2 I also hope you carefully consider SB79 as a template for the zoning update. Using the SB79 parameters will simplify things as the city would be coordinated with the state regulations, making life a lot easier and simpler for us in the design and building in industry. This would help speed up construction of housing and lower cost.
SB79 was carefully considered to place higher density within walking distance of high-quality transit like Caltrain and the future bus rapid transit line on El Camino Real. By placing housing in density near these transit lines, it would increase the writer ship, which will then encourage the agencies to increase frequency and speed of service. This would encourage people to use transit versus driving and reduce traffic on our roads and reduce pollution and greenhouse gas emissions.
This is a win-win situation.
Sincerely,
Thank you and Best Regards,
Remi Tan, AIA LEED AP BD+C
Architecture, Green Building
Real estate investment and brokerage
Sent from my iPhone
1 From: Erin Pang
Sent: Thursday, February 19, 2026 3:38 PM
To: City Council (San Mateo); Clerk
Cc: Jenna Haut; Jennifer Hetterly; Susan DesJardin
Subject: Comment for Feb 23 City Council Study Session on Zoning Code Update Attachments: ZoningUpdateCouncilSession_2.23.26_SaveTheBay_SierraClub.pdf Dear City Council,
On behalf of Save The Bay and the Sierra Club Bay Alive Campaign, I’ve aƩached a comment leƩer to be considered in the upcoming City Council study session on the zoning code update. It relates to incorporaƟng sea level rise and flood resilience into the zoning code update.
Thank you for the opportunity to engage!
Sincerely,
Erin Pang
POLICY ASSOCIATE
Pronouns: she, her
Protect and Restore San Francisco Bay
For People and Wildlife
February 19, 2026
San Mateo City Council
330 West 20th Avenue
San Mateo, CA 94403
Subject: Comments on Integrating Climate Resilience in the City of San Mateo Zoning Code Update Dear San Mateo City Council,
Thank you for the opportunity to provide comment on San Mateo’s Zoning Code update process. We believe the zoning code update is a crucial opportunity for the City to incorporate forward-looking sea level rise and flood resilience policies into the City’s guiding documents.
San Mateo has a significant amount of housing, commercial building, essential infrastructure, and roadway in low-lying areas near the shoreline that face increasing risk as sea levels rise and storms intensify. If sea levels rise by 3.3 feet, a conservative estimate for 2100, this would put at risk 12,005 residential parcels, 7 emergency shelter sites, 20 miles of highway, and many other assets.1 Additionally, rising groundwater may inundate contaminated sites near the shoreline, potentially posing a health risk to surrounding Bay ecosystems and community members (see maps attached).
At 6.6 feet of sea level rise, San Mateo will have 1,028 acres of Plan Bay Area 2050 Growth Geographies2 exposed to sea level rise and resulting groundwater rise (see maps attached). This means that more than 50% of the geographic areas where future growth in housing and jobs is likely to happen during the next 30 years will be at risk of flooding3. As these areas develop, it’s critical that new buildings and infrastructure be resilient to climate-driven flood risk.
In order to address this issue, we recommend that the City create a Sea Level Rise and Groundwater Rise Overlay Zone for the area that will be impacted by 6.6 feet of sea level rise and the resulting groundwater rise (see maps attached). This approach is strongly supported by OneShoreline’s 2023 3 Bay Conservation and Development Commission, Regional Shoreline Adaptation Plan Atlas https://rsap-atlas.bcdc.ca.gov/
2 “Plan Bay Area 2050 Growth Geographies”. 2021.
https://planbayarea.org/sites/default/files/documents/PBA2050_Growth_Geographies_Oct2021_0.pdf?cb=01d08 5e9
1 “County of San Mateo Sea Level Rise Vulnerability Assessment”, 2018. Pg 157.
Shoreline Policy Planning Guidance
4 and the Bay Conservation and Development Commission (BCDC)’s Regional
Shoreline
Adaptation
Plan
(RSAP).
5 The RSAP sets standards for how all shoreline communities in the Bay will address sea level rise in subregional
shoreline
adaptation
plans,
as
required
by
SB-272.
The
RSAP
lists
overlay
zones
for
sea
level
rise
and
emergent
groundwater
as
a
suggested
strategy
to
meet
Adaptation
Strategy
Standard
5,
“Preserve
natural
and
undeveloped
lands
for
shoreline
resilience,”
Adaptation
Strategy
Standard
6,
“Minimize
flood
risks
in
areas
with
existing
and
planned
development,”
and
Adaptation
Strategy
8,
“Promote
safe,
sustainable,
and
strategic
growth
and
density.”
6 Establishing
an
overlay
zone
during
this
Zoning
Code
update
would
allow
the
City
to
align
land
use
policy
with
its
forthcoming
subregional
shoreline
adaptation
plan
and
ensure
consistency
with
RSAP
requirements.
OneShoreline’s Planning Policy Guidance provides model language for Sea Level Rise and Groundwater Rise
overlay
zones
covering
areas
subject
to
the
future
conditions
associated
with
100-year
flood
plus
6.6 feet
of
sea
level
rise.
Within
such
an
overlay,
the
Guidance
encourages
cities
to
establish
design
and
performance
standards
requiring
new
developments
to
include
the
following:
● Establish a minimum lowest floor elevation of 3 feet above the current base flood elevation, ● Incorporate setbacks that place flood infrastructure as landward as feasible, preserving transition
space
for
habitat
migration
and
future
levee
widening
or
ecotone
slopes
7 ,
● Contribute to regional shoreline infrastructure funds OR build/maintain shoreline infrastructure that
provides
protection
to
the
FEMA
+
6 standard,
or
if
lesser,
provide
land
rights/easements
to
enable
the
city
or
OneShoreline
to
meet
that
standard,
● Evaluate and plan adaptations for future flood conditions for the project lifetime, ● Conduct a watershed-level groundwater rise analysis to understand and address impacts such as buoyancy,
seepage,
infiltration,
liquefaction,
and
corrosion,
and
plan
for
management
of
groundwater
rise
inboard
of
flood
protection
infrastructure,
and
● If located on or near a contaminated site, consider impacts of rising groundwater on contaminant
mobilization
and
have
a
monitoring
and
remediation
plan.
There is precedent in San Mateo County to adopt an overlay zone. Burlingame, South San Francisco, and East
Palo
Alto
are
examples
of
nearby
San
Mateo
County
cities
that
have
already
implemented
sea
level
rise
overlay
zones.
7 This
policy
also
aligns
with
the
RSAP
Guidelines.
Ibid.
Pgs
123,
157,
159,
197.
6 Ibid.
Pg
158-159.
5 Bay Conservation and Development Commission Regional Shoreline Adaptation Plan, December 2024, Adaptation Strategy
Standards
2-6,
8,
16,
pp.
156-159,
163.
https://www.bcdc.ca.gov/wp-content/uploads/sites/354/2024/12/regional-shoreline-adaptation-plan.pdf
4 OneShoreline Policy Planning Guidance to Protect and Enhance Bay Shoreline Areas of San Mateo County, June 2023,
pp.
27-47.
https://oneshoreline.org/wp-content/uploads/2023/09/OneShoreline-Planning-Policy-Guidance-Final-June-21-202 3-For-Web.pdf
Additionally, this recommendation aligns with San Mateo’s existing planning documents. The Safety Element, in Section 3.13, commits to “e valuate establishment of a sea level rise and/ or flood overlay zone as a primary mechanism for establishing adaptation policies, rules, or construction codes.” Additionally,
Section
3.3 commits
to
"Ensure
that
new
development,
substantial
retrofits,
critical
facilities,
City-owned
buildings,
and
existing
and
future
flood
control
infrastructure
are
planned
and
designed
to
accommodate
climate
change
hazards,
including
increases
in
flooding,
sea
level
rise,
and
rising
groundwater,
based
on
the
best
available
science.”
Integrating overlay zones into the Zoning Code Update would operationalize these commitments and provide
a
durable
regulatory
framework
that
protects
residents,
infrastructure,
ecological
function,
and
future
adaptation
options.
We
look
forward
to
partnering
with
the
City
to
ensure
that
zoning
and
shoreline
adaptation
planning
proceed
in
close
alignment
and
position
San
Mateo
for
long-term
resilience.
Sincerely, David Lewis Executive Director Save The Bay Jennifer Chang Hetterly Bay Alive Coordinator Sierra Club Loma Prieta Chapter
San Mateo
San Mateo 0.8ft SLR
Esri, HERE, Garmin, Earthstar Geographics
Cities & Census Designated Places (Analysis) (CALFire 2022)
0.8 ft (2050) SLR Scenario (BCDC 2024)
Tidal Inundation (MHHW), Emergent Groundwater
Emergent Groundwater
Tidal Inundation with Storm Surge (100-year)
Tidal Inundation with Storm Surge (100-year), Emergent Groundwater Tidal Inundation with Storm Surge (100-year), Shallow Groundwater (0-9 ft below ground) Shallow Groundwater (0-9 ft below ground)
Existing Bay
2/10/2026, 1:06:29 PM
0 1 20.5 mi
0 1.5 30.75 km
1:58,319
San Mateo
San Mateo 3.1 ft SLR
Esri, HERE, Garmin, Earthstar Geographics
Cities & Census Designated Places (Analysis) (CALFire 2022)
3.1 ft (2100 Intermediate) SLR Scenario (BCDC 2024)
Tidal Inundation (MHHW), Emergent Groundwater
Emergent Groundwater
Tidal Inundation with Storm Surge (100-year)
Tidal Inundation with Storm Surge (100-year), Emergent Groundwater Tidal Inundation with Storm Surge (100-year), Shallow Groundwater (0-9 ft below ground) Shallow Groundwater (0-9 ft below ground)
Existing Bay
2/10/2026, 1:12:44 PM
0 1 20.5 mi
0 1.5 30.75 km
1:58,319
San Mateo
San Mateo 4.9 ft SLR
Esri, HERE, Garmin, Earthstar Geographics
Cities & Census Designated Places (Analysis) (CALFire 2022)
4.9 ft (2100 Intermediate-High) SLR Scenario (BCDC 2024) Tidal Inundation (MHHW), Emergent Groundwater
Emergent Groundwater
Tidal Inundation with Storm Surge (100-year)
Tidal Inundation with Storm Surge (100-year), Emergent Groundwater Tidal Inundation with Storm Surge (100-year), Shallow Groundwater (0-9 ft below ground) Shallow Groundwater (0-9 ft below ground)
Existing Bay
2/10/2026, 1:16:32 PM
0 1 20.5 mi
0 1.5 30.75 km
1:58,319
San Mateo
San Mateo 6.6 ft SLR (Recommended Overlay Zone Area)
Esri, HERE, Garmin, Earthstar Geographics
Cities & Census Designated Places (Analysis) (CALFire 2022)
6.6 ft (2100 High) SLR Scenario (BCDC 2024)
Tidal Inundation (MHHW), Emergent Groundwater
Emergent Groundwater
Tidal Inundation with Storm Surge (100-year)
Tidal Inundation with Storm Surge (100-year), Emergent Groundwater Tidal Inundation with Storm Surge (100-year), Shallow Groundwater (0-9 ft below ground) Shallow Groundwater (0-9 ft below ground)
Existing Bay
2/10/2026, 1:21:06 PM
0 1 20.5 mi
0 1.5 30.75 km
1:58,319
San Mateo
San Mateo 6.6 ft SLR and Contamination
Esri, HERE, Garmin, Earthstar Geographics
Cities & Census Designated Places (Analysis) (CALFire 2022) Contaminated Sites (DTSC Waterboard 2023)
Closed
Open-Active
Open-Eligible for closure
Open-Long term management
Other (e.g. Inactive)
Landfills (SFEI/Waterboard 2020)
6.6 ft (2100 High) SLR Scenario (BCDC 2024)
Tidal Inundation (MHHW), Emergent Groundwater
Emergent Groundwater
Tidal Inundation with Storm Surge (100-year)
Tidal Inundation with Storm Surge (100-year), Emergent Groundwater Tidal Inundation with Storm Surge (100-year), Shallow Groundwater (0-9 ft below ground) Shallow Groundwater (0-9 ft below ground)
Existing Bay
2/10/2026, 1:35:08 PM
0 1 20.5 mi
0 1.5 30.75 km
1:58,319
San Mateo
Plan Bay Area Growth Geographies and 6.6ft SLR
Esri, HERE, Garmin, Earthstar Geographics
Cities & Census Designated Places (Analysis) (CALFire 2022) Plan Bay Area 2050 Growth Geographies (MTC 2021)
High-Resource Area (16-30 min bus)
Priority Development Area
Transit-Rich Outside HRA
Transit-Rich and High-Resource
6.6 ft (2100 High) SLR Scenario (BCDC 2024)
Tidal Inundation (MHHW), Emergent Groundwater
Emergent Groundwater
Tidal Inundation with Storm Surge (100-year)
Tidal Inundation with Storm Surge (100-year), Emergent Groundwater Tidal Inundation with Storm Surge (100-year), Shallow Groundwater (0-9 ft below ground) Shallow Groundwater (0-9 ft below ground)
Existing Bay
2/19/2026, 1:53:48 PM
0 1 20.5 mi
0 2 41 km
1:62,259