San Mateo City Council
March 16, 2026

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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 19 Section Name: CONSENT CALENDAR Account Number: 10-4662 File ID: 26-10913 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: March 16, 2026
SUBJECT:

East 41st Place and Pacific Boulevard Trash Capture Project — Contingency Increase RECOMMENDATION:

Approve an increase to the contingency reserve associated with the construction agreement with GSW Construction, Inc. for the East 41st Place (E 41st Place) and Pacific Boulevard Trash Capture Project in the amount of $36,900 and authorize the Public Works Director to issue change orders within the contingency amount.

BACKGROUND:

The E 41st Place and Pacific Boulevard Trash Capture Project (Project) was designed to install a trash capture device within an existing concrete channel located south of E 41st Place on Pacific Boulevard. The Project supports the City’s compliance with the San Francisco Bay Regional Water Quality Control Board’s (RWQCB) Municipal Regional Stormwater Permit (Permit). The Permit requires the City to reduce trash and litter discharge by 100 percent relative to 2009 baseline levels, and the City received a grant from Caltrans to design and construct the Project.

City Council approved a construction agreement for the Project to GSW Construction, Inc. (GSW) on April 7, 2025, in the amount of $257,240 and authorized a contingency reserve of $51,400. The contingency reserve was established and utilized to address and mitigate unknowns that arose during construction and was approximately 20 percent of the agreement value.

GSW installed the trash capture device within the channel during Fall 2025. As staff prepared to close out the project, a precipitation event exceeding the design storm occurred between November 16, 2025, and November 17, 2025, and the channel overtopped leading to minor flooding. While the minor flooding did not lead to property damage, due to the availability of remaining Caltrans grant funding, staff requested GSW and the Project design consultant (Schaaf & Wheeler Consulting Engineers) evaluate additional improvements to increase the resiliency of the trash capture and improve visibility during night operations. GSW subsequently provided a quote to add lighting and upsize existing pipes and catch basins adjacent to the channel.

In order to construct the additional improvements, additional funds are required to be added to the construction agreement with GSW as the cost for these changes exceed the available contingency reserve. Further, the Caltrans grant requires reimbursement invoices to be submitted by May 1st, 2026; therefore, there is a limited window to construct these improvements at no cost to the City.

To date, $9,328.93 of the original $51,400 contingency reserve has been used to issue negotiated change orders. A summary of the executed contract change orders is included in the table below. 213 of 424

CITY OF SAN MATEO
Summary of Change Orders To-Date
Original Contingency $51,400.00
Change Order No. 1
Enhance fence safety and add gates for heavy equipment
access. Upgrade hand crank to a more user-friendly
model for faster operability.
$9,328.93
Remaining Contingency $42,071.07
To mitigate risks associated with potential delays, streamline procurements, and to provide flexibility for staff to negotiate and execute contract change orders in a timely manner, staff recommends increasing the contingency reserve by $36,900 for a new contingency total of $88,300 to address the anticipated change order necessary to complete the project.

BUDGET IMPACT:

Sufficient funds are available through the Cooperative Implementation Agreement which was entered into between the City and Caltrans, in the 41st Avenue/Pacific Boulevard Trash Capture (46c007) project budget. The original contingency reserve established was $51,400 and this request increases the contingency by $36,900. This increase brings the potential total contract cost to $345,540.00.

ENVIRONMENTAL DETERMINATION:

This project is categorically exempt from CEQA as an “existing facility,” because it consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. (CEQA Guidelines Section 15301.)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
None

STAFF CONTACT
Stephanie Piñon, Senior Engineer
[email protected]
650-522-7315
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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 20 Section Name: CONSENT CALENDAR Account Number: 10-4661 File ID: 26-10855 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: March 16, 2026
SUBJECT:

Regional Measure 3 Funding Request — Approval
RECOMMENDATION:

Adopt a Resolution to authorize the City Manager to execute and submit an allocation request as required by the Metropolitan Transportation Commission (MTC) for $3 million in Regional Measure 3 (RM3) funds for 19th Avenue/Fashion Island Boulevard Multimodal Improvements Project and to designate the City of San Mateo as the implementation agency for the construction phase.

BACKGROUND:

The 19th Avenue and Fashion Island Boulevard Multimodal Improvements Project will deliver targeted congestion relief and safety enhancements along the corridor surrounding 19th Avenue and Fashion Island Boulevard in San Mateo. Key features include construction of a Class IV separated bikeway (protected, two-way bike lane) along the full corridor, connecting the Hayward Park Caltrain Station to the future SamTrans Mobility Hub at the existing Caltrans Park and Ride lot, as well as optimized signal operations to improve traffic flow and overall safety for all users.

This project aligns with and supports the broader goals of the US 101/SR 92 Mobility Hub and Smart Corridor Concept Plan.

Upon completion, it will become one of the City’s first major separated bikeway corridors, providing safe, low-stress travel options for people walking, biking, using transit, and driving. The bikeway improvements specifically aim to enhance conditions and safety near the freeway on-/off-ramps, incorporate protected intersections, and fill critical gaps in the existing bike network. These changes will improve travel times, remove barriers for pedestrians and cyclists, and advance multimodal access along this vital corridor linking San Mateo and Foster City.

Funding
The total project cost is estimated at approximately $29 million, with $26 million allocated to construction. The City has secured approximately $2.2 million in grant funds for the PA&ED (Project Approval & Environmental Document) and design phases, plus $23.1 million for construction. This includes the recently awarded $16.4 million in San Mateo County Transportation Authority (SMCTA) Highway Program funds. Based on the current secured funding, a remaining $3 million funding gap exists for the construction phase. As part of the SMCTA Highway Program funding recommendation, the Transportation Authority also recommended allocating $3 million in Regional Measure 3 (RM3) funds for the project.

To secure this $3 million in RM3 funds, the City—as the implementation agency—must adopt a Resolution authorizing the request to the Metropolitan Transportation Commission (MTC). The language and format of the Resolution is provided by SMCTA and MTC.
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CITY OF SAN MATEO
BUDGET IMPACT:

A local match is not required for Regional Measure 3 funds.

ENVIRONMENTAL DETERMINATION:

This Resolution is not a project subject to CEQA, because it is a government fiscal activity which does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment. (CEQA Guidelines Section 15378(b)(4).)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Proposed Resolution

STAFF CONTACT
Jay Yu, Engineering Manager
[email protected]
(650) 522-7323
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CITY OF SAN MATEO
RESOLUTION NO. ___ (2026)
Implementing Agency: City of San Mateo
Sponsor Agency: San Mateo County Transportation Authority Project Title: Highway 101/State Route 92 Interchange
Subproject Title (if applicable): 19th Ave/Fashion Island Blvd Multimodal Improvements Project WHEREAS, SB 595 (Chapter 650, Statutes 2017), commonly referred as Regional Measure 3, identified projects eligible to receive funding under the Regional Measure 3 Expenditure Plan; and WHEREAS, the Metropolitan Transportation Commission (MTC) is responsible for funding projects eligible for Regional Measure 3 funds, pursuant to Streets and Highways Code Section 30914.7(a) and (c); and
WHEREAS, MTC has established a process whereby eligible transportation project sponsors may submit allocation requests for Regional Measure 3 funding; and WHEREAS, allocation requests to MTC must be submitted consistent with procedures and conditions as outlined in Regional Measure 3 Policies and Procedures (MTC Resolution No. 4404; and
WHEREAS, the San Mateo County Transportation Authority (SMCTA) isthe sponsor of Project 18 Highway 101/ State Route 92 Interchange in the Regional Measure 3 Expenditure Plan; and
WHEREAS, the Project 18 Highway 101/ State Route 92 Interchange, Subproject 18.3 19th/Fashion Island Boulevard Multimodal Improvements is eligible for consideration in the Regional Measure 3 Expenditure Plan, as identified in California Streets and Highways Code Section 30914.7(a); and
WHEREAS, the SMCTA desires to designate the City of San Mateo as an entity that is eligible to request Regional Measure 3 funds for the Project 18 Highway 101/ State Route 92 Interchange, Subproject 18.3 19th/Fashion Island Boulevard Multimodal Improvements project; and WHEREAS, the Regional Measure 3 updated Initial Project Report (IPR) and allocation request, attached hereto and incorporated herein as though set forth at length, lists the project, purpose, schedule, budget, expenditure and cash flow plan for which the City of San Mateo is requesting that MTC allocate Regional Measure 3 funds; now, therefore, be it RESOLVED that the City of San Mateo accepts the SMCTA’s designation as implementing agency for the project; and be it further
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RESOLVED that the City of San Mateo accepts SMCTA’s delegation of responsibility for certifying the project and allocation request(s) comply with the requirements of the Metropolitan Transportation Commission’s Regional Measure 3 Policies and Procedures; and be it further RESOLVED, that the City of San Mateo, and its agents shall comply with the provisions of the Metropolitan Transportation Commission’s Regional Measure 3 Policies and Procedures); and be it further
RESOLVED, that the City of San Mateo certifies that Project 18 Highway 101/ State Route 92 Interchange, Subproject 18.3 19th/Fashion Island Boulevard Multimodal Improvements is consistent with the Regional Transportation Plan (RTP); and be it further RESOLVED, that the year of funding for any design, right-of-way and/or construction phases has taken into consideration the time necessary to obtain environmental clearance and permitting approval for the project; and be it further
RESOLVED, that the Regional Measure 3 phase orsegment is fully funded, and results in an operable and useable segment; and be it further
RESOLVED, that the City of San Mateo approves the allocation request and updated IPR, attached to this resolution; and be it further
RESOLVED, that the City of San Mateo approves the cash flow plan, attached to this resolution; and be it further
RESOLVED, that the City of San Mateo has reviewed the project needs and has adequate staffing resources to deliver and complete the project within the schedule set forth in the allocation request and updated IPR, attached to this resolution; and, be it further RESOLVED, that the City of San Mateo is authorized to submit an allocation request for Regional Measure 3 funds for Project 18 Highway 101/ State Route 92 Interchange, Subproject

18.3 19th/Fashion Island Boulevard Multimodal Improvements in accordance with California Streets and Highways Code 30914.7(a); and be it further
RESOLVED, that the City of San Mateo certifies that the projects and purposes for which RM3 funds are being requested is in compliance with the requirements of the California Environmental Quality Act (Public Resources Code Section 2l000 et seq.), and with the State Environmental Impact Report Guidelines (l4 California Code of Regulations Section l5000 et seq.) and if relevant the National Environmental Policy Act (NEPA), 42 USC Section 4-1 et.seq. and the applicable regulations thereunder; and be it further
RESOLVED, that there is no legal impediment to the City of San Mateo making allocation requests for Regional Measure 3 funds; and be it further 218 of 424
RESOLVED, that there is no pending or threatened litigation which might in any way adversely affect the proposed project, or the ability of the City of San Mateo to deliver such project; and be it further
RESOLVED, that the City of San Mateo indemnifies and holds harmless MTC, BATA, and their Commissioners, representatives, agents, and employees from and against all claims, injury, suits, demands, liability, losses, damages, and expenses, whether direct or indirect (including any and all costs and expenses in connection therewith), incurred by reason of any act or failure to act of the City of San Mateo, its officers, employees or agents, or subcontractors or any of them in connection with its performance of services under this allocation of RM3 funds. the City of San Mateo agrees at its own cost, expense, and risk, to defend any and all claims, actions, suits, or other legal proceedings brought or instituted against MTC, BATA, and their Commissioners, officers, agents, and employees, or any of them, arising out of such act or omission, and to pay and satisfy any resulting judgments. In addition to any other remedy authorized by law, so much of the funding due under this allocation of RM3 funds as shall reasonably be considered necessary by MTC may be retained until disposition has been made of any claim for damages, and be it further RESOLVED, that the City of San Mateo shall, if any revenues or profits from any nongovernmental use of property (or project) that those revenues or profits shall be used exclusively for the public transportation services for which the project was initially approved, either for capital improvements or maintenance and operational costs, otherwise the Metropolitan Transportation Commission is entitled to a proportionate share equal to MTC’s percentage participation in the projects(s); and be it further
RESOLVED, that assets purchased with RM3 funds including facilities and equipment shall be used for the public transportation uses intended, and should said facilities and equipment cease to be operated or maintained for their intended public transportation purposes for its useful life, that the Metropolitan Transportation Commission (MTC) shall be entitled to a present day value refund or credit (at MTC’s option) based on MTC’s share of the Fair Market Value of the said facilities and equipment at the time the public transportation uses ceased, which shall be paid back to MTC in the same proportion that Regional Measure 3 funds were originally used; and be it further
RESOLVED, that the City of San Mateo shall post on both ends ofthe construction site(s) at least two signs visible to the public stating that the Project is funded with Regional Measure 3 Toll Revenues; and be it further
RESOLVED, that the City of San Mateo authorizes its City Manager or his designee to execute and submit an allocation request for the construction phase with MTC for Regional Measure 3 funds in the amount of $3 million, for the project, purposes and amounts included in the allocation request attached to this resolution; and be it further RESOLVED,that the City Manager or his designee is hereby delegated the authority to make non-substantive changes or minor amendments to the allocation request or IPR as he/she deems appropriate; and be it further
RESOLVED, that a copy of this Resolution shall be transmitted to MTC in conjunction with the filing of the city of San Mateo Allocation request referenced herein. 219 of 424
Regional Measure 3
Initial Project Report
Project/Subproject Details
Basic Project Information
Project Number 18
Project Title Highway 101/State Route 92 Interchange
RM3 Funding Amount $50 million
Subproject Information
Subproject Number 18.3
Subproject Title 19th Ave/Fashion Island Blvd Multimodal Improvements Project RM3 Funding Amount $3 million

I. Overall Subproject Information
a. Project Sponsor / Co-sponsor(s) / Implementing Agency • San Mateo County Transportation Authority (Sponsor)
• City of San Mateo (Implementing Agency)
b. Detailed Project Description (include definition of deliverable segment if different from overall project/subproject)
The project will provide congestion relief improvements surrounding 19th Ave and Fashion Island Blvd.

The project will construct a Class IV separated bikeway along the length of the corridor connecting the Hayward Park Caltrain Station and future proposed SamTrans Mobility Hub at the existing Caltrans Park and Ride lot and optimize signal operations to improve travel flow and increase safety. This project supports the broader goals of the 101/92 Mobility Hub and Smart Corridor Concept Plan. Once completed, it will be one of the City’s first major separated bikeway corridors, offering safe, low-stress travel for all users.

The bikeway improvements are intended to improve conditions and safety near the freeway on-/offramps, develop protected intersections, and fill in gaps in the existing bike network. Additionally, new pedestrian walkways will be installed to fill gaps in the sidewalk network, thereby improving travel times and removing barriers for people walking along the corridor. These efforts support the multimodal 220 of 424
Regional Measure 3 Initial Project Report

improvement of the corridor, relieving congestion in a key corridor connecting San Mateo and Foster City within the County.
c. Impediments to Project Completion
Because the corridor crosses over US-101 and parallels SR-92, the project requires approval from the California Department of Transportation (Caltrans) for the portions within State rights-of-way. Caltrans must approve the proposed changes to ensure they do not negatively impact the State Highway System (SHS). Work at the freeway ramps will require Caltrans’ review and approval of engineering evaluation reports and encroachment permits, which can introduce administrative wait times. Existing bridge structures limit the width available for new concrete sidewalks and Class IV separated bikeways over Seal Slough. Coordinating a design that meets both City of San Mateo multimodal goals and Caltrans’ safety standards for highway-adjacent structures is a technical challenge. d. Risk Management (describe risk management process for project budget and schedule, levels of contingency and how they were determined, and risk assessment tools used) The most significant risk to the timeline is a delay in the Caltrans approval process or a late-stage design rejection from Caltrans. Caltrans may find that the proposed Class IV bike lanes or other operational elements create undesirable conditions for the freeway ramps. Mitigation for this risk includes early engagement with Caltrans to ensure "no surprises" during the final PS&E (Plans, Specifications, and Estimates) phase. The team will also use industry-standard microsimulation modeling to demonstrate that multimodal improvements will not result in "significant" Level of Service (LOS) degradation for State facilities. Additional time in the schedule has been assumed to accommodate potential revisions.

Public opposition to the reconfiguration of travel lanes or parking can stall a project indefinitely at the City Council level. Vocal residents or business owners may petition to halt the project, citing increased commute times or loss of access. To mitigate this risk, the team has developed "before and after" visualizations and data to demonstrate the operational and safety benefits from the project. Robust outreach and engagement efforts have also been used to ensure transparency with community members and to integrate early community feedback into the project. e. Operability (describe entities responsible for operating and maintaining project once completed/implemented)
The City of San Mateo will be responsible for operating and maintaining the majority of the project area, including the traffic signals. The freeway ramps will be operated and maintained by Caltrans, per current maintenance agreements between the two agencies.
f. Project Graphic(s) (include below or attach)
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Regional Measure 3 Initial Project Report

II. Project Phase Description and Status
a. Environmental/Planning Does NEPA apply? Yes ☒ No☐
The project is seeking a categorical exception under NEPA and categorical exemption under CEQA. The project qualifies for a Class 1 Exemption pursuant to Section 15301 of the CEQA Guidelines as it meets the criteria for a Class 1 Existing Facility project.

The Preliminary Environmental Study was approved by Caltrans in March 2025. Additional documentation has been provided to Caltrans and are under review. NEPA and CEQA approval are anticipated by the end of April 2026.
b. Design
The 35% design plans were completed in spring 2025. Community feedback was incorporated as part of the 65% design plans. Additional community outreach and stakeholder engagement was conducted to seek feedback on the design plans. The 100% plans are currently being developed. c. Right-of-Way Activities / Acquisition
Utility coordination is ongoing. No acquisitions or temporary construction easements are anticipated.

R/W activities include preparing Caltrans exhibits and rights of entries (i.e. no fee letter agreements) to allow for conform-related improvements on private property. R/W certification is anticipated by Summer 2026.
d. Construction / Vehicle Acquisition / Operating
The project is on track for advertising in fall 2026 and start of construction by spring 2027.

III. Project Schedule
Phase-Milestone
Planned
Start Date Completion Date
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Regional Measure 3 Initial Project Report

Environmental Studies, Preliminary Eng. (ENV / PE / PA&ED) 11/2024 4/2026 Final Design - Plans, Specs. & Estimates (PS&E) 3/2025 9/2026 Right-of-Way Activities /Acquisition (R/W) 3/2025 5/2029 Construction (Begin – Open for Use) / Acquisition (CON) 5/2027 5/2029 IV. Project Budget
Capital
Project Budget
Total Amount
- Escalated to
Year of Expenditure (YOE)-
(Thousands)
Environmental Studies & Preliminary Eng (ENV / PE / PA&ED) $660 Design - Plans, Specifications and Estimates (PS&E) $1,766 Right-of-Way Activities /Acquisition (R/W)
Construction / Rolling Stock Acquisition (CON) $25,850
Total Project Budget (in thousands) $28,276
Deliverable Segment Budget (if different from Project budget) Total Amount
- Escalated to
Year of Expenditure (YOE)-
(Thousands)
Environmental Studies & Preliminary Eng (ENV / PE / PA&ED) Design - Plans, Specifications and Estimates (PS&E)
Right-of-Way Activities /Acquisition (R/W)
Construction / Rolling Stock Acquisition (CON)
Total Project Budget (in thousands)
Operating
Total Amount
- Escalated to
Year of Expenditure (YOE)-
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Regional Measure 3 Initial Project Report

(Thousands)
Annual Operating Budget N/A
V. Project Funding
Please provide a detailed funding plan in the Excel portion of the IPR. Use this section for additional detail or narrative as needed and to describe plans for any “To Be Determined” funding sources, including phase and year needed.

VI. Contact/Preparation Information
Contact for Project Sponsor
Name: Carolyn Mamaradlo
Title: Senior Project Manager
Phone: (650) 394-9633
Email: [email protected]
Mailing Address: 1250 San Carlos, San Carlos, CA 94070
Person Preparing Initial Project Report (if different from above) Name: Carolyn Mamaradlo
Title: Senior Project Manager
Phone: (650) 394-9633
Email: [email protected]
Mailing Address: 1250 San Carlos, San Carlos, CA 94070
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Regional Measure 3
Intitial Project Report - Subproject Report
Funding Plan
Project Title:

Subproject Title
Project/Subproject Number: 18.3
Total RM3 Funding: $ 50,000,000
(add rows as necessary)

CAPITAL FUNDING
Funding Source Committed? (Yes/No)
Total Amount
($ thousands)
Amount Expended
($ thousands)
Amount Remaining
($ thousands)
ENV
City of San Mateo Yes $ 105 $ 105
SMCTA Measure A/W Yes $ 555 $ 555
$ -
$ -
$ -
$ -
ENV Subtotal $ 660 $ - $ 660
PSE
City of San Mateo $ 333 $ 333
SMCTA Measure A/W $ 1,433 $ 1,433
$ -
$ -
$ -
$ -
PSE Subtotal $ 1,766 $ - $ 1,766
ROW
$ -
$ -
$ -
$ -
$ -
$ -
ROW Subtotal $ - $ - $ -
CON
SMCTA Measure A/W Yes $ 16,171 $ 16,171
OBAG Yes $ 3,375 $ 3,375
CPFCDS (fed earmark) Yes $ 500 $ 500
RM3 $ 3,000 $ 3,000
$ -
$ -
$ -
$ -
$ -
$ -
CON Subtotal $ 23,046 $ - $ 23,046
Capital Funding Total $ 25,473 $ - $ 25,473
OPERATING FUNDING (Annual)
Funding Source Phase Committed? (Yes/No)
Total Amount
($ thousands)
Operating
Operating Funding Total $ -
Highway 101/State Route 92 Interchange
19th Ave/Fashion Island Blvd Multimodal Improvements Project 225 of 424
Regional Measure 3
Intitial Project Report - Subproject ReportFunding Plan - Deliverable Segment - Fully funded phase or segment of total project Project Title:Subproject TitleProject/Subproject Number: 18.3Total RM3 Funding: $ 50,000,000(add rows as necessary)RM3 Deliverable Segment Funding Plan - Funding by planned year of allocationFunding Source Prior 2024-25 2025-26 2026-27 2027-28 2028-29 2029-30 2030-31 Future
committed
Total Amount
($ thousands)
Amount
Expended
($ thousands)
Amount
Remaining
($ thousands)
CONRM-3 $ 3,000 $ 3,000 $ 3,000
$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - CON Subtotal $ - $ - $ 3,000 $ - $ - $ - $ - $ - $ - $ 3,000 $ - $ 3,000 RM-3 Funding Subtotal $ - $ - $ 3,000 $ - $ - $ - $ - $ - $ - $ 3,000 $ - $ 3,000Capital Funding Total $ - $ - $ 3,000 $ - $ - $ - $ - $ - $ - $ 3,000 $ - $ 3,000 Highway 101/State Route 92 Interchange19th Ave/Fashion Island Blvd Multimodal Improvements Project 226 of 424
Regional Measure 3
Intitial Project Report - Subproject ReportCash Flow Plan Project Title:Subproject TitleProject/Subproject Number: 18.3Total RM3 Funding: $ 50,000,000(please include all planned funding, add rows as necessary)RM3 Cash Flow Plan for Deliverable Segment - Funding by planned year of expenditureFunding Source Prior 2024-25 2025-26 2026-27 2027-28 2028-29 2029-30 2030-31 Future
committed
Total Amount
($ thousands)
ENVRM 3 $ - $ - $ - $ - $ - $ - ENV Subtotal $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - PSERM 3 $ - $ - $ - $ - $ - $ - PSE Subtotal $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - ROWRM 3 $ - $ - $ - $ - $ - $ - ROW Subtotal $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - CONSMCTA Measure A/W $ 4,043 $ 9,703 $ 2,426 $ 16,171OBAG $ 844 $ 2,025 $ 506 $ 3,375CPFCDS (fed earmark) $ 125 $ 300 $ 75 $ 500RM3 $ 750 $ 1,800 $ 450 $ 3,000 $ - $ - $ - $ - $ - $ - $ - CON Subtotal $ - $ - $ - $ 5,762 $ 13,828 $ 3,457 $ - $ - $ - $ 23,046 RM 3 Funding Subtotal $ - $ - $ - $ 4,043 $ 9,703 $ 2,426 $ - $ - $ - $ - Capital Funding Total $ - $ - $ - $ 5,762 $ 13,828 $ 3,457 $ - $ - $ - $ 23,046 Highway 101/State Route 92 Interchange19th Ave/Fashion Island Blvd Multimodal Improvements Project 227 of 424
Regional Measure 3
Intitial Project Report - Subproject Report
Estimated Budget Plan
Project Title:

Subproject Title
Project/Subproject Number: 18.3
Total RM3 Funding: $ 50,000,000

1. Direct Labor of Implementing Agency (specify by name and job function) Estimated Hours Rate/Hour Total Estimated cost Oversight & Admin 0 200
$ -
$ -
$ -
$ -
$ -
Direct Labor Subtotal $ -

2. Overhead and direct benefits (specify) Rate x Base
$ -
0 0
0 0
0 Overhead and Benefit Subtotal $ -

3. Direct Capital Costs (include engineer's estiamte on construction, right-of-way, or vehicle acquisition Unit (if applicable) Cost per unit Total Estimated cost Roadway/Signage/Striping $ 8,628,270
Drainage $ 3,380,940
Signals/Lighting $ 4,838,400
Utilities $ 77,952
General/Demolition $ 5,982,010
Direct Capital Costs Stubtotal $ 22,907,572

4. Consultants (Identify purpose and/or consultant) Total Estimated cost Construction Management 0 200
Constultants Subtotal $ -

5. Other direct costs Total Estimated cost
$ 138,923
Other Direct Costs Subtotal $ 138,923
Total Estimated Costs 23,046,495$
Highway 101/State Route 92 Interchange
19th Ave/Fashion Island Blvd Multimodal Improvements Project Comments:
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Regional Measure 3
Allocation Request
RM3 Project Information
Project Number 18
Project Title Highway 101/State Route 92 Interchange
Project Funding Amount $50 million
Subproject Information (if different from overall RM3 project) Subproject Number 18.3
Subproject Title 19th Ave/Fashion Island Blvd Multimodal Improvements Project Subproject Funding
Amount
$3 million
RM3 Allocation History (Add lines as necessary)
MTC Approval
Date
Amount Phase
#1: NONE
#2
#3
Total: $
Current Allocation Request:

Request submittal date Amount Phase
2/06/2026 $3 million Construction
I. RM3 Allocation Request Information
a. Describe the current status of the project, including any progress since the last allocation request or IPR update, if applicable.
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The project is currently in the process of environmental clearance and design. b. Describe the scope of the allocation request. Provide background and other details as necessary. The scope must be consistent with the RM3 statute. If the scope differs from the most recent IPR for this project, please describe the reason for any changes here; a revised IPR may be necessary.

The allocation request is for the construction phase. The project will provide congestion relief improvements surrounding 19th Ave and Fashion Island Blvd. The project will construct a Class IV separated bikeway along the length of the corridor connecting the Hayward Park Caltrain Station and future proposed SamTrans Mobility Hub at the existing Caltrans Park and Ride lot and optimize signal operations to improve travel flow and increase safety. This project supports the broader goals of the 101/92 Mobility Hub and Smart Corridor Concept Plan. Once completed, it will be one of the City’s first major separated bikeway corridors, offering safe, lowstress travel for all users.

The bikeway improvements are intended to improve conditions and safety near the freeway on- /off-ramps, develop protected intersections, and fill in gaps in the existing bike network.

Additionally, new pedestrian walkways will be installed to fill gaps in the sidewalk network, thereby improving travel times and removing barriers for people walking along the corridor.

These efforts support the multimodal improvement of the corridor, relieving congestion in a key corridor connecting San Mateo and Foster City within the County. c. Deliverable segment budget – please fill out attached Excel file. If the budget differs from the most recent IPR for this project, please describe the reason for any changes here; a revised IPR may be necessary.

N/A
d. Schedule – what is the expected completion date of the phase for this allocation? Describe any significant milestones.

Construction is anticipated to be completed by June 2028. e. If the project received an RM3 Letter of No Prejudice, how much has been spent against the approved RM3 LONP amount? (Note: the scope and RM3 amount for this allocation request should match the approved LONP)
N/A
f. Request Details
Amount being requested $3 million
Project phase being requested Construction
Are there other fund sources involved in this phase? ☒ Yes ☐ No Date of anticipated Implementing Agency Board approval of RM3 Allocation Request resolution for the allocation being requested April 2, 2026 230 of 424
Month/year being requested for MTC commission approval of allocation April 2026
Note: Allocation requests are recommended to be submitted to MTC staff for review sixty (60) days prior to action by the Implementing Agency Board
g. List any other planned bridge toll allocation requests in the next 12 months None
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Regional Measure 3
Allocation RequestFunding Plan - Deliverable Segment - Fully funded phase or segment of total project Project Title:Subproject TitleProject/Subproject Number: 18.3Total RM3 Funding: $ 50,000,000(add rows as necessary)RM3 Deliverable Segment Funding Plan - Funding by planned year of allocationFunding Source Phase Prior 2024-25 2025-26 2026-27 2027-28 2028-29 2029-30 2030-31 Future
committed
Total Amount
($ thousands)
Amount
Expended
($ thousands)
Amount
Remaining
($ thousands)
RM 3 CON $ 3,000 $ 3,000 $ 3,000
CON $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - CON Subtotal $ - $ - $ 3,000 $ - $ - $ - $ - $ - $ - $ 3,000 $ - $ 3,000 RM 3 Funding Subtotal $ - $ - $ 3,000 $ - $ - $ - $ - $ - $ - $ 3,000 $ - $ 3,000Capital Funding Total $ - $ - $ 3,000 $ - $ - $ - $ - $ - $ - $ 3,000 $ - $ 3,000 Highway 101/State Route 92 Interchange19th Ave/Fashion Island Blvd Multimodal Improvements Project 232 of 424
Regional Measure 3
Allocation RequestCash Flow Plan
Project Title:Subproject TitleProject/Subproject Number: 18.3Total RM3 Funding: $ 50,000,000(please include all planned funding, add rows as necessary)Please update the columns below based on your allocation month. The first six months of cash flow are monthly, followed by quarterly, then annually as long as you can reasonably estimate projected expendituresRM3 Cash Flow Plan for Deliverable Segment - Funding by requested expenditure periodFunding Source(s)List all funding sources besides RM3 Phase Prior 2025 Q4
(April - June
2025)
2026 Q1
(July- Sept
2025)
2026 Q2
(Oct - Dec
2025)
2026 Q3
(Jan - March
2026)
2026 Q4
(April - June
2026)
2027 Q1
(July- Sept 2026)
2027 Q2
(Oct - Dec 2026)
2027 Q3
(Jan - March
2027)
2027 Q4
(April - June 2027)
2028 Q1
(July- Sept 2027)
2028 Q2
(Oct - Dec 2027)
2028 Q3
(Jan - March 2028)
2029 Q4
(April - June 2028)
2029 Q1
(July- Sept 2028)
2029 Q2
(Oct - Dec 2028)
2029 Q3
(Jan - March 2028)
Future committed
(if applicable)
Total Amount
($ millions)
Amount Expended
($ millions)
Amount Remaining
($ millions)
RM 3 ENV $ - $ - Other $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - ENV Subtotal $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - RM 3 PSE $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - PSE Subtotal $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - RM 3 ROW $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - ROW Subtotal $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - SMCTA Measure A/W CON $ 4,043 $ 2,426 $ 2,426 $ 2,426 $ 2,426 $ 606 $ 606 $ 606 $ 606 $ 0.016 $ - $ 0.016OBAG CON $ 844 $ 506 $ 506 $ 506 $ 506 $ 127 $ 127 $ 127 $ 127 $ 0.003 $ - $ 0.003CPFCDS (fed earmark) CON $ 125 $ 75 $ 75 $ 75 $ 75 $ 19 $ 19 $ 19 $ 19 $ 0.001 $ - $ 0.001RM3 CON $ 750 $ 450 $ 450 $ 450 $ 450 $ 113 $ 113 $ 113 $ 113 $ 0.003 $ - $ 0.003 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - CON Subtotal $ - $ - $ 5,762 $ 3,457 $ 3,457 $ 3,457 $ 3,457 $ 864 $ 864 $ 864 $ 864 $ 0.02 $ - $ 0.02 RM 3 Funding Subtotal $ - $ $ $ $ $ $ $ - 4,043 2,426 2,426 2,426 2,426 606 $ $ $ $ $ $ 0.02 606 606 606 - -Capital Funding Total $ - $ - $ 5,762 $ 3,457 $ 3,457 $ 3,457 $ 3,457 $ 864 $ 864 $ 864 $ 864 $ 0.02 $ - $ 0.02Notes: RM3 funds should be drawn down approximately propotionately with other funding sources in the same phase. The allocation expiration date will be the end of the final fiscal year in which RM3 funds are planned to be expended for the requested phase.

Highway 101/State Route 92 Interchange19th Ave/Fashion Island Blvd Multimodal Improvements Project 233 of 424
Regional Measure 3
Intitial Project Report - Subproject Report
Estimated Budget Plan
Project Title:

Subproject Title
Project/Subproject Number: 18.3
Total RM3 Funding: $ 50,000,000

1. Direct Labor of Implementing Agency (specify by name and job function) Estimated Hours Rate/Hour Total Estimated cost Oversight & Admin 0 200
$ -
$ -
$ -
$ -
$ -
Direct Labor Subtotal $ -

2. Overhead and direct benefits (specify) Rate x Base
$ -
0 0
0 0
0 Overhead and Benefit Subtotal $ -

3. Direct Capital Costs (include engineer's estiamte on construction, right-of-way, or vehicle acquisition Unit (if applicable) Cost per unit Total Estimated cost Roadway/Signage/Striping $ 8,628,270
Drainage $ 3,380,940
Signals/Lighting $ 4,838,400
Utilities $ 77,952
General/Demolition $ 5,982,010
Direct Capital Costs Stubtotal $ 22,907,572

4. Consultants (Identify purpose and/or consultant) Total Estimated cost Construction Management 0 200
Constultants Subtotal $ -

5. Other direct costs Total Estimated cost
$ 138,923
Other Direct Costs Subtotal $ 138,923
Total Estimated Costs 23,046,495$
Highway 101/State Route 92 Interchange
19th Ave/Fashion Island Blvd Multimodal Improvements Project Comments:
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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 21 Section Name: CONSENT CALENDAR Account Number: 10-4679 File ID: 26-10950 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: March 16, 2026
SUBJECT:

Marina Lagoon Spot Dredging Project, Bid Rejection — Approval RECOMMENDATION:

Adopt a Resolution to reject all bids received for the Marina Lagoon Spot Dredging Project.

BACKGROUND:

The Marina Lagoon Spot Dredging Project (Project) is part of the City's plan to perform maintenance on the City's most prominent flood control and recreational facility. Since its construction in 1964, the Marina Lagoon has accumulated more than 314,190 cubic yards of shoaling (sediment deposition), which has reduced its utility as a flood control and recreational facility. Between 1996 and 2024, the flood storage volume in Marina Lagoon has decreased by 19 acre-ft, with most of this volume being lost beneath the winter flood management operating levels. Only about 12.5% of sediment accumulated over 28 years has impacted active flood storage in the facility. While the City is considering alternatives to perform a medium- to large-scale dredging project to address shoaling, this current Project comprises targeted dredging up to 2,000 cubic yards from areas where stream and stormwater runoff from where Borel Creek (19th Avenue Channel) and Leslie Creek (16th Avenue Channel) flow into Marina Lagoon. This spot dredging effort is expected to improve hydraulic connectivity within Marina Lagoon. Dredging near the outfall of Laurel Creek was originally part of the proposed project but was later deferred for the medium to large-scale project.

On January 4, 2024, the City issued a Request for Proposals for professional design and professional consultant services for the Project. The City awarded the project to Moffatt & Nichol (M&N) on April 1, 2024. M&N subsequently prepared bid documents with an Engineer's Estimate of $1,150,000 for the Project. Due to wet weather-work window constraints, staff proceeded to advertise the Project prior to receiving final approval by the Dredged Material Management Office (DMMO).

In accordance with Municipal Code Section 3.60.030, a competitive public process was used to obtain bids for the Project.

A Notice Inviting Sealed Bids was issued to advertise the Project on June 3, 2025. On the June 25, 2025 bid opening date, only one (1) bid was received from Power Engineering Construction Company (Power) with a bid amount of $1,509,500, which exceeded the Engineer’s Estimate by $359,500. Pursuant to San Mateo Municipal Code Section 3.60.040(a)(4), the City Council, at its discretion, may reject all bids received and authorize the direct negotiation of a contract for the Project, if the Project is not within budget, do the work through City employees, or terminate the Project or purchase.

Given that the bid was greater than the established budget for the Project, staff recommends City Council to reject all bids and authorize the Director of Public Works to directly negotiate a potential contract with Power under which cost reductions could be achieved. The City did not successfully negotiate a contract with Power.

Therefore, in accordance with Municipal Code Section 3.60.030, a competitive public process was used to obtain bids for the Project for a second time. A Notice Inviting Sealed Bids was issued to advertise the Project on January 15, 2026. On the February 17, 2026; the bid opening date, two (2) bids were received from Power and Dixon Marine Services, Inc. (Dixon) 235 of 424

CITY OF SAN MATEO
with bid amounts of $1,496,000 and $1,438,144, respectively.

Upon review of the received bids, city staff found both bids were missing required information or documentation, and therefore both bids were found not responsive.

Staff therefore recommends City Council to reject all bids. Staff plans to re-advertise the project on March 17, 2026, pending Council approval to reject bids. Staff still expects the project to be completed in 2026 within the requirements of existing regulatory permits.

BUDGET IMPACT:

There is no budget impact for the rejection of bids. There are sufficient funds in the Storm System Dredging Project (#468005) and the Wet Weather Preparation Activities Project (#46C006) to fund this work provided that the lowest bid of $1,438,150 was accepted.

ENVIRONMENTAL DETERMINATION:

This Project will be performed pursuant to the terms and conditions of an existing permit with the environmental regulatory agencies for the Marina Lagoon including the San Francisco Bay Regional Water Quality Control Board. On July 7, 2021, the City filed a Notice of Exemption with the Office of Planning and Research and the County Clerk-Recorder for the County of San Mateo (SCH No. 2021070131) for proposed maintenance activities for the Marina Lagoon, effective from 2022 through 2026. These maintenance activities are categorically exempt as existing facilities as they involve negligible or no expansion of existing or former use. (CEQA Guidelines Section 15301.)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Proposed Resolution

STAFF CONTACT
James Yang, Senior Engineer
[email protected]
650-522-7575
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CITY OF SAN MATEO
RESOLUTION NO. ____ (2026)

REJECTING ALL BIDS FOR THE MARINA LAGOON SPOT DREDGING PROJECT WHEREAS, the Marina Lagoon Spot Dredging Project (Project) includes the targeted dredging of up to 2,000 cubic yards from areas where stream and stormwater runoff from where Borel Creek (19th Avenue Channel) and Leslie Creek (16th Avenue Channel) flow into Marina Lagoon; and WHERAS, work began on the design phase of the Project in April 2024; and WHEREAS, the City advertised the Project on January 15, 2026 in accordance with Section 3.60.040 of the Municipal Code; and
WHEREAS, two bids were received and opened on February 17, 2026 and both bids received were found nonresponsive; and
WHEREAS, pursuant to San Mateo Municipal Code section 3.60.040(a)(4), the City Council, at its discretion, may reject all bids received.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY RESOLVES that:

1. This City Council action is exempt from CEQA review, as the targeted dredging of the Marina Lagoon of up to 2,000 cubic yards consists of a minor alteration to land where the maintenance dredging of land, water, and/or vegetation does not involved removal of healthy, mature, and scenic trees. (CEQA Guidelines Section 15304(g).) In addition, the targeted dredging of the Marina Lagoon is exempt from CEQA review as an “existing facility,” because it consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. (CEQA Guidelines Section 15301.)

2. In accordance with the provisions of San Mateo Municipal Code Section 3.60.040(a)(4), all bids for the Marina Lagoon Spot Dredging Project are rejected.
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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 22 Section Name: PUBLIC HEARING Account Number: 21-4678 File ID: 25-10565 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: March 16, 2026
SUBJECT:
2026 Solid Waste Collection Rates — Rate Increase
RECOMMENDATION:

Adopt a Resolution to establish maximum rates for solid waste, recycling, and organics collection for rate year 2026.

BACKGROUND:

The City’s Solid Waste Program (Program) includes waste diversion, compost/recycling education and outreach, special collection events, construction and demolition recycling plan processing, litter reduction programs, illegal dumping abatement, and hazardous waste management, and ensures compliance with all County, regional, State, and Federal regulations. Solid waste, recycling, and organics collection, processing, and disposal services are available to all residents and commercial businesses in the City of San Mateo.

Each year, Council authorizes the solid waste rates to cover the costs of the collection services provided by Recology San Mateo County (Recology); the processing and disposal services provided by South Bayside Industries, Inc. (SBI); the City’s portion of the costs of membership in the joint powers authority, South Bayside Waste Management Authority (RethinkWaste); and the agency fees, which include the City’s solid waste and street sweeping programs, trash capture device maintenance, landfill fee, and franchise fees. The City retains HF&H Consultants (HF&H) to assist in developing a rate structure to fund the cost of solid waste services.

In 2021, the City adopted a long-term plan for incremental adjustment to the residential solid waste rates to bring them into alignment over time with their true cost of service. This is an ongoing effort.

For rate year 2026, the City faces increased costs for collection, processing, and disposal services.

The exclusive franchise agreement between the City and Recology San Mateo County allows for inflationary increases to Recology’s collection expenses: fuel costs, labor costs, vehicle maintenance costs, and other costs. Recology’s annual compensation increases are reviewed and approved by the Board of Directors of RethinkWaste, of which a City Council member sits as a director. The agreement was renewed in 2019 and will expire in 2035. Recology’s collection costs in 2026 increased four percent compared to 2025. After review, the RethinkWaste Board of Directors found the proper inflation factors were used to determine Recology’s allowable compensation for 2026 and the increases were approved.

The processing and disposal services fees set by RethinkWaste are increasing seven percent in 2026. The cost increase is a result of a five-percent increase to the tipping fee rates set by RethinkWaste and increased amounts of material from San Mateo being processed at the Shoreway Facility.
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CITY OF SAN MATEO
For 2026, in addition to collection, processing, and disposal costs and City program fees, solid waste rates include funding $150,000 annually to be set aside in the Solid Waste Fund dedicated to the future purchase of replacement street sweepers.

The 2026 cost increase is also a result of the decision of the City Council last year to defer $331,333 in increased costs from 2025 to 2026, as allowed under the franchise agreement. That decision lowered rates in 2025 but must be accounted for this year.

Maintaining current rates to meet the 2026 projected expenses described above would lead to an anticipated deficit of $1,170,910. Therefore, staff recommends the City Council to authorize raising residential rates by a range of $4.16-$6.50 per month. These increases will result in a projected deficit of $14,137 in 2026. In addition, residential customers subscribing to 96-gallon solid waste carts will meet their cost of service.

Table A summarizes the current 2025 and proposed 2026 residential rates. These rates include collection, processing, and disposal of garbage, recycling, and organics.

Table A – Proposed 2026 Residential Solid Waste Rate Changes Size of
Collection Cart
2025 Current
Monthly Rate
2026 Proposed
Monthly Rate
Monthly
Difference
20-gallon $36.09 $42.09 $6.00
32-gallon $45.93 $52.18 $6.25
64-gallon $72.43 $78.93 $6.50
96-gallon $103.08 $107.24 $4.16
Staff Recommendation:

Based on the above, staff recommends Council authorize the rate increases in Table A to meet the need for commercial and residential rates to meet their cost of service, to judiciously preserve the Solid Waste Fund reserves to blunt the impact of future rate increases as well as the City’s anticipated share of future capital improvements at the Shoreway Environmental Center forecast by RethinkWaste, and to be better prepared for upcoming, anticipated increases from Recology, South Bayside Industries, and RethinkWaste.

Balancing Account:

In accordance with the City’s franchise agreement, Recology maintains a balancing account which tracks the cumulative surplus or deficit between what Recology is owed and what is collected from solid waste rates. The City is charged interest if the cumulative balancing account is a negative balance at the end of any given year. Past City Council direction is to avoid interest charges by keeping the balancing account as low as possible.

In March 2024, the City Council authorized the use of $1.0 million in fund reserves to be remitted to Recology to reduce the balancing account deficit before the year’s end. The payment was made in August 2024 which avoided accruing additional interest on the deficit. In March 2025, the City Council authorized the use of $0.4 million to be remitted to Recology to reduce the balancing account deficit. The payment was made in August 2025 which avoided accruing additional interest on the deficit.

The City’s current long-term plan is to bring residential rates into alignment with their cost of service by the end of the current franchise agreement in 2035. By judiciously using Solid Waste Fund reserves over time to blunt the effect on residential rate payers, this goal is attainable. These funds are derived from rate stabilization fees collected from 2019- 2021 and from City program savings over time.

Council direction has been for all solid waste and street sweeping program savings to be used for rate stabilization. In March 2025, staff reported to Council that $4.4 million was available for stabilization. 239 of 424

CITY OF SAN MATEO
Since then, the City has allocated approximately $630,000 to purchase a new electric street sweeper, the purchase for which was approved by City Council on November 18, 2024, and is considering purchase of a bike lane electric street sweeper which would be of a similar cost. These purchases would reduce the reserve balance to $3.2 million for future rate stabilization. However, with the recommended increases to residential rates, no remittance to Recology is recommended for 2026. City staff will continue to recommend strategic use of Solid Waste Fund reserves to help offset added costs for service and/or partially offset future rate increases as the cost-of-service implementation plan is implemented.

It is important to note that in addition to potential annual contractual inflationary increases, Recology, SBI, and RethinkWaste must meet state regulations such as the move to zero emission vehicles. RethinkWaste is considering necessary capital improvement projects and bond measures, all of which will likely require the City to raise rates in the next few years.

Rate Setting Procedures:

Proposition 218 is a citizen-led initiative constitutional amendment enacted in 1996 and is alternatively known as the “Right to Vote on Taxes Act.” While the courts have not ruled that Proposition 218 applies to solid waste collection rates from a franchise hauler, in an abundance of caution, the City has historically followed the “majority protest” proceedings set forth in Proposition 218.

Accordingly, with the City Council’s approval, a public notification of the proposed maximum increase in solid waste rates was mailed to property owners on January 16, 2026 (Attachment 2). The notification instructed property owners on how to submit a valid written protest. Valid written protests are accepted through the time of this public hearing.

At the end of the public hearing, the City Clerk will tally and report the qualifying written protests and the City Council will certify whether the written protests in opposition to the increase meet or do not meet the majority protest threshold. In accordance with Article XIIID, Section 6, of the California Constitution, a "majority protest" exists if written protests against the proposed fee or charge are presented by a majority of owners of the identified parcels. If a majority protest is not received, the City Council may then authorize the increased rates. If a majority protest is received, the City cannot increase the rates and the rates will remain unchanged.

Assuming a majority protest does not exist, staff recommends Council adopt the Proposed Resolution (Attachment 1) establishing the above-referenced solid waste rates.

BUDGET IMPACT:

If the proposed rate adjustments are authorized, the Solid Waste Fund’s revenues will increase toward alignment with the costs of service.

ENVIRONMENTAL DETERMINATION:

This action by the City in setting the maximum rates to be charged by Recology San Mateo County relates to funding an ongoing solid waste collection service and is not a project subject to CEQA, because it is a government fiscal activity which does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment. (CEQA Guidelines Section 15378(b)(4).)

NOTICE PROVIDED
Notice of the proposed maximum increase in solid waste rates and the March 16, 2026, notice of public hearing were mailed to all property owners and Recology customers on January 16, 2026. This meets the 45-day notification requirement.
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CITY OF SAN MATEO

ATTACHMENTS
Att 1 – Proposed Resolution
Att 2 – Notice of Public Hearing
Att 3 – Public Comment

STAFF CONTACT
Jack Johnson, Waste Management Supervisor
[email protected]
6505227346
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CITY OF SAN MATEO
RESOLUTION NO. __ (2026)
ADOPTING INCREASED MAXIMUM RESIDENTIAL AND COMMERCIAL SOLID WASTE RATES FOR 2026 WHEREAS, the City reviews the rates charged by the City’s franchisee (hereafter “Solid Waste Rates”); and WHEREAS, the purpose of the rate review is to ensure that rates cover the cost of solid waste, recycling, compost collection and disposal, and other fees; and
WHEREAS, the South Bayside Waste Management Association (SBWMA) approved Recology’s Compensation Application for rate year 2026 including a rate increase, incorporated herein by reference; and
WHEREAS, a rate increase for 2026 is proposed in an amount not-to-exceed $6.00 a month for all residential accounts with 20-gallon cart service, not-to-exceed $6.25 a month for all residential accounts with 32-gallon cart service, not-to-exceed $6.50 a month for all residential accounts with 64-gallon cart service, and not-to-exceed $4.16 per month for all residential accounts with 96-gallon cart service; and WHEREAS, while not currently required by law, the City followed the noticing procedure set forth in Article XIII D, Section 6 of the California Constitution (Proposition 218); and WHEREAS, in accordance with Proposition 218, the City Council authorized staff to proceed with noticing and protest proceedings for the proposed rate increase; and WHEREAS, the public was noticed of such proposed Solid Waste Rate increases by a notice mailed to all property owners and rate payers within the City on January 16, 2026; and WHEREAS, a public hearing was held on March 16, 2026; and WHEREAS, it was determined that there was not a majority protest.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY FINDS and RESOLVES that:

1. Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15378(b)(4), this action is not a project under CEQA because the City’s rate setting relates to the funding mechanism of on-going solid waste collection services, which does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment.

2. In accordance with Article XIII D, Section 6 of the California Constitution:
a. The revenues derived from the Solid Waste Rates will not exceed the funds required to provide solid waste services.
b. The revenues derived from the Solid Waste Rates will not be used for any purpose other than solid waste services.
c. The Solid Waste Rate charged will not exceed the cost of solid waste services per parcel. 242 of 424
d. Any surplus monies collected from the solid waste fees will be used to offset future revenue requirements.
e. The Solid Waste Rate is only charged for solid waste services that are currently available. f. The Solid Waste Rate is not charged for general governmental services.

3. Notice of the proposed increase in maximum solid waste collection rates to be charged by the franchisee was mailed to property owners on January 16, 2026.

4. A public hearing was conducted on March 16, 2026, regarding the proposed maximum Solid Waste Rates to be charged by the franchisee and all protests and other comments were considered.

5. The number of written protests by owners of parcels within the City against the increase in maximum rates to be charged by the franchisee was tabulated by the City Clerk and the number of protests fell short of a majority.

6. The City Council approves and adopts the new maximum rates to be charged by the franchisee for the residential and commercial solid waste program, set forth in the attached Exhibit A.

7. The new maximum $6.00 per month increase for Solid Waste Rates to be charged by the City’s franchisee for all residential accounts with 20-gallon cart service shall be effective April 1, 2026.

8. The new maximum $6.25 per month increase for Solid Waste Rates to be charged by the City’s franchisee for all residential accounts with 32-gallon cart service shall be effective April 1, 2026.

9. The new maximum $6.50 per month increase for Solid Waste Rates to be charged by the City’s franchisee for all residential accounts with 64-gallon cart service shall be effective April 1, 2026.

10. The new maximum $4.16 per month increase for Solid Waste Rates to be charged by the City’s franchisee for all residential accounts with 96-gallon cart service shall be effective April 1, 2026.

11. The City Council approves and adopts the new maximum rates to be charged by the franchisee for the residential and commercial solid waste program if required.

12. The new maximum Solid Waste Rates to be charged by the City’s franchisee for residential users shall be effective April 1, 2026.
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EXHIBIT A
City of San Mateo
San Mateo Solid Waste Rates 2026 Residential Carts
Quantity
and Size
Monthly
Total
1 - 20 $42.09
1 - 32 $52.18
1 - 64 $78.93
1 - 96 $107.24
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PROPOSED INCREASE FOR SOLID WASTE/RECYCLING/COMPOST COLLECTION FOR RATE YEAR 2026

NOTICE OF PUBLIC HEARING
March 16, 2026, 7:00 pm City of San Mateo City Council Chambers 330 West 20th Avenue, San Mateo, CA 94403

HOW SOLID WASTE RATES ARE DETERMINED
Solid waste rates include the costs for collection services provided by Recology San Mateo County (Recology), processing and disposal services provided by the South Bayside Waste Management Authority (SBWMA), and City fees that support the City’s sustainability goals and efforts to meet all regulatory compliance mandates. These include the solid waste program, street sweeping, litter and illegal dumping abatement, trash capture device management, and franchise fees. Customer rates are adjusted as required to generate enough revenue to cover the cost of the provided services. These services are available to or provided as a benefit to all City of San Mateo residents and commercial businesses. Recommended rates are reviewed by the RethinkWaste Board of Directors based on a financial evaluation of operating costs and projected revenues. Single family residential bills are based on the size of the solid waste cart and cover the cost of collection, processing, and disposal of solid waste, recycling, and organic material. Commercial and multi-family rates are based on the size of the solid waste container and frequency of collection (e.g., 1 time per week, 2 times per week) and covers the cost of collecting solid waste and recycling.

In addition, commercial and multi-family rates include a charge for organic material collections based on the size and frequency of collection of the organic material container.

The full rate schedule, including all commercial services, is available for review at www.cityofsanmateo.org/ProposedSolidWasteRates or at the City Clerk’s Office at 330 West 20th Avenue, San Mateo.

PROPOSED RATE INCREASES
The proposed change is directly related to the increases to collection, disposal, and processing costs which have caused costs to exceed revenues.

IMPACT OF PROPOSED INCREASE ON SOLID WASTE BILLS
The following table summarizes the rates with proposed increases.

All commercial/multi-family garbage rates will remain flat.

Recology provides additional services upon request that are not included in the City’s solid waste collection rate. Additional services include backyard or distance service, additional carts, and extra on-call pickups of bulk items. The fees for optional services will appear on the customer’s Recology San Mateo County bill as separate line items in addition to the standard cost of collection. A complete list of all the additional services and their 2026 cost is available at www.cityofsanmateo.org/ProposedSolidWasteRates or at the City Clerk’s Office located at 330 W. 20th Avenue, San Mateo.

Residential Garbage Collection (Single family homes are billed quarterly, assuming service 1 time per week)
Size of
Collection Cart
2025 Current
Monthly Rate
Proposed 2026
Monthly Rate
Monthly
Difference
Cart Size Increases
Residential Cart Rates
20-gallon $36.09 $42.09 $6.00
32-gallon $45.93 $52.18 $6.25
64-gallon $72.43 $78.93 $6.50
96-gallon $103.08 $107.24 $4.16
For questions, please call the City of San Mateo, Public Works Department at 650-522-7346.
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Public Works Department
330 City of San Mateo W. 20th Avenue 94403San Mateo, CA The City of San Mateo is currently considering an increase to the charges set by the City and collected by Recology for solid waste/recycling/compost collection and disposal. You are receiving this notice because City records indicate that you are a solid waste customer receiving service in the City.

On March 16, 2026 at 7:00 p.m., or as soon thereafter as the matter may be heard, the San Mateo City Council will holda Public Hearing to accept public input and testimony ona proposed increase on the maximum allowable charge for solid waste/recycling/compost collection and disposal, to be effective April 1, 2026. Any interested person may present verbal or written input to the City Council. Although the City Council will consider all input, State law provides that only the written protests of property owners may be counted to determine whethera majority protest (50% of all parcels +1) to the proposed maximum exists. If, at the conclusion of the public hearing, a majority protest of property owners does not exist, the City Council will consider adoption of the proposed increase in the maximum allowable charges.

SEE REVERSE OFTHIS CARD

FOR IMPORTANT DETAILS

NOTICE OF PUBLIC HEARING
March 16, 2026, 7:00 pm City of San Mateo City Council Chambers 330 West 20th Avenue, San Mateo, CA 94403

NOTICE OF PUBLIC HEARING
March 16, 2026, 7:00 pm
City of San Mateo
City Council Chambers
330 West 20th Avenue,
San Mateo, CA 94403

HOW TO PROTEST THE RATE INCREASE
A property owner or a City solid waste customer may submit a written protest to the proposed increase in maximum rates to be charged by the City’s franchisee by U.S. mail, to be received prior to the meeting date, or hand delivered to the City Clerk, at any time before the end of the public hearing. The City Clerk’s address is: 330 West 20th Avenue, San Mateo, CA 94403. Only one protest per parcel will be counted. Written protest must include the owner or customer’s name, service address,
assessor’s parcel number (the nine-digit number that appears on your property tax statement) and the owner’s or customer’s signature for the property served. While protests may not be submitted by electronic means such as email or texts, as they are not an official rate protest mechanism under Proposition 218, the City values all residential input and will read all correspondence regarding rates.
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1 Alby Calles
From: Mary Williams
Sent: Monday, March 9, 2026 1:36 PM
To: Clerk
Subject: garbage rates, again
Categories: Public Comment Added to SharePoint
Dear Clerk of the City/San Mateo City Council,
I neglected to put my parcel number on my previous email. It is: . I repeat my message below.

I write to object to the proposed increase in the trash rates. I oppose the increase because it is too much money.

I suggest that the City find a new contractor who will charge less. Or, those who have more trash could pay more: I find that I don't even use half of my bins each week. It is outrageous to pay as much as we do now merely for trash pick up (after we sort it for the trash company).

Or just throw it all in the landfill. I am tired of the continual increases in costs. Why does the City Council never act to benefit homeowners in the city?
Sincerely,
Mary Frances Williams, Ph.D.

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256 of 424
Prop 218 Protest Hearing for 2026
Solid Waste Rates
Increase Proposal
March 16, 2026
1 Jack Johnson, Waste Management Supervisor
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Request of City Council
2 • Conduct the 218 Protest Hearing
• If a majority protest does not exist, approve the 2026 solid waste collection rates included in the Prop 218 notice and available on the City’s website
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Annual Rate Review Process
• Council reviews and approves fees
for all solid waste services.
• City follows CA Proposition 218
process.
• Rates must be based on the cost of
service.
3 259 of 424
The Solid Waste Process & What Rates Cover
4 260 of 424
Background
• 2006 progressive “Pay as You Throw” system adopted
• 2016 & 2022 State imposed recycling and organics mandates • Proposition 218 - “...fees and charges must be proportional to the cost of providing the service attributable to the parcel…” • Cost increases in 2026 are lower than those in 2024 and 2025. Yet increases collectively exceed the rate of inflation.
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Review of 2025 Council Direction
• City deferred the portion of Recology increases that exceeded 5% ($331,333) to 2026.
• City used $400,000 from Solid Waste fund to reduce balancing account with Recology.
• City increased Residential rates by $7.50-9.00 per month. • City increased the 20-gallon and 32-gallon rates for both Commercial Solid Waste and Commercial Organic carts.
6 262 of 424
2026 Revenue Requirement
§ Recology collection costs are increasing 4.4% for 2026 § Inflationary increases allowed in the franchise agreement § Additional increases from 2025 cap carry forward amount § Disposal and Processing costs are increasing 7.5%
§ Increase is approximately $785,000 over 2025
§ 5% due to increased Rethink Waste Tipping Fees, 2.5% due to increased disposal volumes
§ City Fees – solid waste program, street sweeping, franchise fees § Increased approximately $625,000 from 2025
§ Suspended annual collection of landfill closure fees and trash capture device funding 7 263 of 424
2026 Revenue Requirement Overview
8 Revenue Increases/
Reserves Required to
Address Shortfall
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2026 Solid
Waste Rate
Realignment
Process
Long Term Plan to Realign Rates to Cost of Service which began in 2021 9 % Variance from COS Rate
2022 2023 2024 2025 2026
0%
50%
100%
150%
200%
250%
% Progress Toward COS Over Time
20-gal 32-gal 64-gal 96-gal
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Recommended Increases Residential Rates and
to Address Cost of Service
10 Note: No increases are proposed for Commercial customers.

SW Cart
Size
Residential
Accounts
Proposed
Rate
$
Change
%
Change
20 Gallon 19.5% 4,061 $42.09 $6.00 16.6%
32 Gallon 55.0% 11,419 $52.18 $6.25 13.6%
64 Gallon 22.1% 4,593 $78.93 $6.50 9.0%
96 Gallon 3.4% 707 $107.24 $4.16 4.0%
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Residential Rate Comparison (20-gallon)
*All current rates reflect
2026 unless noted.

Average excludes
proposed San Mateo rate.
$6.00/month increase
assumed for San Mateo.
11 Foster City
Burlingame
San Carlos
San Mateo (current)
Belmont
San Mateo (proposed)
Redwood City
Unincorporated County
No. Fair Oaks
Menlo Park
West Bay SD
Hillsborough
$ 32.30
$ 34.77
$ 35.16
$36.09
$ 41.03
$ 42.09
$ 44.87
$ 45.62
$ 46.02
$ 50.31
$ 56.43
$ 68.83
Cost of Service = $59.03
*
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Residential Rate Comparison (32-gallon)
12 *All current rates reflect
2026 unless noted.

Average excludes
proposed San Mateo rate.
$6.25/month increase
assumed for San Mateo.

Burlingame
Foster City
San Mateo (current)
No. Fair Oaks
Belmont
San Mateo (proposed)
San Carlos
Unincorporated County
Menlo Park
Redwood City
West Bay SD
Hillsborough
$ 38.62
$ 42.64
$ 45.93
$46.02
$ 48.95
$ 52.18
$ 52.53
$ 54.22
$ 58.64
$ 58.86
$ 63.75
$ 75.15
Cost of Service = $65.81
*
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Residential Rate Comparison (64-gallon)
13 *All current rates reflect
2026 unless noted.

Average excludes
proposed San Mateo rate.
$6.50/month increase
assumed for San Mateo.

Foster City
San Mateo (current)
Menlo Park
Burlingame
No. Fair Oaks
San Mateo (proposed)
Unincorporated County
San Carlos
West Bay SD
Redwood City
Hillsborough
Belmont
$ 70.14
$ 72.43
$ 73.93
$ 77.26
$77.36
$ 78.93
$ 80.00
$ 80.01
$ 82.29
$ 86.20
$ 96.89
$ 97.76
Cost of Service = $87.43
*
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Residential Rate Comparison (96-gallon)
14 *All current rates reflect
2026 unless noted.

Average excludes
proposed San Mateo rate.
$4.16/month increase
assumed for San Mateo.

Menlo Park
Foster City
San Mateo (current)
San Carlos
No. Fair Oaks
West Bay SD
San Mateo (proposed)
Unincorporated County
Redwood City
Burlingame
Hillsborough
Belmont
$ 92.21
$ 97.67
$ 103.08
$ 103.38
$105.26
$ 107.10
$ 107.24
$ 109.27
$ 113.31
$ 114.65
$ 125.28
$ 146.64
Cost of Service = $107.24
*
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Solid Waste Rates - Summary
• Rates must cover the cost of solid waste services
• Rates can not be progressively “pay-as-you-throw”
• Proposed 2026 rates move the City closer to compliance • Additional increases will be needed in future years
• SBWMA Capital Improvements
• Zero Emission Vehicles Infrastructure
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Staff Recommendation
• Staff recommends the following 2026 rates for Residential solid waste subscriptions:
16 SW Cart
Size
Residential
Accounts
Proposed
Rate
$
Change
%
Change
20 Gallon 19.5% 4,061 $42.09 $6.00 16.6%
32 Gallon 55.0% 11,419 $52.18 $6.25 13.6%
64 Gallon 22.1% 4,593 $78.93 $6.50 9.0%
96 Gallon 3.4% 707 $107.24 $4.16 4.0%
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Rate Adoption Timeline
17 12 Jan. 2026
Council approval to mail public notice
16 Jan. 2026
45-day public notice mailing deadline
16 Mar. 2026
City Council Public Hearing
1 Apr. 2026
Rates effective, if adopted
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Request of Council
• Ask clarifying questions
• Conduct the 218 Protest Hearing
• If a majority protest does not exist, approve the 2026 solid waste collection rates included in the Prop 218 notice, the resolution, and available on the City’s website
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www.cityofsanmateo.org/publicworks
Stewards of your infrastructure
330 W. 20th Avenue
San Mateo, CA 94403
650-522-7300
Thank you for your time.

You can reach me at:
[email protected]
(650) 522-7346
19 275 of 424

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 23 Section Name: NEW BUSINESS Account Number: 25-3112 File ID: 26-10907 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: March 16, 2026
SUBJECT:
2025 Annual Progress Reports – Housing Element, General Plan and Housing Successor Agency – Approval RECOMMENDATION:

Approve the Annual Progress Reports and direct the City Manager to submit the 2025 General Plan Annual Progress Report to the Governor's Office of Land Use and Climate Innovation; the 2025 Housing Element Annual Progress Report to the California Department of Housing and Community Development; and the 2025 Housing Successor Agency Annual Report to the California Department of Finance.

BACKGROUND:

Government Code Sections 65400 and 65700 require local planning agencies to submit an Annual Progress Report (APR) on the status of their General Plan and Housing Element implementation to the local legislative body. The APR is then submitted to California Department of Housing and Community Development (HCD) and Governor’s Office of Land Use and Climate Innovation (LUCI; formerly the Office of Policy and Research (OPR)) by April 1st of each year.

California Health and Safety Code Section 34176.1(f) similarly provides for jurisdictions to submit an annual Housing Successor Agency Report by the same deadline to the California Department of Finance (DoF). This report provides details of the housing funds, assets, and activities of the City of San Mateo, which is acting as the Housing Successor Agency of the former Redevelopment Agency of the City of San Mateo.

This agenda report contains the General Plan and Housing Element Annual Progress Reports (Attachments 1 and 2) and Housing Successor Annual Report (Attachment 3) for review and approval by City Council. An overview of each of the three state-mandated reports is provided below.

Housing Element Annual Progress Report Summary
While the Housing Element is a part of the General Plan, the Housing Element APR is subject to additional and specific requirements not applicable to other elements of the General Plan. The Housing Element APR has been prepared pursuant to California Government Code Section 65400 and includes a detailed accounting of all housing projects submitted, reviewed, entitled, and constructed in the City in calendar year 2025. The APR also provides an update on the implementation of each of the Housing Element’s policies and programs to achieve the City’s housing vision and remain in compliance with State law.

The City’s 2023-2031 Housing Element for the sixth housing cycle was originally adopted by the City Council on May 20, 2024 and determined to be in substantial compliance with Housing Element law by HCD on July 23, 2024. On February 23, 2026, the City Council adopted Housing Element Amendments that updated the sites inventory to incorporate new pipeline projects and remove projects that were no longer active, made changes related to the Measure T voter approval and the settlement of a lawsuit, revised the realistic capacity of opportunity sites based on new information, and made 276 of 424

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minor changes to some of the implementation plan action items. HCD found these amendments to be in substantial conformance with State law on December 18, 2025. The City is now awaiting certification from HCD, following the Council adoption in February.

This APR (Attachment 1) is for the third year of the City’s 2023-2031 Housing Element, and it includes the following information that the City has data to report on:
 Information on number of planning applications submitted, as well as those that were approved (Table A)  Information on the annual building activity of new construction including units entitled, permitted, and completed with the types of housing units and affordability level (Table A2)  Progress in meeting the City’s Regional Housing Needs Allocation (RHNA) by income level (Table B)  Progress report on implementation of the Housing Element programs (Attachment 1 - Table D)  Information on locally-owned surplus sites (Table H)
 Information on the City’s local preference policy (Table K)  Historical resources (Table L)
Progress Towards RHNA Targets
The City continued to make meaningful progress towards its RHNA in 2025, including the following achievements:
• 477 9th Ave., a mixed-use project on a former office site that includes 120 rental housing units, with 12 very lowincome BMR units, received its building permit early in 2025 and is currently under construction. • Peninsula Heights, a 290-unit multi-family for-sale housing development on a former office campus site that includes 29 low-income BMR units, to be built in phases, continued to make progress in 2025 by receiving building permits for seven single-family homes (market rate).
• Bay Meadows Mixed-Use Block MU3, which includes a multi-family building with 67 rental units, with seven lowincome BMR units, received its building permit in 2025, but construction has not yet started. • 124 Accessory Dwelling Unit (ADU) applications were submitted and 94 ADU permits issued.

Table 1 below summarizes some of the key data contained in Tables A and A2 regarding housing units and their affordability levels, included in planning applications submitted and approved in 2025, as well as building permits issued and completed/constructed (final inspection or certificate of occupancy). Per HCD definition, planning applications submitted are applications that have been determined to be ‘complete’ by the jurisdiction1. Please note that building permit issuance is the milestone HCD uses to count units towards a jurisdiction’s RHNA progress.

Table 1 - 2025 Housing
Units Summary Table Very Low Low Moderate
Above
Moderate Total Report Table
Planning Applications
Units Submitted 16 2 56 357 431 Table A
Total Units Approved 7 2 4 11 22 Table A2
Building Permits
Permit Issued 21 34 29 207 291 Table A2
Certificate of Occupancy 16 14 26 59 115 Table A2
Table B in the attached APR shows the progress of housing unit production by affordability level as defined by issuance of building permits in 2025 and throughout the 2023-31 Housing Element cycle. Thus far, three years into the housing cycle (2023 thru 2025), 602 units, or 8.6 percent of the City’s allocation for new housing units have received a building permit, as shown in Table 2 below. 2025 remained a challenging environment for new housing construction starts due to the larger nationwide challenges related to securing construction financing and high costs of labor and construction materials 1 A “complete” planning application means that the applicant has submitted all of the materials listed on the planning application list of required submittal materials. A “complete” application may still be under review by City staff, pending processing requirements under State housing law, or awaiting approval.
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statewide, resulting in multiple development projects with housing units that were previously approved not beginning construction this year and/or receiving extensions to their entitlements. However, the City’s current development pipeline continues to grow significantly, particularly following the passage of Measure T and adoption of various state housing laws that streamline the residential development review process and provide developers more assurances for approval. In addition, there are now additional allowances under State Density Bonus Law to increase housing unit production and new exemptions and streamlining provisions to the California Environmental Quality Act (CEQA) through AB 130 and SB 131. As of the end of February 2026, the City’s pipeline projects included 19 active Planning Applications with preliminary or formal applications with over 6,200 total housing units.

Table 2 – RHNA and Housing Construction
Projection
Period
06/30/2022
-
01/30/2023
2023 2024 2025 Total Units Remaining
Total RHNA
% of Total
RHNA
Completed
Total
Housing
Units
49 92 170 291 602 6,415 8.6%
Very LowIncome
Units
1 24 20 21 66 1,711 3.7%
Low Income
Units 13 24 20 34 91 932 8.9%
Moderate
Income
Units
25 20 20 29 94 1,081 8.0%
Above
ModerateIncome
Units
10 24 107 207 351 2,689 11.5%
Accessory Dwelling Units
Following adoption of the City’s ADU Ordinance on March 21, 2022, the City Council directed staff to provide annual updates on the implementation of the Ordinance. Any ADU that meets the standards outlined in the City’s adopted ADU Ordinance is approved ministerially (building permit only). However, to allow for flexibility and creative ADU designs, the City offers a discretionary permit application option through an Accessory Dwelling Unit Discretionary Review (ADUDR) Planning Application process to consider proposals for ADUs that are not in full compliance with the development standards in the ADU Ordinance. It should be noted that the vast majority of ADU proposals conform to these development standards and are processed ministerially (over 300 permits issued), with only 11 being approved utilizing the ADUDR.

The City began processing ADUDR applications after adoption of the ADU Ordinance in 2022, and a total of 19 ADUDR applications have been submitted since then. Of the 19 total applications, six proposed the expansion of an existing structure within a legal non-conforming setback of less than four feet from a property line, seven proposed a second-story balcony, and four proposed a height exceedance. Eleven of the 19 submittals have been approved, one is currently under review, and seven were withdrawn. For each of the withdrawn ADUDR applications, the applicant revised, or communicated intentions to revise, the proposal to conform to ADU development standards and resubmit for a ministerial permit. Currently, per Council direction, ADUDR applications are processed at no additional cost to the applicant. This no cost approach is considered a pilot program, and staff will bring the topic back to Council for review later, likely as part of the fee study that will be initiated later this year.
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The City committed to amending the ADU Ordinance to align it with current State law and to resolve any inconsistencies identified by HCD as part of the implementation plan (Policy H 1.4). HCD has statutory authority to review local agencies’ ADU Ordinances, and as of January 1, 2024, also has authority to enforce all State ADU laws. In October of 2024, the City received a letter from HCD with a review of the City’s ADU Ordinance, identifying areas that required updates or clarification for full compliance with State ADU Law. Staff met with HCD and provided an official response to HCD’s letter in November 2024, with a target to update the ADU Ordinance by the end of 2025. On August 26, 2025, a Planning Commission study session was held to introduce ADU Ordinance updates and receive community and Commission feedback. Following the study session, staff conducted outreach and hosted a virtual workshop on local ADU needs and requirements on September 25, 2025. On December 9, 2025, the Planning Commission held a public hearing to review the draft ADU Ordinance amendments and recommended City Council adoption. On January 26, 2025, the City Council introduced the ADU Ordinance and it was adopted on February 2, 2026. Pursuant to State law, staff submitted the Ordinance to HCD for official review following adoption. As of the date of this report, there have not been any comments from HCD.

In addition to reporting on the number of ADU applications, jurisdictions must also include data in the APR on the affordability of ADUs. In previous years, HCD allowed cities to distribute ADUs into income categories using assumptions based on a statewide survey but had indicated disallowing further use of the data because it was outdated. Beginning in 2025, San Mateo required applicants to complete an ADU rental survey prior to permit issuance for ADUs. The survey was created in a regional partnership with the Association of Bay Area Governments (ABAG) as a tool for participating jurisdictions to track ADU affordability. The data collected from this survey was aggregated by ABAG such that homeowner responses are anonymous. ABAG submitted the results of the rental survey to HCD for review, and HCD determined the previous affordability assumptions for ABAG jurisdictions (30 percent above moderate, 30 percent moderate, 30 percent low, and 10 percent very low) could continue to be used since the results of the recent rental survey were similar to previous surveys.

The City has continued to make meaningful progress in ADU production, with 94 ADU permits issued in 2025. This is well above the annual estimate of 55 building permits for ADUs per the 2023-2031 Housing Element. According to HCD’s statewide APR Dashboard, the City leads the county in terms of ADU permitting. Table 3 highlights the number of ADUs permitted between 2023 and 2025. Since 2023, the City has issued permits for 243 ADUs, which is 55% of the total ADUs assigned by RHNA in the eight-year period for the Sixth Housing Cycle.

Table 3 – ADU Production Summary
2023 2024 2025 Total Units
Total
Remaining
RHNA
% of Total
RHNA
Completed
Total ADUs Permitted 83 66 94 243 197 55%
Very Low-Income Units 25 19 28 72 60 54%
Low Income Units 24 20 29 73 59 55%
Moderate Income Units 25 20 28 73 59 55%
Above ModerateIncome Units 9 7 9 25 19 57%
% of Annual Estimates 150% 120% 170% 147%
SB 9 Projects
Following adoption of the City’s SB 9 Ordinance on October 3, 2022, the City Council directed staff to provide annual updates on the implementation of the Ordinance. SB 9 generally allows the building of up to two primary dwellings on a single-family lot and ADUs and JADU allowed under state law and/or the subdivision of a single-family lot into two lots.

Any development that meets the standards outlined in the City’s adopted SB 9 Ordinance is approved ministerially.

However, to allow for flexibility and creative designs, the City offers a discretionary permit application option through a Single-Family Dwelling Design Review (SFDDR) Planning Application process to consider proposals for dwellings that are not in full compliance with the SB 9 development standards. 279 of 424

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The City began processing SB 9 applications after adoption of the Ordinance in 2022. Since that time, a total of seven SB 9 applications have been submitted. Of the seven applications, three were approved ministerially and four required discretionary review. These discretionary reviews were required to evaluate SB 9 units over 800 square feet in size, which is the maximum unit size that can be proposed under a ministerial SB 9 application. Of these four discretionary reviews, one was approved by the Zoning Administrator and subsequently appealed to the Planning Commission, which upheld the Zoning Administrator approval. The other three discretionary SB 9 applications are currently incomplete, requiring additional review before final action can be taken. An overview of SB9 Discretionary Planning Applications received to-date is provided below in Table 4. All ministerially reviewed applications were approved by the Zoning Administrator.

Table 4 – SB9 Discretionary Planning Applications
Application
#
Year Reason for Design Review Determination
PA-2023-082 2023 SB9 Unit over 800 sq. ft. Approved by ZA, Appealed to PC (appeal denied)
PA-2024-039 2024 SB9 Units over 800 sq. ft. Under Review/Incomplete PA-2025-061 2025 SB 9 Units over 800 sq. ft. Under Review/Incomplete PA-2025-084 2025 SB 9 Units over 800 sq. ft. Under Review/Incomplete Goals, Policies, and Programs
The City has also made progress on implementation of the goals, policies, and programs outlined in the Housing Element.

The following is a list of the significant policies and programs that began or progressed in 2025:
• Tenant Protections/Anti-Displacement (Policies H3.4, H3.6 and H5.4.1) Following community engagement and research on tenant protections and anti-displacement in San Mateo conducted throughout 2024, the City Council held a study session on April 21, 2025. o To implement Policy H3.4, City Council directed staff to develop a policy requiring property owners to provide relocation assistance to tenants with a rental tenure of 11 months or longer in no-fault evictions and, for substantial rehabilitation evictions, provide notification when the remodeled unit becomes available. City Council also directed staff to amend the City’s Tenant Relocation Ordinance (San Mateo Municipal Code 7.50) to strengthen the City’s ability to support tenants displaced from unsafe or substandard units. The ordinances implementing Policy H3.4 were adopted in December 2025. o While not included as a Housing Element policy, City Council directed staff to develop an emergency rental assistance program in response to the finding that the majority of eviction cases in San Mateo are related to nonpayment of rent. The Emergency Rental Assistance Program, which is administered by Samaritan House, was created in July 2025 with an initial fund of $168,000. As part of the recently adopted Housing Element amendments, a policy to recognize this program was added to the Housing Element. o To implement policy H3.6, City directed staff to build on existing City data collection through its Business License Tax to monitor rental rates and evictions citywide, rather than through adoption of a formal rental registry. Staff continues to work on rental data collection through its business tax platform. • Zoning Code Amendment Ordinance – Phase I (several Policies) There were several amendments to the Zoning Code for policy programs that had prescribed actions in the implementation plan targeted for adoption in 2024 and 2025. For efficiency purposes, these proposed code amendments were aggregated into one ordinance for adoption (Phase I), with a second bundled amendments adopted later in 2025 (Phase II). On April 7, 2025, the Council adopted an ordinance that included the following:
o Allowed residential uses as permitted uses in commercial districts and office districts. (Policy H1.7) o Added a definition for single room occupancy (SRO) and amend the Zoning Code to allow SROs in the R4 280 of 424

CITY OF SAN MATEO
District (will also apply to R5, R6 and Downtown Districts with an R overlay). (Policy H1.7) o Eliminated the need for special use permits (SUPs) for multiple-family housing in mixed-use zoning districts. (Policy H1.7)
o Removed Chapter 27.17 (Manufactured Homes) and simplify development standards for manufactured homes on a permanent foundation to be the same as single-family homes. (Policy H1.7) o Removed any prohibitions of accessory dwelling units (ADUs) in zoning districts as a permitted use per State law. (Policy H1.7)
o Added new Zoning Code terms and definitions related to housing and update existing definitions to add clarity and be consistent with State law. (Policies H1.7, H1.13, H1.14, H1.15, H1.16, and H3.7) o Amended the Zoning Code to allow group homes and residential care facilities for people with special needs in all residential zones and only subject to those objective standards that apply to other residential uses of the same type in the same zone in conformance with state law. (Policy 1.13) o Amended the Zoning Code to define and allow farmworker housing within the Agricultural District consistent with state law. (Policy H1.16)
o Modified the “emergency shelter” definition and added development standards to the definition; added new terms and definitions for supportive housing and low-barrier navigation centers; allowed for emergency shelters, supportive housing, and low-barrier navigation centers in certain zoning districts per State law. (Policy 3.7)
o Modified the Powers and Duties of the Zoning Administrator to review and take final action on proposed residential development projects that are consistent with the ODS by increasing the project size threshold from 25 units to 99 units. (Policy H1.6)
Additional Zoning Code amendments will be forthcoming as part of the Comprehensive Zoning Code Update, which is currently underway, or as separate action items as targeted in the implementation plan. • General Plan Implementation (Policy H 1.20)
On April 7, 2025, the Council adopted an ordinance to amend the General Provisions section of the Zoning Code relating to implementation of Measure T and General Plan consistency. The provisions incorporate the uses, densities, intensities, and heights specified in Land Use Element of General Plan 2040 (Measure T) where they may conflict with the existing Zoning Code and establishes the standards in General Plan 2040 as governing until the Comprehensive Zoning Code Update has been completed.
• Zoning Code Amendment Ordinance – Phase II (Policies H1.6 and H1.9) For this bundle of Zoning Code amendments, several chapters of the Zoning Code were amended to implement programs to support the goal of housing production within the Housing Element. On July 28, 2025, the City Council adopted an ordinance that amended and added several sections of the Zoning Code to reduce the development review timeline for housing projects by streamlining the development review process, aligning City requirements with SB 330, and adding certainty in the development application process. The ordinance established an appeals process when a planning application is determined to be ‘incomplete’ subject to the review and determination of the Planning Commission. The ordinance amended a code section to allow the Zoning Administrator to approve up to two extensions to a planning application approval, each for up to two years, in addition to the regular 2.5-year expiration from the approval date. This allows developers to complete the construction of the project as approved, which is also in the City’s interest to satisfy the housing production targets in the Housing Element. An additional measure to streamline the development review process was to change the requirement for City Council approval authority of proposed residential projects only when they exceed the building height limit specified in General Plan 2040 (all other projects are subject to Zoning Administrator or Planning Commission approval per Phase I amendments). Finally, the ordinance established minimum densities for all residential mixed-use development projects that are proposed in the mixed-use land use designations established in General Plan 2040, with slightly higher minimum densities for areas within ½-mile of a Caltrain station. 281 of 424

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• Alternative Affordable Housing Compliance for Housing Development Projects (Policy H1.3) Policy H.1.3 is one of many actions in the Housing Element intended to increase affordable housing production by providing greater flexibility to developers. The City’s Below Market Rate (BMR) Guidelines require 15 percent of total units (base density) in a housing development of 11 or more units to be provided as affordable to lowerincome or moderate-income households, depending on whether the development is rental or for-sale. While the previous BMR Guidelines allowed for an offsite alternative compliance option, it was limited to cases in which building the required affordable units on-site was infeasible, as demonstrated by the applicant with an economic analysis. The BMR Ordinance (San Mateo Municipal Code 27.16.050) and Guidelines were updated on June 16, 2025, to allow for offsite units or a developer-proposed alternative.

General Plan Annual Progress Report Summary
The General Plan is a State-mandated document that sets the framework for the City’s physical, social, and economic development into the future. The City’s General Plan APR (Attachment 2) highlights the accomplishments in 2025 in implementing land use related goals, policies, and actions. Through the accomplishments highlighted in the APR, the City continues to make progress to achieve a healthy economic, social, and physical environment to serve the San Mateo community. The APR includes the following key information:
 Planning activities initiated or completed by the City in 2025;  Highlights of major planning applications approved in 2025;  Building permit and construction status of major development projects; and  Implementation summary of General Plan goals, policies and actions pertaining to land use.

Consistent with General Plan Action LU 15.3, the City is providing population information from the California Department of Finance (DoF). These population estimates are produced annually by DoF to assist local areas in calculating their annual appropriations limit. Changes to the housing stock are used in the preparation of the annual city population estimates.

Additionally, population levels are determined by estimated housing unit occupancy and the average number of persons per household. These estimates are based on data through January 1, 2025. The City's population has increased by 0.1 percent, from 104,221 on January 1, 2024, to 104,315 on January 1, 20253.

Pursuant to General Plan Policies H 1.20, LU 1.2 and LU 1.3 – In November 2024, following the adoption of General Plan 2040, Measure T was approved by the voters to fully allow the heights, densities and intensities permitted in the Land Use Element to be implemented. Measure T allows the City to meet the community’s anticipated housing needs through 2040 as well as housing allocations (RHNAs) the City will be required to plan for by HCD for both current and future housing cycles between now and 2040. The City is working on a Comprehensive Zoning Code Update to implement General Plan 2040 and Measure T.

Pursuant to Action LU 1.10, the City internally tracks nonresidential development and housing units by affordability levels for all major planning applications. This data will be used in the coming years to determine if City plans need to be adjusted or if the city-wide job-housing balance needs to be re-evaluated. Staff is currently working on developing a dashboard to provide public access to this data and anticipates reporting on this action as part of a future year General Plan APR.

Housing Successor Report Summary
The purpose of the Housing Successor Report (Attachment 3) is to provide the governing body of the Housing Successor an annual report on the housing assets and activities of the City of San Mateo acting as the Housing Successor of the former Redevelopment Agency of the City of San Mateo as required by State law for the fiscal year July 1, 2024 to June 30, 2025.

At the end of the FY 24/25 reporting period, the fund balance was $5,448,369. Per State law Section 34176.1(a)(2)(A) of the California Health and Safety Code, up to $500,000 in Low/Moderate Housing Income Asset Funds may be used to 3 State of California, Department of Finance, E-1 Population Estimates for Cities, Counties and the State with Annual Percent Change — January 1, 2024 and 2025. Sacramento, California, May 2025. 282 of 424

CITY OF SAN MATEO
prevent homelessness. In FY 25/26, the City began using Low/Moderate Housing Income Asset funds to support the new Emergency Rental Assistance Program ($168,000) administered by Samaritan House and the City’s Homeless Outreach Team ($190,000), operated out of the Police Department. The HOT was previously funded entirely out of the General Fund.

BUDGET IMPACT:

Staff time to complete this work is fully funded by Community Development’s annual operating budget, utilizing the Advanced Planning Fund, and does not impact the City’s General Fund.

ENVIRONMENTAL DETERMINATION:

This annual report is not a project subject to CEQA, because it can be seen with certainty that it will not cause a physical change in the environment. (Public Resources Code Section 21065.) NOTICE PROVIDED:

All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – 2025 Housing Element Annual Progress Report
Att 2 – 2025 General Plan Annual Progress Report
Att 3 – 2025 Housing Successor Agency Annual Progress Report

STAFF CONTACTS
Rachel Horst, Housing Manager Steve Golden, Principal Planner Somer Smith, Senior Planner [email protected] [email protected] [email protected] (650) 522-7223 (650) 522-7215 (650) 522-7215
283 of 424
Jurisdiction San Mateo
Reporting Year 2025
Housing Element Planning Period 6th Cycle
Current Year
Deed
Restricted
0 Non-Deed
Restricted
0 Deed
Restricted
0 Non-Deed
Restricted
0 Deed
Restricted 12
Non-Deed
Restricted 28
Deed
Restricted
7 Non-Deed
Restricted 29
Deed
Restricted
0 Non-Deed
Restricted 28
187
291
Units by Structure Type Entitled Permitted Completed
Single-family Attached 1 0 0
Single-family Detached 5 10 23
2 to 4 units per structure 9 0 0
5+ units per structure 0 187 27
Accessory Dwelling Unit 9 94 66
Mobile/Manufactured Home 0 0 0
Total 24 291 116
Infill Housing Developments and Infill Units Permitted # of Projects Units 106 291
0 0
14 431
19000
Income Rental Ownership Total
Acutely Low
000
Extremely Low
000
Very Low
000
Low
000
Moderate
000
Above Moderate
000
Total 0 0 0
Streamlining Provisions Used - Permitted Units # of Projects Units SB 9 (2021) - Duplex in SF Zone
00 SB 9 (2021) - Residential Lot Split
00 AB 2011 (2022)
00 SB 6 (2022)
00 SB 423 (2023)
00 Ministerial and Discretionary Applications # of Units Ministerial
11 Discretionary 13 430
Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 3 Number of Units in Applications Submitted Requesting a Density Bonus 412 Number of Projects Permitted with a Density Bonus
8 Number of Units in Projects Permitted with a Density Bonus 127 Housing Element Programs Implemented and Sites Rezoned Count 1190
Total Housing Applications Submitted:

Number of Proposed Units in All Applications Received:

Total Housing Units Approved:

Total Housing Units Disapproved:

Total Units
Housing Applications Summary
Use of SB 423 Streamlining Provisions - Applications
Number of SB 423 Streamlining Applications
Above Moderate
Indicated as Infill
Not Indicated as Infill
Building Permits Issued by Affordability Summary
Income Level
Programs Implemented
Sites Rezoned to Accommodate the RHNA
(Jan. 1 - Dec. 31)
01/31/2023 - 01/31/2031
Units Constructed - SB 423 Streamlining Permits
Number of SB 423 Streamlining Applications Approved
Very Low
Low
Moderate
Acutely Low
Extremely Low
284 of 424
Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining Historic Sites
Application
Status
Project Type Notes
2 3 4 6 7 8 9 10 12 13 14
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
(see
instructions)
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely LowIncome Deed
Restricted
Extremely LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Total

PROPOSED
Units by
Project
Total

APPROVED
Units by
project
Total

DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.

Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Did the
housing
development
application
seek incentives
or concessions
pursuant to
Government
Code section
65915?
Were
incentives or
concessions
requested
pursuant to
Government
Code section
65915
approved?
Please
indicate the
status of the
application.

Is the project
considered a
ministerial
project or
discretionary
project?
Notes
+
Summary Row: Start Data Entry Below 0 0 5 0 10 3 0 3 52 3 355 431 19 0 40083060 831 Monte
Diablo Ave
831 Monte Diablo
Ave., SPAR PA-2024-037 2 to 4 R
3/28/2025
5 5 5 0 NONE No No N/A Approved Discretionary
Consists of three primary dwelling units and two A
33065130 116 S Idaho St 116 S Idaho St.,
SPAR PA-2024-074 2 to 4 R
7/25/2025
1 3 4 4 0 NONE No No N/A Approved Discretionary
Consists of two primary dwellings and two ADUs. A
39294070 3040 Mason Ln 3040 Mason Ln.,
SFDDR PA-2025-046 ADU O
8/19/2025
1 1 1 0 NONE No No N/A Approved Discretionary
A 356 sq. ft. second story addition with an attache
32092120 184 W Poplar
Ave
184 W Poplar Ave.,
SFDDR PA-2024-077 ADU O
3/7/2025
1 1 1 0 NONE No No N/A Approved Discretionary
A 283 sq. ft. second story addition with an attache
42251280 242 Greenfield
Ave
242 Greenfield Ave.,
SFDDR PA-2024-050 ADU O
3/6/2025
1 1 1 0 NONE No No N/A Approved Discretionary
ADU subject to ministerial approval.
32431320 49 De Sabla Rd 49 De Sabla Rd,
SFDDR PA-2024-048 ADU O
1/6/2025
1 1 1 0 NONE No No N/A Approved Discretionary
ADU subject to ministerial approval.
32177160 434 Highland
Ave
434 Highland Ave.,
ADUDR PA-2024-057 ADU R
2/7/2025
1 1 1 0 NONE No No N/A Approved Discretionary
ADU subject to discretionary review due to increas
32214310 236 N
Claremont St
236 N Claremont St.,
ADUDR PA-2024-033 ADU R
3/14/2025
1 1 1 0 NONE No No N/A Approved Discretionary
ADU subject to discretionary review due to a propo
33141040 146 N Grant St 146 N Grant St.,
ADUDR PA-2025-045 ADU R
7/23/2025
1 1 1 0 NONE No No N/A Approved Discretionary
ADU subject to discretionary review due to the pro
035241240
035241250
035241260
1650 S
Amphlett Blvd
1700 S
Amphlett Blvd
1720 S
Amphlett Blvd
1650 S. Amphlett
Blvd. Multi-Family
Development
PA-2025-029
5+ O
11/26/2025
38 218 256 NONE No Yes Yes Pending Discretionary
SPAR for a 256 multifamily development consistin
34093050 230 S El
Camino Real
230 S. El Camino
Real Mixed-Use
Development
PA-2025-038
5+ O
12/24/2025
4 24 28 NONE No Yes Yes Pending Discretionary
SPAR for a 28-unit condominium with a ground-flo
34188140 668 E 3rd Ave Gateway PA-2025-025 5+ R 10/23/2025 10 10 108 128 NONE No Yes Yes Pending Discretionary SPAR for a 128-unit multifamily apartment building 35255010
646 Edna Way
646 Edna Way, SB 9
Two-Unit
Development
PA-2024-030
SFA R
1/29/2025
1 1 1 0 SB 9 (2021) -
Duplex in SF
Zone
No No N/A Approved Ministerial
SB 9 Two-unit Development for an attached, two-s
32431310 57 De Sabla Rd 57 De Sabla Rd.,
SFDDR PA-2024-061 SFD O
6/16/2025
1 1 2 2 0 NONE No No N/A Approved Discretionary
A SUP for the demolition of an existing single-fam
Table A
Cells in grey contain auto-calculation formulas
1 5
Project Identifier Unit Types Density Bonus Law
Applications
11 Housing Development Applications Submitted
Proposed Units - Affordability by Household Incomes
285 of 424
Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Table A2
2 3 5 6 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Summary Row: Start Data Entry Below 0 0 5 0 0 4 0 3 0 4 8 24 0 0 0 0 12 28 7 29 0 28 187 291 31061180 428 MIDWAY AVE 428 Midway Ave.,
SUP + SFDDR PA-2023-070 SFD O 1 7/3/2024
1 1 9/12/2025 1
33314080 926 S FREMONT
ST Unit: B New detached ADU BD-2024-293341 ADU R 0
1 2/11/2025 1
42081050 415 36TH AVE Unit:

B
Conversion ADU BD-2024-292814 ADU R 01 6/17/2025 1
40102070 701 POINSETTIA
AVE Unit: B Conversion ADU BD-2025-300101 ADU R 0
1 10/20/2025 1
33381530 825 VINE CT Unit: B Conversion ADU BD-2024-296077 ADU R 0 1 4/4/2025 1 31051070 531 OCCIDENTAL
AVE Conversion ADU BD-2024-295117 ADU R
0 1 9/2/2025 1
35361120 1776 ADAMS ST Unit: BConversion JADU BD-2024-295398 ADU R 0 1 3/25/2025 1 33195090 104 S NORFOLK
ST Unit: B Conversion ADU BD-2024-296109 ADU R 0
1 9/24/2025 1
33364130 1632 DALE AVE
Unit: B Conversion JADU BD-2025-296890 ADU R 0
1 2/4/2025 1
32073110 70 W POPLAR AVE
Unit: B New detached ADU BD-2024-293232 ADU R 0
1 5/1/2025 1
35271120 1675 TAYLOR ST
Unit: B New detached ADU BD-2024-296470 ADU R 0
1 2/21/2025 1
33321280 909 S GRANT ST
Unit: B Conversion ADU BD-2024-295245 ADU R 0
1 2/11/2025 1
34023140 536 FAIRFAX
AVE Conversion ADU BD-2025-297393 ADU R 0
1 9/23/2025 1
32033150 415 WARREN RD
Unit: B Conversion ADU BD-2025-297593 ADU R 0
1 7/31/2025 1
33181280 28 OTTAWA ST New detached ADU BD-2025-297073 ADU R 0 1 9/23/2025 1 34083030 365 FAIRFAX
AVE Conversion ADU BD-2024-295457 ADU R 0
1 9/19/2025 1
35054030 1306 ABERDEEN
DR Unit: B New detached ADU BD-2025-297139 ADU R 0
1 2/13/2025 1
33181310 40 OTTAWA ST
Unit: B Conversion ADU BD-2025-297439 ADU R 0
1 4/9/2025 1
34276030 958 LAUREL AVE
Unit: B Conversion JADU BD-2024-296513 ADU R 0
1 3/6/2025 1
40124260 3709 PASADENA
DR Unit: B Conversion ADU BD-2025-298043 ADU R 0
1 5/2/2025 1
39293080 3046 DEL RAY ST
Unit: B New detached ADU BD-2025-297460 ADU R 0
1 2/27/2025 1
35255080 24 JODY CT Conversion JADU BD-2025-300721 ADU R 0 1 11/25/2025 1 34071240 480 VIRGINIA AVE
Unit: B Conversion JADU BD-2025-298815 ADU R 0
1 11/18/2025 1
40216020 3956 BRANSON
DR Unit: B Conversion JADU BD-2025-300810 ADU R 0
1 12/11/2025 1
31061180 428 MIDWAY AVE
Unit: B New detached ADU BD-2024-296116 ADU R 0
1 9/12/2025 1
40081160 27 MCLELLAN AVE
Unit: B New detached ADU BD-2024-293529 ADU R 0
1 4/8/2025 1
34104200 527 FORDHAM RD
Unit: B Conversion ADU BD-2025-297123 ADU R 0
1 8/14/2025 1
34063140 540 VIRGINIA AVE
Unit: B Conversion ADU BD-2024-296397 ADU R 0
1 1/22/2025 1
42171720 649 NEWLANDS
AVE Unit: B New attached ADU BD-2025-299607 ADU R 0
1 8/14/2025 1
39131040 483 22ND AVE
Unit: B New detached ADU BD-2024-294265 ADU R 0
1 2/19/2025 1
33313130 944 S ELDORADO
ST Conversion JADU BD-2025-300307 ADU R 0
1 11/21/2025 1
35234030 106 E 20TH AVE
Unit: B Conversion ADU BD-2024-294722 ADU R 0
1 8/1/2025 1
39131180 433 22ND AVE
Unit: B Conversion ADU BD-2025-297670 ADU R 0
1 7/21/2025 1
40083240 32 E HILLSDALE
BLVD Unit: B New detached ADU BD-2024-294138 ADU R 0
1 5/20/2025 1
29313070 943 N IDAHO ST Conversion ADU BD-2024-294078 ADU R 01 6/6/2025 1 42022060
741

LAURELWOOD DR
Unit: B
Conversion ADU BD-2024-294698 ADU R
0 1 1/9/2025 1
42085240 13 MURRAY CT
Unit: B New attached ADU BD-2025-301183 ADU R 0
1 12/16/2025 1
33153080 104 S FREMONT
ST Unit: B Conversion ADU BD-2024-295368 ADU R 0
1 7/10/2025 1
40043210
2237

PORTSMOUTH
WAY Unit: B
New attached ADU BD-2025-297019 ADU R
0 1 5/20/2025 1
35216070 1733 GUM ST Conversion JADU BD-2025-297294 ADU R 0 1 3/13/2025 1 34032090 470 FAIRFAX AVE
Unit: B Conversion ADU BD-2025-297849 ADU R 0
1 4/8/2025 1
40392190 1592 LAGO ST
Unit: 121
Conversion
multifamily ADU BD-2025-297639 ADU R 0
1 5/6/2025 1
40392190 1592 LAGO ST
Unit: 122
Conversion
multifamily ADU BD-2025-297640 ADU R 0
1 5/6/2025 1
40392190 1592 LAGO ST
Unit: 119
Conversion
multifamily ADU BD-2025-297637 ADU R 0
1 5/6/2025 1
40392190 1592 LAGO ST
Unit: 120
Conversion
multifamily ADU BD-2025-297638 ADU R 0
1 5/6/2025 1
40392190 1592 LAGO ST
Unit: 118
Conversion
multifamily ADU BD-2024-295235 ADU R 0
1 5/6/2025 1
40082340 66 MCLELLAN
AVE New detached ADU BD-2025-297050 ADU R 0
1 6/18/2025 1
39191420 2819 SUNSET TER
Unit: B New detached ADU BD-2025-298454 ADU R 0
1 8/26/2025 1
34301060 33 14TH AVE Unit:

B
New detached ADU BD-2025-298656 ADU R 01 12/22/2025 1
39121040 717 CUESTA AVE
Unit: B Conversion ADU BD-2024-296323 ADU R 0
1 2/18/2025 1
35195320 1727 KELLY ST
Unit: B Conversion JADU BD-2025-297413 ADU R 0
1 2/28/2025 1
32214140 221 N DELAWARE
ST Unit: B Conversion ADU BD-2025-299471 ADU R
0 1 9/5/2025 1
34288230 126 12TH AVE Unit:

B
Conversion ADU BD-2025-299212 ADU R 01 7/31/2025 1
33174160 1541 LORRAINE
AVE Unit: B Conversion ADU BD-2025-297589 ADU R 0
1 6/30/2025 1
34282160 1015 PALM AVE
Unit: B Conversion ADU BD-2025-298672 ADU R 0
1 7/15/2025 1
42094010 3900 MARSHALL
AVE Unit: B New attached ADU BD-2025-297763 ADU R 0
1 7/7/2025 1
33352160 1024 PATRICIA
AVE Unit: B New detached ADU BD-2024-294690 ADU R 0
1 1/15/2025 1
32100080 165 W POPLAR
AVE Unit: B Conversion ADU BD-2025-297673 ADU R 0
1 5/20/2025 1
40054330 117 OTAY AVE Conversion JADU BD-2025-297086 ADU R 0 1 7/31/2025 1 35293040 1732 PIERCE ST
Unit: B New attached ADU BD-2024-295730 ADU R 0
1 7/17/2025 1
35355160 2065 FIESTA CT
Unit: B New attached ADU BD-2025-298491 ADU R 0
1 9/10/2025 1
33336060 924 NORTON ST New detached ADU BD-2025-297806 ADU R 01 3/26/2025 1 33152220 101 S FREMONT
ST New detached ADU BD-2024-294982 ADU R 0
1 7/9/2025 1
39397250 137 SYLVAN AVE
Unit: B New detached ADU BD-2025-297566 ADU R 0
1 7/22/2025 1
33241190 1622 DOLAN AVE
Unit: B New detached ADU BD-2025-299375 ADU R 0
1 12/12/2025 1
31061040 425 OCCIDENTAL
AVE Unit: B Conversion ADU BD-2025-299625 ADU R
0 1 12/3/2025 1
39301110 547 29TH AVE Unit:

B
New detached ADU BD-2025-299096 ADU R 01 11/14/2025 1
32022120 400 DORCHESTER
RD Unit: B Conversion ADU BD-2024-296476 ADU R
0 1 9/26/2025 1
Note: "+" indicates an optional field
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits 4 7
286 of 424
Jurisdiction San Mateo
Reporting Year 2025
(Jan. 1 - Dec.
31)
Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
2 3
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Summary Row: Start Data Entry Below
31061180 428 MIDWAY AVE 428 Midway Ave.,
SUP + SFDDR PA-2023-070 SFD O
33314080 926 S FREMONT
ST Unit: B New detached ADU BD-2024-293341 ADU R
42081050 415 36TH AVE Unit:

B
Conversion ADU BD-2024-292814 ADU R
40102070 701 POINSETTIA
AVE Unit: B Conversion ADU BD-2025-300101 ADU R
33381530 825 VINE CT Unit: B Conversion ADU BD-2024-296077 ADU R 31051070 531 OCCIDENTAL
AVE Conversion ADU BD-2024-295117 ADU R
35361120 1776 ADAMS ST Unit: BConversion JADU BD-2024-295398 ADU R 33195090 104 S NORFOLK
ST Unit: B Conversion ADU BD-2024-296109 ADU R
33364130 1632 DALE AVE
Unit: B Conversion JADU BD-2025-296890 ADU R
32073110 70 W POPLAR AVE
Unit: B New detached ADU BD-2024-293232 ADU R
35271120 1675 TAYLOR ST
Unit: B New detached ADU BD-2024-296470 ADU R
33321280 909 S GRANT ST
Unit: B Conversion ADU BD-2024-295245 ADU R
34023140 536 FAIRFAX AVE Conversion ADU BD-2025-297393 ADU R 32033150 415 WARREN RD
Unit: B Conversion ADU BD-2025-297593 ADU R
33181280 28 OTTAWA ST New detached ADU BD-2025-297073 ADU R 34083030 365 FAIRFAX AVE Conversion ADU BD-2024-295457 ADU R 35054030 1306 ABERDEEN
DR Unit: B New detached ADU BD-2025-297139 ADU R
33181310 40 OTTAWA ST
Unit: B Conversion ADU BD-2025-297439 ADU R
34276030 958 LAUREL AVE
Unit: B Conversion JADU BD-2024-296513 ADU R
40124260 3709 PASADENA
DR Unit: B Conversion ADU BD-2025-298043 ADU R
39293080 3046 DEL RAY ST
Unit: B New detached ADU BD-2025-297460 ADU R
35255080 24 JODY CT Conversion JADU BD-2025-300721 ADU R 34071240 480 VIRGINIA AVE
Unit: B Conversion JADU BD-2025-298815 ADU R
40216020 3956 BRANSON
DR Unit: B Conversion JADU BD-2025-300810 ADU R
31061180 428 MIDWAY AVE
Unit: B New detached ADU BD-2024-296116 ADU R
40081160 27 MCLELLAN AVE
Unit: B New detached ADU BD-2024-293529 ADU R
34104200 527 FORDHAM RD
Unit: B Conversion ADU BD-2025-297123 ADU R
34063140 540 VIRGINIA AVE
Unit: B Conversion ADU BD-2024-296397 ADU R
42171720 649 NEWLANDS
AVE Unit: B New attached ADU BD-2025-299607 ADU R
39131040 483 22ND AVE
Unit: B New detached ADU BD-2024-294265 ADU R
33313130 944 S ELDORADO
ST Conversion JADU BD-2025-300307 ADU R
35234030 106 E 20TH AVE
Unit: B Conversion ADU BD-2024-294722 ADU R
39131180 433 22ND AVE
Unit: B Conversion ADU BD-2025-297670 ADU R
40083240 32 E HILLSDALE
BLVD Unit: B New detached ADU BD-2024-294138 ADU R
29313070 943 N IDAHO ST Conversion ADU BD-2024-294078 ADU R 42022060
741

LAURELWOOD DR
Unit: B
Conversion ADU BD-2024-294698 ADU R
42085240 13 MURRAY CT
Unit: B New attached ADU BD-2025-301183 ADU R
33153080 104 S FREMONT
ST Unit: B Conversion ADU BD-2024-295368 ADU R
40043210
2237

PORTSMOUTH
WAY Unit: B
New attached ADU BD-2025-297019 ADU R
35216070 1733 GUM ST Conversion JADU BD-2025-297294 ADU R 34032090 470 FAIRFAX AVE
Unit: B Conversion ADU BD-2025-297849 ADU R
40392190 1592 LAGO ST
Unit: 121
Conversion
multifamily ADU BD-2025-297639 ADU R
40392190 1592 LAGO ST
Unit: 122
Conversion
multifamily ADU BD-2025-297640 ADU R
40392190 1592 LAGO ST
Unit: 119
Conversion
multifamily ADU BD-2025-297637 ADU R
40392190 1592 LAGO ST
Unit: 120
Conversion
multifamily ADU BD-2025-297638 ADU R
40392190 1592 LAGO ST
Unit: 118
Conversion
multifamily ADU BD-2024-295235 ADU R
40082340 66 MCLELLAN AVE New detached ADU BD-2025-297050 ADU R 39191420 2819 SUNSET TER
Unit: B New detached ADU BD-2025-298454 ADU R
34301060 33 14TH AVE Unit:

B
New detached ADU BD-2025-298656 ADU R
39121040 717 CUESTA AVE
Unit: B Conversion ADU BD-2024-296323 ADU R
35195320 1727 KELLY ST
Unit: B Conversion JADU BD-2025-297413 ADU R
32214140 221 N DELAWARE
ST Unit: B Conversion ADU BD-2025-299471 ADU R
34288230 126 12TH AVE Unit:

B
Conversion ADU BD-2025-299212 ADU R
33174160 1541 LORRAINE
AVE Unit: B Conversion ADU BD-2025-297589 ADU R
34282160 1015 PALM AVE
Unit: B Conversion ADU BD-2025-298672 ADU R
42094010 3900 MARSHALL
AVE Unit: B New attached ADU BD-2025-297763 ADU R
33352160 1024 PATRICIA
AVE Unit: B New detached ADU BD-2024-294690 ADU R
32100080 165 W POPLAR
AVE Unit: B Conversion ADU BD-2025-297673 ADU R
40054330 117 OTAY AVE Conversion JADU BD-2025-297086 ADU R 35293040 1732 PIERCE ST
Unit: B New attached ADU BD-2024-295730 ADU R
35355160 2065 FIESTA CT
Unit: B New attached ADU BD-2025-298491 ADU R
33336060 924 NORTON ST New detached ADU BD-2025-297806 ADU R 33152220 101 S FREMONT
ST New detached ADU BD-2024-294982 ADU R
39397250 137 SYLVAN AVE
Unit: B New detached ADU BD-2025-297566 ADU R
33241190 1622 DOLAN AVE
Unit: B New detached ADU BD-2025-299375 ADU R
31061040 425 OCCIDENTAL
AVE Unit: B Conversion ADU BD-2025-299625 ADU R
39301110 547 29TH AVE Unit:

B
New detached ADU BD-2025-299096 ADU R
32022120 400 DORCHESTER
RD Unit: B Conversion ADU BD-2024-296476 ADU R
Project Identifier
1 Unit Types Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms
of readiness
Please select the
state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes
+
0 0 0 0 0 18 0 14 3 25 56 116 9
0 NONE No Y 1 Demolished O
SUP for full demolition
of an existing single
family residence.

SFDDR for new twostory 3,703 sq. ft. single
family residence with a
detached garage and
ADU.
1 7/3/2025 1 NONE No Y ADU Formula 3
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula 1 Demolished O
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
1 9/26/2025 1 NONE No Y ADU Formula
0 NONE No Y ADU Formula
9/22/2025 0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
1 10/3/2025 1 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
1 11/7/2025 1 NONE No Y ADU Formula
0 NONE No Y ADU Formula
1 12/15/2025 1 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
1 8/27/2025 1 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
1 6/2/2025 1 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
1 12/18/2025 1 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
Housing with Financial Assistance
and/or Deed Restrictions Affordability by Household Incomes - Certificates of Occupancy Demolished/Destroyed Units Density Bonus 10 287 of 424
Table A2
2 3 5 6 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits 4 7
33314260 945 S ELDORADO
ST Unit: C New detached ADU BD-2024-292785 ADU R
0 1 6/18/2025 1
34285180 1109 PALM AVE
Unit: B New detached ADU BD-2024-296534 ADU R 0
1 7/9/2025 1
32304240 159 N DELAWARE
ST Unit: B New attached ADU BD-2025-298132 ADU R
0 1 7/17/2025 1
40462260
1156

TANGLEWOOD
WAY Unit: B
New attached ADU BD-2023-291776 ADU R
0 1 1/9/2025 1
33172070
1406 MONTE
DIABLO AVE Unit:

B
Conversion ADU BD-2025-297580 ADU R
0 1 11/12/2025 1
32133310
864 N

CLAREMONT ST
Unit: B
Conversion ADU BD-2024-293209 ADU R
0 1 3/13/2025 1
33242050 1716 DOLAN AVE
Unit: B Conversion ADU BD-2024-295966 ADU R 0
1 3/12/2025 1
33043030 349 N FREMONT
ST Unit: B Conversion ADU BD-2025-299372 ADU R 0
1 11/12/2025 1
40217190 3985 BRANSON
DR Unit: B New detached ADU BD-2024-294652 ADU R 0
1 9/26/2025 1
33072170 22 SERRA CT Unit:

B
New detached ADU BD-2024-294733 ADU R 01 8/19/2025 1
35021140 982 E GRANT PL
Unit: B New attached ADU BD-2025-297726 ADU R 0
1 8/14/2025 1
39321160 414 29TH AVE Unit:

B
New detached ADU BD-2024-295670 ADU R 01 8/18/2025 1
39051350 2033 STRATFORD
WAY Unit: B New detached ADU BD-2025-297230 ADU R
0 1 12/4/2025 1
32092110 180 W POPLAR
AVE Unit: B New detached ADU BD-2024-294559 ADU R 0
1 2/19/2025 1
34372020 311 HOBART AVE
Unit: B New detached ADU BD-2024-295078 ADU R 0
1 4/4/2025 1
33125010 43 N IDAHO ST
Unit: B
Conversion
multifamily ADU BD-2025-298464 ADU R 0
1 12/5/2025 1
34302030 10 14TH AVE Unit:

B
New detached ADU BD-2025-296777 ADU R 01 8/15/2025 1
34033120 300 HARVARD RD
Unit: B New attached ADU BD-2025-298830 ADU R 0
1 11/13/2025 1
40025060 2258 SALISBURY
WAY Unit: B New detached ADU BD-2025-298617 ADU R 0
1 11/17/2025 1
32177160 434 HIGHLAND
AVE Unit: B Converison ADU BD-2025-299501 ADU R 1 2/20/2025 1 1 11/19/2025 1
32073130 412 HURLINGHAM
AVE Unit: B New detached ADU BD-2025-297197 ADU R
0 1 6/23/2025 1
40226020 605 E 40TH AVE
Unit: B Conversion JADU BD-2024-295444 ADU R 0
1 1/29/2025 1
32092120 184 W POPLAR
AVE Unit: B New attached ADU PA-2024-077BD-2025-299697 ADU R 0 1 9/19/2025 1
34041010 841 PARROTT DR
Unit: B New detached ADU BD-2024-294851 ADU R 0
1 3/24/2025 1
39344020 2617 ISABELLE
AVE Unit: B Conversion ADU BD-2025-299075 ADU R 0
1 11/12/2025 1
39154130 2301 FLORES ST
Unit: 8B
Conversion
multifamily ADU BD-2024-295482 ADU R 0
1 9/23/2025 1
34373140 236 BARNESON
AVE Unit: B New detached ADU BD-2025-298404 ADU R 0
1 9/9/2025 1
33211140 1621 CYPRESS
AVE
Legalize detached
ADU (280 SF) BD-2022-284258 ADU R 0
1 2/26/2024 1
33271180 1717 SHOREVIEW
AVE
New detached ADU
(495 sf, HCD
approved and
inspected Factory
Built Housing)
BD-2023-292176 ADU R
0 1 5/7/2024 1
35195200 1752 ROBERTA
DR Unit: B
New detached ADU
(348 SF) BD-2023-291898 ADU R 0
1 8/14/2024 1
35218140 1731 IVY ST Unit: B New detached ADU
(575 SF) BD-2024-293370 ADU R 0
1 8/2/2024 1
35133050
1520 DIX ST Unit:

B

SAN MATEO, CA
94401--363
New detached ADU BD-2022-286947 ADU R
0 1 3/10/2023 1
32063300 36 CLARK DR New SFD bd2014251332 SFD O 0 1 2/3/2016 1 33292120
888 S FREMONT
ST

SAN MATEO, CA
94402--142
New detached ADU BD-2022-286306 ADU R
0 1 4/20/2023 1
32115230
844 JEFFERSON
CT

SAN MATEO, CA
94401--220
Demolish (E) SFD
and construction new
SFD (2,995 SF with
508 SF two-car
attached garage)
BD-2023-289890
PA-2022-093 SFD O
0 1 12/11/2023 1
35079140 702 E 16TH AVE
Unit: B New detached ADU BD-2023-290751 ADU R 0
1 4/12/2024 1
41641010 13 LAKEWOOD
CIR New detached ADU BD-2019-273737 ADU R 0
1 8/2/2021 1
34033100
415 FAIRFAX AVE
Unit: B

SAN MATEO, CA
94402--220
New attached ADU
BD-2023-290757,
PA-2021-066, PA2022-039ADU R
0 1 8/31/2023 1
32305240 154 N DELAWARE
ST Unit: B
Convert (e) detached
garage to ADU (716
SF)
BD-2024-294642 ADU R
0 1 7/17/2024 1
32084020 615 HURLINGHAM
AVE
615 Hurlingham Ave.,
SUP + SFDDR +
SPAR
PA-2023-052
BD-2024-292958 SFD O
0 1 6/14/2024 1
39343190
252 DELMAR WAY

SAN MATEO, CA
94403--231
New detached ADU
(238 SF) BD-2023-288448 ADU R
0 1 11/29/2023 1
42085290 310 W 39TH AVE
Demolish (e) SFD
and construct new
detached two-story
SFD (2,858 SF - Lot
2)
Lot 1 under BD-2023-
288091
BD-2023-288091
PA-2021-078 SFD O
0 1 8/28/2023 1
34294120 125 15TH AVE
New SFD and
conversion of existing
detached garage to
ADU (781 SF)
BD-2023-289511
PA-2021-049 SFD O
0 1 1 4/5/2024 2
42085290
312 W 39TH AVE

SAN MATEO, CA
94403--433
Demolish (e) SFD
and construct new
detached two-story
SFD (2,865 SF - Lot
1)
Lot 2 under BD-2023-
288093
BD-2023-288091
PA-2021-078 SFD O
0 1 11/16/2023 1
32031020
747 COSTA RICA
AVE Unit: B

SAN MATEO, CA
94402--101
Convert detached
accessory structure
to ADU with additions
BD-2023-289114 ADU R
0 1 8/10/2023 1
32042220 401 DORCHESTER
RD Unit: B New detached ADU BD-2023-289549 ADU R
0 1 5/15/2024 1
42085290 312 W 39TH AVE
Demolish (e) SFD
and construct new
detached two-story
SFD (2,858 SF - Lot
2)
Lot 1 under BD-2023-
288091
BD-2023-288093
PA-2021-078 SFD O
0 1 11/16/2023 1
288 of 424
2 3
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Summary Row: Start Data Entry Below
Project Identifier
1 Unit Types
33314260 945 S ELDORADO
ST Unit: C New detached ADU BD-2024-292785 ADU R
34285180 1109 PALM AVE
Unit: B New detached ADU BD-2024-296534 ADU R
32304240 159 N DELAWARE
ST Unit: B New attached ADU BD-2025-298132 ADU R
40462260
1156

TANGLEWOOD
WAY Unit: B
New attached ADU BD-2023-291776 ADU R
33172070
1406 MONTE
DIABLO AVE Unit:

B
Conversion ADU BD-2025-297580 ADU R
32133310
864 N

CLAREMONT ST
Unit: B
Conversion ADU BD-2024-293209 ADU R
33242050 1716 DOLAN AVE
Unit: B Conversion ADU BD-2024-295966 ADU R
33043030 349 N FREMONT
ST Unit: B Conversion ADU BD-2025-299372 ADU R
40217190 3985 BRANSON
DR Unit: B New detached ADU BD-2024-294652 ADU R
33072170 22 SERRA CT Unit:

B
New detached ADU BD-2024-294733 ADU R
35021140 982 E GRANT PL
Unit: B New attached ADU BD-2025-297726 ADU R
39321160 414 29TH AVE Unit:

B
New detached ADU BD-2024-295670 ADU R
39051350 2033 STRATFORD
WAY Unit: B New detached ADU BD-2025-297230 ADU R
32092110 180 W POPLAR
AVE Unit: B New detached ADU BD-2024-294559 ADU R
34372020 311 HOBART AVE
Unit: B New detached ADU BD-2024-295078 ADU R
33125010 43 N IDAHO ST
Unit: B
Conversion
multifamily ADU BD-2025-298464 ADU R
34302030 10 14TH AVE Unit:

B
New detached ADU BD-2025-296777 ADU R
34033120 300 HARVARD RD
Unit: B New attached ADU BD-2025-298830 ADU R
40025060 2258 SALISBURY
WAY Unit: B New detached ADU BD-2025-298617 ADU R
32177160 434 HIGHLAND
AVE Unit: B Converison ADU BD-2025-299501 ADU R
32073130 412 HURLINGHAM
AVE Unit: B New detached ADU BD-2025-297197 ADU R
40226020 605 E 40TH AVE
Unit: B Conversion JADU BD-2024-295444 ADU R
32092120 184 W POPLAR
AVE Unit: B New attached ADU PA-2024-077BD-2025-299697 ADU R 34041010 841 PARROTT DR
Unit: B New detached ADU BD-2024-294851 ADU R
39344020 2617 ISABELLE
AVE Unit: B Conversion ADU BD-2025-299075 ADU R
39154130 2301 FLORES ST
Unit: 8B
Conversion
multifamily ADU BD-2024-295482 ADU R
34373140 236 BARNESON
AVE Unit: B New detached ADU BD-2025-298404 ADU R
33211140 1621 CYPRESS
AVE
Legalize detached
ADU (280 SF) BD-2022-284258 ADU R
33271180 1717 SHOREVIEW
AVE
New detached ADU
(495 sf, HCD
approved and
inspected Factory
Built Housing)
BD-2023-292176 ADU R
35195200 1752 ROBERTA
DR Unit: B
New detached ADU
(348 SF) BD-2023-291898 ADU R
35218140 1731 IVY ST Unit:

B
New detached ADU
(575 SF) BD-2024-293370 ADU R
35133050
1520 DIX ST Unit:

B

SAN MATEO, CA
94401--363
New detached ADU BD-2022-286947 ADU R
32063300 36 CLARK DR New SFD bd2014251332 SFD O
33292120
888 S FREMONT
ST

SAN MATEO, CA
94402--142
New detached ADU BD-2022-286306 ADU R
32115230
844 JEFFERSON
CT

SAN MATEO, CA
94401--220
Demolish (E) SFD
and construction new
SFD (2,995 SF with
508 SF two-car
attached garage)
BD-2023-289890
PA-2022-093 SFD O
35079140 702 E 16TH AVE
Unit: B New detached ADU BD-2023-290751 ADU R
41641010 13 LAKEWOOD
CIR New detached ADU BD-2019-273737 ADU R
34033100
415 FAIRFAX AVE
Unit: B

SAN MATEO, CA
94402--220
New attached ADU
BD-2023-290757,
PA-2021-066, PA2022-039ADU R
32305240 154 N DELAWARE
ST Unit: B
Convert (e) detached
garage to ADU (716
SF)
BD-2024-294642 ADU R
32084020 615 HURLINGHAM
AVE
615 Hurlingham Ave.,
SUP + SFDDR +
SPAR
PA-2023-052
BD-2024-292958 SFD O
39343190
252 DELMAR WAY

SAN MATEO, CA
94403--231
New detached ADU
(238 SF) BD-2023-288448 ADU R
42085290 310 W 39TH AVE
Demolish (e) SFD
and construct new
detached two-story
SFD (2,858 SF - Lot
2)
Lot 1 under BD-2023-
288091
BD-2023-288091
PA-2021-078 SFD O
34294120 125 15TH AVE
New SFD and
conversion of existing
detached garage to
ADU (781 SF)
BD-2023-289511
PA-2021-049 SFD O
42085290
312 W 39TH AVE

SAN MATEO, CA
94403--433
Demolish (e) SFD
and construct new
detached two-story
SFD (2,865 SF - Lot
1)
Lot 2 under BD-2023-
288093
BD-2023-288091
PA-2021-078 SFD O
32031020
747 COSTA RICA
AVE Unit: B

SAN MATEO, CA
94402--101
Convert detached
accessory structure
to ADU with additions
BD-2023-289114 ADU R
32042220 401 DORCHESTER
RD Unit: B New detached ADU BD-2023-289549 ADU R
42085290 312 W 39TH AVE
Demolish (e) SFD
and construct new
detached two-story
SFD (2,858 SF - Lot
2)
Lot 1 under BD-2023-
288091
BD-2023-288093
PA-2021-078 SFD O
Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms
of readiness
Please select the
state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes
+
Housing with Financial Assistance
and/or Deed Restrictions Affordability by Household Incomes - Certificates of Occupancy Demolished/Destroyed Units Density Bonus 10 0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
1 12/3/2025 1 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
Subject to discretionary
review due to increase
in plate height for a
conversion of a
detached garage with
<4 ft setbacks
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
1 4/18/2025 1 NONE No Y ADU Formula
1 1/13/2025 1 NONE No Y ADU Formula
1 1/21/2025 1 NONE No Y ADU Formula
1 5/30/2025 1 NONE No Y ADU Formula
1 8/1/2025 1 NONE No Y ADU Formula
1 5/27/2025 1 NONE No Y ADU Formula 1 Demolished O
1 6/11/2025 1 NONE No Y ADU Formula
1 6/12/2025 1 NONE No Y 1 Demolished O
1 5/2/2025 1 NONE No Y ADU Formula
1 11/5/2025 1 NONE No Y ADU Formula
1 10/9/2025 1 NONE No Y ADU Formula
1 11/18/2025 1 NONE No Y ADU Formula
1 9/4/2025 1 NONE No Y 1 Demolished O
1 7/16/2025 1 NONE No Y ADU Formula
1 6/5/2025 1 NONE No Y
1 1 7/22/2025 2 NONE No Y ADU Formula 1 Demolished O
1 8/26/2025 1 NONE No Y
1 6/10/2025 1 NONE No Y ADU Formula
1 5/30/2025 1 NONE No Y ADU Formula
1 6/5/2025 1 NONE No Y 1 Demolished O
289 of 424
Table A2
2 3 5 6 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits 4 7
41650280 2460 WILLOW
WAY Unit: 28 New detached SFD BD-2025-297247PA-2020-012 SFD O 0 1 4/1/2025 1
41650290 2324 RED OAK CT
Unit: 29 New detached SFD BD-2025-297240PA-2020-012 SFD O 0 1 4/1/2025 1
41650270 2464 WILLOW
WAY Unit: 27 New detached SFD BD-2025-297245PA-2020-012 SFD O 0 1 4/1/2025 1
41650300 2322 RED OAK CT
Unit: 30 New detached SFD BD-2025-297242PA-2020-012 SFD O 0 1 4/1/2025 1
41650240 2724 TIBURON ST
Unit: 24 New detached SFD BD-2025-297842PA-2020-012 SFD O 0 1 4/24/2025 1
290 of 424
2 3
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Summary Row: Start Data Entry Below
Project Identifier
1 Unit Types
41650280 2460 WILLOW
WAY Unit: 28 New detached SFD BD-2025-297247PA-2020-012 SFD O 41650290 2324 RED OAK CT
Unit: 29 New detached SFD BD-2025-297240PA-2020-012 SFD O 41650270 2464 WILLOW
WAY Unit: 27 New detached SFD BD-2025-297245PA-2020-012 SFD O 41650300 2322 RED OAK CT
Unit: 30 New detached SFD BD-2025-297242PA-2020-012 SFD O 41650240 2724 TIBURON ST
Unit: 24 New detached SFD BD-2025-297842PA-2020-012 SFD O Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms
of readiness
Please select the
state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes
+
Housing with Financial Assistance
and/or Deed Restrictions Affordability by Household Incomes - Certificates of Occupancy Demolished/Destroyed Units Density Bonus 10 1 12/3/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 12/2/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 12/3/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 12/2/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
0 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
291 of 424
Table A2
2 3 5 6 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits 4 7
41650260 2740 TIBURON ST
Unit: 26 New detached SFD BD-2025-297847PA-2020-012 SFD O 0 1 4/24/2025 1
41650250 2730 TIBURON ST
Unit: 25 New detached SFD BD-2025-297846PA-2020-012 SFD O 0 1 4/24/2025 1
40031230 2800 W KYNE ST New multifamily
apartment
BD-2022-287355
PA-2020-012 5+ R 7 60 6/22/2021 67 7 60 10/30/2025 67
34294080 141 15TH AVE New SFD BD-2024-293692
PA-2020-012 SFD O 0
1 2/12/2025 1
33281130 477 9TH AVE Unit:
101
477 9th Ave., SUP +
SPAR + SDPA PA-2022-047 5+ R 12 108 2/20/2024
120
12 108 2/27/2025 120
32083230 150 SYCAMORE
AVE
150 Sycamore Ave.,
SUP + SFDDR PA-2023-055 SFD O 1 9/18/2024
1 1 6/18/2025 1
41650350 2300 RED OAK CT
Unit: 35 New detached SFD BD-2024-295833PA-2020-012 SFD O 0 1 11/25/2024 1
292 of 424
2 3
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Summary Row: Start Data Entry Below
Project Identifier
1 Unit Types
41650260 2740 TIBURON ST
Unit: 26 New detached SFD BD-2025-297847PA-2020-012 SFD O 41650250 2730 TIBURON ST
Unit: 25 New detached SFD BD-2025-297846PA-2020-012 SFD O 40031230 2800 W KYNE ST New multifamily
apartment
BD-2022-287355
PA-2020-012 5+ R
34294080 141 15TH AVE New SFD BD-2024-293692
PA-2020-012 SFD O
33281130 477 9TH AVE Unit:
101
477 9th Ave., SUP +
SPAR + SDPA PA-2022-047 5+ R
32083230 150 SYCAMORE
AVE
150 Sycamore Ave.,
SUP + SFDDR PA-2023-055 SFD O
41650350 2300 RED OAK CT
Unit: 35 New detached SFD BD-2024-295833PA-2020-012 SFD O Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms
of readiness
Please select the
state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes
+
Housing with Financial Assistance
and/or Deed Restrictions Affordability by Household Incomes - Certificates of Occupancy Demolished/Destroyed Units Density Bonus 10 0 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
0 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
0 NONE No Y INC 1000
0 NONE No Y 1 Demolished O
0 NONE No Y DB, INC 1000 0 50.0%
3 Development
Standards
Modification
No
SPAR to demolish the
existing one-story office
building to construct a
new five-story mixeduse building with 120
residential units (rental)
and 29,207 GSF of
office uses. SUP to
allow residential uses in
the E2 zoning district.

SDPA for major tree
removal. Project
includes requests
pursuant to State
Density Bonus and is
subject to Housing
Accountability Act.

Project received 2
concessions/1 waiver: to
reduce the at-grade
open space requirement
from 20 percent to 16
percent; to increase the
maximum number of
compact stalls from 40
percent to 50 percent of
the total parking stalls
provided; and to
increase the Floor Area
Ratio maximum from 2.0
to 3.0 to allow for
additional residential
square footage due to
0 NONE No Y 1 Demolished O
1 9/18/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
293 of 424
Table A2
2 3 5 6 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits 4 7
41650340 2302 RED OAK CT
Unit: 34 New detached SFD BD-2024-295832PA-2020-012 SFD O 0 1 11/25/2024 1
41650330 2304 RED OAK CT
Unit: 33 New detached SFD BD-2024-295831PA-2020-012 SFD O 0 1 11/25/2024 1
41650320 2308 RED OAK CT
Unit: 32 New detached SFD BD-2024-295830PA-2020-012 SFD O 0 1 11/25/2024 1
41650310 2312 RED OAK CT
Unit: 31 New detached SFD BD-2024-295829PA-2020-012 SFD O 0 1 11/25/2024 1
41650500
2429 WILLOW
WAY Unit: BLDG
I
New stacked
condominiums
BD-2024-293599
PA-2020-012 5+ O
0 3 9 5/17/2024 12
294 of 424
2 3
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Summary Row: Start Data Entry Below
Project Identifier
1 Unit Types
41650340 2302 RED OAK CT
Unit: 34 New detached SFD BD-2024-295832PA-2020-012 SFD O 41650330 2304 RED OAK CT
Unit: 33 New detached SFD BD-2024-295831PA-2020-012 SFD O 41650320 2308 RED OAK CT
Unit: 32 New detached SFD BD-2024-295830PA-2020-012 SFD O 41650310 2312 RED OAK CT
Unit: 31 New detached SFD BD-2024-295829PA-2020-012 SFD O 41650500
2429 WILLOW
WAY Unit: BLDG
I
New stacked
condominiums
BD-2024-293599
PA-2020-012 5+ O
Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms
of readiness
Please select the
state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes
+
Housing with Financial Assistance
and/or Deed Restrictions Affordability by Household Incomes - Certificates of Occupancy Demolished/Destroyed Units Density Bonus 10 1 9/18/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 10/6/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 9/24/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 10/7/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
3 9 10/10/2025 12 NONE No Y DB, INC 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
295 of 424
Table A2
2 3 5 6 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits 4 7
41650510 2448 WILLOW
WAY Unit: BLDG K New attached SFAs BD-2024-293600PA-2020-012 5+ O 0 9 5/24/2024 9
41650360 2500 SAGE ST
Unit: 36 New detached SFD BD-2024-293602PA-2020-012 SFD O 0 1 5/20/2024 1
41650370 2502 SAGE ST
Unit: 37 New detached SFD BD-2024-293596PA-2020-012 SFD O 0 1 5/20/2024 1
41650380 2504 SAGE ST
Unit: 38 New detached SFD BD-2024-293597PA-2020-012 SFD O 0 1 5/20/2024 1
41650390 2506 SAGE ST
Unit: 39 New detached SFD BD-2024-293598PA-2020-012 SFD O 0 1 5/20/2024 1
296 of 424
2 3
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Summary Row: Start Data Entry Below
Project Identifier
1 Unit Types
41650510
2448 WILLOW
WAY Unit: BLDG
K
New attached SFAs BD-2024-293600
PA-2020-012 5+ O
41650360 2500 SAGE ST
Unit: 36 New detached SFD BD-2024-293602PA-2020-012 SFD O 41650370 2502 SAGE ST
Unit: 37 New detached SFD BD-2024-293596PA-2020-012 SFD O 41650380 2504 SAGE ST
Unit: 38 New detached SFD BD-2024-293597PA-2020-012 SFD O 41650390 2506 SAGE ST
Unit: 39 New detached SFD BD-2024-293598PA-2020-012 SFD O Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms
of readiness
Please select the
state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes
+
Housing with Financial Assistance
and/or Deed Restrictions Affordability by Household Incomes - Certificates of Occupancy Demolished/Destroyed Units Density Bonus 10 9 9/11/2025 9 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 12/17/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 3/12/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 3/25/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 3/25/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
297 of 424
Table A2
2 3 5 6 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits 4 7
41650400 2508 SAGE ST
Unit: 40 New detached SFD BD-2024-293511PA-2020-012 SFD O 0 1 5/20/2024 1
41650410 2512 SAGE ST
Unit: 41 New detached SFD BD-2024-293513PA-2020-012 SFD O 0 1 5/20/2024 1
41650490 2517 SAGE ST
Unit: BLDG L New attached SFAs BD-2024-293117PA-2020-012 5+ O 0 6 5/2/2024 6
42171370 653 NEWLANDS
AVE ADU - Detached BD-2020-278018 ADU R 0
1 3/8/2021 1
42262010 4321 EDISON ST ADU - Attached BD-2019-271675 ADU R 0 1 3/17/2021 1 42224020 279 41ST AVE Convert portion of
SFD to ADU BD-2022-284321 ADU R 0
1 6/15/2022 1
42212100 304 LA CASA AVE Convert portion of
SFD to ADU BD-2022-284233 ADU R 0
1 7/27/2022 1
42171310 608 HIGHVIEW CT
Unit:B
Addition to SFD for
attached ADU BD-2021-283136 ADU R 0
1 9/20/2022 1
34274090
913 PALM AVE

SAN MATEO, CA
94401--421
Convert portions of
SFD to JADU.

Convert existing
detached garage to
ADU.

BD-2022-284248 ADU R
0 2 1/25/2023 2
34352300 1403 YEW ST Unit:

B
Convert attached
garage to JADU BD-2023-288339 ADU R 0
1 3/9/2023 1
34304060
30 16TH AVE Unit:

B

SAN MATEO, CA
94402--241
New detached ADU
above new garage
(750 SF)
BD-2023-289304 ADU R
0 1 5/19/2023 1
33202160
1533 CYPRESS
AVE

SAN MATEO, CA
94401--206
Legalize and convert
existing detached
garage to ADU (731
SF)
BD-2022-285954 ADU R
0 1 6/14/2023 1
39242060
888 W HILLSDALE
BLVD Unit: B

SAN MATEO, CA
94403--383
New detached ADU
(624 sf) BD-2022-287626 ADU R
0 1 6/20/2023 1
39060900 70 LODATO AVE
Unit: 3B
BD-2022-284400
BD-2023-288421 ADU R 0
2 6/26/2023 2
33335220
817 ADA ST Unit: B

SAN MATEO, CA
94401--310
New attached ADU
(750 sf) BD-2022-285254 ADU R
0 1 7/5/2023 1
35401320
1319 ADRIAN AVE

SAN MATEO, CA
94403--161
Convert addition to
new JADU (417 sf) BD-2022-284280 ADU R
0 1 7/6/2023 1
42083040 419 LA JOLLA AVE New attached ADU BD-2022-287535 PA-2022-026 ADU R 0
1 8/1/2023 1
32280600
114 GRAMERCY
DR Unit: B

SAN MATEO, CA
94402--121
Convert portion of
SFD and attached
garage to JADU
BD-2023-289949 ADU R
0 1 8/2/2023 1
34273140
953 LAUREL AVE

SAN MATEO, CA
94401--421
New detached ADU
(564 sf) BD-2022-286526 ADU R
0 1 8/22/2023 1
34081150
215 HARVARD RD
Unit: B

SAN MATEO, CA
94402--221
New attached ADU BD-2023-291033 ADU R
0 1 9/13/2023 1
32012100 617 CRESCENT
AVE
Convert detached
accessory structure
to ADU with additions
BD-2022-283362 ADU R
0 1 10/3/2023 1
298 of 424
2 3
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Summary Row: Start Data Entry Below
Project Identifier
1 Unit Types
41650400 2508 SAGE ST
Unit: 40 New detached SFD BD-2024-293511PA-2020-012 SFD O 41650410 2512 SAGE ST
Unit: 41 New detached SFD BD-2024-293513PA-2020-012 SFD O 41650490 2517 SAGE ST
Unit: BLDG L New attached SFAs BD-2024-293117PA-2020-012 5+ O 42171370 653 NEWLANDS
AVE ADU - Detached BD-2020-278018 ADU R
42262010 4321 EDISON ST ADU - Attached BD-2019-271675 ADU R 42224020 279 41ST AVE Convert portion of
SFD to ADU BD-2022-284321 ADU R
42212100 304 LA CASA AVE Convert portion of
SFD to ADU BD-2022-284233 ADU R
42171310 608 HIGHVIEW CT
Unit:B
Addition to SFD for
attached ADU BD-2021-283136 ADU R
34274090
913 PALM AVE

SAN MATEO, CA
94401--421
Convert portions of
SFD to JADU.

Convert existing
detached garage to
ADU.

BD-2022-284248 ADU R
34352300 1403 YEW ST Unit:

B
Convert attached
garage to JADU BD-2023-288339 ADU R
34304060
30 16TH AVE Unit:

B

SAN MATEO, CA
94402--241
New detached ADU
above new garage
(750 SF)
BD-2023-289304 ADU R
33202160
1533 CYPRESS
AVE

SAN MATEO, CA
94401--206
Legalize and convert
existing detached
garage to ADU (731
SF)
BD-2022-285954 ADU R
39242060
888 W HILLSDALE
BLVD Unit: B

SAN MATEO, CA
94403--383
New detached ADU
(624 sf) BD-2022-287626 ADU R
39060900 70 LODATO AVE
Unit: 3B
BD-2022-284400
BD-2023-288421 ADU R
33335220
817 ADA ST Unit: B

SAN MATEO, CA
94401--310
New attached ADU
(750 sf) BD-2022-285254 ADU R
35401320
1319 ADRIAN AVE

SAN MATEO, CA
94403--161
Convert addition to
new JADU (417 sf) BD-2022-284280 ADU R
42083040 419 LA JOLLA AVE New attached ADU BD-2022-287535 PA-2022-026 ADU R
32280600
114 GRAMERCY
DR Unit: B

SAN MATEO, CA
94402--121
Convert portion of
SFD and attached
garage to JADU
BD-2023-289949 ADU R
34273140
953 LAUREL AVE

SAN MATEO, CA
94401--421
New detached ADU
(564 sf) BD-2022-286526 ADU R
34081150
215 HARVARD RD
Unit: B

SAN MATEO, CA
94402--221
New attached ADU BD-2023-291033 ADU R
32012100 617 CRESCENT
AVE
Convert detached
accessory structure
to ADU with additions
BD-2022-283362 ADU R
Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms
of readiness
Please select the
state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes
+
Housing with Financial Assistance
and/or Deed Restrictions Affordability by Household Incomes - Certificates of Occupancy Demolished/Destroyed Units Density Bonus 10 1 12/17/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 3/26/2025 1 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
6 5/7/2025 6 NONE No Y INC, DB 1000 0.0%
4 Development
Standards
Modification
No
Development includes
Special Use Permit
(SUP), Site Plan and
Architectural Review
(SPAR), Site
Development Planning
Application (SDPA), and
Vesting Tentative Map
to construct 290
residential single family/
condominium/townhous
e units, with 10%
dedicated to the low
income category,
associated parking
facilities, landscaping,
roadway improvements,
and open space areas.

Other units not yet
completed.

Density Bonus waivers
from Municipal Code
requirements related to
minimum lot sizes,
grading, floor area ratio,
and setbacks.
1 8/27/2025 1 NONE No Y ADU Formula
1 7/10/2025 1 NONE No Y ADU Formula
1 2/24/2025 1 NONE No Y ADU Formula
1 6/6/2025 1 NONE No Y ADU Formula
1 4/21/2025 1 NONE No Y ADU Formula
2 9/16/2025 2 NONE No Y ADU Formula
1 6/3/2025 1 NONE No Y ADU Formula
1 5/29/2025 1 NONE No Y ADU Formula
1 2/13/2025 1 NONE No Y ADU Formula
1 11/4/2025 1 NONE No Y ADU Formula
2 8/8/2025 2 NONE No Y ADU Formula
1 8/12/2025 1 NONE No Y ADU Formula
1 5/27/2025 1 NONE No Y ADU Formula
1 4/22/2025 1 NONE No Y ADU Formula
1 7/25/2025 1 NONE No Y ADU Formula
1 4/30/2025 1 NONE No Y ADU Formula
1 11/3/2025 1 NONE No Y ADU Formula
1 8/27/2025 1 NONE No Y ADU Formula
299 of 424
Table A2
2 3 5 6 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Project Identifier
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits 4 7
39402030
715 31ST AVE

SAN MATEO, CA
94403--381
New attached ADU
(794 SF) BD-2023-290377 ADU R
0 1 10/10/2023 1
40144080
3708 ORINDA DR
Unit: B

SAN MATEO, CA
94403--350
Convert attached
garage and portions
of SFD to JADU (398
S)
BD-2023-288915 ADU R
0 1 11/16/2023 1
34366100
1238 QUINCE ST

SAN MATEO, CA
94402--293
Convert existing
detached garage to
ADU with addition
(Total of 523 SF)
BD-2023-292165
PA-2023-037 ADU R 1 11/29/2023
1 1 12/6/2023 1
33127060
31 S IDAHO ST

SAN MATEO, CA
94401--293
New detached ADU
(1,196 SF) BD-2023-288302 ADU R
0 1 12/15/2023 1
40114070 3522 CASANOVA
DR New attached ADU BD-2023-290885 ADU R 0
1 2/22/2024 1
39210040 867 W HILLSDALE
BLVD
Convert portion of
SFD to JADU BD-2023-290949 ADU R
0 1 2/29/2024 1
33103080 1514 TROLLMAN
AVE Unit: B
Convert (e) attached
garage to ADU (400
SF)
BD-2023-291231 ADU R
0 1 3/21/2024 1
40211340 3913 ONEILL DR
Unit: B
New detached ADU
(516 SF, HCD
approved and
inspected Factory
Built Housing)
BD-2023-291562 ADU R
0 1 4/4/2024 1
39372080 2659 GARFIELD
ST Unit: B
Convert (e) SFD to
ADU (1,171 SF) BD-2024-293049 ADU R 0
1 4/10/2024 1
33126080 15 HUMBOLDT ST
N Unit: B
Convert (e) attached
garage to ADU (390
SF)
BD-2024-292827
PA-2021-023 ADU R
0 1 4/12/2024 1
35042060 730 BIRCH AVE New attached ADU BD-2022-287510 ADU R 01 4/17/2024 1 31042210 68 CHESTER WAY New detached ADU BD-2023-291173 ADU R 01 4/18/2024 1 32112050 735 PROSPECT
ROW
Convert portion of
SFD to JADU BD-2023-291444 ADU R 0
1 5/3/2024 1
39142010 347 23RD AVE New attached ADU BD-2023-289085 ADU R 0 1 5/10/2024 1 32132090 438 STATE ST
Unit: B
New detached ADU
(914 SF, attached to
(e) detached garage)
BD-2023-291404 ADU R
0 1 5/28/2024 1
34294160 111 15TH AVE
Convert (e) detached
garage to ADU (792
SF)
BD-2023-290653 ADU R
0 1 6/11/2024 1
33194250 7 S KINGSTON ST
Unit: B
Convert detached
garage to ADU BD-2024-293528 ADU R 0
1 8/9/2024 1
39252150 768 28TH AVE Unit:

B
Convert basement
area to JADU BD-2024-294965 ADU R 0
1 8/13/2024 1
35115030 1909 KEHOE AVE
Unit: B
Convert (e) garage to
JADU (367 SF) BD-2024-294470 ADU R 0
1 9/18/2024 1
32062050 116 SYCAMORE
AVE Unit: B
Convert (e) attached
garage to JADU (450
SF)
BD-2024-294201 ADU R
0 1 9/26/2024 1
42221190 214 W 40TH AVE
Unit: B
Convert (e) garage to
JADU (575 SF) BD-2022-287501 ADU R 0
1 10/29/2024 1
35062170 905 FLEETWOOD
DR Unit: B
Convert detached
accessory structure
to ADU
BD-2024-294066 ADU R
0 1 11/1/2024 1
34241010
931 ALAMEDA DE
LAS PULGAS Unit:

B
New attached ADU BD-2024-295098 ADU R
0 1 12/2/2024 1
42181090 4040 FERNWOOD
ST Unit: B
Convert (e) detached
accessory structure
to ADU (608 SF)
BD-2024-294424 ADU R
0 1 12/10/2024 1
35255010 646 Edna Way
646 Edna Way, SB 9
Two-Unit
Development
PA-2024-030 SFA R 1 3/6/2025
1 0
32431310 57 De Sabla Rd 57 De Sabla Rd.,
SFDDR PA-2024-061 SFD O 1 1 7/2/2025 2
0 40083060 831 Monte Diablo
Ave
831 Monte Diablo
Ave., SPAR PA-2024-037 2 to 4 R 5 4/11/2025
5 0
33065130 116 S Idaho St 116 S Idaho St.,
SPAR PA-2024-074 2 to 4 R 1 3 8/8/2025 4
0 39294070 3040 Mason Ln 3040 Mason Ln.,
SFDDR PA-2025-046 ADU R 1 1 9/12/2025 2
0 32092120 184 W Poplar Ave 184 W Poplar Ave.,
SFDDR PA-2024-077 ADU R 1 3/26/2025 1
0 42251280 242 Greenfield Ave 242 Greenfield Ave.,
SFDDR PA-2024-050 ADU R 1 3/24/2025 1
0 32431320 49 De Sabla Rd 49 De Sabla Rd,
SFDDR PA-2024-048 ADU R 1 1/30/2025 1
0 32214310 236 N Claremont St 236 N Claremont St.,
ADUDR PA-2024-033 ADU R 1 3/31/2025 1
0 33141040 146 N Grant St 146 N Grant St.,
ADUDR PA-2025-045 ADU R 1 1 8/18/2025 2
0 33381490 1825 NASH DR 1825 Nash Dr., SB9
Urban Lot Split PA-2023-082 SFD O 3 2/25/2025
3 0
300 of 424
2 3
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Summary Row: Start Data Entry Below
Project Identifier
1 Unit Types
39402030
715 31ST AVE

SAN MATEO, CA
94403--381
New attached ADU
(794 SF) BD-2023-290377 ADU R
40144080
3708 ORINDA DR
Unit: B

SAN MATEO, CA
94403--350
Convert attached
garage and portions
of SFD to JADU (398
S)
BD-2023-288915 ADU R
34366100
1238 QUINCE ST

SAN MATEO, CA
94402--293
Convert existing
detached garage to
ADU with addition
(Total of 523 SF)
BD-2023-292165
PA-2023-037 ADU R
33127060
31 S IDAHO ST

SAN MATEO, CA
94401--293
New detached ADU
(1,196 SF) BD-2023-288302 ADU R
40114070 3522 CASANOVA
DR New attached ADU BD-2023-290885 ADU R
39210040 867 W HILLSDALE
BLVD
Convert portion of
SFD to JADU BD-2023-290949 ADU R
33103080 1514 TROLLMAN
AVE Unit: B
Convert (e) attached
garage to ADU (400
SF)
BD-2023-291231 ADU R
40211340 3913 ONEILL DR
Unit: B
New detached ADU
(516 SF, HCD
approved and
inspected Factory
Built Housing)
BD-2023-291562 ADU R
39372080 2659 GARFIELD
ST Unit: B
Convert (e) SFD to
ADU (1,171 SF) BD-2024-293049 ADU R
33126080 15 HUMBOLDT ST
N Unit: B
Convert (e) attached
garage to ADU (390
SF)
BD-2024-292827
PA-2021-023 ADU R
35042060 730 BIRCH AVE New attached ADU BD-2022-287510 ADU R 31042210 68 CHESTER WAY New detached ADU BD-2023-291173 ADU R 32112050 735 PROSPECT
ROW
Convert portion of
SFD to JADU BD-2023-291444 ADU R
39142010 347 23RD AVE New attached ADU BD-2023-289085 ADU R 32132090 438 STATE ST
Unit: B
New detached ADU
(914 SF, attached to
(e) detached garage)
BD-2023-291404 ADU R
34294160 111 15TH AVE
Convert (e) detached
garage to ADU (792
SF)
BD-2023-290653 ADU R
33194250 7 S KINGSTON ST
Unit: B
Convert detached
garage to ADU BD-2024-293528 ADU R
39252150 768 28TH AVE Unit:

B
Convert basement
area to JADU BD-2024-294965 ADU R
35115030 1909 KEHOE AVE
Unit: B
Convert (e) garage to
JADU (367 SF) BD-2024-294470 ADU R
32062050 116 SYCAMORE
AVE Unit: B
Convert (e) attached
garage to JADU (450
SF)
BD-2024-294201 ADU R
42221190 214 W 40TH AVE
Unit: B
Convert (e) garage to
JADU (575 SF) BD-2022-287501 ADU R
35062170 905 FLEETWOOD
DR Unit: B
Convert detached
accessory structure
to ADU
BD-2024-294066 ADU R
34241010
931 ALAMEDA DE
LAS PULGAS Unit:

B
New attached ADU BD-2024-295098 ADU R
42181090 4040 FERNWOOD
ST Unit: B
Convert (e) detached
accessory structure
to ADU (608 SF)
BD-2024-294424 ADU R
35255010 646 Edna Way
646 Edna Way, SB 9
Two-Unit
Development
PA-2024-030 SFA R
32431310 57 De Sabla Rd 57 De Sabla Rd.,
SFDDR PA-2024-061 SFD O
40083060 831 Monte Diablo
Ave
831 Monte Diablo
Ave., SPAR PA-2024-037 2 to 4 R
33065130 116 S Idaho St 116 S Idaho St.,
SPAR PA-2024-074 2 to 4 R
39294070 3040 Mason Ln 3040 Mason Ln.,
SFDDR PA-2025-046 ADU R
32092120 184 W Poplar Ave 184 W Poplar Ave.,
SFDDR PA-2024-077 ADU R
42251280 242 Greenfield Ave 242 Greenfield Ave.,
SFDDR PA-2024-050 ADU R
32431320 49 De Sabla Rd 49 De Sabla Rd,
SFDDR PA-2024-048 ADU R
32214310 236 N Claremont St 236 N Claremont St.,
ADUDR PA-2024-033 ADU R
33141040 146 N Grant St 146 N Grant St.,
ADUDR PA-2025-045 ADU R
33381490 1825 NASH DR 1825 Nash Dr., SB9
Urban Lot Split PA-2023-082 SFD O
Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms
of readiness
Please select the
state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes
+
Housing with Financial Assistance
and/or Deed Restrictions Affordability by Household Incomes - Certificates of Occupancy Demolished/Destroyed Units Density Bonus 10 1 9/22/2025 1 NONE No Y ADU Formula
1 1/21/2025 1 NONE No Y ADU Formula
1 3/20/2025 1 NONE No Y ADU Formula
1 8/12/2025 1 NONE No Y ADU Formula
1 4/15/2025 1 NONE No Y ADU Formula
1 1/16/2025 1 NONE No Y ADU Formula
1 1/9/2025 1 NONE No Y ADU Formula
1 6/16/2025 1 NONE No Y ADU Formula
1 10/29/2025 1 NONE No Y ADU Formula
1 6/18/2025 1 NONE No Y ADU Formula
1 1/16/2025 1 NONE No Y ADU Formula
1 4/30/2025 1 NONE No Y ADU Formula
1 5/13/2025 1 NONE No Y ADU Formula
1 3/18/2025 1 NONE No Y ADU Formula
1 4/16/2025 1 NONE No Y ADU Formula
1 9/24/2025 1 NONE No Y ADU Formula
1 1/23/2025 1 NONE No Y ADU Formula
1 2/6/2025 1 NONE No Y ADU Formula
1 5/9/2025 1 NONE No Y ADU Formula
1 12/8/2025 1 NONE No Y ADU Formula
1 12/19/2025 1 NONE No Y ADU Formula
1 9/26/2025 1 NONE No Y ADU Formula
1 5/14/2025 1 NONE No Y ADU Formula
1 12/23/2025 1 NONE No Y ADU Formula
0 SB 9 (2021) -
Residential Lot Split No Y
SB9 Two Unit
Development for
ministerial review
0 NONE No Y ADU Formula
0 NONE No Y Other Other 55
100% affordable project,
consists of three primary
dwelling units and two
ADUs. ADUs subject to
ministerial
approval.Received
PLHA predevelopment
loan in amount of
$377,212
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 NONE No Y ADU Formula
0 SB 9 (2021) -
Residential Lot Split No Y
SB9 Urban Lot Split and
Two Unit Development
to split one 11,233 sq.
ft. lot into two lots (5,842
sq. ft. and 5,391 sq. ft).

Lot A will retain the
existing single-family
residence and add a
single-story 1200 sq. ft.

ADU. Lot B includes a
new 2,400 sq. ft. singlefamily residence, an
attached two-car
garage, and a second
story 800 sq. ft ADU.

The new SB9 unit
exceeds 800 sq. ft.,
which triggered
discretionary review.

Appeal filed on
11/18/2024. Appeal
denied by Planning
Commission on
2/25/2025.
301 of 424
Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
1 Projection
Period 3 4
RHNA Allocation
by Income Level
Projection
Period -
06/30/2022-
01/30/2023
2023 2024 2025 2026 2027 2028 2029 2030 2031
Total Units to
Date (all
years)
Total Remaining
RHNA by
Income Level
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - - - - - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - - - - - - - -
Deed Restricted - - - 12 - - - - - -
Non-Deed Restricted 1 24 20 28 - - - - - -
Deed Restricted - - - 7 - - - - - -
Non-Deed Restricted 13 24 20 29 - - - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted 25 20 20 28 - - - - - -
Above Moderate 3,040 10 24 110 187 - - - - - - 331 2,709 7,015
49 92 170 291 - - - - - - 602 6,413
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected].

Acutely Low - -
*For years prior to 2025, data on deed-restricted vs. non-deed restricted Extremely Low-Income units is approximated from whether the projects reported any deed-restricted Very Low-Income Units. If you wish to edit this historical data for accuracy or have any questions about the data, you may login to HCD's online APR system, or contact HCD staff at [email protected].

Total Units
*For jurisdictions that received RHNA determinations for the current cycle prior to the passage of AB 3093 (September 19, 2024):
- You were not allocated Acutely Low-Income and Extremely Low-Income RHNA targets, therefore the allocations in Field 1 are listed as "0" - If you wish to set your own targets in these income categories for informational purposes, contact HCD staff at [email protected]. - All Acutely Low-Income and Extremely Low-Income units reported during the cycle are counted towards Very-Low Income RHNA progress 1,082
Total RHNA
-
930
Low
*For years prior to 2025, Acutely Low-Income units are reported within the Extremely Low-Income category Please Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data.

Extremely Low -
93 Moderate
1,777
1,023
1,175
93 85
Income Level
Very Low
- -
This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs.

Please contact HCD if your data is different than the material supplied here 2 Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
1,692
302 of 424
Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Date of
Rezone Rezone Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of
Rezone
Very LowIncome Low-Income ModerateIncome
Above
ModerateIncome
Rezone Type Parcel Size
(Acres)
General Plan
Designation Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Realistic
Capacity
Vacant/Nonvacant
Description of
Existing Uses
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Summary Row: Start Data Entry Below
3 8
Project Identifier RHNA Shortfall by Household Income Category Sites Description 1 Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law Table C
303 of 424
Jurisdiction San Mateo
Reporting Year 2025 (Jan. 1 - Dec. 31)
1 2 3 4 5 6 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation Program Implementation Details Quantified Outcomes: Category Quantified Outcomes:

Count
Supporting Documents
H1.1 Monitor Regional
Housing Needs Allocation
and Pipeline projects
a) Provide an annual report on housing production to the City Council each March, prior to submittal of the Annual Progress Report to HCD by April 1st. The report will include an assessment on the City’s RHNA progress and, as needed, identify additional sites to ensure ongoing compliance with “no net loss” provisions of State law. 12/31/2023 6th Cycle Continuous
a) The City provides an annual report to the City Council on housing production as part of its approval of the Annual Progress Report.

The City continues to enforce the provisions of No Net Loss law through the planning application process. Projects are required to propose a net increase of units through redevelopment and provide replacement of any deed restricted low-income units.

Meetings 3
This objective is completed on an ongoing
basis throughout the 2023-2031 period. The
City Council has reviewed the annual APR for
2023, 2024, and 2025 and the City has
submitted the APR to HCD annually. The
implementation plan dashboard can be
viewed here:
https://strivesanmateo.org/housing-elementimplementation/ H1.1 Monitor Regional
Housing Needs Allocation
and Pipeline projects
b) Conduct a mid-cycle review of realistic capacity projections and pipeline project housing production to ensure outcomes are aligned with projections. Update sites inventory to include additional sites to ensure ongoing compliance with “no net loss” provisions of State law.
12/31/2027 6th Cycle Not Yet Started
b) By 2027, additional sites for housing redevelopment will be identified, as necessary, to ensure that the City meets its share of RHNA requirements.

Meetings Not yet started
H1.2 Utilize Public Funding
and Properties for New
Affordable Housing
a) Continue to set aside 20% of general fund property tax revenues from former RDA areas (aka "Boomerang Funds”), as well as the Affordable Housing Commercial Linkage Fee Fund to use for affordable housing development, prioritizing funding allocation to projects that include units for extremely low income (ELI) households. 12/31/2023 6th Cycle Continuous a) The City continues to set aside 20% of general fund property tax revenues from former RDA areas in a dedicated housing fund to support affordable housing production, with a prioritization for ELI households. Meetings This objective is completed on an ongoing
basis throughout the 2023-2031 period. City
operating budget for FY25-26. $1,000,000
added to the fund.
https://www.cityofsanmateo.org/DocumentCen
ter/View/98388/Adopted-2025-26-Budget
H1.2 Utilize Public Funding
and Properties for New
Affordable Housing
b) Identify ways to create a stand-alone Housing Trust Fund using available funding sources and utilizing that fund to leverage new funding sources, including the Bay Area Housing Finance Authority (BAHC) and the Bay Area Preservation Pilot (BAPP). 2025 6th Cycle In Progress
b). Staff completed a preliminary review of Housing Trust Fund options in 2025. Staff is preparing a Housing Funds study session in 2026 to seek City Council input on a comprehensive funding strategy for City housing initiatives.

Other This objective is in progress
H1.2 Utilize Public Funding
and Properties for New
Affordable Housing
c) Prioritize available local housing funds to assist in the production of at least 543 below market rate units by 2031, including within the study areas of the General Plan that allow high-density housing by holding developer roundtable meetings at least once per year. Encourage developers to include ELI units in their projects. 12/31/2023 6th Cycle Completed
c) Construction of a new 225-unit affordable project (Kiku Crossing), which received a loan from Commercial Linkage Fee, former RDA, and other local funds, was completed and fully occupied in 2024.

Units 225
This objective is completed on an ongoing
basis throughout the 2023-2031 period. The
project is completed and occupied. The
apartment building is managed by MidPen
Housing. https://www.midpenhousing.org/property/kiku-crossing/ H1.2 Utilize Public Funding
and Properties for New
Affordable Housing
d) Support development of 71 units of affordable housing on the City owned parking lot at 4th and Railroad as part of the public-private partnership (Bespoke project). 12/31/2024 6th Cycle In Progress d) Application review of a 71-unit affordable project on City-owned land at 4th and Railroad Ave. continued throughout 2025 as part of the Bespoke project, which includes a partnership between the City, an affordable housing developer, and a commercial developer to develop both affordable housing and commercial project. All units in the affordable project will be affordable to LI and VLI households.

Units 71
In progress. The Exclusive Negotiation
Agreement (ENA) for this project-- an
agreement which allows for the applicant team
and the City to continue negotiating legal
agreements that include a Disposition,
Development, and Loan Agreement,
Development Agreement, and others, and to
entitle the project --was extended through
April 14, 2026.

H1.2 Utilize Public Funding
and Properties for New
Affordable Housing
e)Support affordable housing development, including ELI units, on the City owned property at 4142 S. El Camino Real. 12/23/2023 6th Cycle Continuous e) The City will begin exploring options for producing new affordable housing units on the property at 4142 S El Camino Real in 2025. Units This objective is completed on an ongoing
basis throughout the 2023-2031 period.

H1.3 Increase Affordable
Housing Production
a) Amend the Affordable Housing Ordinance (SMMC Chapter 27.16.050) and Inclusionary Housing Policy to allow for alternative compliance options to onsite inclusionary unit development within one year of Housing Element adoption. 12/31/2024 6th Cycle Completed a) The City made amendments/updates to its Affordable Housing Ordinance and Inclusionary Housing Policy/BMR Guidelines in June 2025 to allow for an offsite alternative compliance option or an applicant proposed alternative option to the on-site inclusionary unit development that meets certain provisions.

Meetings 1
On June 16, 2025, the City Council adopted
Resolution 72 (2025) to allow for the
alternatives described. The Council meeting
agenda can be found here:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=9513 and the
resolution can be found here:
https://www.cityofsanmateo.org/DocumentCen
ter/View/99291
H1.3 Increase Affordable
Housing Production
b) Adopt an updated Density Bonus/Community Benefits program that provides additional incentives and/or streamlining options for housing projects that provide additional affordable units or the most needed unit types beyond minimum state requirements. Target ELI populations to the extent feasible. 12/31/2025 6th Cycle Not Yet Started
b) The City anticipates incorporating policy options that incentivize additional affordable units or most-needed unit types as part of its comprehensive revision of the Inclusionary Housing Policy in 2026.

Meetings None

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.

Table D
Program Implementation Status pursuant to GC Section 65583 304 of 424
H1.4 Support Increased
Accessory Dwelling Unit
Development
a) Amend the City’s ADU Ordinance (SMMC Chapter 27.19) to align with current State law and to resolve any inconsistencies identified by HCD. 12/31/2024 6th Cycle In Progress
a) On October 18, 2024 the City of San Mateo received a letter from HCD that detailed portions of the City's ADU Ordinance that it found to be inconsistent with state law. On November 15, 2024, the City sent a letter to HCD that responded to each of HCD's comments. On August 26, 2025, a Planning Commission study session was held to introduce ADU Ordinance updates and receive community and Commission feedback.

The Planning Commission provided staff with feedback on specific local changes, outside of those required for State law compliance, in order to address community needs.Staff conducted outreach and hosted a virtual workshop on local ADU needs and requirements on September 25, 2025.

On December 9, 2025, the Planning Commission held a public hearing to review the draft ADU Ordinance amendments and recommended City Council adoption. It is anticipated that the City Council will approve the ADU Ordinance in 2026.

Other
The City Council is anticipated to consider the
ADU ordinance in 2026.

H1.4 Support Increased
Accessory Dwelling Unit
Development
b) Maintain and expand the ADU information and resources available to home owners and applicants provided on the City’s website. 12/31/2025 6th Cycle Continuous b) The City maintains an ADU resource website that provides current handouts and guidance on the City of San Mateo ADU regulations. The City's website is supplemented with the San Mateo County ADU Resource Center that the City sponsors.

Other
This objective is completed on an ongoing
basis throughout the 2023-2031 period.

Extensive ADU information can be found on
the City's website here:
https://www.cityofsanmateo.org/3907
The City also sponsors the San Mateo County
ADU Resource Center website that has
additional information here:
https://smcadu.org/
H1.4 Support Increased
Accessory Dwelling Unit
Development
c) Collaborate with 21 Elements and other jurisdictions in San Mateo County to find ways to enhance available ADU resources, establish uniform standards and requirements, and effective ways to monitor ADU affordability. 12/31/2025 6th Cycle Continuous
c) Through 21 Elements, the City has joined with a County-wide effort to establish the San Mateo ADU Resource Center that launched in 2024 to support additional ADU construction and monitor affordability. Through this collaboration, 21 Elements worked with ABAG to establish a new ADU Rental Survey which was initiated in 2025. Also, the ADU Resource Center has scheduled ADU informational webinars/workshops for residents. The ADU Resource Center will also be hosting a plans gallery for compliance with AB 1332.

Other
This objective is completed on an ongoing
basis throughout the 2023-2031 period. The
San Mateo County ADU Resource Center
webiste can be found here:
https://smcadu.org/
H1.4 Support Increased
Accessory Dwelling Unit
Development
d) Monitor ADU occupancy and rent levels to verify that affordability allocations. Tools to monitor will include, but are not limited to, collaboration with 21 Elements or ABAG to develop a uniform approach to tracking ADU affordability countywide, and surveying ADU applicants during the building permit review process to understand intended use, occupancy and rent charged.
12/31/2025 6th Cycle Continuous
d) The City worked through the collaboration with 21 Elements and ABAG to establish an ADU Rent Survey. The rent survey has been approved by HCD to use to monitor rent levels to verify affordability allocations. The City has initiated using the survey in 2025 and requires property owners to complete the survey prior to issuance of the building permit.

Other
This objective is completed on an ongoing
basis throughout the 2023-2031 period.

Accessory Dwelling Unit (ADU) Affordability
Survey Tool: https://abag.ca.gov/technicalassistance/accessory-dwelling-unit-aduaffordability-survey-tool H1.4 Support Increased
Accessory Dwelling Unit
Development
e) Continue to offer flat fees for ADU building permits, and review ADU permit fees every 2-3 years. If fees are found to be a barrier to ADU production, the City will make reductions as necessary to reduce cost barriers.
12/31/2025 6th Cycle Continuous The City currently offers flat fees for ADU building permits at a rate that is comparable with other jurisdictions in San Mateo County. Other This objective is completed on an ongoing
basis throughout the 2023-2031 period. See
FY2025-26 Comprehensive Fee Schedule
(page 2.5):
https://www.cityofsanmateo.org/DocumentCen
ter/View/96744/Adopted-Comprehensive-FeeSchedule-FY2025-26?bidId= H1.4 Support Increased
Accessory Dwelling Unit
Development
f) Provide an annual report on ADU permitting data to verify that Housing Element production targets are being achieved. If ADU production targets are not achieved for two consecutive years, then, within six months, pursue additional actions, including fee reductions, increased homeowner resources and assistance, funding assistance, identifying additional sites and/or code amendments, to incentivize ADU production 12/31/2025 6th Cycle Continuous
In 2025, the City issued permits for 94 new ADUs and issued certificates of occupancy (finaled) for 66 new ADUs, which is above the Housing Element's production target of 55 permits issued per year.

Units 94
This objective is completed on an ongoing
basis throughout the 2023-2031 period. See
Summary Table from the 2025 APR.

H1.5 Encourage Family
Housing
a) Present options to City Council for requiring a minimum percentage of threebedroom units in City subsidized projects; 12/31/2025 6th Cycle In Progress a) On August 19, 2024, the City Council held a study session on setting minimum requirements for family-sized housing (3+ bedrooms), inlcuding the policy option of requiring one out of every five inclusionary housing units to contain 3 or more bedrooms. Staff was directed to return with specific policy language.

Meetings 1
See Council August 19, 2024 Agenda:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=7983
H1.5 Encourage Family
Housing
b) Present options to City Council for requiring a minimum percentage of family-sized units in private development projects as part of the Inclusionary Policy update. 12/31/2025 6th Cycle In Progress b) On August 19, 2024, the City Council held a study session and the City Council considered requiring a percentgae of all units in a residential project to be family-sized. Staff was directed to return with specific policy language.

Meetings 1
See Council August 19, 2024 Agenda:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=7983
H1.5 Encourage Family
Housing
c) Should such policy recommendations not materialize into code amendments, explore alternative methods to promote family sized units through the community benefits program.
12/31/2025 6th Cycle Not Yet Started c) Staff anticipates addressing family sized units in the Comprehensive Zoning Code Update process Other Not yet started
H1.6 Streamline Housing
Application Review
a) Update the City Council resolutions that establish the pre-application and development review processes to eliminate the pre-application requirement for housing projects and eliminate the third-party design review requirement for housing projects that meet objective standards.
12/31/2024
6th Cycle Completed
a) On July 15, 2024 the San Mateo City Council adopted Resolution No 65 (2024), repealing Resolution No. 69 (2020) that required a preapplication process prior to formal applications for housing projects greater than six units. Resolution No 65 (2024) adopts a new streamlined process for early public engagement. The Council also adopted Resolution No. 66 (2024) repealing Resolution No. 67 (1996) that required third-party design review of a project. Resolution No.66 (2024) allows the Zoning Administrator or the Planning Commission to request a thirdparty design review of a proposed housing project if the project is not in compliance with the Objective Design Standards.
d) By 2025, the City will adopt code amendments that are consistent with SB 330.

Meetings 1
Resolution 65 (2024):
https://portal.laserfiche.com/Portal/DocView.a
spx?id=2020108&repo=r98a383e2&searchid=6252cb2e-266f-4d28- 8dcd-b66485b5a15e
Resolution 66 (2024):
https://portal.laserfiche.com/Portal/DocView.a
spx?id=2020109&repo=r98a383e2&searchid=63b74265-35f0-4f26- 8c0f-ea54d911a6f8
305 of 424
H1.6 Streamline Housing
Application Review
b) Amend the Zoning Code to allow residential projects with up to 25 units to be approved administratively. 12/31/2023 6th Cycle Completed b) On December 3, 2023, the City adopted code amendments to allow Zoning Administrator approval for housing projects up to 25 units, subject to Objective Design Standards (Ordinance No. 2023-12).

Meetings 1
Ordinance No. 2023-12:
https://portal.laserfiche.com/Portal/DocView.a
spx?id=2019940&repo=r98a383e2&searchid=7ba549d4-b598-4735- b3e9-838a59bf33b7
H1.6 Streamline Housing
Application Review c) Update permit application submittal requirements. 12/31/2023 6th Cycle Continuous c) Efforts to further streamline and update the permit application submittal requirements are ongoing. The City has updated the Planning Application Guide and Application as needed to address code and policy changes with the City's new early community engagement process and streamlined notification process.

Other
This objective is completed on an ongoing
basis throughout the 2023-2031 period. The
Planning Application Guide and submittal
requirements document are updated as
needed and posted to the Planning Division
webpage found here:
https://www.cityofsanmateo.org/1135/PlanningResource-Documents H1.6 Streamline Housing
Application Review
d) Develop Zoning Code amendments to align City requirements with SB 330 and make a recommendation to the City Council. 12/31/2025 6th Cycle Completed On July 28, 2025, the City Council adopted Ordinance 2025-05 that amended and added several sections of the Zoning Code to reduce the development review timeline for housing projects by streamlining the development review process, aligning City requirements with SB 330, and adding certainty in the development application process. The ordinance established an appeals process when a planning application is determined to be ‘incomplete’ subject to the review and determination of the Planning Commission.

Meetings 1
Ordinance 2025-05:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/5 H1.7 Update Zoning Code
Standards to Support
Housing Production
a) Evaluate the standards and requirements in all zone districts that allow for multifamily residential and amend the Zoning Code as needed to reduce or eliminate constraints to housing construction. Specifically: 1) exclude covered parking and other elements as needed from Floor Area Ratio (FAR) calculation for housing projects with affordable units, 2) specify where Single-Room Occupancy (SRO) units are permitted consistent with government Code 65583(c)(1), and 3) specify that Manufactured Homes that are built on a permanent foundation are subject to the same zoning requirements and development standards as single-family homes.
12/31/2025 6th Cycle Completed
1). The Land Use Element of the General Plan 2040 does not have a FAR limitation/maximum for housing development projects. Any Zoning Districts standards that are conflict are superseded with the General Plan policies; therefore, FAR maximums are not being applied to housing development projects. Comprehensive zoning code amendments are planned in 2026 to remove zoning code conflicts with General Plan policies.
2) and 3) - On April 7, 2025, the City Council adopted an ordinance to update the zoning code to establish a definition for Single -Room Occupancy units and allow as a permitted use in R4 zoning Districts.

The ordinance aslo added a provision that Manufactured Homes that are built on a permanent foundation are subject to the same zoning requirements and development standards as single-family homes.

Meetings 1
Ordinance No. 2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 H1.7 Update Zoning Code
Standards to Support
Housing Production
b) Amend the Zoning Code to reduce off-street parking requirements for residential units (SMMC Chapter 27.64) as follows: Studio and 1 Bedroom units to 1 space, 2 Bedrooms and above to 1.5 spaces; and for projects within ½ mile of transit, consistent with AB2097, no off-street parking shall be required. As part of this amendment, staff will review all other parking related requirements and make recommendations to reduce or eliminate any other parking related requirements identified as a constraint. 12/31/2025 6th Cycle In Progress
b) In 2024, the City initiated work to explore parking requiring including amendments to the Zoning Code to reduce off-street parking requirements for residential uses. In 2025, the City has been working through an MTC TOC Technical Assistance Grant through the Metropolitan Transportation Commission to identify parking policy and standard reforms that align with state law and regional efforts. It is anticipated that this work will be concluded in 2026 and the work efforts will be folded into the Comprehensive Zoning Code Update.

Meetings None
H1.7 Update Zoning Code
Standards to Support
Housing Production
c) Amend the Zoning Code to make residential uses, which currently require a special use permit, a permitted use in the C1, C2, C3, E1 and E2 districts for non-R Overlay areas.
12/31/2024 6th Cycle Completed
c) In 2024, the City initiated the comprehensive code amendments to permit residential uses for all Commercial and Executive Office zones in non-R overlay areas. This removes the requirement for a special use permit. On April 7, 2025, the City Council adopted an ordinance to update the zoning code to make residential uses a permitted use in the C1, C2, C3, E1 and E2 districts for non-R Overlay areas.

Meetings 1
Ordinance No. 2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 H1.7 Update Zoning Code
Standards to Support
Housing Production
d) Rezone sites with quasi-public uses such as schools, churches, and other facilities of an educational, religious, charitable, or philanthropic nature, to “Quasi-Public,” following completion of the General Plan Update and allow for a variety of housing types such as duplexes to multi-family as permitted uses in this zone district. 12/31/2025 6th Cycle Continuous
d) In 2025, the City initiated a comprehensive zoning code update including a new "Quasi-Public" zoning district that will be consistent with the adoption of the land uses in General Plan 2040 (adopted March 18, 2024).

Other
This objective will be incorporated into the
comprehensive zoning code update
anticipated to be adopted in 2026.

H1.7 Update Zoning Code
Standards to Support
Housing Production
e) Evaluate the feasibility of an affordable housing quasi-public overlay or code amendment to support the production of affordable housing on quasi-public sites, such as religious or educational institutions.
12/31/2026 6th Cycle Not Yet Started
e) The City will conduct a feasibility study for an affordable housing quasi-public overlay in 2026 (as part of the comprehensive zoning code update).

Other Not yet started
H1.8 Adopt Objective
Design Standards
Adopt Objective Design Standards for multi-family residential projects and mixed-use projects with a residential component. 1/31/2023 6th Cycle Completed On December 3, 2023, the City adopted ODS and associated code amendments to streamline eligible small-scale housing projects. Code amendments include Zoning Administrator approval for housing projects up to 25 units, subject to ODS (Ordinance No. 2023-12).

Meetings 1
Ordinance No. 2023-12:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2023/12 306 of 424
H1.9 Establish Minimum
Densities for Mixed-Use
Projects
a) Amend the Zoning Code to require that properties designated for mixed-uses, in the Sites Inventory List, allow 100 percent residential use and require that residential use occupy 50 percent or more of the total floor area of a mixed-use project consistent with Government Code Section 65583(h), and establish a minimum residential density for mixed-use projects elsewhere in the City that include a residential component. 12/31/2024 6th Cycle Completed
a) In 2024, the City initiated the comprehensive code amendments to permit 100 percent residential uses on properties zoned for mixed uses.

These Zoning Code amendments will be introduced to the Council for adoption in 2025 aggregated with other code amendments. The reference to Government Code Section 65583(h) is incorrectly stated.

The correct reference should be Government Code Section 65583.2, subdivisions (h) and (i). Compliance is only required when the sites inventory does not identify site to accommodate the need for groups of all household income levels. However, the San Mateo Housing Element sites inventory did accomodate sites for all of its household income levels without the need for rezonings; therefore, nothing further is necessary to comply with the Government Code. In 2023, the City initiated policy work with a consultant to evaluate minimum residential density requirements for large commercial mixed-use projects. On August 19, 2024, the City Council held a study session on requiring a minimum residential density in mixed-use projects with a residential component. On July 28th, 2025, the City Council adopted an ordinance that establishes minimum residential densities for mixed-use projects that include a residential component with five or more units.

Meetings 1
Ordinance 2025-05:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/5 H1.9 Establish Minimum
Densities for Mixed-Use
Projects
b) Study and present to City Council options for requiring a residential component in all mixed-use projects in certain zones or areas. 12/31/2024 6th Cycle Completed b) At a City Council Study Session on August 19, 2024, city staff provided an overview of requiring minimum residential densities and requiring a residential component in all mixed-use projects. The Council reached consensus to further explore setting minimum residential density requirements for mixed-use
developments, but they did not reach consensus on requiring all mixeduse projects to require residential units.

Meetings 1
August 19, 2024 City Council Special Meeting
Agenda (Item #2):
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=7978
August 19, 2024 City Council Meeting Minutes
(Consent Calendar Item #3, on October 21,
2024):
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=8018
H1.10 Establish By-Right
Housing Designation for
Prior Housing Sites
Amend the Zoning Code to establish a By-Right designation for housing sites reused from prior Housing Elements for housing projects that propose a minimum of 20% affordable units. Zoning for these sites must be at least 30 units/acre to meet default density requirements for lower-income households per Gov. Code Section 65583.2(c). 12/31/2024 6th Cycle Completed
On July 15, 2024, the City Council adopted Ordinance No. 2024-4 adding Chapter 27.94 Housing Opportunities Overlay District (H) to the Zoning Code. The (H) Overlay establishes a Housing By-Right designation for housing sites reused from prior Housing Elements for housing projects that propose a minimum of 20% affordable units. Zoning for these sites must be at least 30 units/acre to meet default density requirements for lower-income households
Meetings 1
Ordinance 2024-4:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2024/4 H1.11 Implement the SB 9
Ordinance
Continue to implement Zoning Code Chapter 27.21 (Two-Unit Development Residential Overlay District), adopted in September 2022, which facilitates the provisions of SB 9 in single-family districts (R1).
12/31/2023 6th Cycle Continuous
On October 3, 2022, the City adopted a local Two-Unit Development Overlay District Ordinance (SMMC 27.21) to implement the provisions of SB 9.

Other
This objective is completed on an ongoing
basis throughout the 2023-2031 period
H1.12 Encourage
Development of Missing
Middle Housing
a) Evaluate residential zoning districts that have sites with potential for Missing Middle Housing (R2, R3 and R4 zones) and identify development standards that create barriers for small-scale development, including minimum lot size, setbacks, floor area ratio, parking, and open space requirements, and amend the Zoning Code to remove any constraints, and maximize developable area, and increase capacity. 12/31/2026 6th Cycle Not Yet Started
a) Effective January 3, 2024, streamlined review is available for smallscale housing projects up to 25 units and subject to ODS (Policy H1.8), through administrative review and approval without the need for public hearings. By 2026, staff will evaluate the identified residential zoning districts that have potential for Missing Middle Housing through a comprehensive code amendment effort. SB 79 will be effective July 1, 2026 which supersedes local zoning and may have implications for the development of Missing Middle type housing.

Other Not yet started
H1.12 Encourage
Development of Missing
Middle Housing
b) Research and evaluate policies and code amendments to allow for Missing Middle housing under SB 10 and schedule for City Council consideration and adoption. 12/31/2026 6th Cycle Not Yet Started The City began researching SB 10 and will present policy options relating to Missing Middle housing for City Council feedback and direction by 2026.

Other Not yet started
H1.13 Update Special
Needs Group Housing
Requirements
a) Review and amend the Zoning Code to allow group homes and residential care facilities for persons with special needs, including those who are ELI, in all residential zones, only subject to those objective standards that apply to other residential uses of the same type in the same zone in conformance with state law. 12/31/2025 6th Cycle Completed
On April 7, 2025, the City Council adopted an ordinance to update the zoning code with new definitions for group homes and residential care facilities and adopted provisions to allow these uses in all residential zones as a permitted use and will only be subject to standards that apply to other residential uses of the same type in the same zone.

Meetings 1
Ordinance No. 2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 H1.13 Update Special
Needs Group Housing
Requirements
b) Review and amend the Zoning Code definition for family, and other related regulations, to ensure consistency with State and Federal fair housing laws related to persons with disabilities. This effort may also include consideration of new definitions such as single-unit and multi-unit dwellings to accommodate various housing situations.
12/31/2025 6th Cycle Completed
On April 7, 2025, the City Council adopted an ordinance to update the zoning code with new/revised definitions for family and different types of dwelling units.

Meetings 1
Ordinance No. 2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 H1.13 Update Special
Needs Group Housing
Requirements
c) Study best practices and develop a universal design ordinance that may better address housing needs for persons with disabilities. 12/31/2027 6th Cycle Not Yet Started c) Staff will research and develop a universal design ordinance for housing for persons with disabilities in 2027. Other Not yet started H1.14 Update Supportive
Housing Requirements
Amend the Zoning Code to be consistent with AB 2162 to allow by-right 100% affordable housing that has 25% or 12 units of permanent supportive housing, where multi-family or mixed-use housing is permitted.
12/31/2024 6th Cycle Completed
On April 7, 2025, the City Council adopted an ordinance to update the zoning code that added a provision to R3 zoning districts stating that supportive housing in compliance with Government Code Sections 65650 - 65656, shall be considered a use by-right use. "Use by right" shall have the same meaning as defined in Government Code Section 65583.2(i). The R3 permitted uses are enumerated in other multi-family residential and mixed-use districts.

Meetings 1
Ordinance No. 2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 H1.15 Update Mobile Home
Parks Requirements
Amend the Zoning Code to allow mobile home parks as a special use in all residential zones to be consistent with Government Code Section 65852.7 12/31/2025 6th Cycle Completed On April 7, 2025, the City Council adopted an ordinance to add a defintion for mobilehome park (Section 27.04.313.1) and adding mobilehome park as a special use permit to the R2 District (Section

27.20.020). The R3 and R4 Districts enumerates all R2 District permitted uses.

Meetings 1
Ordinance No. 2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 307 of 424
H1.16 Update Farmworker
Housing Requirements
Amend the Zoning Code to define and allow farmworker housing within the Agricultural District consistent with Government Code Section 17021.6. The City will comply with Health and Safety Code section 17021.5.
12/31/2025 6th Cycle Completed
On April 7, 2025, the City Council adopted an ordinance to add a definiton section (27.060.020) in Chapter 27.60 Special Districts, Article I Agricultural Districts and adding the term 'farmworker housing' and include the defintions of farmworker housing from Health and Safety Code Sections 17021.5 and 17021.6. Farmworker housing up to 36 beds in group quarters (or 12 units or less) was added as a permitted use under Agricultural Districts (Section 27.60.030). Temporary farmworker housing consisting of more than 36 beds in a group quarters or more than 12 units or spaces designed for use by a single family or household was added as a special use under Section 27.60.040.

Meetings 1
Ordinance No. 2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 H1.17 Permitting and
Development Fee Review
a) Study cumulative permit fee costs for new housing development of various sizes and use information to identify opportunities to reduce per unit permitting costs; with fee reductions for small multi-family projects being prioritized. Present findings to the City Council with recommendations for adoption.
12/31/2025 6th Cycle In Progress
a) Staff has been researching cumulative permit fee costs for new housing developments of various sizes and significantly reduced permitting costs for projects. This will be evaluated as part of a citywide fee study update that is scheduled to begin in Q2 of 2026.

Other Not yet started
H1.17 Permitting and
Development Fee Review
b) Conduct a comprehensive review and update of the fee schedule every 5-6 years, with a focus on evaluating and adjusting fees with potential barriers to housing production. Next review will be conducted in 2027 (last fee study completed in 2021). 12/31/2027 6th Cycle Not Yet Started b) The City anticipates initiating its next comprehensive fee study in 2026, ahead of the 2027 target. Other Not yet started
H1.18 Increase Senior
Housing Production
Evaluate code amendments and/or policies to encourage and support the development of senior housing, especially senior housing that serves the ELI and lower income senior housesholds, including through shared‐ housing arrangements, community care facilities, supportive housing, and assisted living for seniors, and make a recommendation to the City Council.
12/31/2028 6th Cycle Not Yet Started This program is anticipated to begin implementation in 2027/2028. Other Not yet started H1.19 Ensure Adequate
Water Supply for the
Development of New
Housing
a) Upon adoption of the Housing Element, provide a copy of the Element to California Water Company, Estero Municipal Improvement District, and San Mateo Public Works Dept, for greater awareness of affordable housing priorities and collaboration, in compliance with AB 1087. 12/31/2023 6th Cycle Completed a) After the updated Housing Element was certified by HCD, a copy of the Housing Element was emailed to the California Water Company (Cal Water), Estero Municipal Improvement District (EMID), and the City's Public Works Department. Other An email was sent to respective agencies.

H1.19 Ensure Adequate
Water Supply for the
Development of New
Housing
b) Support efforts by Cal Water and EMID to expand their water supplies with new water sources and develop water efficiency and conservation methods to offset demand from new development projects.
12/31/2023 6th Cycle Continuous
b) The Public Services and Facilities Element in the City's General Plan 2040 includes 11 policies and actions that support coordination with the City's water providers to increase supply capacity, improve water efficiency in new development and increase local conservation efforts.

Implementation of these policies and actions is ongoing.

Other
This objective is completed on an ongoing
basis throughout the 2023-2031 period.

H1.19 Ensure Adequate
Water Supply for the
Development of New
Housing
c) Pursuant to AB 1087, work with Cal Water and EMID to establish a procedure to prioritize water allocation for developments that include units set aside as affordable housing for lower income households, including affordable housing within larger, mixeduse developments and larger residential subdivisions 12/31/2023 6th Cycle Completed
c) The City continues to engage with Cal Water and EMID to ensure that affordable housing projects are prioritized for water service allocations, with ongoing efforts to formalize the process.

Other
The City engages with Cal Water and EMIC
on an ongoing basis.

H1.19 Ensure Adequate
Water Supply for the
Development of New
Housing
d) Establish a written procedure for the City to grant priority sewer service to developments with units that are affordable to lower-income households. 12/31/2023 6th Cycle Completed d) There are currently no limitations on available sewer service capacity and all housing projects have been able to obtain sewer service as requested.

Other N/A
H1.20 Adopt San Mateo
General Plan 2040
a) Complete the General Plan 2040 Update (GPU) process and present to the City Council for adoption. The City is committed to adopting a General Plan that will create capacity for at least 10,000 new housing units and will increase the base densities in the 10 Study Areas by at least 25 du/ac and height limits by at least two stories. 12/31/2024 6th Cycle Completed a) On March 18, 2024, the City Council adopted General Plan 2040. The Land Use Element established new land use designations and map that increases housing capacity by approximately 19,700 new housing units, increases base densities to up to 130 du/ac, and increases heights up to eight stories. Meetings 1
https://strivesanmateo.org/general-plan2040/
H1.20 Adopt San Mateo
General Plan 2040
b) Commence with rezoning Citywide, in phases, to implement the land use map following GPU adoption. 12/31/2026 6th Cycle In Progress In March of 2025, staff issued a Request for Proposals (RFP) for a qualified consultant to support the Comprehensive Zoning Code Update Project. On June 16, 2025, the City Council voted to appropriate funding to complete the Zoning Code Update Project and to execute a professional services agreement with
a consultant to support this effort. Staff held the project kick-off meeting beginning of July, 2025. Staff has scheduled community workshops and a Council study session in Q1 of 2026. The City's goal is to have a draft of Zoning Code update ready in Fall 2026 and adoption by the end of 2027.

Other
This work effort is ongoing. Updates to the
comprehensive zoning code update can be
found on this website:
https://strivesanmateo.org/zoning-codeupdate
H1.20 Adopt San Mateo
General Plan 2040
c) The GPU public outreach and engagement process will include information on Measure Y and how it creates a constraint on housing production. 12/31/2024 6th Cycle Completed c) In addition to the extensive community outreach and engagement effort in summer/fall 2023, the City conducted a statistically valid survey of likely voters to understand voter opinion on different building heights (8, 10 and 12) that should be included in the General Plan to help build community awareness and consensus around the issue, and the results were presented to the public and City Council on October 30, 2023. Staff also created a public handout discussing Measure Y and the proposed density and height limits.

Other
This efforst was included in the General Plan
2040 project. General Plan 2040 information
can be found on this website:
https://strivesanmateo.org/general-plan-2040/
H1.20 Adopt San Mateo
General Plan 2040
d) The City will place an updated Measure Y ballot initiative to allow for the increased heights and densities in the adopted General Plan on the November 2024 election. 11/31/2024 6th Cycle Completed d) Measure T, which repealed Measure Y and allows for the increased heights and densities adopted in General Plan 2040 was placed on the November 2024 ballot and was approved by the voters.

Other
Measure T information can be found on this
webpage:
https://www.cityofsanmateo.org/4658/2024-
Election
H1.20 Adopt San Mateo
General Plan 2040
e) If the Measure Y ballot initiative does not pass in November 2024, present alternative plans within six months to the City Council, including a plan for rezoning, to address the housing production constraint of Measure Y with an emphasis on higher densities in high/highest resource areas and to add at least 1,700 units of new capacity around the City, thereby increasing the City’s RHNA buffer by at least 25%. 5/31/2025 6th Cycle Completed e) This program is not needed since the voters approved Measure T. Other Program not required. See notes. 308 of 424
H2.1 Fund Housing
Rehabilitation Efforts
a) Complete annual goals of 10 minor home repairs and 14 accessibility modifications through grants for lower-income residents, targeting ELI households where appropriate. 12/31/2025 6th Cycle Completed a) In 2025: 2 minor home repair projects were completed.

Households 2
This objective is implemented annually. Minor
home repair programs are funded by the
Community Development Block Grant
(CDBG). The City did not receive its
entitlement amount for the 25-26 program
year because it has not executed a Grant
Ageement with the US Department of Housing
and Urban Development (HUD). This affects
July-December 2025 and is one factor
affecting the failure to meet the target of 10
projects.

H2.1 Fund Housing
Rehabilitation Efforts
b) Provide home rehabilitation loans for lower-income residents up to a total of approximately $500,000 available. 12/31/2025 6th Cycle In Progress b) There were no rehabiliation loans issued in 2025. Households No loans issued in 2025.

H2.1 Fund Housing
Rehabilitation Efforts
c) Affirmatively market the availability of these funds to both homeowners and renters to increase awareness. Marketing efforts include translating flyers into Spanish and distributing flyers to various locations throughout the City, including libraries, senior and community centers and non-profit agencies. Outreach will be conducted biannually. 12/31/2025 6th Cycle Completed
c) The City continutes to collaborate with its partner agency, Rebuilding Together, to affirmatively market both programs on minor home repair and home rehabilitation loans.

Other
The City renewed its contract with Rebuilding
Together for administration of the home rehab
loan program in June 2025. Staff made
several changes to the contract to improve
the efficiency of the program. Staff also
worked with Rebuilding Togethrer to revise its
program flyer and distribute it in key locations
throughout the City.

H2.2 Support Retention of
Existing Lower Income
Units
a) Bridgepointe Condominiums affordability requirements for 59 affordable units expire in 2027, out of which 24 are very low-income units (35 are at 120% AMI). Belmont Building affordability requirements for 6 units expire in 2032. The rental property is owned by a for-profit entity, potential for loss of units is high. 12/31/2026 6th Cycle In Progress
a) The Bridgepointe Condominiums were identified as a priority to address. Their affordability requirements for 24 low-income units will expire in 2027. Options such as using funding sources to purchase or advertising conversion units to non-profits are being explored.

Units 59
Nothing to report. Work on this began in 2026
and will be reported on in the following APR.

H2.2 Support Retention of
Existing Lower Income
Units
b) Proactively coordinate with owners to preserve the 24 very low-income units as affordable, including identifying potential funding sources, advertise conversion units to non-profits, conduct tenant outreach and education, add a displacement preference for new affordable housing for people displaced, including those displaced as a result of conversion. Outreach and negotiate with owners for affordability extensions. Provide noticing to tenants and affected public entities in accordance with Gov. Code, § 65863.10, 65863.11, and 65863.13
12/31/2031 6th Cycle Not Yet Started
b) Belmont Building affordability requirements for 6 low-income units expire in 2032. Staff will proactively reach out to owners to extend affordability and mitigate displacement.

Units 24 Not yet started.

H2.3 Increase Energy and
Water Efficiency in
Existing Units
a) Complete seven weatherization upgrades through grants for lower-income residents annually, targeting ELI households when appropriate. 12/31/2025 6th Cycle Not Yet Started a) In 2023: Zero weatherization upgrades were completed. Staff is searching for a new non-profit partner for weatherization upgrades as the previous partner has dropped the service. Households This objective is implemented annually.

H2.3 Increase Energy and
Water Efficiency in
Existing Units
b) Implement energy-efficiency and electrification strategies identified in the City's Climate Action Plan through updates to the City’s Reach Codes as part of the building permit review process. Outreach will be conducted biannually. 12/31/2025 6th Cycle In Progress
b) The City's updated Reach Codes went into effect, requiring any remodel projects to include energy and water efficiency measures. In 2024, Due to a federal court decision, the City suspended enforcement of its Reach Codes that prohibit the installation of new gas infrastructure.

The Ninth Circuit Court of Appeals in California Restaurant Association v. City of Berkeley determined that a local ordinance that generally prohibited the installation of natural gas infrastructure was preempted by federal law, namely the Energy Policy and Conservation Act (EPCA).

At a November 3, 2025 City Council meeting, the Council reviewed four reach code options that does not require whole home electrification and directed staff to develop an ordinance that had all four reach code options. The Council is scheduled to consider the draft ordinance in Q1 2026.

Meetings 1
Reach Code information including updates to
the Reach Code can be found here:
https://www.cityofsanmateo.org/3363/ReachCodes
H2.4 Implement Capital
Improvements in LowerResourced Neighborhoods
a) Use available CDBG funds to make CIP improvements in identified Equity Priority Neighborhoods (including North Central and North Shoreview neighborhoods). Potential improvements may include: street work, crosswalk implementation, ADA ramp installation, striping, sidewalk improvements, traffic signal replacement, and other pedestrian/bicycle enhancements. Allocate available CDBG funds on an annual basis. 12/31/2025 6th Cycle Completed
a) In 2025, traffic signal and pedestrian safety improvments were completed using CBDG funds. The project was done in the intersection of 3rd and Norfolk, located in the North Shoreview neighborhood. Other This objective is implemented annually. 3rd
Ave. and Norfolk St. Intersection Safety
Improvements webpage can be found here:
https://www.cityofsanmateo.org/4744/3rd-Aveand-Norfolk-St-Intersection-Safe H2.4 Implement Capital
Improvements in LowerResourced Neighborhoods
b) Implement Bike Master Plan and Pedestrian Master Plan through capital improvements in Equity Priority Neighborhoods. 12/31/2025 6th Cycle Completed b) The City continues to implement the Bike Master Plan, Complete Streets Plan (which consolidated the Pedestrian Master Plan), and the North Central Complete Streets Plan, is a community-led plan focused on the North Central neighborhood, through capital improvements through the Public Works Department.

Other
The Bike Master Plan can be found on this
webpage:
https://www.cityofsanmateo.org/3944/BicycleMaster-Plan-2020 The Complete Streets Plan can be found on
this webpage:
https://www.cityofsanmateo.org/CompleteStre
ets
The North Central Complete Streets Plan can
be found on this webpage:
https://www.cityofsanmateo.org/4741/Complet
e-Streets-North-Central-Plan
H2.4 Implement Capital
Improvements in LowerResourced Neighborhoods
c) Conduct proactive public outreach to identify and prioritize capital improvements that best align with a neighborhood’s most critical needs. 12/31/2025 6th Cycle Completed c) The City conducts annual public outreach through the Public Works Department and through the Housing Division Community Needs Workshop to identify critical neighborhood needs. The Community Needs Workshop, hosted by the City's Community Relations Commission, was held on November 19, 2025.

Meetings 1
See November 19, 2025 Community
Relations Commission, Item #2, Community
Needs Workshop for 2026-27 Community
Development Block Grant (CDBG) Annual
Action
Plan:https://sanmateo.primegov.com/Portal/M
eeting?meetingTemplateId=10343
H2.4 Implement Capital
Improvements in LowerResourced Neighborhoods
d) Apply for funding biannually, consistent with CIP efforts and CDBG to pursue at least eight improvement projects over eight years in Equity Priority Areas. 12/31/2025 6th Cycle Completed d) The City continues to use CDBG funding and other sources to complete CIP improvement projects in Equity Priority Areas. Other CDBG information can be found on this
website:
https://www.cityofsanmateo.org/1588/Commu
nity-Development-Block-Grant-CDBG
309 of 424
H2.5 Promote Housing
Resilience
Provide Flood Improvements for the North Shoreview neighborhood through the levee project with Public Works. 12/31/2023 6th Cycle Completed The North Shoreview levee project was completed by the Department of Public Works on June 28, 2023. In October 2024, FEMA published new flood maps that removed the North Shoreview area out of Special Flood Hazard Areas (100 year flood zones).

Other
North Shoreview Flood Improvement Project
information can be found on this webpage:
https://www.cityofsanmateo.org/1796/NorthShoreview-Flood-Improvement-Projec H2.6 Require Replacement
Units
a) Conduct a study to determine whether the City should update the zoning ordinance and other policies to permanently require replacement of units (beyond Housing Crisis Act sunset date of 2034). This action must be completed within three years from the start of the planning period.
12/31/2026 6th Cycle Completed
a) AB 130 repealed Government Code Section 66301 which had a sunset date of January 1, 2034. AB 130 made the replacement unit provisions of the Housing Crisis Act permanent. Other
See SEC. 26. of AB 130.
https://leginfo.legislature.ca.gov/faces/billCom
pareClient.xhtml?bill_id=202520260AB130&s
howamends=false
H2.6 Require Replacement
Units
b) The City will require replacement housing units subject to the requirements of Government Code Section 65915(c)(3), when a development project or demolition occurs on sites with existing residential units that are restricted or have been occupied by a lower income household in the past five years.
5/20/2024 6th Cycle In Progress
b) The City currently requires all applicable development projects to provide replacement housing units in accordance with Government Code Section 65915(c)(3).

Other
The City implements this state law as required
under state law.

H3.1 Prevent
Homelessness
a) Allocate PLHA, CDBG, and other local funds to support homeless prevention these may include the following programs: LifeMoves Rapid Rehousing Program, Safe Harbor Shelter, Vendome Hotel supportive units, LifeMoves First Step for Housing program, HIP Housing home sharing and Montara assisted units for the formerly homeless. 12/31/2025 6th Cycle Completed
a) In 2025: 336 individuals were served by City programs to prevent homelessness. People 336
This objective is implemented annually.

Organizations funded through PLHA are on
the City's website:
https://www.cityofsanmateo.org/3765/Commu
nity-Funding-Program
H3.1 Prevent
Homelessness
b) Support the County in its efforts to convert the Stone Villa Hotel into a 44-room temporary shelter space as part of the Project Homekey programs. 12/31/2025 6th Cycle Completed b) The City supported the County's effort to convert the Stone Villa Hotel into a new temporary shelter space via the Project Homekey Program.

The shelter opened in 2022 offering 44 units and is operated by Samaritan House.

Units 44 This objective is implemented annually.

H3.2 Investigate Fair
Housing Cases
As CDBG funding permits, achieve the Annual Fair Housing Activity Goals:
• Investigate all complaint cases;
• Provide consultation to at least 30 individuals;
• Increase public Education/Outreach to tenants, landlords, and housing professionals by 50% over eight years (from 26 to at least 40 persons); and • Provide legal assistance to at least 185 renters.

These numbers are subject to change based on funding availability. 12/31/2025 6th Cycle Completed In 2025: 8 fair housing case clients were served. 18 individuals received public education/outreach and 62 individuals received consultations. People 88 This objective is implemented annually. More
information on the City's investment in Fair
Housing ca be found on the City's website
under Community Funding:
https://www.cityofsanmateo.org/3765/Commu
nity-Funding-Program
H3.3 Evaluate Housing
Revenue Sources
a) Conduct a feasibility study on increasing the fee to generate additional housing funds gathered from commercial development, analyze the study, conduct community outreach and make a recommendation to the City Council. Proceed as directed by Council.
12/31/2026 6th Cycle In Progress
a) The City has joined a County-wide effort to conduct a nexus study to set new commercial linkage fees. The partner jurisdictions drafted a Request for Proposals (RFP) in fall 2024 to identify a firm to conduct the nexus study. Work on the Grand Nexus Study began in 2026, with a report completed for City Council consideration in late 2026 or early 2027.

Meetings
a.) The Grand Nexus Study did not
commence until early 2026. However, a firm
was selected to conduct the study (Strategic
Economics) in 2025 and all partner
jurisdictions signed an MOU so that the work
could begin.

H3.3 Evaluate Housing
Revenue Sources
b) Examine other possible revenue sources and bring the proposals before City Council for consideration. Actively track available funding opportunities and coordinate with City partners, including non-profit housing developers on how best to leverage these resources.
12/31/2025 6th Cycle Completed
b) The City tracks State and local sources and funding and the timing of Notices of Funding Availability (NOFAs). For affordable projects in the City, staff works closely with developers to identify State and local sources of funding to include in their project's financing plan.

Other This objective is implemented annually.

H3.4 Expand Tenant
Protections
a) Extend AB1482 provisions to require tenant relocation payments for No Fault evictions for those with tenure less than one year. 12/31/2024 6th Cycle Completed a) In fall of 2024, staff began conducting outreach and researching best practices for code amendments to extend tenant relocation protections to tenants with tenure less than one year. This research was combined with researching tenant protection policies for substantial remodel evictions as described in b) and strengthened enforcement penalties for substanard units in c), in addition to research on a rental registry to track rental rates and evictions citywide, as described in Policy H.36.

Staff presented those findings to the City Council in a study session on April 21, 2025 and returned on November 17, 2025 with two ordinances to implement a) and c). The ordinances became effective Jan 1, 2026.

City Council did not direct staff to establish a rental registry but instead to collect voluntary information from property owners via the City's business tax application platform. Finally, City Council directed staff to establish an Emergency Rental Assistance Program funded with local funds and administered by a local nonprofit.

Meetings 2
a) Tenant Protections Community Workshop,
November 20, 2024:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=9190 b
and c) City Council Study Session April 21,
2025:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=9475, City Council
Regular Meeting November 17, 2025:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=9593 a)
and c) Chapter 10.010 of the San Mateo
Municipal Code:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/code/10.100, Chapter

7.50 of the San Mateo Municipal Code:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/code/7.50 H3.4 Expand Tenant
Protections
b) Make recommendations to the City Council for establishing tenant protection policies that include the requirement of documentation from landlords who use the substantial remodel exemption to evict tenants and a Right to Return policy for tenants displaced from homes due to demolition or substantial remodels. 12/31/2026 6th Cycle Completed
b) This action was incorporated into the tenant protections/antidisplacement policies in H3.4, as discussed above. City Council directed staff to require property owners to notify the former tenant when the substantially-remodeled unit becomes available. This is part of the ordinance adopted on November 17, 2025. Additional documentation requirements were not incorporated into the ordinance new state law addressed this.

Meetings 2
November 17, 2025 City Council Regular
Meeting:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=9593
Chapter 10.010 of the San Mateo Municipal
Code:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/code/10.100 H3.4 Expand Tenant
Protections
c) Amend the Code to strengthen enforcement penalty structure to aid in protecting tenants from unsafe or substandard units. 12/31/2024 6th Cycle Completed c) This research was combined with a) and b) above, and was presented to City council, as discussed above. An ordinance was adopted November 17, 2025.

Meetings 2
November 17, 2025 City Council Regular
Meeting:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=9593 Chapter

7.50 of the San Mateo Municipal Code:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/code/7.50 310 of 424
H3.4 Expand Tenant
Protections d) Conduct outreach to the community on a biannual basis. 12/31/2025 6th Cycle Continuous d) Staff has conudcted extensive community outreach as part of the research phase for tenant protections/anti-displacement. A community workshop on tenant protections/anti-displacement, hosted by the City's Community Relations Commission, was held on November 20, 2024, in addition to a series of focus group meetings with organizations in San Mateo. Stakeholder outreach continued into 2025, leading up to the April 21, 2025 study session on anti-displacement/tenant protections.

Meetings 1
Tenant Protections Community Workshop,
November 20, 2024:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=9190 April
21, 2025 City Council Study Session:
https://sanmateo.primegov.com/Portal/Meetin
g?meetingTemplateId=9475
H3.5 Study the Creation of
Below Market Rate Set
Asides
Conduct a best practices research on prioritization of households with special needs, extremely low-income households and large families. Analyze the data, conduct community outreach and make recommendations to the City Council. Proceed as directed by Council.
12/31/2026 6th Cycle In Progress
The City hired a consultant, Economic Planning Systems, in 2023 to study feasibility of establishing priority allocation for certain types of BMR units. The City may phase this effort to look at priority allocation for households with special needs or extremely low income households.

Meetings
The City will address this in the
Inclusionary/BMR Program update in 2026.

H3.6 Monitor Rental Rates
and Displacement.
a) Research options and best practices for a rental registry list, including determining necessary financial and human resources needed to establish such a program. Make recommendations to City Council. 12/31/2024 6th Cycle Completed a) Staff began research on rental registries in Fall 2024 in parallel with other tenant protections/anti-displacement measures in Policy H.3.4.

Staff presented its findings and recommendations to the City Council in a study session on April 21, 2025. City Council directed staff not to establish a formal rental registry but to instead request voluntary information from property owners via the City's business license platform.

Meetings 2
The work to incorporate questions into the
City's business license platform will be
completed in spring 2026.

H3.6 Monitor Rental Rates
and Displacement.
b) Collaborate with regional partners, such as 21 Elements or ABAG, to develop ways to monitor rental rates, evictions and displacement citywide and countywide to track trends and use the information to guide policy priorities. 12/31/2024 6th Cycle Continuous
b) Staff continues to collaborate with county-wide efforts to enact Housing Element policies, which includes monitoring rental rates, evictions, and displacement. This includes an eviction study being conducted by Stanford University and ABAG, anticipated in spring of 2025.

Meetings 2
This objective is targeted ongoing throughout
the entire planning period. The referenced
eviction study was completed and staff used
these findings to inform the April 21, 2025
study session on tenant protections/antidisplacement. The key finding that most evictions are due to nonpayment of rent led to
the City Council directing staff to create the
Emergency Rental Assistance Program.

H3.7 Evaluate
Opportunities for
Expanding Homeless
Shelters
a) Study best practices for expansion of homeless shelter sites. Analyze the data, conduct community outreach and recommendations to City Council. Proceed as directed by Council.
12/31/2023 6th Cycle Continuous
a) San Mateo continues to be involved with the County Continuum of Care to provide programs to serve the San Mateo homeless population.

Meetings 4
This objective is targeted ongoing throughout
the entire planning period. City staff sits on the
CoC Steering Committee.

H3.7 Evaluate
Opportunities for
Expanding Homeless
Shelters
b) Regularly evaluate zoning to ensure enough sites are available to accommodate the capacity for emergency shelters, based on the countywide Point in Time Homeless Count.
12/31/2023 6th Cycle Continuous
b) In 2024, City staff initiated work for zoning code amendments consistent with this program. Zoning code amendments addressing this program are anticipated to be considered by the City Council in Q1 of 2025 aggregated with other zoning code amendments.

Other
This objective is targeted ongoing throughout
the entire planning period.

H3.7 Evaluate
Opportunities for
Expanding Homeless
Shelters
c) Review and amend the zoning code to allow emergency shelters in C2, C3, and other zones as needed to ensure there is sufficient capacity on available sites to accommodate the need for emergency shelter as identified in the most recent point-intime count conducted before the start of the planning period, and to amend the definition of emergency shelters, in compliance with Government Code 65583. 12/31/2023 6th Cycle Completed
c) On April 7, 2025, the City Council adopted an ordinance to modify the defintion for homeless shelters (Section 27.04.177). Emergency shelters are already a permitted use in the C2 District. The C3 District enumerates all permitted uses in the C2 District.

Meetings 1
This objective is targeted ongoing throughout
the entire planning period. Ordinance No.
2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 H3.7 Evaluate
Opportunities for
Expanding Homeless
Shelters
d) Review and amend the zoning code as needed to comply with Government Code 65583 including to remove the 300 feet buffer from a single-family dwelling, clarify that emergency shelters are not required to be more than 300 feet apart and adopt objective development standards, such as parking for shelters in compliance with Government Code Section 65583(a)(4)(A)(ii).
12/31/2025 6th Cycle Completed
c) On April 7, 2025, the City Council adopted an ordinance to modify the defintion for homeless shelters (Section 27.04.177) and removed the separation requirement.

Meetings 1
This objective is targeted ongoing throughout
the entire planning period. Ordinance No.
2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 H3.7 Evaluate
Opportunities for
Expanding Homeless
Shelters
e) Review and amend the zoning code as needed to comply with requirements of AB 101 (2019) to allow Low Barrier Navigation Centers (LBNC) as a permitted use by right in areas zoned for mixed use and nonresidential zones permitting (by right or through a Special Use Permit) multifamily uses if it meets specific requirements in Government Code sections 65660 – 65668.
12/31/2025 6th Cycle Completed
On April 7, 2025, the City Council adopted an ordinance too add the term 'low-barrier navigation center' and defintion in Section 27.04.177. Section

27.30.010 (C1 District) was modified to permit low-barrier navigation centers by right consistent with Government Code Sections 65660 - 65668. The C2 District enumerates permitted uses in the C1 District.

Meetings 1
Ordinance No. 2025-03.:
https://law.cityofsanmateo.org/us/ca/cities/sanmateo/ordinances/2025/3 H4.1 Update the Housing
Webpage
a) Maintain and improve webpage with comprehensive housing related information and materials, and coordinate with providers to market programs electronically. 12/31/2031 6th Cycle Continuous The City continues to update its webpages with guides, plans, and other worksheets on new housing law, housing programs, and other resources.

Other
This objective is targeted ongoing throughout
the entire planning period.

The Housing Division website is located here:
https://www.cityofsanmateo.org/501/Housingand-Neighborhood-Services H4.1 Update the Housing
Webpage b) Provide information in multiple languages using common terms. 12/31/2031 6th Cycle Continuous The City continues to update its website to include relevant housing information. This includes translation of key materials. Other This objective is targeted ongoing throughout
the entire planning period.

The Housing Division website is located here:
https://www.cityofsanmateo.org/501/Housingand-Neighborhood-Services H4.1 Update the Housing
Webpage
c) Ensure that households with disproportionate housing needs are targeted for information through, for example, liaisons with service providers. Ensure targeting reaches ELI households.
12/31/2031 6th Cycle Continuous The City continues to update its website to include relevant housing information. This includes translation of key materials. Other This objective is targeted ongoing throughout
the entire planning period.

The Housing Division website is located here:
https://www.cityofsanmateo.org/501/Housingand-Neighborhood-Services 311 of 424
H4.2 Support a
Countywide Below Market
Rate Unit Waitlist
Support the county’s online portal for a BMR waitlist by transitioning the City’s BMR waiting list to the Countywide system. In addition, work with BMR property managers/owners to advertise available BMR units on the County’s portal to streamline the rental process.
12/31/2031 6th Cycle Completed
The City merged its affordable rental properties list onto the countywide website (San Mateo County Housing) in January 2023. This transitioned to the regional Doorway website, which completed its rollout in Fall 2024. All new and vacant BMR units in the City are required to be listed on Doorway.

Other
The Doorway website can be found here:
https://housingbayarea.mtc.ca.gov/
H4.3 Expand Community
Education and Outreach
a) Housing initiatives and policy implementation shall be supported with robust and adaptive community engagement including surveys, workshops, pop-up events, mailings, and targeted outreach to underrepresented groups. Outreach will be conducted biannually.
12/31/2031 6th Cycle Continuous
a) The City held its annual Housing and Community Needs Assessment in November 2024 to invite community stakeholders and residents to voice their needs and concerns to staff and the Community Relations Commission, which guide funding distribution for the CDBG and PLHA programs. The Community Relations Comimssion also hosted a community workshop on tenant protections and anti-displacement in November 2024. The workshops were held in English with Spanish interpretation, and the staff presentations were provided in English and Spanish. As part of the City's outreach for tenant protections/antidisplacement, staff held focus group meetings and one-on-one meetings with stakeholders. Outreach continued into 2025, including for the City Council study session on April 21, 2025 on anti-displacement/tenant protection policies in the Housing Element.

Meetings 1
This objective is targeted ongoing throughout
the entire planning period.

H4.3 Expand Community
Education and Outreach
b) Continue to participate in Countywide (and other) efforts to share best practices on equitable engagement and inclusive outreach. (e.g. Home For All “Learning Network”) 12/31/2031 6th Cycle Continuous b) The City continues to participate in countywide efforts and efforts led by the 21 Elements planning collaborative related to engagement and outreach.

Meetings 1
This objective is targeted ongoing throughout
the entire planning period.

H4.3 Expand Community
Education and Outreach
c) Actively provide information on County and State resources for tenant protections, discriminatory practices (CC&R's), special needs groups, and households with disproportionate housing needs.
12/31/2031 6th Cycle Continuous The City's website contains information/resources for tenants, including City-level resources. Other 1
This objective is targeted ongoing throughout
the entire planning period. Some information
can be found at:
https://www.cityofsanmateo.org/2506/OtherResources
H4.4 Enable Affirmative
Marketing
a) Research other best practices to create an affirmative marketing strategy and implement strategies in San Mateo where appropriate. 12/31/2026 6th Cycle Not Yet Started a) The City will research best practices to create an affirmative marketing strategy in 2026. Other 1 This objective is targeted ongoing throughout
the entire planning period.

H4.4 Enable Affirmative
Marketing
b) Include farm workers, ELI households, people with disabilities, and households with disproportionate housing needs, and new target group where appropriate. 12/31/2023 6th Cycle Continuous b) In Winter 2023, affirmative marketing began for the Kiku Crossing affordable housing project, as focused outreach was used for units aimed at special needs populations through County and local nonprofit organizations.

Other
Affirmative marketing is required for all City
below market rate (BMR) units. More detailed
marketing plan requirements will be
incorporated into the City's BMR Regulatory
Agreement and BMR Guidelines as part of the
2026 BMR program update.

H4.4 Enable Affirmative
Marketing
c) Include Spanish marketing materials and ensure bilingual interpretation services are available. The City will conduct outreach and education on a project-by-project basis and will ensure that programs target/affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others. 12/31/2023 6th Cycle Continuous
c) Affirmative marketing for the Kiku Crossing affordable housing project included Spanish language materials and targeted outreach. Kiku Crossing was fully occupied at the end of 2024.

Staff has translated most of its tenant-related communications and materials, including those created as part of implementation of Housing Element tenant protection/anti-displacement policies. Emergency Rental Assistance Program information is available in both English and Spanish.

Other
This objective is targeted ongoing throughout
the entire planning period.

H4.4 Enable Affirmative
Marketing
d) Partner with community intermediaries to conduct outreach activities on social media and in the community in Spanish and English language, including events with a significant representation of hard to reach communities such as the annual Dia de los Muertos and Eggstravaganza events (minimum of two per year) as well as pop-ups in the North Central and North Shoreview neighborhoods, (minimum of two per year) 12/31/2025 6th Cycle Continuous
d) The City continues to maintain a presence conducting outreach in English and Spanish through community events in the North Central and North Shoreview neighborhoods.

Other The objective is conducted annually.

H4.5 Conduct Outreach to
Sites Inventory Property
Owners
Conduct focused outreach to the owners of properties on the Sites Inventory to determine interest in redevelopment or construction of additional housing on their site(s). The outreach shall include provision of information on the City’s development process, fees, and timelines associated with such applications. Initial outreach shall be conducted within two years of adoption and shall be ongoing throughout the housing cycle.
12/31/2023 6th Cycle Continuous
Staff continues to engage with property owners who have projects in the pipeline or anticipate submitting projects. In 2025, City staff were processing 16 housing development projects (multi-family or mixed use) that had submitted preliminary or formal planning applications for development entitlements. City staff targets quarterly roundtable discussions with developers and property owners.

Other
This objective is targeted ongoing throughout
the entire planning period.

Current Planning Project Information can be
found here and each project page is as
needed:
https://www.cityofsanmateo.org/1176/CurrentDevelopment-Projects Planning Division Resource Documents can
be found here and updated as needed:
https://www.cityofsanmateo.org/1135/PlanningResource-Documents H5.1.1: Adjust the city's
Below Market Rate
(inclusionary) program
a) Perform a feasibility analysis to redesign the program to allow a menu of options, including targeting of units for ELI households. 11/30/2023 6th Cycle In Progress a) The City has joined with a countywide effort to conduct a nexus study on inclusionary programs to potentially adjust the City's affordability requirements (including targeting ELI units) and to update its fees. The City has participated in several meetings led by the 21 Elements planning collaborative to draft a joint Request for Proposals (RFP), which is anticipated to be released in 2025. The countywide Grand Nexus Study is anticipated to be completed in 2026. The City anticipates presenting policy options and recommendations for updating the inclusionary ordinance after completion of the Grand Nexus Study.

Other
The Grand Nexus Study, which will include
this information, will be posted on the City's
website once completed in 2026/27.

H5.1.1: Adjust the city's
Below Market Rate
(inclusionary) program
b) Ensure analysis includes review of housing for households with disproportionate housing needs, along with income levels. 5/31/2024 6th Cycle In Progress b) The Grand Nexus Study process is underway. It will include analysis of targeting housing for households with disproportionate housing needs, along with income levels.

Other
The Grand Nexus Study, which will include
this information, will be posted on the City's
website once completed in 2026/27.
312 of 424
H5.1.2: Participate in a
regional down payment
assistance program
a) Affirmatively market down payment assistance to 1,000 households with disproportionate housing needs, including persons with disabilities, single parents and Hispanic households;
12/31/2031 6th Cycle Completed
a) The City has joined with a County-wide effort with the San Mateo County Housing Endowment and Regional Trust to provide
downpayment assistance for first-time homebuyers. The City will continue to advertise the program to prospective applicants with affirmative marketing strategies. Households 1000 In progress H5.1.2: Participate in a
regional down payment
assistance program
b) Provide down payment assistance to 30 total households; 12/31/2031 6th Cycle In Progress b) The County-wide effort continues to be underway and San Mateo will continue to support the County to meet its goal of providing assistance to 30 total households.

Households 30 In progress
H5.1.2: Participate in a
regional down payment
assistance program
c) Provide homebuyer education to 200 households. 12/31/2031 6th Cycle In Progress c) The County-wide effort continues to be underway and San Mateo will continue to support the county to meet its goal of providing education to 200 total households.

Households 200 In progress
H5.1.2: Participate in a
regional down payment
assistance program
d) Assist households in proportion to the demographic profile of the City. In addition, the City will work with other jurisdictions to conduct outreach and education. Ensure that programs target/affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others. 12/31/2031 6th Cycle In Progress
d) The County-wide effort continues to be underway and San Mateo will continue to work towards its goal to affirmatively market the program to impacted neighborhoods.

Households 200 In progress
H5.1.3: Explore the
potential to implement a
loan program for ADU
construction if a Cityfunded ADU loan program
is determined to be
infeasible.

Explore the potential for a city ADU loan program. Work with 21 Elements collaborative to design a regional loan forgiveness program. Ensure that programs target/affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others. To enhance mobility in high resource/areas of affluence, additionally target to areas outside lower resource areas.

Target those with disproportionate housing needs, with a goal to reach 5 households annually.

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

Promote the use of Housing Choice Vouchers (HCVs) for ADUs to allow lower income households the opportunity to live in lower density neighborhoods. The goal is to reach 20% of households with HCVs annually. Provide targeted outreach to ELI households. 12/31/2026 6th Cycle In Progress
The City is a sponsor of a County-wide collaborative to increase the number of ADUs and in 2024 the San Mateo ADU Resource Center was established to support additional ADU construction. It is anticipated that the ADU Resource Center will explore the potential of a forgivable ADU loan program and a program for housing choice voucher holders to move to areas of high opportunity.

Other In progress
H5.2.1: Add more city
supported housing with
affordability restrictions in
moderate and high/highest
resource areas and areas
of affluence.

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

Continue to update the housing inventory and provide on the City’s website so that developers can target housing in moderate and high opportunity areas, as well as areas of affluence.
12/31/2025 6th Cycle In Progress
In Winter 2023, affirmative marketing began for the Kiku Crossing affordable housing project as focused outreach was used for units aimed at special needs populations through County and local nonprofit organizations. Kiku Crossing is located in a Highest Resource area defined by the 2024 TCAC Opportunity maps.

In Fall/Winter 2024, the City worked with MidPen Housing on an affirmative marketing plan for vacant units at 2000 S. Delaware, a formerly moderate-income affordable housing development on Cityowned land that was acquired by MidPen Housing in 2024 and converted to a low-income (80% AMI) housing development, with a City loan of $500,000. Application processing continued into 2025. 2000 S. Delaware is located in a High Resource area as defined by the 2024 TCAC Opportunity Map.

Units 319
The objective is conducted annually. MidPen
submitted affirmative marketing plans for the
City's approval for both Kiku Crossing and
2000 S. Delaware and worked with the City to
reach individuals with disproportionate
housing needs.

H5.2.2: Incentivize
developers through direct
subsidies, fee waivers,
and/or density bonuses, to
increase accessibility
requirements beyond the
federal requirement
a) Update development agreements for projects with City subsidies to include additional accessible units. 12/31/2023 6th Cycle Continuous a) The Kiku Crossing affordable housing project, which was completed and reached full occupancy in 2024, contains 22 units for formerly homeless households and 8 units for individuals with intellectual and developmental disabilities. Units 22
This objective is targeted ongoing throughout
the entire planning period.

H5.2.2: Incentivize
developers through direct
subsidies, fee waivers,
and/or density bonuses, to
increase accessibility
requirements beyond the
federal requirement
b) Update the City’s Inclusionary Housing Policy to require projects that receive City subsidies to increase the percentage of units that meet accessibility requirements. 12/31/2026 6th Cycle Not Yet Started b) The City anticipates presenting policy options and recommendations for updating the inclusionary ordinance to City Council in 2026. Other This will be part of the comprehensive update
to the City's Below Market-Rate policy in 2026.

H5.2.2: Incentivize
developers through direct
subsidies, fee waivers,
and/or density bonuses, to
increase accessibility
requirements beyond the
federal requirement
c) The City will proactively outreach to developers throughout the planning period every two years, beginning in 2024. 12/31/2026 6th Cycle Continuous c) The City will continue to proactively outreach to developers to increase accessibility for upcoming projects, such as the Bespoke mixed-use development, which includes a standalone affordable housing development.

Other
This objective is targeted to be completed
every two years.

H5.2.3: Prioritize city
funding proposals for city
funded affordable housing
that are committed to
serving hard to serve
residents
Conduct a best practices review and develop a program to prioritize City funding for housing projects. 12/31/2028 6th Cycle Not Yet Started
In 2023, the City prioritized Permanent Local Housing Allocation funding for the St James Supportive Housing project which will provide all of its units to ELI households to transition-aged former foster youth. Staff will conduct a review of best practices for funding prioritization and develop a program for City Council adoption by 2028.

Other
Not yet started, though PLHA funding was
directed to predevelopment of 5 ELI units at
the St. James New Beginnings project.

H5.2.4: Develop a housing
mobility program that
provides support to
tenants seeking to move to
high opportunity areas
There will be a 20% increase in the number of voucher holders, including ELI households, moving to areas of high opportunity. 12/31/2023 6th Cycle Not Yet Started Staff will collaborate with the County to develop a housing mobility program to explore options for housing choice voucher holders to move to areas of high opportunity, such as through an ADU program.

Households
This objective is targeted ongoing throughout
the entire planning period. As noted
elsewhere, it is anticipated that the
countywide ADU Resource Center will explore
the potential of a forgivable ADU loan
program and a program for housing choice
voucher holders to move to areas of high
opportunity.
313 of 424
H5.3.1: Conduct an area
plan for the North
Shoreview and North
Central neighborhoods
Prepare an area plan for North Shoreview and North Central neighborhoods. 12/31/2029 6th Cycle Not Yet Started Staff will continue to complete this plan through the larger General Plan Update implementation plan. The development of North Shoreview and North Central area plans are expected to be completed in 2029 in accordance with the Complete Streets Plan of the Public Works Department.

Other Not yet started
H5.3.2: Continue to fund
minor home repairs,
infrastructure
improvements and public
services
Complete annual goals of 10 minor home repairs and 14 accessibility modifications through grants for low-income residents. Provide home rehabilitation loans for lowincome homeowners and landlords making accessibility modifications. Fund service providers that target households with disproportionate housing needs, including services for seniors, ELI households, youth, and fair housing.

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

Bi-annually apply for funding through the CIP or other actions to address infrastructure needs.
12/31/2023 6th Cycle In Progress a) In 2025: 2 minor home repair projects were completed. Households 2 The objective is conducted annually. Minor
home repair programs are funded by the
Community Development Block Grant
(CDBG). The City did not receive its
entitlement amount for the 25-26 program
year because it has not executed a Grant
Ageement with the US Department of Housing
and Urban Development (HUD). This affects
July-December 2025 and is one factor
affecting the failure to meet the target of 10
projects.

H5.3.3: Monitor affordable
housing projects that are
at risk of conversion to
market rate.

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

Proactively coordinate with owners to preserve the 24 very low- income units as affordable, including identifying potential funding sources, advertise conversion units to non-profits, provide conduct tenant outreach and education, add a displacement preference for new affordable housing for people displaced, including those displaced as a result of conversion. Provide noticing to tenants and affected public entities in accordance with Gov. Code, § 65863.10, 65863.11, and 65863.13 Outreach and negotiate with owners for affordability extensions beginning at least two years prior to the affordability expiration date.
12/31/2027 6th Cycle Not Yet Started
a) The Bridgepointe Condominiums were identified as a priority to address. Their affordability requirements for 24 low-income units will expire in 2027. Options such as using funding sources to purchase or advertising conversion units to non-profits are being explored.

Units
Not yet started. Work on this began in 2026
and will be reported on in the following APR.

H5.3.3: Monitor affordable
housing projects that are
at risk of conversion to
market rate.

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

Proactively coordinate with owners to preserve the 24 very low- income units as affordable, including identifying potential funding sources, advertise conversion units to non-profits, provide conduct tenant outreach and education, add a displacement preference for new affordable housing for people displaced, including those displaced as a result of conversion. Provide noticing to tenants and affected public entities in accordance with Gov. Code, § 65863.10, 65863.11, and 65863.13 Outreach and negotiate with owners for affordability extensions beginning at least two years prior to the affordability expiration date.
1/31/2032 6th Cycle Not Yet Started
b) Belmont Building affordability requirements for 6 low-income units expire in 2032. Staff will proactively reach out to owners to extend affordability and mitigate displacement.

Units Not yet started
H5.4.1: Establish tenant
protections in local
ordinance to extend
measures of AB1482
a) Extend AB1482 provisions to require tenant relocation payments for No Fault evictions for those with tenure less than one year. 12/31/2024 6th Cycle Completed a) The City Council adopted an ordinance on November 17, 2025 that extended those provisions of AB 1482 to tenants with a tenure of 11 months or longer. Ordinance 1 See above for ordinance
H5.4.1: Establish tenant
protections in local
ordinance to extend
measures of AB1482
b) Make recommendations to the City Council for establishing tenant protection policies that include the requirement of documentation from landlords who use the substantial remodel exemption to evict tenants and a Right to Return policy for tenants displaced from homes due to demolition or substantial remodels. 12/31/2026 6th Cycle Completed
b) This was incorporated into the study session on April 21, 2025 on antidisplacement/tenant protection policies in the Housing Element and the ordinance that was adopted on November 17, 2025.

Ordinance 1 See above for ordinance
H5.4.1: Establish tenant
protections in local
ordinance to extend
measures of AB1482
c) Amend the Code to strengthen enforcement penalty structure to aid in protecting tenants from unsafe or substandard units. 12/31/2024 6th Cycle Completed c) This was incorporated into the study session on April 21, 2025 on antidisplacement/tenant protection policies in the Housing Element and the ordinance that was adopted on November 17, 2025..

Ordinance 1 See above for ordinance
H5.4.2: Partner with
Project Sentinel to perform
fair housing training for
landlords and tenants
Provide annual funding to Project Sentinel to provide training every two years in the Spring, targeting 200 landlords each training. Awareness will be increased through outreach to landlords.
12/31/2025 6th Cycle Continuous In 2025: Project Sentinel held two Fair Housing workshops in San Mateo. Meetings 2 The objective is conducted annually.

H5.4.3: Create a webpage
specific to fair housing
Provide information on the City's website about housing discrimination, laws, and protections. Fair Housing resources will also be advertised on the City’s eNewsletter, social media channels and various email listservs. Update the webpage every two years, along with other transparency updates.
12/31/2026 6th Cycle Continuous
The City maintains a Fair Housing webpage at
https://www.cityofsanmateo.org/3764/Fair-Housing-Assessment and will continue to update it with new resources for residences experiencing discrimination while evaluating it for accessibility to resolve any gaps.

Website
This objective is targeted to be completed
each two years. The City maintains a Fair
Housing webpage at
https://www.cityofsanmateo.org/3764/FairHousing-Assessment H5.4.4: All multi-family
residential developments
contain signage in both
English and Spanish to
explain the right to request
reasonable
accommodations for
persons with disabilities.

Initially, create ongoing condition of approval to ensure both BMR and all-affordable developments contain this information. Explore options for recording against the property and/or including in the affordable housing agreement. 12/31/2026 6th Cycle Not Yet Started
The City continues to monitor multi-family developments to ensure appropriate signage for fair housing is displayed in common areas and information is provided in English and Spanish. The City has joined a County-wide BMR workgroup in to review best practices for BMR management in 2024.

Other Not yet started
H5.4.5: Ensure that future
improvements in
disadvantaged
communities will not
produce a net loss of
affordable housing or the
displacement of residents
In conjunction with Policies 5.3.1, and 5.3.2, when improvements are planned to be made to disadvantaged communities, conduct a review of existing housing units that may be impacted by such improvements. Consistent with H2.6, ensure units that may be lost are replaced.
12/31/2027 6th Cycle Not Yet Started
Staff will continue to complete this policy through the larger General Plan Update and implementation of state laws that requires no-net loss of units. The development of a no-net-loss affordable housing policy is expected to be completed in 2027.

Other Not yet started
314 of 424
Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2025
(Jan. 1 - Dec.
31) Housing Element Implementation
Period 6th Cycle 01/31/2023 - 01/31/2031
Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
3 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Description of
Commercial
Development Bonus
Commercial Development Bonus Date
Approved
Summary Row: Start Data Entry Below
Units Constructed as Part of Agreement
Commercial Development Bonus Approved pursuant to GC Section 65915.7 Table E
Note: "+" indicates an optional field
Project Identifier
1 2
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Annual Progress Report January 2020
315 of 424
Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Period 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 01/31/2023 - 01/31/2031
The description should adequately document
how each unit complies with subsection (c) of
Government Code Section 65583.1
+
.

For detailed reporting requirements, see the
chcklist here:

Extremely LowIncome+Very LowIncome+ Low-Income+ TOTAL UNITS+Extremely LowIncome+Very LowIncome+ Low-Income+TOTAL UNITS+
https://www.hcd.ca.gov/communitydevelopment/docs/adequate-sites-checklist.pdf Rehabilitation Activity
Preservation of Units At-Risk
Acquisition of Units
Mobilehome Park Preservation
Total Units by Income
Table F
Please note this table is optional: The jurisdiction can use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved, including mobilehome park preservation, consistent with the standards set forth in Government Code section 65583.1, subdivision (c). Please note, motel, hotel, hostel rooms or other structures that are converted from non-residential to residential units pursuant to Government Code section 65583.1(c)(1)(D) are considered net-new housing units and must be reported in Table A2 and not reported in Table F.

Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be counted, please contact HCD at [email protected] and we will unlock the form which enable you to populate these fields.

Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c) Annual Progress Report January 2020
316 of 424
Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Note: "+" indicates an
optional field
Reporting
Period 2025 (Jan. 1 - Dec. 31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Notes
2 3 6
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit
Category
(2 to 4,5+)
Tenure
R=Renter
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
Low- Income Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Total Moderate Income
Units Converted from
Above Moderate
Date
Converted Notes
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 0
Table F2
Above Moderate Income Units Converted to Moderate Income Pursuant to Government Code section 65400.2 For up to 25 percent of a jurisdiction’s moderate-income regional housing need allocation, the planning agency may include the number of units in an existing multifamily building that were converted to deed-restricted rental housing for moderate-income households by the imposition of affordability covenants and restrictions for the unit. Before adding information to this table, please ensure housing developments meet the requirements described in Government Code 65400.2(b). 5 Project Identifier Unit Types
1 4
Affordability by Household Incomes After Conversion Units credited toward Moderate Income RHNA
317 of 424
Jurisdiction San Mateo
Reporting
Period 2025
(Jan. 1 - Dec.
31)
Period 6th Cycle 01/31/2023 - 01/31/2031 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation
2 3 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Realistic
Capacity
Identified in the
Housing
Element
Entity to whom the site
transferred Intended Use for Site
034-191-110 308 5th Avenue Vacant 0 Surplus Land 0.35 Existing City parking lot 034-179-050 E 4th Avenue/S
Railroad Avenue Vacant 0 Surplus Land 0.25
Existing City parking lot - City in Exclusive Negotiation Agreement with a commercial and affordable developer
team for a mixed-use development that includes a 100%
affordable housing project (71 units - Bespoke)
034-179-060 E 4th Avenue/S
Railroad Avenue Vacant 0 Surplus Land 0.13
Existing City parking lot - City in Exclusive Negotiation Agreement with a commercial and affordable developer
team for a mixed-use development that includes a 100%
affordable housing project (71 units - Bespoke)
1 Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Table G
Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of Project Identifier
element sites inventory contains a site which is or was owned by the reporting jurisdiction, and has been sold, leased, or otherwise disposed of during the reporting
year.
318 of 424
Jurisdiction San Mateo Note: "+" indicates an optional field Reporting
Period 2025
(Jan. 1 - Dec.
31)
Cells in grey contain auto-calculation
formulas
Designation Size Notes
1 2 3 4 5 6 7
APN Street Address/Intersection Existing Use Number of
Units
Surplus
Designation
Parcel Size (in
acres) Notes
034-191-110 308 5th Avenue Vacant 0 Surplus Land 0.35 Existing City parking lot 034-179-050 E 4th Avenue/S Railroad Avenue Vacant 0 Surplus Land 0.25 Existing City parking lot - City in Exclusive
Negotiation Agreement with a commercial and
affordable developer team for a mixed-use
development that includes a 100% affordable
housing project (71 units - Bespoke)
034-179-060 E 4th Avenue/S Railroad Avenue Vacant 0 Surplus Land 0.13 Existing City parking lot - City in Exclusive
Negotiation Agreement with a commercial and
affordable developer team for a mixed-use
development that includes a 100% affordable
housing project (71 units - Bespoke)
NOTE: This table must contain an inventory
of ALL surplus/excess lands the reporting
jurisdiction owns
Summary Row: Start Data Entry Below
Parcel Identifier

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Table H
Locally Owned Surplus Sites
319 of 424
Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2025
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Project Type Date
Units
(Beds/Student
Capacity) Granted
Notes
2 3 5 6
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Unit Category
(SH - Student Housing) Date
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Total Additional
Beds Created Due
to Density Bonus
Notes
Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Table J
Student housing development for lower income students for which was granted a density bonus pursuant to subparagraph (F) of paragraph (1) of subdivision (b) of Section 65915 Project Identifier Units (Beds/Student Capacity) Approved 1 4
NOTE: STUDENT HOUSING WITH DENSITY BONUS
ONLY. This table only needs to be completed if there
were student housing projects WITH a density bonus
approved pursuant to Government Code65915(b)(1)(F)
Annual Progress Report January 2020
320 of 424
Jurisdiction San Mateo ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2025 (Jan. 1 - Dec. 31)
Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Yes
Does the Jurisdiction have a local tenant preference policy? If the jurisdiction has a local tenant preference policy, provide a link to the jurisdiction's webpage containing authorizing local ordinance and supporting materials.

Notes
Table K
Tenant Preference Policy
Local governments are required to inform HCD about any local tenant preference ordinance the local government maintains when the jurisdiction submits their annual progress report on housing approvals and production, per Government Code 7061 (SB 649, 2022, Cortese). Effective January 1, 2023, local governments adopting a tenant preference are required to create a webpage on their internet website containing authorizing local ordinance and supporting materials, no more than 90 days after the ordinance becomes operational. https://www.cityofsanmateo.org/DocumentCenter/View/99291/BMR-Guidelines-2025?bidId= The Affordable Housing Ordinance (Below Market-Rate Housing Program) is found in San Mateo Municipal Code Section 27.16.050. This section states that specific requirements for the BMR Program are to be regulated via Resolution of the City Council. Resolution No. 77 (2025) provides these requirements in the form of BMR Program Guidelines. The BMR Program Guidelines provide (in Section IX) that preference for BMR units shall be given to persons residing or working in the City of San Mateo. This section also references any relevant policies adopted via City Council Resolution. Furthermore, the operative sections of Resolution No. 22 (1999) - Modified Affordable Housing Marketing Policies, state that those who live or work within the City of San Mateo shall be given priority over those who do not live or work in San Mateo for City-subisidized units. 321 of 424
Jurisdiction San Mateo Note: "+" indicates an optional field Reporting
Period 2025
(Jan. 1 - Dec.
31)
Cells in grey contain auto-calculation
formulas
Size Notes
3 4
APN Street Address/Intersection Date of
Designation
Designation
Level
Historic Site
Period
Areas of
Significance
Parcel Size (in
acres) Notes
Summary Row:

Historical Resources
Parcel Identifier
1 Designation
2 NOTE: This table needs to be completed with any sites within your jurisdiction that were newly added to a National, State, or Local register of historic places within the reporting year. If none, leave blank.

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Table L
322 of 424
Jurisdiction San Mateo
Reporting Year 2025 (Jan. 1 - Dec. 31)
Total Award Amount Total award amount is auto-populated based on amounts entered in rows 15-26.

Task $ Amount Awarded $ Cumulative Reimbursement Requested Other Funding
Notes
Summary of entitlements, building permits, and certificates of occupancy (auto-populated from Table A2) Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 5
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 4
Deed Restricted 0
Non-Deed Restricted 3
Deed Restricted 0
Non-Deed Restricted 4
8 24
Completed Entitlement Issued by Affordability Summary
Income Level
Very Low
Low
Moderate
Above Moderate
Total Units
Acutely Low
Extremely Low

ANNUAL ELEMENT PROGRESS REPORT
Local Early Action Planning (LEAP) Reporting
(CCR Title 25 §6202)
Please update the status of the proposed uses listed in the entity’s application for funding and the corresponding impact on housing within the region or jurisdiction, as applicable, categorized based on the eligible uses specified in Section 50515.02 or 50515.03, as applicable. $ -
Task Status
323 of 424
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 12
Non-Deed Restricted 28
Deed Restricted 7
Non-Deed Restricted 29
Deed Restricted 0
Non-Deed Restricted 28
187
291
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 18
Deed Restricted 0
Non-Deed Restricted 14
Deed Restricted 3
Non-Deed Restricted 25
56 116
Moderate
Above Moderate
Total Units
Building Permits Issued by Affordability Summary
Income Level
Very Low
Low
Total Units
Certificate of Occupancy Issued by Affordability Summary Income Level
Very Low
Low
Moderate
Above Moderate
Acutely Low
Extremely Low
Acutely Low
Extremely Low
324 of 424

CITY OF SAN MATEO

GENERAL PLAN

ANNUAL PROGRESS REPORT
2025
PREPARED BY:

COMMUNITY DEVELOPMENT DEPARTMENT
330 W. 20TH AVENUE
SAN MATEO CA 94403
(650) 522-7212
[email protected]
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City of San Mateo General Plan Progress Report 2025 P a g e | 2

1. INTRODUCTION AND PURPOSE OF THIS DOCUMENT
State of California Government Code Sections 65400 and 65700 requires local planning agencies to provide an annual update to their legislative body, the Governor's Office of Land Use and Climate Innovation (LCI), previously known as the Office of Planning and Research (OPR), and the State Department of Housing and Community Development (HCD) on the status of the General Plan, Housing Element and progress in its implementation. State law requires that the General Plan Annual Progress Report (APR) be completed and submitted to the state by April of each year to report on implementation from the previous year. The General Plan APR is required even when a city may be undertaking a General Plan comprehensive update.

This General Plan Progress Report looks at the City of San Mateo’s (City) progress in implementing land use related goals, policies and actions during the period beginning January 1, 2025, and ending on December 31, 2025.

2. GENERAL PLAN BACKGROUND AND CONTENT
California law requires that every city and county adopt a long-term General Plan that addresses eight specific topics or “elements,” organized in any format or structure preferred by the community. The General Plan may also address other topics the community feels are relevant. Regardless of the format or issues addressed, the Plan must be internally consistent.

The City, after a six year comprehensive effort, adopted Strive San Mateo General Plan 2040 on March 18, 2024. Community participation played an important role in preparing the City’s General Plan 2040.

The General Plan team held a series of meetings and events to establish the General Plan study areas; create the range of alternatives; confirm the draft alternatives; and receive feedback and direction on the preferred land use and circulation scenarios as well as on goals and policies from the community and, ultimately, the City Council. Additionally, other agencies and utilities were consulted including the Native American tribes, county agency, school districts, water districts, and regional transportation agencies. At the time of its adoption, San Mateo’s General Plan 2040 complied with applicable OPR General Plan Guidelines.

The General Plan 2040 is organized into eight elements that meet the State requirements, as shown in Table 1 - General Plan Contents.

Table 1 - General Plan Contents
Required Plan
Topics1
Strive San Mateo General
Plan 2040 Elements
Issues Covered
Land Use Land Use Community character, land use, development, economic development, planning activities, and regional
coordination
Housing Housing Housing
Circulation Circulation Transportation, mobility, regional coordination Conservation
Open Space
Conservation, Open Space
and Recreation
Biological resources, open space, cultural resources,
parks and recreation
Noise Noise Noise
Safety Safety Natural and man-made hazards (flooding, geologic, seismic, hazardous waste, wildfires, wastewater, etc.), mitigation planning
1 Senate Bill 1000 (2016) – For communities with disadvantaged communities (as defined in California Government Code 65302), SB 1000 requires the local jurisdiction to provide an Environmental Justice element, or equivalent, in its General Plan that identifies the location of the disadvantaged communities and their environmental burdens, health risks and needs.
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City of San Mateo General Plan Progress Report 2025 P a g e | 3 Environmental
Justice
Land Use
Also incorporated in other
elements
Equity priority communities, civic engagement in the
public decision-making process, unique or compounded
health risks in disadvantaged communities, prioritization of improvements and programs in disadvantaged
communities
Optional Plan Topics
Community Design and
Historic Resources
Natural setting and the urban forest, archaeological and paleontological resources and tribal cultural resources, historic resources, city placemaking, design
Public Services and
Facilities
Community safety, water supply, wastewater and foodcontrol infrastructure, energy and telecommunications infrastructure, public facilities, child care and schools, senior and aging adults, healthcare and social services, solid waste
Sustainability
(incorporated into all of the
elements)
Resiliency, climate change, environmental protection,
pollution reduction, water and energy usage, alternative modes of transportation
Community Engagement
(incorporated into all of the
elements)
Increased community participation, inclusive and
equitable engagement on all matters
City’s Responsibility
The effectiveness of the General Plan ultimately depends on how it is implemented and maintained over time. State law requires that most actions of local governments affecting the physical environment be consistent with the General Plan. General Plan implementation is the responsibility of numerous departments including but not limited to City Attorney, City Manager’s Office (Economic Development), Community Development, Finance, Information Technology Parks and Recreation, Police, and Public Works.

Additionally, several other governmental agencies and utilities provide services within the City’s boundary. While these agencies are neither part of the City’s operational structure nor directly responsible for implementation of the General Plan, the City coordinates its activities with these other agencies and relies upon their assistance for full implementation of the General Plan. These agencies include but are not limited to: San Mateo Consolidated Fire Department, water districts (California Water Company, Estero Water District), school districts (San Mateo Foster City Unified School District, San Mateo High School District, California State College System), and County of San Mateo.

3. DATE OF PRESENTATION/ACCEPTANCE BY THE LOCAL LEGISLATIVE BODY.

The General Plan Progress Report 2025 is scheduled for City Council review on March 16, 2026.

4. DATE OF THE LAST UPDATE TO THE GENERAL PLAN.

The City Council adopted the Strive San Mate General Plan 2040 on March 18, 2024.

5. AMENDMENTS TO THE GENERAL PLAN.

State law limits the City to amend any mandatory elements of the General Plan no more than four times per year. Amendments may be proposed and acted upon at any time during the year and one action may include multiple amendments. Any changes to the General Plan require public hearing by the City Council and evaluation of the environmental impacts as require by the California Environmental Quality Act.
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City of San Mateo General Plan Progress Report 2025 P a g e | 4 In 2025, one General Plan Amendment was adopted for the Land Use Element. During the General Plan 2040 adoption hearings and at a subsequent public meeting on implementation, the City Council, staff, and individual landowners identified 13 sites across the city where land use designations were either inconsistent with the existing and/or surrounding land uses, or required revisions to align with City Council direction on General Plan 2040. On January 28, 2025, the Planning Commission held a public hearing and recommended that the City Council to adopt a resolution to amend the General Plan 2040 Land Use Map at the 13 specified locations, which the City Council adopted on March 17, 2025.

The General Plan Land Use Map amendments are consistent with state laws relating to No Net Loss requirement. The No Net Loss requirement, as implemented under the Housing Crisis Act, prohibits a city from adopting a development policy, standard, or condition that would downzone property or reduce allowed residential intensity where housing is permitted. It also states that a city may only make such a change if it concurrently modifies standards elsewhere in the jurisdiction to ensure there is no net loss in residential capacity. Of the 13 sites identified, only two sites had changes to land use designations that would decrease the residential density. These changes shifted the designations of both sites to align with existing and surrounding uses and resulted in a reduction of 77 units of density capacity. The changes in land use designations on the remaining 11 sites, however, resulted in an increase of 1,751 units of density capacity. Because of the net increase of 1,674 units of capacity, the land use designation changes at these two locations did not affect the City’s overall residential development capacity pursuant to the Housing Crisis Act.

6. HOUSING ELEMENT ANNUAL PROGRESS REPORT REQUIREMENTS.

State law requires local agencies to complete an annual review of the implementation of the programs in the Housing Element toward meeting City’s Regional Housing Needs Assessment (RHNA). The City’s Housing Successor Agency and Housing Element Annual Progress Report are provided as separate attachments to the March 16, 2026, City Council report.

7. GENERAL PLAN COMPLIES WITH LCI’S GENERAL PLAN GUIDELINES.

San Mateo’s General Plan 2040 complies with applicable LCI’s General Plan Guidelines by incorporating all required topic areas, including environmental justice and identifying environmental justice or equity priority communities. Additionally, as stated in the background section, the City coordinated with the Native American Tribes, San Mateo Consolidated Fire District, water districts (California Water Company, Estero Water District), school districts (San Mateo Foster City Unified School District, San Mateo High School District, California State College System), and County of San Mateo.

8. IMPLEMENTATION.

The Progress Report is focused on actions in the Land Use Element used to implement the General Plan.

It also contains key milestones from other elements that will help guide land use decisions. As some of the General Plan actions will be implemented through the adoption of ordinances or resolutions or will be incorporated into the City’s regular governmental activities, they are not individually listed in the Progress Report, but are rather noted in Exhibit A as “continuous” along with a brief description. For example, this includes routine or reoccurring work in the lead department’s workload, like the City’s Development Review process as development proposals are reviewed for consistency with the City’s policies. Exhibit A is not a comprehensive list of all policies and action items in the General Plan, rather it summarizes the implementation status of select land use related goals, policies and actions. The purpose of providing Exhibit A is to streamline the review and highlight the City’s progress efficiently.

9. PRIORITIES FOR LAND USE DECISION MAKING ESTABLISHED BY THE LOCAL LEGISLATIVE BODY.

The following highlights major legislative actions by the City Council that support the goals of the General Plan:
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City of San Mateo General Plan Progress Report 2025 P a g e | 5 Ballot Measure T (Goal LU 1, Policies H 1.20, LU 1.3 and LU 1.9) – General Plan 2040 plans for specified growth and change in the City primarily focused within ten study areas. Building height limits in San Mateo have been regulated by voter approved initiatives (Measures H, P, and Y) since 1992. In November 2024, following adoption of General Plan 2040, Measure T was approved by the voters, which allowed for the City’s height limits to increase as outlined in the Land Use Element. Measure T allows the City to meet the community’s anticipated housing needs through 2040 as well as allocations the City will be required to plan for by the California Department of Housing and Community Development (HCD). Since implementation of Measure T, planning applications for the entitlements of over 5,500 residential units, with nearly 1,000 affordable units, were submitted to the City in 2025. The City also began working towards a Comprehensive Zoning Code Update, which will build on the foundation of the General Plan 2040 and Measure T.

Historic Policy Updates (Actions CD 5.8 and CD 5.9) – The City is working to update its Historic Preservation Ordinance (SMMC Chapter 27.66) and prepare a citywide Historic Context Statement as part of the implementation of San Mateo’s General Plan 2040. This effort aims to clarify criteria, strengthen processes, and improve transparency around historic designation and preservation. In June 2024, the City Council held a study session to consider options for how to proceed with updating the City’s local historic ordinance and codes pursuant to General Plan Actions CD 5.8 and CD 5.9. In January 2025, the City Council approved funding for the update of the City's historic policies and procedures, including an update to the City's Historic Preservation Ordinance and the creation of a city-wide historic context statement. Rincon Consultants was selected to support City staff in working on this historic policy update effort. In June the City Council held a study session to receive an update on the policy effort and provide staff with direction ahead of community outreach and engagement. Since the June City Council study session, the project team has held a number of public outreach and engagement activities including three focus group meetings, two virtual workshops, and three pop-up events and has reached over 200 community members. The City published drafts of the Historic Context Statement and Historic Preservation Ordinance in November and December 2025, respectively. To receive feedback on the drafts, the City held a virtual public workshop in mid-January 2026, followed by a City Council study session in late January. Additional focus groups, including with underrepresented community members, will be held in February and March. Following this, staff will bring a revised Historic Context Statement and Draft Historic Preservation Ordinance Amendments to Planning Commission and City Council for consideration in Spring 2026.

Code Amendments for Streamlined Review (Policy H1.6 and Action CD 7.7) – As part of the Community Development Department’s ongoing effort to update the Zoning Code, in 2023, the City adopted a Zoning Code amendment to allow residential projects with up to 25 units that meet objective design standards to be approved administratively. To further streamline review of development projects, on July 15, 2024, the City repealed and adopted new resolutions to eliminate the pre-application Planning Commission study session requirement, eliminate the third-party design review requirement for projects that meet the City’s Object Design Standards (ODS), and simplify noticing and neighborhood meeting procedures. The City further amended the code in 2025 to increase the number of housing units that can be approved administratively from 25 to 99 units subject to the City’s ODS.

10. MAJOR MILESTONES AND PROJECTS.

The following section highlights major planning activities and projects that support the goals of the General Plan. Some of the projects are partially funded through grants, these have been identified with an “*”. Community planning activities/programs are multi-year initiatives and, for the purposes of the APR, the information below includes a status summary for projects that were initiated, continued or completed in 2025.
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City of San Mateo General Plan Progress Report 2025 P a g e | 6 Background on Grants
Caltrans Sustainable Transportation Planning Grant– The City was awarded approximately $360,500 from the California Department of Transportation (Caltrans) Sustainable Transportation Planning Grant for the development of Climate Adaptation Plan for Sea Level Rise. In September 2024, City Council adopted a resolution identifying approval authority incompliance with grant program requirements.

The City began work on the plan in 2025 and will begin public outreach in the summer of 2026.

Caltrans Sustainable Communities Grant – The City was awarded approximately $490,000 from the Caltrans Sustainable Communities grant to fund the San Mateo Complete Streets Plan and received notice to proceed in mid-December 2021, and initiated work on the project as described below. In 2023, Phase 1 and 2 of outreach was completed and the City began the process of developing a Complete Streets North Central Plan (NCCSP). The Complete Streets Planned paused in August 2024 due to staffing turnover and vacancies. The project is currently forecasted to restart in FY 2026-27, once those staffing vacancies are expected to be filled.

Community Development Block Grant (CDBG) - The City of San Mateo receives annual funding through the Community Development Block Grant (CDBG) from the United States Department of Housing and Urban Development (HUD). The CDBG program provides resources to address a wide range of community development needs, principally for low-income households. The Public Works Department utilizes a portion of the funding to deliver infrastructure improvements within the CDBG priority neighborhood area. In 2024 and throughout 2025, the CDBG program remained focused on intersection safety improvements at the Third Ave. and Norfolk St. intersection, which connects to the Third Ave. bicycle and pedestrian overcrossing at US 101.

Metropolitan Transportation Commission - Transit-Oriented Communities Policy Grant In February 2025, the Metropolitan Transportation Commission (MTC) Planning Committee approved the City’s grant application in the amount of $610,000 to support completion of the Comprehensive Zoning Code Update, which will implement the Transit-Oriented Communities (TOC) policy. The TOC policy supports increased residential and commercial densities in areas surrounding transit stations.

The funding will be dedicated to completing of the Comprehensive Zoning Code Update and will pay for City staff time to complete key tasks associated with the update and its environmental documentation.

Planning Activities
Housing Element Update* – Following the adoption of the Housing Element in 2024, the Housing Action Coalition (HAC) filed a lawsuit against the City, claiming that the Housing Element did not satisfy state law because sites listed on the Sites Inventory were not likely to serve as locations for future housing construction because of existing and active uses. In July 2025, the parties entered into a settlement agreement (“Settlement Agreement”). The City agreed to amend the Housing Element to remove certain sites from the Sites Inventory, limit the use of certain other sites for the purposes of “No Net Loss” calculations under Government Code Section 658631. Other updates were completed including adding changes related to the Measure T voter approval, revisions to the realistic capacity of sites based on new information, and minor changes to some of the implementation plan action items.

The main Housing Element document and Appendix C (Housing Resources and Sites Inventory) were updated. All other Housing Element appendices that were adopted by the City and certified by HCD in July 2024 remained unchanged. On December 18, 2025, HCD determined that the City’s proposed Housing Element amendments are in substantial compliance with California Government Code Section 65580 et seq. and can be certified once adopted locally. On February 23, 2026, the City Council adopted 330 of 424
City of San Mateo General Plan Progress Report 2025 P a g e | 7 Housing Element Amendments and the City is now awaiting response from HCD on their certification determination.

Comprehensive Zoning Code Update* - Building on the foundation of the General Plan, the Planning Division is working towards a comprehensive update of the City’s existing Zoning Code (Title 27). This will be the first comprehensive update of the City's Zoning Code in several decades. The update will allow for implementation of all applicable goals and policies in the General Plan and the 2023-2031 Housing Element (“Housing Element”), as well as address compliance with State law, meet current best practices and include internal consistencies for an effective Zoning Code. In March of 2025, staff issued a Request for Proposals (RFP) for a qualified consultant to support the Comprehensive Zoning Code Update effort. On June 16, 2025, the City Council voted to appropriate funding to complete the Zoning Code Update and to execute a professional services agreement with PlaceWorks to support this effort. Following approval, PlaceWorks and City staff held a project kick-off meeting beginning of July 2025. PlaceWorks is working closely with staff in assessing the current Zoning Code regulations. The final Zoning Code document will be brought before the Planning Commission for review and recommendation to Council for review for final adoption. Staff anticipates these final adoption hearings to take place during the summer of 2027.

Minimum Residential Densities in Mixed Use Projects, Community Benefits and Density Bonus* – On August 19, 2024, the City held a study session with City Council to present policy options and recommendations on minimum residential requirements in mixed-use projects and an update to the existing Density Bonus/Community Benefits program and inclusionary family housing (two- and threebedroom affordable housing units), pursuant to Housing Element Policies H 1.5 and H 1.9. Staff is currently finalizing draft language to update the SMMC to include new mixed-use zone districts. The standards outlined within these code sections will include minimum density requirements. This proposed update is anticipated to go to public hearings in Spring 2026.

The current Zoning Code does not allow for the higher-density residential and mixed-use development envisioned by the General Plan through the establishment of the Mixed-Use Medium II, Mixed-Use High, Residential Medium II and Residential High land use designations. It was necessary to establish new zoning districts to allow for timely implementation of the General Plan’s adopted land use designations. The proposed high density zone ordinance would implement the General Plan’s land use framework by establishing clear and objective standards for permitted uses, development form, and intensity. The work on the ordinance is ongoing, and staff anticipates that this effort will move forward in 2026 ahead of the Comprehensive Zoning Code Update.

ADU Ordinance Update- Following a letter from HCD sent on October 18, 2024, staff began work to update the City’s Accessory Dwelling Unit (ADU) Ordinance, pursuant to Housing Element Policy H1.4, to address areas of the Ordinance that HCD had identified to the City as non-compliant with State ADU Law. As a part of this process, staff also incorporated additional updates beyond those required under State ADU Law to improve functionality of the Ordinance and allow for greater flexibility in the local ADU regulations to promote more ADU development.

On August 26, 2025 the City held a study session with the Planning Commission to present the required changes and get feedback on some policy questions for additional changes proposed to local ADU standards. Following this study session, staff held a virtual community workshop on the ADU Ordinance updates on September 25, 2025. Following these outreach efforts, the draft Ordinance was further refined, and sent to HCD for an informal review prior to the adoption process. Staff then met with HCD 331 of 424
City of San Mateo General Plan Progress Report 2025 P a g e | 8 staff and incorporated changes based on HCD feedback into the draft ADU Ordinance for State Law compliance. The updated ADU Ordinance was brought to Planning Commission for a public hearing on December 9, 2025, followed by City Council for first reading on January 26, 2025, and was formally adopted by the City Council on February 2, 2026. The updated ADU Ordinance (Chapter 27.19 of the San Mateo Municipal Code) will become effective 30 days thereafter on March 2, 2026. The City will be sending the adopted ADU Ordinance to HCD for certification as required by State ADU Law, and staff will be working on updated supplemental materials and public outreach in partnership with the San Mateo County ADU Resource Center to continue to support and encourage further ADU development in San Mateo.

Interim measure to address consistency between General Plan and Zoning Code for heights and densities - The provisions of Ordinance No. 2024-10, approved by the voters on November 5, 2024, as Measure T, went into effect on December 19, 2024, which allows for the full implementation of the Land Use Element in General Plan 2040. In the interim, in case of any conflict or inconsistency between Title 27 of the Municipal Code (Zoning Code) and the General Plan 2040, the uses, densities, intensities and heights specified in Table LU-1 (Land Use Designations) in the Land Use Element and associated with the Land Use Map shall control. Provision of Ordinance 2025-04 amended the municipal code to provide consistency between the General Plan and Zoning Code for heights and densities in the interim, as the City undergoes the comprehensive Zoning Code update.

Upcoming Projects – After the passage of Measure T in 2024, the City has received planning applications for 19 residential development projects (six projects have submitted preliminary applications only) for over a total of 5,500 housing units, of which seven are mixed-use development.

Many of these projects are utilizing State Density Bonus to increase residential units above the density limits under the General Plan and are also using combinations of development incentives and waivers under state law. Also, a majority of these projects are eligible and utilizing streamlining provisions under State housing laws and other provisions under the California Environmental Quality Act (CEQA) to accelerate the City’s review process and are subject to specific timelines such that many are likely to receive entitlements in 2026.

Climate Adaptation Plan for Sea Level Rise* - The City of San Mateo Climate Action Plan for Sea Level Rise will assess the vulnerability of urban development and natural ecosystems magnitude, probability, and severity of climate threats specific to sea level rise and will develop adaptation options to address those vulnerabilities. This project will produce information which will be essential to the City of San Mateo as it prioritizes projects which will not only safeguard the thousands of California families which reside within the City of San Mateo, but also the critical transportation network which serves the greater Bay Area region. In August 2025, City staff began work with a technical consultant to develop the Climate Adaptation Plan for Sea Level Rise. In November 2025, City staff coordinated with the San Francisco Bay Conservation and Development Commission (BCDC) to officially initiate plan development, a requirement of the Regional Shoreline Adaptation Plan (RSAP) Guidelines and in alignment with SB 272 (2023).

Climate Action Plan – The Climate Action Plan includes strategies and measures to reduce greenhouse gas emissions. The Climate Action Plan contains implementation measures in the following categories:
building electrification, renewable energy, energy efficiency, municipal energy efficiency clean transportation fuels, sustainable transportation fuels, sustainable transportation, solid waste, water and wastewater, and off-road equipment. In January 2025, the City Council adopted reach codes that require higher energy performance standards for new construction than the state code. In July 2025, the City Council adopted “Electrify San Mateo: Sustainable Building Strategy,” providing a roadmap for 332 of 424
City of San Mateo General Plan Progress Report 2025 P a g e | 9 future decarbonization policies in San Mateo. Additionally, staff continue to work on electric vehicle charging infrastructure to support the City’s transition to a green fleet.

Complete Streets Plan* - The Complete Streets Plan will complement the City’s General Plan Update by creating an actionable plan rooted in safety for all modes and will result in policies, goals, and prioritized projects that are focused on improving mobility, equity, connectivity, and sustainability to build a better circulation network for the City’s future. The Plan will provide the basis for projects that are planned, designed, constructed, and maintained for all roadway users, allowing the City to develop a safe mobility network for many years to come. In 2023, City staff and the consultant team completed Phases I and II of the community engagement plan and began the process of developing a Complete Streets North Central Plan (NCCSP). Work continued on both plans through 2024, with 80% of the Complete Streets Plan and 85% of the NCCSP completed by the end of the year. It should be noted that through the Plan, the City may also qualify for future grant opportunities to implement Plan programs and capital improvement projects. The Complete Streets Planned paused in August 2024 due to staffing turnover and vacancies. The project is currently forecasted to restart in FY 2026-27, once those staffing vacancies are expected to be filled.

Major Construction/Development Projects
Planning applications that were submitted during one reporting year typically receive their entitlements in the next reporting year. Consistent with the General Plan APR reporting requirements, planning application entitlements that were approved during the reporting year are included in the APR report.

During 2025, the City approved entitlements for 24 residential units, but none were for larger development projects. The City also made progress on several publicly funded projects. Major residential projects for which building permits have been issued and other publicly funded projects are highlighted below with a brief status update:

Bay Meadows Phase II MU2 and MU3 – Building permits for Mixed Use Blocks 2 and 3 with a combined 303,000 square-feet of office uses and 67 housing units, were issued in November 2025, but construction has not begun yet.
477 9th Avenue – On February 20, 2024, the City Council approved the mixed-use development consisting of offices and 120 residential units. Building permit applications were submitted in 2024, issued in 2025, and it is now under construction. It is anticipated to be completed by January 2027. 3 rd Ave. and Norfolk St. Intersection Safety Improvements* - A public survey was conducted in September of 2023 to understand how the public currently utilizes the intersection of 3rd Ave. and Norfolk St. and to identify potential areas of concern. The results of the survey were then used to guide the creation of the Intersection Improvement Concept Plan, which was released to the public on September 25, 2024. Project design was finalized by the end of 2024. The improvements will modify the intersection of 3rd Ave. and Norfolk St. to improve pedestrian and bicycle safety, especially for people using the 3rd Ave. overcrossing of Highway 101. The project will also improve the bicycle connection between the intersection of 3rd Ave. and Norfolk St. and the San Mateo Creek bicycle path. A large element of the improvements include modifications to the traffic signal timing and operation to provide additional pedestrian and cyclist safety while not significantly impacting major vehicle movements and delay through the area. Construction on the improvements began in February 2025. Construction continued through 2025 with completion of the new bike path on Norfolk, construction of underground systems (new storm drain, electrical conduit and signal pole foundations), and installation of new signal poles and hardware. Construction is now nearly complete and the new traffic signal timing and 333 of 424
City of San Mateo General Plan Progress Report 2025 P a g e | 10 operation, including the new signalized bicycle crossing at San Mateo Creek, is anticipated to be implemented late February/early March 2026.
1530 Susan Ct. Capital Improvement Project - The Marina Branch Public Library is undergoing restoration which includes essential improvements to ensure the safety and longevity of the facility.

Planned improvements include:
• Foundation & structural repairs
• Mechanical, electrical, & plumbing upgrades
• Accessibility improvements
• Exterior and landscaping improvements
• Newly updated interior
• Relocated deck
Construction started in September 2025 and will last approximately 16 months. As of February 2026, the Project contractor completed site demolition and selective interior demolition. Foundation work is currently in progress.
435 E. 3rd - On February 14, 2023, the Planning Commission approved the mixed-use development consisting of offices and 5 residential units. On May 15, 2025, the Zoning Administrator approved a Minor Modification to the Conditions of Approval, allowing the merger of the two existing lots.

Additionally, a two-year extension was granted, extending its expiration date to February 14, 2027.

A demolition permit was issued for the site on December 23, 2025, followed by issuance of the superstructure permit in February 2026. As of February 2026, demolition is substantially complete, and the site is nearly prepared for foundation construction. Project completion is anticipated in the second quarter of 2027.
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City of San Mateo General Plan Progress Report 2025 P a g e | 10 335 of 424
EXHIBIT A – LAND USE IMPLEMENTATION SUMMARY

GOAL AND ACTION TEXT ASSOCIATED POLICY(S) LEAD DEPARTMENT PRIORITY IMPLEMENTATION STATUS COMMENTS GOAL LU-1 Plan carefully for balanced growth that provides ample housing that is affordable at all levels and job opportunities for all community members; maximizes efficient use of infrastructure; limits adverse impacts to the environment; and improves social, economic, environmental, and health equity Action LU 1.10 Review of New Development. Track
actual growth of both new housing units and net new
nonresidential floor area annually, and review every two to three years. Use this information to monitor
nonresidential floor area and housing units in San
Mateo and to adjust this General Plan, infrastructure
plans, and circulation plans, as necessary, if actual
growth is exceeding projections. When approved
nonresidential development reaches half of the
anticipated development, evaluate the citywide jobshousing balance.

LU 1.2 Community Development RO Continuous
Staff continuously tracks
nonresidential
development and
housing units by
affordability levels for all
major planning
applications. This data
will be used in the
coming years to
determine if City plans
need to be adjusted or if
the city-wide jobhousing balance needs
to be re-evaluated.

GOAL LU-2 Balance well-designed development
with thoughtful preservation.

Action LU 2.5 Community Benefits Dashboard. Create
an online public portal that highlights the community
benefits derived from new development projects, such
as payment of in-lieu fees, contribution to the childcare fund, contribution to the public art fund, and other
benefits to improve and standardize communication
about new development projects and their benefits.

LU 2.3 Community Development S
RO Not Started
GOAL LU-3 Provide a wide range of land uses, including housing, parks, open space, recreation, retail, commercial services, office, and industrial to adequately meet the full spectrum of needs in the community.

Action LU 3.18 Permitted Uses. Re-evaluate the types
of commercial uses that are permitted and that require
a special-use permit in all commercial districts to
ensure requirements are forward looking and aligned
with current economic needs and trends.

LU 3.2 Community
Development S Not Started
Action LU 3.19 Major Institutions/Special Facilities.

Work with relevant agencies and organizations to
support the long-term viability of major institutions and special facilities that provide important recreational, educational, or
LU 3.17 Community
Development M Not Started
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 2 medical services, such as the San Mateo County Events
Center, College of San Mateo, San Mateo County Hospital, Mills Health Center, and Peninsula Golf and Country Club.

Require a Specific Plan and/or Master Plan to guide reuse or redevelopment of institutions and special facilities when appropriate.

GOAL LU-4 Maintain downtown San Mateo as the
economic, cultural, and social center of the community.

Action LU 4.4 Downtown Area Plan. Update the Downtown Area Plan to support and strengthen the Downtown as a vibrant and active commercial, cultural, entertainment, and community gathering district. The updated Downtown Area Plan shall align with the General Plan, integrate recommendations from other concurrent City efforts, focus growth and intensity in proximity to the Caltrain station, encourage superblock concepts or
approaches and allow parklets, update parking standards and parking management strategies, allow for increased housing units and density, and support high-quality, pedestrian-oriented design and architecture.

LU 1.3
LU 4.1
LU 4.2
LU 4.3
Community
Development
Public Works
S Not Started
Action LU 4.5 Downtown Special Events. Sponsor and support Downtown activities and events that brings Downtown to life, attracts residents and visitors, promotes local businesses, creates inclusive community gatherings, and provides
information to residents about City initiatives and services.

LU 3.8
LU 4.1
LU 4.2
LU 4.3
City
Manager's
Office
Parks and
Recreation
R Continuous
The Downtown San Mateo Association,
San Mateo Area Chamber of Commerce,
and Downtown business owners
continuously collaborate to coordinate
and plan special events, including
September Nights on B and Boos and
Brews on B Street. Parks and Recreation
Department created new cultural AAPI
event, hosted in April at Central Park.

GOAL LU-5 Promote residential and mixed land uses along El Camino Real to strengthen its role as both a local and regional corridor.
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 3 Action LU 5.3 El Camino Real Corridor Plan. Prepare a Corridor Plan for El Camino Real that assembles existing planning documents for the corridor into a single comprehensive plan that implements the El Camino Real policies in General Plan 2040.

LU 2.2
LU 5.1
LU 5.2
Community
Development M Not Started
GOAL LU-6 Promote transit-oriented development around the Hillsdale Caltrain station.

Action LU 6.3 Hillsdale Station Area Plan. Update the Hillsdale Station Area Plan to foster higher density residential, office and mixed-use, transit-oriented development that connects to neighborhoods to the east and west, improves bicycle and pedestrian connectivity west of the station, and increases park and open space areas.

LU 6.1
LU 6.2
Community
Development
Public Works
S Not Started
GOAL LU-7 Support the transition of shopping areas designated for new uses into vibrant districts with a range of housing, shopping, services, and jobs.

Action LU 7.2 Bridgepointe Area Plan. Update and consolidate the Bridgepointe Master Plan and Mariner’s Island Specific Plan into one planning document to guide redevelopment of the
Bridgepointe Shopping Center and the surrounding properties into a mixed-use neighborhood that maintains its regional retail component while developing a diverse range of housing types, including affordable housing; new parks and recreational facilities; community gathering places; ample facilities to support transit, bicycling, and walking; and a range of businesses and services.

The plan shall include safe access for pedestrians, cyclists, and transit riders from Bridgepoint to the City’s transit corridors, such as Caltrain and El Camino Real.

LU 7.1 Community
Development M Not Started
Action LU 7.3 Bel Mateo Area Plan. Prepare a Specific Plan or Master Plan to guide redevelopment of the Bel Mateo area into a mixed-use neighborhood with a diverse range of neighborhood serving commercial uses and amenities; new market-rate and affordable housing; ample facilities to support bicycling and LU 7.1 Community
Development M Not Started
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 4 walking; and publicly accessible park and open space areas.

GOAL LU-8 Support the equitable health and well-being of all neighborhoods in San Mateo and all members of the San Mateo community by improving conditions in equity priority communities.

Action LU 8.2 Collaborations for Community Health. Develop intentional, strategic, and mutually beneficial relationships with organizations engaged in improving health and well-being, reducing environmental health disparities, expanding access to affordable quality healthcare and mental healthcare, and mitigating negative environmental health hazards. Encourage greater emphasis on expanding or improving health services, including mental health services, in equity priority communities.

LU 8.1
PSF 8.1
PSF 8.2
PSF 8.3
PSF 8.4
PSF 8.5
Community
Development M Not Started
Action LU 8.3 Health Disparities. Coordinate with the San Mateo County Public Health Department to promote healthier
communities through education, prevention, intervention programs, and other activities that address the health disparities and inequities that exist in San Mateo.

LU 8.1
City
Manager’s
Office
M Not Started
The City partners with the County
Executive's Office to address an array of
inequity and disparity issues at quarterly
meetings, and calls upon County Public
Health when guidance is needed to share
community news about matters impacting
public health specifically. More work will
be done in partnership with other County
agencies including, but not limited to,
Public Heath, as the City explores
programs to increase healthy lifestyle
options in its equity priority
neighborhoods.
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 5 Action LU 8.4 City Investment. Use funds from the park impact fee and other sources to invest in programs and public improvements that connect residents with opportunities to increase their physical activity and improve their physical and mental health, especially in equity priority communities with higher risk of negative public health outcomes. Identify new funding sources for programs and public improvements, if needed.

LU 8.1
LU 8.7
Parks and
Recreation IP Continuous
Playground renovations and Central Park
and East Hillsdale under construction;
Immediate repairs for pools at the King
Center and Joinville Park in progress;
Improvements to Citywide picnic areas in
progress; Planned Citywide playground
equipment replacement
Action LU 8.8 Streetscape and Safety Improvements. Work with residents in equity priority communities to identify sidewalk, lighting, landscaping, and roadway improvements needed to improve routes to parks, schools, recreation facilities, and other destinations within the community. Prioritize investments that address health disparities in equity priority communities in the annual Capital Improvement Program.

LU 8.1
LU 8.7 Public Works IPS
In Progress
Playground renovations and Central Park
and East Hillsdale under construction; Some
emergency repairs for pools at the King
Center and Joinville Park completed;
Planned Equipment replacement at
playgrounds across the city. Continuing the
progress of the North Central Complete
Streets with the Humboldt Bike Lanes
Alternative effort that includes exploring
lowering speeds and improving street
lighting on Humboldt Street. Design for the
Local Roadway Safety Plan Priority Package
1 also started design, which includes safety
improvement at three intersections in the
North Central Community (Indian Avenue,
Santa Inez and Tilton Avenue).

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

LU 8.1 Community
Development RO Not Started
The equity priority community maps are
current as of 2024. The City will review and
evaluate the criteria and thresholds, as well
as consider information from community
members, in the
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 6 coming years to ensure the maps remain
up to date.

Action LU 8.10 Equity Priority Communities Plan. Prepare a plan for the equity priority communities that addresses the needs of each community, including health, safety, and
improved circulation with community input. The plan shall seek to ensure the streets in each community are measurably safe, include ADA accessibility, and have adequate on-street parking.

Changes included in the plan shall be developed and enacted with the expressed purpose of improving health, safety, and welfare of the members of each community.

LU 8.1 Public
Works
IP
S
M
In Progress
The City is working on finalizing the North
Central Complete Streets Plan (NCCSP),
which is a complete streets plan
developed in coordination with the
community focusing on the North Central
Area, which is an equity priority area.

Action LU 8.11 City Services. Work with residents in equity priority communities to improve services provided by the City or other partners related to safety, sanitation, and security in these neighborhoods.

LU 8.1
Public
Works
Police
Department
R In Progress
The Police Department continued
community outreach with Project
Guardian, Business Watch and
Neighborhood Watch. All three programs
have expanded and there has been
growing community and business
involvement. Police Department has area
Lieutenants who work with directly with
designated communities to discuss public
safety needs and security.

The City also provides numerous
sanitation-related efforts in our equity
priority neighborhood areas, including the
following:
- Ongoing litter cleanup events in
collaboration with the College Park
Ambassadors
- Annual Bayfront and Earth
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 7 Day Cleanup Events, as well as asneeded cleanups at San Mateo Creek - Daily monitoring of illegal dumping
areas, with camera locations installed at
hot spots based on seven years of illegal
dumping calls
- Biannual Special Cleanup Events for
mattresses and e-waste.

The City invests funding from the
Community Development Block Grant
(CDBG) program into capital projects
which are located within equity priority
areas and include transportation safety
improvements, like the 3rd and Norfolk
Project, which is nearing completion in
early 2026.

Action LU 8.12 Neighborhood Beautification. Support and promote neighborhood clean-up and beautification initiatives in equity priority communities, including street tree planting and maintenance, through partnerships with neighborhood
organizations.

CD 3.5 Parks and
Recreation R Continuous
The City maintained 1400 park and street
trees and planted over 200 new trees as
beautification efforts and regularly has litter
cleanup events in collaboration with the
College Park Ambassadors.
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 8 Action LU 8.15 Healthy Food Access. Support the work of San Mateo County Health and other local partners to:
• Continue and expand the ability to use the Electronic Benefit Transfer (EBT) program at farmers’ markets and other sources of healthy food.
• Implement programs to encourage markets and convenience stores to stock fresh produce and other healthy foods.
• Encourage restaurants to enlist restaurants in the CalFresh Restaurant Meals Program, which allows people at a high risk of chronic hunger to use CalFresh benefits to buy prepared meals at participating restaurants.
• Continue to provide and expand the subsidized senior lunch program at the San Mateo Senior Center and the Congregate Nutrition Program at the King Center Community Center
LU 8.14
City Manager’s
Office
Parks and
Recreation
R Continuous
The City continues to provide over 8,400
subsided meals at the San Mateo Senior
Center and Congregate Nutrition Program at
the King Community Center. Additionally,
CMO is actively collaborating with the San
Mateo Area Chamber of Commerce and the
Downtown San Mateo Association (DSMA)
to amplify outreach efforts through
coordinated social media posts and
business communications.

Action LU 8.16 Urban Agriculture. Develop City regulations that encourage urban agriculture, community gardens, and farm stands, as appropriate
LU 8.13
LU 8.14
Community
Development S Not Started
As part of the comprehensive Zoning Code
Update Urban agriculture uses are being
evaluated. In March of 2025, staff issued a
Request for Proposals (RFP) for a qualified
consultant to support the Comprehensive
Zoning Code Update effort. On June 16,
2025, the City Council voted to appropriate
funding to complete the Zoning Code
Update and to execute a professional
services agreement with PlaceWorks to
support this effort. The comprehensive
Zoning Code Update is expected to be
completed by Summer of 2027.

GOAL LU-9 Include everyone in community development
decisions for a shared, sustainable future
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 9 Action LU 9.5 Community Partners. Work with community-based organizations and community partners to engage members of equity priority communities in planning and policy decisions.

LU 9.1
LU 9.2
Community
Development
City Manager’s Office
S
R
In Progress
The City has established an ongoing
stakeholder mapping process, which
includes community leaders from its
underserved communities and is
revamping its 2026 ESL City Services
Academy to directly address a recent
outreach campaign targeting non-native
English speakers. Furthermore,
information from the recent outreach
campaign, has been integrated into the
City's Strategic Plan, which was adopted in
September 2025 and is geared toward
General Plan 2040 implementation.

Action LU 9.6 Community Surveys. Periodically conduct
statistically reliable community surveys, representative of the demographics of the population, to gauge community service needs, policy preferences, and effective communication methods.

LU 9.1
LU 9.2 City Manager’s Office SR
Continuous
San Mateo conducts a statistically
significant community survey once every
two years, with the most recent one
completed in February 2025. Numerous
subject specific surveys are also
conducted throughout the intervening time.
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 10 Action LU 9.7 Communications Strategy. Develop a
communications strategy that outlines goals and tactics to engage a broad cross-section of the community.
• Prepare public notices and other materials in the predominant language(s) spoken in the community and provide interpretation services at meetings as needed.
• Make public notices and other important documents available in print at local libraries, community centers, or other gathering places.
• Use culturally appropriate approaches.
• When possible, schedule and locate meetings to be convenient for community members to attend.
• Use the City’s website, social media, and other communication channels to share information about how community members can participate in public meetings.
• Gather data to understand the economic, gender, age, and racial diversity of the affected population before designing communication approaches aimed at reaching the affected population.
• Provide notification and outreach for development projects using clear and easy-to understand language to ensure all stakeholders and interested community members understand and have the ability to engage in the development review process.

LU 9.1
LU 9.2 City Manager’s Office R Continuous

The City has utilized and continues to
expand a range of outreach tools, including
digital and print materials in multiple
languages, to reach the languages most
prevalent in the community and engage a
diverse range of age groups,
socioeconomic backgrounds, and ability
levels. Outreach efforts emphasize
culturally appropriate, clear, and easy-tounderstand communication; make key notices available at accessible community
locations and on various digital platforms;
and schedule meetings in a variety of ways
at a variety of times to maximize
participation. These strategies are
informed by demographic data to better
reach and engage affected populations in
planning and development processes.

GOAL LU-10 Make San Mateo strong and resilient by acting to significantly reduce greenhouse gas emissions and adapt to a changing climate.

Action LU 10.4 Climate Action Plan Implementation. Implement the greenhouse gas reduction strategies to meet the City’s Climate Action Plan emission-reduction goals.

C 1.1 City Manager’s Office R Continuous
Staff implements greenhouse gas
reduction strategies to meet the City's
Climate Action Plan goals. Submission of
the CAP Checklist is required of all large
development projects in the City.

Action LU 10.5 Climate Action Plan Monitoring. Monitor and report progress on the implementation of the City’s Climate Action Plan
C 1.1 City Manager’s Office RO Continuous Staff updates the Council annually of progress made on CAP initiatives. All CAP
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 11 on an annual basis. Regularly review new opportunities and approaches to reduce emissions consistent with the Climate Action Plan’s goals.

Progress Updates are posted online
at www.cityofsanmateo.org/3962
Action LU 10.6 Greenhouse Gas Inventory. Every five years, prepare an updated greenhouse gas emissions inventory
consistent with the Climate Action Plan.

C 1.1 City Manager’s Office RO Not Started
The City has GHG inventory data for
2019. Staff anticipates prioritizing a
GHG inventory for 2025 to measure
CAP implementation progress.

Action LU 10.7 Engage the Public in the Climate Action
Plan. Provide public information to educate residents and businesses on the Climate Action Plan and to spark
behavioral changes in individual energy and water
consumption, transportation mode choices, and waste
reduction.

LU 9.1
LU 9.2 City Manager’s Office R Continuous
Staff hosts events and provides
information through the City's social
media channels, website and
newsletters to share sustainabilityrelated programs and opportunities.

Action LU 10.8 Building Decarbonization. Evaluate and
adopt reach codes and other policies to decarbonize the building stock.

LU 10.2 City Manager’s Office RO Continuous
In July 2025, the City Council adopted
the Sustainable Building Strategy that
prioritizes existing building
decarbonization policies. In October
2025, City Council reviewed five
different reach code options for the
2025 code cycle and directed staff to
return with an ordinance including all
five reach code approaches.
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 12 Action LU 10.9 Resilience of Critical Facilities and Public Infrastructure. Identify critical facilities and public infrastructure in areas vulnerable to climate change hazards, and work to site, design, and upgrade these facilities with consideration for future increases in severity that may occur over the anticipated life of the development. In cases where facilities cannot be sustainably maintained, evaluate the costs and benefits of relocation. Where facilities can be safely sited for the near term, but future impacts are likely, prepare an adaptive management plan detailing steps for maintenance, retrofitting, and/or relocation.

S 1.3
S 3.3 City Manager’s Office RL
In Progress
In Feb. 2025, the City Council entered an
agreement with the Restricted Grant
Agreement with Caltrans. In March 2025,
the City released an RFP to select a
technical consultant for support in the
development of a Climate Adaptation Plan
for Sea Level Rise and in July 2025, City
Council approved a contract with
Environmental Science Associates (ESA).

In Aug. 2025, project work kicked off. In
Nov. 2025, BCDC and City posted formal
notices of the City's initiation of a Climate
Adaptation Plan.

Construction for the Marina Lagoon Library
branch began in August 2025, and is
planned to take 16-18 months. In addition
to necessary foundation and structural
repairs, the work will involve mechanical,
electrical, and plumbing upgrades;
accessibility improvements; exterior and
landscaping improvements; a newly
updated interior; and a relocated deck.

Action LU 10.10 Clean Fuel Infrastructure. Support efforts to build electric vehicle charging stations and clean fuel stations in San Mateo, including hydrogen and sustainably sourced biofuels, as supported by market conditions.

PSF 4.1 City Manager’s Office R Continuous
In 2025 staff received notice that the
publicly available EV charging stations at
the Corporation Yard would no longer be
provided by Shell services. In Summer
2025, staff released an RFP for new
services and transitioned the charger to a
new software
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 13 provider to ensure their operations.

GOAL LU-11 Cultivate a diverse, thriving, inclusive, and green economy.

Action LU 11.9 Quality Local Jobs. Develop programs to
retain and attract businesses that provide a living wage, offer health insurance benefits, and match the diverse range of education and skills of San Mateo residents.

LU 11.1
LU 11.2 City Manager’s Office M In Progress
Staff regularly meets with businesses
to assess their local employment
needs and helps new businesses
connect with job training programs
like NOVA Works for support.

Action LU 11.10 Small Business Support. Help small
businesses stay and grow by offering tools and support, such as multilingual outreach, assistance accessing free educational services and financing opportunities, connecting with the Chamber of Commerce and Downtown San Mateo
Association, and assistance understanding City
requirements and preparing for code compliance
LU 11.1 City Manager’s Office M
R
In Progress
Staff hosts workshops in collaboration
with the Chamber of Commerce, the
Downtown San Mateo Association,
SAMCEDA, and the Small Business
Development Center (SBDC) to
support small businesses in securing
financing, maximizing business value,
and staying current with local
regulations.

The City also launched its AgeFriendly Business Program, which now includes more than 20 certified
businesses. City services are
available in multiple languages, with
translation support provided through
the bilingual staff program. In addition,
the City provides funding to the local
Worker Resource Center, which
assists small businesses by
connecting them with available
workforce support.
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City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 14 Action LU 11.11 Commercial Displacement. Provide proactive support to local businesses affected by construction and redevelopment by communicating with business owners well in advance of construction and assisting in identifying potential locations for temporary relocation. Encourage and support the retention of existing businesses in new or renovated spaces that are a part of redevelopment projects.

LU 11.1 City Manager’s Office S
R
In Progress
A large number of preliminary
development applications were submitted
in 2025, which result in future business
displacement. City Council recently
directed staff to study this issue and return
with solutions. Addressing business
displacement is also one of the action
items in the 2025 Economic Development
Plan adopted by City Council.

Action LU 11.12 First Source Hiring. Explore the feasibility of establishing a First Source Hiring Program that encourages developers and contractors to make best efforts to hire new employees, workers, and subcontractors that are based in San Mateo County, and to partner with organizations that offer job training programs, such as the San Mateo County Community College District and San Mateo Union High School District.

LU 11.3
LU 11.6
LU 11.7
City Manager’s Office M Not Started
In 2025 the City began work on a Project
Labor Agreement which would focus on
providing apprenticeships, benefitted
positions, and hiring local for targeted
large scale City projects.

Action LU 11.13 Living Wage Incentives. Maintain provisions in the Affordable Housing Commercial Linkage Fee that offer fee reductions to developers who voluntarily enter into Area Standard Wage Participation Agreements with the City.

LU 11.3 Community Development IP Not Started
The current Linkage Fee ordinance
includes this provision, and it will be
maintained as part of future
updates/amendments.

GOAL LU-12 Create financial stability for the City by maintaining its ability to pay for public improvements, core infrastructure, and essential services.

Action LU 12.3 Fiscal Neutrality. Study the feasibility and potential impacts of adopting a Fiscal Neutrality Policy that would require new development to offset any difference between future tax revenue and the cost of City services to that development. The policy should also consider the City’s goals to provide for a diverse range of housing that is affordable to all members of the community
LU 3.1
LU 12.1
LU 12.2
Finance L
GOAL LU-15 Ensure that the City’s General Plan is consistent with State law, legally adequate, and up to date 349 of 424
City of San Mateo General Plan Annual Progress Report 2025 Exhibit A – Land Use Implementation Summary Page 15 Action LU 15.3 Annual General Plan Progress Report. Submit an Annual Progress Report on the status of the General Plan implementation to the City Council and to the Office of Planning and Research by April 1 of each year, per Government Code Section 65400. The Annual Progress Report should also include population projection information.
--
Community
Development R In Progress
The Community Development Department
will provide annual updates to City Council,
and submit the Progress Report to the State.

Action LU 15.4 Specific Plans and Master Plans. Review all adopted Specific Plans and Master Plans and determine if updates are needed for consistency with this General Plan or if any out-of date plans should be retired.

LU 15.2 Community
Development S In Progress
Staff is in the progress of reviewing all
specific and master plans and has so far
determined that updates are needed for the
Downtown Area Plan, Mariner's Island
Specific Plan, and the El Camino Real
Master Plan.
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