units (3,975 total units) would exceed $4 billion dollars, of which there is approximately a $2 billion financing gap. Thus, the quantified objectives do not completely account for San Mateo’s RHNA but do establish the maximum number of housing units that can realistically be constructed, rehabilitated, and conserved in the City over an eight- year timeframe with current resources. A breakdown of the total quantified objectives for housing production over the next eight years and how they align with the City’s overall RHNA are outlined in the two tables below.

Table 1313: Quantified Objectives for Cycle 6 (2023 – 2031) Conservation/Preservation Affordable Total ELI VLI LI MOD Market Bridgepointe Condominiums 59 24 35 396
Belmont Building 6 6
Rehabilitation Projects 258 258
Sub Total 323 0 30 258 35 396
Total Conservation 719

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Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-124 New Construction Affordable Total ELI VLI LI MOD Market Kiku Crossing (City Funded) 223 43 45 135 2
445 S. B St. (City Funded) 70 14 36 20 0 1
Future Affordable TBD (City
Funded)*
260 70 120 70
Concar Passage 73 73 888
303 Baldwin Ave. (Trags) 6 6 58
Bay Meadows Res 6 5 5 49
Bay Meadows MU 3 7 7 60
Waters Park 19 19 180
406 E. 3rd Ave. (Windy Hill) 3 3 22
500 E. 3rd Ave. (Block 21) 12 12 92
500 E. 4th Ave. (Block 20) 9 9 76
1885 S. Norfolk St. (Fish Market) 26 26 234
Hillsdale Terrace 6 6 62
200/210 S. Fremont St. 2 2 12
Peninsula Heights 29 29 261
222 S Fremont St. 4 4 36
477 E. Hillsdale Blvd. (Hillsdale Inn) 23 23 207
222 E. 4th Ave. (Draeger’s Market) 10 10 0
401 Concar Dr. (Hayward Park
Station Parking Lot)
28 16 12 163
616 S. B. St. (Nazareth Vista) 5 5 43
477 9th Ave. 12 12 108
1919 O’Farrell St. 4 4 45
668 E. 3rd Ave. 7 7 52
1218 Monte Diablo 12 4 8 63
Accessory Dwelling Units 374 22 132 220 66
Future Private Development TBD** 252 152 60 40 1,670 Sub Total 1,481 127 593 487 274 4,450
Total Construction 5,931

Total Quantified Objectives Affordable Total ELI VLI LI MOD Market Total (Preserved Units plus New
Construction)
1,804 127 623 745 309 4,846
Grand Total 6,650
*Future Affordable TBD is a estimate of potential publicly funded housing production based on 8-year projections of the City’s various housing funds and an assumption that costs will average to $100k per unit. **Future Private Development TBD is a estimate of potential inclusionary below market rate units to be built in upcoming private developments using projections from the previous Housing Element.

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-125 Housing Element| Adopted March 2024, Revised October 2025November 2023 Table 1414: Quantified Objectives Alignment with San Mateo’s RHNA Income Quantified Objective Eight-Year RHNA Figure % of RHNA to be Produced ELI/VLI 750 1,777 42%
LI 745 1,023 73%
MOD 309 1,175 26%
Market 4,846 3,040 159%
TOTAL 6,650 7,015 95%

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H O U S I N G E L E M E N T
Housing Element | Adopted March 2024, Revised October 2025November 2023 Page H-126 Prior Accomplishments Summary
The update of the Housing Element provides an opportunity to reflect on past achievements and challenges. The following summary highlights key accomplishments and challenges from the previous Housing Element’s 5th Cycle planning period (2015 to 2022), as well as identifies opportunities for where the City took lessons learned and applied them as future tasks for current Housing Element. A detailed evaluation of the prior housing element can be found in Appendix E - Review of Prior Housing Element.

The following achievements were made:
 Progress towards meeting affordable housing goals
 New policies to generate affordable housing funds
 Market rate housing goals were met
 The rate of ADU production have increased greatly
 Accessing new funding sources from non-local sources
 Increasing efficiency in the housing development process  Interventions to preserve affordable housing
 Addressing housing needs for special needs populations The following challenges were experienced:
 A divided vision for the future of the city
 High land and construction costs, including external factors  Outdated housing programs and policies
 Falling short of the quantified objectives
The following opportunities were identified:
 Rewrite the zoning code (refer to Policy H 1.7, H 1.12, H 1.13, H 1.14, H 1.15. H 1.16, H 1.18)  The General Plan update (refer to Policy H 1.20)
 New opportunities for Transit Oriented Development (refer to Policies H 1.7, H 1.8, H 1.9)  Creative solutions to site limitations (refer to Policy H 1.7, H 1.9, H 1.11, H 1.12, H 4.5)  More uses for technology to increase efficiency of housing programs (refer to Policy H 4.1, H 4.2)  New affordable housing opportunities identified (refer to Policy H 1.2, H 1.3, H 3.3) The Housing Element’s 5th Cycle (2015-2022) quantified objectives goal for total housing units, including market rate housing, was 3,164 units. Following the final year of this 5th Housing Cycle, a total of 2,579 units were completed from the projects identified in the quantified objectives. The following two tables summarize the quantified objectives from the last Housing Element Update and detail the City’s progress in achieving those objectives.

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-127 Housing Element| Adopted March 2024, Revised October 2025November 2023 Table 1515: Quantified Objectives, 2015 - 2022
Conservation/Preservation Total ELI VLI LI MOD
Lesley Park Towers 200 200
Humboldt House 9 9
Sub Total 209 0 209 0 0

New Construction Total ELI VLI LI MOD
2000 S. Delaware 60 60
Bay Meadows Affordable Site 60 20 40
Bay Meadows BMR 65 25 40
Station Park Green BMR 60 60
Other BMR 150 45 25 80
Other Affordable TBD 85 30 45 10
Sub Total 480 50 190 60 180
AFFORDABLE TOTAL 689 50 399 60 180
Private Sector/Market Rate 2,475
GRAND TOTAL 3,164

Table 1166: Quantified Objective Actuals, 2015 – 2022*
Conservation/Preservation Total ELI VLI LI MOD
Lesley Park Towers 200 200
Humboldt House 9 9
1110 Cypress 7 7
Sub Total 216 0 209 7 0

New Construction Total ELI VLI LI MOD
2000 S. Delaware 60 60
Bay Meadows Affordable Site 67 14 36 17
Bay Meadows BMR 54 31 23
Station Park Green BMR 60 60
Other BMR 123 82 29 12
Other Affordable (Kiku Crossing) 223 43 45 135
Sub Total 587 57 223 212 95
AFFORDABLE TOTAL 803 57 432 219 95
Private Sector/Market Rate 1,776
GRAND TOTAL 2,579
*Information represents final housing numbers for the 5th Housing Cycle (2015-2022), based on the City’s Annual Progress Report (APR) submitted April 1, 2023.

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APPENDIX C

HOUSING RESOURCES AND SITES

INVENTORY LIST

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APPENDIX C | HOUSING RESOURCES AND SITES

INVENTORY LIST

0.1 Table of Content

0.1 Table of Content ................................ ................................ ........................... 2

0.2 List of Figures ................................ ................................ ............................... 3

0.3 List of Tables ................................ ................................ ................................ 3 1 INTRODUCTION ................................ ................................ ................................ .......................... 5 2 DESCRIPTION OF HOUSING FUNDING PROGRAMS ................................ ................................ .......6

2.1 Federal Programs ................................ ................................ .......................... 6

2.1.1 Community Development Block Grant (CDBG) ..................................................................... 6

2.1.2 HOME Investment Partnerships Program (HOME) ............................................................... 6

2.1.3 Low Income Housing Tax Credits (LIHTC) .............................................................................. 6

2.1.4 Housing Choice Vouchers (HCV) ........................................................................................... 6

2.1.5 Other Federal Programs ........................................................................................................ 7

2.2 State Programs ................................ ................................ ............................. 7

2.2.1 Permanent Local Housing Allocation (PLHA) ........................................................................ 7

2.2.2 Other State Programs ........................................................................................................... 7

2.3 Other Public Funds ................................ ................................ ........................ 8

2.3.1 Housing Successor Agency for the Redevelopment Agency ................................................. 8

2.3.2 City Housing Fund ................................................................................................................. 8

2.3.3 Commercial Linkage Fee (CLF) .............................................................................................. 8

2.3.4 San Mateo County Affordable Housing Fund ....................................................................... 8

2.4 Private For -Profit and Nonprofit Sources ................................ ........................ 9

2.4.1 Community Reinvestment Act (CRA) .................................................................................... 9

2.4.2 Private Developers ................................................................................................................ 9

2.4.3 Non-Profit Agencies .............................................................................................................. 9

2.4.4 Housing Endowment And Regional Trust (HEART) ............................................................... 9 3 HOUSING-RELATED PROGRAMS ................................ ................................ ................................ 10

3.1 Minor Home Repair ................................ ................................ ..................... 10

3.2 Home Rehabilitation ................................ ................................ .................... 10

3.3 Lead -Based Paint Hazard Reduction ................................ ............................. 10

3.4 First Time Home Buyers Program ................................ ................................ .. 10

3.5 Acquisition of Land ................................ ................................ ...................... 10

3.6 Acquisition and Rehabilitation of Existing Housing ................................ ........ 10

3.7 Community Housing Development Organizations (CHDO) ............................... 11

3.8 New Construction ................................ ................................ ........................ 11

3.9 Accessory Dwelling Units (ADUs) ................................ ................................ .. 11

3.10 Special Needs Housing ................................ ................................ ................. 11

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3.11 Homeless Programs ................................ ................................ ..................... 11

3.11.1 LifeMoves Shelter Network................................................................................................. 12

3.11.2 Safe Harbor Emergency Shelter .......................................................................................... 12

3.11.3 Stone Villa Inn ..................................................................................................................... 12

3.12 Regional Collaborations ................................ ................................ ............... 12

3.12.1 Inter-Agency Council (IAC) .................................................................................................. 12

3.12.2 Continuum of Care .............................................................................................................. 13

3.12.3 HIP Housing Self Sufficiency Program ................................................................................. 13

3.13 Chronic Homelessness ................................ ................................ ................. 13

3.14 Homeless Prevention ................................ ................................ ................... 13

3.14.1 Legal Aid Society, HomeSavers Program ............................................................................ 13

3.14.2 LifeMoves, Rapid Rehousing Program ................................................................................ 13

3.15 Discharge Policy ................................ ................................ .......................... 14 4 SITES INVENTORY ................................ ................................ ................................ ..................... 15

4.1 RHNA Status ................................ ................................ ............................... 15

4.2 On -Site Constraints Analysis ................................ ................................ ........ 16

4.3 Non -Vacant Site Redevelopment Analysis ................................ ..................... 16

4.4 Lot Consolidation ................................ ................................ ........................ 19 Table 1: January 2019 – November 2023 Planning Development Approvals (Ranked by Density) ... 21 Table 1a: Preliminary and Formal Applications since General Plan 2040 Adoption and Passage of Measure T ........................................................................................................................................... 23

4.5 Recent Development Projects ................................ ................................ ....... 26

4.6 Pipeline Projects ................................ ................................ ................................ .... 32

4.7 Redevelopment Opportunity Sites ................................ ................................ ........... 54 Table 3: Opportunity Site Affordability Summary .............................................................................. 65

4.8 Sites Inventory Housing Feasibility and Realistic Capacity ............................. 65 Table 4: Realistic Housing Capacity by Zoning District........................................................................ 66

4.8.1 General Plan Adoption and Revised Development Capacities ................................ . 66 Table 4a: Preliminary and Formal Applications by Site Size and Realistic Capacity ........................... 67 Table 2: Sites Inventory ....................................................................................................................... 68

0.2 List of Figures
Figure 1: Key Inventory Sites ....................................................................................................................... 25 Figure 2: Study Area Map ........................................................................................................................... 32 Figure 3: Sites Inventory Map ..................................................................................................................... 32

0.3 List of Tables
Table 1: January 2019 – November 2023 Planning Development Approvals (Ranked by Density) ........... 21

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Table 1a: Preliminary and Formal Applications since General Plan 2040 Adoption and Passage of Measure T ............................................................................................................................................. 23 Table 3: Opportunity Site Affordability Summary ...................................................................................... 65 Table 4: Realistic Housing Capacity by Zoning District ............................................................................... 66 Table 4a: Preliminary and Formal Applications by Site Size and Realistic Capacity ................................... 67 Table 2: Sites Inventory ............................................................................................................................... 68

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1 INTRODUCTION
The housing resources of the City of San Mateo are comprised of all the funds, programs, and sites that are available to be used to create additional housing affordability. There is a myriad of ways the City can address housing concerns in the community, both from a land use and from a programmatic standpoint.

The City receives and dedicates funding sources to be used in the development of affordable housing and housing related programs . These housing related programs can also be jointly managed by non -profit providers and City staff working collaboratively. The City is also responsible for ensuring that it maintains an inventory of sites that can feasibly support enough housing development to meet the goals o f the Housing Element. These three areas together make up the housing resources of the City.

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2 DESCRIPTION OF HOUSING FUNDING PROGRAMS
This section will discuss the funding the City utilizes in the development of housing, especially housing that is affordable, through financial and other kinds of assistance, as well as for other housing programs.

Affordable housing projects in particular, due to the high costs of land and construction, typically require a combination of resources and partnerships to achieve development and affordability . There are a number of resources available to the City to implement its housing and community development objectives. Each funding source typically comes with a set of regulations that restricts the ways in which it may be used to ensure that they meet the parameters of the purpose of the program. Many of the programs identified herein are designed primarily to address affordability issues, as the cost of housing is a significant impediment to homeowners and renters alike.

2.1 Federal Programs

2.1.1 Community Development Block Grant (CDBG)
The City of San Mateo has been an active participant in the Community Development Block Grant (CDBG) program for over 40 years. The U.S. Department of Housing and Urban Development (HUD) awards this flexible grant program to jurisdictions through a statutory formula that uses measurements of need. CDBG funds can be used to assist low - and moderate-income persons in the form of social services activities, housing rehabilitation, economic development, neighborhood revitalization, improvement of public facilities, and prevention and elimination of slums and blight. The City’s entitlement grant has increased an average of about 5% over the last five years. It is anticipated that the CDBG grant will either remain the same or decrease; therefore, the City is budgeting a conservative 2% decrease annually over the next five years.

2.1.2 HOME Investment Partnerships Program (HOME)
The HOME program is a federal grant to participating jurisdictions determined by formula allocations.

HOME funds are directed toward the housing programs that assist persons at or below 60% of the median income, including acquisition, rehabilitation, new c onstruction, tenant -based assistance, homebuyer assistance, planning and supportive services. The City of San Mateo participates in the program as part of a consortium with the County of San Mateo and the City of South San Francisco.

2.1.3 Low Income Housing Tax Credits (LIHTC)
The Low Income Housing Tax Credits (LIHTC) is an incentive for investors to provide equity to develop rental units for households at 30 - 60% of median income. The program is not a direct federal subsidy, but rather a tax incentive administered by the Internal Revenue Service. $1,200,000 in tax credits were used to help finance the Montara project in 2020 , which contained 68 affordable housing units and 12 units set-aside for formerly homeless veterans.

2.1.4 Housing Choice Vouchers (HCV)
This program is administered by the San Mateo County Housing Authority with multiple eligibility criteria; including a family or a single person who is 62 years or older, disabled or pregnant, with a household annual gross income equal to or below the HUD published income limits. Households who qualify for Federal Preference are considered first and are defined as persons who are involuntarily displaced, or persons who are paying more than 50% of household income towards rent. Nearly 700 San Mateo residents are assisted annually through individual vouchers and have selected housing that distributes the assistance throughout neighborhoods in the City.

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2.1.5 Other Federal Programs
There are other Federal programs that may be made available to affordable housing projects located in the City, including the Section 811 Supportive Housing for Persons with Disabilities program in which HUD provides funding to develop and subsidize rental housing with the availability of supportive services for very low- and extremely low-income adults with disabilities. The Section 811 assistance comes in the form of project rental assistance alone. No funds are available for construction or rehabilitation. In addition, HUD-VASH is a collaborative program which pairs HUD’s Housing Choice Voucher (HCV) rental assistance with VA case management and supportive services for homeless Veterans. These services are designed to help homeless Veterans and their families find and sustain permanent housing and access the health care, mental health treatment, substance use counseling, and other supports necessary to help them in their recovery process and with their ability to maintain housing in the community.

2.2 State Programs

2.2.1 Permanent Local Housing Allocation (PLHA)
The City of San Mateo began receiving funding through the Permanent Local Housing Allocation (PLHA) program in 2020. HCD awards the grant to cities and counties based on a formula of the amount of funding each jurisdiction receives through the CDBG program. PLHA funds can be used for predevelopment, development, acquisition, rehabilitation of low -income housing, to match funds into housing trusts or low-income housing asset funds, accessibility modifications, homeownership opportunities, rehabilitation, and other supportive housing and homelessness services. The City ’s estimated 5 -year award from HCD is $2,051,364 and therefore anticipates an award of around $400,000 annually.

2.2.2 Other State Programs
The City of San Mateo obtains funding from several State programs such as the CalHome Program, which is currently used for a home rehabilitation loan program and has a fund balance of around $560,000 in 2022. Staff keeps a close eye on funding cycles and new funding opportunities from the State as they are released. Housing developers and housing organizations are eligible to apply for State funds, such as programs sponsored by California Housing Finance Agency (CalHFA), on a project-by-project basis. There are also State Low-Income Tax Credits available, which can be used to assist housing projects. Participants in First Time Homebuyer Programs often utilize the CalHFA mortgage and down payment assistance programs as they are available.

Projects within the City have also utilized other State funding programs, including the Infill Infrastructure Grant (IIG), which is available as gap funding for infrastructure improvements necessary for specific residential or mixed -use infill development projects or areas and the Local Housing Trust Fund (LHTF) which provides matching funds to local and regional housing trust funds. Other State programs include Affordable Housing and Sustainable Communities (AHSC) Program, which funds projects to support infill and compact development that reduce greenhouse gas (GHG) emissions, the Golden State Acquisition Fund (GSAF) which provides a flexible source of capital for the development and preservation of affordable housing properties, Project Homekey, which can be used to develop hotels, motels, hostels, single-family homes and multifamily apartments and other existing buildings to Permanent or Interim Housing, Housing for a Healthy California (HHC) which creates supportive housing for individuals who are recipients of or eligible for health care provided through the Medi -Cal program, the Multifamily Housing Program (MHP) which provides loans for new construction, rehabilitation, and preservation of permanent and transitional rental housing for lower -income households, and the Predevelopment Loan Program (PDLP) which provides short-term loans to finance affordable housing predevelopment costs.

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2.3 Other Public Funds

2.3.1 Housing Successor Agency for the Redevelopment Agency As mandated by the State legislature, the Redevelopment Agency (RDA) of the City of San Mateo was dissolved as of February 1, 2012. As the Housing Successor Agency, the City of San Mateo is responsible for the management of properties and funds formerly belonging to the Redevelopment Agency. The City elected to retain the housing assets and housing functions previously performed by the Agency upon dissolution. A portfolio of loans previously financed by RDA funds provides some program income to support fu ture affordable housing. At the time of dissolution, the City’s RDA fund balance of approximately $1.9M was returned to the local taxing agencies. The City elected to retain its portion of the returned funds in the amount of $706,000 to be reserved for aff ordable housing. It has also set a policy to contribute 20% of the annual increase in property tax revenues to be retained for affordable housing on an ongoing basis. The fund has dedicated $2,850,000 to the Kiku Crossing affordable housing project and the balance is expected to be at $250,000 afterwards.

2.3.2 City Housing Fund
In 1992, the City adopted the Below Market Rate (BMR) Inclusionary Program that requires a portion of affordable units be provided in new developments with 11 or more units in both rental and/or ownership projects. The program was amended on January 1, 2020. For rental projects, developers must provide 15% of units to be affordable to households up to 80% of the area median income ( AMI). In ownership developments, developers must provide 15% of the units affordable to households up to 120% AMI.

Additional affordable units can be provided for bonuses and concessions. When the amount of required BMR units includes a fraction above 0.5, the requirement is rounded up, but when it is between 0.1 and

0.4, an in-lieu fee is charged. This fee has become a source of funds that may be used for housing policies and programs. This fund also contains miscellaneous housing revenues collected from subor dination processing and loan payoffs from the old First Time Homebuyer program.

2.3.3 Commercial Linkage Fee (CLF)
In 2016 , the City adopted a new ordinance to establish a commercial linkage fee. The fee, which is collected when a building permit for a nonresidential use is issued, is to be used for the creation and preservation of affordable housing. It is calculated by using the gross floor area of net new commercial space, excluding structured parking. The fee rates are adjusted annually using the construction cost index, but the City maintains three tiers of pricing for the fee, with retail/service at the least expensive, hotel at middle pricing, and office/research at the highest rates.

2.3.4 San Mateo County Affordable Housing Fund
The County of San Mateo administers the Affordable Housing Fund. On April 8, 2013, the San Mateo County Board of Supervisors approved the allocation of approximately $13,400,000 of unrestricted general funds for affordable housing purposes. These funds, which initiated the County’s Affordable Housing Fund (AHF), were de rived from a one -time distribution of Housing Trust Funds held by former redevelopment agencies in San Mateo County. There have been eight subsequent AHF competitive funding rounds, using a c ombination of County general funds, Measure K funds, San Mateo County Housing Authority Moving to Work Housing Assistance Program Reserves, HOME funds, CDBG funds, and funds allocated to the County from HCD. The Kiku Crossing affordable housing project rec eived an allocation of $5.185M from the AHF.

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2.4 Private For -Profit and Nonprofit Sources

2.4.1 Community Reinvestment Act (CRA)
Several opportunities exist for partnership with local lenders via the Community Reinvestment Act. This law requires local lenders to analyze the lending needs of the community in which they do business, particularly the needs of low and moderate -income persons, and develop programs to address those needs. To date several lenders have offered favorable terms on first mortgages for the First Time Home Buyer program which has provided tremendous support to the program. Other lenders have assisted new construction projects in the form of construction loans and permanent financing. The City considers this a beneficial resource for future partnerships as well.

2.4.2 Private Developers
In any housing project the City undertakes with private developers, the City attempts to leverage its resources as much as possible. The City attempts to provide the "gap" financing that is needed to make an affordable housing project feasible. Private developers are very interested in developing housing because of the current high demand and the City continues to work with them to find ways to include affordability within their projects. With the current demand for housing, the City sees good opportunities to work with the private sector in the area of new housing construction over the next eight years.

2.4.3 Non-Profit Agencies
There are several partnership opportunities with non -profit organizations. Foundations and lender consortiums provide means of financial assistance. Community service organizations provide housing services and manage housing programs. Non -profit developers produce new affordable units. To date , the majority of new affordable units have been sponsored by non-profit developers. This trend will most likely continue since the federal programs strongly encourage the use of non -profit agencies for housing programs.

2.4.4 Housing Endowment And Regional Trust (HEART)
The Housing Endowment And Regional Trust (HEART) of San Mateo County is a regional trust fund for affordable housing in San Mateo County. It has a revolving loan fund to provide financing for affordable housing developments usually in the form of short -term gap or predevelopment financing. HEART provided financing for Kiku Crossing in 2022.

HEART’s “First Time Homebuyer ” Program provides below market rate second loans as down payment assistance for persons who make up to $180,000 per year and households that make up to $220,000 per year. The program is also structured to eliminate private mortgage insurance which results in lowering the total monthly housing payment for homebuyers.

The City is partnering with HEART to create pre -approved designs for ADUs to allow for streamlined application processing and approval and incorporating environmentally friendly design. The goal of the initiative is to increase ease of ADU production, and therefore increase affordable housing production.

Four designs have been created at different unit sizes to accommodate the size constraints of different sites – studio, 1 bedroom (square), 1 bedroom (rectangular), and 2 bedrooms.

As new federal, state and local sources of funds appear, the City will integrate them into its programs and look for new solutions to meeting the affordable housing needs. It also continues to aggressively seek other potential financing sources and partnership opportunities.

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3 HOUSING -RELATED PROGRAMS

3.1 Minor Home Repair
The Minor Home Repair program provides these services free of charge to low -income homeowners.

Owners are entitled to free minor exterior or interior repairs. Repairs also include accessibility modifications and simple energy efficiency improvements. The overwhelming majority of participants in this program is senior citizens. An average of 35 minor home repair projects were completed annually during the previous housing element cycle.

3.2 Home Rehabilitation
The City operates a similar, but separate program for home repairs that constitute major upgrades. The program offers assistance to low -income homeowners in the form of deferred payment loans up to a maximum of $60,000 for home rehabilitation. The program is limited to properties that have 1 -4 units.

Loans are for a 20-year term with a 3% interest rate. While the program has received interest from the community, there have been no rehabilitations completed through this program as of 2022.

3.3 Lead -Based Paint Hazard Reduction
The City developed and implements lead -based paint regulations in accordance with HUD Guidelines 24 CFR Part 35 and 40 CFR Part 745 last revised 2012.

3.4 First Time Home Buyers Program
This program provides first time buyers the opportunity to purchase condominiums as they become available for resale at two City sponsored complexes, which are Meadow Court and Gateway Commons, and have 70 and 93 affordable housing units respectively. This project-based approach is also augmented by new ownership units that either the City builds , or private developers build in compliance with the City’s Below Market Rate Program.

3.5 Acquisition of Land
The City is always looking for opportunities to purchase land to assist the development of housing. This includes land banking for the development of owner and rental housing, senior and family housing, transit-oriented housing, and mixed-use developments. Currently, the City owns two properties within downtown San Mateo, one of which is at the intersection of 4 th Avenue and Railroad Avenue. The sites comprise a surface parking lot for Talbot’s, a closed toy store . The City plans to use th is site for the development of affordable housing in a public/private partnership with a $1 per year lease. This site is included in the Sites Inventory as there is a proposal to develop 71 units affordable at the very-low to low- income levels, including family housing and one manager’s unit, on this site as part of a larger mixed-use development on this block. Details about the site characteristics and development proposal are shown on the Figure 1 map and included below in Section 4.4 as the “Bespoke Project.” The Sites Inventory also identifies a third City owned parcel, located at 4142 S. El Camino Real, that is currently vacant. Programs to support the development of affordable housing on both of these sites are included in Policy H 1.2 of the base document.

3.6 Acquisition and Rehabilitation of Existing Housing
The City also partners with nonprofit organizations to purchase and rehabilitate existing housing and make it more affordable. As funds are available, the City will consider purchasing multi-family complexes and/or single-family homes to make available for rental housing. This helps preserve the existing housing stock

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by ensuring adequate property management standards and adds to the City’s affordable housing stock.

The City typically funds these types of projects with HOME and RDA Housing Successor funds.

In addition, the City will consider purchase of individual condominium units in private developments, as funds are available. These units would be included in the existing First Time Homebuyer Program and sold to moderate-income households with the same loan terms and resale price restrictions.

3.7 Community Housing Development Organizations (CHDO)
The City no longer administers its own HOME programs after entering into a consortium. However, San Mateo County will coordinate with HIP Housing Development Corp. (HHDC) or any other qualified CHDO to apply the annual increment of HOME funds that are channeled directly to CHDOs. The HOME funds will be used to assist persons who make less than 60% of the area median income.

3.8 New Construction
Although the COVID-19 pandemic has had significant impact on the cost of construction, the City sees the potential for more partnership opportunities to develop new housing with both for -profit and nonprofit developers, mostly due to the wide array of financing tools currently available. Developers have become far more knowledgeable about how to apply for and combine the various government program funds and available private funding to build affordable housing.

3.9 Accessory Dwelling Units (ADUs)
The City's Accessory Dwelling Units (ADU) ordinance, most recently updated in 2022, allows the construction of modest units sometimes referred to as "granny units" in residentially zoned neighborhoods. These units are relatively inexpensive to rent due to their size and are often occupied by family members as a way to live together yet maintain an element of privacy. Based on their size and characteristics, ADUs are a housing type that contributes to both the affordable and Missing Middle housing categories.

3.10 Special Needs Housing
The City provided extensive funds for acquisition/rehabilitation of an apartment building formerly owned by private individual s with County contracts. This project, known as the Humbolt House, operates as permanent supportive housing for individuals with mental illness. The City also provided land and subsidies to construct permanent affordable housing with 10 units set aside for households with mental health issues at risk of homelessness as referred by the County for the Delaware Pacific project. Through the PLHA program, the City provides funding for staff salaries at the Montara affordable housing project, which contains a set aside of 12 units for formerly homeless veterans. These staff will manage the client services and case management needed for the tenants. The goals for this program are to aid in build ing long term stability in their living situations. These subsidies are in addition to assistance being granted to the project from the U.S. Department of Veterans Affairs (VA). The City provided land and subsid ies to construct permanent affordable housing with 8 units set aside for individuals with development disabilities, and 16 units set aside for formerly homeless individuals at the Kiku Crossing project, which is currently under construction.

3.11 Homeless Programs
Although the City does not directly manage any homeless prevention or assistance programs, it collaborates and financially supports a variety of programs countywide. The sources of funds for homeless programs in the City of San Mateo are CDBG, PLHA, Afford able Housing Funds, and City Housing funds.

County level funding that helps to benefit San Mateo residents in need include McKinney -Vento,

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Homeless Prevention and Rapid Re -Housing Program ( HPRP), and Section 8 programs. All homeless outreach, assistance and prevention programs are conducted by local nonprofit organizations in coordination with various local government agencies. The City works with several groups to provide emergency shelters, transitional housing, and support services for the homeless as described in the 2018- 2023 Consolidated Plan. The City collaborates with the County of San Mateo on countywide homeless counts, which occurs every two years; and follows the County’s “Continuum of Care” (CofC) program to address homeless which is described in the “Regional Collaborations” section below. In coordination with other jurisdictions in the county, the following shelter operations and expansion efforts the City supports are as follows:

3.11.1 LifeMoves Shelter Network
The City has provided operational funds in the past and may continue based on available funds through the CDBG program to support LifeMoves for shelter operations within City limits . They operate in two sites located in the City: supportive housing at the Vendome (which is not a shelter), and the First Step for Families shelter. For the Vendome, the City provided 100% of acquisition/rehab ilitation costs and supports their efforts to obtain HUD funds (PUSH) for operations through the Continuum of Care process.

For First Step for Families, the City provided extensive capital funding to develop the property and starting in 2020 , the Community Resource Commission awarded CDBG grants for operations of the shelter.

Through countywide collaboration, the City also supports the efforts of other shelters run by LifeMoves throughout San Mateo County, including the Coast House, Family Crossroads, Haven Family House, Maple Street Shelter, and Redwood Family House.

3.11.2 Safe Harbor Emergency Shelter
The City provides $15,000 annual ly from City Housing for the operation of Safe Harbor, the regional emergency shelter for adult individuals located in South San Francisco and operated by Samaritan House.

After the basic human needs have been met and shelter clients have been stabilized, Safe Harbor provides case management for financial counseling including job search and employment services as well as budgeting to help achieve financial self-sufficiency. The program also provides housing search assistance, including assistance to find subsidized housing when possible. One example is access to the San Mateo County Housing Readiness Voucher program which includes three years of continuous case management and rental housing vouchers. Safe Harbor’s overall goal is to ensure stabilized housing for three years.

3.11.3 Stone Villa Inn
Through the Homekey program, San Mateo County plans to perform a conversion of the hotel Stone Villa Inn into an emergency shelter , which will be located within the City . The hotel currently contains 44 guestrooms, which could be conver ted into use for individual shelter rooms. Additionally , the City will support these efforts as a part of the CofC and extend its network of homeless services to the future clients of the shelter.

3.12 Regional Collaborations
City staff are active members of the following regional collaboratives to address a wide variety of issues associated with homelessness and homeless prevention.

3.12.1 Inter-Agency Council (IAC)
The Inter-Agency Council (IAC) is a countywide consortium of housing stakeholders to develop and support the San Mateo County HOPE: 10 -year Plan to End Homelessness. This plan focusses on the provision of new affordable housing opportunities rather than development of new shelters.

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3.12.2 Continuum of Care
The Continuum of Care (CofC) committee for San Mateo County implements its plan to serve homeless persons and families. Through this collaboration of service providers and local government agencies, efforts are coordinated for outreach, needs assessment, provision of services for the homeless. The consortium also determines the priorities and allocation of Countywide Emergency Shelter Grant funds.

In 2016, the CofC released its current Strategic Plan titled “Ending Homelessness in San Mateo County .” From this plan, the Coordinated Entry System (CES) was created. CES is a centralized system that pulls together the service providers across the county to ensure that resources are available to all clients regardless of which jurisdiction an individual enters the system from.

3.12.3 HIP Housing Self Sufficiency Program
Staff serves on the selections committee for entry into the HIP Housing Self Sufficiency Program, which provides support services and rent al assistance for candidates through educational and/or vocational training plans. The program helps clients find employment at a level to reduce the need for government assistance payments. The program provides deep supportive services to help clients move toward self- sufficiency within a two-year time period.

3.13 Chronic Homelessness
The Housing Outreach Team (HOT) is a multi -disciplinary team, including City staff, formed through the HOPE initiative that addresses chronic homelessness by outreach and engagement. This program helps to provide housing and bring medical, mental health an d substance abuse support services to those who might not otherwise seek such services. The outreach and case management of this team supports the residents of The Vendome, a permanent supportive housing SRO in Downtown San Mateo. The Vendome was acquired and renovated by the City with various housing financial resources in 2009. The Vendome will continue to serve HOT identified clients and other very low-income residents this program year.

3.14 Homeless Prevention
As detailed under the sections below, the City will provide assistance grants to help prevent further homelessness. In addition to the programs identified below, Samaritan House, as well as other local agencies, provides services for the extremely low - income residents that include homeless prevention such as Rapid Rehousing, and emergency housing vouchers . However, these other programs are funded by other jurisdictions in the County.

3.14.1 Legal Aid Society, HomeSavers Program
Legal Aid assists tenant litigants with unlawful detainers and related matters to help people stay in their homes across the Bay Area region. They conduct weekly clinics at community centers and at the County Court House advising and representing applicants as necessary in court proceedings. Their goal is to keep people in their homes and prevent homelessness through their advocacy. The City traditionally funds them annually through the CDBG program. They negotiate with landlords on tenant’s behalf regarding other issues that threaten their ability to live in safe, decent, affordable housing. Their goal is to counsel 480 individuals in 160 households.

3.14.2 LifeMoves, Rapid Rehousing Program
LifeMoves operates the City’s Rapid Rehousing program for individuals and families at great risk of experiencing homelessness. Clients are given direct financial assistance to resolve debt related to housing expenses as well as case management to connect them to resources to stabilize their finances and overall wellbeing. The program is funded through PLHA as has the goal of serving five individuals and five families during its first year of operations. This goal is expected to increase in later years with increased funding.

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3.15 Discharge Policy
The City does not directly fund any institutions requiring discharge. These policies are requirements of health institutions to discharge patients experiencing homelessness to a safe and appropriate location , offer meals and weather -appropriate clothing, distribution of needed medicines, and providing the necessary transportation . These institutions are within the jurisdiction of the County of San Mateo.

Discharge policies are a component of the County’s HOPE 10-Year Plan to End Homelessness.

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4 SITES INVENTORY
Government Code Section 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. The inventory of land suitable for residential development shall be used to identify sites that can be developed for housing within the planning period (Section 65583.2). To create this list, City staff undertook an extensive process to review the feasibility of housing development for every site located within the key study areas that had been identified by the community while weighing in the expertise of staff, consultants, and developers . The original draft sites inventory was posted to the City website in December 2021 for public comment. The inventory has been updated since based on additional analysis or in response to public comments.

In 2019, City staff began a series of public outreach workshops through the General Plan 2040 Update , and asked community members to select target areas where they believed future housing development would be most suitable. From this process, the City identified ten study areas for the 6th Housing Element Cycle’s sites inventory. Then, staff analyzed development trends from the previous five years (2019-2023) to determine expected densities for potential redevelopment when weighed against the existing site constraints such as zoning, size, and neighborhood trends. Through this process, staff was able to calculate the realistic redevelopment capacity of these sites. Within these study areas, there are currently enough sites zoned to accommodate 14,561 new housing units in the City of San Mateo. The affordability breakdown of these sites is 4,778 lower Income units, 1,899 moderate-Income units, and 7,884 above Moderate-Income units. The sites for affordable developments were spread throughout the City to avoid adding to any Racially/Ethnically Concentrated Areas of Poverty (RECAP).

4.1 RHNA Status
For the 6th Cycle Housing Element Update, the City of San Mateo has been assigned a RHNA of 7,015 units:

• Very Low Income – 1,777 units
• Low Income – 1,023 units
• Moderate Income – 1,175 units
• Above Moderate Income – 3,040 units

Overall, pipeline projects (are those with planning approvals, entitlement, under construction, or under review) total 4,787 units, including 784 lower income units, 177 moderate income units, and 3,826 above moderate income units. The affordability of these units is based on the project approval, with affordable units being provided as part of the City’s inclusionary housing requirements.

In addition, the City anticipates an annual average of 55 ADUs for a total of 440 ADUs over the next eight years. Based on ABAG’s HCD -approved ADU Survey, the City can expect ADU construction to produce approximately 132 very low income units, 1 32 low income units, 1 32 moderate income units, and 4 4 above moderate income units.

Accounting for pipeline projects and projected ADUs, the City has a remaining RHNA of 2,228 units (2,016 lower income units, 998 moderate income units, and (786) above moderate income units). The City must demonstrate that it has adequate sites to fully accommodate its remaining RHNA for all income groups.

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4.2 On -Site Constraints Analysis
The City of San Mateo is a fully urbanized municipality serviced by Pacific Gas and Electric ( PG&E), Cal Water, Estero Municipal Improvement District (EMID), and its own wastewater treatment plant for sewage. All sites on the inventory have access to electric, natural gas, water, sewage, public streets, and other infrastructure needs for housing redevelopment. To start service at any site would not prove infeasible for installation and standard connections to the existing systems and does not present a constraint.

Air quality and noise are identified as potential environmental constraints on 55 sites due to proximity to highways and railways . However, air quality may be addressed through incorporation of mechanical filtration systems that can adequately filter air particulates for housing projects. Noise impacts can also be mitigated through enhanced construction materials such as double or triple paned windows and sound attenuating insulation. During project review, i ndividual projects near highways and railways are evaluated with project-specific technical studies that analyze these constraints and provide appropriate mitigation measures.

21 sites in the inventory have been identified to lie within the flood zone or adjacent to creeks. The City requires that new housing development within the 100-year flood plain raise the lowest living level above base flood elevation to avoid the risks of flooding. Sites located near or on creeks are subject to additional creek setbacks, which prohibit development within 30 feet of the center line of any creek or 20 feet of the top of a bank. The identified sites have existing structures located outside these creek setbacks that can be repurposed or redeveloped for housing . Neither constraint would limit the ability of the sites to produce new housing.

In the previous Housing Element 5th Cycle, the City approved several housing projects that included lot consolidation: The Lark, Grand Blvd Townhomes, Hacienda Mateo, 737 2nd Ave, Block 21, Concar Passage, Hillsdale Terraces, 4 W. Santa Inez Condos, and Kiku Crossing. The City has a consistent track record of approving projects that include lot consolidation. Additionally, the City’s zoning code encourages lot consolidation through higher allowable densities for larger lots. Lot consolidation is expected to continue for new housing projects throughout the next Housing Element Cycle , and this is further supported by current pipeline projects that are under review (e.g. Block 20 and Bespoke) and recently approved projects (e.g., Nazareth Vista).

4.3 Non -Vacant Site Redevelopment Analysis
The City is relying on many non-vacant sites with high redevelopment potential for purposes of meeting its RHNA allocation. The use of these non-vacant sites is justified as it can be demonstrated by a significant number of recent projects at similar sites as the development stock in the City matures; as well as several in-progress development applications as demonstrated in sections 4.4 and 4.5 below. In the previous Housing Element Cycle, the City received four projects for missing middle housing that were previously on single-family home sites. These sites with pipeline projects have been identified as: Grand Boulevard Townhomes, Hacienda Mateo, 737 2nd Avenue, and the Gum Stre et Duplexes in Section 4.4 below. The City was able to approve these projects without rezoning and produced a total of 19 additional units. This trend is expected to continue, with the recent approval of a 10-unit project at 4 W. Santa Inez (net increase of 8 units). This demonstrates that the City’s existing zoning allows for a range of housing types and sizes.

The City currently has t wo developments in-progress for multi-family housing that contain parcels that were previously single -family ho mes. The projects have been identified as Fremont Terrace (200 S.

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Fremont Street) and Block 20 , as discussed further in Section 4. 5. Together, they will create 98 new housing units, with 11 affordable units. These projects demonstrate that with the right location, low- density housing can be redeveloped under the City’s existing zoning to generate additional units that include affordable units under the City’s BMR Ordinance. As the City undergoes the General Plan Update, similar sites will be identified, which will continue the trend of creating new areas of appropriate housing density.

The majority of sites are non-vacant, with non-vacant sites accommodating more than 50% of the lower income units. However, this will not be an impediment to development as the type of sites used for the inventory are consistent with those that have been redeveloped into housing projects in the last Housing Element Cycle . The City has received several applications for projects that involved redeveloping underutilized, low-density commercial property into full housing or mixed-use housing projects. Nine key projects that fit this description are: Concar Passage, Azara, The Lark ( Park 20), Hillsdale Inn, Nazareth Plaza, Trag’s Market (303 Baldwin), Hillsdale Terraces, Peninsula Heights, and 1919 O’Farrell. Combined, they will produce a total of 1,902 new housing units, with 172 affordable units. This trend can be expected to continue, with owner/developer interest in redevelopment being expressed for many of the sites listed in the inventory, such as the Hillsdale Mall, Peninsula Heights, Marriot Residence Inn, The Fish Market, Bayshore Commons, Ah Sam Floral Co., The Atrium, and the Bel Mateo Shopping Center. Rather than the existing uses discontinuing from lack of interest , market trends reveal that developers have bought out long-term businesses to allow redevelopment into housing or utilized phased development or partial site redevelopment to allow existing uses to remain while new housing was developed . Furthermore, these sites do not require rezoning, as residential development is an allowed use on the commercial and office sites included in the inventory.

Table 1a and 1b below shows the projects that have been approved since 2019 and illustrates the characteristics of existing uses. (attached to the end of the document) lists the parcels considered and included in the sites inventory. Existing characteristics of each parcel, including parcels that have planning approvals, developer/owner interests, or are developed owned, are used to correlate parcels with potential development potential.

In selecting the sites to be included in the sites inventory, the City utilizes objective criteria to evaluate each parcel for near-term redevelopment. Sites meeting either one of the five factors below are included in the sites inventory. These factors are most direct in explaining why existing uses would not impede redevelopment.

1. Site with property owner or developer interest in redevelopment, which indicates that the existing uses do not have long-term viability or do not represent the highest and best uses given the current and projected market conditions.

2. Site that is developer owned, which indicates the property is held for redevelopment purposes.

3. Site with previous proposal for redevelopment, indicating interest and intent for redevelopment.

4. Vacant site.

5. Sites containing limited improvements based on the nature of the uses (such as parking lots, outdoor storage, primarily vacant). Specifically, all sites identified as meeting this criterion are parking lots, which have no or limited structures to impede redevelopment.

Otherwise, sites that meet at least three of the following factors (#6 to #10) are included in the sites

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inventory. Please note that due to the quality of the data obtained from the San Mateo County Assessor Office, no parcels contain data for all the factors used.

6. Existing uses are similar to uses that have been recycled based on recent trends as demonstrated by projects presented in Section 4.3 and regionally. Such uses include:
a. Retail/shopping center
b. Banks
c. Office building
d. Gas station and auto-related uses
e. Grocery stores
f. Lower density residential uses
The COVID-19 pandemic has accelerated many trends that had already been set in motion:
• Increased online shopping, reducing demand on retail space • Increased eBanking, resulting in banks consolidating local branches – a recent article in BankingDive.com indicates the increasing trend of branch closures. Bank of America’s strategic plan focuses on pursuing new markets such as Milwaukee and New Orleans and to grow its market share with a small number of centers. As one new location opens, the bank will close two existing locations.1 Well Fargo Bank is also among some of the major banks that are closing many local branches. In the month of May 2023 alone, Wells Fargo closed 17 branch offices nationwide. Single use bank buildings surrounded by large parking areas are particularly conducive to closures. • Increased remote working, reducing demand on office space • Increased fuel efficiency and reliability of vehicles, and popularity of hybrid and electrical vehicles, reducing demand for auto-related services • Increased use of virtual meetings and increased popularity of Airbnbs, reducing business travel and demand on hotel accommodation (especially old motels)

7. Age of structure – in general, buildings more than 30 years old begin to show signs of fatigue and often requires significant investments to modernize. A retail shopping center, however, is considered outdated if it has not been renovated within the last 15 years. Recent news articles comparing the Westfield Mall in Downtown San Francisco and that in Santa Clara points to the critical differentiator – Santa Clara Westfield Mall has undergone a $1.1 billion renovation in 2019, whereas the Downtown San Francisco Westfield Mall has not been renovated for more than 16 years. This is because retail trends are fluid and reflect what are “fashionable” at the time. Furthermore, Table 1 shows that commercial/retail structures built in the 1990s (as late as 1997) had been demolished for new development. Therefore, this analysis uses 30+ years as the age threshold for most uses, but 20+ years as the age threshold for retail/commercial uses.

However, the quality of data from the County Assessor Office limits the use of this factor. Many parcels are missing data for the year the building was built. While most non-vacant parcels (if

1 Bankingdive.com, June 14, 2023.

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not all) included in the inventory have older buildings and often show signs of delayed maintenance and are outdated in style, the lack of complete data prevents the use of this factor for many parcels.

8. Single-story building – as demonstrated in Table 1 and , recent projects and pipeline projects involve demolition of mostly single-story buildings, although one project demolished a three- story office building for new mixed use development.

9. Improvement to Land Value (ILV) Ratio – ILV can reflect the potential profitability of redeveloping an existing property but should be considered in conjunction with other factors. In general, a low ILV ratio of 1.0 shows high potential for redevelopment, as the land is worth more than the improvements on site. A low ILV ratio is also often a result of lack of significant improvements in recent years that would trigger a reinvestment. HCD Sites Inventory Guidance also uses an ILV ratio of 1.0 as an indicator of potential redevelopment.

However, office buildings, commercial/retail centers, and hotel/motels often have high ILV ratios that are beyond 2.0. A typical shopping center has an ILV ratio of 2.50 to 3.50. As shown in Table 1 of recent projects, the demolished shopping center had an ILV of 2.60. Also in the sites inventory, parcels with owner/developer interests for redevelopment, existing ILV for many uses have high ILV ratios well above 1.0, including a hotel/motel at 1.9 and a commercial center at over 3.0.

A high ILV combined with other factors such as high/persistent vacancies, lower than market rents, and high maintenance costs due to older age of structures, aging infrastructure, and utilities, would become a financial liability to the property owner. This is because a high ILV ratio means high property taxes regardless of whether the property is generating adequate incomes for a reasonable return.

Therefore, this analysis uses a 2.5 ILV for commercial centers/office buildings; and a threshold of

1.0 ILV for other uses.

10. Lot Coverage – lot coverage is calculated using building footprint information downloaded from the County of San Mateo GIS data sources. The City in most cases does not regulate development through lot coverage. The building envelope is regulated by setbacks and height.

As shown in , among the pipeline projects and parcels with developer/owner interest for redevelopment, the average lot coverage (building footprint over lot area) is about 38 percent, but ranges from 0 percent (such as parking lots) and as high as 98 percent (such as multi-story commercial/office buildings). Therefore, this sites inventory includes parcels with lot coverage up to 50 percent, indicating highly underutilized parcels with outdated site designs that leave large areas as surface parking or landscaping.

In recent years, the City has received very few development proposals or interest in commercial-only development. Most projects involve a residential component or are residential-only projects.

Specifically, within the last four years (since 2019), of the 24 major development applications under review or approved, only two applications (9 percent) did not involve a residential component. This represents a significant trend of converting excess commercial properties into mixed use or residential uses and is consistent with the experiences of other communities in the region and is also expected to continue or accelerate in the future. More importantly, the sites inventory includes a substantial buffer beyond RHNA under the existing land use policy, with the anticipated General Plan Update, and the buffer will increase with the proposed land use policy (Policy H 1.20).

4.4 Lot Consolidation

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The City does not intend to utilize small independent parcels to meet lower income RHNA requirements.

Most small parcels included in the inventory are either already consolidated or mostly consolidated for redevelopment. The City is working diligently with other property owners for lot consolidation.

The City has a strong history of consolidating small parcels to facilitate larger-scale residential and mixed use development. As shown in Section 4.5 on Recent Development Projects, multiple projects were developed by consolidating small parcels into larger sites:
• Grand Blvd Townhomes (3 small parcels to 0.64 acre) - 11 units • Hacienda Mateo (8 small parcels to 0.41 acre) - 14 units • 737 2nd Avenue (8 small parcels to 0.37 acre) - 12 units • Gum Street Duplexes (8 small parcels to 0.55 acre) - 8 units Similarly, among the Opportunity Sites/Pipeline Projects in Section 4.6, many projects also involve lot consolidation. Specifically, the majority of these sites have already been consolidated (i.e., under common ownership). Others are completing the process and are considered mostly consolidated:
• Block 20 (5 small parcels to 1.16 acres, consolidated) - 72 units • Nazareth Vista (2 small parcels to 0.64 acre, consolidated) - 94 units • Concar Passage (4 large and 4 small parcels to 14.53 acres, partially consolidated) 847 - units • Hillsdale Inn (2 large and 1 small parcels to 3.1 acres, consolidated) - 153 units • Hillsdale Terraces (3 small parcels to 0.99 acre, consolidated) - 50 units • 4 West Santa Inez Condos (2 small parcels to 0.25 acre, consolidated) - 10 units • 445 South B Street (6 small parcels to 1.16 acres, consolidated) - 71 units • Hillsdale Mall (4 large and 3 small parcels to 32.6 acres, mostly consolidated - 418 units • Downtown Cluster (2 large and 1 small parcels to 3.14 acres, mostly consolidated) - 365 units • E Poplar Ave/San Mateo Drive (2 small parcels to 0.62 acre, consolidated) - 21 units For other sites in the inventory identified for lot consolidation, the City is diligently working with the property owners to facilitate lot consolidation. These sites typically have some degree of common ownership and/or are considered feasible for lot consolidation due to shared access or parking.

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Table 1: January 2019 – November 2023 Planning Development Approvals (Ranked by Density) Address
Development
Type
Description
Originally
Proposed
Dwelling
Units
Approved
Dwelling
Units
% of Project
Residential
(approx.)
Base Zoning Approval Discretion CEQA
Lot
Size
(Acre)
Dwelling
Units per
Acre
480 E 4th Ave.
(Kiku Crossing)
Multi-Family
Demo surface parking lot (City-owned
parcel). Construct new seven-story,
100% affordable multi-family building
with a separate five-level parking
structure.
164 225 53%
CBD-S:

Commercial and
DT residential
CC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
IS/MND 2.41 93
Block 21
Mixed-Use
Demo existing retail and residential
structures (8 units). New mixed-use
building with office and residential uses.
68 111 33%
CBD-S:

Commercial and
DT Residential
CC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
IS/MND 1.51 74
477 9th Ave.

Mixed-Use
Demo existing commercial buildings.

New five-story office and residential
building.
120 120 80% E2-2: Office
PC approved. Project was appealed (based
on heritage tree removal). Then CC upheld
PC approval. Applicant utilized State
Density Bonus. SUP issued for residential
uses.

Cat Ex
(Infill) 1.6 75
1919 O’Farrell
St.

Multi-Family
Demo existing office building. New five-
story residential apartment building. 48 49 100%
E1-1/R4: Office
with residential
overlay
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
Cat Ex
(Infill) 0.71 69
401 Concar Dr.

Hayward Park
Mixed-Use
Demo surface parking lot at Hayward
Park Caltrain Station. New five-story
residential apartment building.
189 191 100% TOD: Mixed use
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
Tiered off
of the Rail
Corridor
Plan EIR

2.82 68
303 Baldwin
Ave.

Mixed-Use
Demo existing grocery store. New five-
story mixed-use building with
commercial, office and residential uses.
63 64 40%
C1-2/R5:

Commercial
with residential
overlay
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
IS/MND 0.93 68
1650 S.

Delaware St.

Multi-Family
Demo the existing office building. New
five-story, 73-unit residential apartment
building.
73 73 100% TOD: Mixed-Use
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
Cat Ex
(Infill) 1.07 68
666 Concar Dr.

Mixed-Use
Demo existing shopping center. New
mixed-use buildings with commercial,
office and residential uses.
935 961 97% TOD: Mixed use
CC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
EIR 14.51 66

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Address
Development
Type
Description
Originally
Proposed
Dwelling
Units
Approved
Dwelling
Units
% of Project
Residential
(approx.)
Base Zoning Approval Discretion CEQA
Lot
Size
(Acre)
Dwelling
Units per
Acre
1 Hayward
Ave.

Mixed-Use
Demo existing commercial and
residential uses (5 units). New mixed-
use building with office and residential
uses.
18 18 77%
E2-1/R4: Office
with residential
overlay
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
Cat Ex
(Infill) 0.29 61
S Delaware St.
at Landing Ave
(PA20-053)
Bay Meadows
Mixed-Use
New four-story mixed-use building on
MU2 Block with ground floor retail uses
and office above; and new four-story
mixed-use building on MU3 Block with
ground floor retail uses and residential
above.
57 67 15%
BMSP: Mixed-
Use per Bay
Meadows
Specific Plan
PC approved. Permitted under applicable
code and policies.

Tiered off
of the
Specific
Plan EIR

1.51 44
4 W Santa Inez
Ave.

Multi-Family
Demo two single-family dwellings.

Construct new four-story condominium
building.
10 10 100% R4: Multi-
Family Dwelling
CC approved. Permitted under applicable
code and policies.

Cat Ex
(Infill) 0.25 40
406 E 3rd Ave.

Mixed-Use
Demo existing commercial buildings.

New four-story office and residential
building.
23 25 14%
CBD-S:

Commercial and
DT Residential
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
IS/MND 0.88 28
435 E. 3rd Ave.

Mixed-Use
Demo existing commercial buildings.

New five-story office and residential
building.
5 5 16%
CBD-S:

Commercial and
DT Residential
PC approved. SUP for off-site
construction. Applicant utilized State
Density Bonus.

IS/MND 0.25 20
2988 Campus
Dr.

Multi-Family
Demo four office buildings on two sites.

New multi-family residential buildings
(townhouses) on two hillside parcels.
291 290 100% E1-1: Office
PC approved. SUP for residential uses.

Applicant utilized State Density Bonus
and SB 330.

IS/MND 15.45 19
1, 2 and 3
Waters Park
Dr.

Multi-Family
Demo office campus. New multi-family
buildings with single-family, townhouses
and condominium units.
190 190 100%
Rezoned from
E1: Office to R3
multi-family
CC approved. PC approved PA
modification, which was then appealed.

CC upheld PC approval. Permitted under
applicable code and policies. Applicant
utilized State Density Bonus.

IS/MND 11.13 17
222 E 4th Ave.
(Draeger’s)
Mixed-Use
Demo existing grocery store. New
mixed-use building with retail (grocery),
office and 100% affordable residential
uses.
10 10 7%
CBD/R:

Commercial
with residential
overlay
CC approved. Permitted under applicable
code and policies. Applicant utilized AB
1763 (100% affordable), State Density
Bonus.

Tiered off
of the 2010
Gen Plan
EIR

1.13 9

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Address
Development
Type
Description
Originally
Proposed
Dwelling
Units
Approved
Dwelling
Units
% of Project
Residential
(approx.)
Base Zoning Approval Discretion CEQA
Lot
Size
(Acre)
Dwelling
Units per
Acre
2089 Pacific
Blvd.

Multi-Family
Conversion of 8 two-bedroom units into
16 studio units for a net increase of 8
units within an existing apartment
complex
16 16 100% TOD: Mixed-Use ZA approved. Permitted under applicable code and policies.

Cat Ex
(Existing
Facilities) 2.37 7

Table 1a: Preliminary and Formal Applications since General Plan 2040 Adoption and Passage of Measure T Project Address
(Name)
No. of
Dwelling
Units
GP Land Use Designation
GP Density
(Dwelling
Units per
Acre)
Lot Size (Acres) Density (Dwelling
Units Per Acre) % of Base Density Existing Use
Exceeding
Realistic
Capacity?
1 E. 4th Ave 236 Mixed-Use High 130 0.91 259 200% Retail Yes 668 E 3rd Ave
(Gateway) 128 Mixed-Use Medium II 99 0.64 200 198% Retail Yes 220 W. 20th Ave 230 Residential Medium II 99 1.54 149 151% Office Yes 715 N San Mateo
Dr 181 Residential Medium II 99 1.22 148 151% Vacant/Dupl ex Yes
616 S. B St.
(Nazareth Vista) 94 Mixed-Use Medium II 99 0.64 146 149% Retail Yes 1218 Monte
Diablo 72 Mixed-Use Medium I 50 1.01 71 144% Retail Yes 22 N San Mateo
Dr 161 Mixed-Use High 130 1.06 152 118% Apartment Yes
230 S El Camino
Real 28 Mixed-Use High 130 0.26 107 85% Vacant lot No

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678 Concar Dr
(Passage)2 847 Mixed-Use Medium II 99 14.5 58 59%
Commercial
Shopping
Center
No
2015 Pioneer
Court 10 Mixed-Use Medium I 50 0.44 22 45% Vacant office No 1650 S. Amphlett
Blvd.
(Bayshore
Commons)
256 Mixed-Use Medium I 50 14.5 17 35% Office No

Based on the history described in Table 1 and 1a and methodology further described in Section 4.8, the Sites Inventory calculates the realistic capacity of housing opportunity as 90% of base General Plan Land Use Designation density for sites that are residential, mixed-use, office, or commercial. Note that some project sites appear in both tables because those sites had an approved project and subsequently the developer has submitted an application for a revised project.

2 The new proposed residential development application will supersede the existing approved project for the 666 Concar Dr. Mixed-Use Project in Table 1.

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Figure 1: Key Inventory Sites

Universe: Sites Inventory, September 2025
Notes: The individual sites identified correspond to an in-progress or potential upcoming housing development site identified in the inventory.

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4.5 Recent Development Projects

A Azara

Address: 1650 S. Delaware Street
Zoning: Transit Oriented Development (TOD)
General Plan 2030 Designation: Transit Oriented
Development (TOD)
General Plan 2040 Designation: Mixed-Use High

APN: Lot Size:
035-200-120 1.07 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): 50 units/acre (or 54 units)
Approved Density: 68 units/acre
State Density Bonus: 35% bonus requested for 19 additional units.

GP 2040 Max Density: 130 units/acre (or 139 units)

Status: Built and Occupied in 2021

Net Increase in Units: 73
Site Conditions Prior to Redevelopment:

The previous building on this site was a one-story office, most recently occupied by AAA Insurance. It was surrounded by a surface parking lot. The Station Park Green development abuts the south and west property lines while the post office property shares the north property line. To the east of the site and across South Delaware Street are single-family residential homes zoned R1-C.

Development:

Azara is a five-story, 73-unit, multi-family project. Planning entitlements for the development were approved in 2018, a building permit for construction was issued in 2019, and the project was completed and occupied in 2021. The 73 units break down to 28 one-bedroom and 45 two-bedroom units, six of which are deed restricted affordable housing units at the very low-income level or 50% of Area Median Income (AMI).

Site Constraints:

None.

Proximity to Transit:

Located within 0.4 miles of Hayward Park Caltrain Station and 0.9 miles away from South El Camino Real.

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B The Lark (Park 20)

Address: 1950 Elkhorn Court
Zoning: Executive Office with Multi-family Residential Overlay (E1-1/R4)
General Plan 2030 Designation: Executive Office/High Density Multi-Family
General Plan 2040 Designation: Residential Medium II

APNs: Lot Size: Total Lot Size:
039-030-310 2.43 acres 3.95 acres
039-030-400 1.52 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): 50 units/acre (or 197 units)
Approved Density: 50 units/acre
State Density Bonus: Project did not utilize density bonus.

GP 2040 Max Density: 99 units/acre (or 391 units)

Status: Built and Occupied in 2015
Net Increase in Units: 197
Site Conditions Prior to Redevelopment:

The site was previously a one-story office building, originally constructed in the 1960s, with a surface parking lot. For many years, it was a USPS Data Center.

Development:

The project is a four-story, 197-unit apartment building. Planning entitlements for the development were approved in 2011, a building permit for construction was issued in 2012, and the project was constructed and occupied in 2015. The 197-unit development includes 80 studios, 83 one-bedrooms, and 34 two- bedroom units, 20 of which are deed restricted affordable housing units at the very low-income level or 50% of AMI.

Site Constraints:

The site is adjacent to Highway 92, which has potential air quality impacts on residential uses that can be mitigated through development design. The developer installed an air filtration system to mechanically ventilate the building and provide a 65% reduction in concentrations of particulates.

Proximity to Transit:

Located 0.6 miles from Hayward Park Caltrain and 0.2 miles of S El Camino Real.

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C Grand Blvd Townhomes

Address: 318-322 Grand Boulevard
Zoning: Medium Density Multi-Family (R3)
General Plan Land Use Designation: Residential Medium II

APN: Lot Size: Total Lot Size:
032-162-020 0.13 acres 0.32 acres
032-162-030 0.19 acres

Max Density (entitled under GP 2030): 35 units/acre (or 11 units)
Approved Density: 25 units/acre
State Density Bonus: Project did not utilize density bonus GP 2040 Max Density: 99 units/acre (or 31 units)

Status: Built and Occupied in 2018
Net Increase in Units: 3
Site Conditions Prior to Redevelopment:

These parcels were previously occupied by residential buildings constructed in the 1910s and 1930s.

All three of these buildings were single family homes until the 1950s, when the largest of the three was converted into a duplex. It was further subdivided in 1960 to become a triplex. In total, there were 5 units on this consolidated site when the redevelopment was pr oposed.

Development:

The existing structures were demolished to construct 8 detached townhouse units, for a net increase of three units, totaling approximately 12,568 square feet of floor area. Planning entitlements for the project were approved in September 2007. Due to the economic conditions and real estate conditions at the time, the project was soon put on hold. A building permit for construction was issued in 2017 and the project was completed in 2018.

This development is a local example of a missing middle-housing project.

Site Constraints
None.

It should be noted that while the lot size is less than 0.5 acres, this site is underutilized with capacity for additional density. While this developer did not choose to maximize density or utilize the State density bonus, other developers of similarly sized properties may choose to utilize the State density bonus to add units above the City’s base density.

Proximity to Transit:

Located within 0.8 miles of San Mateo Caltrain Station and 0.8 miles to S El Camino Real.

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D Hacienda Mateo

Address: 701 2nd Avenue
Zoning: Medium Density Multi-Family (R3)
General Plan Land Use Designation: Residential Low II

APN: Total Lot Size:
104-930-040 0.41 acres
104-930-030
104-930-020
104-930-010
104-930-050
104-930-060
104-930-070
104-930-080

Max Density (entitled under GP 2030): 35 units/acre (or 14 units)
Approved Density: 20 units/acre
State Density Bonus: Project did not utilize density bonus GP 2040 Max Density: 35 units/acre (or 14 units)

Status: Built and Occupied in 2015
Net Increase in Units: 5
Site Conditions Prior to Redevelopment:

Before redevelopment, the site consisted of three single-family homes.

Development:

The existing structures were demolished to build eight townhome units. In 2007, the Planning Commission approved the project with a two-year entitlement. The State of California later granted entitlement extension through March 2014. The City of San Mateo issued a building permit for the new duplexes in 2014. Construction was completed in 2015.

This development is a local example of a missing middle-housing project.

Site Constraints:

None.

It should be noted that while the lot size is less than 0.5 acres, this site is underutilized with capacity for additional density. While this developer did not choose to utilize the State density bonus, other developers of similarly sized properties may choose to utilize the State density bonus to add units above the City’s base density.

Proximity to Transit:

Located within 0.2 miles of the San Mateo Caltrain Station and 0.8 miles of S El Camino Real.

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E 737 2nd Avenue

Address: 721-737 2nd Avenue, 136-138 Fremont Avenue
Zoning: Medium Density Multi-Family (R-3)
General Plan Land Use Designation: Residential Low II

APN: Total Lot Size:
117-650-030 0.37 acres
117-650-040
117-650-050
117-650-060
117-650-070
034-163-310
117-650-010
117-650-020

Max Density (entitled under GP 2030): 35 units/acre (or 12 units)
Approved Density: 19 units/acre
State Density Bonus: Project did not utilize density bonus GP 2040 Max Density: 35 units/acre (or 12 units)

Status: Built and Occupied in 2018
Net Increase in Units: 6
Site Conditions Prior to Redevelopment:

The buildings situated at 737 and 739 2nd Avenue were previously a small market and an associated residence that were built before 1920. A Historic Resource Evaluation Report was prepared to assess these structures. According to the report, the market qualified as a historical resource for the purposes of CEQA as it may be the earliest example of a wood-frame, false front commercial structure in San Mateo. Prior to the application for redevelopment, the remaining lot area had been vacant.

Development:

The project consists of seven townhome units, each of which are three-bedrooms units. The historic market building has been preserved and incorporated into the project, while the associated residential building was demolished. Planning entitlements for the development and a building permit were issued in 2016. Construction was completed, and the building was occupied in 2018.

This development is a local example of a missing middle-housing project.

Site Constraints:

None.

Proximity to Transit:

Located within 0.3 miles of the San Mateo Caltrain Station and 0.9 miles of S El Camino Real.

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F Gum Street Duplexes

Address: 1753-1815 Gum Street
Zoning: Low Density Multi-Family (R-2)
General Plan Land Use Designation: Residential Low II

APN: Total Lot Size:
117-220-010 0.55 acres
117-220-020
117-220-030
117-220-040
117-220-050
117-220-060
117-220-070
117-220-080

Max Density (entitled under GP 2030): 15 units/acre (or 8 units) Approved Density: 15 units/acre
State Density Bonus: Project did not utilize density bonus GP 2040 Max Density: 35 units/acre (or 19 units)

Status: Built and occupied in 2017

Net Increase in Units: 5

Site Conditions Prior to Redevelopment:

Prior to redevelopment, the site consisted of a single-family home constructed in 1915 and a residential duplex built in the early 1950s. A historical study was conducted to assess the historical status of the single-family home and found that the building did not possess historical significance.

Development:

The project resulted in the construction of eight total units—four duplexes with two units each. Each unit has three bedrooms that range in size from 3,572 to 3,879 square feet. Planning entitlements for the development were approved and a building permit was issued in 2015. Construction concluded in 2017.

This development is a local example of a missing middle-housing project.

Site Constraints:

The site is adjacent to Highway 92, which has potential air quality impacts on residential uses that can be mitigated through development design.

Proximity to Transit:

Located within 0.2 miles of the Hayward Park Caltrain Station and half a mile of S El Camino Real.

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4.6 Pipeline Projects
1 Trag’s Market

Address: 303 Baldwin Avenue
Zoning: Neighborhood Commercial with Multi-Family Overlay (C1-2/R5)
General Plan Land Use Designation: Mixed-Use Medium II

APNs: Total Lot Size:
032-322-230 0.93 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): 50 units/acre (or 46 units)
Approved Density: 68 units/acre
State Density Bonus: Applied (22 additional units)(or 48% density bonus)
General Plan 2040 Max Density: 99 units/acre (or 92 units)

Status:

Entitlement Approval – January 2019
Building Permit Approval – February 2021
Construction – Completed 2023

Net Increase in Units: 64
Site Conditions Prior to Redevelopment:

The site was previously a grocery store (Trag’s Market) constructed in 1956 with a surface parking lot.

Proposed Development:

In 2019, the City of San Mateo approved a five-story mixed-use housing development for this site. The building will consist of 64 studio and one-bedroom residential units, with 6 units intended for affordable housing at the lower income level or 80% AMI. The applicant also proposed commercial/retail space on the ground floor and office space on above floors. Construction completed in 2023.

Site Constraints:

None.

Proximity to Transit:

Located within half mile (280 feet) of San Mateo Caltrain Station and 0.3 miles away from El Camino Real.

Project Website: 303 Baldwin Avenue (Trag’s Market)

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2 Block 20

Address: 500 E 4th Avenue (Block 20)
Zoning: Central Business District Support (CBD/S)
General Plan Land Use Designation: Mixed-Use High

APN: Lot Size: Total Lot Size:
034-186-080 0.25 acres 1.16 acres
034-186-070 0.07 acres
034-186-060 0.14 acres
034-186-090 0.25 acres
034-186-110 0.45 acres

Site Ownership: Consolidated

Max Density (proposed under GP 2030): 50 units/acre (or 58 units)
Proposed Density: 75 units/acre (or 50% density bonus)
State Density Bonus: Requested (28 additional units)
GP 2040 Max Density: 130 units/acre (or 150 units)

Status: Planning Application Under Review
Entitlement – TBD

Proposed Net Increase in Units: 86
Site Conditions Prior to Redevelopment:

The parcels along E 4th Ave are currently occupied by a variety of commercial and residential uses. There is a Taco Bell on this site that was built in the 1970s and has an associated surface parking lot. A daycare occupies a nearby building on the corner of E 5 th Ave and S Delaware St. There are two single family homes along S Delaware, one of which currently houses the San Mateo Japanese American Community Center. The gas station on this site was originally constructed in the early 1950s; it has already b een demolished in preparation for redevelopment.

Proposed Development:

The applicant proposes to demolish all existing on-site structures to build a new six-story mixed use building consisting of 142,046 square feet of office uses and 86 residential units. Nine units are designated to be affordable at the very low-income level or 50% AMI. The project is currently under review and expected to be available within the planning period.

Site Constraints:

Most of the parcels are owned by different parties which may pose a problem. There is a previously existing gas station that was removed and a case closure letter was issued for the site by the County of San Mateo, Environmental Health Services in November 2019. Additional cleanup, such as removing any residual contaminated soil can be addressed during construction of the project and is not anticipated to delay completion of the project. The project also proposes demolition of two historic buildings on one parcel, which is currently undergoing an Environmental Impact Review (EIR). However, the City Council has authority to override the EIR results and approve the demolition for housing.

Proximity to Transit:

Located within 0.3 miles of San Mateo Caltrain Station and 0.5 miles of S El Camino Real.

Project Website: Block 20 (500 E. 4th Ave.)

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3 Nazareth Vista

Address: 616 S B Street
Zoning: Neighborhood Commercial with Multifamily
Residential Overlay (C1-3/R5)
General Plan Land Use Designation: Mixed-Use Medium II

APNs: Total Lot Size:
034-194-140 0.64 acres
034-194-030

Site Ownership: Consolidated

Max Density: 99 units/acre (or 63 units)
Proposed Density: 147 units/acre (50% density bonus)
State Density Bonus: Requested (34 additional units)

Status: Planning Application Under Review
Previous Entitlement – Approved December 2023

Proposed Net Increase in Units: 94
Site Conditions Prior to Redevelopment:

The site is currently dominated by a surface parking lot while the remaining area is devoted to commercial uses, including Kelly Moore Paints and TAP Plastics. The main building on the site was originally constructed in 1956 to house a Goodyear Service Store. Kelly Moore Paints took over the retail space in 1992 and completed minor renovations. Overall, the buildings on the site are dated and due for redevelopment. Because the existing FAR is only 0.41, this site is greatly underutilized.

Proposed Development:

In 2023, the City of San Mateo approved a five-story mixed-use housing development for this site. The building will consist of commercial/retail space on the ground floor with residential units on floors two through five and parking located at-grade and in one level subterranean garage. In March 2025, the applicant submitted an updated proposal for an eight-story mixed-use housing development with 50% more units of housing than the approved project.

Site Constraints:

None.

Proximity to Transit:

Located 0.4 miles to the San Mateo Caltrain station and 0.3 miles from South El Camino Real.

Project Website: 616 S. B Street, Nazareth Vista Mixed Use Development

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4 The Fish Market

Address: 1855 S. Norfolk Street
Zoning: Neighborhood Commercial (C1-1)
General Plan Land Use Designation: Neighborhood
Commercial

APN: Total Lot Size:
035-383-200 3.46 acres

Max Density (proposed under GP 2030): 50 units/acre (or 173 units) through Planned Development (PD)
Proposed Density: 75 units/acre (50% density bonus)
State Density Bonus: Requested (87 additional units)
GP 2040 Max Density: 99 units/acre (or 391 units)

Status: Planning Application Under Review
Entitlement – TBD

Proposed Net Increase in Units: 260
Site Conditions Prior to Redevelopment:

Currently, the parcels located along Seal Slough are occupied by a restaurant called the Fish Market that was constructed in the early 1980s and a consignment office furniture store that was built in 1963. Much of those parcels is dominated by a surface parking lot such that the site is underutilized. The current FAR is approximately 0.1.

Proposed Development:

On the Adequate Sites List, staff initially provided a conservative estimate for the number and affordability of housing units for a proposed development on this site (105 units total) and has since updated it according to the formal planning application filed by the developer this year. The proposal consists of 260 units of housing in total, including 26 units affordable to the very low income populations (50% AMI). The planning application includes a Planned Development request that would increase the bas e density from 35 units/acre to 50 units/acre, combined with a 50% density bonus, allowing 260 units of housing as proposed. This proposal highlights the property owner’s desire to redevelop the site with the maximum number of housing units possible. In addition to this project, the project developer has successfully developed other similar projects in the City since 2018, including two mixed-use housing projects at 405 E. 4th Ave. and 406 E. 3rd Ave.

Site Constraints:

Staff has identified this site’s proximity to the waterfront (Marina Lagoon) and to Highway 92 as potential constraints to development. Proximity to Highway 92 means potential air quality impacts on residential uses. However, any constraints to development can be mitigated through development design and environmental review.

Proximity to Transit:

Located 1.2 miles away from Hayward Park Caltrain Station and 1.6 miles from South El Camino Real.

Project Website: 1855 S Norfolk St., Multi-Family Development

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5 Passage

Address: 640-690 Concar Drive (Concar Passage)
Zoning: Transit Oriented Development (TOD)
General Plan Land Use Designation: Mixed-Use Medium II

APNs: Lot Size: Total Lot Size:
035-242-090 0.24 acres 14.53 acres
035-242-140 5.41 acres
035-242-160 0.39 acres
035-242-170 5.06 acres
035-242-190 0.41 acres
035-242-200 0.41 acres
035-242-210 1.86 acres
035-242-220 0.75 acres

Site Ownership: Partially Consolidated

Max Allowable Base Density: 99 units/acre (or 1,438 units) Proposed Density: 58 units/acre

Status: Planning Application Under Review
Previous Approval – August 2020 (15-year Development
Agreement)
Previous Extension and Modification Request – Approved August 2023 (12-year Development Agreement term instead of 15)

Proposed Net Increase in Units: 847
Site Conditions Prior to Redevelopment:

The site is currently occupied by Concar Shopping Center, with tenants that range from big -box retailers to small businesses. A large percentage of the site is taken up by a surface parking lot. One of the larger buildings on the site was originally constructed in the late 1960s to house a drug store.

Proposed Development:

The current iteration of the project proposes to demolish the existing commercial buildings to construct 139 three-story townhome units, along with three six- and seven-story multifamily apartment buildings with 708 units. The project also includes 3,100 square feet of standalone commercial/retail space. The project includes 37 units priced for very-low income households and 149 for low-income households. The project is eligible as a “By- right” housing project the Zoning Code’s implementation of state law and is exempt from CEQA.

Site Constraints:

Proximity to Transit:

Located within half mile of Hayward Park Caltrain Station and 0.8 miles of South El Camino Real.

Project Website: 640/690 Concar Dr. (Passage)

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6 1919 O’Farrell

Address: 1919 O’Farrell Street
Zoning: Executive Park with Multi-family Residential Overlay (E1-1/R4)
General Plan Land Use Designation: Residential Medium II

APNs: Total Lot Area:
039-030-340 0.71 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): 50 units/acre (or 36 units)
Approved Density: 69 units/acre
State Density Bonus: Applied (13 additional units)
GP 2040 Max Density: 99 units/acre (or 70 units)

Status:

Building Permit Approval – Awaiting application submission Construction – TBD
Extension Request – Approved September 2023 (two-years) Entitlement Approval – October 2021

Proposed Net Increase in Units: 49
Site Conditions Prior to Redevelopment:

Medical offices with surface parking currently occupy the site.

Proposed Development:

The applicant proposes to demolish the existing structure to construct a four -story, 49-unit multifamily apartment community with underground parking. Four of those units will be dedicated to very low - income households or 50% AMI. In 2021, the Planning Commission approved the required entitlements which include the Site Plan and Architectural Review (SPAR) for construction of a multi -family building and a Site Development Planning Application for tree removal.

The project’s previous allowable density allowed for 36 base units, and with the State density bonus, an additional 13 units (35% of the base density) is added to the project. The project is also granted a reduced parking ratio of 0.5 spaces/unit due to being within ½ miles of public transit. However, the applicant is voluntarily providing 30 additional spaces for a total of 64 parking spaces.

Site Constraints:

The site is adjacent to Highway 92, which has potential air quality impacts on residential uses that can be mitigated through development design. Concerns regarding sale of the property has been raised, however the City has not received information of a change in property ownership to date.

Proximity to Transit:

Located 0.9 miles from Hayward Park Caltrain Station and 0.4 miles away from South El Camino Real.

Project Website: 1919 O’Farrell Street

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7 Hillsdale Inn

Address: 477 E Hillsdale Boulevard
Zoning: Regional/Community Commercial (C2-0.5)
General Plan Land Use Designation: Residential Medium II

APNs: Lot Size: Total Lot Size:
040-102-580 0.33 acres 3.05 acres
040-102-620 2.10 acres
040-102-630 0.62 acres

Site Ownership: Consolidated

Max Density (proposed under GP 2030): 50 units/acre (or 153 units)
Proposed Density: 75 units/acre
State Density Bonus: Requested (77 additional units)(or 50% density bonus)
GP 2040 Max Density: 99 units/acre (or 301 units)

Project Status: Pre-Application Completed, Planning
Application submittal TBD

Proposed Net Increase in Units: 230
Site Conditions Prior to Redevelopment:

The site is currently occupied by a hotel (Hillsdale Inn), Enterprise Rent-A-Car, and a self-service car wash with surface parking. The structures were built in the early 1960s. The two smaller sites have low FARs and could more intensely developed.

Proposed Development:

Applicants submitted a conceptual design for a 230-unit, four-story apartment complex with 23 affordable units that target the very low-income category or 50% AMI in March 2022. The development is anticipated to provide a variety of residential amenities including a resident lobby, community rooms, fitness rooms, open space and a roof deck with a barbeque and seating areas. The applicant also proposes to provide approximately 283 parking spaces in an underground garage.

A neighborhood meeting was held in May 2022, and the Planning Commission had a study session in June 2022. The applicant continues to work on redesigning the project as they prepare to submit a planning application for entitlements. The project is expected to be available within the planning period.

Site Constraints:

Staff identified several development considerations and constraints, including the need for parcel consolidation (due to multiple ownerships) and an existing car wash uses on one of the sites. Car wash facilities generally do not release hazardous materials and site cleanup would primarily involve removing an oil/water separator. This is not anticipated to cause delay to the project. There are also noise and air quality impacts from Highway 101, all of which will be addressed during the environmental review of the formal planning application.

Proximity to Transit:

Located 0.9 miles from Hillsdale station and 0.8 miles of South El Camino Real.

Project Website: 477 E. Hillsdale Boulevard

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8 Hillsdale Terraces

Address: 2700 S El Camino Real (Hillsdale Terraces)
Zoning: Regional/Community Commercial with High Density Multiple Family Residential Overlay C3-1/R4
General Plan Land Use Designation: Mixed-Use High

APNs: Lot Size: Total Lot Size:
039-352-060 0.37 acres 0.99 acres
039-352-070 0.30 acres
039-352-090 0.32 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): 50 units/acre (or 50 units)
Approved Density: 68 units/acre
State Density Bonus: Applied (18 additional units)(or 35% density bonus)
GP 2040 Max Density: 130 units/acre (or 128 units)

Status:

Extension Approval – October 2024
Extension Approval – February 2021
Entitlement Approval – February 2017

Proposed Net Increase in Units: 68
Site Conditions Prior to Redevelopment:

The site consists of an auto sale business occupying two stand-alone commercial buildings built in the 1950s and 1960s. The remaining lot area is vacant.

Proposed Development:

In 2017, the City Council approved the proposed five-story, mixed-use development. The project provides 68 units of housing in the form of condominiums, 6 of which are designated as very low -income units. The applicant requested a State density bonus (maximum 35% at the time of application) to achieve this unit count. The developer is further providing 15,881 square feet of commercial space on the ground floor intended to serve the surrounding residential community. The condominiums will be located on the f our upper floors and consist of 17 one-bedroom, 37 two-bedroom, and 14 three-bedroom units.

In September 2022, the developer filed an application for a two-year extension. They have also expressed interest in increasing the overall residential unit count through an increase in State density bonus from 35% up to the current maximum 50% within the same building envelope.

Site Constraints:

One constraint to residential development was identified through the entitlement process. A former gas station on this site requires additional clean up.

Proximity to Transit:

Located on El Camino Real, within a half mile of the Hillsdale Caltrain Station.

Project Website: Hillsdale Terraces

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9 Peninsula Heights

Address: 2655, 2755, 2800, and 2988 Campus Drive
Zoning: E1-1 (Executive Office)
General Plan Land Use Designation: Residential Low II

APNs: Lot Size: Total Lot Size:
041-521-010 2.83 acres 15.45 acres
041-521-020 4.28 acres
041-522-010 3.38 acres
041-522-020 5.03 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): 35 units/acre (or 541 units)
Approved Density: 19 units/acre
State Density Bonus: Applied (used for concessions/waivers) GP 2040 Max Density: 35 units/acre (or 541 units)

Status:

Construction – In-Progress
Building Permit Approval – July 2022
Entitlement Approval – December 2020

Proposed Net Increase in Units: 290
Site Conditions Prior to Redevelopment:

Previously the project parcels consisted of several office structures that were surrounded by large surface parking lots. These buildings were part of Peninsula Office Park, constructed in the 1970s.

Proposed Development:

In 2020, the Planning Commission approved the proposed 290-unit residential development project. The site encompasses a total area of 15.45 acres and will devote 10% of its units to the low -income category pursuant to the inclusionary ordinance. Unit types include townhomes and single-detached and stacked flats.

The project received planning entitlement approval in 2020. Building permits for site preparation on the southern portion of the site were issued in 2022, and construction has begun.

Site Constraints:

The parcels of this site require consolidation. Additionally, developmental design had to consider the site’s natural slope.

Proximity to Transit:

Within a half-mile of SamTrans bus stop.

Project Website: Peninsula Heights

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10 4 West Santa Inez Condos

Address: 4 W Santa Inez Avenue
Zoning: High Density Multi-Family (R4)
General Plan Land Use Designation: Residential Medium II

APNs: Lot Size: Total Lot Size:
032-075-010 0.13 acres 0.25 acres
032-075-100 0.12 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): 40 units/acre (or 10 units)
Approved Density: 40 units/acre
State Density Bonus: Project did not utilize density bonus GP 2040 Max Density: 99 units/acre (or 24 units)

Status:

Building Permit Submitted – August 2022
Extension Approval – February 2024
Entitlement Approval – February 2022

Net Increase in Units: 8
Site Conditions Prior to Redevelopment:

The site parcels used to be occupied by 2 single family homes constructed around 1919. The house on the corner of W Santa Inez Ave and N El Camino Real was converted in the 1980s for use as a Residential Care Home with capacity for the 12 residents aged 18 or older. That use was discontinued many years before the current project was proposed.

Proposed Development:

The applicant proposed a four-story, 10-unit condominium on the two parcels, which will be merged into one. Planning entitlements for the project were approved in 2022 by the San Mateo City Council after initial denial in 2018. In February 2024, the planning entitlements were approved for an additional two- year extension.

This development is a local example of a missing middle-housing project.

Site Constraints:

None. Concerns regarding sale of the property has been raised, however the City has not received information of a change in property ownership to date.

Proximity to Transit:

Located within 0.7 miles of the San Mateo Caltrain Station and within a half mile of El Camino Real.

Project Website: 4 West Santa Inez Condos

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11 445 South B Street, Bespoke

Address: 401-445 South B Street (Bespoke)
Zoning: Central Business District with Residential Overlay (CBD/R)
General Plan Land Use Designation: Mixed-Use High

APNs: Lot Size: Total Lot Size:
034-179-010 0.13 acres 1.16 acres
034-179-020 0.13 acres
034-179-030 0.13 acres
034-179-040 0.4 acres
034-179-050 0.25 acres
034-179-060 0.12 acres

Site Ownership: Consolidated

Max Density (proposed under GP 2030): 50 units/acre (or 71 units)
Proposed Density: 52 dwelling units/acre
State Density Bonus: Requested (AB 1763 exemption from
City maximum controls for 2 additional units)
GP 2040 Max Density: 130 units/acre (or 150 units)

Status: Planning Application Under Review

Proposed Net Increase in Units: 71
Site Conditions Prior to Redevelopment:

This is a consolidated site with six separate parcels. Uses include a City parking lot, vacant building that was the former Talbot’s Toy Store, a building with a restaurant (Tomatina) and a building with multiple restaurant and commercial uses.

Proposed Development:

The applicant has proposed to redevelop the entire block between 4 th and 5th Avenues, from B Street to Railroad Avenue into a seven-story 71-unit affordable housing building and a five-story 156,000 square foot office/retail building. Housing unit types include 3 studios, 24 one-bedrooms, 22 two-bedrooms, and 22 three-bedrooms.

The project is a public-private partnership that includes the City as a property owner (for a portion of the project site) and a team of three partner developers (Alta Housing, a non -profit housing developer, Harvest Properties, and Prometheus).

Site Constraints:

The site is adjacent to the Caltrain railway, which may have noise impacts on residential development.

Proximity to Transit:

Located within 0.3 miles of San Mateo Caltrain Station and 0.3 miles of El Camino Real.

Project Website: Bespoke (445 South B Street)

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12 Kiku Crossing

Address: 480 E 4th Avenue and 400 E 5th Avenue
Zoning: CBD-S
General Plan Land Use Designation: Residential High

APNs: Lot Size: Total Lot Size:
034-183-060 1.16 acres 2.41 acres
033-281-140 1.25 acres

Site Ownership: Consolidated

Max Density (proposed under GP 2030): 50 units/acre (or 120 units)
Approved Density: 93 units/acre
State Density Bonus: Applied (AB 1763 exemption from
City maximum controls for 105 additional units)
GP 2040 Max Density: 130 units/acre (or 313 units)

Status:

Entitlement Approval – May 2021
Building Permit Approval – March 2022
Construction – In-Progress (Completion in 2024)

Proposed Net Increase in Units: 225
Site Conditions Prior to Redevelopment:

Kiku Crossing used to be two large public parking lots.

Proposed Development:

The City-Owned Downtown Affordable Housing and Parking Garage (aka Kiku Crossing and 5 th Avenue Garage) development project will provide 225 affordable residential units in a seven -story building located on 480 E. 4th Avenue, and a five-level, above ground parking garage located at 400 E. 5th Avenue. Housing unit types include 65 studios, 48 one-bedrooms, 53 two-bedrooms, and 59 three-bedrooms.

MidPen Housing Corporation was selected by the City Council to develop these sites.

Site Constraints:

None.

Proximity to Transit:

Located within 0.2 miles of the San Mateo Caltrain Station and within 0.4 miles of El Camino Real.

Project Website: Kiku Crossing and 5th Avenue

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13 230 S. El Camino Real

Address: 230 El Camino Real
Zoning: Executive Office with Multifamily Residential
Overlay (E2/R5)
General Plan Land Use Designation: Mixed-Use High

APNs: Lot Size: Total Lot Size:
034-093-050 0.25 acres 0.25 acres

Site Ownership: Consolidated

Max Allowable Base Density: 130 units/acre (or 32 units) Proposed Density: 112 units/acre

Status: Planning Application Under Review
Preliminary Application Complete – April 2025

Proposed Net Increase in Units: 28
Site Conditions Prior to Redevelopment:

The site is currently a vacant lot. A gas station was the longstanding use of the site prior to 2012.

Proposed Development:

The applicant proposes to develop an existing vacant lot located on the corner of N. El Camino Real and W 3rd Ave. with a five-story mixed-use building consisting of commercial and residential uses, with 28 for-sale residential units. Four units (15% of the total units) will be dedicated to moderate income households. It should be noted that while the lot size is less than 0.5 acres, this site is underutilized with capacity for additional density. While this developer did not choose to maximize density or u tilize the State Density Bonus, other developers of similarly sized properties may choose to utilize the State Density Bonus to add units above the City’s base density.

Site Constraints:

There is a previously existing gas station that was removed, and a case closure letter was issued for the site by the County of San Mateo, Environmental Health Services in February 2020. Additional cleanup, such as removing any residual contaminated soil can be addressed during construction of the project.

Proximity to Transit:

Located within 0.37 miles of the San Mateo Caltrain Station and on El Camino Real.

Project Website: 230 S. El Camino Real Mixed Use Development

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14 1 E 4th Ave

Address: 1 E 4th Ave and 15 4th Ave
Zoning: Central Business District (CBD)
General Plan Land Use Designation: Mixed-Use High

APNs: Lot Size: Total Lot Size:
034-183-060 0.2 acres 0.91 acres
033-281-140 0.3 acres
034-134-310 0.41 acres

Site Ownership: Consolidated

Max Allowable Base Density: 130 units/acre (or 118 units) Proposed Density: 259 units/acre
State Density Bonus: Applied (118 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – March 2025

Proposed Net Increase in Units: 236
Site Conditions Prior to Redevelopment:

This is a consolidated site of two separate but adjacent parcels. Both parcels contain one-story commercial buildings and share a surface parking lot and loading area.

Proposed Development:

The applicant proposes the demolition of all existing buildings and the construction of a 15 -story mixed-use building with 236 rental residential units, 108,000 sq. ft. of office space, and ground floor commercial uses .

This project includes 18 units dedicated to very-low income households and another 18 units to moderate income households, which combined are 30% of the base density.

Site Constraints:

Separate parcels will need to be consolidated, and existing public and private easements vacated for redevelopment to occur. The site is also adjacent to a building eligible for listing in the National Register of Historic Places, the locally designated Downtown Historic District, and a site of a previous gas station, which is currently on the Cortese List. The site is also in an archaeologically sensitive area of the city.

Proximity to Transit:

Located within 0.34 miles of the San Mateo Caltrain Station and on El Camino Real.

Project Website: 1 E 4th Ave Mixed Use Development

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15 22 N San Mateo Dr

Address: 22 N San Mateo Dr
Zoning: Executive Office with Multifamily Residential
Overlay (E2-0.5/R5)
General Plan Land Use Designation: Mixed-Use High

APNs: Lot Size: Total Lot Size:
032-321-340 1.06 acres 1.06 acres

Site Ownership: Consolidated

Max Allowable Base Density: 130 units/acre (or 137 units) Proposed Density: 153 units/acre
State Density Bonus: Applied (25 additional units)

Status: Preliminary Application Under Review

Proposed Net Increase in Units: 123
Site Conditions Prior to Redevelopment:

The site contains a 39-unit apartment building that was built approximately in 1950.

Proposed Development:

The applicant proposes to demolish the existing apartment building and construct a six -story, 162 unit apartment building in place. 21 units will be dedicated to the lower income category. The project is proposed with exclusively residential uses.

Site Constraints:

Tenant relocation assistance will be required for occupants of the existing 39 -unit apartment. There is a possibility that some of the existing units are protected and would be required to be replaced, which require a higher number of BMR units than required by the City. The site is also in an archaeologically sensitive area of the city.

Proximity to Transit:

Located within 0.16 miles of the San Mateo Caltrain Station and within 0.15 miles of El Camino Real.

Project Website: 22 N San Mateo Preliminary Application

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16 2015 Pioneer Ct

Address: 2015 Pioneer Ct
Zoning: Executive Park with Multifamily Residential
Overlay (E1-1/R4)
General Plan Land Use Designation: Mixed-Use Medium I

APNs: Lot Size: Total Lot Size:
039-060-860 0.44 acres 0.44 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 22 units) Proposed Density: 23 units/acre
State Density Bonus: Applied (for concessions and waivers)

Status: Planning Application Under Review

Proposed Net Increase in Units: 10
Site Conditions Prior to Redevelopment:

The site has a two-story office building that has been largely vacated in the last several years.

Proposed Development:

The applicant proposes to demolish the existing commercial building and construct a three -story residential building with 10 townhouse-style units. One unit will be dedicated to the moderate income category.

Site Constraints:

None.

Proximity to Transit:

Located within 0.42 miles of the Hayward Park Caltrain Station and within 0.12 miles of El Camino Real.

Project Website: 2015 Pioneer Ct

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17 1218 Monte Diablo Ave

Address: 1218 Monte Diablo Ave and 121 N Kingston St
Zoning: Multifamily High Density with By-Right Housing
Overlay (R4/H)
General Plan Land Use Designation: Residential Medium I

APNs: Lot Size: Total Lot Size:
033-171-060 0.13 acres 1.01 acres
033-171-180 0.88 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 50 units) Proposed Density: 72 units/acre
State Density Bonus: Applied (22 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – May 2025

Proposed Net Increase in Units: 72
Site Conditions Prior to Redevelopment:

This is a consolidated site. On one parcel is a one-story commercial building. On the other parcel there is a one-story single-family home.

Proposed Development:

The applicant proposes to demolish all existing structures and construct three -story attached townhomes totaling 10 for-sale units and a five-story apartment building with 62 rental units. 7 rental units will be dedicated to very-low income households and 1 rental unit will be dedicated to low-income households.

Site Constraints:

The existing public sewer must be relocated to accommodate the proposed design, which requires owner consent of the adjoining properties for sewer service disruption and a change from public to private sewer service.

Proximity to Transit:

Located within 0.65 miles of the San Mateo Caltrain Station.

Project Website: 1218 Monte Diablo Ave Multifamily and Condominium Development

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18 Gateway

Address: 620-670 E 3rd Ave
Zoning: Central Business District Support (CBD-S)
General Plan Land Use Designation: Mixed-Use Medium
II

APNs: Lot Size: Total Lot Size:
034-188-140 0.65 acres 0.65 acres

Site Ownership: Consolidated

Max Allowable Base Density: 99 units/acre (or 64 units) Proposed Density: 197 units/acre
State Density Bonus: Applied (64 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – January 2025

Proposed Net Increase in Units: 128
Site Conditions Prior to Redevelopment:

The site contains a one-story commercial building and an associated surface parking lot.

Proposed Development:

The applicant proposes to demolish all existing structures and construct an eight-story apartment building with 128 rental units. 10 units will be dedicated to the very-low income households and an additional 10 units will be dedicated to moderate income households, which combined is 20% of the base density.

Site Constraints:

None.

Proximity to Transit:

Located within 0.23 miles of the San Mateo Caltrain Station and 0.4 miles of El Camino Real.

Project Website: 668 E 3rd Gateway Multifamily Development

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19 Bayshore Commons

Address: 1670-1700 Amphlett Boulevard
Zoning: Executive Office District (E2-1)
General Plan Land Use Designation: Mixed-Use Medium I

APNs: Lot Size: Total Lot Size:
035-241-240 5.78 acres 14.46 acres
035-241-250 4.07 acres
035-241-260 4.61 acres

Site Ownership: Consolidated

Max Allowable Density: 50 units/acres (or 723 units)
Proposed Density: 17.8 units/acres (or 256 units)
State Density Bonus: Applied (for concessions)

Project Status: Planning Application Under Review
Preliminary Application Complete – February 2025

Proposed Net Increase In Units: 256
Site Conditions Prior to Redevelopment:

The site is currently developed as an office park, consisting of 8 low-rise buildings with approximately 340,000 square feet of commercial office space. The site is surrounded by U.S. 101 to the east, San Mateo Marriott to the south, and residential development to the north and west. Many of these buildings were built between the 1970s and 1980s. The current FAR is 0.23.

Proposed Development:

The applicant proposes to demolish all office buildings and associated structures and build 192 townhome - style condominiums and 64 single-family detached units. 38 units will be dedicated for moderate income households, which is consistent with the city’s BMR requirements at 15% of the base density.

Site Constraints:

The site is adjacent to Highway 101, which has potential air quality impacts on residential uses that can be mitigated through development design. Leslie Creek runs along the northwestern boundary of the site, and any potential development must include required creek setbacks.

Proximity to Transit:

Within one mile of Hayward Park Caltrain Station and 1.3 miles from South El Camino Real.

Project Website: 1650 S Amphlett Blvd Multifamily Development

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20 715/723 N San Mateo Dr

Address: 715-733 N San Mateo Drive and 247 Villa Terrace Zoning: Regional/Community Commercial and Executive
Office (C3-2 and E2-1.5)
General Plan Land Use Designation: Residential Medium
II

APNs: Lot Size: Total Lot Size:
032-151-300 0.34 acres 1.22 acres
032-151-130 0.17 acres
032-151-320 0.63 acres
032-151-160 0.08 acres

Site Ownership: Consolidated

Max Allowable Base Density: 99 units/acre (or 120 units) Proposed Density: 148 units/acre
State Density Bonus: Applied (61 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – January 2025

Proposed Net Increase in Units: 179
Site Conditions Prior to Redevelopment:

This is a consolidated site. The parcels associated with 715-733 N San Mateo Drive possess two one-story commercial buildings and are largely dominated by surface parking lots. 247 Villa Terrace contains a duplex with no long-term residents.

Proposed Development:

The applicant proposes to demolish all existing structures and construct a six -story apartment building with 181 rental units. 19 units will be dedicated to very-low income households, which is 15.7% of the base density.

Site Constraints:

The arterial road San Mateo Drive is a one-lane road each direction. High-density residential development along this road might create local traffic impact.

Proximity to Transit:

Located within 0.52 miles of the Burlingame Caltrain Station and 0.27 miles of El Camino Real.

Project Website: 715/723 N San Mateo Dr Multifamily Development

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21 220 W 20th Ave

Address: 220 W 20th Ave
Zoning: Executive Park with Multifamily Residential
Overlay (E1-1/R4)
General Plan Land Use Designation: Residential Medium
II

APNs: Lot Size: Total Lot Size:
039-030-400 1.54 acres 1.54 acres

Site Ownership: Consolidated

Max Allowable Base Density: 99 units/acre (or 152 units) Proposed Density: 151 units/acre
State Density Bonus: Applied (80 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – June 2025

Proposed Net Increase in Units: 232
Site Conditions Prior to Redevelopment:

The site has an existing two-story office building.

Proposed Development:

The applicant proposes to demolish the existing office building and construct a seven -story apartment building with 232 rental units. 23 units will be dedicated to very-low income households, while 8 units will be dedicated to moderate income households, which is 15% and 5% of the base density, respectively.

Site Constraints:

The site shares a common area parcel with the property to the rear that has restrictions on use and must remain accessible to both properties.

Proximity to Transit:

Located within 0.2 miles of the Hayward Park Caltrain Station and on El Camino Real.

Project Website: 220 W 20th Ave Multifamily Development

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22 Hillsdale Mall

Address: 2950-3590 El Camino Real
Zoning: Regional/Community Commercial (C2-2, C-3-1),
Multifamily Residential Overlays (R4, Q5)
General Plan Land Use Designations: Mixed-Use Medium II and Mixed-Use High

APNs: Lot Size: Total Lot Size:
042-121-080 0.65 acres 32.6 acres
039-490-170 28.91 acres
039-353-020 0.73 acres
039-353-030 0.44 acres
039-353-040 0.14 acres
039-353-010 0.31 acres
042-121-060 1.43 acres

Site Ownership: Consolidated

Max Allowable Base Density: 130 units/acre (or 152 units) Proposed Density: 51 units/acre
State Density Bonus: Applied (used for concessions/waivers)

Status: Planning Application Under Review
Preliminary Application Complete – March 2025

Proposed Net Increase in Units: 418*
Site Conditions Prior to Redevelopment:

The site is currently occupied by the Hillsdale Shopping Center and other commercial uses, such as strip malls with associated surface parking lots. Built in the 1950s, the shopping center itself is a mix of retailers, restaurants, and entertainment venues. A premier shopping destination, Hillsdale offers a diverse selection of 120 stores for fashion, beauty and home and draws visitors from around the San Francisco Bay Area.

Proposed Development:

In 2025, the owner applied for a project that would demolish almost 1.5 million sq. ft. of commercial space and construct up to 2 million sq. ft. of net new commercial office space and up to 1,670 residential units.

*The owner anticipates a 25-year buildout of the project and is not proposing a phasing plan. It can be assumed that up to 25% of the proposed residential units may be built within the current cycle (418 units).

Site Constraints:

Staff has found one constraint to future redevelopment. Laurel Creek passes through some of the parcels south of W. Hillsdale Boulevard. The required creek setbacks impact total buildable area and therefore the number of units that can be constructed. Smaller sites to the southern edge of the area along El Camino require ownership consolidation.

Proximity to Transit:

Located within half-mile of Hillsdale Caltrain Station and El Camino Real

Project Website: Hillsdale Mall Redevelopment

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4.7 Redevelopment Opportunity Sites
23 Ah Sam

Address: 2645 S El Camino Real & 2621 Palm Place
Zoning: Regional/Community Commercial (C3-2)
General Plan Land Use Designations: Mixed-Use High

APNs: Lot Size: Total Lot Size:
039-085-290 1.72 acres 2.29 acres
039-085-280 0.57 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 130 units/acre (or 298 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

The site has primarily commercial uses, including a flower shop called Ah Sam Floral Co and a warehouse.

Built at the height of the Depression in the 1930s, Ah Sam has a long history and has been passed down from one generation to the next. This site is underutilized, with sizeable swaths of the parcels left vacant or dedicated to parking.

Development Opportunity:

The Adequate Sites List identifies only the two above parcels though there is also potential for redevelopment in abutting areas (not highlighted). These two sites have consolidated ownership, and the City has received written communication from the property owner expressing interest in a redevelopment with below-market rate housing. The owner has spoken with adjacent property owners along the shared alley, and they have verbally expressed interest in redevelopment of their parcels should a project be proposed.

For the purposes of the Housing Element Adequate Sites List, a conservative realistic capacity of 268 units of housing is estimated.

Site Constraints:

The site is adjacent to the Caltrain railway, which may have noise impacts on residential development.

Proximity to Transit:

Located on El Camino Real and within half mile (0.3 miles) of Hillsdale Caltrain Station.

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24 The Atrium

Address: 1900 S Norfolk Street
Zoning: Executive Office District (E1-0.5)
General Plan Land Use Designations: Mixed-Use Medum II

APNs: Lot Size: Total Lot Size:
039-391-090 9.99 acres 11.77 acres
035-391-100 0.89 acres
035-391-110 0.89 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 50-99 units/acre (or 588-1,165 units)

Project Status: Potential Site for Mixed-Use Redevelopment Existing Conditions:

Built in 1983, the Atrium is a three-story office building centered around an open-air courtyard. It is occupied by a variety of tenants, including Movoto Real Estate, Tile Inc, Home Helpers Home Care of San Mateo, Payne Financial Consulting, and several law offices. Surface parking lots surround the building.

Development Opportunity:

The owner has expressed interest in redeveloping the parcel via written communication. A development could produce up to 1,165 residential units with the new General Plan Land Use Designation.

NOTE: Not to count towards No Net Loss unless there is a proposed housing development project proposed on this site.

Site Constraints:

The site is adjacent to Highway 92, which has potential air quality impacts on residential uses that can be mitigated through development design. Borel Creek runs along the southeastern edge of the site, where any potential development must account for required creek setbacks.

Proximity to Transit:

Located 1.4 miles away from Hayward Park Caltrain Station and 1.6 miles of South El Camino Real.

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25 Downtown Cluster

Address: 62 E Fourth Avenue
Zoning: Central Business District with Residential Overlay (CBD/R)
General Plan Land Use Designations: Mixed-Use High

APNs: Lot Size: Total Lot Size:
034-144-220 0.42 acres 3.14 acres
034-144-230 1.52 acres
034-144-240 1.20 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 100-130 units/acre (or 314-408 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

Located downtown, structures built in the 1950s form a continuous commercial block along E 4 th Ave. The roof of this block is used for parking. Its tenants consist of several businesses —a grocery store (Dean’s Produce), Starbucks, Chase Bank, First Bank, Equinox San Mateo, and a restaurant. There is also a Mattress Firm on the site in a two-story, stand-alone retail building along El Camino Real. A surface parking lot is located at the back of the site along E 5 th Ave. Since the buildings on this site are between one and two stories, there is major potential for mixed use or residential redevelopmen t that achieves a greater building intensity and that adds residential density.

Development Opportunity:

Prior to the adoption of General Plan 2040, the owner of the block expressed interest in redevelopment with a density of 50 du/ac with the added 50% State density bonus.

For Housing Element Adequate Sites List purposes, these sites are estimated to have a realistic capacity of 408 units of housing.

Site Constraints:

None.

Proximity to Transit:

Located within 1/2 mile (0.4 miles) of the San Mateo Caltrain Station and 500 feet of South El Camino Real.

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26 Bridgepointe Office Park

Address: 1500 Fashion Island Boulevard
Zoning: Executive Office with Residential Overlay (E1-0.62/R) General Plan Land Use Designations: Mixed-Use High

APN: Total Lot Size:
035-550-040 6.08 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 100-130 units/acre (or 608-790 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

Currently the site consists of two 3-story office buildings occupied by an employment agency, a consulting group, Reflekton Inc, Checkbook, and Wuhoover & Co. The buildings were built in 1982. Surface parking lots take up available space on the site such that the current FAR is 0.49.

Development Opportunity:

The County of San Mateo has purchased the property initially for office space but has considered the potential for affordable housing on the site. The Housing Element Adequate Sites List estimates a realistic capacity of 711 units of housing for the site.

NOTE: Not to count towards No Net Loss unless there is a proposed housing development project proposed on this site.

Site Constraints:

Staff has identified one potential constraint in that it is located adjacent to Highway 92, which has potential air quality impacts due to airborne particulates. These impacts can be mitigated through development design.

Proximity to Transit:

Located 1.5 miles of the Hayward Park Caltrain Station and 1.9 miles from South El Camino Real.

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27 Marriott Residence Inn

Address: 2000 Winward Way
Zoning: Regional/Community Commercial (C2-0.62)
General Plan Land Use Designation: Mixed-Use High

APNs: Total Lot Size:
035-610-030 4.27 acres

Site Ownership: Consolidated

Max Allowable Base Density: 100-130 units/acre (or 427-555 units)

Project Status: Potential Site for Housing Development
Existing Conditions:

This parcel is the location of the Marriott Residence Inn, constructed in 1984. The current FAR is 0.58.

Development Opportunity:

Current owners of the site have expressed interest in potentially converting the existing extended stay hotel for residential use. With the adoption of General Plan 2040, the base density of these this site is up to 555 units.

Site Constraints:

Proximity to Transit:

Located 1.8 miles of the Hayward Park Caltrain Station 2.2 miles from South El Camino Real.

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28 Bel Mateo Shopping Center

Address: 49 42nd Avenue
Zoning: Neighborhood Commercial Districts (C1-1.5),
Multifamily Residential Overlays (R4)
General Plan Land Use Designations: Mixed-Use Medium II

APNs: Lot Size: APNs: Lot Size:
042-242-060 0.25 acres 042-245-080 0.12 acres 042-242-070 0.24 acres 042-245-090 0.12 acres 042-242-160 0.20 acres 042-245-100 0.24 acres 042-243-020 2.09 acres 042-245-110 0.24 acres 042-244-040 0.13 acres 042-245-120 0.30 acres 042-244-050 1.19 acres 042-245-130 0.36 acres 042-245-040 0.12 acres 042-263-010 0.73 acres 042-245-050 0.12 acres 042-264-010 1.05 acres 042-245-060 0.12 acres 042-242-050 1.08 acres 042-245-070 0.12 acres 042-242-180 0.21 acres 042-245-170 0.30 acres 042-242-080 0.42 acres

Total Lot Size: 8.82 acres (Consolidated Sites AD);
and 0.93 acres (Consolidated Sites AN)

Site Ownership: Sites AD - Mostly Consolidated (80% under single ownership); Sites AN - Needs Consolidation

Max Allowable Base Densities: 50-99 units/acre (or 713 units)

Project Status: Potential Site for Mixed-Use Development Existing Conditions:

The site consists of a collection of commercial buildings surrounding the current location of Mollie Stone’s Market on 42nd Ave. Some of these buildings are further divided into multiple storefronts and are occupied by a variety of small businesses such as, Four Seasons Sunrooms, Botanica candle shop, Strands salon, and others. Bel Mateo Bowl and CVS occupy larger buildings within the site along Olympic Ave and S El Camino Real respectively. These buildings were constructed in the 1950s. Other buildings wid ely range in age— some date back to the 1960s and 1970s while others have been more recently remodeled. There is also a vacant City-owned parcel located at 4142 S. El Camino Real (APN 042-245-170) identified within the consolidated sites AN group.

Development Opportunity:

The owners have expressed interest in specific plan redevelopment. For the Adequate Sites List , a realistic capacity of 713 units was determined, with 285 units at the lower income level and 123 at the moderate- income level.

NOTE: Not to count towards No Net Loss unless there is a proposed housing development project proposed on this site.

Site Constraints:

One constraint was found in that the parcels are non-contiguous. Several smaller sites along El Camino Real and 43rd Avenue need consolidation.

Proximity to Transit:

Located within half mile of El Camino Real.

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29 Borel Place

Address: 1650 Borel Place
Zoning: Executive Park (E1-2)
General Plan Land Use Designations: Office High

APNs: Total Lot Size:
039-011-400 2.51 acres

Max Allowable Base Densities: 100-130 units/acre (or 251-326 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

This site is underutilized; it consists of one office building constructed in the late 1960s and a surface parking lot.

Development Opportunity:

For Housing Element Adequate Sites List purposes, a conservative realistic capacity of 293 housing units (90% of base density) was estimated.

NOTE: Not to count towards No Net Loss unless there is a proposed housing development project proposed on this site.

Site Constraints:

Staff has found a potential constraint in that it is adjacent to Highway 92, which has potential air quality impacts. However, these can be mitigated through development design .

Proximity to Transit:

Located within 0.7 miles of the Hayward Park Caltrain Station and 0.4 miles of South El Camino Real.

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30 E Poplar Avenue/San Mateo Drive

Address: 350 N San Mateo Drive and 220 E Poplar Avenue
Zoning: Regional/Community Commercial (C2-1)
General Plan Land Use Designations: Mixed-Use Medium II

APNs: Lot Size: Total Lot Size:
032-182-120 0.18 acres 0.62 acres
032-182-130 0.44 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 51-99 units/acre (or 31-61 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

The parcel on the corner of North San Mateo Drive and East Poplar is a former gas station. It dates to the 1980s and now sits vacant and fenced off. The second parcel contains commercial buildings occupied by a liquor store and a salon, which is temporarily closed. Both parcels have significant areas that are set aside for automobile use and are therefore underdeveloped

Development Opportunity:

For purposes of the Housing Element Adequate Sites List, a conservative realistic capacity of 55 housing units was estimated.

Site Constraints:

Clean up may be required due to the site’s former uses. It should be noted that while the lot size is less than 0.5 acres, this site is underutilized with capacity for additional density. Redevelopment projects of similar size have been successfully approved.

Proximity to Transit:

Located within 0.6 miles of the San Mateo Caltrain Station and 0.6 miles of El Camino Real.

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31 Car Wash

Address: 1620 S Delaware Street
Zoning: Transit Oriented Development TOD
General Plan Land Use Designations: Mixed-Use High

APN: Total Lot Size:
035-200-070 0.30 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 100-130 units/acre (or 30-39 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

Built in the 1950s, the site is currently occupied by a car wash. Even though the site is of a smaller size, staff believe there is potential for a housing development.

Development Opportunity:

For Housing Element Adequate Sites List purposes, a conservative realistic capacity of 35 housing units was estimated.

Site Constraints:

Clean up is needed due to the site’s existing use as a car wash.

It should be noted that while the lot size is less than 0.5 acres, redevelopment projects of a similar size have been successfully approved in the San Mateo. Grand Blvd Townhomes, Site C in Figure 1, was proposed for a site that is 0.32 acres in size. Built and occupied in 2018, the project produced 8 housing units in the form of detached townhomes.

In other nearby jurisdictions, such as Mountain View and San Francisco, sites with similar characteristics have also been redeveloped into housing.

Proximity to Transit:

Located within half a mile (0.4 miles) of Hayward Park Caltrain Station and 0.9 miles from South El Camino Real.

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Figure 2: Study Area Map
Universe: Sites Inventory
Notes: The ten study areas were created from a series of community engagement workshops where attendees were asked to select the neighborhood zones where they believed redevelopment would be most suitable for the next housing element.

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Figure 3: Sites Inventory Map

Universe: Sites Inventory, December 2025.

Notes: Site affordability breakdown by grouping is seen in below.

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Table 3, below, provides a summary of the housing unit potential of the Sites Inventory . It shows the housing unit potential and excluding those sites the City will not use for the purpose of calculating “No Net Loss” (NNL), referred to as “NNL Sites.” In the table below, the “Opportunity Sites” row does not include parcels that the City agreed to exclude under its settlement agreement with HAC. If one were to include those parcels, the Opportunity Sites total would include 9, 334 units. The table shows that, even with the removal of sites and limitations on using sites for “No Net Loss” purposes, the potential housing units in the City’s Sites Inventory significantly exceeds its remaining RHNA (RHNA minus Pipeline Projects) by a 32% to 484% buffer depending on income category. Furthermore, construction of ADUs, estimated at 440 total units over the period will also increase the buffer of housing units over the remaining RHNA.

Table 2: Opportunity Site Affordability Summary
Very Low Low
RHNA 7,015 1,777 1,023 1,175 3,040
Pipeline Projects 4,787 177 3,826
Remaining RHNA 2,228 998 -786
ADUs 440 132 132 132 44
Opportunity Sites 9,334 1,590 4,014
Total Sites Inventory
(Opportunity Sites + ADUs + Pipeline Projects) 14,561 1,899 7,884 Opportunity Sites 7,362 1,310 3,022
Total Sites Inventory
(Opportunity Sites + ADUs + Pipeline Projects) 12,149 1,487 6,848 Buffer Over Remaining RHNA
(Opportunity Sites excluding "non-NNL" Sites -
Remaining RHNA)
5,134
-230%
312
-32%
3,808
-484%
Total Units
Lower
Moderate Above Moderate
3,003
2,016
1,014
-50%
784
Site Inventory excluding "non-NNL" Sites
Site Inventory including "non-NNL" sites
3,730
3,814
4,778

Source: Housing Resources Sites Inventory

4. 8 Sites Inventory Housing Feasibility and Realistic Capacity

Each housing opportunity site listed on the Sites Inventory was identified through a methodical review of individual parcels, primarily within the ten General Plan Update study areas, and through initial vetting using site typologies approved by HCD . Staff aggregated d ata of all approved multifamily housing developments within the City from 2019 until present day to determine the average capacity at which new housing could develop based on the general zoning district.

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Table 3: Realistic Housing Capacity by Zoning District
General Zoning District Realistic Capacity
(percent of base density) Notes
Commercial 136% includes C1 zone only
Downtown 90% includes Downtown CBD zones only
"E" Executive Office 110% includes E1 and E2
Multi-Family 74% includes R3 and R4
TOD 126%
Specific Plan Area 88% includes BMSP only
Source: City of San Mateo Multi-Family Housing Applications from 2019 - present

From Table 3 above, it was determined that sites on the inventory ( ) that had either a commercial, downtown, executive office, or transit-oriented development zone could be developed to 90% of capacity.

Meanwhile, sites that were zoned for multi-family or other residential zoning could be developed to 75% of capacity. These factors were multiplied by site acreage and maximum units per acre allowed by zoning to create the realistic capacity assumptions in the Sites Inventory table.

4. 8.1 General Plan Adoption and Revised Development Capacities In the original 2023-2031 Housing Element, it was determined that projects in commercial, downtown, executive office, or transit-oriented development zones could be developed at 90% of capacity, and for all other multifamily residential districts, 75% of capacity. This was determined with a maximum density of 50 du/ac and a five-story height limit. With the adoption of General Plan 2040 and passage of Measure T, many sites have an increased allowed density as compared to the site’s zoning district with new land use designations and a site’s development potential is not bound to the zoning district designation, but rather the General Plan 2040 land use designation.

Since the adoption of Measure T in November 2024, the City has received 11 preliminary/formal applications (Table 1a) - not including the Hillsdale Mall redevelopment - that largely take advantage of the increased densities of up to 130 du/ac and up to eight-story height limits. Most of the sites are being proposed well above the General Plan densities. Of the 11 projects, seven are on sites between a half-acre and less than 10 acres and have capacities that are 118% to 200% of the base density (see Table 4a). Although there are a limited number of development projects, there does not seem to be any capacity trends between mixed-use or residential designations nor allowed densities. The other four projects are on sites that are under a half-acre or more than 10 acres. These projects, which are noticeable outliers, have lower capacities that range from 35% to 85% of base density. Altogether, new development projects are building at an average of 122% of base density.

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Table 4a: Preliminary and Formal Applications by Site Size and Realistic Capacity Site Sizes Avg. % Exceeding Realistic Capacity
Small (<0.5 acres) 65%
Medium (>0.5 acres) 183%
Large (>1 acres) 141%
>10 Acres 47%

Based on all the current trend of projects and particularly projects on sites between 0.5 acre and 10 acres the City revised its determination that a realistic capacity of 90% of the allowed density for all sites, regardless of General Plan land use designation, is feasible.

Table 2, along with the full body of the Housing Element, demonstrates that the City of San Mateo has developed a S ites Inventory with a sufficient number of housing opportunity sites with appropriate densities, defensible realistic capacity estimates and near -term development feasibility to meet and exceed the City’s RHNA of 7,015 units.

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Table 2: Sites Inventory

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Table 2: Sites Inventory
Housing
Element ID/
Ownership Site Address APN Site GP2040
Max
Density
GP2040 Acres Total Acres Existing Use
Amended
Low Income
Amended
Moderate
Amended
Above
Moderate Amended Total
Pipeline
Project
Owner/ Developer
Interest (1)
Developer
Owned (2)
With Previous
Proposal (3) Vacant Site (4)
Limited
Structures (5) Met 3 of 6-10
Existing Use
Trend (6) Age (7) Single Story (8) Prior ILV (9)
Lot Coverage
(10)
121 N San Mateo Dr 032-292-070 A Residential High (5-8 stories, 100-130 du/ac) 130 0.18 0.58 Commercial 8 4 9 21 Y es Y 1950 Y 0.12 31% 117 N San Mateo Dr 032-292-080 A Residential High (5-8 stories, 100-130 du/ac) 130 0.4 Commercial 18 8 20 46 Yes Y Y 0.21 36% Two owners 402 Tilton Ave 032-331-010 B Residential Low II (2-4 stories, 20-35 du/ac) 35 0.13 0.77 Residential 2 1 2 5 Yes Y 1907 Y 1.43 23% 406 Tilton Ave 032-331-020 B Residential Low II (2-4 s tories, 20-35 du/ac) 35 0.13 Residential 2 1 2 5 Yes Y 1907 Y 0 .96 30% 20 N Railroad 032-331-150 B Residential Low II (2-4 st ories, 20-35 du/ac) 35 0.51 Industrial 6 3 7 16 Yes Y 1955 1.0 3 67% 18 - 1218
Monte Diablo
Ave
131 N Kingston 033-171-060 C Residential Medium I (3-5 stories, 36-50 du/ac) 50 0.13 1.01 Residential 8 64 72 Yes Y Yes Y 1943 0.24 41% 1218 Monte Diablo 033-171-180 C Residential Medium I ( 3-5 stories, 36-50 du/ac) 50 0.88 Commercial Yes Y Yes Y 1 36% Three owners 1731 Leslie St 035-215-060 D Mixed-Use Med ium II (4-6 stories, 51-99 du/ac) 99 0.3 0.6 Commercial 11 5 12 28 Yes Y 1927 0.19 34% 1741 Leslie St 035-221-010 D Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.16 Commercial 6 2 6 14 Yes Y 1925 Y 0.32 41% 1753 Leslie St 035-221-020 D Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.14 Commercial 5 2 5 12 Yes Y 1950 0 .14 80% 5 - Concar
Passage 678 Concar Dr 035-242-090 E Mixed-Use Medium II (4-6 s tories, 51-99 du/ac) 99 0.24 14.5 Commercial 186 0 661 847 Y es Y Yes Y 0.8 28% 666 Concar Dr 035-242-140 E Mixed-Use Medium II (4-6 s tories, 51-99 du/ac) 99 5.4 Commercial Yes Y Yes Y 1.23 26% 1855 S Delaware St 035-242-160 E Mixed-Use Medium II ( 4-6 stories, 51-99 du/ac) 99 0.39 Commercial Yes Y Yes Y 19 69 1.71 26% 1880 S Grant St 035-242-170 E Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 5.06 Commercial Yes Y Y 3.46 26% 690 Concar Dr 035-242-190 E Mixed-Use Medium II (4-6 s tories, 51-99 du/ac) 99 0.41 Commercial Yes Y Yes Y 1.14 24% 1820 S Grant St 035-242-200 E Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.41 Commercial Yes Y Y 2.52 64% 640 Concar Dr 035-242-210 E Mixed-Use Medium II (4-6 s tories, 51-99 du/ac) 99 2.07 Commercial Yes Y Y 0 2.52 18% Concar Dr/S Delaware St 035-242-220 E Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.52 Parking Yes Y Y Ye s Y - 0% Multiple
owners 2040 Pioneer Ct 039-060-050 F Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.22 1.42 Commercial 4 2 4 10 Yes Y 1 960 Y 0.91 58% 2041 Pioneer Ct 039-060-100 F Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.22 Commercial 4 2 4 10 Yes Y 1961 Y 0.84 58% 2050 Pioneer Ct 039-060-060 F Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.19 Commercial 3 1 3 7 Yes Y 1961 Y 1 64% 2070 Pioneer Ct 039-060-070 F Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.3 Commercial 5 2 6 13 Yes Y Y 0.86 4 9% 2055 Pioneer Ct 039-060-090 F Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.19 Commercial 3 1 3 7 Yes Y 1957 Y 0 .9 38% 2075 Pioneer Ct 039-060-080 F Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.3 Commercial 6 3 7 16 Yes Y Y 0.07 4 8% Same owner 151 W 20th Ave 039-060-140 G Mixed-Use Mediu m I (3-5 stories, 36-50 du/ac) 50 0.25 0.36 Commercial 4 2 5 11 Yes Y 1999 Y 0.55 47% 117 W 20th Ave 039-060-150 G Residential Medium I (3-5 stories, 36-50 du/ac) 50 0.11 Residential 2 1 2 5 Yes Y 1924 1 32% Two owners 2833 S El Camino Real 039-351-120 H Mixed-Us e High (5-8 stories, 100-130 du/ac) 130 0.39 1.07 Comme rcial 19 8 21 48 Yes Y Y 0.43 21% 2837 S El Camino Real 039-351-130 H Mixed-Use High (5- 8 stories, 100-130 du/ac) 130 0.35 Commercial 16 7 17 40 Ye s Y Y 0.26 13% 2841 S El Camino Real 039-351-999 H Mixed-Use High (5- 8 stories, 100-130 du/ac) 130 0.33 Commercial 15 6 16 37 Ye s Y Y - 0% 2745 S El Camino Real 039-351-070 Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.82 0.82 Commercial 38 16 41 95 Y Yes Y 1994 Y 0.06 40% 2825 S El Camino Real 039-351-110 Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.76 0.76 Commercial 35 15 38 88 Yes Y 1985 Y 0.33 42% Same owner 3101 S El Camino Real 039-360-160 I Mixed-Us e High (5-8 stories, 100-130 du/ac) 130 1.13 1.41 Vacan t 53 23 57 133 Y Y Yes Y 1984 Y 5.84 21% 3111 S El Camino Real 039-360-070 I Mixed-Use High (5- 8 stories, 100-130 du/ac) 130 0.28 Vacant 13 5 14 32 Y Yes Y 0 .05 0% 13 – Kiku
Crossing 480 E 4th Ave 034-183-060 Residential High (5-8 stori es, 100-130 du/ac) 130 1.16 1.16 Parking 223 2 225 Yes Y Y 1.5 1 0% 3069 W Kyne St (BMSP - RES 6) 040-031-040 Residential Medium II (4-6 stories, 51-99 du/ac) 99 1.09 1.09 Vaca nt 5 49 54 Yes Yes Y - 0% 19 – Downtown
Cluster 487 S El Camino Real 034-144-220 J Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.4 3.12 Commercial 19 8 21 48 Y Y 0 0.9 93% 62 E 4th Ave 034-144-230 J Mixed-Use High (5-8 stories , 100-130 du/ac) 130 1.52 Commercial 71 30 76 177 Y Yes Y 1955 2.44 89% E 5th Ave/San Mateo Dr 034-144-240 J Mixed-Use High (5 -8 stories, 100-130 du/ac) 130 1.2 Parking 56 24 60 140 Y Ye s Y 0 0% 885 S El Camino Real 034-200-220 Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.77 0.77 Commercial 27 12 2 9 68 Y Y 1.28 24% 100 E 4th Ave 034-173-100 K Mixed-Use High (5-8 storie s, 100-130 du/ac) 130 0.38 0.76 Commercial/bank 18 7 19 44 Y es Y 1956 1.2 57% San Mateo Dr/E 5th Ave 034-173-110 K Mixed-Use High (5 -8 stories, 100-130 du/ac) 130 0.38 Parking 18 7 19 44 Y Yes Y 0.02 5% Same owner 168 E 4th Ave 034-173-140 L Mixed-Use High ( 5-8 stories, 100-130 du/ac) 130 0.13 0.36 Commercial 6 3 6 15 Y Yes Y 0.58 18% 168 E 4th Ave 034-173-150 L Mixed-Use High (5-8 storie s, 100-130 du/ac) 130 0.23 Commercial 11 4 11 26 Y Yes Y 0.42 4 7% Same owner 222 E 4th Ave 034-176-050 M Mixed-Use High ( 5-8 stories, 100-130 du/ac) 130 0.24 1.14 Commercial 10 1 0 Yes Y 0.47 54% 400 S B St 034-176-070 M Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.11 Commercial Yes Y 0.78 98% No site address 034-176-080 M Mixed-Use High (5-8 stor ies, 100-130 du/ac) 130 0.13 Commercial Yes Y 1.2 95% S B St/E 5th Ave 034-176-090 M Mixed-Use High (5-8 sto ries, 100-130 du/ac) 130 0.66 Commercial Yes Y 0.78 69% 11 - Bespoke E 4th/N Railroad Ave 034-179-050 O Mixed-U se High (5-8 stories, 100-130 du/ac) 130 0.25 0.38 Park ing 70 1 71 Yes Y Yes Y - 0% E 4th/N Railroad Ave 034-179-060 O Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.13 Parking Yes Y Yes Y - 0% Same owner

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Table 2: Sites Inventory
Housing
Element ID/
Ownership Site Address APN Site GP2040
Max
Density
GP2040 Acres Total Acres Existing Use
Amended
Low Income
Amended
Moderate
Amended
Above
Moderate Amended Total
Pipeline
Project
Owner/ Developer
Interest (1)
Developer
Owned (2)
With Previous
Proposal (3) Vacant Site (4)
Limited
Structures (5) Met 3 of 6-10
Existing Use
Trend (6) Age (7) Single Story (8) Prior ILV (9)
Lot Coverage
(10)
435 E 3rd Ave 034-181-160 Mixed-Use High (5-8 stories , 100-130 du/ac) 130 0.25 0.25 Commercial 1 4 5 Yes Yes Y 1960 Y 0 25% Same owner 312 S Delaware St 034-185-030 P Mixed-Use Hi gh (5-8 stories, 100-130 du/ac) 130 0.13 1.51 Residenti al 12 92 104 Yes Yes Y - 26% 318 S Delaware St 034-185-040 P Mixed-Use High (5-8 st ories, 100-130 du/ac) 130 0.13 Residential Yes Yes Y - 15% 320 S Delaware St 034-185-050 P Mixed-Use High (5-8 st ories, 100-130 du/ac) 130 0.13 Residential Yes Yes Y Y - 25% 307 S Claremont St 034-185-110 P Mixed-Use High (5-8 s tories, 100-130 du/ac) 130 0.13 Commercial Yes Yes Y 1970 0 63% 512 E 3rd Ave 034-185-120 P Mixed-Use High (5-8 storie s, 100-130 du/ac) 130 0.13 Commercial Yes Y 0 95% 373 S Claremont St 034-185-140 P Mixed-Use High (5-8 s tories, 100-130 du/ac) 130 0.07 Commercial Yes Yes Y Y 0.01 98% 507 E 4th Ave 034-185-150 P Mixed-Use High (5-8 storie s, 100-130 du/ac) 130 0.19 Commercial Yes Yes Y 1950 0 97% 300 S Delaware St 034-185-160 P Mixed-Use High (5-8 st ories, 100-130 du/ac) 130 0.25 Commercial Yes Yes Y 0 0.01 2 3% 525 E 4th Ave 034-185-170 P Mixed-Use High (5-8 storie s, 100-130 du/ac) 130 0.13 Commercial Yes Yes Y 0 46% 311 S Claremont St 034-185-190 P Mixed-Use High (5-8 s tories, 100-130 du/ac) 130 0.12 Residential Yes Yes Y 1930 0 63% 315 S Claremont St 034-185-200 P Mixed-Use High (5-8 s tories, 100-130 du/ac) 130 0.13 Parking Yes Y Yes Y - 4% Fremont
Terrace 200 S Fremont St 033-163-160 Residential Medium II (4 -6 stories, 51-99 du/ac) 99 0.35 0.35 Residential 12 5 14 3 1 Yes Y 1906 1.09 9% Same owner 717 E 3rd Ave 033-163-050 Q Residential Medi um II (4-6 stories, 51-99 du/ac) 99 0.12 0.58 Residenti al 4 2 4 10 Yes Y 1922 1.01 32% 222 S Fremont St 033-163-170 Q ResidenCal Medium II (4-6 stories, 51-99 du/ac) 99 0. 46 Vacant 16 7 18 41 Yes Y - 2% 5 Hayward Ave 034-275-130 Mixed-Use Medium II (4-6 st ories, 51-99 du/ac) 99 0.29 0.29 Residential 2 11 13 Yes Yes Y 1938 0.12 28% Same owner 1600 S El Camino Real 034-413-080 R Mixed-Us e Medium II (4-6 stories, 51-99 du/ac) 99 0.11 0.85 Com mercial 4 2 4 10 Y Yes Y 0.05 36% 1604 S El Camino Real 034-413-090 R Mixed-Use Medium I I (4-6 stories, 51-99 du/ac) 99 0.09 Mixed Use 3 1 3 7 Y Yes Y 1902 0.13 54% 1610 S El Camino Real 034-413-100 R Mixed-Use Medium I I (4-6 stories, 51-99 du/ac) 99 0.1 Mixed Use 3 1 3 7 Y Yes Y 1922 0.11 62% 1620 S El Camino Real 034-413-110 R Mixed-Use Medium I I (4-6 stories, 51-99 du/ac) 99 0.1 Commercial 3 1 3 7 Y Yes Y 1948 Y 0.11 70% 1541 Jasmine St 034-413-130 R Residential Medium I (3- 5 stories, 36-50 du/ac) 50 0.11 Residential 2 1 2 5 Y Yes Y 19 43 0.2 46% 1535 Jasmine St 034-413-140 R Residential Medium I (3- 5 stories, 36-50 du/ac) 50 0.11 Residential 2 1 2 5 Y Yes Y 19 43 0.26 46% 1602 S El Camino Real 034-413-150 R Residential Medium I (3-5 stories, 36-50 du/ac) 50 0.23 Mixed Use 4 2 4 10 Y Y es Y 1900 0.02 15% 1 – Trag’s
Market 303 Baldwin Ave 032-322-230 Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.93 0.93 Commercial 6 58 64 Yes Ye s Y - 38% 4 – Fish Market 1863 S Norfolk St 035-383-200 Mixed-Us e Medium II (4-6 stories, 51-99 du/ac) 99 3.46 3.46 Com mercial 26 234 260 Yes Yes Y 1.18 14% 27 –
Bridgepointe
Office 2
1500 Fashion Island Blvd 035-550-040 Mixed-Use High ( 5-8 stories, 100-130 du/ac) 130 6.14 6.14 Commercial 287 122 309 718 Y Yes Y 1982 2.37 16% 6 – 1919
O’Farrell 1919 O'Farrell St 039-030-340 Residential Medium II ( 4-6 stories, 51-99 du/ac) 99 0.69 0.69 Commercial 4 45 49 Y es Yes Y 1967 Y 0 19% 2118 S El Camino Real 039-060-440 Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.71 0.71 Hotel/motel 25 1 1 27 63 Y Yes Y 1961 1.67 46% 8 – Hillsdale
Terraces 2700 S El Camino Real 039-352-060 S Mixed-Use High (5- 8 stories, 100-130 du/ac) 130 0.38 1 Commercial/Used car sales 6 62 68 Yes Yes Y Y 0.01 18%
2750 S El Camino Real 039-352-070 S Mixed-Use High (5- 8 stories, 100-130 du/ac) 130 0.3 Commercial/Used car sales Yes Yes Y Y 0.01 37%
2790 S El Camino Real 039-352-090 S Mixed-Use High (5- 8 stories, 100-130 du/ac) 130 0.32 Commercial/Parking Y es Y Yes Y Y - 0% 2955 S El Camino Real 039-360-120 Mixed-Use High (5-8 stories, 100-130 du/ac) 130 2.24 2.24 Commercial 105 45 1 13 263 Y Y Yes Y 0.19 30% 3011 S El Camino Real 039-360-140 Mixed-Use High (5-8 stories, 100-130 du/ac) 130 1.38 1.38 Commercial 64 27 70 161 Y Y Yes Y 1966 1.71 39% 3520 S El Camino Real 042-121-040 Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 1.76 1.76 Commercial 62 27 67 156 Yes Y 1955 Y 0.37 31% S Delaware St at Landing Ave 040-031-230 Mixed-Use Me dium II (4-6 stories, 51-99 du/ac) 99 1.17 1.17 Vacant 7 60 67 Yes Yes Y - 0% 7 – Hillsdale Inn 341 E Hillsdale Blvd 040-102-580 T Re sidential Medium II (4-6 stories, 51-99 du/ac) 99 0.3 3 3.05 Commercial 23 207 230 Yes Yes Y 1962 0.06 20% 477 E Hillsdale Blvd 040-102-620 T Residential Medium II (4-6 stories, 51-99 du/ac) 99 2.37 Hotel/motel Yes Ye s Y - 41% No site address 040-102-630 T Residential Medium II (4 -6 stories, 51-99 du/ac) 99 0.35 Hotel/motel Yes Yes Y - 0% 9 – Peninsula
Heights 2988 Campus Dr 041-521-010 U Residential Low II (2-4 s tories, 20-35 du/ac) 35 2.79 15.45 Commercial 29 261 290 Ye s Yes Y 1973 0.22 11% 2800 Campus Dr 041-521-020 U Residential Low II (2-4 s tories, 20-35 du/ac) 35 4.25 Commercial Yes Yes Y 1974 0.49 13% 2655 Campus Dr 041-522-010 U Residential Low II (2-4 s tories, 20-35 du/ac) 35 3.38 Commercial Yes Yes Y 1975 - 18% 2755 Campus Dr 041-522-020 U Residential Low II (2-4 s tories, 20-35 du/ac) 35 5.03 Commercial Yes Yes Y 1976 - 13% 23 – Hillsdale
Mall
1 41 W Hillsdale Blvd 039-490-170 V Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 28.91 32.68 Commercial 31 3 2 355 418 Yes Y Yes Y 0 0.72 40% 2950 S El Camino Real 039-353-010 V Mixed-Use High (5- 8 stories, 100-130 du/ac) 130 0.34 Commercial Yes Y Yes Y 3 .17 29% No site address 039-353-020 V Mixed-Use High (5-8 stor ies, 100-130 du/ac) 130 0.74 Parking Yes Y Yes Y - 0%

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Table 2: Sites Inventory
Housing
Element ID/
Ownership Site Address APN Site GP2040
Max
Density
GP2040 Acres Total Acres Existing Use
Amended
Low Income
Amended
Moderate
Amended
Above
Moderate Amended Total
Pipeline
Project
Owner/ Developer
Interest (1)
Developer
Owned (2)
With Previous
Proposal (3) Vacant Site (4)
Limited
Structures (5) Met 3 of 6-10
Existing Use
Trend (6) Age (7) Single Story (8) Prior ILV (9)
Lot Coverage
(10)
No site address 039-353-030 V Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.44 Parking Yes Y Yes Y 0.5 0% No site address 039-353-040 V Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.14 Parking Yes Y Yes Y 0.49 0% 3590 S El Camino Real 042-121-080 V Mixed-Use Medium I I (4-6 stories, 51-99 du/ac) 99 0.71 Commercial Yes Y Yes Y 0.59 44% 36th Ave/Colegrove St 042-121-060 V Mixed-Use Medium I I (4-6 stories, 51-99 du/ac) 99 1.40 Parking Yes Y Yes Y - 0% 401 Concar Dr 035-200-240 Mixed-Use Medium II (4-6 st ories, 51-99 du/ac) 130 2.81 2.81 Parking 16 12 163 191 Yes Y es Y - 0% Same owner 19 N Kingston St 033-191-040 W Mixed-Use Med ium I (3-5 stories, 36-50 du/ac) 50 0.45 1.03 Parking 8 4 9 21 Y Yes Y Y 0.01 8% 25 N Kingston St 033-191-060 W Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.13 Commercial 2 1 2 5 Yes Y Y 0.95 64% 3 N Kingston St 033-191-070 W Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.45 Commercial 8 3 9 20 Yes Y Y 0.79 60% Same owner 210 S San Mateo Dr 034-142-200 X Mixed-Use H igh (5-8 stories, 100-130 du/ac) 130 0.43 0.69 Commerci al 20 9 22 51 Yes Y 1979 Y 0.29 49% No site address 034-142-220 X Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.26 Parking 9 4 10 23 Y Yes Y 0.02 0 % 1495 S El Camino Real 034-302-140 Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.68 0.68 Commercial 24 10 26 60 Y 3.15 19% 22 –
220 W 20th Ave 220 W 20th Ave 039-030-400 Residential Medium II (4-6 stories, 51-99 du/ac) 99 1.54 1.54 Commercial 23 8 201 232 Yes Y Yes Y 1.01 37% 2900 S El Camino Real 039-353-050 Mixed-Use High (5-8 stories, 100-130 du/ac) 130 1.08 1.08 Commercial 50 21 54 125 Y Yes Y Y 0.53 28% 2850 S El Camino Real 039-353-060 Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.63 0.63 Commercial 29 12 31 72 Y Yes Y 1957 0.03 24% 2838 S El Camino Real 039-353-070 Mixed-Use High (5-8 stories, 100-130 du/ac) 130 1.19 1.19 Commercial 56 24 60 140 Yes Y 1959 Y 0.04 47% 2028 S El Camino Real 039-060-430 Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.4 0.4 Commercial 14 6 15 3 5 Y Yes Y 0.54 59% Same owner 1106 S El Camino Real 034-381-240 Y Mixed-Us e Medium II (4-6 stories, 51-99 du/ac) 99 0.1 0.65 Comm ercial 4 2 4 10 Yes Y Y 2.02 57% 1110 S El Camino Real 034-381-250 Y Mixed-Use Medium I I (4-6 stories, 51-99 du/ac) 99 0.14 Commercial 5 2 5 12 Ye s Y 2.39 49% 1114 S El Camino Real 034-381-260 Y Mixed-Use Medium I I (4-6 stories, 51-99 du/ac) 99 0.06 Commercial 2 1 2 5 Yes Y 1949 1.98 92% 1116 S El Camino Real 034-381-320 Y Mixed-Use Medium I I (4-6 stories, 51-99 du/ac) 99 0.35 Commercial 12 5 13 30 Yes Y 0.89 30% Same owner 1200 S El Camino Real 034-382-150 Z Mixed-Us e Medium II (4-6 stories, 51-99 du/ac) 99 0.13 0.52 Com mercial 4 2 5 11 Yes Y Y 1.27 48% 1212 S El Camino Real 034-382-160 Z Mixed-Use Medium I I (4-6 stories, 51-99 du/ac) 99 0.39 Commercial 14 6 15 35 Yes Y Y 1.09 54% 901 S El Camino Real 034-275-220 Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.55 0.55 Commercial 20 8 21 49 Y Yes Y Y 1 31% 801 Woodside Way 032-122-240 Residential Medium II (4 -6 stories, 51-99 du/ac) 99 0.32 0.32 Commercial 11 5 12 28 Yes Y 1978 Y 5.41 59% 719 Woodside Way 032-122-250 Residential Low II (2-4 stories, 20-35 du/ac) 35 0.2 0.2 Commercial 2 1 3 6 Yes Y 1927 Y 0.76 56% 717 Woodside Way 032-122-210 Residential Low II (2-4 stories, 20-35 du/ac) 35 0.14 0.14 Commercial 2 1 2 5 Yes Y 19 51 0.05 27% 3600 S El Camino Real 042-123-420 Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.51 0.51 Commercial 9 4 9 22 Y Yes Y Y 0.74 37% 31 – Poplar San
Mateo 350 N San Mateo Dr 032-182-120 AA Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.18 0.62 Vacant 6 3 7 16 Y Yes Y Y 0.21 26% 220 E Poplar Ave 032-182-130 AA Mixed-Use Medium II (4 -6 stories, 51-99 du/ac) 99 0.44 Commercial 16 7 17 40 Yes Y 1946 1.07 56% 1 Baywood Ave 032-441-270 Office High (3-5 stories) 13 0 0.49 0.49 Commercial 23 10 25 58 Y Yes Y 1.79 28% 406 1st Ave 034-157-140 Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.38 0.38 Commercial 18 7 19 44 Yes Y Y 0.51 94% 3 – Nazareth
Vista 600 S B St 034-194-140 AB Mixed-Use Medium II (4-6 sto ries, 51-99 du/ac) 99 0.26 0.64 Commercial 10 0 84 94 Yes Y Ye s Y 1960 0.02 38% 616 S B St 034-194-030 AB Mixed-Use Medium II (4-6 sto ries, 51-99 du/ac) 99 0.38 Commercial Yes Y Yes Y 0 41% 30 – Borel
Place 2 1650 Borel Pl 039-011-400 Office High (3-5 stories) 13 0 2.51 Commercial 117 50 126 293 Y Yes Y 0 2.33 17% 411 Borel Pl 039-011-410 Office High (3-5 stories) 130 5.96 Commercial 279 118 300 697 Y Yes Y 1611 Borel Pl 039-011-420 Office High (3-5 stories) 13 0 2.89 Commercial 135 57 146 338 Y Yes Y 3880 S El Camino Real 042-165-130 Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 0.43 0.43 Commercial 8 3 8 19 Yes Y 1993 Y 0.2 41% 28 – Marriott
Residence Inn 2000 Winward Way 035-610-030 Mixed-Use High (5-8 stor ies, 100-130 du/ac) 130 4.27 4.27 Hotel/motel 200 85 215 50 0 Y Yes Y 1985 0.57 27% 25 – The
Atrium 2 1900 S Norfolk St 035-391-090 Mixed-Use Medium II (4- 6 stories, 51-99 du/ac) 99 8.12 8.12 Commercial 289 123 31 1 723 Y Yes Y 1983 0.35 17% 1801 S Grant St 035-243-050 Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 1.17 1.17 Commercial 42 18 45 105 Y es Y Y 1.42 44% 2030 S Delaware St 035-320-270 Mixed-Use Medium I (3- 5 stories, 36-50 du/ac) 50 1.08 1.08 Industrial 19 8 21 48 Y es Y Y 0.39 34% 477 9th Ave 033-281-130 Mixed-Use Medium II (4-6 stor ies, 51-99 du/ac) 99 1.61 1.61 Commercial 12 108 120 Yes Yes Y Y 0.66 31% 21 –
715/723 N San
Mateo Dr
733 N San Mateo Dr 032-151-300 AC Residential Medium I I (4-6 stories, 51-99 du/ac) 99 0.34 1.22 Vacant 19 162 18 1 Yes Y Yes Y 0.02 0% 727 N San Mateo Dr 032-151-130 AC Residential Medium I I (4-6 stories, 51-99 du/ac) 99 0.17 Vacant Yes Y Yes Y 0.0 1 7% 723 N San Mateo Dr 032-151-320 AC Residential Medium I I (4-6 stories, 51-99 du/ac) 99 0.63 Vacant Yes Y Yes Y 0.4 2 19% 247 Villa Ter 032-151-160 AC Residential Medium II (4- 6 stories, 51-99 du/ac) 99 0.08 Residential Yes

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Table 2: Sites Inventory
Housing
Element ID/
Ownership Site Address APN Site GP2040
Max
Density
GP2040 Acres Total Acres Existing Use
Amended
Low Income
Amended
Moderate
Amended
Above
Moderate Amended Total
Pipeline
Project
Owner/ Developer
Interest (1)
Developer
Owned (2)
With Previous
Proposal (3) Vacant Site (4)
Limited
Structures (5) Met 3 of 6-10
Existing Use
Trend (6) Age (7) Single Story (8) Prior ILV (9)
Lot Coverage
(10)
Same owner 1017 E 3rd Ave 033-134-100 AD Residential Lo w II (2-4 stories, 20-35 du/ac) 35 0.14 0.62 Vacant 3 1 2 6 Y Y Yes Y - 0% 1015 E 3rd Ave 033-134-110 AD Residential Low II (2-4 stories, 20-35 du/ac) 35 0.2 Vacant 2 1 3 6 Y Yes Y - 0% 245 S Humboldt St 033-134-240 AD Residential Low II (2 -4 stories, 20-35 du/ac) 35 0.28 Residential 3 1 3 7 Yes Y 19 75 1.1 42% Multiple
owners 480 S Ellsworth Ave 034-173-040 AE Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.11 0.51 Commercial 5 2 5 12 Y es Y Y 1.19 96% 159 E 5th Ave 034-173-050 AE Mixed-Use High (5-8 stori es, 100-130 du/ac) 130 0.09 Commercial 4 2 4 10 Yes Y 1958 Y 0. 48 93% 150 E 4th Ave 034-173-090 AE Mixed-Use High (5-8 stori es, 100-130 du/ac) 130 0.12 Commercial 6 2 6 14 Yes Y Y 1.06 93 % 155 E 5th Ave 034-173-130 AE Mixed-Use High (5-8 stori es, 100-130 du/ac) 130 0.19 Commercial 9 4 10 23 Yes Y Y 3.3 48 % 24 – Ah Sam 2635 Palm Pl 039-085-280 AF Mixed-Use High (5-8 stories, 100-130 du/ac) 130 1.76 2.32 Commercial 82 35 89 206 Y Yes Y 0.07 43% 2645 S El Camino Real 039-085-290 AF Mixed-Use High (5 -8 stories, 100-130 du/ac) 130 0.56 Commercial 26 11 28 65 Y Yes Y 0.44 56% 20 – Bayshore
Commons 1670 S. Amphlett Blvd 035-241-240 AG Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 5.78 14.47 Commercial 0 3 8 218 256 Yes Y Yes Y 0 0.98 22% 1700 S. Amphlett Blvd 035-241-250 AG Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 4.06 Commercial Yes Y Yes Y 1974 0.94 22% 1720 S. Amphlett Blvd 035-241-260 AG Mixed-Use Medium I (3-5 stories, 36-50 du/ac) 50 4.63 Commercial Yes Y Yes Y 0 0.82 23% 22 – Bel Mateo
Shopping
Center 2
4107 Piccadilly Ln 042-242-060 AH Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.25 8.83 Commercial 9 4 9 22 Y Y 1.43 71% 11 41st Ave 042-242-070 AH Mixed-Use Medium II (4-6 st ories, 51-99 du/ac) 99 0.25 Commercial 9 4 9 22 Y Y 1.23 60% 40 42nd Ave 042-242-160 AH Mixed-Use Medium II (4-6 st ories, 51-99 du/ac) 99 0.2 Commercial 7 3 7 17 Y Y 1.31 85% 49 42nd Ave 042-243-020 AH Mixed-Use Medium II (4-6 st ories, 51-99 du/ac) 99 2.09 Parking 74 32 80 186 Y Y Yes Y 0 3.0 1 48% 42nd/El Camino Real 042-244-040 AH Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.14 Parking 5 2 5 12 Y Y Yes Y Y - 1% 4242 S El Camino Real 042-244-050 AH Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 1.19 Commercial 42 18 46 106 Y Y 5.71 52% 43rd Ave 042-245-040 AH Mixed-Use Medium I (3-5 storie s, 36-50 du/ac) 50 0.12 Parking 2 1 2 5 Y Y Yes Y 0.05 5% 61 43rd Ave 042-245-050 AH Mixed-Use Medium I (3-5 sto ries, 36-50 du/ac) 50 0.12 Commercial 2 1 2 5 Y Y 1 65% 55 43rd Ave 042-245-060 AH Mixed-Use Medium I (3-5 sto ries, 36-50 du/ac) 50 0.12 Commercial 2 1 2 5 Y Y 0.46 65% 53 43rd Ave 042-245-070 AH Mixed-Use Medium I (3-5 sto ries, 36-50 du/ac) 50 0.12 Commercial 2 1 2 5 Y Y 1.26 65% 45 43rd Ave 042-245-080 AH Mixed-Use Medium I (3-5 sto ries, 36-50 du/ac) 50 0.12 Commercial 2 1 2 5 Y Y 1.42 65% 37 43rd Ave 042-245-090 AH Mixed-Use Medium I (3-5 sto ries, 36-50 du/ac) 50 0.12 Commercial 2 1 2 5 Y Y 1.71 66% 25 43rd Ave 042-245-100 AH Mixed-Use Medium I (3-5 sto ries, 36-50 du/ac) 50 0.24 Commercial 4 2 4 10 Y Y 1.35 76% 17 43rd Ave 042-245-110 AH Mixed-Use Medium I (3-5 sto ries, 36-50 du/ac) 50 0.24 Commercial 4 2 4 10 Y Yes Y 1950 0.8 4 75% 4300 S El Camino Real 042-245-120 AH Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.3 Commercial 10 4 11 25 Y Yes Y 0.24 24% 85 43rd Ave 042-245-130 AH Mixed-Use Medium I (3-5 sto ries, 36-50 du/ac) 50 0.36 Commercial 6 3 7 16 Y Y 3.42 45% 89 43rd Ave 042-263-010 AH Mixed-Use Medium I (3-5 sto ries, 36-50 du/ac) 50 0.73 Commercial 13 5 14 32 Y Yes Y 1.12 3 2% 4330 Olympic Ave 042-264-010 AH Mixed-Use Medium I (3- 5 stories, 36-50 du/ac) 50 1.05 Commercial 19 8 20 47 Y Y 1.1 56% 4150 Piccadilly Ln 042-242-050 AH Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 1.07 Commercial 38 16 41 95 Y Yes Y 0.59 47% Three owners 4142 S El Camino Real 042-242-170 AI Mixed -Use Medium II (4-6 stories, 51-99 du/ac) 99 0.31 0.95 Vacant 11 5 12 28 Y Y Yes Y - 0% 4100 S El Camino Real 042-242-080 AI Mixed-Use Medium II (4-6 stories, 51-99 du/ac) 99 0.43 Commercial 15 6 16 3 7 Y Y Yes Y Y 0.16 19% 20 42nd Ave 042-242-180 AI Mixed-Use Medium II (4-6 st ories, 51-99 du/ac) 99 0.21 Commercial 7 3 8 18 Y Yes Y Y 1.06 8 3% 32 - Carwash 1620 S Delaware St 035-200-070 Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.3 0.3 Commercia l/Car wash 14 6 15 35 Y Yes Y 0 2.81 16% 194 W 25th Ave 039-174-220 Neighborhood Commercial (1 -3 stories, 1.0 FAR) 19 0.12 0.12 Educational/institution al/religious 1 0 1 2 Y Y 3.07 84%
2 – Block 20 500 E 4th Ave 034-186-080 AJ Mixed-Use Hig h (5-8 stories, 100-130 du/ac) 130 0.25 1.17 Commercial 6 6 60 72 Yes Yes Y 0.81 49% 411 S Claremont St 034-186-070 AJ Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.08 Residential Yes Yes Y 190 2 0.12 25% 415 S Claremont St 034-186-060 AJ Mixed-Use High (5-8 stories, 100-130 du/ac) 130 0.14 Educational/institution al/religious Yes Yes Y 1938 0.82 16%
521 E 5th Ave 034-186-090 AJ Mixed-Use High (5-8 stori es, 100-130 du/ac) 130 0.25 Commercial Yes Yes Y 0.53 38% 402 S Delaware St 034-186-110 AJ Mixed-Use High (5-8 s tories, 100-130 du/ac) 130 0.45 Commercial Yes Yes Y 0 - 21% 10 –
4 W Santa Inez
Condos
4 W Santa Inez Ave 032-075-010 AK Residential Medium I I (4-6 stories, 51-99 du/ac) 99 0.13 0.25 Residential 8 8 Yes Yes Y 1917 0.07 31% 1 Engle Rd 032-075-100 AK Residential Medium II (4-6 s tories, 51-99 du/ac) 99 0.12 Residential Yes Yes Y 1917 0. 11 44% 19 –
Gateway 600 E 3rd Ave 034-188-140 Mixed-Use Medium II (4-6 st ories, 51-99 du/ac) 99 0.65 Commercial 10 10 108 128 Yes Y Y Yes Y 1978 0.09 50% 1690 El Camino Real 039-012-010 Mixed-Use High (5-8 s tories, 100-130 du/ac) 130 3.1 3.1 Commercial 145 62 156 36 3 Y 2 El Cerrito/101 El Camino 032-411-210 Mixed-Use Medi um II (4-6 stories, 51-99 du/ac) 99 0.48 0.48 Commercia l 17 7 18 42 Y

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NO NET LOSS SUMMARY
(EXCLUDES SITES NOT TO BE USED FOR

NO NET LOSS)

RHNA SUMMARY
3000 Clearview
Way Yes
Same owner

SUMMARY FOR ALL SITES

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APPENDIX C

HOUSING RESOURCES AND SITES

INVENTORY LIST

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APPENDIX C | HOUSING RESOURCES AND SITES

INVENTORY LIST

0.1 Table of Content

0.1 Table of Content ........................................................................................... 2

0.2 List of Figures ............................................................................................... 3

0.3 List of Tables ................................................................................................ 3 1 INTRODUCTION ..........................................................................................................................4 2 DESCRIPTION OF HOUSING FUNDING PROGRAMS .......................................................................5

2.1 Federal Programs .......................................................................................... 5

2.1.1 Community Development Block Grant (CDBG) ..................................................................... 5

2.1.2 HOME Investment Partnerships Program (HOME) ............................................................... 5

2.1.3 Low Income Housing Tax Credits (LIHTC) .............................................................................. 5

2.1.4 Housing Choice Vouchers (HCV) ........................................................................................... 5

2.1.5 Other Federal Programs ........................................................................................................ 6

2.2 State Programs ............................................................................................. 6

2.2.1 Permanent Local Housing Allocation (PLHA) ........................................................................ 6

2.2.2 Other State Programs ........................................................................................................... 6

2.3 Other Public Funds ........................................................................................ 7

2.3.1 Housing Successor Agency for the Redevelopment Agency ................................................. 7

2.3.2 City Housing Fund ................................................................................................................. 7

2.3.3 Commercial Linkage Fee (CLF) .............................................................................................. 7

2.3.4 San Mateo County Affordable Housing Fund ....................................................................... 7

2.4 Private For-Profit and Nonprofit Sources ........................................................ 8

2.4.1 Community Reinvestment Act (CRA) .................................................................................... 8

2.4.2 Private Developers ................................................................................................................ 8

2.4.3 Non-Profit Agencies .............................................................................................................. 8

2.4.4 Housing Endowment And Regional Trust (HEART) ............................................................... 8 3 HOUSING-RELATED PROGRAMS ..................................................................................................9

3.1 Minor Home Repair ....................................................................................... 9

3.2 Home Rehabilitation ...................................................................................... 9

3.3 Lead-Based Paint Hazard Reduction ............................................................... 9

3.4 First Time Home Buyers Program.................................................................... 9

3.5 Acquisition of Land ........................................................................................ 9

3.6 Acquisition and Rehabilitation of Existing Housing .......................................... 9

3.7 Community Housing Development Organizations (CHDO) ............................... 10

3.8 New Construction ........................................................................................ 10

3.9 Accessory Dwelling Units (ADUs) .................................................................. 10

3.10 Special Needs Housing ................................................................................. 10

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3.11 Homeless Programs ..................................................................................... 10

3.11.1 LifeMoves Shelter Network................................................................................................. 11

3.11.2 Safe Harbor Emergency Shelter .......................................................................................... 11

3.11.3 Stone Villa Inn ..................................................................................................................... 11

3.12 Regional Collaborations ............................................................................... 11

3.12.1 Inter-Agency Council (IAC) .................................................................................................. 11

3.12.2 Continuum of Care .............................................................................................................. 12

3.12.3 HIP Housing Self Sufficiency Program ................................................................................. 12

3.13 Chronic Homelessness ................................................................................. 12

3.14 Homeless Prevention ................................................................................... 12

3.14.1 Legal Aid Society, HomeSavers Program ............................................................................ 12

3.14.2 LifeMoves, Rapid Rehousing Program ................................................................................ 12

3.15 Discharge Policy .......................................................................................... 13 4 SITES INVENTORY ..................................................................................................................... 14

4.1 RHNA Status ............................................................................................... 14

4.2 On-Site Constraints Analysis ........................................................................ 15

4.3 Non-Vacant Site Redevelopment Analysis ..................................................... 15

4.4 Lot Consolidation ........................................................................................ 19 Table 1a: Preliminary and Formal Applications since General Plan 2040 Adoption and Passage of Measure T ........................................................................................................................................... 22

4.5 Recent Development Projects ....................................................................... 34

4.6 Pipeline Projects .................................................................................................... 79

4.7 Redevelopment Opportunity Sites ......................................................................... 102

4.8 Sites Inventory Housing Feasibility and Realistic Capacity ........................... 113

4.8.1 General Plan Adoption and Revised Development Capacities ............................... 114 Table 4a: Preliminary and Formal Applications by Site Size and Realistic Capacity ......................... 114

0.2 List of Figures
Figure 1: Key Inventory Sites ................................................................................................................... 3231 Figure 2: Study Area Map ....................................................................................................................... 7766 Figure 3: Sites Inventory Map ................................................................................................................. 7867

0.3 List of Tables
Table 1: January 2019 – November 2023 Planning Development Approvals (Ranked by Density) ........... 20 Table 2: Sites Inventory ........................................................................................................................... 2423 Table 3: Site Affordability Breakdown .................................................................................................... 7968 Table 4: Realistic Housing Capacity by Zoning District ......................................................................... 11468

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1 INTRODUCTION
The housing resources of the City of San Mateo are comprised of all the funds, programs, and sites that are available to be used to create additional housing affordability. There is a myriad of ways the City can address housing concerns in the community, both from a land use and from a programmatic standpoint.

The City receives and dedicates funding sources to be used in the development of affordable housing and housing related programs. These housing related programs can also be jointly managed by non-profit providers and City staff working collaboratively. The City is also responsible for ensuring that it maintains an inventory of sites that can feasibly support enough housing development to meet the goals of the Housing Element. These three areas together make up the housing resources of the City.

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2 DESCRIPTION OF HOUSING FUNDING PROGRAMS
This section will discuss the funding the City utilizes in the development of housing, especially housing that is affordable, through financial and other kinds of assistance, as well as for other housing programs.

Affordable housing projects in particular, due to the high costs of land and construction, typically require a combination of resources and partnerships to achieve development and affordability. There are a number of resources available to the City to implement its housing and community development objectives. Each funding source typically comes with a set of regulations that restricts the ways in which it may be used to ensure that they meet the parameters of the purpose of the program. Many of the programs identified herein are designed primarily to address affordability issues, as the cost of housing is a significant impediment to homeowners and renters alike.

2.1 Federal Programs

2.1.1 Community Development Block Grant (CDBG)
The City of San Mateo has been an active participant in the Community Development Block Grant (CDBG) program for over 40 years. The U.S. Department of Housing and Urban Development (HUD) awards this flexible grant program to jurisdictions through a statutory formula that uses measurements of need. CDBG funds can be used to assist low- and moderate-income persons in the form of social services activities, housing rehabilitation, economic development, neighborhood revitalization, improvement of public facilities, and prevention and elimination of slums and blight. The City’s entitlement grant has increased an average of about 5% over the last five years. It is anticipated that the CDBG grant will either remain the same or decrease; therefore, the City is budgeting a conservative 2% decrease annually over the next five years.

2.1.2 HOME Investment Partnerships Program (HOME)
The HOME program is a federal grant to participating jurisdictions determined by formula allocations.

HOME funds are directed toward the housing programs that assist persons at or below 60% of the median income, including acquisition, rehabilitation, new construction, tenant-based assistance, homebuyer assistance, planning and supportive services. The City of San Mateo participates in the program as part of a consortium with the County of San Mateo and the City of South San Francisco.

2.1.3 Low Income Housing Tax Credits (LIHTC)
The Low Income Housing Tax Credits (LIHTC) is an incentive for investors to provide equity to develop rental units for households at 30 - 60% of median income. The program is not a direct federal subsidy, but rather a tax incentive administered by the Internal Revenue Service. $1,200,000 in tax credits were used to help finance the Montara project in 2020, which contained 68 affordable housing units and 12 units set-aside for formerly homeless veterans.

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2.2 State Programs

2.2.1 Permanent Local Housing Allocation (PLHA)
The City of San Mateo began receiving funding through the Permanent Local Housing Allocation (PLHA) program in 2020. HCD awards the grant to cities and counties based on a formula of the amount of funding each jurisdiction receives through the CDBG program. PLHA funds can be used for predevelopment, development, acquisition, rehabilitation of low-income housing, to match funds into housing trusts or low-income housing asset funds, accessibility modifications, homeownership opportunities, rehabilitation, and other supportive housing and homelessness services. The City’s estimated 5-year award from HCD is $2,051,364 and therefore anticipates an award of around $400,000 annually.

Projects within the City have also utilized other State funding programs, including the Infill Infrastructure Grant (IIG), which is available as gap funding for infrastructure improvements necessary for specific residential or mixed-use infill development projects or areas and the Local Housing Trust Fund (LHTF) which provides matching funds to local and regional housing trust funds. Other State programs include Affordable Housing and Sustainable Communities (AHSC) Program, which funds projects to support infill and compact development that reduce greenhouse gas (GHG) emissions, the Golden State Acquisition Fund (GSAF) which provides a flexible source of capital for the development and preservation of affordable housing properties, Project Homekey, which can be used to develop hotels, motels, hostels, single-family homes and multifamily apartments and other existing buildings to Permanent or Interim Housing, Housing for a Healthy California (HHC) which creates supportive housing for individuals who are recipients of or eligible for health care provided through the Medi-Cal program, the Multifamily Housing Program (MHP) which provides loans for new construction, rehabilitation, and preservation of permanent and transitional rental housing for lower-income households, and the Predevelopment Loan Program (PDLP) which provides short-term loans to finance affordable housing predevelopment costs.

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2.3 Other Public Funds

2.3.1 Housing Successor Agency for the Redevelopment Agency As mandated by the State legislature, the Redevelopment Agency (RDA) of the City of San Mateo was dissolved as of February 1, 2012. As the Housing Successor Agency, the City of San Mateo is responsible for the management of properties and funds formerly belonging to the Redevelopment Agency. The City elected to retain the housing assets and housing functions previously performed by the Agency upon dissolution. A portfolio of loans previously financed by RDA funds provides some program income to support future affordable housing. At the time of dissolution, the City’s RDA fund balance of approximately $1.9M was returned to the local taxing agencies. The City elected to retain its portion of the returned funds in the amount of $706,000 to be reserved for affordable housing. It has also set a policy to contribute 20% of the annual increase in property tax revenues to be retained for affordable housing on an ongoing basis. The fund has dedicated $2,850,000 to the Kiku Crossing affordable housing project and the balance is expected to be at $250,000 afterwards.

2.3.2 City Housing Fund
In 1992, the City adopted the Below Market Rate (BMR) Inclusionary Program that requires a portion of affordable units be provided in new developments with 11 or more units in both rental and/or ownership projects. The program was amended on January 1, 2020. For rental projects, developers must provide 15% of units to be affordable to households up to 80% of the area median income (AMI). In ownership developments, developers must provide 15% of the units affordable to households up to 120% AMI.

0.4, an in-lieu fee is charged. This fee has become a source of funds that may be used for housing policies and programs. This fund also contains miscellaneous housing revenues collected from subordination processing and loan payoffs from the old First Time Homebuyer program.

2.3.3 Commercial Linkage Fee (CLF)
In 2016, the City adopted a new ordinance to establish a commercial linkage fee. The fee, which is collected when a building permit for a nonresidential use is issued, is to be used for the creation and preservation of affordable housing. It is calculated by using the gross floor area of net new commercial space, excluding structured parking. The fee rates are adjusted annually using the construction cost index, but the City maintains three tiers of pricing for the fee, with retail/service at the least expensive, hotel at middle pricing, and office/research at the highest rates.

2.3.4 San Mateo County Affordable Housing Fund
The County of San Mateo administers the Affordable Housing Fund. On April 8, 2013, the San Mateo County Board of Supervisors approved the allocation of approximately $13,400,000 of unrestricted general funds for affordable housing purposes. These funds, which initiated the County’s Affordable Housing Fund (AHF), were derived from a one-time distribution of Housing Trust Funds held by former redevelopment agencies in San Mateo County. There have been eight subsequent AHF competitive funding rounds, using a combination of County general funds, Measure K funds, San Mateo County Housing Authority Moving to Work Housing Assistance Program Reserves, HOME funds, CDBG funds, and funds allocated to the County from HCD. The Kiku Crossing affordable housing project received an allocation of $5.185M from the AHF.

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2.4 Private For-Profit and Nonprofit Sources

2.4.1 Community Reinvestment Act (CRA)
Several opportunities exist for partnership with local lenders via the Community Reinvestment Act. This law requires local lenders to analyze the lending needs of the community in which they do business, particularly the needs of low and moderate-income persons, and develop programs to address those needs. To date several lenders have offered favorable terms on first mortgages for the First Time Home Buyer program which has provided tremendous support to the program. Other lenders have assisted new construction projects in the form of construction loans and permanent financing. The City considers this a beneficial resource for future partnerships as well.

2.4.3 Non-Profit Agencies
There are several partnership opportunities with non-profit organizations. Foundations and lender consortiums provide means of financial assistance. Community service organizations provide housing services and manage housing programs. Non-profit developers produce new affordable units. To date, the majority of new affordable units have been sponsored by non-profit developers. This trend will most likely continue since the federal programs strongly encourage the use of non-profit agencies for housing programs.

2.4.4 Housing Endowment And Regional Trust (HEART)
The Housing Endowment And Regional Trust (HEART) of San Mateo County is a regional trust fund for affordable housing in San Mateo County. It has a revolving loan fund to provide financing for affordable housing developments usually in the form of short-term gap or predevelopment financing. HEART provided financing for Kiku Crossing in 2022.

HEART’s “First Time Homebuyer” Program provides below market rate second loans as down payment assistance for persons who make up to $180,000 per year and households that make up to $220,000 per year. The program is also structured to eliminate private mortgage insurance which results in lowering the total monthly housing payment for homebuyers.

The City is partnering with HEART to create pre-approved designs for ADUs to allow for streamlined application processing and approval and incorporating environmentally friendly design. The goal of the initiative is to increase ease of ADU production, and therefore increase affordable housing production.

Four designs have been created at different unit sizes to accommodate the size constraints of different sites – studio, 1 bedroom (square), 1 bedroom (rectangular), and 2 bedrooms.

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3 HOUSING-RELATED PROGRAMS

3.1 Minor Home Repair
The Minor Home Repair program provides these services free of charge to low-income homeowners.

3.2 Home Rehabilitation
The City operates a similar, but separate program for home repairs that constitute major upgrades. The program offers assistance to low-income homeowners in the form of deferred payment loans up to a maximum of $60,000 for home rehabilitation. The program is limited to properties that have 1-4 units.

Loans are for a 20-year term with a 3% interest rate. While the program has received interest from the community, there have been no rehabilitations completed through this program as of 2022.

3.3 Lead-Based Paint Hazard Reduction
The City developed and implements lead-based paint regulations in accordance with HUD Guidelines 24 CFR Part 35 and 40 CFR Part 745 last revised 2012.

3.4 First Time Home Buyers Program
This program provides first time buyers the opportunity to purchase condominiums as they become available for resale at two City sponsored complexes, which are Meadow Court and Gateway Commons, and have 70 and 93 affordable housing units respectively. This project-based approach is also augmented by new ownership units that either the City builds, or private developers build in compliance with the City’s Below Market Rate Program.

3.5 Acquisition of Land
The City is always looking for opportunities to purchase land to assist the development of housing. This includes land banking for the development of owner and rental housing, senior and family housing, transit-oriented housing, and mixed-use developments. Currently, the City owns two properties within downtown San Mateo, one of which is at the intersection of 4th Avenue and Railroad Avenue. The sites comprise a surface parking lot for Talbot’s, a closed toy store. The City plans to use this site for the development of affordable housing in a public/private partnership with a $1 per year lease. This site is included in the Sites Inventory as there is a proposal to develop 71 units affordable at the very-low to low- income levels, including family housing and one manager’s unit, on this site as part of a larger mixed-use development on this block. Details about the site characteristics and development proposal are shown on the Figure 1Figure 1 map and included below in Section 4.4 as the “Bespoke Project.” The Sites Inventory also identifies a third City owned parcel, located at 4142 S. El Camino Real, that is currently vacant.

Programs to support the development of affordable housing on both of these sites are included in Policy H 1.2 of the base document.

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by ensuring adequate property management standards and adds to the City’s affordable housing stock.

The City typically funds these types of projects with HOME and RDA Housing Successor funds.

3.8 New Construction
Although the COVID-19 pandemic has had significant impact on the cost of construction, the City sees the potential for more partnership opportunities to develop new housing with both for-profit and nonprofit developers, mostly due to the wide array of financing tools currently available. Developers have become far more knowledgeable about how to apply for and combine the various government program funds and available private funding to build affordable housing.

3.10 Special Needs Housing
The City provided extensive funds for acquisition/rehabilitation of an apartment building formerly owned by private individuals with County contracts. This project, known as the Humbolt House, operates as permanent supportive housing for individuals with mental illness. The City also provided land and subsidies to construct permanent affordable housing with 10 units set aside for households with mental health issues at risk of homelessness as referred by the County for the Delaware Pacific project. Through the PLHA program, the City provides funding for staff salaries at the Montara affordable housing project, which contains a set aside of 12 units for formerly homeless veterans. These staff will manage the client services and case management needed for the tenants. The goals for this program are to aid in building long term stability in their living situations. These subsidies are in addition to assistance being granted to the project from the U.S. Department of Veterans Affairs (VA). The City provided land and subsidies to construct permanent affordable housing with 8 units set aside for individuals with development disabilities, and 16 units set aside for formerly homeless individuals at the Kiku Crossing project, which is currently under construction.

County level funding that helps to benefit San Mateo residents in need include McKinney-Vento,

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Homeless Prevention and Rapid Re-Housing Program (HPRP), and Section 8 programs. All homeless outreach, assistance and prevention programs are conducted by local nonprofit organizations in coordination with various local government agencies. The City works with several groups to provide emergency shelters, transitional housing, and support services for the homeless as described in the 2018- 2023 Consolidated Plan. The City collaborates with the County of San Mateo on countywide homeless counts, which occurs every two years; and follows the County’s “Continuum of Care” (CofC) program to address homeless which is described in the “Regional Collaborations” section below. In coordination with other jurisdictions in the county, the following shelter operations and expansion efforts the City supports are as follows:

3.11.1 LifeMoves Shelter Network
The City has provided operational funds in the past and may continue based on available funds through the CDBG program to support LifeMoves for shelter operations within City limits. They operate in two sites located in the City: supportive housing at the Vendome (which is not a shelter), and the First Step for Families shelter. For the Vendome, the City provided 100% of acquisition/rehabilitation costs and supports their efforts to obtain HUD funds (PUSH) for operations through the Continuum of Care process.

For First Step for Families, the City provided extensive capital funding to develop the property and starting in 2020, the Community Resource Commission awarded CDBG grants for operations of the shelter.

3.11.2 Safe Harbor Emergency Shelter
The City provides $15,000 annually from City Housing for the operation of Safe Harbor, the regional emergency shelter for adult individuals located in South San Francisco and operated by Samaritan House.

3.11.3 Stone Villa Inn
Through the Homekey program, San Mateo County plans to perform a conversion of the hotel Stone Villa Inn into an emergency shelter, which will be located within the City. The hotel currently contains 44 guestrooms, which could be converted into use for individual shelter rooms. Additionally, the City will support these efforts as a part of the CofC and extend its network of homeless services to the future clients of the shelter.

3.12 Regional Collaborations
City staff are active members of the following regional collaboratives to address a wide variety of issues associated with homelessness and homeless prevention.

3.12.1 Inter-Agency Council (IAC)
The Inter-Agency Council (IAC) is a countywide consortium of housing stakeholders to develop and support the San Mateo County HOPE: 10-year Plan to End Homelessness. This plan focusses on the provision of new affordable housing opportunities rather than development of new shelters.

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In 2016, the CofC released its current Strategic Plan titled “Ending Homelessness in San Mateo County.” From this plan, the Coordinated Entry System (CES) was created. CES is a centralized system that pulls together the service providers across the county to ensure that resources are available to all clients regardless of which jurisdiction an individual enters the system from.

3.12.3 HIP Housing Self Sufficiency Program
Staff serves on the selections committee for entry into the HIP Housing Self Sufficiency Program, which provides support services and rental assistance for candidates through educational and/or vocational training plans. The program helps clients find employment at a level to reduce the need for government assistance payments. The program provides deep supportive services to help clients move toward self- sufficiency within a two-year time period.

3.13 Chronic Homelessness
The Housing Outreach Team (HOT) is a multi-disciplinary team, including City staff, formed through the HOPE initiative that addresses chronic homelessness by outreach and engagement. This program helps to provide housing and bring medical, mental health and substance abuse support services to those who might not otherwise seek such services. The outreach and case management of this team supports the residents of The Vendome, a permanent supportive housing SRO in Downtown San Mateo. The Vendome was acquired and renovated by the City with various housing financial resources in 2009. The Vendome will continue to serve HOT identified clients and other very low-income residents this program year.

3.14 Homeless Prevention
As detailed under the sections below, the City will provide assistance grants to help prevent further homelessness. In addition to the programs identified below, Samaritan House, as well as other local agencies, provides services for the extremely low- income residents that include homeless prevention such as Rapid Rehousing, and emergency housing vouchers. However, these other programs are funded by other jurisdictions in the County.

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3.15 Discharge Policy
The City does not directly fund any institutions requiring discharge. These policies are requirements of health institutions to discharge patients experiencing homelessness to a safe and appropriate location, offer meals and weather-appropriate clothing, distribution of needed medicines, and providing the necessary transportation. These institutions are within the jurisdiction of the County of San Mateo.

Discharge policies are a component of the County’s HOPE 10-Year Plan to End Homelessness.

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4 SITES INVENTORY
Government Code Section 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. The inventory of land suitable for residential development shall be used to identify sites that can be developed for housing within the planning period (Section 65583.2). To create this list, City staff undertook an extensive process to review the feasibility of housing development for every site located within the key study areas that had been identified by the community while weighing in the expertise of staff, consultants, and developers. The original draft sites inventory was posted to the City website in December 2021 for public comment. The inventory has been updated since based on additional analysis or in response to public comments.

In 2019, City staff began a series of public outreach workshops through the General Plan 2040 Update, and asked community members to select target areas where they believed future housing development would be most suitable. From this process, the City identified ten study areas for the 6th Housing Element Cycle’s sites inventory. Then, staff analyzed development trends from the previous five years (2019-2023) to determine expected densities for potential redevelopment when weighed against the existing site constraints such as zoning, size, and neighborhood trends. Through this process, staff was able to calculate the realistic redevelopment capacity of these sites. Within these study areas, there are currently enough sites zoned to accommodate 14,3880,286 new housing units in the City of San Mateo. The affordability breakdown of these sites is 4,7093,129 lower Income units, 1,870278 Modmoderate-Income units, and 7,809 5,880 Ababove Moderate-Income units. The sites for affordable developments were spread throughout the City to avoid adding to any Racially/Ethnically Concentrated Areas of Poverty (RECAP).

4.1 RHNA Status
For the 6th Cycle Housing Element Update, the City of San Mateo has been assigned a RHNA of 7,015 units:

 Very Low Income – 1,777 units
 Low Income – 1,023 units
 Moderate Income – 1,175 units
 Above Moderate Income – 3,040 units

Overall, pipeline projects (are those with planning approvals, entitlement, under construction, or under review) total 4,7873,110 units, including 784 562 lower income units, 17714 moderate income units, and 3,8262,534 above moderate income units. The affordability of these units is based on the project approval, with affordable units being provided as part of the City’s inclusionary housing requirements.

In addition, the City anticipates an annual average of 55 ADUs for a total of 440 ADUs over the next eight years. Based on ABAG’s HCD-approved ADU Survey, the City can expect ADU construction to produce approximately 132 very low income units, 132 low income units, 132 moderate income units, and 44 above moderate income units.

Accounting for pipeline projects and projected ADUs, the City has a remaining RHNA of 2,2283,465 units (1,9742,016 lower income units, 9981,029 moderate income units, and (786)462 above moderate income units). The City must demonstrate that it has adequate sites to fully accommodate its remaining RHNA for all income groups.

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4.2 On-Site Constraints Analysis
The City of San Mateo is a fully urbanized municipality serviced by Pacific Gas and Electric (PG&E), Cal Water, Estero Municipal Improvement District (EMID), and its own wastewater treatment plant for sewage. All sites on the inventory have access to electric, natural gas, water, sewage, public streets, and other infrastructure needs for housing redevelopment. To start service at any site would not prove infeasible for installation and standard connections to the existing systems and does not present a constraint.

Air quality and noise are identified as potential environmental constraints on 55 sites due to proximity to highways and railways. However, air quality may be addressed through incorporation of mechanical filtration systems that can adequately filter air particulates for housing projects. Noise impacts can also be mitigated through enhanced construction materials such as double or triple paned windows and sound attenuating insulation. During project review, individual projects near highways and railways are evaluated with project-specific technical studies that analyze these constraints and provide appropriate mitigation measures.

21 sites in the inventory have been identified to lie within the flood zone or adjacent to creeks. The City requires that new housing development within the 100-year flood plain raise the lowest living level above base flood elevation to avoid the risks of flooding. Sites located near or on creeks are subject to additional creek setbacks, which prohibit development within 30 feet of the center line of any creek or 20 feet of the top of a bank. The identified sites have existing structures located outside these creek setbacks that can be repurposed or redeveloped for housing. Neither constraint would limit the ability of the sites to produce new housing.

In the previous Housing Element 5th Cycle, the City approved several housing projects that included lot consolidation: The Lark, Grand Blvd Townhomes, Hacienda Mateo, 737 2nd Ave, Block 21, Concar Passage, Hillsdale Terraces, 4 W. Santa Inez Condos, and Kiku Crossing. The City has a consistent track record of approving projects that include lot consolidation. Additionally, the City’s zoning code encourages lot consolidation through higher allowable densities for larger lots. Lot consolidation is expected to continue for new housing projects throughout the next Housing Element Cycle, and this is further supported by current pipeline projects that are under review (e.g. Block 20 and Bespoke) and recently approved projects (e.g., Nazareth Vista).

4.3 Non-Vacant Site Redevelopment Analysis
The City is relying on many non-vacant sites with high redevelopment potential for purposes of meeting its RHNA allocation. The use of these non-vacant sites is justified as it can be demonstrated by a significant number of recent projects at similar sites as the development stock in the City matures; as well as several in-progress development applications as demonstrated in sections 4.4 and 4.5 below. In the previous Housing Element Cycle, the City received four projects for missing middle housing that were previously on single-family home sites. These sites with pipeline projects have been identified as: Grand Boulevard Townhomes, Hacienda Mateo, 737 2nd Avenue, and the Gum Street Duplexes in Section 4.4 below. The City was able to approve these projects without rezoning and produced a total of 19 additional units. This trend is expected to continue, with the recent approval of a 10-unit project at 4 W. Santa Inez (net increase of 8 units). This demonstrates that the City’s existing zoning allows for a range of housing types and sizes.

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The City currently has two developments in-progress for multi-family housing that contain parcels that were previously single-family homes. The projects have been identified as Fremont Terrace (200 S.

Fremont Street) and Block 20, as discussed further in Section 4.5. Together, they will create 98 new housing units, with 11 affordable units. These projects demonstrate that with the right location, low- density housing can be redeveloped under the City’s existing zoning to generate additional units that include affordable units under the City’s BMR Ordinance. As the City undergoes the General Plan Update, similar sites will be identified, which will continue the trend of creating new areas of appropriate housing density.

The majority of sites are non-vacant, with non-vacant sites accommodating more than 50% of the lower income units. However, this will not be an impediment to development as the type of sites used for the inventory are consistent with those that have been redeveloped into housing projects in the last Housing Element Cycle. The City has received several applications for projects that involved redeveloping underutilized, low-density commercial property into full housing or mixed-use housing projects. Nine key projects that fit this description are: Concar Passage, Azara, The Lark (Park 20), Hillsdale Inn, Nazareth Plaza, Trag’s Market (303 Baldwin), Hillsdale Terraces, Peninsula Heights, and 1919 O’Farrell. Combined, they will produce a total of 1,902 new housing units, with 172 affordable units. This trend can be expected to continue, with owner/developer interest in redevelopment being expressed for many of the sites listed in the inventory, such as the Hillsdale Mall, Peninsula Heights, Marriot Residence Inn, The Fish Market, Bayshore Commons, Borel Square Shopping Center, Ah Sam Floral Co., The Atrium, and the Bel Mateo Olympic Plaza (Mollie Stone’s) Shopping Center. Rather than the existing uses discontinuing from lack of interest, market trends reveal that developers have bought out long-term businesses to allow redevelopment into housing or utilized phased development or partial site redevelopment to allow existing uses to remain while new housing was developed. Furthermore, these sites do not require rezoning, as residential development is an allowed use on the commercial and office sites included in the inventory.

Table 1Table 1a and 1b below shows the projects that have been approved since 2019 and illustrates the characteristics of existing uses. Table 2 lists the parcels considered and included in the sites inventory. Existing characteristics of each parcel, including parcels that have planning approvals, developer/owner interests, or are developed owned, are used to correlate parcels with potential development potential.

2. Site that is developer owned, which indicates the property is held for redevelopment purposes.

3. Site with previous proposal for redevelopment, indicating interest and intent for redevelopment.

4. Vacant site.

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Otherwise, sites that meet at least three of the following factors (#6 to #10) are included in the sites inventory. Please note that due to the quality of the data obtained from the San Mateo County Assessor Office, no parcels contain data for all the factors used.

6. Existing uses are similar to uses that have been recycled based on recent trends as demonstrated by projects presented in Section 4.3 and regionally. Such uses include:
a. Retail/shopping center
b. Banks
c. Office building
d. Gas station and auto-related uses
e. Grocery stores
f. Lower density residential uses
The COVID-19 pandemic has accelerated many trends that had already been set in motion:
 Increased online shopping, reducing demand on retail space  Increased eBanking, resulting in banks consolidating local branches – a recent article in BankingDive.com indicates the increasing trend of branch closures. Bank of America’s strategic plan focuses on pursuing new markets such as Milwaukee and New Orleans and to grow its market share with a small number of centers. As one new location opens, the bank will close two existing locations.1 Well Fargo Bank is also among some of the major banks that are closing many local branches. In the month of May 2023 alone, Wells Fargo closed 17 branch offices nationwide. Single use bank buildings surrounded by large parking areas are particularly conducive to closures.  Increased remote working, reducing demand on office space  Increased fuel efficiency and reliability of vehicles, and popularity of hybrid and electrical vehicles, reducing demand for auto-related services  Increased use of virtual meetings and increased popularity of Airbnbs, reducing business travel and demand on hotel accommodation (especially old motels)

7. Age of structure – in general, buildings more than 30 years old begin to show signs of fatigue and often requires significant investments to modernize. A retail shopping center, however, is considered outdated if it has not been renovated within the last 15 years. Recent news articles comparing the Westfield Mall in Downtown San Francisco and that in Santa Clara points to the critical differentiator – Santa Clara Westfield Mall has undergone a $1.1 billion renovation in 2019, whereas the Downtown San Francisco Westfield Mall has not been renovated for more than 16 years. This is because retail trends are fluid and reflect what are “fashionable” at the time. Furthermore, Table 1Table 1 shows that commercial/retail structures built in the 1990s (as

1 Bankingdive.com, June 14, 2023.

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late as 1997) had been demolished for new development. Therefore, this analysis uses 30+ years as the age threshold for most uses, but 20+ years as the age threshold for retail/commercial uses.

However, the quality of data from the County Assessor Office limits the use of this factor. Many parcels are missing data for the year the building was built. While most non-vacant parcels (if not all) included in the inventory have older buildings and often show signs of delayed maintenance and are outdated in style, the lack of complete data prevents the use of this factor for many parcels.

8. Single-story building – as demonstrated in Table 1Table 1 and Table 2, recent projects and pipeline projects involve demolition of mostly single-story buildings, although one project demolished a three-story office building for new mixed use development.

However, office buildings, commercial/retail centers, and hotel/motels often have high ILV ratios that are beyond 2.0. A typical shopping center has an ILV ratio of 2.50 to 3.50. As shown in Table 1Table 1 of recent projects, the demolished shopping center had an ILV of 2.60. Also in the sites inventory, parcels with owner/developer interests for redevelopment, existing ILV for many uses have high ILV ratios well above 1.0, including a hotel/motel at 1.9 and a commercial center at over 3.0.

Therefore, this analysis uses a 2.5 ILV for commercial centers/office buildings; and a threshold of

1.0 ILV for other uses.

As shown in Table 2, among the pipeline projects and parcels with developer/owner interest for redevelopment, the average lot coverage (building footprint over lot area) is about 38 percent, but ranges from 0 percent (such as parking lots) and as high as 98 percent (such as multi-story commercial/office buildings). Therefore, this sites inventory includes parcels with lot coverage up to 50 percent, indicating highly underutilized parcels with outdated site designs that leave large areas as surface parking or landscaping.

In recent years, the City has received very few development proposals or interest in commercial-only development. Most projects involve a residential component or are residential-only projects.

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uses and is consistent with the experiences of other communities in the region and is also expected to continue or accelerate in the future. More importantly, the sites inventory includes a substantial buffer beyond RHNA under the existing land use policy, with the anticipated General Plan Update, and the buffer will increase with the proposed land use policy (Policy H 1.20).

4.4 Lot Consolidation
The City does not intend to utilize small independent parcels to meet lower income RHNA requirements.

Most small parcels included in the inventory are either already consolidated or mostly consolidated for redevelopment. The City is working diligently with other property owners for lot consolidation.

The City has a strong history of consolidating small parcels to facilitate larger-scale residential and mixed use development. As shown in Section 4.5 on Recent Development Projects, multiple projects were developed by consolidating small parcels into larger sites:
 Grand Blvd Townhomes (3 small parcels to 0.64 acre) - 11 units  Hacienda Mateo (8 small parcels to 0.41 acre) - 14 units  737 2nd Avenue (8 small parcels to 0.37 acre) - 12 units  Gum Street Duplexes (8 small parcels to 0.55 acre) - 8 units Similarly, among the Opportunity Sites/Pipeline Projects in Section 4.6, many projects also involve lot consolidation. Specifically, the majority of these sites have already been consolidated (i.e., under common ownership). Others are completing the process and are considered mostly consolidated:
 Block 20 (5 small parcels to 1.16 acres, consolidated) - 58 72 units  Nazareth Vista (2 small parcels to 0.64 acre, consolidated) - 32 94 units  Concar Passage (4 large and 4 small parcels to 14.53 acres, partially consolidated) 727 847 - units
 Hillsdale Inn (2 large and 1 small parcels to 3.1 acres, consolidated) - 153 units  Hillsdale Terraces (3 small parcels to 0.99 acre, consolidated) - 50 units  4 West Santa Inez Condos (2 small parcels to 0.25 acre, consolidated) - 10 units  445 South B Street (6 small parcels to 1.16 acres, consolidated) - 58 71 units  Hillsdale Mall (4 large and 3 small parcels to 32.6 acres, mostly consolidated - 1,630418 units  Borel Square Shopping Center (3 large and 3 small parcels to 9.9 acres, consolidated) - 346 units  Downtown Cluster (2 large and 1 small parcels to 3.14 acres, mostly consolidated) - 157 365 units
 Olympic Bel Mateo Shopping Center (2 large and 9 small parcels to 9.75 acres, mostly consolidated) - 487 713 units
 Parkside Plaza (1 large and 1 small parcels to 6.65 acres, consolidated) - 332 units  E Poplar Ave/San Mateo Drive (2 small parcels to 0.62 acre, consolidated) - 21 units For other sites in the inventory identified for lot consolidation, the City is diligently working with the property owners to facilitate lot consolidation. These sites typically have some degree of common ownership and/or are considered feasible for lot consolidation due to shared access or parking.

596 of 719

Page H-C-20
Density)
Base Zoning Approval Discretion CEQA
Lot
Size
(Acre)
Dwelling
Units per
Acre
% of
Base
Density
Existing Use Age of Existing
Building
Existing Building
# of Story FAR Improvement
to Land Ratio
CBD-S:

Commercial and
DT residential
CC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
IS/MND 2.41 93 186% Two Public
Parking Lots N/A - No Building 0 0.0 0.0
CBD-S:

Commercial and
DT Residential
CC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
IS/MND 1.51 74 148%
Retail and
residential
structures (8
units)
1900 - 2002 2 0.5 0.4
E2-2: Office
PC approved. Project was appealed (based
on heritage tree removal). Then CC upheld
PC approval. Applicant utilized State
Density Bonus. SUP issued for residential
uses.

Cat Ex
(Infill) 1.6 75 150% Office 1980s 1 0.3 0.7
E1-1/R4: Office
with residential
overlay
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
Cat Ex
(Infill) 0.71 69 138% Office N/A 1 0.1 0.0
TOD: Mixed use
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
Tiered off
of the Rail
Corridor
Plan EIR

2.82 68 136% CalTrain Parking
Lot No Building 0 0.0 0.0
C1-2/R5:

Commercial
with residential
overlay
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
IS/MND 0.93 68 136% Grocery Store 1956 1 0.4 0.3
TOD: Mixed-Use
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
Cat Ex
(Infill) 1.07 68 136% Office Before the 1980s 2 0.4 0.3 TOD: Mixed use
CC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
EIR 14.51 66 132% Regional Retail 1969 - 1991 1 0.3 2.6

597 of 719

Page H-C-21
Base Zoning Approval Discretion CEQA
Lot
Size
(Acre)
Dwelling
Units per
Acre
% of
Base
Density
Existing Use Age of Existing
Building
Existing Building
# of Story FAR Improvement
to Land Ratio
E2-1/R4: Office
with residential
overlay
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
Cat Ex
(Infill) 0.29 61 122% Residential and
office 1938 1 0.4 0.1
BMSP: Mixed-
Use per Bay
Meadows
Specific Plan
PC approved. Permitted under applicable
code and policies.

Tiered off
of the
Specific
Plan EIR

1.51 44 88% Vacant No Building 0 0.0 0.0
R4: Multi-
Family Dwelling
CC approved. Permitted under applicable
code and policies.

Cat Ex
(Infill) 0.25 40 80% 2 single-family
dwellings 1950s 1 0.3 0.1
CBD-S:

Commercial and
DT Residential
PC approved. Permitted under applicable
code and policies. Applicant utilized State
Density Bonus
IS/MND 0.88 28 56%
Fast food
restaurant,
industrial/auto
uses
1990s 1 0.9 0.8
CBD-S:

Commercial and
DT Residential
PC approved. SUP for off-site
construction. Applicant utilized State
Density Bonus.

IS/MND 0.25 20 40% Gas station 1980s 1 0.1 0.1
E1-1: Office
PC approved. SUP for residential uses.

Applicant utilized State Density Bonus
and SB 330.

IS/MND 15.45 19 38% Offices 1970s 3 0.3 0.3
Rezoned from
E1: Office to R3
multi-family
CC approved. PC approved PA
modification, which was then appealed.

CC upheld PC approval. Permitted under
applicable code and policies. Applicant
utilized State Density Bonus.

IS/MND 11.13 17 49%
Executive
business
park
1979 2 0.3 0.4
CBD/R:

Commercial
with residential
overlay
CC approved. Permitted under applicable
code and policies. Applicant utilized AB
1763 (100% affordable), State Density
Bonus.

Tiered off
of the 2010
Gen Plan
EIR

1.13 9 18% Grocery Store 1997 2 1.3 0.8

598 of 719

Page H-C-22
Base Zoning Approval Discretion CEQA
Lot
Size
(Acre)
Dwelling
Units per
Acre
% of
Base
Density
Existing Use Age of Existing
Building
Existing Building
# of Story FAR Improvement
to Land Ratio
TOD: Mixed-Use ZA approved. Permitted under applicable
code and policies.

Cat Ex
(Existing
Facilities) 2.37 7 14% Apartment 2015 3 2.0 3.9
Preliminary and Formal Applications since General Plan 2040 Adoption and Passage of Measure T GP Density
(Dwelling Units per Acre) Lot Size (Acres) Density (Dwelling Units Per Acre) % of Base Density Existing Use Exceeding Realistic Capacity?
130 0.91 259 200% Retail Yes
99 0.64 200 198% Retail Yes
99 1.54 149 151% Office Yes
99 1.22 148 151% Vacant/Duplex Yes
99 0.64 146 149% Retail Yes
50 1.01 71 144% Retail Yes
130 1.06 152 118% Apartment Yes
130 0.26 107 85% Vacant lot No

599 of 719

Page H-C-23
99 14.5 58 59% Commercial Shopping
Center No
50 0.44 22 45% Vacant office No
50 14.5 17 35% Office No
GP Density
(Dwelling Units
per Acre)
Lot Size (Acres) Proposed Dwelling
Units Per Acre % of Base Density Existing Use Exceeding Realistic Capacity?
130 0.91 259 223% Retail Yes
99 0.64 195200 219% Retail Yes
130 1.06 152 131% Apartment Yes
99 1.54 149 168% Office Yes
99 1.22 148 168% Vacant/Duplex Yes
99 0.64 146 165% Retail Yes
130 0.26 107 93% Vacant lot No
50 1.01 71 160% Retail Yes
99 14.5 58 66% Commercial Shopping
Center No
50 0.44 22 53% Vacant office No
50 14.5 17 39% Office No
and methodology further described in Section 4.8, the Sites Inventory calculates the realistic capacity of housing opportunity as 90% of base General Plan Land Use Designation density for some project sites appear in both tables because those sites had an approved project and subsequently the developer has submitted an application for a revised project. will supersede the existing approved project for the 666 Concar Dr. Mixed-Use Project in Table 1. a new proposed residential development project that will supercede This project is a new proposal for the exiasting approved project for the 666 Concar Dr. Mixed-Use Project in Table 1.

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C I T Y O F S A N M A T E O
2 04 0 G E N E R A L P L A N

H O U S I N G E L E M E N T
Page H-C-24
Table 2: Sites Inventory
Housing Element ID/
Ownership Site Address APN Site GP Max
Density Acres Total
Acres Existing Use LI M AM Total Pipeline
Project
Owner/
Developer
Interest
(1)
Developer
Owned (2)
With
Previous
Proposal
(3)
Vacant
Site (4)
Limited
Structures
(5)
Met
3 of
6-10
Existing
Use
Trend
(6)
Age
(7)
Single
Story
(8)
Prior
ILV
(9)
Lot
Coverage
(10)
Same owner
121 N San
Mateo Dr 032-292-070 A
Executive Office
50 0.18 0.58 Commercial
3 1 4 8 Yes Y 1950 Y

0.12 31%
117 N San
Mateo Dr 032-292-080 A
Executive Office
50 0.40 Commercial
7 3 8 18 Yes Y Y

0.21 36%
Same owner 5 N San
Mateo Dr 032-312-250 B
Executive Office/High
Density Multi-Family 50 0.30 0.98 Parking 18 7 19 44 Y Yes Y - 0%
123 Baldwin
Ave 032-312-270 B
Executive Office/High
Density Multi-Family 50 0.25 Parking Y Yes Y

0.06 0%
117 Baldwin
Ave 032-312-150 B
Executive Office/High
Density Multi-Family 50 0.12 Parking Y Yes Y - 0%
26 N San
Mateo Dr 032-312-100 B
Executive Office/High
Density Multi-Family 50 0.22 Parking Y Yes Y - 0%
27 N San
Mateo Dr 032-312-070 B
Executive Office/High
Density Multi-Family 50 0.09 Parking Y Yes Y - 0%
Two owners 402 Tilton Ave 032-331-010 C
Medium Density Multi-
Family 35 0.13 0.77 Residential
5 4 10 19 Yes Y 1907 Y

1.43 23%
406 Tilton Ave 032-331-020 C
Medium Density Multi-
Family 35 0.13 Residential

Yes Y 1907 Y

0.96 30%
20 N Railroad 032-331-150 C
Medium Density Multi-
Family 35 0.51 Industrial
Yes Y 1955

1.03 67%
Same owner 131 N
Kingston 033-171-060 D
High Density Multi-Family
50 0.13 1.01 Residential 12 62 74 Yes Yes Y 1943

0.24 41%
1218 Monte
Diablo 033-171-180 D
High Density Multi-Family
50 0.88 Commercial Yes Yes Y

1.00 36%
Three owners 1731 Leslie St 035-215-060 E
Transit Oriented
Development
50 0.30 0.60 Commercial 11 4 12 27 Yes Y 1927

0.19 34%
1741 Leslie St 035-221-010 E
Transit Oriented
Development
50 0.16 Commercial Yes Y 1925 Y

0.32 41%
1753 Leslie St 035-221-020 E
Transit Oriented
Development
50 0.14 Commercial Yes Y 1950

0.14 80%
6 - Concar Passage 678 Concar Dr 035-242-090 F
Transit Oriented
Development
50 0.24 14.50 Commercial 73 888 961 Yes Yes Y

0.80 28%
666 Concar Dr 035-242-140 F
Transit Oriented
Development
50 5.40 Commercial Yes Yes Y

1.23 26%
1855 S
Delaware St 035-242-160 F
Transit Oriented
Development
50 0.39 Commercial Yes Yes Y 1969

1.71 26%
1880 S Grant
St 035-242-170 F
Transit Oriented
Development
50 5.06 Commercial Yes Y

3.46 26%
690 Concar Dr 035-242-190 F
Transit Oriented
Development
50 0.41 Commercial Yes Yes Y

1.14 24%
1820 S Grant
St 035-242-200 F
Transit Oriented
Development
50 0.41 Commercial Yes Y

2.52 64%
640 Concar Dr 035-242-210 F
Transit Oriented
Development
50 2.07 Commercial Yes Y 0

2.52 18%
Concar Dr/S
Delaware St 035-242-220 F
Transit Oriented
Development
50 0.52 Parking Yes Y Yes Y
- 0%
Three owners 229 W 20th
Ave 039-052-350 H
Medium Density Multi-
Family 35 5.37 5.84 Hotel/motel 57 23 60 140 Y Yes Y

1.91 26%
205 W 20th
Ave 039-060-010 H
Executive Office/High
Density Multi-Family 50 0.25 Commercial 5 2 4 11 Y Yes Y 1956 Y

0.14 38%
2010 Pioneer
Ct 039-060-020 H
Executive Office/High
Density Multi-Family 50 0.22 Commercial 4 2 4 10 Y Yes Y 1957 Y

0.52 46%
Multiple owners 2040 Pioneer
Ct 039-060-050 I
Executive Office/High
Density Multi-Family 50 0.22 1.42 Commercial
4 2 4 10 Yes Y 1960 Y

0.91 58%
2041 Pioneer
Ct 039-060-100 I
Executive Office/High
Density Multi-Family 50 0.22 Commercial 4 2 4 10 Yes Y 1961 Y

0.84 58%
2050 Pioneer
Ct 039-060-060 I
Executive Office/High
Density Multi-Family 50 0.19 Commercial 17 7 19 43 Yes Y 1961 Y

1.00 64%

601 of 719

C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-C-25
Housing Element ID/
Ownership Site Address APN Site GP Max
Density Acres Total
Acres Existing Use LI M AM Total Pipeline
Project
Owner/
Developer
Interest
(1)
Developer
Owned (2)
With
Previous
Proposal
(3)
Vacant
Site (4)
Limited
Structures
(5)
Met
3 of
6-10
Existing
Use
Trend
(6)
Age
(7)
Single
Story
(8)
Prior
ILV
(9)
Lot
Coverage
(10)
2070 Pioneer
Ct 039-060-070 I
Executive Office/High
Density Multi-Family 50 0.30 Commercial Yes Y Y

0.86 49%
2055 Pioneer
Ct 039-060-090 I
Executive Office/High
Density Multi-Family 50 0.19 Commercial Yes Y 1957 Y

0.90 38%
2075 Pioneer
Ct 039-060-080 I
Executive Office/High
Density Multi-Family 50 0.30 Commercial Yes Y Y

0.07 48%
Same owner 151 W 20th
Ave 039-060-140 J
Executive Office/High
Density Multi-Family 50 0.25 0.36 Commercial 8 7 15 Yes Y 1999 Y

0.55 47%
117 W 20th
Ave 039-060-150 J High Density Multi-Family 50 0.11 Residential Yes Y 1924

1.00 32%
Two owners 2833 S El
Camino Real 039-351-120 K
Transit Oriented
Development 50 0.39 1.07 Commercial 20 8 21 49 Yes Y Y

0.43 21%
2837 S El
Camino Real 039-351-130 K
Transit Oriented
Development 50 0.35 Commercial Yes Y Y

0.26 13%
2841 S El
Camino Real 039-351-999 K
Transit Oriented
Development 50 0.33 Commercial Yes Y Y - 0%
2745 S El
Camino Real 039-351-070
Transit Oriented
Development 50 0.82 0.82 Commercial 14 6 16 36 Y Yes Y 1994 Y

0.06 40%
2825 S El
Camino Real 039-351-110
Transit Oriented
Development 50 0.76 0.76 Commercial 14 6 14 34 Yes Y 1985 Y

0.33 42%
Same owner 3101 S El
Camino Real 039-360-160 L
Transit Oriented
Development 50 1.13 1.41 Vacant 26 11 27 64 Y Y Yes Y 1984 Y

5.84 21%
3111 S El
Camino Real 039-360-070 L
Transit Oriented
Development 50 0.28 Vacant Y Yes Y

0.05 0%
1 – Fremont Terrace 200 S
Fremont St 033-163-160 High Density Multi-Family 50 0.35 0.35 Residential 2 12 14 Yes Yes Y 1906

1.09 9%
Same owner 717 E 3rd Ave 033-163-050 M High Density Multi-Family 50 0.12 0.58 Residential 4 36 40 Yes Yes Y 1922

1.01 32%
222 S
Fremont St 033-163-170 M High Density Multi-Family 50 0.46 Vacant Yes Yes Y - 2%
13 – Kiku Crossing 480 E 4th Ave 034-183-060 Central Business Support 50 1.16 1.16 Parking 223 2 225 Yes Y Y

1.51 0%

3069 W Kyne
St (BMSP -
RES 6) 040-031-040 TOD 50 1.09 1.09 Vacant 5 49 54
Yes Yes Y
- 0%
19 – Downtown
Cluster
487 S El
Camino Real 034-144-220 N Downtown Retail Core 50 0.40 3.12 Commercial 8 3 8 19 Y Y 0

0.90 93%
62 E 4th Ave 034-144-230 N Downtown Retail Core 50 1.52 Commercial 28 11 29 68 Y Yes Y 1955

2.44 89%
E 5th Ave/San
Mateo Dr 034-144-240 N Downtown Retail Core 50 1.20 Parking 22 9 23 54 Y Yes Y

0.00 0%
885 S El
Camino Real 034-200-220
Executive Office/High
Density Multi-Family 50 0.77 0.77 Commercial 14 6 15 35 Y Y

1.28 24%
100 E 4th Ave 034-173-100 O Downtown Retail Core 50 0.38 0.76 Commercial/bank 14 6 14 34 Yes Y 1956

1.20 57%
San Mateo
Dr/E 5th Ave 034-173-110 O Downtown Retail Core 50 0.38 Parking Y Yes Y

0.02 5%
Same owner 168 E 4th Ave 034-173-140 P Downtown Retail Core 50 0.13 0.36 Commercial 3 3 6 Y Yes Y

0.58 18%
168 E 4th Ave 034-173-150 P Downtown Retail Core 50 0.23 Commercial 6 5 11 Y Yes Y

0.42 47%
Same owner 222 E 4th Ave 034-176-050 Q Downtown Retail Core 50 0.24 1.14 Commercial 10 10 Yes Y

0.47 54%
400 S B St 034-176-070 Q Downtown Retail Core 50 0.11 Commercial Yes Y

0.78 98%
No site
address 034-176-080 Q Downtown Retail Core 50 0.13 Commercial Yes Y

1.20 95%
S B St/E 5th
Ave 034-176-090 Q Downtown Retail Core 50 0.66 Commercial Yes Y

0.78 69%
12 - Bespoke E 4th/N
Railroad Ave 034-179-050 R Downtown Retail Core 50 0.25 0.38 Parking 70 1 71 Yes Y Yes Y - 0%

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C I T Y O F S A N M A T E O
2 04 0 G E N E R A L P L A N

H O U S I N G E L E M E N T
Page H-C-26
Housing Element ID/
Ownership Site Address APN Site GP Max
Density Acres Total
Acres Existing Use LI M AM Total Pipeline
Project
Owner/
Developer
Interest
(1)
Developer
Owned (2)
With
Previous
Proposal
(3)
Vacant
Site (4)
Limited
Structures
(5)
Met
3 of
6-10
Existing
Use
Trend
(6)
Age
(7)
Single
Story
(8)
Prior
ILV
(9)
Lot
Coverage
(10)
E 4th/N
Railroad Ave 034-179-060 R Downtown Retail Core 50 0.13 Parking Yes Y Yes Y - 0%
435 E 3rd Ave 034-181-160
Downtown Retail Core
Support 50 0.25 0.25 Commercial 1 4 5 Yes Yes Y 1960 Y

0.00 25%
Same owner 312 S
Delaware St 034-185-030 S
Downtown Retail Core
Support 50 0.13 1.51 Residential 12 92 104 Yes Yes Y - 26%
318 S
Delaware St 034-185-040 S
Downtown Retail Core
Support 50 0.13 Residential Yes Yes Y

- 15%
320 S
Delaware St 034-185-050 S
Downtown Retail Core
Support 50 0.13 Residential Yes Yes Y Y
- 25%
307 S
Claremont St 034-185-110 S
Downtown Retail Core
Support 50 0.13 Commercial Yes Yes Y 1970

0.00 63%
512 E 3rd Ave 034-185-120 S
Downtown Retail Core
Support 50 0.13 Commercial Yes Y

0.00 95%
373 S
Claremont St 034-185-140 S
Downtown Retail Core
Support 50 0.07 Commercial Yes Yes Y Y

0.01 98%
507 E 4th Ave 034-185-150 S
Downtown Retail Core
Support 50 0.19 Commercial Yes Yes Y 1950

0.00 97%
300 S
Delaware St 034-185-160 S
Downtown Retail Core
Support 50 0.25 Commercial Yes Yes Y 0

0.01 23%
525 E 4th Ave 034-185-170 S
Downtown Retail Core
Support 50 0.13 Commercial Yes Yes Y

0.00 46%
311 S
Claremont St 034-185-190 S
Downtown Retail Core
Support 50 0.12 Residential Yes Yes Y 1930

0.00 63%
315 S
Claremont St 034-185-200 S
Downtown Retail Core
Support 50 0.13 Parking Yes Y Yes Y
- 4%
5 Hayward
Ave 034-275-130
Executive Office/ High
Density Multi-Family 41 0.29 0.29 Residential 2 11 13 Yes Yes Y 1938

0.12 28%
Same owner 1600 S El
Camino Real 034-413-080 T Executive Office 50 0.11 0.85 Commercial 16 6 7 29 Y Yes Y

0.05 36%
1604 S El
Camino Real 034-413-090 T Executive Office 50 0.09 Mixed Use Y Yes Y 1902

0.13 54%
1610 S El
Camino Real 034-413-100 T Executive Office 50 0.10 Mixed Use Y Yes Y 1922

0.11 62%
1620 S El
Camino Real 034-413-110 T Executive Office 50 0.10 Commercial Y Yes Y 1948 Y

0.11 70%
1541 Jasmine
St 034-413-130 T Executive Office 50 0.11 Residential Y Yes Y 1943

0.20 46%
1535 Jasmine
St 034-413-140 T Executive Office 50 0.11 Residential Y Yes Y 1943

0.26 46%
1602 S El
Camino Real 034-413-150 T Executive Office 50 0.23 Mixed Use Y Yes Y 1900

0.02 15%
2 – Trag’s Market 303 Baldwin
Ave 032-322-230
Neighborhood
Commercial/ High Density
Multi-Family 50 0.93 0.93 Commercial 6 58 64
Yes Yes Y
- 38%
5 – Fish Market 1863 S
Norfolk St 035-383-200 Neighborhood Commercial 50 3.46 3.46 Commercial 26 234 260 Yes Yes Y

1.18 14%
23 – Bridgepointe
Shopping No site
address 035-466-100
Regional/Community
Commercial/ High Density
Multi-Family 50 8.50 8.50 Commercial 154 64 165 383
Y Yes Y

0.05 0%
20 – Bridgepointe
Office
1500 Fashion
Island Blvd 035-550-040 Executive Office 50 6.14 6.14 Commercial 110 46 118 274 Y Yes Y 1982

2.37 16%
7 – 1919 O’Farrell 1919 O'Farrell
St 039-030-340
Executive Office/ High
Density Multi-Family 50 0.69 0.69 Commercial 4 45 49 Yes Yes Y 1967 Y

0.00 19%
2118 S El
Camino Real 039-060-440
Regional/Community
Commercial/ High Density
Multi-Family 50 0.71 0.71 Hotel/motel 23 9 24 56
Y Yes Y 1961

1.67 46%
9 – Hillsdale Terraces 2700 S El
Camino Real 039-352-060 V
Regional/Community
Commercial/ High Density
Multi-Family 50 0.38 1.00
Commercial/Used car
sales 6 62 68
Yes Yes Y Y

0.01 18%

603 of 719

C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-C-27
Housing Element ID/
Ownership Site Address APN Site GP Max
Density Acres Total
Acres Existing Use LI M AM Total Pipeline
Project
Owner/
Developer
Interest
(1)
Developer
Owned (2)
With
Previous
Proposal
(3)
Vacant
Site (4)
Limited
Structures
(5)
Met
3 of
6-10
Existing
Use
Trend
(6)
Age
(7)
Single
Story
(8)
Prior
ILV
(9)
Lot
Coverage
(10)
2750 S El
Camino Real 039-352-070 V
Regional/Community
Commercial/ High Density
Multi-Family 50 0.30 Commercial/Used car sales
Yes Y Y

0.01 37%
2790 S El
Camino Real 039-352-090 V
Regional/Community
Commercial/ High Density
Multi-Family 50 0.32 Commercial/Parking
Y Yes Y Y
- 0%
2955 S El
Camino Real 039-360-120
Transit-Oriented
Development 50 2.24 2.24 Commercial 41 18 44 103 Y Y Yes Y

0.19 30%
3011 S El
Camino Real 039-360-140
Transit-Oriented
Development 50 1.38 1.38 Commercial 24 10 26 60 Y Y Yes Y 1966

1.71 39%
3520 S El
Camino Real 042-121-040
Regional/Community
Commercial/ High Density
Multi-Family 50 1.76 1.76 Commercial 32 14 35 81
Yes Y 1955 Y

0.37 31%
14 – Hillsdale Mall 41 W Hillsdale
Blvd 039-490-170 W
Regional/Community
Commercial 50 28.91 32.68 Commercial 180 180 840 1200 Y Yes Y 0

0.72 40%
2950 S El
Camino Real 039-353-010 W
Regional/Community
Commercial/ High Density
Multi-Family 50 0.34 Commercial
Y Yes Y

3.17 29%
No site
address 039-353-020 W
Regional/Community
Commercial/ High Density
Multi-Family 50 0.74 Parking
Y Yes Y
- 0%
No site
address 039-353-030 W
Regional/Community
Commercial/ High Density
Multi-Family 50 0.44 Parking
Y Yes Y

0.50 0%
No site
address 039-353-040 W
Regional/Community
Commercial/ High Density
Multi-Family 50 0.14 Parking
Y Yes Y

0.49 0%
3590 S El
Camino Real 042-121-080 W
Regional/Community
Commercial/ High Density
Multi-Family 50 0.71 Commercial
Y Yes Y

0.59 44%

36th
Ave/Colegrov
e St 042-121-060 W
Regional/Community
Commercial/High Density
Multi-Family 50 1.40 Parking
Y Yes Y
- 0%

S Delaware St
at Landing
Ave 040-031-230
Transit-Oriented
Development 50 1.17 1.17 Vacant 7 60 67
Yes Yes Y
- 0%
8 – Hillsdale Inn 341 E Hillsdale
Blvd 040-102-580 X
Regional/Community
Commercial 50 0.33 3.05 Commercial 23 207 230 Yes Yes Y 1962

0.06 20%
477 E Hillsdale
Blvd 040-102-620 X
Regional/Community
Commercial 50 2.37 Hotel/motel Yes Yes Y
- 41%
No site
address 040-102-630 X
Regional/Community
Commercial 50 0.35 Hotel/motel Yes Yes Y - 0%
10 – Peninsula
Heights
2988 Campus
Dr 041-521-010 Y Executive Office 35 2.79 15.45 Commercial 29 261 290 Yes Yes Y 1973

0.22 11%
2800 Campus
Dr 041-521-020 Y Executive Office 35 4.25 Commercial Yes Yes Y 1974

0.49 13%
2655 Campus
Dr 041-522-010 Y Executive Office 35 3.38 Commercial Yes Yes Y 1975 - 18%
2755 Campus
Dr 041-522-020 Y Executive Office 35 5.03 Commercial Yes Yes Y 1976 - 13%
401 Concar Dr 035-200-998
Transit-Oriented
Development 50 2.81 2.81 Parking 16 12 163 191 Yes Yes Y - 0%
Same owner 19 N Kingston
St 033-191-040 Z High Density Multi-Family 50 0.45 1.03 Parking 16 6 17 39 Y Yes Y Y

0.01 8%
25 N Kingston
St 033-191-060 Z High Density Multi-Family 50 0.13 Commercial Yes Y Y

0.95 64%
3 N Kingston
St 033-191-070 Z High Density Multi-Family 50 0.45 Commercial Yes Y Y

0.79 60%
Same owner 210 S San
Mateo Dr 034-142-200 AA Downtown Retail Core 50 0.43 0.69 Commercial 13 5 13 31 Yes Y 1979 Y

0.29 49%

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Housing Element ID/
Ownership Site Address APN Site GP Max
Density Acres Total
Acres Existing Use LI M AM Total Pipeline
Project
Owner/
Developer
Interest
(1)
Developer
Owned (2)
With
Previous
Proposal
(3)
Vacant
Site (4)
Limited
Structures
(5)
Met
3 of
6-10
Existing
Use
Trend
(6)
Age
(7)
Single
Story
(8)
Prior
ILV
(9)
Lot
Coverage
(10)
No site
address 034-142-220 AA Downtown Retail Core 50 0.26 Parking Y Yes Y

0.02 0%
1495 S El
Camino Real 034-302-140
Executive Office/ High
Density Multi-Family 50 0.68 0.68 Commercial 12 5 13 30 Y

3.15 19%
24 – Parkside Plaza 1850 S
Norfolk St 035-381-020 AB
Neighborhood
Commercial/ High Density
Multi-Family 50 0.58 6.65 Commercial 120 50 129 299
Yes Y 1957 Y

0.57 90%
1826 S
Norfolk St 035-381-030 AB
Neighborhood
Commercial/ High Density
Multi-Family 50 6.07 Commercial
Yes Y 1957 Y

0.32 33%
220 W 20th
Ave 039-030-400
Executive Office/ High
Density Multi-Family 50 1.54 1.54 Commercial 28 11 30 69 Y Yes Y

1.01 37%

150 W 20th
Ave
or 1925
Elkhorn Ct 039-030-220
Executive Office/ High
Density Multi-Family 50 1.98 1.98 Commercial 36 15 38 89 Y Yes Y 1961

0.42 41%
2900 S El
Camino Real 039-353-050
Regional/Community
Commercial/ High Density
Multi-Family 50 1.08 1.08 Commercial 19 8 22 49
Y Yes Y Y

0.53 28%
2850 S El
Camino Real 039-353-060
Regional/Community
Commercial/ High Density
Multi-Family 50 0.63 0.63 Commercial 3 15 18
Y Yes Y 1957

0.03 24%
2838 S El
Camino Real 039-353-070
Regional/Community
Commercial/ High Density
Multi-Family 50 1.19 1.19 Commercial 21 9 23 53
Yes Y 1959 Y

0.04 47%
4060 S El
Camino Real 042-241-180
Regional/Community
Commercial/ High Density
Multi-Family 50 1.01 1.01 Commercial 18 8 20 46
Yes Y 1990 Y

0.69 34%
22 – Olympic 4107
Piccadilly Ln 042-242-060 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.25 8.83 Commercial 4 2 5 11

Y Y

1.43 71%

11 41st Ave 042-242-070 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.25 Commercial 4 2 5 11

Y Y

1.23 60%

40 42nd Ave 042-242-160 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.20 Commercial 4 1 4 9

Y Y

1.31 85%

49 42nd Ave 042-243-020 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 2.09 Parking 38 16 40 94
Y Y Yes Y 0

3.01 48%
42nd/El
Camino Real 042-244-040 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.14 Parking 2 1 3 6
Y Y Yes Y Y
- 1%
4242 S El
Camino Real 042-244-050 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 1.19 Commercial 22 9 23 54

Y Y

5.71 52%

43rd Ave 042-245-040 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.12 Parking 2 1 2 5
Y Y Yes Y

0.05 5%

61 43rd Ave 042-245-050 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.12 Commercial 2 1 2 5

Y Y

1.00 65%

55 43rd Ave 042-245-060 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.12 Commercial 2 1 2 5

Y Y

0.46 65%

53 43rd Ave 042-245-070 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.12 Commercial 2 1 2 5

Y Y

1.26 65%

45 43rd Ave 042-245-080 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.12 Commercial 2 1 2 5

Y Y

1.42 65%

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Housing Element ID/
Ownership Site Address APN Site GP Max
Density Acres Total
Acres Existing Use LI M AM Total Pipeline
Project
Owner/
Developer
Interest
(1)
Developer
Owned (2)
With
Previous
Proposal
(3)
Vacant
Site (4)
Limited
Structures
(5)
Met
3 of
6-10
Existing
Use
Trend
(6)
Age
(7)
Single
Story
(8)
Prior
ILV
(9)
Lot
Coverage
(10)

37 43rd Ave 042-245-090 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.12 Commercial 2 1 2 5

Y Y

1.71 66%

25 43rd Ave 042-245-100 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.24 Commercial 4 2 5 11

Y Y

1.35 76%

17 43rd Ave 042-245-110 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.24 Commercial 4 2 5 11
Y Yes Y 1950

0.84 75%
4300 S El
Camino Real 042-245-120 AC
Neighborhood
Commercial/Medium-High
Density Multi-Family 50 0.30 Commercial 6 2 6 14
Y Yes Y

0.24 24%

85 43rd Ave 042-245-130 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.36 Commercial 6 3 7 16

Y Y

3.42 45%

89 43rd Ave 042-263-010 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 0.73 Commercial 13 5 15 33
Y Yes Y

1.12 32%
4330 Olympic
Ave 042-264-010 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 1.05 Commercial 19 8 20 47

Y Y

1.10 56%
4150
Piccadilly Ln 042-242-050 AC
Neighborhood
Commercial/ High Density
Multi-Family 50 1.07 Commercial 20 8 21 49
Y Yes Y

0.59 47%
2028 S El
Camino Real 039-060-430
Regional/Community
Commercial/ High Density
Multi-Family 50 0.40 0.40 Commercial 5 5 10
Y Yes Y

0.54 59%
Same owner 1106 S El
Camino Real 034-381-240 AD
Regional/Community
Commercial/ High Density
Multi-Family 50 0.10 0.65 Commercial 11 5 13 29
Yes Y Y

2.02 57%
1110 S El
Camino Real 034-381-250 AD
Regional/Community
Commercial/ High Density
Multi-Family 50 0.14 Commercial
Yes Y

2.39 49%
1114 S El
Camino Real 034-381-260 AD
Regional/Community
Commercial/ High Density
Multi-Family 50 0.06 Commercial
Yes Y 1949

1.98 92%
1116 S El
Camino Real 034-381-320 AD
Regional/Community
Commercial/ High Density
Multi-Family 50 0.35 Commercial
Yes Y

0.89 30%
Same owner 1200 S El
Camino Real 034-382-150 AE
Regional/Community
Commercial/ High Density
Multi-Family 50 0.13 0.52 Commercial 9 4 10 23
Yes Y Y

1.27 48%
1212 S El
Camino Real 034-382-160 AE
Regional/Community
Commercial/ High Density
Multi-Family 50 0.39 Commercial
Yes Y Y

1.09 54%
901 S El
Camino Real 034-275-220 Executive Office 50 0.55 0.55 Commercial 10 4 12 26 Y Yes Y Y

1.00 31%
801 Woodside
Way 032-122-240
Medium Density Multi-
Family 29 0.32 0.32 Commercial 2 2 4 Yes Y 1978 Y

5.41 59%
719 Woodside
Way 032-122-250
Medium Density Multi-
Family 22 0.20 0.20 Commercial 1 1 2 Yes Y 1927 Y

0.76 56%
717 Woodside
Way 032-122-210
Medium Density Multi-
Family 22 0.14 0.14 Commercial 1 1 2 Yes Y 1951

0.05 27%
3600 S El
Camino Real 042-123-420
Regional/Community
Commercial/ High Density
Multi-Family 50 0.51 0.51 Commercial 9 4 10 23
Y Yes Y Y

0.74 37%
1311 S El
Camino Real 034-301-200
Executive Office/ High
Density Multi-Family 50 0.54 0.54
Educational/institutional/
religious 10 4 10 24 Yes Y Y

0.74 48%
26 – Poplar San
Mateo
350 N San
Mateo Dr 032-182-120 AF
Regional/Community
Commercial 35 0.18 0.62 Vacant 8 3 9 20 Y Yes Y Y

0.21 26%

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Housing Element ID/
Ownership Site Address APN Site GP Max
Density Acres Total
Acres Existing Use LI M AM Total Pipeline
Project
Owner/
Developer
Interest
(1)
Developer
Owned (2)
With
Previous
Proposal
(3)
Vacant
Site (4)
Limited
Structures
(5)
Met
3 of
6-10
Existing
Use
Trend
(6)
Age
(7)
Single
Story
(8)
Prior
ILV
(9)
Lot
Coverage
(10)
220 E Poplar
Ave 032-182-130 AF
Regional/Community
Commercial 35 0.44 Commercial Yes Y 1946

1.07 56%
1 Baywood
Ave 032-441-270
Executive Office/ High
Density Multi-Family 50 0.49 0.49 Commercial 11 11 22 Y Yes Y

1.79 28%
406 1st Ave 034-157-140 Downtown Retail Core 50 0.38 0.38 Commercial 9 8 17 Yes Y Y

0.51 94%
4 – Nazareth Vista
600 S B St 034-194-140 AG
Neighborhood
Commercial/ High Density
Multi-Family 50 0.26 0.64 Commercial 5 43 48
Yes Yes Y 1960

0.02 38%

616 S B St 034-194-030 AG
Neighborhood
Commercial/ High Density
Multi-Family 50 0.38 Commercial
Yes Yes Y

0.00 41%
15 – Borel Square 93 Bovet Rd 039-011-450 AH Neighborhood Commercial 35 1.90 7.93 Parking 85 36 92 213 Y Y Yes Y 0 - 8%
71-77 Bovet
Rd 039-011-460 AH Neighborhood Commercial 35 0.24 Commercial Y Y 1999

0.56 100%
71-77 Bovet
Rd 039-011-470 AH Neighborhood Commercial 35 0.49 Commercial Y Y 0

1.18 96%
71-77 Bovet
Rd 039-011-480 AH Neighborhood Commercial 35 0.62 Commercial Y Y 1968

3.18 102%
1750 S El
Camino Real 039-011-500 AH Neighborhood Commercial 35 0.15 Commercial Y Y

4.24 95%
71-77 Bovet
Rd 039-011-510 AH Neighborhood Commercial 35 4.53 Parking Y Y Yes Y - 9%
25 – Borel Place 1650 Borel Pl 039-011-400 Executive Office 50 2.51 Commercial 45 19 49 113 Y Yes Y 0

2.33 17%
411 Borel Pl 039-011-410 Executive Office 50 5.96 Commercial 109 45 115 268 Y Yes Y 1611 Borel Pl 039-011-420 Executive Office 50 2.89 Commercial 52 22 56 130 Y Yes Y 3880 S El
Camino Real 042-165-130
Regional/Community
Commercial/ High Density
Multi-Family 50 0.43 0.43 Commercial 10 9 19
Yes Y 1993 Y

0.20 41%
21 – Marriott
Residence Inn
2000
Winward Way 035-610-030
Regional/Community
Commercial 50 4.27 4.27 Hotel/motel 24 136 160 Y Yes Y 1985

0.57 27%
17 – The Atrium 1900 S
Norfolk St 035-391-090 Executive Office 50 8.12 8.12 Commercial 149 61 158 368 Y Yes Y 1983

0.35 17%
1801 S Grant
St 035-243-050
Regional/Community
Commercial/ High Density
Multi-Family 50 1.17 1.17 Commercial 21 9 23 53
Yes Y Y

1.42 44%
2030 S
Delaware St 035-320-270 TOD 50 1.08 1.08 Industrial 18 8 20 46 Yes Y Y

0.39 34%
477 9th Ave 033-281-130 Executive Office 50 1.61 1.61 Commercial 12 108 120 Yes Yes Y Y

0.66 31%
Same owner 733 N San
Mateo Dr 032-151-300 AI
Regional/Community
Commercial 50 0.34 1.14 Vacant 6 3 6 15 Y Yes Y

0.02 0%
727 N San
Mateo Dr 032-151-130 AI
Regional/Community
Commercial 50 0.17 Vacant 3 1 4 8 Y Yes Y

0.01 7%
723 N San
Mateo Dr 032-151-320 AI Executive Office 50 0.63 Vacant 11 5 12 28 Y Yes Y

0.42 19%
Same owner 1017 E 3rd
Ave 033-134-100 AJ
Medium Density Multi-
Family 35 0.14 0.62 Vacant 7 3 3 13 Y Y Yes Y
- 0%
1015 E 3rd
Ave 033-134-110 AJ
Medium Density Multi-
Family 35 0.20 Vacant Y Yes Y
- 0%
245 S
Humboldt St 033-134-240 AJ
Medium Density Multi-
Family 35 0.28 Residential Yes Y 1975

1.10 42%
Multiple owners 480 S
Ellsworth Ave 034-173-040 AK Downtown Retail Core 50 0.11 0.51 Commercial 2 1 2 5 Yes Y Y

1.19 96%
159 E 5th Ave 034-173-050 AK Downtown Retail Core 50 0.09 Commercial 2 1 2 5 Yes Y 1958 Y

0.48 93%
150 E 4th Ave 034-173-090 AK Downtown Retail Core 50 0.12 Commercial 2 1 2 5 Yes Y Y

1.06 93%

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Housing Element ID/
Ownership Site Address APN Site GP Max
Density Acres Total
Acres Existing Use LI M AM Total Pipeline
Project
Owner/
Developer
Interest
(1)
Developer
Owned (2)
With
Previous
Proposal
(3)
Vacant
Site (4)
Limited
Structures
(5)
Met
3 of
6-10
Existing
Use
Trend
(6)
Age
(7)
Single
Story
(8)
Prior
ILV
(9)
Lot
Coverage
(10)
155 E 5th Ave 034-173-130 AK Downtown Retail Core 50 0.19 Commercial 3 1 4 8 Yes Y Y

3.30 48%
16 – Ah Sam 2635 Palm Pl 039-085-280 AL
Regional/Community
Commercial 50 1.76 2.32 Commercial 31 13 33 77 Y Yes Y

0.07 43%
2645 S El
Camino Real 039-085-290 AL
Regional/Community
Commercial 50 0.56 Commercial 11 4 11 26 Y Yes Y

0.44 56%
18 – Bayshore
Commons
1670 S.

Amphlett Blvd 035-241-240 AM Executive Office 50 5.78 14.47 Commercial 105 43 112 260 Y Yes Y 0

0.98 22%
1700 S.

Amphlett Blvd 035-241-250 AM Executive Office 50 4.06 Commercial 74 30 79 183 Y Yes Y 1974

0.94 22%
1720 S.

Amphlett Blvd 035-241-260 AM Executive Office 50 4.63 Commercial 84 34 89 207 Y Yes Y 0

0.82 23%
Three owners 4142 S El
Camino Real 042-242-170 AN
Neighborhood
Commercial/ High Density
Multi-Family 50 0.31 0.95 Vacant 6 2 6 14
Y Y Yes Y
- 0%
4100 S El
Camino Real 042-242-080 AN
Neighborhood
Commercial/ High Density
Multi-Family 50 0.43 Commercial 8 3 8 19
Y Y Yes Y Y

0.16 19%

20 42nd Ave 042-242-180 AN
Neighborhood
Commercial/ High Density
Multi-Family 50 0.21 Commercial 3 2 4 9
Y Yes Y Y

1.06 83%
27 - Carwash 1620 S
Delaware St 035-200-070
Transit Oriented
Development 50 0.30 0.30 Commercial/Car wash 7 7 14 Y Yes Y 0

2.81 16%
194 W 25th
Ave 039-174-220 Neighborhood Commercial 18 0.12 0.12 Educational/institutional/religious 1 1 Y Y

3.07 84%
3 – Block 20 500 E 4th Ave 034-186-080 AO Downtown Retail Core 50 0.25 1.17 Commercial 9 76 85 Yes Yes Y

0.81 49%
411 S
Claremont St 034-186-070 AO Downtown Retail Core 50 0.08 Residential Yes Yes Y 1902

0.12 25%
415 S
Claremont St 034-186-060 AO Downtown Retail Core 50 0.14 Educational/institutional/religious Yes Yes Y 1938

0.82 16%
521 E 5th Ave 034-186-090 AO Downtown Retail Core 50 0.25 Commercial Yes Yes Y

0.53 38%
402 S
Delaware St 034-186-110 AO Downtown Retail Core 50 0.45 Commercial Yes Yes Y 0 - 21%
11 – 4 W Santa Inez
Condos
4 W Santa
Inez Ave 032-075-010 AP High Density Multi-Family 44 0.13 0.25 Residential 8 8 Yes Yes Y 1917

0.07 31%
1 Engle Rd 032-075-100 AP High Density Multi-Family 44 0.12 Residential Yes Yes Y 1917

0.11 44%
Two owners 316 S El
Dorado St 034-188-150 AQ
Downtown Retail Core
Support 50 0.33 0.98 Commercial 7 52 59 Yes Yes Y 1989

0.62 49%
600 E 3rd Ave 034-188-140 AQ
Downtown Retail Core
Support 50 0.65 Commercial Yes Yes Y 1978

0.09 50%
1690 El
Camino Real 039-012-010 Executive Office 50 3.10 3.10 Commercial 57 23 60 140 Y

2 El
Cerrito/101 El
Camino 032-411-210
Executive Office/High
Density Multi-Family 50 0.48 0.48 Commercial 11 11 22
Y

2555 Flores St 039-371-420 Executive Office 50 0.54 0.54 Commercial 9 4 10 23 Y 901 S B St 034-271-180 Neighborhood Commercial 50 0.25 0.25 Commercial 6 5 11 Y ADUs N/A N/A Residential - - - 264 132 44 440
Total N/A N/A - - - - 3,129 1,278 5,880 10,286

Based on the history described in Table 1 and methodology further described in Section 4.8, the Sites Inventory calculates the realistic capacity of housing opportunity sites listed as follows:
· 75% of base zoned density for infill sites zoned as multi-family residential (R3, R4, R5); or · 90% of base zoned density for infill sites zoned as commercial, executive office, downtown or transit-oriented development (C, E, CBD, TOD); and · Calculated at either 50 dwelling units per acre (DUA) or 35 DUA in accordance with base zoning

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Figure 1: Key Inventory Sites

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Universe: Sites Inventory, September December 20252
Notes: The individual sites identified correspond to an in-progress or potential upcoming housing development site identified in the inventory.

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4.5 Recent Development Projects

A Azara

Address: 1650 S. Delaware Street
Zoning: Transit Oriented Development (TOD)
General Plan 2030 Land Use Designation: Transit Oriented Development (TOD)
General Plan 2040 Designation: Mixed-Use High

APN: Lot Size:
035-200-120 1.07 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): Max Allowable Base Density: 50 units/acre (or 54 units)

Approved Density: 68 units/acre
State Density Bonus: 35% bonus requested for 19 additional units.

GP 2040 Max Density: 130 units/acre (or 139 units)

Status: Built and Occupied in 2021

Net Increase in Units: 73
Site Conditions Prior to Redevelopment:

Development:

Site Constraints:

None.

Proximity to Transit:

Located within 0.4 miles of Hayward Park Caltrain Station and 0.9 miles away from South El Camino Real.

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B The Lark (Park 20)

APNs: Lot Size: Total Lot Size:
039-030-310 2.43 acres 3.95 acres
039-030-400 1.52 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): Max Allowable Base Density: 50 units/acre (or 197 units)
Approved Density: 50 units/acre
State Density Bonus: Project did not utilize density bonus.

GP 2040 Max Density: 99 units/acre (or 391 units)

Status: Built and Occupied in 2015
Net Increase in Units: 197
Site Conditions Prior to Redevelopment:

The site was previously a one-story office building, originally constructed in the 1960s, with a surface parking lot. For many years, it was a USPS Data Center.

Development:

Site Constraints:

Proximity to Transit:

Located 0.6 miles from Hayward Park Caltrain and 0.2 miles of S El Camino Real.

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C Grand Blvd Townhomes

Address: 318-322 Grand Boulevard
Zoning: Medium Density Multi-Family (R3)
General Plan DesignationGeneral Plan Land Use
Designation: Medium Density Multi-FamilyResidential
Medium II

APN: Lot Size: Total Lot Size:
032-162-020 0.13 acres 0.32 acres
032-162-030 0.19 acres

Max Density (entitled under GP 2030): Max Allowable
Base Density: 35 units/acre (or 11 units)
Approved Density: 25 units/acre
State Bonus Density: State Density Bonus: Project did not utilize density bonus
GP 2040 Max Density: 99 units/acre (or 31 units)

Status: Built and Occupied in 2018
Net Increase in Units: 3
Site Conditions Prior to Redevelopment:

These parcels were previously occupied by residential buildings constructed in the 1910s and 1930s.

Development:

This development is a local example of a missing middle-housing project.

Site Constraints
None.

Proximity to Transit:

Located within 0.8 miles of San Mateo Caltrain Station and 0.8 miles to S El Camino Real.

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D Hacienda Mateo

Address: 701 2nd Avenue
Zoning: Medium Density Multi-Family (R3)
General Plan DesignationGeneral Plan Land Use Designation:

Medium Density Multi-FamilyResidential Low II

APN: Total Lot Size:
104-930-040 0.41 acres
104-930-030
104-930-020
104-930-010
104-930-050
104-930-060
104-930-070
104-930-080

Max Density (entitled under GP 2030): Max Allowable Base Density: 35 units/acre (or 14 units)
Approved Density: 20 units/acre
State Bonus Density: State Density Bonus: Project did not utilize density bonus
GP 2040 Max Density: 35 units/acre (or 14 units)

Status: Built and Occupied in 2015
Net Increase in Units: 5
Site Conditions Prior to Redevelopment:

Before redevelopment, the site consisted of three single-family homes.

Development:

This development is a local example of a missing middle-housing project.

Site Constraints:

None.

Proximity to Transit:

Located within 0.2 miles of the San Mateo Caltrain Station and 0.8 miles of S El Camino Real.

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E 737 2nd Avenue

Address: 721-737 2nd Avenue, 136-138 Fremont Avenue
Zoning: Medium Density Multi-Family (R-3)
General Plan DesignationGeneral Plan Land Use Designation:

Medium Density Multi-FamilyResidential Low II

APN: Total Lot Size:
117-650-030 0.37 acres
117-650-040
117-650-050
117-650-060
117-650-070
034-163-310
117-650-010
117-650-020

Max Density (entitled under GP 2030): Max Allowable Base Density: 35 units/acre (or 12 units)
Approved Density: 19 units/acre
State Bonus Density: State Density Bonus: Project did not utilize density bonus
GP 2040 Max Density: 35 units/acre (or 12 units)

Status: Built and Occupied in 2018
Net Increase in Units: 6
Site Conditions Prior to Redevelopment:

Development:

This development is a local example of a missing middle-housing project.

Site Constraints:

None.

Proximity to Transit:

Located within 0.3 miles of the San Mateo Caltrain Station and 0.9 miles of S El Camino Real.

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F Gum Street Duplexes

Address: 1753-1815 Gum Street
Zoning: Low Density Multi-Family (R-2)
General Plan DesignationGeneral Plan Land Use Designation:

Residential Low IILow Density Multi-Family

APN: Total Lot Size:
117-220-010 0.55 acres
117-220-020
117-220-030
117-220-040
117-220-050
117-220-060
117-220-070
117-220-080

Max Density (entitled under GP 2030): Max Allowable Base Density: 15 units/acre (or 8 units)
Approved Density: 15 units/acre
State Bonus Density: State Density Bonus: Project did not utilize density bonus
GP 2040 Max Density: 35 units/acre (or 19 units)

Status: Built and occupied in 2017

Net Increase in Units: 5

Site Conditions Prior to Redevelopment:

Development:

This development is a local example of a missing middle-housing project.

Site Constraints:

The site is adjacent to Highway 92, which has potential air quality impacts on residential uses that can be mitigated through development design.

Proximity to Transit:

Located within 0.2 miles of the Hayward Park Caltrain Station and half a mile of S El Camino Real.

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4.6 Pipeline Projects

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2 Trag’s Market

Address: 303 Baldwin Avenue
Zoning: Neighborhood Commercial with Multi-Family Overlay (C1-2/R5)
General Plan Land Use Designation: Neighborhood
Commercial/High Density Multi-Family

APNs: Total Lot Size:
032-322-230 0.93 acres

Site Ownership: Consolidated

Max Allowable Density (entitled under GP 2030): 50
units/acre (or 46 units)
Approved Density: 68 units/acre
State Density Bonus: Applied (22 additional units)(or 48% density bonus)
General Plan 2040 Max Density: 99 units/acre

Status:

Entitlement Approval – January 2019
Building Permit Approval – February 2021
Construction – Completed 2023

Net Increase in Units: 64
Site Conditions Prior to Redevelopment:

The site was previously a grocery store (Trag’s Market) constructed in 1956 with a surface parking lot.

Proposed Development:

Site Constraints:

None.

Proximity to Transit:

Located within half mile (280 feet) of San Mateo Caltrain Station and 0.3 miles away from El Camino Real.

Project Website: 303 Baldwin Avenue (Trag’s Market)

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3 Block 20

Address: 500 E 4th Avenue
Zoning: Central Business District Support (CBD/S)
General Plan Land Use Designation: Downtown Retail Core

APN: Lot Size: Total Lot Size:
034-186-080 0.25 acres 1.16 acres
034-186-070 0.07 acres
034-186-060 0.14 acres
034-186-090 0.25 acres
034-186-110 0.45 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 58 units) Proposed Density: 75 units/acre (or 50% density bonus)
State Density Bonus: Requested (28 additional units)

Status: Planning Application Under Review
Entitlement – Anticipated late 2024

Proposed Net Increase in Units: 86
Site Conditions Prior to Redevelopment:

The parcels along E 4th Ave are currently occupied by a variety of commercial and residential uses. There is a Taco Bell on this site that was built in the 1970s and has an associated surface parking lot. A daycare occupies a nearby building on the corner of E 5th Ave and S Delaware St. There are two single family homes along S Delaware, one of which currently houses the San Mateo Japanese American Community Center. The gas station on this site was originally constructed in the early 1950s; it has already been demolished in preparation for redevelopment.

Proposed Development:

The applicant is requesting to demolish all existing on-site structures to build a new six-story mixed use building consisting of 142,046 square feet of office uses and 86 residential units. Nine units are designated to be affordable at the very low-income level or 50% AMI. The project is currently under review and entitlement is anticipated by late 2024. The project is expected to be available within the planning period.

Site Constraints:

Proximity to Transit:

Located within 0.3 miles of San Mateo Caltrain Station and 0.5 miles of S El Camino Real.

Project Website: Block 20 (500 E. 4th Ave.)

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4 Nazareth Vista

Address: 616 S B Street
Zoning: Neighborhood Commercial with Multifamily
Residential Overlay (C1-3/R5)
General Plan Designation: Neighborhood Commercial/High
Density Multi-Family

APNs: Total Lot Size:
034-194-140 0.64 acres
034-194-030

Site Ownership: Consolidated

Max Allowable Density: 50 units/acre (or 32 units)
Proposed Density: 75 units/acre (50% density bonus)
State Density Bonus: Requested (16 additional units)

Status:

Entitlement – Approved December 2023

Proposed Net Increase in Units: 48
Site Conditions Prior to Redevelopment:

The site is currently dominated by a surface parking lot while the remaining area is devoted to commercial uses, including Kelly Moore Paints and TAP Plastics. The main building on the site was originally constructed in 1956 to house a Goodyear Service Store. Kelly Moore Paints took over the retail space in 1992 and completed minor renovations. Overall, the buildings on the site are dated and due for redevelopment. Further, current land use zoning policies allow for a FAR of up to 3.0. Because the existing FAR is only 0.41, this site is greatly underutilized.

Proposed Development:

In 2023, the City of San Mateo approved a five-story mixed-use housing development for this site. The building will consist of commercial/retail space on the ground floor with residential units on floors two through five and parking located at-grade and in one level subterranean garage. The residential unit mix will include 35 one bedroom-units, 12 two-bedroom units, and one three-bedroom unit, with five units intended for affordable housing at the Very Low-income level or 50% AMI. Construction on this project is anticipated to begin in 2024/2025.

Site Constraints:

None.

Proximity to Transit:

Located 0.4 miles to the San Mateo Caltrain station and 0.3 miles from South El Camino Real.

Project Website: 616 S. B Street, Nazareth Vista Mixed Use Development

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5 The Fish Market

Address: 1855 S. Norfolk Street
Zoning: Neighborhood Commercial (C1-1)
General Plan Land Use Designation: Neighborhood
Commercial

APN: Total Lot Size:
035-383-200 3.46 acres

Max Allowable Base Density: 50 units/acre (or 173 units) through Planned Development (PD)
Proposed Density: 75 units/acre (50% density bonus)
State Density Bonus: Requested (87 additional units)

Status: Planning Application Under Review
Entitlement – Anticipated by late 2024

Proposed Net Increase in Units: 260
Site Conditions Prior to Redevelopment:

Proposed Development:

On the Adequate Sites List, staff initially provided a conservative estimate for the number and affordability of housing units for a proposed development on this site (105 units total) and has since updated it according to the formal planning application filed by the developer this year. The proposal consists of 260 units of housing in total, including 26 units affordable to the very low income populations (50% AMI). The planning application includes a Planned Development request that would increase the base density from 35 units/acre to 50 units/acre, combined with a 50% density bonus, allowing 260 units of housing as proposed. This proposal highlights the property owner’s desire to redevelop the site with the maximum number of housing units possible. The project is expected to be available within the planning period and entitlement is anticipated by late 2024. In addition to this project, the project developer has successfully developed other similar projects in the City since 2018, including two mixed-use housing projects at 405 E. 4th Ave. and 406 E. 3rd Ave.

Site Constraints:

Proximity to Transit:

Located 1.2 miles away from Hayward Park Caltrain Station and 1.6 miles from South El Camino Real.

Project Website: 1855 S Norfolk St., Multi-Family Development

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6 Concar Passage

Address: 640-690 Concar Drive
Zoning: Transit Oriented Development (TOD)
General Plan Land Use Designation: Transit Oriented
Development (TOD)

Site Ownership: Partially Consolidated

Max Allowable Base Density: 50 units/acre (or 727 units) Approved Density: 66 units/acre
State Density Bonus: Applied (236 additional units or 33% density bonus)

Status:

Entitlement Approval – August 2020 (15-year Development Agreement)
Building Permit Approval – pending application submission Construction – TBD
Extension and Modification Request – Approved August 2023 (12- year Development Agreement term instead of 15)

Proposed Net Increase in Units: 961
Site Conditions Prior to Redevelopment:

The site is currently occupied by Concar Shopping Center, with tenants that range from big-box retailers to small businesses. A large percentage of the site is taken up by a surface parking lot. One of the larger buildings on the site was originally constructed in the late 1960s to house a drug store.

Proposed Development:

The project proposes to demolish existing commercial buildings to construct a five-story mixed use building with 961 multi-family residential units and approximately 40,000 square feet of commercial/retail space. The project includes 73 affordable housing units priced for lower income families (80% AMI) the Zoning Code’s implementation of state law and approximately 4 acres of publicly accessible community open space. Planning entitlements were approved in August 2020 along with a Development Agreement that allows building permit issuance within a period of 15 years.

Site Constraints:

The parcels must be consolidated to comply with Building code and Subdivision Code requirements. The site is also proximate to Highway 92, which has potential air quality impacts due to airborne particulates on residential uses that can be mitigated through development design. The City approved a two-year extension to execute the Development Agreement. This would not extend the overall Development Agreement timeline but provide the applicant additional time needed to secure all property rights by 2025. The Development Agreement also allows for phased construction with the housing component proposed in four phases of completion between 2026 to 2030, as stated by the developer. Therefore, all housing units are anticipated to be occupied within the planning

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period by 2031.

Proximity to Transit:

Located within half mile of Hayward Park Caltrain Station and 0.8 miles of South El Camino Real.

Project Website: Concar Passage

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7 1919 O’Farrell

Address: 1919 O’Farrell Street
Zoning: Executive Park with Multi-family Residential Overlay (E1-1/R4)
General Plan Designation: Executive Office/High Density

APNs: Total Lot Area:
039-030-340 0.71 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 36 units) Approved Density: 69 units/acre
State Density Bonus: Applied (13 additional units)(or 35% density bonus)

Status:

Entitlement Approval – October 2021
Extension Request – Approved September 2023 (two-years) Building Permit Approval – Awaiting application submission Construction – TBD

Proposed Net Increase in Units: 49
Site Conditions Prior to Redevelopment:

Medical offices with surface parking currently occupy the site.

Proposed Development:

The applicant proposes to demolish the existing structure to construct a four-story, 49-unit multifamily apartment community with underground parking. Four of those units will be dedicated to very low- income households or 50% AMI. In 2021, the Planning Commission approved the required entitlements which include the Site Plan and Architectural Review (SPAR) for construction of a multi-family building and a Site Development Planning Application for tree removal.

The project’s allowable density allows for 36 base units, and with the State density bonus, an additional 13 units (35% of the base density) is added to the project. The project is also granted a reduced parking ratio of 0.5 spaces/unit due to being within ½ miles of public transit. However, the applicant is voluntarily providing 30 additional spaces for a total of 64 parking spaces

Site Constraints:

Proximity to Transit:

Located 0.9 miles from Hayward Park Caltrain Station and 0.4 miles away from South El Camino Real.

Project Website: 1919 O’Farrell Street

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8 Hillsdale Inn

Address: 477 E Hillsdale Boulevard
Zoning: Regional/Community Commercial (C2-0.5)
General Plan Designation: Regional/Community Corridor

APNs: Lot Size: Total Lot Size:
040-102-580 0.33 acres 3.05 acres
040-102-620 2.10 acres
040-102-630 0.62 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 153 units) Proposed Density: 75 units/acre
State Density Bonus: Requested (77 additional units)(or 50% density bonus)

Project Status: Pre-Application Completed, Planning
Application submittal anticipated in 2024

Proposed Net Increase in Units: 230
Site Conditions Prior to Redevelopment:

Proposed Development:

Site Constraints:

Proximity to Transit:

Located 0.9 miles from Hillsdale station and 0.8 miles of South El Camino Real.

Project Website: 477 E. Hillsdale Boulevard

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9 Hillsdale Terraces

Address: 2700 S El Camino Real
Zoning: Regional/Community Commercial with High Density Multiple Family Residential Overlay C3-1/R4
General Plan Designation: Regional/Community
Commercial/High Density Multi-Family

APNs: Lot Size: Total Lot Size:
039-352-060 0.37 acres 0.99 acres
039-352-070 0.30 acres
039-352-090 0.32 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 50 units) Approved Density: 68 units/acre
State Bonus Density: Applied (18 additional units)(or 35% density bonus)

Status:

Entitlement Approval – February 2017
Extension Approval – February 2021
Extension Request – Currently Under Review

Proposed Net Increase in Units: 68
Site Conditions Prior to Redevelopment:

The site consists of an auto sale business occupying two stand-alone commercial buildings built in the 1950s and 1960s. Major portions of these parcels are dedicated to surface parking such that the existing FAR is less than 0.2, though zoning policies in this district allow for a FAR of 1.00 for commercial development and up to 2.00 for residential development. The remaining lot area is vacant.

Proposed Development:

In 2017, the City Council approved the proposed five-story, mixed-use development. The project provides 68 units of housing in the form of condominiums, 6 of which are designated as very low-income units. The applicant requested a State density bonus (maximum 35% at the time of application) to achieve this unit count. The developer is further providing 15,881 square feet of commercial space on the ground floor intended to serve the surrounding residential community. The condominiums will be located on the four upper floors and consist of 17 one-bedroom, 37 two-bedroom, and 14 three-bedroom units.

Site Constraints:

One constraint to residential development was identified through the entitlement process. A former gas station on this site requires additional clean up.

Proximity to Transit:

Located on El Camino Real, within a half mile of the Hillsdale Caltrain Station.

Project Website: Hillsdale Terraces

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10 Peninsula Heights

Address: 2655, 2755, 2800, and 2988 Campus Drive
Zoning: E1-1 (Executive Office)
General Plan Designation: Executive Office

APNs: Lot Size: Total Lot Size:
041-521-010 2.83 acres 15.45 acres
041-521-020 4.28 acres
041-522-010 3.38 acres
041-522-020 5.03 acres

Site Ownership: Consolidated

Max Allowable Base Density: 35 units/acre (or 541 units) Approved Density: 19 units/acre
State Bonus Density: Applied (used for concessions/waivers)

Status:

Entitlement Approval – December 2020
Building Permit Approval – July 2022
Construction – In-Progress

Proposed Net Increase in Units: 290
Site Conditions Prior to Redevelopment:

Previously the project parcels consisted of several office structures that were surrounded by large surface parking lots. These buildings were part of Peninsula Office Park, constructed in the 1970s.

Proposed Development:

In 2020, the Planning Commission approved the proposed 290-unit residential development project. The site encompasses a total area of 15.45 acres and will devote 10% of its units to the low-income category pursuant to the inclusionary ordinance. Unit types include townhomes and single-detached and stacked flats.

The project received planning entitlement approval in 2020. Building permits for site preparation on the southern portion of the site were issued in 2022, and construction has begun.

Site Constraints:

The parcels of this site require consolidation. Additionally, developmental design had to consider the site’s natural slope.

Proximity to Transit:

Within a half-mile of SamTrans bus stop.

Project Website: Peninsula Heights

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11 4 West Santa Inez Condos

Address: 4 W Santa Inez Avenue
Zoning: High Density Multi-Family (R4)
General Plan Designation: High Density Multi-Family

APNs: Lot Size: Total Lot Size:
032-075-010 0.13 acres 0.25 acres
032-075-100 0.12 acres

Site Ownership: Consolidated

Max Allowable Base Density: 40 units/acre (or 10 units) Approved Density: 40 units/acre
State Bonus Density: Project did not utilize density bonus

Status:

Entitlement Approval – February 2022
Building Permit Submitted – August 2022
Construction – TBD

Net Increase in Units: 8
Site Conditions Prior to Redevelopment:

Proposed Development:

The applicant proposed a four-story, 10-unit condominium on the two parcels, which will be merged into one. Planning entitlements for the project were approved in 2022 by the San Mateo City Council after initial denial in 2018. Building permits were submitted in August of 2022 and are currently awaiting approval.

This development is a local example of a missing middle-housing project.

Site Constraints:

None. Concerns regarding sale of the property has been raised, however the City has not received information of a change in property ownership to date.

Proximity to Transit:

Located within 0.7 miles of the San Mateo Caltrain Station and within a half mile of El Camino Real.

Project Website: 4 West Santa Inez Condos

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12 445 South B Street, Bespoke

Address: 401-445 South B Street (4th and Railroad)
Zoning: Central Business District with Residential Overlay (CBD/R)
General Plan Designation: Downtown Retail Core

APNs: Lot Size: Total Lot Size:
034-179-010 0.13 acres 1.16 acres
034-179-020 0.13 acres
034-179-030 0.13 acres
034-179-040 0.4 acres
034-179-050 0.25 acres
034-179-060 0.12 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 58 units) Proposed Density: 52 dwelling units/acre
State Bonus Density: Requested (AB 1763 exemption from
City maximum controls for 2 additional units)

Status: Planning Application Under Review

Proposed Net Increase in Units: 71
Site Conditions Prior to Redevelopment:

Proposed Development:

The applicant has proposed to redevelop the entire block between 4th and 5th Avenues, from B Street to Railroad Avenue into a seven-story 71-unit affordable housing building and a five-story 156,000 square foot office/retail building. Housing unit types include 3 studios, 24 one-bedrooms, 22 two-bedrooms, and 22 three-bedrooms.

The project is a public-private partnership that includes the City as a property owner (for a portion of the project site) and a team of three partner developers (Alta Housing, a non-profit housing developer, Harvest Properties, and Prometheus).

Site Constraints:

The site is adjacent to the Caltrain railway, which may have noise impacts on residential development.

Proximity to Transit:

Located within 0.3 miles of San Mateo Caltrain Station and 0.3 miles of El Camino Real.

Project Website: Bespoke (445 South B Street)

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13 Kiku Crossing

Address: 480 E 4th Avenue and 400 E 5th Avenue
Zoning: CBD-S
General Plan Designation: Central Business District –
Support

APNs: Lot Size: Total Lot Size:
034-183-060 1.16 acres 2.41 acres
033-281-140 1.25 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 120 units) Approved Density: 93units/acre
State Bonus Density: Applied (AB 1763 exemption from
City maximum controls for 105 additional units)

Status:

Entitlement Approval – May 2021
Building Permit Approval – March 2022
Construction – In-Progress (Completion in 2024)

Proposed Net Increase in Units: 225
Site Conditions Prior to Redevelopment:

Kiku Crossing used to be two large public parking lots.

Proposed Development:

The City-Owned Downtown Affordable Housing and Parking Garage (aka Kiku Crossing and 5th Avenue Garage) development project will provide 225 affordable residential units in a seven-story building located on 480 E. 4th Avenue, and a five-level, above ground parking garage located at 400 E. 5th Avenue. Housing unit types include 65 studios, 48 one-bedrooms, 53 two-bedrooms, and 59 three-bedrooms.

MidPen Housing Corporation was selected by the City Council to develop these sites.

Site Constraints:

None.

Proximity to Transit:

Located within 0.2 miles of the San Mateo Caltrain Station and within 0.4 miles of El Camino Real.

Project Website: Kiku Crossing and 5th Avenue

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4.7 Redevelopment Opportunity Sites

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16 Ah Sam

Address: 2645 S El Camino Real & 2621 Palm Place
Zoning: Regional/Community Commercial (C3-2)
General Plan Land Use Designations:

Regional/Community Commercial

APNs: Lot Size: Total Lot Size:
039-085-290 1.72 acres 2.29 acres
039-085-280 0.57 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 50 units/acre (or
114 units)
State Density Bonus: 57 additional units (50%
density bonus)
Proposed General Plan Base Density: 100-130
units/acre (or 229-298 units)

Project Status: Potential Site for Housing
Redevelopment
Existing Conditions:

The site has primarily commercial uses, including a flower shop called Ah Sam Floral Co and a warehouse. Built at the height of the Depression in the 1930s, Ah Sam has a long history and has been passed down from one generation to the next. This site is underutilized, with sizeable swaths of the parcels left vacant or dedicated to parking.

Zoning in this district permits FAR up to 2.0.

Development Opportunity:

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property owner expressing interest in a redevelopment with below-market rate housing. The owner has spoken with adjacent property owners along the shared alley, and they have verbally expressed interest in redevelopment of their parcels should a project be proposed.

For the purposes of the Housing Element Adequate Sites List, a conservative realistic capacity of 105 units of housing is estimated. However, the zoning allows up to 114 units, and should the developer/property owner choose to utilize the State density bonus, the development could produce up to 171 residential units. Adoption of the General Plan Update’s land use map will increase the base density of this site to between 229-298 units.

Site Constraints:

The site is adjacent to the Caltrain railway, which may have noise impacts on residential development.

Proximity to Transit:

Located on El Camino Real and within half mile (0.3 miles) of Hillsdale Caltrain Station.

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17 The Atrium

Address: 1900 S Norfolk Street
Zoning: Executive Office District (E1-0.5)
General Plan Land Use Designations: Executive
Office

APNs: Lot Size: Total Lot Size:
039-391-090 9.99 acres 11.77 acres
035-391-100 0.89 acres
035-391-110 0.89 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 35 units/acre (or 411
units)
State Density Bonus: 206 additional units (50%
density bonus)
Proposed General Plan Base Density: 40-99
units/acre (or 471-1,165 units)

Project Status: Potential Site for Mixed-Use
Redevelopment
Existing Conditions:

Development Opportunity:

The owner has expressed interest in redeveloping the parcel via written communication.

For the purpose of the Housing Element Adequate Sites List, a conservative realistic

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capacity of 245 housing units (30 units/acre) was estimated. However, the base zoning can allow up to 411 units. Additionally, should the developer/property owner choose to utilize the State density bonus, the development could produce up to 617 residential units. Adoption of the General Plan Update’s land use map will increase the base density of this site to between 471-1,165 units.

Site Constraints:

Proximity to Transit:

Located 1.4 miles away from Hayward Park Caltrain Station and 1.6 miles of South El Camino Real.

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19 Downtown Cluster

Address: 62 E Fourth Avenue
Zoning: Central Business District with Residential
Overlay (CBD/R)
General Plan Designations: Downtown Retail Core

APNs: Lot Size: Total Lot Size:
034-144-220 0.42 acres 3.14 acres
034-144-230 1.52 acres
034-144-240 1.20 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 50 units/acre (or 157
units)
State Density Bonus: 78 additional units (50% density
bonus)
Proposed General Plan Base Density: 100-130
units/acre (or 314-408 units)

Project Status: Potential Site for Housing
Redevelopment
Existing Conditions:

Located downtown, structures built in the 1950s form a continuous commercial block along E 4t h Ave. The roof of this block is used for parking. Its tenants consist of several businesses—a grocery store (Dean’s Produce), Starbucks, Chase Bank, First Bank, Equinox San Mateo, and a restaurant. There is also a Mattress Firm on the site in a two- story, stand-alone retail building along El Camino Real. A surface parking lot is located at the back of the site along E 5t h Ave. Zoning in this district allows for a FAR of 3.0.

Since the buildings on this site are between one and two stories, there is major potential for mixed use or residential redevelopment that achieves a greater building intensity and that adds residential density.

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Development Opportunity:

The owner of the block has expressed interest in a redevelopment with a density of 50 du/acre with the added 50% State density bonus.

For Housing Element Adequate Sites List purposes, these sites are estimated to have a realistic capacity of 157 units of housing. Should the developer/property owner choose to utilize the State density bonus, which is highly likely given recent project approvals in the Downtown area, the development could produce up to 235 residential units.

Adoption of the General Plan Update’s land use map will increase the base density of these sites to between 314-408 units.

Site Constraints:

None.

Proximity to Transit:

Located within 1/2 mile (0.4 miles) of the San Mateo Caltrain Station and 500 feet of South El Camino Real.

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20 Bridgepointe Office Park

Address: 1500 Fashion Island Boulevard
Zoning: Executive Office with Residential Overlay
(E1-0.62/R)
General Plan Designations: Executive Office

APN: Total Lot Size:
035-550-040 6.08 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 50 units/acre (or 304
units)
State Density Bonus: 152 additional units (50%
density bonus)
Proposed General Plan Base Density: 100-130
units/acre (or 608-790 units)

Project Status: Potential Site for Housing
Redevelopment
Existing Conditions:

Development Opportunity:

A developer has expressed interest in potentially redeveloping the site. The Housing Element Adequate Sites List estimates a realistic capacity of 273 units of housing for the site. However, the base zoning can allow up to 304 units. Should the developer/property owner choose to utilize the State density bonus, the development could produce up to 456 residential units, which is very feasible in either a mixed-use or 100% housing development given the size of the sites. Adoption of the General Plan

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Update’s land use map will increase the base density of the site to between 608-790 units.

Site Constraints:

Proximity to Transit:

Located 1.5 miles of the Hayward Park Caltrain Station and 1.9 miles from South El Camino Real.

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21 Marriott Residence Inn

Address: 2000 Winward Way
Zoning: Regional/Community Commercial (C2-0.62)
General Plan Land Use Designation:

Regional/Community Corridor

APNs: Total Lot Size:
035-610-030 4.27 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 213
units)
State Density Bonus: 107 additional units (50%
density bonus)
Proposed General Plan Base Density: 100-130
units/acre (or 427-555 units)

Project Status: Potential Site for Housing
Development
Existing Conditions:

This parcel is the location of the Marriott Residence Inn, constructed in 1984. The current FAR is 0.58, but the project site allows for an FAR up to 0.62 suggesting that greater building intensity and residential density could be achieved in a potential redevelopment project.

Development Opportunity:

Current owners of the site have expressed interest in potentially converting the existing extended stay hotel for residential use. For the purposes of the Housing Element Adequate Sites List, a conservative realistic capacity of 160 residential units was estimated. However, the base zoning can allow up to 213 units, and should the developer/property owner choose to utilize a State density bonus, the site could produce up to 320 units of housing. Adoption of the General Plan Update’s land use map

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will increase the base density of these sites to between 427-555 units.

Site Constraints:

Proximity to Transit:

Located 1.8 miles of the Hayward Park Caltrain Station 2.2 miles from South El Camino Real.

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22 Olympic Shopping Center

Address: 49 42n d Avenue
Zoning: Neighborhood Commercial Districts (C1-1.5),
Multifamily Residential Overlays (R4)
General Plan Land Use Designations: Mixed-Use
Medium II
APNs: Lot Size: APNs: Lot Size:
042-242-060 0.25 acres 042-245-080 0.12
acres
042-242-070 0.24 acres 042-245-090 0.12
acres
042-242-160 0.20 acres 042-245-100 0.24
acres
042-243-020 2.09 acres 042-245-110 0.24
acres
042-244-040 0.13 acres 042-245-120 0.30
acres
042-244-050 1.19 acres 042-245-130 0.36
acres
042-245-040 0.12 acres 042-263-010 0.73
acres
042-245-050 0.12 acres 042-264-010 1.05
acres
042-245-060 0.12 acres 042-242-050 1.08
acres
042-245-070 0.12 acres 042-242-180 0.21
acres
042-245-170 0.30 acres 042-242-080 0.42
acres
Total Lot Size: 8.82 acres (Consolidated Sites AD);
and 0.93 acres (Consolidated Sites AN)
Site Ownership: Sites AD - Mostly Consolidated (80%
under single ownership); Sites AN - Needs

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Consolidation
Max Allowable Base Densities: 99 units/acre (or 92
units)
Project Status: Potential Site for Mixed-Use
Development
Existing Conditions:

The site consists of a collection of commercial buildings surrounding the current location of Mollie Stone’s Market on 42n d Ave. Some of these buildings are further divided into multiple storefronts and are occupied by a variety of small businesses such as, Four Seasons Sunrooms, Botanica candle shop, Strands salon, and others. Bel Mateo Bowl and CVS occupy larger buildings within the site along Olympic Ave and S El Camino Real respectively. These buildings were constructed in the 1950s. Other buildings widely range in age—some date back to the 1960s and 1970s while others have been more recently remodeled. There is also a vacant City-owned parcel located at 4142 S. El Camino Real (APN 042-245-170) identified within the consolidated sites AN group.

Development Opportunity:

The owners have expressed interest in specific plan redevelopment. For the Adequate Sites List purposes, a conservative approach was taken to estimate a realistic capacity of 430 units of housing total for the two consolidated site groups, including 172 at the lower income level and 71 at the moderate-income level. However, the base zoning of this site can allow up to 487 units. Should the developer/property owners choose to utilize the State density bonus, development of these sites could produce up to 731 residential units total. Adoption of the General Plan Update’s land use map will increase the base density of these sites to between 366-906 units.

Site Constraints:

One constraint was found in that the parcels are non-contiguous. Several smaller sites along El Camino Real and 43rd Avenue need consolidation.

Proximity to Transit:

Located within half mile of El Camino Real.

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25 Borel Place

Address: 1650 Borel Place
Zoning: Executive Office (E1-2)
General Plan Designations: Executive Office

APNs: Total Lot Size:
039-011-400 2.51 acres

Max Allowable Base Densities: 35 units/acre (or 88
units)
State Density Bonus: 44 additional units (50% density
bonus)
Proposed General Plan Base Density: 100-130
units/acre (or 251-326 units)

Project Status: Potential Site for Housing
Redevelopment
Existing Conditions:

This site is underutilized; it consists of one office building constructed in the late 1960s and a surface parking lot. A redevelopment could achieve a building intensity of 2.00 FAR.

Development Opportunity:

For Housing Element Adequate Sites List purposes, a conservative realistic capacity of 74 housing units (80% of base density) was estimated. However, the zoning allows up to 88 units, and should the developer/property owner choose to utilize the State density bonus, the development could produce up to 132 residential units. Adoption of the General Plan Update’s land use map will increase the base density of the site to between 251-326 units.

Site Constraints:

Staff has found a potential constraint in that it is adjacent to Highway 92, which has potential air quality impacts. However, these can be mitigated through development

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design.

Proximity to Transit:

Located within 0.7 miles of the Hayward Park Caltrain Station and 0.4 miles of South El Camino Real.

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26 E Poplar Avenue/San Mateo
Drrive

Address: 350 N San Mateo Drive and 220 E Poplar
Avenue
Zoning: Regional/Community Commercial (C2-1)
General Plan Designations: Regional/Community
Commercial

APNs: Lot Size: Total Lot Size:
032-182-120 0.18 acres 0.62 acres
032-182-130 0.44 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 35 units/acre (or 21
units)
State Density Bonus: 7 additional units (35% density
bonus)
Proposed General Plan Base Density: 40-99 units/acre
(or 21-42 units)

Project Status: Potential Site for Housing
Redevelopment
Existing Conditions:

Development Opportunity:

For purposes of the Housing Element Adequate Sites List, a conservative realistic

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capacity of 19 housing units (80% of base density) was estimated. However, the zoning allows up to 21 units, and should the developer/property owner choose to utilize the State density bonus, the development could produce up to 28 residential units. Adoption of the General Plan Update’s land use map will increase the base density of the site to between 21-42 units.

Site Constraints:

Clean up may be required due to the site’s former uses.

It should be noted that while the lot size is less than 0.5 acres, this site is underutilized with capacity for additional density. Redevelopment projects of similar size have been successfully approved. For example, the Fremont Terrace project is a 15-unit residential condominium on a site of the same size that is currently under construction at 200 S.

Fremont Street, which is shown as Site 1 in Figure 1.

Proximity to Transit:

Located within 0.6 miles of the San Mateo Caltrain Station and 0.6 miles of El Camino Real.

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27 Car Wash

Address: 1620 S Delaware Street
Zoning: Transit Oriented Development TOD
General Plan Designations: Transit Oriented
Development

APN: Total Lot Size:
035-200-070 0.30 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 50 units/acre (or 15
units)
State Density Bonus: 7 additional units (50% density
bonus)
Proposed General Plan Base Density: 100-130
units/acre (or 30-39 units)

Project Status: Potential Site for Housing
Redevelopment
Existing Conditions:

Built in the 1950s, the site is currently occupied by a car wash. Even though the site is of a smaller size, staff believe there is potential for a housing development. Zoning regulations in this district allow for a FAR of up to 3.00.

Development Opportunity:

For Housing Element Adequate Sites List purposes, a conservative realistic capacity of 8 housing units (50% of base density) was estimated. However, the zoning allows up to 15 units, and should the developer/property owner choose to utilize the State density bonus, the development could produce up to 22 residential units. Adoption of the General Plan Update’s land use map will increase the base density of the site to between 30-39 units.

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Site Constraints:

Clean up needed due to site’s existing use.

In other nearby jurisdictions, such as Mountain View and San Francisco, sites with similar characteristics have also been redeveloped into housing.

Proximity to Transit:

Located within half a mile (0.4 miles) of Hayward Park Caltrain Station and 0.9 miles from South El Camino Real.

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Figure 2: Study Area Map
Universe: Sites Inventory
Notes: The ten study areas were created from a series of community engagement workshops where attendees were
asked to select the neighborhood zones where they believed redevelopment would be most suitable for the next housing element.

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Figure 3: Sites Inventory Map
Universe: Sites Inventory, February 2024.

Notes: The individual sites identified as suitable for housing redevelopment are marked in pink while blue circles indicate groupings of sites. Site affordability breakdown by grouping is seen in Table 3 below.

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Table 3: Site Affordability Breakdown
Housing Opportunity
Areas
Total Units Very Low Low Moderate Above
Moderate
RHNA 7,015  1,777 1,023 1,175 3,040
ADUs 440 132 132 132 44
Pipeline Projects 3,110 562 14 2,534
Remaining RHNA 3,465 1,974 1,029 462
Fashion Island Area 817 167 121 109 418
Hillsdale Mall 1,200 0 180 180 840
Downtown 1,213 177 305 85 646
Other Sites 3,528 1,290 721 1,520
Total Sites 6,758 2,240 1,095 3,424
Grand Total 10,286 3,129 1,278 5,880
Buffer Over
Remaining RHNA
3,271
(94%)
329
(17%)
103
(10%)
2,840
(484%)
General Plan 2040
Buffer
10,000 2,533 1,458 1,675 4,334
Source: Housing Resources Sites Inventory

4.6 Pipeline Projects
1 Trag’s Market Address: 303 Baldwin Avenue
Zoning: Neighborhood Commercial with Multi-Family Overlay (C1-2/R5)
General Plan Land Use Designation: Mixed-Use Medium II

APNs: Total Lot Size:
032-322-230 0.93 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): 50 units/acre (or 46 units)
Approved Density: 68 units/acre
State Density Bonus: Applied (22 additional units)(or 48% density bonus)

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General Plan 2040 Max Density: 99 units/acre (or 92 units)

Status:

Entitlement Approval – January 2019
Building Permit Approval – February 2021
Construction – Completed 2023

Net Increase in Units: 64
Site Conditions Prior to Redevelopment:

The site was previously a grocery store (Trag’s Market) constructed in 1956 with a surface parking lot.

Proposed Development:

Site Constraints:

None.

Proximity to Transit:

Located within half mile (280 feet) of San Mateo Caltrain Station and 0.3 miles away from El Camino Real.

Project Website: 303 Baldwin Avenue (Trag’s Market)

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2 Block 20

Address: 500 E 4th Avenue (Block 20)
Zoning: Central Business District Support (CBD/S)
General Plan Land Use Designation: Mixed-Use High

APN: Lot Size: Total Lot Size:
034-186-080 0.25 acres 1.16 acres
034-186-070 0.07 acres
034-186-060 0.14 acres
034-186-090 0.25 acres
034-186-110 0.45 acres

Site Ownership: Consolidated

Status: Planning Application Under Review
Entitlement – TBD

Proposed Net Increase in Units: 86
Site Conditions Prior to Redevelopment:

The parcels along E 4th Ave are currently occupied by a variety of commercial and residential uses. There is a Taco Bell on this site that was built in the 1970s and has an associated surface parking lot. A daycare occupies a nearby building on the corner of E 5th Ave and S Delaware St. There are two single family homes along S Delaware, one of which currently houses the San Mateo Japanese American Community Center. The gas station on this site was originally constructed in the early 1950s; it has already been demolished in preparation for redevelopment.

Proposed Development:

The applicant is requestingproposes to demolish all existing on-site structures to build a new six-story mixed use building consisting of 142,046 square feet of office uses and 86 residential units. Nine units are designated to be affordable at the very low-income level or 50% AMI. The project is currently under review and expected to be available within the planning period.

Site Constraints:

Proximity to Transit:

Located within 0.3 miles of San Mateo Caltrain Station and 0.5 miles of S El Camino Real.

Project Website: Block 20 (500 E. 4th Ave.)

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3 Nazareth Vista

Address: 616 S B Street
Zoning: Neighborhood Commercial with Multifamily
Residential Overlay (C1-3/R5)
General Plan Land Use Designation: Mixed-Use Medium II

APNs: Total Lot Size:
034-194-140 0.64 acres
034-194-030

Site Ownership: Consolidated

Max Density: 99 units/acre (or 63 units)
Proposed Density: 147 units/acre (50% density bonus)
State Density Bonus: Requested (34 additional units)

Status: Planning Application Under Review
Previous Entitlement – Approved December 2023

Proposed Net Increase in Units: 94
Site Conditions Prior to Redevelopment:

Proposed Development:

Site Constraints:

None.

Proximity to Transit:

Located 0.4 miles to the San Mateo Caltrain station and 0.3 miles from South El Camino Real.

Project Website: 616 S. B Street, Nazareth Vista Mixed Use Development

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4 The Fish Market

Address: 1855 S. Norfolk Street
Zoning: Neighborhood Commercial (C1-1)
General Plan Land Use Designation: Neighborhood
Commercial

APN: Total Lot Size:
035-383-200 3.46 acres

Status: Planning Application Under Review
Entitlement – TBD

Proposed Net Increase in Units: 260
Site Conditions Prior to Redevelopment:

Proposed Development:

On the Adequate Sites List, staff initially provided a conservative estimate for the number and affordability of housing units for a proposed development on this site (105 units total) and has since updated it according to the formal planning application filed by the developer this year. The proposal consists of 260 units of housing in total, including 26 units affordable to the very low income populations (50% AMI). The planning application includes a Planned Development request that would increase the base density from 35 units/acre to 50 units/acre, combined with a 50% density bonus, allowing 260 units of housing as proposed. This proposal highlights the property owner’s desire to redevelop the site with the maximum number of housing units possible. In addition to this project, the project developer has successfully developed other similar projects in the City since 2018, including two mixed-use housing projects at 405 E. 4th Ave. and 406 E. 3rd Ave.

Site Constraints:

Proximity to Transit:

Located 1.2 miles away from Hayward Park Caltrain Station and 1.6 miles from South El Camino Real.

Project Website: 1855 S Norfolk St., Multi-Family Development

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5 Passage

Address: 640-690 Concar Drive (Concar Passage)
Zoning: Transit Oriented Development (TOD)
General Plan Land Use Designation: Mixed-Use Medium II

Site Ownership: Partially Consolidated

Max Allowable Base Density: 99 units/acre (or 1,438 units) Proposed Density: 58 units/acre

Proposed Net Increase in Units: 847
Site Conditions Prior to Redevelopment:

The site is currently occupied by Concar Shopping Center, with tenants that range from big-box retailers to small businesses. A large percentage of the site is taken up by a surface parking lot. One of the larger buildings on the site was originally constructed in the late 1960s to house a drug store.

Proposed Development:

The current iteration of the project proposes to demolish the existing commercial buildings to construct 139 three-story townhome units, along with three six- and seven-story multifamily apartment buildings with 708 units. The project also includes 3,100 square feet of standalone commercial/retail space. The project includes 37 units priced for very-low income households and 149 for low incomelow-income households. The project is eligible as a “By-right” housing project the Zoning Code’s implementation of state law and is exempt from CEQA.

Site Constraints:

Proximity to Transit:

Located within half mile of Hayward Park Caltrain Station and 0.8 miles of South El Camino Real.

Project Website: 640/690 Concar Dr. (Passage)

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6 1919 O’Farrell

Address: 1919 O’Farrell Street
Zoning: Executive Park with Multi-family Residential Overlay (E1-1/R4)
General Plan Land Use Designation: Residential Medium II

APNs: Total Lot Area:
039-030-340 0.71 acres

Site Ownership: Consolidated

Max Density (entitled under GP 2030): 50 units/acre (or 36 units)
Approved Density: 69 units/acre
State Density Bonus: Applied (13 additional units)
GP 2040 Max Density: 99 units/acre (or 70 units)

Status:

Building Permit Approval – Awaiting application submission Construction – TBD
Extension Request – Approved September 2023 (two-years) Entitlement Approval – October 2021

Proposed Net Increase in Units: 49
Site Conditions Prior to Redevelopment:

Medical offices with surface parking currently occupy the site.

Proposed Development:

The applicant proposes to demolish the existing structure to construct a four-story, 49-unit multifamily apartment community with underground parking. Four of those units will be dedicated to very low- income households or 50% AMI. In 2021, the Planning Commission approved the required entitlements which include the Site Plan and Architectural Review (SPAR) for construction of a multi-family building and a Site Development Planning Application for tree removal.

Site Constraints:

Proximity to Transit:

Located 0.9 miles from Hayward Park Caltrain Station and 0.4 miles away from South El Camino Real.

Project Website: 1919 O’Farrell Street

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7 Hillsdale Inn

Address: 477 E Hillsdale Boulevard
Zoning: Regional/Community Commercial (C2-0.5)
General Plan Land Use Designation: Residential Medium II

APNs: Lot Size: Total Lot Size:
040-102-580 0.33 acres 3.05 acres
040-102-620 2.10 acres
040-102-630 0.62 acres

Site Ownership: Consolidated

Project Status: Pre-Application Completed, Planning
Application submittal TBD

Proposed Net Increase in Units: 230
Site Conditions Prior to Redevelopment:

Proposed Development:

Site Constraints:

Proximity to Transit:

Located 0.9 miles from Hillsdale station and 0.8 miles of South El Camino Real.

Project Website: 477 E. Hillsdale Boulevard

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8 Hillsdale Terraces

APNs: Lot Size: Total Lot Size:
039-352-060 0.37 acres 0.99 acres
039-352-070 0.30 acres
039-352-090 0.32 acres

Site Ownership: Consolidated

Status:

Extension Approval – October 2024
Extension Approval – February 2021
Entitlement Approval – February 2017

Proposed Net Increase in Units: 68
Site Conditions Prior to Redevelopment:

The site consists of an auto sale business occupying two stand-alone commercial buildings built in the 1950s and 1960s. The remaining lot area is vacant.

Proposed Development:

In 2017, the City Council approved the proposed five-story, mixed-use development. The project provides 68 units of housing in the form of condominiums, 6 of which are designated as very low-income units. The applicant requested a State density bonus (maximum 35% at the time of application) to achieve this unit count. The developer is further providing 15,881 square feet of commercial space on the ground floor intended to serve the surrounding residential community. The condominiums will be located on the four upper floors and consist of 17 one-bedroom, 37 two-bedroom, and 14 three-bedroom units.

Site Constraints:

One constraint to residential development was identified through the entitlement process. A former gas station on this site requires additional clean up.

Proximity to Transit:

Located on El Camino Real, within a half mile of the Hillsdale Caltrain Station.

Project Website: Hillsdale Terraces

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9 Peninsula Heights

Address: 2655, 2755, 2800, and 2988 Campus Drive
Zoning: E1-1 (Executive Office)
General Plan Land Use Designation: Residential Low II

APNs: Lot Size: Total Lot Size:
041-521-010 2.83 acres 15.45 acres
041-521-020 4.28 acres
041-522-010 3.38 acres
041-522-020 5.03 acres

Site Ownership: Consolidated

Status:

Construction – In-Progress
Building Permit Approval – July 2022
Entitlement Approval – December 2020

Proposed Net Increase in Units: 290
Site Conditions Prior to Redevelopment:

Previously the project parcels consisted of several office structures that were surrounded by large surface parking lots. These buildings were part of Peninsula Office Park, constructed in the 1970s.

Proposed Development:

In 2020, the Planning Commission approved the proposed 290-unit residential development project. The site encompasses a total area of 15.45 acres and will devote 10% of its units to the low-income category pursuant to the inclusionary ordinance. Unit types include townhomes and single-detached and stacked flats.

The project received planning entitlement approval in 2020. Building permits for site preparation on the southern portion of the site were issued in 2022, and construction has begun.

Site Constraints:

The parcels of this site require consolidation. Additionally, developmental design had to consider the site’s natural slope.

Proximity to Transit:

Within a half-mile of SamTrans bus stop.

Project Website: Peninsula Heights

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10 4 West Santa Inez Condos

Address: 4 W Santa Inez Avenue
Zoning: High Density Multi-Family (R4)
General Plan Land Use Designation: Residential Medium II

APNs: Lot Size: Total Lot Size:
032-075-010 0.13 acres 0.25 acres
032-075-100 0.12 acres

Site Ownership: Consolidated

Status:

Building Permit Submitted – August 2022
Extension Approval – February 2024
Entitlement Approval – February 2022

Net Increase in Units: 8
Site Conditions Prior to Redevelopment:

Proposed Development:

This development is a local example of a missing middle-housing project.

Site Constraints:

None. Concerns regarding sale of the property has been raised, however the City has not received information of a change in property ownership to date.

Proximity to Transit:

Located within 0.7 miles of the San Mateo Caltrain Station and within a half mile of El Camino Real.

Project Website: 4 West Santa Inez Condos

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11 445 South B Street, Bespoke

Address: 401-445 South B Street (4th and RailroadBespoke) Zoning: Central Business District with Residential Overlay (CBD/R)
General Plan Land Use Designation: Mixed-Use High

APNs: Lot Size: Total Lot Size:
034-179-010 0.13 acres 1.16 acres
034-179-020 0.13 acres
034-179-030 0.13 acres
034-179-040 0.4 acres
034-179-050 0.25 acres
034-179-060 0.12 acres

Site Ownership: Consolidated

Status: Planning Application Under Review

Proposed Net Increase in Units: 71
Site Conditions Prior to Redevelopment:

Proposed Development:

The applicant has proposed to redevelop the entire block between 4th and 5th Avenues, from B Street to Railroad Avenue into a seven-story 71-unit affordable housing building and a five-story 156,000 square foot office/retail building. Housing unit types include 3 studios, 24 one-bedrooms, 22 two-bedrooms, and 22 three-bedrooms.

The project is a public-private partnership that includes the City as a property owner (for a portion of the project site) and a team of three partner developers (Alta Housing, a non-profit housing developer, Harvest Properties, and Prometheus).

Site Constraints:

The site is adjacent to the Caltrain railway, which may have noise impacts on residential development.

Proximity to Transit:

Located within 0.3 miles of San Mateo Caltrain Station and 0.3 miles of El Camino Real.

Project Website: Bespoke (445 South B Street)

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12 Kiku Crossing

Address: 480 E 4th Avenue and 400 E 5th Avenue
Zoning: CBD-S
General Plan Land Use Designation: Residential High

APNs: Lot Size: Total Lot Size:
034-183-060 1.16 acres 2.41 acres
033-281-140 1.25 acres

Site Ownership: Consolidated

Status:

Entitlement Approval – May 2021
Building Permit Approval – March 2022
Construction – In-Progress (Completion in 2024)

Proposed Net Increase in Units: 225
Site Conditions Prior to Redevelopment:

Kiku Crossing used to be two large public parking lots.

Proposed Development:

The City-Owned Downtown Affordable Housing and Parking Garage (aka Kiku Crossing and 5th Avenue Garage) development project will provide 225 affordable residential units in a seven-story building located on 480 E. 4th Avenue, and a five-level, above ground parking garage located at 400 E. 5th Avenue. Housing unit types include 65 studios, 48 one-bedrooms, 53 two-bedrooms, and 59 three-bedrooms.

MidPen Housing Corporation was selected by the City Council to develop these sites.

Site Constraints:

None.

Proximity to Transit:

Located within 0.2 miles of the San Mateo Caltrain Station and within 0.4 miles of El Camino Real.

Project Website: Kiku Crossing and 5th Avenue

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13 230 S. El Camino Real

Address: 230 El Camino Real
Zoning: Executive Office with Multifamily Residential
Overlay (E2/R5)
General Plan Land Use Designation: Mixed-Use High

APNs: Lot Size: Total Lot Size:
034-093-050 0.25 acres 0.25 acres

Site Ownership: Consolidated

Max Allowable Base Density: 130 units/acre (or 32 units) Proposed Density: 112 units/acre

Status: Planning Application Under Review
Preliminary Application Complete – April 2025

Proposed Net Increase in Units: 28
Site Conditions Prior to Redevelopment:

The site is currently a vacant lot. A gas station was the longstanding use of the site prior to 2012.

Proposed Development:

The applicant proposes to develop an existing vacant lot located on the corner of N. El Camino Real and W 3rd Ave. with a five-story mixed-use building consisting of commercial and residential uses, with 28 for-sale residential units. Four units (15% of the total units) will be dedicated to moderate income households. It should be noted that while the lot size is less than 0.5 acres, this site is underutilized with capacity for additional density. While this developer did not choose to maximize density or utilize the State Density Bonus, other developers of similarly sized properties may choose to utilize the State Density Bonus to add units above the City’s base density.

Site Constraints:

Proximity to Transit:

Located within 0.37 miles of the San Mateo Caltrain Station and on El Camino Real.

Project Website: 230 S. El Camino Real Mixed Use Development

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14 1 E 4th Ave

Address: 1 E 4th Ave and 15 4th Ave
Zoning: Central Business District (CBD)
General Plan Land Use Designation: Mixed-Use High

APNs: Lot Size: Total Lot Size:
034-183-060 0.2 acres 0.91 acres
033-281-140 0.3 acres
034-134-310 0.41 acres

Site Ownership: Consolidated

Max Allowable Base Density: 130 units/acre (or 118 units) Proposed Density: 259 units/acre
State Density Bonus: Applied (118 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – March 2025

Proposed Net Increase in Units: 236
Site Conditions Prior to Redevelopment:

This is a consolidated site of two separate but adjacent parcels. Both parcels contain one-story commercial buildings and share a surface parking lot and loading area.

Proposed Development:

The applicant proposes the demolition of all existing buildings and the construction of a 15-story mixed-use building with 236 rental residential units, 108,000 sq. ft. of office space, and ground floor commercial uses.

This project includes 18 units dedicated to very-low income households and another 18 units to moderate income households, which combined are 30% of the base density.

Site Constraints:

Proximity to Transit:

Located within 0.34 miles of the San Mateo Caltrain Station and on El Camino Real.

Project Website: 1 E 4th Ave Mixed Use Development

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15 22 N San Mateo Dr

Address: 22 N San Mateo Dr
Zoning: Executive Office with Multifamily Residential
Overlay (E2-0.5/R5)
General Plan Land Use Designation: Mixed-Use High

APNs: Lot Size: Total Lot Size:
032-321-340 1.06 acres 1.06 acres

Site Ownership: Consolidated

Max Allowable Base Density: 130 units/acre (or 137 units) Proposed Density: 153 units/acre
State Density Bonus: Applied (25 additional units)

Status: Preliminary Application Under Review

Proposed Net Increase in Units: 123
Site Conditions Prior to Redevelopment:

The site contains a 39-unit apartment building that was built approximately in 1950.

Proposed Development:

The applicant proposes to demolish the existing apartment building and construct a six-story, 162 unit apartment building in place. 21 units will be dedicated to the lower income category. The project is proposed with exclusively residential uses.

Site Constraints:

Tenant relocation assistance will be required for occupants of the existing 39-unit apartment. There is a possibility that some of the existing units are protected and would be required to be replaced, which require a higher number of BMR units than required by the City. The site is also in an archaeologically sensitive area of the city.

Proximity to Transit:

Located within 0.16 miles of the San Mateo Caltrain Station and within 0.15 miles of El Camino Real.

Project Website: 22 N San Mateo Preliminary Application

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16 2015 Pioneer Ct

Address: 2015 Pioneer Ct
Zoning: Executive Park with Multifamily Residential
Overlay (E1-1/R4)
General Plan Land Use Designation: Mixed-Use Medium I

APNs: Lot Size: Total Lot Size:
039-060-860 0.44 acres 0.44 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 22 units) Proposed Density: 23 units/acre
State Density Bonus: Applied (for concessions and waivers)

Status: Planning Application Under Review

Proposed Net Increase in Units: 10
Site Conditions Prior to Redevelopment:

The site has a two-story office building that has been largely vacated in the last several years.

Proposed Development:

The applicant proposes to demolish the existing commercial building and construct a three-story residential building with 10 townhouse-style units. One unit will be dedicated to the moderate income category.

Site Constraints:

None.

Proximity to Transit:

Located within 0.42 miles of the Hayward Park Caltrain Station and within 0.12 miles of El Camino Real.

Project Website: 2015 Pioneer Ct

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17 1218 Monte Diablo Ave

Address: 1218 Monte Diablo Ave and 121 N Kingston St
Zoning: Multifamily High Density with By-Right Housing
Overlay (R4/H)
General Plan Land Use Designation: Residential Medium I

APNs: Lot Size: Total Lot Size:
033-171-060 0.13 acres 1.01 acres
033-171-180 0.88 acres

Site Ownership: Consolidated

Max Allowable Base Density: 50 units/acre (or 50 units) Proposed Density: 72 units/acre
State Density Bonus: Applied (22 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – May 2025

Proposed Net Increase in Units: 72
Site Conditions Prior to Redevelopment:

This is a consolidated site. On one parcel is a one-story commercial building. On the other parcel there is a one-story single-family home.

Proposed Development:

The applicant proposes to demolish all existing structures and construct three-story attached townhomes totaling 10 for-sale units and a five-story apartment building with 62 rental units. 7 rental units will be dedicated to very-low income households and 1 rental unit will be dedicated to low-income households.

Site Constraints:

Proximity to Transit:

Located within 0.65 miles of the San Mateo Caltrain Station.

Project Website: 1218 Monte Diablo Ave Multifamily and Condominium Development

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18 Gateway

Address: 620-670 E 3rd Ave
Zoning: Central Business District Support (CBD-S)
General Plan Land Use Designation: Mixed-Use Medium
II

APNs: Lot Size: Total Lot Size:
034-188-140 0.65 acres 0.65 acres

Site Ownership: Consolidated

Max Allowable Base Density: 99 units/acre (or 64 units) Proposed Density: 197 units/acre
State Density Bonus: Applied (64 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – January 2025

Proposed Net Increase in Units: 128
Site Conditions Prior to Redevelopment:

The site contains a one-story commercial building and an associated surface parking lot.

Proposed Development:

Site Constraints:

None.

Proximity to Transit:

Located within 0.23 miles of the San Mateo Caltrain Station and 0.4 miles of El Camino Real.

Project Website: 668 E 3rd Gateway Multifamily Development

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19 Bayshore Commons

Address: 1670-1700 Amphlett Boulevard
Zoning: Executive Office District (E2-1)
General Plan Land Use Designation: Mixed-Use Medium I

APNs: Lot Size: Total Lot Size:
035-241-240 5.78 acres 14.46 acres
035-241-250 4.07 acres
035-241-260 4.61 acres

Site Ownership: Consolidated

Max Allowable Density: 50 units/acres (or 723 units)
Proposed Density: 17.8 units/acres (or 256 units)
State Density Bonus: Applied (for concessions)

Project Status: Planning Application Under Review
Preliminary Application Complete – February 2025

Proposed Net Increase In Units: 256
Site Conditions Prior to Redevelopment:

Proposed Development:

The applicant proposes to demolish all office buildings and associated structures and build 192 townhome- style condominiums and 64 single-family detached units. 38 units will be dedicated for moderate income households, which is consistent with the city’s BMR requirements at 15% of the base density.

Site Constraints:

Proximity to Transit:

Within one mile of Hayward Park Caltrain Station and 1.3 miles from South El Camino Real.

Project Website: 1650 S Amphlett Blvd Multifamily Development

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20 715/723 N San Mateo Dr

Address: 715-733 N San Mateo Drive and 247 Villa Terrace Zoning: Regional/Community Commercial and Executive
Office (C3-2 and E2-1.5)
General Plan Land Use Designation: Residential Medium
II

APNs: Lot Size: Total Lot Size:
032-151-300 0.34 acres 1.22 acres
032-151-130 0.17 acres
032-151-320 0.63 acres
032-151-160 0.08 acres

Site Ownership: Consolidated

Max Allowable Base Density: 99 units/acre (or 120 units) Proposed Density: 148 units/acre
State Density Bonus: Applied (61 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – January 2025

Proposed Net Increase in Units: 179
Site Conditions Prior to Redevelopment:

Proposed Development:

The applicant proposes to demolish all existing structures and construct a six-story apartment building with 181 rental units. 19 units will be dedicated to very-low income households, which is 15.7% of the base density.

Site Constraints:

The arterial road San Mateo Drive is a one-lane road each direction. High-density residential development along this road might create local traffic impact.

Proximity to Transit:

Located within 0.52 miles of the Burlingame Caltrain Station and 0.27 miles of El Camino Real.

Project Website: 715/723 N San Mateo Dr Multifamily Development

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21 220 W 20th Ave

Address: 220 W 20th Ave
Zoning: Executive Park with Multifamily Residential
Overlay (E1-1/R4)
General Plan Land Use Designation: Residential Medium
II

APNs: Lot Size: Total Lot Size:
039-030-400 1.54 acres 1.54 acres

Site Ownership: Consolidated

Max Allowable Base Density: 99 units/acre (or 152 units) Proposed Density: 151 units/acre
State Density Bonus: Applied (80 additional units)

Status: Planning Application Under Review
Preliminary Application Complete – June 2025

Proposed Net Increase in Units: 232
Site Conditions Prior to Redevelopment:

The site has an existing two-story office building.

Proposed Development:

The applicant proposes to demolish the existing office building and construct a seven-story apartment building with 232 rental units. 23 units will be dedicated to very-low income households, while 8 units will be dedicated to moderate income households, which is 15% and 5% of the base density, respectively.

Site Constraints:

The site shares a common area parcel with the property to the rear that has restrictions on use and must remain accessible to both properties.

Proximity to Transit:

Located within 0.2 miles of the Hayward Park Caltrain Station and on El Camino Real.

Project Website: 220 W 20th Ave Multifamily Development

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22 Hillsdale Mall

Site Ownership: Consolidated

Max Allowable Base Density: 130 units/acre (or 152 units) Proposed Density: 51 units/acre
State Density Bonus: Applied (used for concessions/waivers)

Status: Planning Application Under Review
Preliminary Application Complete – March 2025

Proposed Net Increase in Units: 418*
Site Conditions Prior to Redevelopment:

Proposed Development:

Site Constraints:

Proximity to Transit:

Located within half-mile of Hillsdale Caltrain Station and El Camino Real

Project Website: Hillsdale Mall Redevelopment

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4.7 Redevelopment Opportunity Sites
23 Ah Sam

Address: 2645 S El Camino Real & 2621 Palm Place
Zoning: Regional/Community Commercial (C3-2)
General Plan Land Use Designations: Mixed-Use High

APNs: Lot Size: Total Lot Size:
039-085-290 1.72 acres 2.29 acres
039-085-280 0.57 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 130 units/acre (or 298 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

The site has primarily commercial uses, including a flower shop called Ah Sam Floral Co and a warehouse.

Development Opportunity:

For the purposes of the Housing Element Adequate Sites List, a conservative realistic capacity of 268 units of housing is estimated.

Site Constraints:

The site is adjacent to the Caltrain railway, which may have noise impacts on residential development.

Proximity to Transit:

Located on El Camino Real and within half mile (0.3 miles) of Hillsdale Caltrain Station.

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24 The Atrium

Address: 1900 S Norfolk Street
Zoning: Executive Office District (E1-0.5)
General Plan Land Use Designations: Mixed-Use Medum II

APNs: Lot Size: Total Lot Size:
039-391-090 9.99 acres 11.77 acres
035-391-100 0.89 acres
035-391-110 0.89 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 50-99 units/acre (or 588-1,165 units)

Project Status: Potential Site for Mixed-Use Redevelopment Existing Conditions:

Development Opportunity:

The owner has expressed interest in redeveloping the parcel via written communication. A development could produce up to 1,165 residential units with the new General Plan Land Use Designation.

NOTE: Not to count towards No Net Loss unless there is a proposed housing development project proposed on this site.

Site Constraints:

Proximity to Transit:

Located 1.4 miles away from Hayward Park Caltrain Station and 1.6 miles of South El Camino Real.

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25 Downtown Cluster

Address: 62 E Fourth Avenue
Zoning: Central Business District with Residential Overlay (CBD/R)
General Plan Land Use Designations: Mixed-Use High

APNs: Lot Size: Total Lot Size:
034-144-220 0.42 acres 3.14 acres
034-144-230 1.52 acres
034-144-240 1.20 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 100-130 units/acre (or 314-408 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

Located downtown, structures built in the 1950s form a continuous commercial block along E 4th Ave. The roof of this block is used for parking. Its tenants consist of several businesses—a grocery store (Dean’s Produce), Starbucks, Chase Bank, First Bank, Equinox San Mateo, and a restaurant. There is also a Mattress Firm on the site in a two-story, stand-alone retail building along El Camino Real. A surface parking lot is located at the back of the site along E 5th Ave. Since the buildings on this site are between one and two stories, there is major potential for mixed use or residential redevelopment that achieves a greater building intensity and that adds residential density.

Development Opportunity:

Prior to the adoption of General Plan 2040, the owner of the block expressed interest in redevelopment with a density of 50 du/ac with the added 50% State density bonus.

For Housing Element Adequate Sites List purposes, these sites are estimated to have a realistic capacity of 408 units of housing.

Site Constraints:

None.

Proximity to Transit:

Located within 1/2 mile (0.4 miles) of the San Mateo Caltrain Station and 500 feet of South El Camino Real.

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26 Bridgepointe Office Park

Address: 1500 Fashion Island Boulevard
Zoning: Executive Office with Residential Overlay (E1-0.62/R) General Plan Land Use Designations: Mixed-Use High

APN: Total Lot Size:
035-550-040 6.08 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 100-130 units/acre (or 608-790 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

Development Opportunity:

NOTE: Not to count towards No Net Loss unless there is a proposed housing development project proposed on this site.

Site Constraints:

Proximity to Transit:

Located 1.5 miles of the Hayward Park Caltrain Station and 1.9 miles from South El Camino Real.

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27 Marriott Residence Inn

Address: 2000 Winward Way
Zoning: Regional/Community Commercial (C2-0.62)
General Plan Land Use Designation: Mixed-Use High

APNs: Total Lot Size:
035-610-030 4.27 acres

Site Ownership: Consolidated

Max Allowable Base Density: 100-130 units/acre (or 427-555 units)

Project Status: Potential Site for Housing Development
Existing Conditions:

This parcel is the location of the Marriott Residence Inn, constructed in 1984. The current FAR is 0.58.

Development Opportunity:

Site Constraints:

Proximity to Transit:

Located 1.8 miles of the Hayward Park Caltrain Station 2.2 miles from South El Camino Real.

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28 Bel Mateo Shopping Center

Address: 49 42nd Avenue
Zoning: Neighborhood Commercial Districts (C1-1.5),
Multifamily Residential Overlays (R4)
General Plan Land Use Designations: Mixed-Use Medium II

Total Lot Size: 8.82 acres (Consolidated Sites AD);
and 0.93 acres (Consolidated Sites AN)

Site Ownership: Sites AD - Mostly Consolidated (80% under single ownership); Sites AN - Needs Consolidation

Max Allowable Base Densities: 50-99 units/acre (or 713 units)

Project Status: Potential Site for Mixed-Use Development Existing Conditions:

The site consists of a collection of commercial buildings surrounding the current location of Mollie Stone’s Market on 42nd Ave. Some of these buildings are further divided into multiple storefronts and are occupied by a variety of small businesses such as, Four Seasons Sunrooms, Botanica candle shop, Strands salon, and others. Bel Mateo Bowl and CVS occupy larger buildings within the site along Olympic Ave and S El Camino Real respectively. These buildings were constructed in the 1950s. Other buildings widely range in age— some date back to the 1960s and 1970s while others have been more recently remodeled. There is also a vacant City-owned parcel located at 4142 S. El Camino Real (APN 042-245-170) identified within the consolidated sites AN group.

Development Opportunity:

The owners have expressed interest in specific plan redevelopment. For the Adequate Sites List, a realistic capacity of 713 units was determined, with 285 units at the lower income level and 123 at the moderate- income level.

NOTE: Not to count towards No Net Loss unless there is a proposed housing development project proposed on this site.

Site Constraints:

One constraint was found in that the parcels are non-contiguous. Several smaller sites along El Camino Real and 43rd Avenue need consolidation.

Proximity to Transit:

Located within half mile of El Camino Real.

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29 Borel Place

Address: 1650 Borel Place
Zoning: Executive Park (E1-2)
General Plan Land Use Designations: Office High

APNs: Total Lot Size:
039-011-400 2.51 acres

Max Allowable Base Densities: 100-130 units/acre (or 251-326 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

This site is underutilized; it consists of one office building constructed in the late 1960s and a surface parking lot.

Development Opportunity:

For Housing Element Adequate Sites List purposes, a conservative realistic capacity of 293 housing units (90% of base density) was estimated.

NOTE: Not to count towards No Net Loss unless there is a proposed housing development project proposed on this site.

Site Constraints:

Staff has found a potential constraint in that it is adjacent to Highway 92, which has potential air quality impacts. However, these can be mitigated through development design.

Proximity to Transit:

Located within 0.7 miles of the Hayward Park Caltrain Station and 0.4 miles of South El Camino Real.

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30 E Poplar Avenue/San Mateo Drive

Address: 350 N San Mateo Drive and 220 E Poplar Avenue
Zoning: Regional/Community Commercial (C2-1)
General Plan Land Use Designations: Mixed-Use Medium II

APNs: Lot Size: Total Lot Size:
032-182-120 0.18 acres 0.62 acres
032-182-130 0.44 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 51-99 units/acre (or 31-61 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

Development Opportunity:

For purposes of the Housing Element Adequate Sites List, a conservative realistic capacity of 55 housing units was estimated.

Site Constraints:

Proximity to Transit:

Located within 0.6 miles of the San Mateo Caltrain Station and 0.6 miles of El Camino Real.

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31 Car Wash

Address: 1620 S Delaware Street
Zoning: Transit Oriented Development TOD
General Plan Land Use Designations: Mixed-Use High

APN: Total Lot Size:
035-200-070 0.30 acres

Site Ownership: Consolidated

Max Allowable Base Densities: 100-130 units/acre (or 30-39 units)

Project Status: Potential Site for Housing Redevelopment Existing Conditions:

Built in the 1950s, the site is currently occupied by a car wash. Even though the site is of a smaller size, staff believe there is potential for a housing development.

Development Opportunity:

For Housing Element Adequate Sites List purposes, a conservative realistic capacity of 35 housing units was estimated.

Site Constraints:

Clean up is needed due to the site’s existing use as a car wash.

It should be noted that while the lot size is less than 0.5 acres, redevelopment projects of a similar size have been successfully approved in the San Mateo. Grand Blvd Townhomes, Site C in Figure 1Figure 1, was proposed for a site that is 0.32 acres in size. Built and occupied in 2018, the project produced 8 housing units in the form of detached townhomes.

In other nearby jurisdictions, such as Mountain View and San Francisco, sites with similar characteristics have also been redeveloped into housing.

Proximity to Transit:

Located within half a mile (0.4 miles) of Hayward Park Caltrain Station and 0.9 miles from South El Camino Real.

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Figure 3: Sites Inventory Map

Universe: Sites Inventory, September 2025.

Notes: Site affordability breakdown by grouping is seen in Table 3 below.

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Table 23: Site Affordability Breakdown
Housing Opportunity
Areas
Total Units Very Low Low Moderate Above Moderate
RHNA 7,015  1,777 1,023 1,175 3,040
ADUs 440 132 132 132 44
Pipeline Projects 4,565 784 144 3,637
Remaining RHNA 2,010 1,752 837 (641)
Opportunity Sites 7,840 3,136 1,333 3,371
Grand Total 12,845 4,181 1,612 7,052
Buffer Over Remaining
RHNA
5,830
(183%)
1,381
(149%)
437
(137%)
3,949
(232%)
General Plan 2040
Buffer
10,000 2,533 1,458 1,675 4,334
Housing
Opportunity Areas Total Units Very Low Low Moderate Above Moderate
RHNA 7,015  1,777 1,023 1,175 3,040
ADUs 440 132 132 132 44
Pipeline Projects 4,787 784 177 3,826
Remaining RHNA 2,228 2,016 998 (786)
Opportunity Sites 9,161 3,661 1,561 3,939
Total 14,388 4,709 1,870 7,809
Total - No Net
Loss Sites 12,024 3,764 1,466 6,794
Opportunity Sites
- No Net Loss
Sites
7,237 2,980 1,289 2,968
Buffer Over
Remaining RHNA
5,009
(225%)
964
(48%)
291
(29%)
3,754
(478%)

Source: Housing Resources Sites Inventory

4.8 Sites Inventory Housing Feasibility and Realistic Capacity

Each housing opportunity site listed on the Sites Inventory was identified through a methodical review of individual parcels, primarily within the ten General Plan Update study areas, and through initial vetting using site typologies approved by HCD. Staff aggregated data of all approved multifamily housing developments within the City from 2019 until present day to determine the average capacity at which new housing could develop based on the general zoning district.

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Table 34: Realistic Housing Capacity by Zoning District General Zoning District Realistic Capacity
(percent of base density) Notes
Commercial 136% includes C1 zone only
Downtown 90% includes Downtown CBD zones only
"E" Executive Office 110% includes E1 and E2
Multi-Family 74% includes R3 and R4
TOD 126%
Specific Plan Area 88% includes BMSP only
Source: City of San Mateo Multi-Family Housing Applications from 2019 - present

From Table 3Table 4 above, it was determined that sites on the inventory (Table 2) that had either a commercial, downtown, executive office, or transit-oriented development zone could be developed to 90% of capacity. Meanwhile, sites that were zoned for multi-family or other residential zoning could be developed to 75% of capacity. These factors were multiplied by site acreage and maximum units per acre allowed by zoning to create the realistic capacity assumptions in the Sites Inventory table. Table 2, along with the full body of the Housing Element, demonstrates that the City of San Mateo has developed a Sites Inventory with a sufficient number of housing opportunity sites with appropriate densities, defensible realistic capacity estimates and near-term development feasibility to accommodate the City’s RHNA of 7,015 units.

4.8.1 General Plan Adoption and Revised Development Capacities In the original 2023-2031 Housing Element, it was determined that projects in commercial, downtown, executive office, or transit-oriented development zones could be developed at 90% of capacity, and for all other multifamily residential districts, 75% of capacity. This was determined with a maximum density of 50 du/ac and a five-story height limit. With the adoption of General Plan 2040 and passage of Measure T, many sites have an increased allowed density as compared to the site’s zoning district with new land use designations and a site’s development potential is not bound to the zoning district designation, but rather the new General Plan 2040 lLand Uuse Ddesignation.

Since the adoption of Measure T in November 2024, the cCity has received 11 preliminary/formal applications (Table 1a) - not including the Hillsdale Mall redevelopment - that largely take advantage of the increased densities of up to 130 du/ac and up to eight-story height limits. Most of the sites are being proposed well above the General Plan densities. Of the 11 projects, 7seven are on sites between a half-acre and less than 10 acres and have capacities that are 118% to 200% of the base density (see Table 4a). Although there are a limited number of development projects, there does not seem to be any capacity trends between mixed- use or residential designations nor allowed densities. The other 4four projects are on sites that are under a half-acre or more than 10 acres. These projects, which are noticeable outliers, have lower capacities that range from 35% to 85% of base density. Altogether, new development projects are building at an average of 122% of base density.

Table 4a: Preliminary and Formal Applications by Site Size and Realistic Capacity Site Sizes Avg. % Exceeding Realistic Capacity

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C I T Y O F S A N M A T E O 2 0 3 1 H O U S I N G E L E M E N T Page H-C-115
Small (<0.5 acres) 65%
Medium (>0.5 acres) 183%
Large (>1 acres) 141%
>10 Acres 47%

Based on all the current trend of projects and particularly projects on sites between 0.5 acre and 10 acres the City revised its determinationned that a realistic capacity of 90% of the allowed density for all sites, regardless of General Plan land use designation, is feasible.

Table 2, along with the full body of the Housing Element, demonstrates that the City of San Mateo has developed a Sites Inventory with a sufficient number of housing opportunity sites with appropriate densities, defensible realistic capacity estimates and near-term development feasibility to accommodatemeet and exceed the City’s RHNA of 7,015 units.

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Housing Element (2023-2031)
Amendments
City Council
February 23, 2026
Steven Peck, Assistant Planner
Presenting on behalf of Steve Golden, Principal Planner

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San Mateo Housing Element (2023-2031)
• Adopted on May 20, 2024, certified by the State
Housing and Community Development Department
(HCD) on July 23, 2024
• Five goals to support compliance with state law and to achieve the City’s RHNA (7,015 units) – Supporting
Production, Preservation, Protection, Promotion, and
Affirmatively Furthering Fair Housing
• Includes 53 policies with 150 implementation actions
• Numerous Housing Element policies and programs that
require Zoning Code Amendments and policy
amendments

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Housing Element Implementation Highlights
November 2023 - Amended the Zoning Code to allow residential projects with up to 25 units to be approved administratively. (Policy H1.6)
November 2023 - Adopted Objective Design Standards for multi-family residential projects and mixed-use projects with a residential component. (Policy H1.8) July 2024 – Housing “By-Right” designation for housing sites reused from prior Housing Elements for housing projects. Minimum 20% affordable units and zoning must be at least 30 units/acre (Policy H1.10)
April 2025 - Amended the Zoning Code to: implement Housing Element Implementation Actions/Programs (variety) and State Law Compliance; increased Zoning Administrator threshold for residential project approval to 99 units; added sections for General Plan and Measure T consistency (Variety of Policies)

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Housing Element Implementation Highlights (cont)
June 2025 – Zoning Code Amendments
o Streamline the development review process and add certainty– (updated Policy H1.6) • Added appeals process when determining a project incomplete • Added two, 2-year extensions (6.5 yrs total to start construction) • Council approval only required for projects over GP 2040 height limits o New requirement for Minimum Densities in Mixed-Use Residential Development Projects (Policy H1.9)
o Update to City Below Market-Rate (Inclusionary) Program (Policy H1.3), specifically alternatives for on-site affordable housing

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Housing Element Implementation Highlights (cont)
November 2025 – Tenant Protections
o Developed an emergency rental assistance program (Updated Policy H3.1) o New San Mateo Code – Residential Tenant Protection Program – Extends state law for relocation assistance for no-fault evictions for tenants with a tenure of less than a year (11 months) and notify “right of return” (Policy H3.4 and H5.4.1) o Amendments to Tenant Relocation Ordinance - Strengthen the City’s ability to aid and support tenants displaced from unsafe or substandard units (Policy H3.4) January/February 2026 - Amended the ADU Ordinance to align local regulations with State law and resolved any inconsistencies identified by HCD (Policy H1.4)

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Post Housing Element Adoption
Bay Area Housing Action Coalition (HAC) Lawsuit
o Challenged that the City improperly listed certain nonvacant sites on Housing Sites Inventory in violation of the State’s Housing Element Law
Settlement Agreement – July 2025
o Remove Nine sites from the Sites Inventory
o Recalculation of Site Capacity Estimates – Allow for densities provided in Measure T and General Plan • 99 units/acre – Residential Medium II and Mixed-Use Medium II • 130 units/acre – Residential High, Mixed Use High and Office High o Update methodology for Realistic Capacity – 90% of density or number of approved or preliminary/formal application
o Defined sites that were to be excluded as “No Net Loss Sites” o Potential Additions to Site Inventory

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Meaning of "No Net Loss”
“No Net Loss” in context
• Per GOV Code Section 65863, a City must be able to make the findings it has sufficient capacity to accommodate unmet RHNA if a parcel identified in the Housing Element Sites Inventory is developed with fewer units than designated in the Housing Element – ensuring a “no net loss” of capacity for housing in the City
Definition of an “No Net Loss” Site
• Housing Opportunity Site that will not count towards the City's overall Sites Inventory unless a development is approved

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Proposed Housing Element Amendments
I. Housing Sites Inventory Removals
II. Sites Remaining on Inventory, but not Counted for “No Net Loss Purposes”
III. Sites Added to the Housing Sites Inventory
IV. Removal of non-active projects from Pipeline Projects (site to remain on inventory)
V. Measure T Approval – update language throughout and
densities
VI. Update to Realistic Capacities Estimates

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Proposed Housing Element Amendments (cont)
VII. Other Amendments to Implementation Actions
I. Updates to implementation plan action items for Policy H 3.1 (Prevent Homelessness) to reflect the recently established emergency rental assistance program ($150,000 annually)
II. Updates to actions under Policies H 3.4 (Expand Tenant Protections) and H 5.4.1 (Establish Tenant Protections in Local Ordinance), for internal consistency and to better align with recent Council action III. Update to actions under Policy H 1.2 (Utilize Public Funding and Properties for New Affordable Housing) to give the City flexibility during budget deficit conditions from being required to set aside 20% of General Fund property tax revenues to use for affordable housing development

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I. Housing Sites Inventory Removals

1. The Bridgepointe Shopping Center Parking Lot

2. Parkside Plaza Shopping Center (1826 and 1850 S. Norfolk St.)

3. Borel Shopping Center (71-77 Bovet and 1750 El Camino Real

4. Consolidated Site “H” (229 W. 20th Ave., 205 W. 20th Ave., and 2010 Pioneer Court

5. 150 W. 20th Ave.

6. Villa Plaza (4060 S. El Camino Real)

7. Downtown Parking Lots (5 N. San Mateo Dr., 123 Baldwin Ave., 117 Baldwin Ave., 26 N. San Mateo Dr., 27 N. San Mateo Dr.)

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II. Sites Remaining on Inventory but not Counted for
“No Net Loss” Purposes

1. County Office Building - 1500 Fashion Island Blvd.

2. The Atrium - 1900 S. Norfolk St.

3. 1650 Borel Place

4. *Bel Mateo/Olympic Shopping Center

5. *Bright Horizons Preschool - 1311 S. El Camino Real
*Requested to remain in inventory by property owner

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III. Added to the Sites Inventory

1. 600 E 3rd Ave. (Gateway)

2. 230 S. El Camino Real

3. 1 E. 4th Ave. (includes 15 E 4th Ave. and 25 E 4th Ave.)

4. 22 N. San Mateo Dr.

5. 2015 Pioneer Ct.

6. 3000 Clearview Way

7. Hillsdale Mall Sites

8. *Former Marriott - 1770 S. Amphlett Blvd
*New Housing Opportunity Site

Pipeline Projects

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IV. Removal of non-active projects from Pipeline Projects (Sites to remain on inventory)

1. 200 S Fremont St

2. 222 S Fremont St

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V & VI. Measure T Approval and Realistic Capacities
Project Address
(Name)
No. of
Dwelling
Units
GP Land Use
Designation
GP Density
(Dwelling
Units per
Acre)
Lot Size (Acres) Density (Dwelling
Units Per Acre) % of Base Density Existing Use
Exceeding
Realistic
Capacity?
1 E. 4th Ave 236 Mixed-Use High 130 0.91 259 200% Retail Yes 668 E 3rd Ave
(Gateway) 128 Mixed-Use Medium II 99 0.64 200 198% Retail Yes 220 W. 20th Ave 230 Residential Medium II 99 1.54 149 151% Office Yes 715 N San
Mateo Dr 181 Residential Medium II 99 1.22 148 151% Vacant/Dupl ex Yes
616 S. B St.
(Nazareth Vista) 94 Mixed-Use Medium II 99 0.64 146 149% Retail Yes 1218 Monte
Diablo 72 Mixed-Use Medium I 50 1.01 71 144% Retail Yes 22 N San Mateo
Dr 161 Mixed-Use High 130 1.06 152 118% Apartment Yes
230 S El Camino
Real 28 Mixed-Use High 130 0.26 107 85% Vacant lot No
678 Concar Dr
(Passage) 847 Mixed-Use Medium II 99 14.5 58 59%
Commercial
Shopping
Center
No
2015 Pioneer
Court 10 Mixed-Use Medium I 50 0.44 22 45% Vacant office No 1650 S.

Amphlett Blvd.
(Bayshore
Commons)
256 Mixed-Use Medium I 50 14.5 17 35% Office No

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Updated Housing Element Sites Inventory
Total
Units
Lower
Moderate
Above
Moderate Very Low Low
RHNA 7,015  1,777 1,023 1,175 3,040
ADUs 440 132 132 132 44
Pipeline Projects 4,787 784 177 3,826
Remaining RHNA
(RHNA - Pipeline
Projects)
2,228 2,016 998 (786)

Opportunity Sites
(excluding non-NNL
sites)
7,362 3,003 1,310 3,022

Buffer Over
Remaining RHNA
5,134
(230%)
1,014
(50%)
312
(32%)
3,808
(484%)

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Updated Housing Element Sites Inventory Map

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Public And HCD Review
Public Review Period
• October 10, 2025 – Required seven-day review
• No comments that required changes to the HE Amendments California Department of Housing & Community Development (HCD) • October 20, 2025 – Up to 60-days to complete review
• December 18, 2025 – HE Amendments in substantial compliance with Housing Element Law pending Council adoption

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Planning Commission Meeting
January 27, 2026 - Planning Commission Public Meeting
• No public comments submitted to the Commission nor were there any public comments provided to the Commission at the hearing. • The Commission voted unanimously (5-0) to recommend adoption of the 2023-2031 Housing Element Amendments to the City Council and find that the Housing Element Amendments are Categorically Exempt under the “common sense” exemption under state CEQA Guidelines Section 15061(b)(3)

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Recommendations
• Adoption of a resolution to approve amendments to the General Plan’s Housing Element for the Sixth Housing Cycle (2023-2031) that is compliant with State law, provides a plan for at least 7,015 new housing units, and affirmatively furthers fair housing
• Find that the Housing Element Amendments are Categorically Exempt under the “common sense” exemption under state CEQA Guidelines Section 15061(b)(3)

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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 12 Section Name: NEW BUSINESS Account Number: 10-1711 File ID: 26-10926 TO: City Council
FROM: Aracelia Esparza, Director of Human Resources
PREPARED BY: Human Resources Department
MEETING DATE: February 23, 2026
SUBJECT:

City Attorney Employment Agreement — Amendment
RECOMMENDATION:

Adopt a Resolution to amend the compensation for the City Attorney and authorize the Mayor to execute an amendment to his employment agreement.

BACKGROUND:

On October 28, 2025, during a City Council Special Meeting, the City Council conducted the annual performance evaluation of the City Attorney. On February 23, 2026, the City Council considered the City Attorney’s performance, which meets or exceeds all expectations. Following discussions between the City Attorney and Council members Lisa Diaz Nash and Danielle Cwirko-Godycki, who was designated as the negotiators for the City, the attached amendment to the employment agreement is proposed for consideration by the City Council. The amendment would increase the City Attorney’s compensation in the amount to be preliminarily determined by the Council in a closed session to be held on February 23, 2026. Consistent with state law, the Council may only take action on the proposed amendment and compensation adjustment in open session.

BUDGET IMPACT:

There are sufficient funds in the City Attorney’s office budget to accommodate a compensation adjustment.

ENVIRONMENTAL DETERMINATION:

This employment agreement amendment and compensation is not a project subject to CEQA, because it is an organizational or administrative activity that will not result in direct or indirect physical changes in the environment. (CEQA Guidelines Section 15378(b)(5).)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Proposed Resolution
Att 2 – Amendment

STAFF CONTACT
Aracelia Esparza, Director of Human Resources
[email protected]
(650) 522-7260

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1 2
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9 CITY OF SAN MATEO
RESOLUTION NO. __ (2026)

ADJUSTING COMPENSATION FOR THE CITY ATTORNEY AND
APPROVING AMENDMENT NO. 2 TO THE CITY ATTORNEY EMPLOYMENT AGREEMENT WHEREAS, on October 28, 2025, during a City Council Special Meeting, the City Council conducted the performance evaluation of the City Attorney; and
WHEREAS, on February 23, 2026, the City Council considered the compensation of the City Attorney; and
WHEREAS, the performance of the City Attorney meets or exceeds all expectations; and WHEREAS, San Mateo City Charter section 4.02 provides that salaries shall be fixed by resolution.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY RESOLVES that:

1. The proposed employment agreement amendment and compensation adjustment is not a project subject to CEQA, because it is an organizational or administrative activity that will not result in direct or indirect physical changes in the environment. (CEQA Guidelines Section 15378(b)(5).)

2. The annual salary for the City Attorney is established to be $______________, which reflects a _______percent (___) increase, effective upon the beginning of the next pay period following the adoption of this Resolution.

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1 AMENDMENT NO. 2 TO CITY ATTORNEY EMPLOYMENT AGREEMENT This Amendment No. 2 to the City Attorney Employment Agreement is entered into as of February 23, 2026 by and between the City of San Mateo (“City”), a municipal corporation of the State of California, and Prasanna Rasiah (“Rasiah”) (collectively, the “Parties”).

WHEREAS, the City and Rasiah entered into a City Attorney Employment Agreement dated April 5, 2021, and entered into Amendment No. 1 on or about February 9, 2024 (collectively, the “Agreement”); and
WHEREAS, the City wishes to adjust Rasiah’s compensation as well as acknowledge his performance; and
WHEREAS, City and Rasiah wish to amend the Agreement effective March 1, 2026 to increase his existing annual compensation of $320,798.40 by ____ percent (___%) for a new compensation amount of $______________.

NOW, THEREFORE, the parties agree as follows:

1. Section C.1 of the Agreement is amended to read:
“City agrees to pay the City Attorney _________ ($_________), which reflects a ____% increase, in salary per annum for his services, payable in installments at the same time as other employees of the City are paid and subject to customary withholding. Hereafter, the City Attorney shall receive the cost-of-living adjustments (COLAs) approved by the City Council in the same amount and at the same time as they are approved for unrepresented department heads.

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2 2. The remaining terms of the Agreement remain in full force and effect.

EXECUTION
IN WITNESS WHEREOF the Parties have executed this Agreement as of the day and year first above written.

Adam Loraine
Mayor – City of San Mateo
Date Prasanna Rasiah Date

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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 13 Section Name: NEW BUSINESS Account Number: 10-1311 File ID: 26-10927 TO: City Council
FROM: Aracelia Esparza, Director of Human Resources
PREPARED BY: Human Resources Department
MEETING DATE: February 23, 2026
SUBJECT:

City Manager Employment Agreement — Amendment
RECOMMENDATION:

Adopt a Resolution to amend the compensation for the City Manager and authorize the Mayor to execute an amendment to his employment agreement.

BACKGROUND:

On October 28, 2025, during a City Council Special Meeting, the City Council conducted the annual performance evaluation of the City Manager. On February 23, 2026, the City Council considered the City Manager’s performance, which meets or exceeds all expectations. The salary compaction between the City Manager and other department heads was also considered. Following discussions between the City Manager and Council members Lisa Diaz Nash and Danielle Cwirko- Godycki, who was designated as the negotiators for the City, the attached amendment to the employment agreement is proposed for consideration by the City Council. The amendment would increase the City Manager’s compensation in the amount to be preliminarily determined by the Council in a closed session to be held on February 23, 2026. Consistent with state law, the Council may only take action on the proposed amendment and compensation adjustment in open session.

BUDGET IMPACT:

There are sufficient funds in the City Manager’s office budget to accommodate a compensation adjustment.

ENVIRONMENTAL DETERMINATION:

This employment agreement amendment and compensation adjustment is not a project subject to CEQA, because it is an organizational or administrative activity that will not result in direct or indirect physical changes in the environment. (CEQA Guidelines Section 15378(b)(5).)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Proposed Resolution
Att 2 – Amendment

STAFF CONTACT
Aracelia Esparza, Director of Human Resources
[email protected]
(650) 522-7260

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1 3
0 0
1 CITY OF SAN MATEO
RESOLUTION NO. __ (2026)

ADJUSTING COMPENSATION FOR THE CITY MANAGER AND
APPROVING AMENDMENT NO. 1 TO THE CITY MANAGER EMPLOYMENT AGREEMENT WHEREAS, on October 28, 2025, during a City Council Special Meeting, the City Council conducted the performance evaluation of the City Manager; and
WHEREAS, on February 23, 2026, the City Council considered the compensation of the City Manager; and
WHEREAS, the performance of the City Manager meets or exceeds all expectations; and WHEREAS, San Mateo City Charter section 4.02 provides that salaries shall be fixed by resolution.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY RESOLVES that:

2. The annual salary for the City Manager is established to be $______________, which reflects a _____% increase, effective upon the beginning of the next pay period following the adoption of this Resolution.

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1 AMENDMENT NO. 1 TO CITY MANAGER EMPLOYMENT AGREEMENT
This Amendment No. 1 to the City Manager Employment Agreement is entered into as of February 23, 2026 by and between the City of San Mateo (“City”), a municipal corporation of the State of California, and Alex Khojikian (“Khojikian”) (collectively, the “Parties”).

WHEREAS, the City of San Mateo and Khojikian entered into a City Manager Employment Agreement (“Agreement”) dated June 20, 2023; and WHEREAS, the City wishes to adjust Khojikian’s compensation as well as acknowledge his performance; and
WHEREAS, City and Khojikian wish to amend the Agreement effective March 1, 2026 to increase his existing compensation of $358,592.00 by ______ (___%) for a new compensation amount of $_______________.

NOW, THEREFORE, the parties agree as follows:

1. Section C.1 of the Agreement is amended to read:
“City agrees to pay the City Manager _______________ dollars ($______________), which reflects a _____% increase, in salary per annum for his services, payable in installments at the same time as other employees of the City are paid and subject to customary withholding. Hereafter, the City Manager shall receive the compensation adjustments (cost-of-living adjustments [COLAs], lump sum payments, one-time leave hours) approved by the City Council in the same amount and at the same time as they are approved for unrepresented department heads.”

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2 2. The remaining terms of the Agreement remain in full force and effect.

EXECUTION
IN WITNESS WHEREOF the Parties have executed this Agreement as of the day and year first above written.

Adam Loraine
Mayor – City of San Mateo
Date Alex Khojikian Date

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San Mateo City CouncilFebruary 23, 2026

San Mateo City Council
February 23, 2026