San Mateo City Council
February 23, 2026

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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 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-3

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.

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 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.

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 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.

2.4.2 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 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.

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 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.

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, Affordable Housing Funds, and City Housing funds.

County level funding that helps to benefit San Mateo residents in need include McKinney-Vento, 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-11
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.

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 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.

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 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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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 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.

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 14,3880,286 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.

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.

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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 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.

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 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.

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 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.

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 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-19
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.

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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 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
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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
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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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%
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%

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%
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%

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-28
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%
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-29
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%

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-30
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:

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): 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:

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 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.

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 proposed.

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 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:

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 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:

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.

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 0.3 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:

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

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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:

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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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:

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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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:

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 though current zoning allows for a FAR up to 1.0.

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:

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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6 Concar Passage

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

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: 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:

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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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:

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 to meet the zoning district maximum FAR of 0.5.

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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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.

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 envelop.

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:

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. 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.

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 0.7 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:

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 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:

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

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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:

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.

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:

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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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:

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, though zoning in this district allows up to 0.62 FAR.

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:

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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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:

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 1.8 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:

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. This site’s underlying zoning district allows for a FAR of 1.00.

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.

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, 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:

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 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:

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 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:

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 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:

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.

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 four 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.

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 0.7 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

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 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

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 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:

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 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:

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:

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 1.8 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 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:

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 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 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, 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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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.