San Mateo City Council
May 18, 2026

CITY OF SAN MATEO
RESOLUTION NO. _______(2026)

APPROVING A SITE PLAN AND ARCHITECTURAL REVIEW (SPAR), A SITE DEVELOPMENT PLANNING APPLICATION (SDPA), AND A SPECIAL USE PERMIT (SUP), FOR CONSTRUCTION OF ONE SEVEN-STORY, 71-UNIT

RESIDENTIAL AFFORDABLE HOUSING BUIDLING AND ONE SIX-STORY OFFICE/RETAIL COMMERCIAL BUILDING LOCATED AT 445 SOUTH B STREET (APNS 034-179-010, 034-179-020, 034-179030, 034-179-040, 034-179-050, and 034-179-060); AND ADOPTING AN INITIAL STUDY/MITIGATED NEGATIVE DECLARATION AND MITIGATION

MONITORING AND REPORTING PROGRAM
(PA-2023-012, 445 SOUTH B STREET, “BESPOKE” MIXED USE PROJECT) WHEREAS, on January 4, 2021, the City Council approved Resolution No.3 (2021) declaring the City-owned parking at East 4th Avenue and South Railroad Avenue (APNs 034-179-050 and 034-179-060, herein referred to as the “Talbot’s Lot”) as “surplus land” and subsequently released a Notice of Surplus Lands Availability to all housing developers that have registered with the State Department of Housing and Community Development (HCD); and WHEREAS, on April 19, 2021, the City received four proposals for the acquisition and development of Talbot's Lot, including a proposal from the three-party Development Team composed of Prometheus Real Estate Group, Harvest Properties, and Alta Housing ; and
WHEREAS, on October 4, 2021, the City Council approved the City entering into an Exclusive Negotiating Agreement (ENA) with DTSM Housing, LLC for the redevelopment of the Talbot’s Lot; and WHEREAS, on October 11, 2022, the Planning Commission held a public study session to receive public comments on, and provide input to, DTSM Talbots Ventures, LLC, (herein referred to as the “Applicant”) and staff on a Preliminary Planning Application (PA-2022-023) to demolish all existing structures on the block bounded by East 4th Avenue, Railroad Ave, East 5th Avenue and South B Street, referred to as “Bespoke,” and construct a new commercial, office and residential mixed-use development project; and WHEREAS, the Applicant submitted a formal Planning Application (PA-2023-012) on February 24, 2023 with the Planning Division for a Disposition and Development Agreement, a Development Agreement, Site Plan and Architectural Review, Special Use Permit, and Site Development Planning Application associated with the construction of a new mixed-use development totaling 239,628 square feet and consisting of one seven-story, 76,072 square-foot affordable housing building and one six-story, 162,926 square-foot office/commercial building located at 445 South B Street (collectively referred to as “Project”) in the City of San Mateo (“City”); and WHEREAS, the San Mateo City Charter and Municipal Code Section 27.06.050 authorizes the City Council to take final action on the Site Plan and Architectural Review, Special Use Permit, and Site Development Planning Application; and
WHEREAS, approval of the applicant’s proposal is considered a “Project” for purposes of the California Environmental Quality Act, Pub. Resources Code §21000, et seq. (“CEQA”); and WHEREAS, in accordance with the provisions of CEQA, the City of San Mateo, as lead agency, prepared a Notice of Intent (NOI) to adopt a Mitigated Negative Declaration (MND) on October 4, 2024 and circulated an Initial Study and MND from October 4, 2024 to November 4, 2024 to assess environmental impacts in accordance with CEQA Guideline 15070; and
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9 WHEREAS, the City Council held two separate public study sessions, on May 15, 2023 and September 16, 2024, to review the proposed term sheets associated with the development agreements required for the proposed Project; and
WHEREAS, the proposed Project is located within the Downtown Area Plan study area; and WHEREAS, the City finds the Project consistent with the applicable policies of the 2030 General Plan and other applicable policies as detailed within this Resolution; and WHEREAS, all applicable Conditions of Approval have been attached as Exhibit A; and WHEREAS, the Initial Study/Mitigated Negative Declaration has been attached to the Agenda Report, and the Mitigation Monitoring and Reporting Program (MMRP) has been attached as Exhibit B; and WHEREAS, the Planning Commission held a public hearing for the Project on April 28, 2026, duly noticed, at which all public comments were considered, and unanimously recommended that the City Council adopt a Resolution to approve the Site Plan and Architectural Review, Special Use Permit, and Site Development Planning Application subject to the listed Findings for Approval and Conditions of Approval for Planning Application No.

PA-2023-012 and adopting the Initial Study/Mitigated Negative Declaration and Mitigated Monitoring and Reporting Program for the Project.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA HEREBY FINDS AND RESOLVES THAT:

1. On the basis of the whole record before it, there is no substantial evidence that the Project will have a significant effect on the environment, and the Initial Study/Mitigated Negative Declaration reflects the lead agency’s independent judgment and analysis.

2. The custodian of the documents or other material that constitute the record of the proceeding upon which this decision is based is the Community Development Department, located at City Hall, 330 West 20th Avenue, San Mateo, California.

3. The Initial Study/Mitigated Negative Declaration for the Project attached to the Agenda Report and the Mitigation Monitoring and Reporting Program (MMRP) included as Exhibit B are adopted.

BE IT FURTHER RESOLVED, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA HEREBY FINDS THAT:

1. The Project conforms to applicable policies of the Land Use, Circulation, Urban Design, Housing, Conservation and Open Space, and Noise Elements of the City’s General Plan. a. Land Use Element. The Project conforms to Policies LU 1.8, LU 1.10, LU 2.4 and 3.1 of the Land Use Element, which encourage a balance of high intensity, mixed-use developments in non- residential land use categories to promote housing production and complement the greater downtown area. Specifically, LU 1.8 encourages allowance of mixed-use developments that include multi-family dwellings in non-residential land use categories. The Project combines both retail/commercial and office uses that complement the existing commercial uses in the vicinity 1 3
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9 and in the adjacent downtown core. LU 1.10: Commercial Development, encourages industrial, service, retail, and office development that is compatible with the desired character of the area and with adjacent residential areas in terms of intensity of use, height, bulk and design. Adjacent uses are mixed with commercial, residential and parking lot uses, and the surrounding neighborhood consists of a variety of land uses that include other mixed-use buildings that are substantially similar and compatible with adjacent uses. In conformance with Policies LU 2.4 and LU 3.1, the Project proposes these uses to further the downtown area as the social, cultural, and economic center of the City. b. Circulation Element. In conformance with Policies C 2.5, C 2.10, and C 2.12 of the Circulation Element, a Transportation Impact Analysis and Transportation Demand Management Plan have been prepared for the Project. The Transportation Impact Analysis concludes that the Project will not result in a significant impact caused by increased Vehicle Miles Traveled (VMT). The Applicant has agreed to implement a Transportation Demand Management Plan that includes specific trip- reduction measures for the life of the Project. The Project will also install new pedestrian enhancements such as improved sidewalks, crosswalk visibility improvements, ramps, and streetlights in conformance with Policies C 4.4, C 4.5, C 4.6 and C 4.7. Lastly, the project is subject to Assembly Bill 2097, which prohibits the City from imposing minimum parking requirements, including the City’s parking in-lieu fee, for projects within one-half mile of San Mateo Downtown Caltrain Station, a major public transit stop.
c. Urban Design Element. The building materials conform to Policy UD 2.3 in that the materials complement the style of the Project and incorporate common materials of the area, including brick veneer, metal cladding, tiled wainscotting and painted cement plaster. d. Conservation and Open Space Element. Policy C/OS 6.6 of the Conservation and Open Space Element requires that new developments provide street trees, which this Project conforms to in that twenty (20) new street trees are proposed, an increase in street trees over existing conditions. The Project will conform to Policy C/OS 7.1 with the incorporation of mitigation measures to protect and preserve to the extent feasible archaeological resources that might be present in the subsurface areas of the site.
e. Noise Element. The Project conforms to Policies N 1.1 and N 1.2 of the Noise Element in that an acoustical analysis will be required for the Project at the building permit stage of the process to ensure that operational noise levels will not exceed noise limits. In addition, the Project shall conform to Policy N 2.1 in that noise measures and monitoring during construction have been included as conditions of approval.
f. Housing Element. The Project conforms to Policies H1.2 – Utilize Public Funding and Properties for New Affordable Housing and H1.3 – Increase Affordable Housing Production in that the Project includes 70 below-market rate rental housing units.
g. Noise Element. The Project conforms to Policies N1.1 and N1.2 of the Noise Element in that an acoustical analysis will be required for the Project at the building permit stage of the process to 1 3
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9 ensure that interior noise levels will not exceed noise limits. In addition, the Project shall conform to Policy N2.1 in that noise measures and monitoring during construction have been included as conditions of approval.

2. The Project conforms to applicable policies of the City’s Downtown Area Plan. a. While the Project does not meet the minimum required retail frontage requirements and requested a waiver pursuant to the State Density Bonus Law, the Project integrates a significant amount of retail on the ground floor. The proposed retail frontages are in substantial conformance to Policies II.1 and II.2, which encourages preserving the downtown core shopping area, supports retail frontages to enhance the pedestrian scale, and allows for a compact walking environment.
b. The Project conforms to Policies II.5, II.6, II.8, and II.10 in that the Project integrates retail, office, and residential uses in the CBD/R zoning district that complement the downtown CBD zone.

Additionally, the Project further conforms to Policies III.1, III.2, and III.8 because the Project will widen the sidewalk and add pedestrian amenities such as benches, improve pedestrian safety with the addition of curb extensions and high visibility crosswalk enhancements, and plant new street trees to further the pedestrian connectivity to the downtown core at the pedestrian level along both frontages.
c. The Project conforms to Policy II.9 in that the Project provides 71 residential units that will support downtown businesses and are in close proximity to the transit station to help reduce vehicle trips and vehicle ownership.
d. In conformance with Policy IV.3 the Project proposes high quality, contemporary building design with traditional materials and appropriate building scale and massing that further promotes 4 th Avenue and B Street as main connection to the downtown core. e. While the Project exceeds the maximum bulk and building height provisions of the Zoning Code via State Density Bonus Law, the Project integrates building stepbacks and open spaces on several upper floors in substantial conformance with Policy III.3. f. A Parking Demand Study has been prepared for the project, which conforms to Policy V.8 in that the Project, which is within one-half mile of the Downtown Transit Center, and while not required to meet minimum parking requirements, does provide on-site parking, and will participate in Transportation Demand Management (TDM) measures.

NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA DOES HEREBY APPROVE THE MIXED USE DEVELOPMENT APPLICATION (PA-2023-012) REFFERRED TO AS “BESPOKE” AT 445 SOUTH B STREET, APPROVING A SPECIAL USE PERMIT (SUP), SITE PLAN AND

ARCHITECTURAL REVIEW (SPAR) AND SITE DEVELOPMENT PLANNING APPLICATION (SDPA) BASED UPON THE

FOLLOWING FINDINGS FOR APPROVAL, THE CONDITIONS OF APPROVAL INCLUDED IN EXHIBIT A TO THIS 1 3
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9 RESOLUTION, AND THE MITIGATION MONITORING AND REPORTING PROGRAM INCLUDED IN EXHIBIT B TO THIS RESOLUTION:

1. The Site Plan and Architectural Review (Municipal Code Section 27.08.030) application for construction of a mixed-use building and associated Conditions of Approval are approved based on the following findings:
a. The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood as conditioned in that:
i. The Project employs a high-quality mixture of a contemporary building design with traditional materials that enhance the existing architectural character of the surrounding area including brick veneer; and
ii. The Project is compatible with the scale of the seven-story residential buildings to the west and the anticipation of further intensification of new buildings located in the downtown area, including seven-story mixed use buildings located at Block 20, Block 21, and seven-story residential building located at the block bounded by 3rd, 4th Avenue, and Eldorado and Delaware Street; and
iii. The pedestrian improvements create a walkable and inviting pedestrian realm that substantially conform with the City’s guidelines relating to sidewalks by providing active ground-level retail frontage and widened sidewalks with ADA compliant improvements; and
iv. The Project incorporates new landscaping including street trees and in-ground planters along street frontages to further enhance the pedestrian realm. b. The development will not be detrimental to the harmonious and orderly growth of the City in that:
i. The Project provides retail/commercial and office uses, as well as residential uses, that together complement existing commercial uses in the vicinity and in the downtown core; and
ii. The Project is in conformance with the 2030 General Plan policies and consistent with Zoning Code development standards; and
iii. The Project is in substantial conformance with the Downtown Area Plan, Bicycle Master Plan, and Citywide Pedestrian Master Plan.
c. The development will not impair the desirability of investment or occupation in the vicinity, and otherwise is in the best interests of the public health, safety, or welfare in that:
i. The Project consists of new buildings with both residential and retail/commercial and office uses in an area well-served by public transit; and ii. The Project optimizes the project vicinity’s development potential for commercial uses furthering the downtown as the economic center of the City; and 1 3
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9 iii. The Project provides new, well-designed housing units, particularly rental housing that provides opportunities for those unable to manage the expense of ownership housing; and
d. The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the 2030 General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site. i. The Project complies with the General Plan policies in terms of land use and densities, and all applicable development standards of the Zoning Code, subject to application of State Density Bonus Law (SDBL) in accordance with Government Code Section 65915, allowable incentives/concessions and requested waivers. Application of SDBL allows the Project’s two requested concessions/incentives: 1) to exceed the standard FAR maximum from 3.0 to 4.90 to allow for additional commercial square footage intended to help subsidize, and thereby provide for, the affordable housing units; and 2) to reduce the total amount of amount of common open space from 8,520 to 4,000 square feet to provide actual and identifiable cost reductions in that it will allow for the construction of the affordable residential units.
ii. Application of SDBL further allows the Project’s six (6) requested waivers from the City’s otherwise standard development regulations, including street wall area limitations, bulk dimensions above 55 feet, commercial and residential building heights, maximum FAR, and streetwall setbacks. The Project’s Transportation Demand Management Plan (TDM) results in an overall trip reduction of 25 percent, which meets the minimum as required by the City/County Association of Governments (C/CAG) of San Mateo County and has been added as conditions of approval. No violations of the Zoning Ordinance or Building Code were identified on the site. Therefore, the development meets all applicable standards as adopted by the Planning Commission and City Council and conforms with the General Plan and other applicable plans and policies. e. The development will not adversely affect matters regarding police protection, crime prevention, and security in that the buildings, paths of travel, and parking facilities will be required to conform to the City’s current Security Ordinance through conditions of approval, including adequate lighting to ensure nighttime visibility and installation of surveillance camera.

2. The Site Development Planning Application (Municipal Code Section 23.40.040(a)(4)) for the removal of major vegetation and associated Conditions of Approval are recommended for approval based on the finding that all concerns relating to landscaping and tree removal have been addressed as follows:
a. The Project will result in the removal of 23 existing trees, all of which are Protected Trees. The removal of these trees is necessary to accommodate the development of the proposed Project.

All trees will be removed and replaced with appropriate landscaping to enhance the site and pedestrian realm including planting of new street trees along B Street and 4 th and 5 th Avenue frontages of the Project.
b. All concerns regarding tree removal on the site have been addressed as conditions of approval requiring conformance to the City's landscape regulations through the provision of extensive 1 3
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9 landscaping, including planting of 29 trees at ground level, with an additional 10 trees planted at the 6 th floor commercial building rooftop patio and 14 trees located on the second floor outdoor space for the residential building, as shown on the project plans, and/or through the payment of a fee to the City’s tree planting fund.

3. The Special Use Permit (Municipal Code Sections 27.74) application to allow ground floor community service/non-profit use in required retail frontage area and associated Conditions of Approval are approved based on the following findings:
a. The use of the ground floor as a community service/non-profit use will not adversely affect the general health, safety and/or welfare of the community as the surrounding neighborhood contains a mix of commercial and residential land uses that are compatible with the proposed ground floor use and can accommodate a mix of other uses. b. The project will not cause injury or disturbance to adjacent property traffic or excessive noise, smoke, odor or noxious gas, dust, glare, heat or fumes, or industrial waste as documented in the prepared Mitigated Negative Declaration as attached to the Agenda Report, which concludes any related physical impacts to these environmental conditions can be mitigated to a level of insignificance through implementation of the mitigation measures specified in the Mitigation Monitoring and Reporting Program.

4. The Site Plan and Architectural Review Permit (Municipal Code Sections 27.64.390) application for modifications to the off-street loading berth and associated Conditions of Approval are approved based on the following findings:

1. Adequate on-street parking is available along a parcel frontage to accommodate a loading berth.

2. The on-street parking intended for temporary loading purposes is located at least 50 feet from any intersections and provides convenient access to building entrances.

3. The street width is adequate to accommodate loading vehicles without impeding use of the sidewalk or local traffic circulation or otherwise being detrimental to public safety.

5. This resolution shall go into effect as of the effective date of the ordinance approving the Development Agreement for the Project.
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EXHIBIT A

CITY OF SAN MATEO PLANNING APPLICATION

CONDITIONS OF APPROVAL
PA-2023-012 “BESPOKE”, 445 S. B ST., SPAR + SUP + SDPA
445 S B ST, SAN MATEO, CA 94401-4118; 302 E 4TH AVE, SAN MATEO, CA 94401-4035; 407 S B ST, SAN MATEO, CA 94401-4118; 415 S B ST B, SAN MATEO, CA 94401 PARCEL # 034179050, 034179020, 034179030, 034179060, 034179010, 034179040 AS APPROVED BY THE CITY COUNCIL ON __________
The following conditions of approval apply to the project referenced above. The conditions of approval are grouped under specific headings that relate to the timing of required compliance.

Additional language within a condition may further define the timing of required compliance. Types of Building permits include Demolition, Shoring/Excavation, Foundation, and Superstructure. To the extent these conditions are inconsistent with the terms of the project Development Agreement, the Development Agreement shall control. These conditions apply to the Residential Developer (RES) and Commercial Developer (COM) separately. Where conditions apply to both the Residential Developer and Commercial Developer as noted by a “(COM/RES)”, the condition will be completed by each Developer separately and the incompletion by one Developer shall not hold up the other Developers completion and associated milestone.

The following conditions shall be satisfied prior to issuance of a DEMOLITION PERMIT, BUILDING PERMIT FOR SHORING OR FOUNDATION, or SITE DEVELOPMENT PERMIT, whichever is issued first, or prior to the deadline specified in that condition.

Planning Division (PA)
1 APPROVED PLANNING APPLICATION CONFORMANCE (RES/COM)– All building permit plans, details, and subsequent construction shall substantially conform with the approved planning application. This includes but is not limited to plans, materials, project description, and other items submitted as part of the approved planning application. Any proposed modifications to the approved planning application shall be reviewed and approved by the Community Development Director, or his/her designee, prior to construction of the proposed modifications. The Community Development Director, or his/her designee, shall determine whether the proposed modifications substantially conform with the approved planning application, or whether a planning application modification is required to be submitted to permit the proposed modifications, as required by Municipal Code Section 27.08.080 Modifications. (PLANNING)
2 AUTOMATED PARKING FACILITY OPERATIONS PLAN (COM)– The applicant shall submit an operations plan that at minimum includes details on how the facility will be accessed, retrieval efficiency, and operational details, schematic or technical 1 3
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9 drawings, and the location and specifications of an emergency back-up power source shall be required upon building permit application submittal of the parking garage, subject to the satisfaction of the Community Development and Public Works Directors, or their designee. (PLANNING/PUBLIC WORKS)
3 AUTOMATED PARKING FACILITY PARKING AGREEMENT –(COM/RES) The Residential and Commercial applicants shall each enter into and record an “Agreement Guaranteeing Maintenance of Mechanical Parking Facility” with the mechanical or automated facility manufacturer or other qualified service professional to provide on-call maintenance services to ensure that mechanical and/or automated parking facilities to be fully operational and usable with limited downtime. The agreement shall be valid immediately after installation and operation of the facility and shall be valid for as long as the use is on the property. A copy of the recorded agreement shall be provided to the Planning Division prior to the issuance of certificate of occupancy of the parking garage. (PLANNING)
4 CONDITIONS OF APPROVAL – (COM/RES) This complete list of Conditions of Approval shall be reproduced onto the second sheet of all building permit plan sets. (PLANNING)
5 PAYMENT OF OUTSTANDING PLANNING APPLICATION FEES – (COM) The applicant shall pay all outstanding planning application fees prior to the issuance of a building permit. (PLANNING)
6 SITE DEVELOPMENT PERMIT FOR TREE REMOVAL – (COM) Prior to the issuance of a building permit, the applicant shall obtain a Site Development Permit for tree removal from the Planning Division for removal of existing trees with a diameter of 6 inches or larger at 54” above grade. The Site Development Permit for tree removal shall authorize the applicant to replace on-site and street trees equivalent or greater than the Landscape Unit (LU) value of trees to be removed by planting on-site and street trees, pay a fee in lieu of planting trees at the rate established in the annual Comprehensive Fee Schedule upon permit issuance and subject to the limitations articulated in the Development Agreement, or a combination of both. (PLANNING) 7 VECTOR CONTROL PLAN – (COM) The applicant shall enter into a contract with a pest control specialist and develop a vector control plan to be submitted for review and approval by the Community Development Director and the San Mateo County Mosquito and Vector Control District prior to the issuance of a building permit. The plan shall describe measures which shall be taken by the applicant to prevent rodent and pest infestation to adjacent sites, specify pest control measures, cover all phases of demolition, landscaping removal, and construction plus for a minimum period of six months after the completion of construction. The plan shall also specify that modifications will be developed and implemented should additional pest control measures be required during construction or demolition activity, subject to approval 1 3
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9 by the Community Development Department Director or his/her designee. (PLANNING)
Building Division (PA)
8 A VAPOR INTRUSION MITIGATION PLAN (COM) shall be prepared that includes a Vapor Mitigation System (VMS) that will minimize the risk of exposure of future employees and residents to VOCs in indoor air as a result of vapor intrusion. The Vapor Intrusion Mitigation Plan will require the project applicant to design the foundation features and mechanical systems serving interior spaces with appropriate engineering features to reduce risk of vapor intrusion into the building. The Vapor Intrusion Mitigation Plan shall be submitted to San Mateo County Health for review and approval. Alternative designs may be acceptable if approved in writing by the San Mateo County Health. The applicant shall provide proof of San Mateo County Health approval for the Vapor Intrusion Mitigation Plan to the City's Building Division and Planning Division, prior to building permit issuance for the subterranean garage. (BUILDING)
9 ADDRESS ASSIGNMENT – (COM/RES) The applicant shall submit an address assignment application for the proposed buildings, subject to the review and approval by the Building Division prior to the issuance of a building permit. (BUILDING)
10 APPLICABLE BUILDING STANDARDS AND LOCAL CODES – (COM/RES) All building permit plans shall demonstrate compliance with the applicable California Building Standards Codes and local amendments as adopted by the Building Division at the time of filing the building permit application. (BUILDING) 11 BAAD JOB NUMBER – (COM) (use for projects demolishing a full structure) The applicant shall submit an asbestos demolition and renovation notification job number (J#) from Bay Area Air Quality Management District prior to the issuance of a demolition permit. (BAAD). (BUILDING)
12 DEMOLITION – (COM) A building permit for demolition shall be issued in accordance with Section 23.06.100 of the San Mateo Municipal Code, to the satisfaction of the Building Official or his/her designee. (BUILDING)

13 LOT TIE AGREEMENT – (COM/RES) The applicant shall submit an AMMR Request (Alternative Means and Method of Construction Request) for Code Modification and Alternate Methods according to California Building Code Section 104.11, and shall receive written approval, from the Building Official and Fire Marshall if a lot tie agreement is to be executed between the property owner(s) and City of San Mateo, and if the buildings are to be built across lot lines. The Lot Tie Agreement shall be 1 3
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9 recorded with the County of San Mateo. AMMR Request shall be approved prior to any building permit issuance. (BUILDING)
14 PRE-CONSTRUCTION CONFERENCE FOR LARGE PROJECTS- (COM/RES) A pre- construction conference shall be held at a time and location agreed upon by the City and applicant for the purpose of reviewing Conditions of Approval and construction- site procedures. The applicant shall be represented by his design and construction staffs, which include any sub-contractors. Departments having conditions of approval for the project will represent the City. This meeting shall be held prior to issuance of the Demolition Permit, Building Permit or Site Development Permit, and shall be satisfied prior to issuance of whichever permit is issued first. (BUILDING) 15 SITE SURVEY – (COM/RES) The applicant shall provide a full site survey stamped and signed by a Land Surveyor licensed by the State of California prior to the issuance of a building permit. The survey shall include, but not be limited to: location and dimensions of property lines, location of streets and easements, existing buildings, topographic contour lines, trees/landscape, and other structures. (BUILDING) 16 SOILS REPORT AND INVESTIGATION LETTER – (COM/RES) The applicant shall submit a stamped, signed, and dated soils investigation report containing design recommendations and integrate recommendations into the plans as-appropriate, to the satisfaction of the Building Official or his/her designee prior to the issuance of a building permit. The applicant shall also submit a letter stamped and signed by the Geotechnical engineer of-record stating the plans and specifications substantially conform to the recommendations in the soil report, subject to the satisfaction of the Building Official or his/her designee prior to the issuance of a building permit. (BUILDING)
Fire Department (PA)
17 FIRE FLOW – ( COM/RES) The applicant shall provide fire flow information to the Fire Plan Checker, which is subject to the review and approval of the Fire Marshal or his/her designee prior to the issuance of a building permit. (FIRE) Public Works Department (PA)
18 CHARGES FOR PUBLIC WORKS SERVICES – (COM/RES) Prior to plan checking, the applicant shall be required to pay associated fees per the Fee schedule in effect at the time of the submittal. Public Works plan checking of the plans submitted with the building permit plans cannot proceed until the fee is paid. (PUBLIC WORKS) 1 3
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9 19 ENCROACHMENT PERMITS, BONDS, AND INSURANCE – (COM/RES) The applicant shall obtain an encroachment permit, post the required bonds and insurance, and provide a one (1) year warranty for all work to be done in the City's right of way or easements prior to any work being done. (PUBLIC WORKS)
20 EROSION CONTROL - (COM/RES)The project shall include erosion control measures in the building permit plans including silt fences, fiber rolls, proposed cribbing (retaining walls or riprap), terraces, and/or surface protection, required for drainage and erosion control of the property in accordance with Municipal Code section

23.40.040(a), subject to review and approval of the Public Works Director, or his/her designee prior to the issuance of a building permit. Conformance with these measures will reduce soil erosion during construction. At the time of building permit submittal, the applicant shall also submit an Erosion and Sediment Control Plan (which includes erosion control measures), if required by the City Engineer or Building Official.
a) The applicant shall also submit a site logistics plan for each phase of operation at the time of building permit submittal. The plan, at a minimum, shall include estimated timeframes for implementation, duration, construction operations. b) The project applicant shall provide a Storm Water Pollution Prevention Plan (SWPPP) in compliance with Bay Area Stormwater Management Agencies Association (BASMAA) Blueprint for a Clean Bay Best Management Practices to Prevent Stormwater Pollution from Construction-Related Activities, at the time of building permit submittal. (PUBLIC WORKS)
21 GRADING AND DRAINAGE PLANS – (COM) The project plans shall include grading and drainage plans that identify the vertical elevation datum, date of survey, and surveyor. Grading plans shall show existing topo and features at least 20’ beyond the project boundary. Plan shall show existing topography, label contour elevations, drainage patterns, flow lines, slopes, and all other property encumbrances. (PUBLIC WORKS)
22 NOTICE OF INTENT – (COM) For construction activities that will disturb one (1) acre or more, the project applicant shall obtain coverage under the General Construction Activity Storm Permit (General Construction Permit) issued by the State Water Resources Control Board (SWRCB) for stormwater discharges associated with construction activity. To obtain coverage, the project applicant shall file a Notice of Intent (NOI) with the State Water Resources Control Board to obtain coverage under the State General Construction Activity NPDES Permit. Proof of permit shall be provided to the Public Works Department along with a Storm Water Pollution Prevention Plan (SWPPP) prepared by a qualified SWPPP designer prior to issuance of the STOPPP Construction permit. (PUBLIC WORKS)
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9 23 POLYCHLORINATED BIPHENYLS (PCB) SCREENING ASSESSMENT FORM – (COM) As per Stormwater Municipal Regional Permit requirements and San Mateo Municipal Code Chapter 7.39, Demolition Permit Applicants shall complete the PCBs Screening Assessment Form located here: https://www.cityofsanmateo.org/160/Demolition- Requirements The Form shall be reviewed and approved by the Director of Public Works or his/her designee prior to the issuance of a building permit. (PUBLIC WORKS)
24 SHARED PARKING AGREEMENT FOR PUBLIC USE – (COM) The applicant shall execute a shared parking agreement, in substantial conformance with the language in the DDA/REA, with the City of San Mateo as approved by the Public Works Director or designee. The applicant shall provide a Parking Operations Plan, outlining how the shared parking arrangement will operate, to the City of San Mateo. The agreement and the Parking Operations Plan shall be subject to approval of the Public Works Director. This agreement shall be executed upon completion of the parking garage. (PUBLIC WORKS)
25 SITE DEVELOPMENT PERMIT FOR GRADING – (COM) The applicant shall pay a grading permit deposit in effect at the time of building permit submittal. (PUBLIC WORKS) 26 STORM WATER POLLUTION PREVENTION PERMIT – (COM) The applicant shall comply with the Stormwater Pollution Prevention (STOPPP) per SMMC Section 7.39.170. The project plans shall include an erosion and sediment control plan. The first STOPPP inspection shall occur prior to starting any work. The applicant shall pay STOPPP fees in effect at the time of building permit submittal and subject to the limitations articulated in the Development Agreement. (PUBLIC WORKS) 27 TIE-BACK AGREEMENT – (COM) If the shoring system required to perform the excavation for the project includes tie-backs that encroach into the public right-of- way, the Applicant shall execute and record the City's standard tie-back agreement prior to the issuance of the shoring building permit. For each tie-back in the right-of- way, the applicant shall pay the fees in effect at the time of building permit submittal. (PUBLIC WORKS)
28 TEMPORARY CONSTRUCTION EASEMENT – (COM) The applicant shall execute and record a Temporary Construction Easement, in substantial conformance with the language in the DDA, with the City of San Mateo. (PUBLIC WORKS) 29 TRAFFIC CONTROL & SITE LOGISTICS PLANS – (COM/RES) The applicant shall submit traffic control plans for any impact to the right-of-way for each phase of operation, including pedestrian and bicycle detour plans as applicable at the time of building permit submittal. The traffic control plan shall comply with the most recent version of the California Manual of Uniform Traffic Control Devices (CA MUTCD) and the 1 3
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9 City’s Traffic Control Plan Requirements.

The applicant shall also submit a site logistics plan for each phase of operation. The plan, at a minimum, shall include estimated timeframes for implementation, duration, construction operations. (PUBLIC WORKS)
CDD Arborist (PA)
30 PROJECT PLAN UPDATES – (COM/RES) Prior to the building permit issuance, the applicant must update the project plans with the most recent information regarding protected trees and their replacements, including the Required Tree Planting forms for on-site trees and street trees. All information is to be corrected as per the requirements outlined in code section 27.71.150. (CDD ARBORIST) 31 STREET TREES – (COM/RES) The landscape plans shall specify installation of street trees in accordance with the City of San Mateo Street Tree Master Plan. In accordance with Municipal Code Section 27.71.120(a)(1), 24-inch box shall be the minimum size for street trees planted along public streets and shall include tree grates and root barriers as specified by the City Standard Drawings 3-1-847 and 3-1- 933. The landscape plans shall be subject to the review and approval of the Community Development Director, or their designee. (CDD ARBORIST) The following conditions shall be satisfied prior to issuance of a BUILDING PERMIT FOR THE COMMERCIAL AND RESIDENTIAL SUPERSTRUCTURES.

Planning Division (PA)
32 ACOUSTICAL ANALYSIS – (COM/RES) The project applicant shall incorporate building design and acoustical treatments to ensure compliance with State Building Codes and City noise standards into the project plans. A project-specific acoustical analysis shall be prepared to ensure that the design incorporates controls to reduce interior noise levels to 45 dBA Ldn or lower within the residential units and to 50 dBA Leq(1- hr) or lower within nonresidential interiors. The project applicant shall conform with any special building construction techniques requested by the City’s Building Division or Planning Division, which may include:
(A) Forced-air mechanical ventilation for all residential units on the project site, so that windows can be kept closed at the occupant’s discretion to control interior noise and achieve the interior noise standards.
(B) Some residential units facing the railroad may require the windows, doors, and wall assemblies to meet the interior noise threshold of 45 dBA Ldn. (C) Some Residential units facing East 4th Avenue may require the windows, doors, and wall assemblies to meet the interior noise threshold of 45 dBA Ldn. 1 3
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9 (D) Commercial uses with direct line-of-sight to the railroad tracks may require windows and doors with a minimum sound-rating of 34 to 35 STC. Commercial land uses shall also be supplied with adequate forced-air mechanical ventilation to meet the interior noise threshold of 50 dBA Leq(1-hr). (PLANNING) 33 CHILD CARE DEVELOPMENT FEE – (COM/RES) The applicant shall pay a Child Care Development Fee subject to the rate established in the annual Comprehensive Fee Schedule and subject to the limitations articulated in the Development Agreement.

The fee shall be collected by the Public Works Department and paid prior to issuance of the superstructure building permit for the commercial building and prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first for the residential building. (PLANNING)
34 COMMERCIAL LINKAGE FEE – (COM) The applicant shall pay the Commercial Linkage Fee established in the annual Comprehensive Fee Schedule and subject to the limitations articulated in the Development Agreement prior to building permit issuance for the parking garage. The final fee shall be determined as outlined in the Development Agreement. Residential component is not subject to Commercial Linkage Fee. (PLANNING)
35 DENSITY BONUS AND AFFORDABLE HOUSING AGREEMENT -- (RES) In accordance with Municipal Code Section 27.16.050 and accompanying BMR Guidelines (Resolution No. 72 – 2025) and Government Code Sec. 65915 et. seq., the applicant shall execute and record a Below Market-Rate Housing Agreement. The Agreement shall be consistent with the approved plans. Any modifications shall be subject to the approval of the Community Development Director or their designee. (PLANNING) 36 LOCATION AND SCREENING OF ABOVE GROUND UTILITIES AND EQUIPMENT – (COM/RES) All screening for any ground-level utilities, equipment, and other project related operational/utility devices shall be shown on the building permit plans in substantial conformance with the approved planning application. All above ground utilities and equipment shall be screened with landscaping, fencing, and/or other solid materials to the satisfaction of the Community Development Director, or his/her designee prior to issuance of building permit for each superstructure building. (PLANNING)
37 MECHANICAL VENTILATION – (COM/RES) All exterior mechanical ventilation designs for subterranean garages shall be shown on the building permit plans in substantial conformance with the approved planning application or any industry-standard modification resulting from further design development which may be permitted, subject to review and approval through the building permit process. All mechanical ventilation shall be incorporated into the building design or landscaped areas and be 1 3
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9 screened to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
38 SCREENING OF ROOFTOP MECHANICAL EQUIPMENT – (COM/RES) All rooftop mechanical equipment shall be shown on the building permit plans in substantial conformance with the approved planning application. All equipment shall be painted and/or screened by a solid enclosure, or parapet wall with materials compatible with the building design, subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
39 SIGNAGE – (COM/RES) Preliminary signage shown in the approved planning application plans are for information only. Final signage shall be reviewed and approved in accordance with Title 25 of the Municipal Code. (PLANNING) 40 TRASH AND RECYCLING ENCLOSURES – (COM/RES) All above-grade trash and recycling enclosures shall be shown on the building permit plans in substantial conformance with the approved planning application and be screened to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
Building Division (PA)
41 CALGREEN – (COM/RES) The building permit plans shall incorporate the applicable CALGreen Checklist noting the green building measures the project will incorporate in accordance with the California Green Building Standards Code and City of San Mateo Reach Codes subject to the review and approval by the Building Official, or his/her designee. Current City of San Mateo CALGreen checklists are located on Building Division webpage or will be provided by Community Development Department staff, if requested. (BUILDING)
42 WATER CONSERVATION IN LANDSCAPING – (COM/RES) The applicant shall submit a completed Water Conservation in Landscaping Screening Form at the time of building permit application submittal. If the screening form indicates the project is subject to the Water Conservation in Landscaping Ordinance pursuant to Municipal Code Section 23.72.030, additional documentation prescribed by the screening form shall also be included with the site plan. City of San Mateo Water Conservation in Landscaping forms are located on Building Division webpage. The applicant shall submit the required landscape documentation package with building permit application subject to the review and satisfaction of the Building Official, or his/her designee. (BUILDING)
Fire Department (PA)
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9 43 CODE CONFORMANCE – (COM/RES) The applicant shall indicate on all building permit plans that all construction shall meet current code standards at the time of building permit submittal. The building permit plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE) 44 FIRE CONTROL ROOM – (COM/RES) The plans shall show a fire control room that serves both the residential and commercial buildings with direct access from the exterior of the building subject to the requirements listed in the Fire Department’s local Ordinance and subject to the review and approval of the Fire Marshal or his/her designee. (FIRE)
45 FIRE DEPARTMENT SUBMITTALS – (COM/RES) The applicant shall submit all plans involving fire systems (including but not limited to fire sprinklers, fire hydrants, and fire alarms) in conjunction with the superstructure building permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE)
46 REMOTE POWER DISCONNECT – (COM/RES) The plans shall show a key switch/shunt trip to disconnect the building electrical power and/or solar photovoltaic system by Fire Department personnel. The key switch/shunt trip location(s) shall be subject to the review and approval of the Fire Marshal or his/her designee. (FIRE) Parks and Recreation Department (PA)
47 PARK IN-LIEU/IMPACT FEES – (RES) The applicant shall pay a park impact fee (SMMC Section 13.05.070) or a fee in-lieu of dedication of lands for park and recreation purposes (park in-lieu fee) (SMMC Chapter 26.64) as established in the Comprehensive Fee Schedule and subject to the limitations articulated in the Development Agreement. The final fee shall be paid prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first. (PARKS)
Police Department (PA)
48 BUILDING SECURITY CODE COMPLIANCE – (COM/RES) The building permit plans shall comply with the City’s Building Security Code (San Mateo Municipal Code Chapter

23.54). (POLICE)
49 PARKING GARAGE SECURITY – (COM/RES) The building permit plans for the superstructure shall show:
(A) Restricted access to the parking garage outside of standard business hours (restricted hours defined as bank holidays, Saturday, Sunday, and Monday through Friday from 6:00pm to 6:00am, or as specified in a shared use agreement the City is a 1 3
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9 party to). Outside of standard business hours the parking garage shall include electrically operated closures to allow passage of motor vehicles. (B) The closures, whether overhead, sliding or swinging shall be provided with reopening devices which will function to stop and reopen the closure in case the closure is obstructed when closing.
(C) Openings into the garage which are not for vehicular or human passage shall be provided with security grilles or screens.
(D) Digital keypads and/or wireless “click to enter” systems complying with SECURED BUILDING ACCESS BY EMERGENCY PERSONNEL shall be provided to allow for entry into all portions of the garage at all times.
(E) If egress doors are required by code to connect garage spaces with different uses, the egress doors shall be alarmed and monitored.
(F) Exterior doors or gates providing access into secure areas of the parking garage shall remain locked, and shall only be accessible through the use of keys, key fob or remote keyless entry system devices furnished to building tenants and shall be equipped with self-closing devices.
(G) All storage, maintenance, and trash rooms within parking garages shall have doors which cannot be locked from the inside, and that close and lock quickly and automatically upon exit.
(H) Parking spaces shall not be numbered to coincide with interior unit numbers. (I) Lighting in the parking garage shall be in conformance with the Security Ordinance, Municipal Code Section 23.54 as it applies to SITE LIGHTING. No dark areas shall exist inside the parking garage as defined by Municipal Code Section

23.54. (POLICE)
50 PHOTOMETRIC PLAN SUBMITTAL REQUIREMENT – (COM/RES) The building permit plans for the superstructure shall include a photometric plan showing the installation of lighting fixtures and lighting levels to be reviewed and approved by the Chief of Police or his/her designee at the time of permit application submittal. The photometric plan shall include point-by-point lighting levels in foot-candles for the entire plot and ten feet beyond the project property lines. The point-by-point photometric plan shall provide lighting levels on a grid not to exceed five feet by five feet across the entire site. Each point shall report the illuminance to the nearest 0.1 foot-candles. Photometric calculations including maximum foot-candles, average foot-candles, minimum foot-candles, average to minimum uniformity, and maximum to minimum uniformity shall be included on the plan submitted. Select specifications for fixtures selected shall be provided on the photometric plan sufficient to ensure compliance with the SITE LIGHTING STANDARDS. (POLICE) 1 3
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9 51 PUBLIC SAFETY COMMUNICATIONS FOR TALL BUILDINGS – (COM/RES) The building permit plans for the superstructure shall show compliance with Security Code SMMC “23.54.020 CITY COMMUNICATION SYSTEMS – HIGH RISE BUILDINGS”, by providing for the following allowances for the placement of emergency communications equipment on the building permit plans:
(A) Enough enclosed space for the equivalent of one dedicated server rack in a locked server room that is clean, dry, and well-ventilated (this does not need to be a fire control room);
(B) One 4” conduit from the designated server rack through the roof. The conduit shall be provided with wide radius bends, a weatherhead on the roof, and a pull string and ring;
(C) Authorization to mount antennas on the roof. The maximum allowable distance from the designated server rack to the antenna mounting location shall be 100 feet; (D) One 20-amp, 120 VAC dedicated electrical circuit on the building's emergency generator. An uninterruptable power supply (UPS) may be installed by the City if the building is not provided with an emergency generator;
(E) 12 copper cable pairs to the building's main telephone terminal; and, (F) Ground buss bar bonded to the building grounding system.

This requirement is in addition to the requirement of the California Fire Code to supply a functional emergency responder radio coverage system. (POLICE) 52 PUBLIC/PRIVATE PROPERTY DEMARCATION – (COM/RES) Demark public and private properties through the use of decorative paving, alternative scoring patterns, or other approved methods to distinguish between public and private space while complying with adopted City plans. (POLICE)
53 SECURED BUILDING ACCESS BY EMERGENCY PERSONNEL – (COM/RES) The building permit plans for the superstructure shall show the detailed specifications for and the installation of telephone entry pads (TEPs) and/or wireless “click to enter” systems at the main exterior building entrance(s) and parking garage entrance(s) for secured buildings. These access systems must allow emergency personnel to access all levels of the interior of the building. The access systems must also be installed at exterior gate locations that lead to secured areas of the site, such as interior courtyards.

Access system placement location is subject to the review and approval of the Chief of Police or his/her designee, prior to the approval of the first building permit for the project. Police access codes shall be as provided by the Chief of Police or his/her designee at the time of installation. (POLICE)
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9 54 SITE FURNITURE – (COM) The building permit plans for the superstructure shall show permanent site furniture accessible to the public designed and installed to prevent an adult from laying down by installing arm rests not more than 4' apart, or by designing elevation changes 4" or more on horizontal surfaces every 4'. Temporary site furniture shall be secured at the close of each business day. (POLICE) 55 STAIRWELL & EXTERIOR DOORS – (COM/RES) The building permit plans for the superstructure shall show the viewing panel in egress doors from stairwells and exterior doors leading to exterior areas, parking garages, and basement levels. Final viewing panel dimensions and locations shall be coordinated with, and approved by, the San Mateo Police Department (POLICE)
56 VIDEO SURVEILLANCE SUBMITTAL REQUIREMENT – (COM/RES) The building permit plans for the superstructure shall include a plan showing the installation of cameras and approximate viewing fields of surveillance cameras to be reviewed and approved by the Chief of Police or his/her designee. The plan shall include cameras placed to view areas as required pursuant to Safety Ordinance SMMC 23.54, and include select specifications for cameras and storage equipment to ensure compliance with the VIDEO SURVEILLANCE STANDARDS. (POLICE)
Public Works Department (PA)
57 DRAINAGE – (COM/RES) The building permit plans show drainage designed into landscaping with the purpose of reducing volume or improving quality of runoff from the site shall be implemented, to the extent feasible, subject to the approval of the Director of Public Works or designee or designee. Where necessary, sidewalk drains per City Standard Drawing 3 1 120 shall be provided to direct the water under the sidewalk and through the curb. No increase to the peak discharge shall be permitted downstream. In addition, discharge shall conform to any non-point source permit issued by the Regional Water Quality Control Board. Drainage improvements made on-site shall conform to standard engineering practices and shall not allow any site drainage to impact adjacent properties. All drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed engineer’s stamp shall appear on the calculations sheets and shall be submitted to the City for review and approval with the project civil plans submitted as part of the building permit for the superstructure. The applicant shall install adequate storm drain facilities along the project frontages to collect, treat, and convey site and street flow to the City storm drain system. Projects that include permanent structural controls for stormwater treatment, shall comply with requirements of Section C.3 of the Municipal Regional Stormwater Permit for San Mateo County (MRP). The O&M (operation and maintenance) procedures for such control features shall be submitted for review and approval prior to issuance of certificate of final occupancy and specify the owner’s responsibility to ensure their ongoing effective operation and maintenance. Such O&M responsibility requirements shall be recorded with the County of San Mateo 1 3
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9 Recorder’s Office. The building permit plans for the superstructure shall show drainage. (PUBLIC WORKS)
58 FENCES AND OTHER PERMANENT STRUCTURES – (COM/RES) The applicant shall locate all project fencing and foundations of a permanent nature within the project’s property and out of the City right-of-way. (PUBLIC WORKS) 59 FOOD SERVICE EQUIPMENT CLEANING – (COM) The developer shall have any sink or other floor mat, container, and equipment cleaning area connected to the infrastructure leading to the location of a future grease interceptor, which shall be installed prior to tenant occupancy as required per that tenant improvement permit, at initial construction of the ground floor retail space prior to issuance of certificate of final occupancy. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. The cleaning area shall be indoors or in a covered outdoor area; either area being plumbed to the sanitary sewer. Outdoor cleaning areas shall be designed to prevent stormwater run-on from entering the sanitary sewer and to prevent stormwater run-off from carrying pollutants to the site storm drains. Signs shall be posted indicating that all food service equipment and washing activities shall be conducted in this area. Regular maintenance and cleaning of any grease interceptor is required. The building permit plans for the superstructure shall show connection to grease interceptors. (PUBLIC WORKS) 60 GARBAGE/RECYCLE/COMPOSTING STORAGE AND SERVICE – (COM/RES) The applicant shall provide an adequate area for the purposes of storing garbage, recycling, composting collection containers for scheduled servicing by the franchise solid waste collection service. The containers shall be placed at the service location allowing enough room for the truck to safely approach the containers. The collection containers shall be brought to the service area and returned to the storage enclosure by the property owner. The containers are not to be in public view or in the public right-of-way prior to, or beyond the scheduled service times. A letter shall be provided from the City’s franchise solid waste collection service provider stating that service is available to the project as designed prior to building permit issuance. The building permit plans for the superstructure shall show garbage and recycling areas. (PUBLIC WORKS)
61 INTERIOR FLOOR DRAINS – (COM/RES) The building permit plans for the superstructure shall show all interior floor drains and shall be plumbed to connect to the sanitary sewer system and shall not be connected to stormwater collection system per the San Mateo Countywide Water Pollution Prevention Program’s C.3 requirements. (PUBLIC WORKS)
62 PUBLIC IMPROVEMENT AGREEMENT – (COM/RES) If the applicant wishes to have the Building Permit for the superstructure issued prior to the completion of the project’s public improvements, the applicant shall enter into a Public Improvement 1 3
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9 Agreement (PIA) with the City and shall arrange to provide security for the remaining public improvements to be completed. The PIA will be forwarded to the City Council for approval prior to building permit issuance. (PUBLIC WORKS) 63 PUBLIC IMPROVEMENTS – (COM/RES) An Encroachment Permit shall be required for all public improvements in the public right-of-way or easements. All public improvements shall be completed prior to the Certificate of Occupancy, or as otherwise approved by Public Work, associated with each associated project frontage.

The developer shall repair or replace all existing improvements not designated for removal and all new improvements that are damaged or removed because of developer's operations. Developer shall request a walk-through with the Public Works Construction Inspector before the start of construction to verify existing conditions.

The applicant shall have improvement plans prepared for all work in the public right of way or easements by a licensed civil engineer, whose signed engineer’s stamp shall appear on the plans. The improvement plans shall be included in the superstructure building permit submittal and substantially conform to the approved planning application. Any changes to the improvements shall be approved by the Director of Public Works or designee at their sole discretion. All design assumptions and criteria shall be submitted. Project specifications shall be included for review.

All work shown on the improvement plans shall be inspected and approved by Public Works.

Quantities for items below are provided only to determine minimum bonding requirements for the encroachment permit. The building permit plans for the superstructure shall show the following public improvements in the public right of way:
(A) STREET IMPROVEMENT – The applicant shall improve the project street frontages in accordance with the approved planning application. Additionally, the applicant shall complete a mill and overlay the existing street. All work shall be shown on the required improvement plans. If any significant changes to the improvement plans are proposed during the building permit phase, a new public improvement plan shall be prepared by the applicant for review and approval by the Director of Public Works or designee. (PUBLIC WORKS)
(B) PAVEMENT – Project is required to mill and overlay curb to curb width of all street frontages, including the S. B Street & E. 5th Avenue intersection and S. B Street & E. 4th Avenue intersection, as shown on the approved planning application. (PUBLIC WORKS)
(C) STREET MARKINGS – The applicant shall install necessary street markings of a 1 3
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9 material and design approved by the Director of Public Works or designee and replace any that are damaged during construction. These include but are not limited to all pavement markings, painted curbs and handicap markings. All permanent pavement markings shall be thermoplastic. Color and location of painted curbs shall be shown on the plans and subject to approval by the Director of Public Works or designee. Any existing painted curb or pavement markings no longer required shall be removed by grinding if thermoplastic, sand blasting if in paint. Once installed, the applicant shall coordinate with City crews to mark any red curb within the proposed City right-of-way with a City seal. (PUBLIC WORKS)
(D) STRIPING – For consistency with the recommendations included in the City of San Mateo Pedestrian Guidelines and the San Mateo TOD Pedestrian Access Plan, the project shall:
a. Upgrade existing crosswalks to high-visibility crosswalks striping (per Caltrans Pavement Markings Crosswalk Standards) on all legs at the S. B Street & E. 4th Avenue intersection, all legs at the S. B Street & E. 5th Avenue intersection, and on Railroad Avenue to provide adequate pedestrian access to the other areas of downtown and the San Mateo Caltrain station. Due to the scope overlap with an adjacent entitled development, the applicant and the developer of the project at 222 E. 4th Avenue may enter into an agreement with the City to complete the associated conditions subject to the review and approval of the City. (E) SIDEWALK – The applicant shall replace to existing City standards all sidewalk surrounding the project site frontage, in substantial conformance with the planning application. Sidewalk replacement shall be constructed per current City Standard and comply with Pedestrian Master Plan. (PUBLIC WORKS)
(F) CURB RAMP(S) – The applicant shall construct curb ramp(s) in accordance with State Standard Drawing No.A88A, per approved Planning plan. The actual ramp "Case" shall be identified on the plans and shall be approved by the Director of Public Works or designee. (PUBLIC WORKS)
(G) CURB AND GUTTER – The applicant shall replace to existing City standards all curb and gutter surrounding the project site frontage, in substantial conformance with the planning application. New curb and gutter shall be constructed per current City Standard. (PUBLIC WORKS)
(H) DRIVEWAY APPROACH(ES) (Ensure ADA is met) – The applicant shall install City Standard (Commercial) driveway approach on Railroad Avenue, as shown on the approved plans. The new commercial driveway approach shall be installed, in substantial conformance with the planning application and per current City Standard. (PUBLIC WORKS)
(I) DRIVEWAY REMOVAL – The applicant is to remove the existing driveway approach(es) located on E. 5th Avenue and E. 4th Avenue, as shown on the approved planning application plans, and replace them with sidewalk, curb, gutter, landscape 1 3
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9 strip, etc. per current City Standards. (PUBLIC WORKS) (J) SEWER LATERAL – The applicant shall install as a minimum a six (6) inch City Standard sewer lateral connection from the property line to the sewer main located in the street right of way. The installation shall be done in accordance with City Standard Drawing 3 1 101. The connection to the existing force main on E. 5th Avenue will need to be revised to connect at a different angle during the Building Permit phase. (PUBLIC WORKS)
(K) STORM AND SANITARY SEWER MANHOLE(S) – The applicant shall install standard sanitary sewer manholes on Railroad Avenue, per approved plans and per current City Standard. The applicant shall install storm manholes on E. 4th Avenue and Railroad Avenue, per approved plans and per current City Standard. (PUBLIC WORKS) (L) STORM WATER CATCH BASIN(S) – The applicant shall install standard storm water catch basins, per approved plans and in accordance with City Standard Drawing. (PUBLIC WORKS)
(M) GREEN INFRASTRUCTURE – In accordance with SMMC Chapter 7.39, the applicant shall install and maintain green infrastructure (GI) improvements per approved Planning plan. The improvements shall be in accordance with the guidance and specifications provided by San Mateo Countywide Water Pollution Prevention Program or City of San Mateo GI Plan design and shall be approved by the Director of Public Works or designee or designee. Drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed Engineer’s stamp shall appear on the calculations sheets, and shall be submitted to the City for review and approval with the project superstructure plans. GI improvements shall be maintained by the adjacent property owner and included in the stormwater treatment O&M (operation and maintenance) agreement that is recorded with the County of San Mateo Recorder’s Office.

Applicant shall provide green infrastructure to the maximum extent as determined by the Public Works Director or designee at their sole direction, to treat storm water runoff from frontage and public ROW. Sizing and design shall conform to San Mateo Countywide Water Pollution Prevention Program City of San Mateo GI Plan design templates and technical guidance and be approved by the Director. (PUBLIC WORKS) (N) TRAFFIC SIGNAL INFRASTRUCTURE – Due to the curb ramps and bulb-outs, the applicant may be responsible for relocating and updating the traffic signal at the project location to the latest standards and requirements. The applicant shall submit all necessary traffic signal design plans, including pole and conductor schedules where necessary, to the Director of Public Works or designee for review and approval as part of the off-site improvement package. The plans shall show all traffic signal equipment upgrades to comply with latest California Manual on Uniform Traffic Control Devices (CA MUTCD), Caltrans, and City standards requirements. Improvements shall include, but are not limited to accessible pedestrian signals (APS) and pushbuttons (PPB), emergency vehicle preemption 1 3
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9 signal equipment, video detection equipment, 12” LED signal diodes, intersection PTZ camera, signal head backplates, internally illuminated street name signs, traffic signal interconnect or fiber optic communications.

During construction, the applicant shall provide equipment submittals, signal timing and/or configuration changes, and testing documentation to the Director of Public Works or designee or designee for review and approval prior to installation. The developer shall be responsible for development and implementation of any new required signal timing. Where traffic signals within the City of San Mateo right-of- way are owned by other agencies, the developer shall be responsible for obtaining all necessary approvals and permits and pay all fees associated with bringing the traffic signal up to latest standards and requirements. (PUBLIC WORKS) (O) STREET LIGHT(S) AND INFRASTRUCTURE – The applicant shall submit both a lighting plan and streetlight improvement plan.

Lighting Plan:

The Lighting Plan shall be full-sized plan sheet(s) incorporated into the civil plan set submitted to the City as part of the Building Permit review process. The Lighting Plan shall:

1. Include a design for lighting all public streets, intersections, sidewalks, pedestrian paths, and bicycle facilities located in the public roadway right-of-way on the project side of the street to meet the lighting levels recommended in the Illuminating Engineering Society’s (IES) Recommended Practice For Design And Maintenance Of Roadway And Parking Facility Lighting (ANSI/IES RP-8-18).

2. Be based on photometric analysis consistent with the Illuminance Method described in ANSI/IES RP-8-18, prepared using lighting design software.

3. Include the following information about each luminaire included in the analysis:
a. Location
b. Type (Indicated by the City’s specification name)
c. Mounting height
d. Arm length
e. Total luminaire Light Loss Factor (LLF)

4. Include separate analysis zones for each street, each sidewalk by frontage, and each intersection, configured according to the City’s standard practice in use at the time the analysis is begun.

5. Show each photometric analysis zone with point illuminance values.

6. Include a table displaying the following metric values for the analysis zones:
a. Average Maintained Illuminance (fc)
b. Average Uniformity Ratio
c. Maximum Uniformity Ratio
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9 d. Maximum Point Illuminance Value (fc)
e. Minimum Point Illuminance Value (fc)

7. Achieve the required lighting levels using the least number of luminaires possible, using a consistent pattern of luminaire placement, and shall include luminaires on both sides of the street if such a pattern reduces the number of luminaires required, unless otherwise approved by the City.

8. Include pedestrian scale lighting if pedestrian scale lighting is already in use on the block of the project frontage, or if the City’s Pedestrian Master Plan recommends pedestrian scale lighting on the project frontage.

9. Maintain the following minimum spacing between luminaires:
a. 50 feet between pedestrian scale luminaires on the same side of the street. b. 100 feet between all other types of luminaires on the same side of the street. c. 50 feet between luminaires of mixed types.
d. Reduced spacing may be approved by the City if the photometric analysis indicates it is necessary to meet the required lighting levels.

10. Include only City owned streetlights within the public right-of-way, or located in an easement on private property, unless otherwise approved by the City.

11. Utilize the City’s list of standard luminaires at the time of design for selection of any new or replacement luminaires proposed by the project.

The Lighting Plan shall be a continuation of the previously submitted, but currently incomplete and unapproved, Lighting Plan reviewed by the City during the Planning Application process. All past direction and comment on the past submittals remain in effect and shall be addressed by the Lighting Plan submittals during the Building Permit review process, including previous direction to coordinate design with Draeger’s to the extent possible.

Streetlight Improvement Plan:

The Streetlight Improvement Plan shall be full-sized plan sheet(s) incorporated into the civil plan set submitted to the City as part of the Building Permit review process.

The Streetlight Improvement Plan shall:

1. Implement the project’s Lighting Plan from their project frontage to the roadway centerline.

2. Implement improvements beyond the project frontage or the roadway centerline if such improvements are necessary to provide a functioning lighting system.

3. Show all work necessary to construct the streetlight improvements for which the project is responsible to implement.
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9 4. Include all electrical calculations (i.e. voltage drop) required for design of a functional streetlight system that complies with all applicable codes and standards.

5. Show location of connection to existing streetlight circuit(s) or show location of proposed connection to an existing or new electrical service point.

6. Include a map showing the full extent of all streetlight circuits that will include project lighting improvements. This map shall include information necessary for verifying voltage drop calculations and may also be used for submittal to the serving utility as part of an electrical service modification application. At a minimum the map shall include:
a. Location and wattage of all streetlight luminaires on the circuit. b. Streetlight pole numbers.
c. Length of conduit runs used for voltage drop calculations. Lengths may be labeled directly on the plan view or presented in a conduit run schedule.

It shall be the applicant’s responsibility to verify the location of all existing streetlight equipment and infrastructure, including, but not limited to, underground conduits, pull boxes, poles, and electrical service connections, as needed for the preparation of the Lighting Plan and the Streetlight Improvement Plan. The City is typically not able to provide accurate as-built plans of streetlight circuits.

The applicant shall be responsible for coordinating all lighting improvements with the serving utility, including preparing all required documents and attachments, attending all field meetings requested by the serving utility, and submitting applications for new or modified electrical service.

The applicant shall be responsible for all costs charged by the serving utility associated with the project’s streetlight improvements, including but not limited to application fees, permit fees, engineering charges, and construction charges.

The applicant shall consult with the City for additional guidance on current City standards and practices prior to starting work on the Lighting Plan or the Streetlight Improvement Plan.

If, during preparation of the Streetlight Improvement Plan, it is determined that streetlight improvements consistent with the Lighting Plan cannot be installed, the applicant may, at the discretion of the Director of Public Works, be required to prepare a new Lighting Plan to ensure required lighting levels are met. (PUBLIC WORKS)
64 SANITARY SEWER CONNECTION CHARGE – (COM/RES) The applicant shall pay a charge proportional to the project’s share of the increased amount of sewage generated by the project, as established by San Mateo Municipal Code Chapter

3.54.060. The charge will be based upon the City Council resolution and subject to 1 3
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9 the limitations articulated in the Development Agreement. The fee shall be collected by the Public Works Department and paid prior to issuance of the superstructure building permit for the commercial building and prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first for the residential building. (PUBLIC WORKS)
65 SEPARATE WATER METERS – (COM/RES) When a development includes multiple uses, there shall be a separate water meter for each development use. The building permit plans for the superstructure shall show the separate water meters. (PUBLIC WORKS)
66 STORM AND SANITARY SEWER - (COM/RES) The applicant shall perform an initial inspection prior to building permit issuance for the superstructure (via remote TV camera) of the mainline storm and sanitary sewer from the nearest upstream structure to the nearest downstream structure of the project’s point of connections.

During the initial inspection, any damage must be reported to the Department of Public Works. The applicant shall perform the same inspection once construction is completed. Damage in result of this project’s construction shall be repaired by the applicant at their expense. (PUBLIC WORKS)
67 STORM DRAIN INLETS AND WATERWAYS – (COM/RES) The building permit plans shall show the marking of the words “No Dumping! Flows to Bay,” or equivalent, on all storm inlets surrounding and within the project site using methods approved by the City standards, consistent with the San Mateo Countywide Water Pollution Prevention Program’s C.3 requirements (PUBLIC WORKS)
68 TRANSPORTATION IMPROVEMENT FEE – (COM/RES) The applicant shall pay a fee proportional to the project's share of transportation improvements needed to serve cumulative development within the City of San Mateo, as established by SMMC Chapter 27.13. The fee shall be calculated for the portion of the development being applied for at the time and subject to the limitations articulated in the Development Agreement. The fee shall be paid at time of building permit issuance for the commercial building and prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first for the residential building. (PUBLIC WORKS)
69 TRASH CAPTURE DEVICES – (COM/RES) The building permits shall show installation of trash capture devices in storm drain systems that lead directly to the off-site storm drain system or outfall. Devices shall be approved by the Director of Public Works or designee or designee. Trash capture devices are required on site consistent with the State Water Resources Control Board definition of Full Capture System. All on-site trash capture devices shall be cleaned routinely and maintained by the Owner per the Stormwater Treatment Facilities Maintenance Agreement. The 1 3
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9 building permit plans for the superstructure shall show trash capture devices. (PUBLIC WORKS)
70 TRIANGULAR AREA OF VISIBILITY – (COM/RES) The building permit plans for the superstructure shall show that the installation of landscaping and permanent structures located within the 10' triangular area of visibility at the driveway, and 25’ triangular area of visibility at any project corner meets the requirements of a minimum vertical clearance of 7', and/or are less than 3' in height. This includes all PG&E above ground structures and other utility facilities. (PUBLIC WORKS) 71 UNDERGROUND (OR COVERED) PARKING GARAGE DRAINAGE – (COM) The building permit plans for the superstructure shall show that water from the underground (or covered) parking garage shall not be discharged onto the public street. The applicant shall direct discharge from covered or underground garage to the City's sanitary sewer system. Stormwater runoff from the roof or other exposed areas of the project shall not discharge to these garage drains. The design shall be done by a licensed Civil Engineer who shall provide hydraulic calculations and drawings subject to the approval of the Director of Public Works or designee. (PUBLIC WORKS) 72 UTILITIES – (COM/RES) Utility plans shall be submitted as part of the building permit plans for the superstructure and shall show appropriate line types and labels to identify different type of utilities and pipe sizes. Clearly identify both public and private utilities.

The Developer shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television, and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures.

Sanitary sewer laterals and/or water meters located in driveways shall have traffic rated boxes and lids.

Developer is required to confirm the location of existing utility lines along the project frontage by potholing. Prior to any potholing, developer shall obtain an encroachment permit and submit a pothole plan for City review and approval.

Developer shall provide the pothole results to the Director of Public Works or designee prior to final design. Any utility conflicts shall be the responsibility of the developer to rectify. (PUBLIC WORKS)
73 WASTEWATER CAPACITY CHARGE – (COM/RES) A wastewater capacity charge, as established by San Mateo Municipal Code Chapter 7.38.065, is imposed on all new development to recover a proportionate share of costs for existing and future wastewater system facilities and assets from new or expanded connections to City wastewater systems. The applicable wastewater capacity charge is determined by 1 3
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9 use, wastewater flow, and wastewater strength loadings and the amount shall be established by City Council resolution. The fee shall be calculated for the portion of the development being applied for and subject to the limitations articulated in the Development Agreement. (PUBLIC WORKS)
In order to meet the increased demands on the Wastewater Treatment Plant created by this project, the applicant shall contribute fees toward the Plant expansion based upon the average projected sanitary flow, as established by City Council Resolution No. 24 (2006). The fee will be subject to the limitations articulated in the Development Agreement. The fee shall be collected by the Public Works Department and paid prior to issuance of the superstructure building permit for the commercial building and prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first for the residential building.

The applicant shall pay a charge proportional to the project’s share of the increased amount of sewage generated by the project, as established by San Mateo Municipal Code Chapter 3.54.060. The charge will be based upon the City Council resolution in effect at the time of building permit issuance and subject to the limitations articulated in the Development Agreement. The fee shall be collected by the Public Works Department and paid prior to issuance of the superstructure building permit for each building.

The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, ISSUANCE OF A TEMPORARY CERTIFICATE OF OCCUPANCY, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first.

Planning Division (PA)
74 ACOUSTICAL COMPLIANCE LETTER – (COM/RES) The Commercial and Residential applicants shall each submit an acoustical compliance letter to the Project Planner written and signed by the project acoustical consultant indicating all recommendations incorporated into the project to reach compliance with the noise limits listed in Tables N-1 and N-2 of the Noise Element of the General Plan. This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING)
75 LANDSCAPE VERIFICATION LETTER – (COM/RES) Prior to issuance of a Certificate of Occupancy of the commercial superstructure and the residential superstructure, each applicant shall submit a landscape verification letter to the Project Planner written, signed, and stamped by the project landscape architect indicating that all on-site and off-site landscape improvements (including on-site trees, street trees, shrubs, and irrigation systems) have been installed in compliance with the approved landscape plans. This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING)
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9 76 PLANNING FINAL INSPECTION – (COM/RES) Upon completion of all construction and landscaping, the applicant shall request the Project Planner conduct a Planning Final inspection for verification of compliance with all outstanding conditions of approval.

The applicant shall contact the Project Planner to schedule each inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING) 77 LANDSCAPING AGREEMENT – (COM/RES) The Commercial and Residential applicant shall each provide proof of an agreement with a licensed landscape contractor or General Contractor for the duration of the project’s Plant Establishment Maintenance Period, which consists of three (3) growing season months (March through October) for all proposed landscaped areas prior to final inspection of each superstructure building. (PLANNING)
78 COMMEMORATIVE PLAQUES - Applicant shall retain two commemorative plaques installed on the sidewalk at the commercial building site and transfer it to the City. (PLANNING) The following conditions shall be complied with when construction of the affordable Housing Residential Building is paused after construction of the garage is completed for more than three months.
79 CONSTRUCTION FENCE- If construction of the affordable housing residential building will be paused after garage construction completion for more than 3 months, a temporary construction fence, in general conformance to the Bespoke Interim Conditions Elevations document shared by the Applicant to City Staff, at least 8 feet in height, must be installed around the site before the completion of the parking garage. The fence must comply with the vacant lot landscape buffer zone requirements outlined in SMMC 7.48.030 and the Construction Safeguards in CBC 3301. The fence shall be installed to adequately screen the parking garage until construction commences on the residential building. A separate permit is required, subject to approval by the Community Development Director or his/her designee. (Building/Planning)
80 TEMPORARY COVER FOR GARAGE ENTRY, STAIR, AND ELEVATOR OPENINGS - If construction of the affordable housing residential building is paused after garage completion for more than 3 months, a temporary cover for the garage entry ramp, exit stair, and elevator openings must be provided. Temporary covers shall be installed to substantially comply with DCI Engineers Structural Report dated

01.16.2025 under a separate permit. This requirement is subject to the review and approval of the Community Development Director or his/her designee. (Building/Planning)
Building Division (PA)
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9 ART IN PUBLIC PLACES – (COM/RES) The applicant shall comply with Section 23.60 of the San Mateo Municipal Code for Art in Public Places. The City encourages the applicant to install a combined commercial and residential public art at the most visible location on site at the corner of 4th and B Street. (BUILDING) 81 SOIL FINAL REPORT – (COM/RES) The Geotechnical Engineer or Civil Engineer who prepared the soil investigation, or an equally qualified professional, shall issue a final report prior to the issuance of the certificate of the occupancy of the commercial superstructure, stating the completed pad, foundation, finish grading and associated site work substantially conform to the approved plans, specifications and investigations, to the satisfaction of the Building Official or his/her designee. (BUILDING)
82 VAPOR MITIGATION SYSTEM POST-CONSTRUCTION SAMPLING – (COM) It is anticipated that construction will extend below the water table. Accordingly, it is not technically feasible to utilize a sub-slab depressurization system to address potential soil vapors. Rather, a robust vapor barrier shall be applied to the foundation walls and beneath the slab using materials that are resistant to the contaminants of concern at the site to serve as a vapor mitigation system (VMS). In addition, the mechanical systems serving interior spaces will be designed to assure positive pressurization of the interior spaces found on the basement level garage. To document the effectiveness of the VMS, post-construction indoor air sampling shall be conducted by a State of California qualified Environmental Professional. The results of the post-construction sampling shall be submitted to the San Mateo County Health for review and approval prior to the issuance of final occupancy permits. The sampling shall be conducted at approximately four weeks after completion of construction of the lowest occupied level and ground floor level of the structures to be constructed. Testing shall take place during the potentially “worst- case” months of January/February and June/July. The applicant shall provide proof of San Mateo County Health approval for the items above to the City’s Building Division and Planning Division prior to final inspection, issuance of a temporary certificate of occupancy, or issuance of a certificate of occupancy, whichever occurs first. (BUILDING)
A Long-Term Operations, Maintenance, and Monitoring Plan (OMMP) shall also be submitted to the San Mateo County Health for approval that presents the actions that must be taken following construction to maintain and monitor the VMS. The OMMP is anticipated to include annual inspections of foundation elements and the HVAC system serving the lowest level of the structure. The OMMP shall also include a contingency plan in the event that leaks are detected in the foundation system, or the HVAC system serving the lowest level of the structure fails. The applicant shall provide proof of San Mateo County Health approval for the items above to the City’s Building Division and Planning Division prior to issuance release of utilities, final inspection, issuance of a temporary certificate of occupancy, or issuance of a certificate of occupancy, whichever occurs first.
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9 Fire Department (PA)
83 EMERGENCY RESPONDER RADIO COVERAGE – (COM/RES) An Emergency Responder Radio Coverage system may be required for this project. Testing shall occur during construction due to circuit protection requirements that will affect building design.

The applicant shall provide a third-party testing grid report to the Fire Department subject to the review and approval by the Fire Marshal or his/her designee prior to the Fire Final Inspection. (FIRE)
84 FIRE HYDRANTS – (COM/RES) The applicant shall install the approved number of public/private fire hydrant(s) spaced as per the Fire Department’s local Ordinance.

All fire hydrants used for fire flow for the project site shall be upgraded to a Clow model 960 or equivalent consisting of (2) 2-½ inch and (1) 4-½ inch outlets. Each hydrant shall be capable of providing a minimum fire flow of 1500 gpm at 20 psi residual pressure. Water supply for fire protection is required to be installed in accordance with water purveyor’s specifications. The water supply shall be tested, flushed and approved operable prior to any combustible construction materials being placed on the site. Staged construction shall insure that the necessary water supply is maintained from stage to stage in the construction planning. The letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection. (FIRE)
Public Works Department (PA)
85 ENCROACHMENT AND MAINTENANCE AGREEMENT – (COM/RES) Applicant shall enter into a City-approved Encroachment and Maintenance Agreement for any improvements encroaching into a Public Utility Easement or public right of way prior to the issuance of the Temporary Certificate of Occupancy. The applicant shall have an Encroachment and Maintenance agreement recorded against the owner’s property that indemnifies and holds harmless the City, its elected and appointed officials, employees and agents. The Encroachment and Maintenance agreement shall include language in which the applicant agrees to allow access to any utility company wishing to have access to the public right-of-way for existing or new utility installation. The Encroachment and Maintenance agreement shall also include language that requires the removal of the fence and foundation, at the owner’s expense, should the City desire to use the right-of-way for street, sidewalk or other purposes identified by the Director of Public Works or designee. The Encroachment and Maintenance agreement shall be approved as to form by the City Attorney’s Office and shall be recorded against the owner’s property prior to the issuance of any City encroachment permit. (PUBLIC WORKS)
86 LOADING ZONE(S) IN THE PUBLIC ROW– (COM) The applicant shall install a loading zone along the 4th Avenue frontage as shown on the approved plans prior to the issuance of certificate of occupancy. (PUBLIC WORKS)
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9 87 RECORD DRAWINGS – (COM/RES) The applicant shall submit one full set of original record drawings and construction specifications for all off-site improvements to the Department of Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The applicant shall also provide the City with an electronic copy of the as-builts in PDF and the AutoCAD Version being used by the City at the time of completion of the work. (PUBLIC WORKS) 88 RESTORATION OF ROADWAY – (COM/RES) Due to the anticipated project’s truck traffic, the applicant shall grind and overlay with 2.5 inches of asphalt concrete curb to curb for the roadways anticipated to be damaged as a result of construction activities along the project frontage. If the street abutting the property has been classified as being in a failed condition or a Pavement Condition Index (PCI) of 50 or below, the applicant shall reconstruct the street. Limits of the roadway repair shall be subject to the review and approval of the Director of Public Works or designee. (PUBLIC WORKS)
89 STORM WATER TREATMENT FACILITIES MAINTENANCE AGREEMENT – (COM/RES) Prior to issuance of Certificate of Occupancy, the applicant shall execute a maintenance agreement with the City’s Director of Public Works or designee as specified in San Mateo Municipal Code Chapter 7.39 of the Stormwater Management and Discharge Control ordinance and the San Mateo Countywide Water Pollution Prevention Program C.3 Program Technical Guidance. The agreement shall outline the continuous operation and maintenance (O&M) plan for the permanent storm water treatment facilities including irrigation and landscape maintenance of Green Infrastructure elements constructed in the public right-of-way and shall be recorded with the County Recorder’s Office. This agreement shall be executed prior to the first occupancy of the building. (PUBLIC WORKS)
90 RECIPROCAL EASEMENT – (COM) The City and applicant shall execute and record a Reciprocal Easement, in substantial conformance with the language in the DDA and any related Agreement. The City Council shall approve of any agreement for a Reciprocal Easement prior to execution. (PUBLIC WORKS)
The following conditions shall be complied with when construction of the affordable Housing Residential Building is paused after garage completion for more than three months. 91 PUBLIC IMPROVEMENTS IN THE RIGHT-OF-WAY – (COM/RES) If construction of the affordable Housing Residential Building is paused after garage completion for more than three months, all improvements proposed in the public right-of-way for all four frontages shall be constructed prior to the issuance of a certificate of final occupancy of the commercial portion as determined by the Public Works Director or his/her designee with the following exceptions of the Residential frontage:
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9 1.a. The sidewalk along the residential frontage and street lighting shall be constructed to City standards providing the minimum required sidewalk width for ADA-compliance prior to the issuance of a certificate of final occupancy of the commercial portion, and

2. 3.

4. b. The stormwater treatment required for the residential frontage shall not be required to be constructed prior to the issuance of a certificate of final occupancy of the commercial portion. (Public Works)
c. The landscaping, street trees, parking meters, pre-fabricated bioretention planters, bike parking racks, and other miscellaneous improvements as shown in the development plans shall not be required to be constructed prior to the issuance of a certificate of final occupancy of the commercial portion.

5. c
92 TEMPORARY STORMWATER MANAGEMENT – (COM) If construction of the affordable Housing Residential Building is paused after garage completion for more than three months, Applicant shall provide a temporary stormwater management plan prior to issuance of certificate of final occupancy of the commercial portion, for the exposed residential portion of the site that describes where the rainwater runoff is discharged to which shall be acceptable to Public Works. The project shall not discharge rainwater runoff to the sanitary sewer. (Public Works) The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT.

Planning Division (PA)
93 ARCHAEOLOGICAL RESOURCES (COM/RES) – In the event of the discovery of archaeological or tribal cultural resources whether on-site or in the public right-of- way, the applicant shall halt all construction activities, notify the Planning Manager and/or Project Planner, and retain a qualified archaeologist. The archaeologist shall evaluate the uniqueness of the find, contact local Native American that is traditionally and culturally affiliated with the geographic area and Historical organizations for proposed recommendations for continuing construction, and submit a summary of findings to the Project Planner detailing the nature of the find and appropriate actions/recommendations to address protections to the resource.

The applicant shall incorporate the recommendations of the local Native American and Historical organizations when continuing construction. (PLANNING)
94 CULTURAL RESOURCES – (COM/RES) In the event of the discovery of human remains whether on-site in the public right-of-way, the applicant shall halt all activity within 50 feet of the discovery and notify the Planning Manager and/or Project Planner. The applicant shall also immediately notify San Mateo County Coroner to have a determination made as to whether the remains are of Native American origin or whether an investigation into the cause of death is required. Treatment of human remains and any associated or unassociated funerary objects discovered during any soil-disturbing activity within the project site shall comply with applicable State laws. 1 3
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9 If the remains are determined to be Native American, the Coroner will notify the Native American Heritage Commission (NAHC) immediately. Once the NAHC identifies the most likely descendants, the descendants will make recommendations regarding proper burial, which will be implemented in accordance with Section 15064.5(e) of the CEQA Guidelines. (PLANNING)
95 FRAME/PLANNING ROUGH INSPECTION – (COM/RES) Upon completion of all framing and prior to the installation of exterior sheathing and windows, the applicant shall request the Project Planner conduct a Rough Frame inspection to verify items including, but not limited to, window locations, window sizes, and massing. The applicant shall contact the Project Planner to schedule each inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING) 96 PALEONTOLOGICAL RESOURCES – (COM/RES) In the event of the discovery of paleontological resources (fossils) whether on-site or in the public right-of-way, the applicant shall halt all construction activities within 50 feet of the discovery, notify the Planning Manager and/or Project Planner, and retain a qualified paleontologist to determine the significance of the discovery. The paleontologist shall evaluate the uniqueness of the find, prepare a written report documenting the find and recommending further courses of action, and submit a summary of findings to the Project Planner. The applicant shall incorporate the recommendations of the paleontologist when continuing construction. (PLANNING) Building Division (PA)
97 CONSTRUCTION WORK HOURS – (COM/RES) Construction shall occur only between the hours of 7:00 a.m. and 7:00 p.m. on Monday through Friday, between 9:00 a.m. and 5:00 p.m. on Saturday, and between 12:00 noon and 4:00 p.m. on Sundays and holidays. These hours do not apply to construction that takes place inside a completely enclosed building and does not exceed the exterior ambient noise level as measured 10 feet from the exterior property lines. The applicant shall conform to the construction work hours to control traffic congestion, noise, and dust unless an exemption is granted in accordance with Municipal Code Section 23.06.061. (BUILDING)
Fire Department (PA)
98 ADDRESS NUMBERS – (COM/RES) The applicant shall post temporary address numbers on each building at the project site that must be easily visible from the street or fire access road prior to issuance of Certificate of Occupancy. (FIRE) 99 BARRICADES ACROSS EMERGENCY ACCESS ROADS – (COM/RES) Prior to the installation or use of barricades, fences, or gates across emergency vehicle access roads during construction, the applicant submit plans to the Fire Plan Checker subject to the review and approval of the Fire Marshal or his/her designee. (FIRE) 1 3
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9 100 DEMOLITION – (COM/RES) The applicant shall comply with the California Fire Code Chapter 33 during all phases of construction of the project. (FIRE) 101 EGRESS – (COM/RES) The applicant shall maintain required egress for all adjacent buildings/properties. (FIRE)
102 STANDPIPES – (COM/RES) For projects that require standpipes by California Fire Code Section 905.3.1, the applicant shall provide not less than one standpipe for use during construction or demolition. (FIRE)
Public Works Department (PA)
103 ARCHITECTURAL COPPER – (COM/RES) Per the San Mateo Countywide Water Pollution Prevention Program’s requirements, the applicant shall follow the specific best management practices for the installation of the Architectural Copper. For detailed information please distribute the flyer to all construction personnel involved in the fabrication and installation of the Architectural Copper that is located at:
https://www.flowstobay.org/preventing-stormwater-pollution/with-new- redevelopment/construction-best-practices/ (PUBLIC WORKS/BUILDING) 104 BEST MANAGEMENT PRACTICES (BMP) – (COM/RES) Construction Best Management Practices (BMPs) shall be implemented for reducing the volume of runoff and pollution in runoff to the maximum extent practicable during site excavation, grading, and construction. In accordance with the City’s standards, these BMPs will include, but will not be limited to:
(A) Avoid or minimize excavation and grading activities during wet weather, unless the City approves a winter erosion control plan submitted by the applicant. (B) Use effective, site-specific erosion and sediment control methods during the construction periods. Provide temporary cover of all disturbed surfaces to help control erosion during construction. Provide permanent cover as soon as is practical to stabilize the disturbed surfaces after construction has been completed. (C) Protect existing storm drain inlets within and immediately downstream from the project area from sedimentation with filter fabric fences gravel bags block and gravel filters.
(D) Cover and stabilize stockpiled soil and materials with tarps, geotextile fabric, hydroseeding and/or erosion control blankets.
(E) Install berms or silt fencing around stockpiled materials to prevent stormwater runoff from transporting sediment off-site.
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9 (F) The project applicant shall provide a Storm Water Pollution Prevention Plan (SWPPP) in compliance with Bay Area Stormwater Management Agencies Association (BASMAA) Blueprint for a Clean Bay Best Management Practices to Prevent Stormwater Pollution from Construction-Related Activities. (G) The applicant shall perform all construction activities in accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations (SMMC 7.39), and the San Mateo Countywide Water Pollution Prevention Plan (SMCWPPP) by reference. (PUBLIC WORKS)
105 BEST MANAGEMENT PRACTICES (BMP) – (COM/RES) The applicant shall perform all construction activities in accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations (SMMC 7.39), and the San Mateo Countywide Water Pollution Prevention Plan (SMCWPPP) by reference. Detailed information can be located at: https://www.flowstobay.org/preventing-stormwater- pollution/with-new-redevelopment/construction-best-practices/ (PUBLIC WORKS)
106 CONSTRUCTION WORKER PARKING – (COM/RES) The applicant shall provide a construction-parking plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the Director of Public Works or designee prior to issuance of City permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the City permits. (PUBLIC WORKS)
107 GROUND WATER DISCHARGE – (COM/RES) In accordance with the Director of Public Works Groundwater Discharge Policy, discharge of contaminated groundwater to the sanitary sewer is only allowed on a temporary basis and will not be permitted for a period greater than 6 months. Discharges for longer than 6 months shall obtain an NPDES permit from the State Water Board to discharge to the storm drain system.

Discharge of uncontaminated groundwater to the storm drain is permissible if the applicant can provide analytical data to support the claim. No discharge to the storm drain shall be allowed without prior approval from the Public Works Department. All discharges to the sanitary sewer (contaminated and uncontaminated) require a Waste Discharge Permit and shall comply with the City’s discharge limits. (PUBLIC WORKS)
108 HOLIDAY CONSTRUCTION MORATORIUM – (COM/RES) Due to concerns for businesses within the vicinity of Hillsdale Mall and within the Downtown area during the holiday season (Monday prior to Thanksgiving to January 1), there shall be no construction activities within the right-of-way which would create lane closures, 1 3
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9 eliminate parking, create pedestrian detours, or other activities that may create a major disturbance as determined by the Director of Public Works or designee.

Exception requests to this condition shall be made in writing to the Public Works Director or designee and is subject to their approval. For Hillsdale Shopping Center, the construction prohibition streets shall include Hillsdale Boulevard between U.S. 101 and SR 92, 31st Avenue between El Camino Real and Hacienda Street, and Edison Street and Hacienda Street in the vicinity of the shopping center. For purposes of this condition, the limits of the Downtown area shall be defined as:
between El Camino Real on the west and Delaware Street on the east, Tilton Avenue on the north, and Fifth Avenue on the south. The prohibition shall also include the 3rd and 4th Avenue corridors between Delaware Street and U.S. 101. (PUBLIC WORKS)
109 MATERIAL HAULING – (COM/RES) For material delivery vehicles equal to, or larger than two-axle, six-tire single unit truck (SU) size or larger as defined by FHWA Standards, the applicant shall submit a truck hauling route that conforms to City of San Mateo Municipal Code Chapter 11.28.040 for the approval of the Director of Public Works or designee. The project sponsor shall require contractors to prohibit trucks from using “compression release engine brakes” on residential streets. The haul route for this project shall be approved by the Director of Public Works or designee. A letter from the applicant confirming the intention to use this hauling route shall be submitted to the Department of Public Works, and approved, prior to the issuance of any City permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the applicant. All storage and office trailers shall be kept off the public right-of-way.

Tracking of dirt onto City streets and walks will not be allowed. Entry and exit from the site will use rock or rumble strips to prevent tracking. The applicant shall provide an approved method of cleaning tires and trimming loads on site. Any job related dirt and/or debris that impacts the public right of way shall be removed immediately. No wash down of dirt into storm drains is allowed. Use of a sweeper is permissible as long as it operates dry (no water used, only vacuum). All material hauling activities shall be done in accordance with applicable City ordinances and conditions of approval. Violation of such may be cause for suspension of work. (PUBLIC WORKS) 110 PUBLIC WORKS CONSTRUCTION ACTIVITIES - (COM/RES) The following provision to control traffic congestion, noise, and dust shall be followed during site excavation, grading, and construction:
(A) Construction activities related to the issuance of any Public Works permit shall be restricted to the weekday between 7:00 a.m. and 7:00 p.m. Please note, however, that no work shall be allowed to take place within the City right-of-way after 5:00 p.m. In addition, no work being done under the issuance of a Public Works encroachment permit may be performed on the weekend unless prior approvals have been granted by Public Works. Earth haul and materials delivery to and from 1 3
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9 the site, including truck arrivals and departures to and from the site, will be prohibited between the weekday hours of 4:00 p.m. and 5:30 p.m. Signs outlining these restrictions shall be posted at conspicuous locations on-site. The signs shall be per the City Standard Drawing for posting construction hours. The sign shall be kept free of graffiti at all times. Contact the Public Works Department to obtain sample City Standard sign outlining hours of operation.

The allowed hours of Public Works construction activities may be waived or modified through an exemption, for limited periods, if the Director of Public Works or designee finds that:
a) The following criteria are met:
i. Permitting extended hours of construction will decrease the total time needed to complete the project thus mitigating the total amount of noise associated with the project as a whole; or
ii. Permitting extended hours of construction are required to accommodate design or engineering requirements, such as a large concrete pour. Such a need would be determined by the project’s design engineer and require approval of the Director of Public Works or designee.
iii. An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the City may waive any of the remaining requirements outlined below.
b) The exemption will not conflict with any other condition of approval required by the City to mitigate significant impacts.
c) The contractor or owner of the property will notify residential and commercial occupants of property adjacent to the construction site of the hours of construction activity which may impact the area. This notification shall be provided three days prior to the start of the extended construction activity. d) The approved hours of construction activity will be posted at the construction site in a pace and manner that can be easily viewed by any interested member of the public.

The Director of Public Works or designee may revoke the exemption at any time if the contractor or owner of the property fails to abide by the conditions of exemption or if it is determined that the peace, comfort, and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. The waiver application shall be submitted to the Public Works Construction Inspector 10 working days prior to the requested date of waiver.
(B) All construction vehicles shall be properly maintained and equipped with exhaust 1 3
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9 mufflers that meet State standards.
(C) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. Newly disturbed soil surfaces shall be watered down regularly by a water truck or by other approved method maintained on site during all grading operations. Construction grading activity shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems. Wash down of dirt and debris into storm drain systems will not be allowed. (D) Construction activities shall be scheduled so that paving and foundation placement begin as soon as practically feasible upon completion of grading operation.
(E) All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site.
(F) All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.

G) Construction grading activity shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems.
(H) All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards.
(I) All vehicle speeds on unpaved roads shall be limited to 15 mph. (J) All roadways, driveways, and sidewalks to be paved shall be completed as soon as practically feasible in order to mitigate damages to completed horizontal improvement to the project . Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation.
(K) Prior to issuance of any permit, the applicant shall submit any applicable pedestrian or traffic detour plans, to the satisfaction of the Director of Public Works or designee, for any lane or sidewalk closures. The detour plan shall comply with Part 6, Temporary Traffic Control, of the State of California Manual of Uniform Traffic Control Devices (MUTCD), 2012, and standard construction practices. (L) Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be 1 3
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9 visible to ensure compliance with applicable regulations. (PUBLIC WORKS)
The following conditions shall be complied with AT ALL TIMES that the project permitted by this planning application occupies the premises.

Planning Division (PA)
111 APPROVED PLANNING APPLICATION CONFORMANCE AT ALL TIMES – (COM/RES) All physical improvements, uses, and operational requirements authorized by the approved planning application shall, at all times that the use permitted by this planning application occupies the premises, substantially conform with the approved planning application. This includes but is not limited to plans, materials, project description, and other items submitted as part of the approved planning application.

Any proposed modifications to the approved planning application shall be reviewed and approved by the Community Development Director, or his/her designee, prior to construction of the proposed modifications. The Community Development Director, or his/her designee shall determine whether the proposed modifications substantially conform with the approved planning application, or whether a planning application modification is required to be submitted to permit the proposed modifications, as required by Municipal Code Section 27.08.080 Modifications. (PLANNING)
112 AUTOMATED PARKING FACILITY MAINTENANCE REPORT – (COM/RES) A maintenance inspection report for any automated, semi-automated or mechanical parking facility prepared at the sole expense of the property owner shall be submitted six (6) months after installation, and annually thereafter, to the Planning Division to the satisfaction of the Community Development and Public Works Directors, or their designee. At minimum, said report shall provide information on vehicle retrieval times and failure rates. The property owner shall make any necessary repairs to provide uninterrupted operation of the mechanical or automated parking facility. (PLANNING)
Police Department (PA)
113 PUBLIC SAFETY COMMUNICATIONS FOR TALL BUILDINGS, ACCESS AND SECURITY – (COM/RES) The applicant shall allow 24 hour, 7 day per week access to the dedicated public safety communications radio server rack and antenna(s) for maintenance purposes at all times that the use permitted by this planning application occupies the premises. If the City installs radio equipment, applicant shall take reasonable measures to secure and safeguard City equipment from theft or vandalism. (POLICE) 114 SITE LIGHTING STANDARDS – (COM/RES) Exterior security lighting in compliance with the Building Security Code “Exterior Security Lighting” (San Mateo Municipal Code Section 23.54.060) shall be provided and maintained at all times that the use permitted by this planning application occupies the premises. Site lighting shall 1 3
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9 comply with the requirement of an average illuminance of 1 foot-candle, a minimum illuminance of 0.3 foot-candle, and a uniformity ratio not to exceed 4:1 average to minimum. Light sources shall be capable of producing a “bright white” light with a color temperature between 3000K and 4000K and a color rendering index (CRI) of at least 65 unless otherwise approved. This lighting standard is applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. (POLICE)
115 VIDEO SURVEILLANCE STANDARDS – The applicant shall install and operate for the life of the project a video surveillance system subject to the following requirements:
(A) The information shall be maintained and retrievable for a minimum of 30 days.

The captured video material shall be accessible to investigating police personnel through some form of facility management during regular business hours pursuant to Safety Ordinance SMMC 23.54. The applicant shall provide proof of registration of the video surveillance camera system with the City through the City’s Neighborhood Eyes Security Team web form
(https://www.cityofsanmateo.org/forms.aspx?FID=134).
(B) Cameras shall be placed and maintained to view common areas of the property accessible to the public such as lobbies, parking lots, parking garages and entrances and exits to all parking garages, gates dividing different uses inside mixed-use parking garages, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. This condition is not intended to require Applicant to install pole mount cameras on the property, cameras to view these areas may be installed on the building facing out.
(C) The cameras in this system shall be megapixel or better CCTV cameras that shall be capable of operating in all lighting conditions anticipated at project completion.

Cameras viewing locations intended to allow routine vehicle passage onto the sites and/or garages shall additionally be capable of capturing the front and rear of all entering and exiting vehicles that use the sites and/or garages, and be of sufficient quality to identify the make and model of vehicles accessing the site, clearly read both front and rear license plates of vehicles, and clearly depict faces of occupants through the front windshield. (POLICE)
Public Works Department (PA)
116 ADDITIONAL ON-STREET LOADING – (COM/RES) If additional on-street loading is needed by a commercial tenant, the applicant may submit a request for additional on-street loading zone(s) by submitting a General Curb Marking Request Form subject to review and approval by the Department of Public Works. (PUBLIC WORKS) 1 3
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9 POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – (COM/RES) In accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations, San Mateo Municipal Code Chapter 7.39, and the San Mateo Countywide Stormwater Management Plan (SWMP) by reference, the applicant shall:
(A) Owner/occupant shall inspect private stormwater treatment devices and GI features in the public right-of-way at least two (2) times per year and sweep parking lots immediately prior to and once during the storm season. (B) The applicant shall pay a fee on a yearly basis for cost associated with, but not limited to, City inspection of the private stormwater treatment facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair in the event that the treatment facility is no longer able to meet performance standards or has deteriorated. The fee shall be based upon the Comprehensive Fee Schedule, established by the City Council, in effect at the time. (C) Label new and redeveloped storm drain inlets with the phrase “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available from the Department of Public Works. (D) All process equipment, oils fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. (PUBLIC WORKS)
117 TRANSPORTATION DEMAND MANAGEMENT (TDM) PLAN – (COM/RES) Once implemented, the Transportation Demand Management Plan shall be monitored and assessed annually for the occupied life of the development. The program shall be recorded with the County. The assessment of compliance with the Transportation Demand Management Plan, including mode split survey results, shall be submitted to Public Works by the end of every calendar year (December 31st).

City Attorney (PA)
118 INDEMNIFICATION – The applicant will defend, indemnify, and hold harmless the City of San Mateo, its elected and appointed officials, employees, and agents from and against any costs, claims, or liabilities arising out of the approval of this planning application, including, without limitation, any award of attorney fees that might result from third party challenge. If applicant is required to defend the City, the City shall retain the right to select the counsel who shall defend the City. (CITY

ATTORNEY)
119 PENALTY – In accordance with San Mateo Municipal Code section 27.02.210- Violations of Planning Application Conditions, any violation of any of the conditions of approval is unlawful and will subject the applicant to the penalties set forth in 1 3
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9 Chapter 1.04-General Penalty of the San Mateo Municipal Code as well as any other available legal remedies. (CITY ATTORNEY)
The following conditions are MITIGATION MEASURES that mitigate adverse environmental effects identified in the environmental document. Monitoring and reporting procedures are contained within each condition. A change in the condition of approval may affect the validity of the current environmental document, and a new or amended environmental document may be required.

Planning Division (PA)
120 MM BIO-1.1 - Prior to the issuance of a demolition permit, building permit, grading permit, or site development permit for tree removal (whichever occurs first), the applicant shall submit a phasing plan to the City’s Planning Division with a schedule of both on-site and off-site demolition and construction activities to review the activities that may occur during the nesting season subject to the satisfaction of the Community Development Director, or his/her designee. The nesting season for most birds, including most raptors in the San Francisco Bay area, extends from February 1 through August 31 (inclusive). (PLANNING)
121 MM BIO-1.2 - If any tree removal, demolition and construction are scheduled during nesting season, between February 1 and August 31 (inclusive), the applicant shall engage a qualified ornithologist to complete a pre-construction survey for nesting birds to ensure that no nests are disturbed during demolition or construction. During this survey, the ornithologist shall inspect all trees and other possible nesting habitats immediately adjacent to the construction areas for nests. This survey shall be completed no more than 14 days prior to the initiation of any construction or demolition activities during the early part of the breeding season (February 1 through April 30 inclusive) and no more than 30 days prior to the initiation of these activities during the late part of the breeding season (May 1 through August 31 inclusive).

If an active nest is found sufficiently close to work areas to be disturbed by construction (typically 300 feet for raptors and 100 feet for other species), the ornithologist, in consultation with the California Department of Fish and Wildlife, shall determine the extent of a construction free buffer zone to be established around the nest to ensure that bird nests shall not be disturbed during project construction.

If an active nest is found sufficiently close to work areas, prior to each phase of demolition and construction, the ornithologist shall submit a report identifying designated buffer zones to the City’s Planning Division subject to the satisfaction of the Director of Community Development, or his/her designee. (PLANNING) 122 MM HAZ-1.1 – Based on the history of the project site and the history of adjoining properties, areas of impacted soil, soil vapor, and/or groundwater may be encountered during construction activities. To establish appropriate management 1 3
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9 practices for handling and management of impacted soil, soil vapor, and groundwater that may be encountered during construction activities, the applicant shall enroll in the Groundwater Protection Voluntary Oversight Program administered by the San Mateo County Environmental Health Department. The applicant shall submit a Site Management Plan (SMP) and Health and Safety Plan (HSP) to San Mateo County Health for SMP review and approval. The SMP and HSP shall be designed and implemented to protect human health of construction workers, the public and the environment during site preparation, grading, and excavation activities by including protocols, measures, and techniques for the proper handling, management, re-use and/or disposition of affected soil, soil vapor, and groundwater found on the site during such activities. The applicant shall also submit to the San Mateo County Environmental Health Department for review and approval a detailed Vapor Mitigation Plan. The Vapor Mitigation Plan shall consider vapor mitigation strategies, if and as appropriate, that are protective of the occupants of the structures to be constructed on the project site, including post construction monitoring/verification sampling. The SMP, HSP and Vapor Mitigation Plan shall be prepared by a qualified environmental engineering firm with demonstrated expertise and shall be stamped by an appropriately-licensed professional. Proof of receipt of an approval letter from the County Environmental Health Department shall be provided to the City’s Building Division and Planning Division prior to issuance of the first building permit, including demolition. The SMP, HSP and Vapor Mitigation Plan shall be implemented by the applicant throughout all ground-disturbing work. Prior to dewatering during project construction, a Discharge Plan shall be prepared and submitted to the satisfaction of the Director of Public Works for approval. (PUBLIC

WORKS/PLANNING)
123 MM HYD-1.1 – The applicant shall implement the following measures to reduce potential impacts to surface waters from contaminated groundwater in the site vicinity:
(A) The applicant shall notify the Regional Water Quality Control Board (RWQCB) prior to any construction dewatering required by the proposed project. (B) The applicant shall have a qualified hydrogeologist collect groundwater samples at the project site prior to the issuance of any permits associated with construction dewatering activities. In light of the planned terminal depth of construction (which is below the water table), the project as planned will depress the groundwater at the site during excavation and construction activities. Accordingly, workers are not anticipated to be in direct contact with potentially contaminated groundwater at the site.
(C) Groundwater shall be treated such that it complies with discharge and reporting requirements of the Volatile Organic Compound (VOC) and Fuel General Permit (Order No. R2-2018-0050) or the effective permit at the time of construction and applicable water quality objectives as designated in the San Francisco Bay Basin (Region 2) Water Quality Control Plan (Basin Plan), or hauled off-site for treatment 1 3
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9 and disposal at a permitted waste treatment facility. The applicant shall be responsible for demonstrating to the Director of Community Development or the Director’s designee that the treatment and disposal requirements set forth in this mitigation measure have been met.
(D) The applicant shall dispose any contaminated groundwater that is dewatered from the project site during construction activities in accordance with local and regional requirements for safe transport and disposal of contaminated groundwater. (PUBLIC WORKS)
124 MM NOI-1.1 – A Construction Noise Plan shall be prepared by the contractor that specifies hours of construction, noise minimization measures, posting or notification of construction schedules, and designation of a noise disturbance coordinator who would respond to neighborhood complaints will be required to be in place prior to the start of construction and implemented during construction to reduce noise impacts on neighboring residents and other uses. The Construction Noise Plan shall demonstrate that noise levels during demolition or construction will not exceed 90 A-weighted sound level (dBA) at distance of 25 feet from the source of noise. The contractor shall submit the Construction Noise Plan to the City’s Building Division subject to the satisfaction of the Community Development Director, or his/her designee, prior to the issuance of any demolition, building, and site development permit relating to the construction of the superstructure and prior to the pre- construction conference. At minimum, the Construction Noise Plan shall include:
(A)Construction staging areas shall be established at locations that will create the greatest distance between the construction-related noise sources and noise- sensitive receptors nearest the project site during all project construction. (B) Quieter saws, cement mixers, cranes, dozers, excavators, graders, and pavers shall be selected. No individual device or piece of equipment shall produce a noise level exceeding 90 dBA at a distance of twenty-five (25) feet from the source. (C) All internal combustion engine-driven equipment shall be equipped with intake and exhaust mufflers that are in good condition and appropriate for the equipment. (D) Unnecessary idling of internal combustion engines for longer than five consecutive minutes shall be strictly prohibited.
(E) Stationary noise-generating equipment shall be located at a minimum distance of 30 feet from sensitive receptors and property lines. If they must be located within 30 feet of receptors and property lines, adequate muffling (with barriers or enclosures where feasible and appropriate) shall be used to reduce noise levels at the adjacent receptors to 90 dBA. All temporary barriers used shall be eight feet in height at minimum, continuous from grade to top, with no cracks or gaps, and have a minimum surface density of three pounds per square foot (e.g., one-inch-thick plywood).
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9 (F) Utilize “quiet” air compressors and other stationary noise sources where technology exists.
(G) The contractor shall prepare a detailed construction plan identifying the schedule for major noise-generating construction activities. The construction plan shall identify a procedure for coordination with adjacent residential land uses so that construction activities can be scheduled to minimize noise disturbance. (H) Designate a “disturbance coordinator” who would be responsible for responding to any complaints about construction noise and vibration. The disturbance coordinator will determine the cause of the complaint (e.g., bad muffler, etc.) and will require that reasonable measures be implemented to reduce the noise impact as required by the Noise Control Plan. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule. (PLANNING) 125 MM NOI-2.1 – The applicant shall submit an acoustical study to evaluate the potential noise generated by mechanical equipment and demonstrate the necessary noise control to meet the City’s daytime and nighttime thresholds of 60 and 55 dBA L50, respectively, at existing and future residential receiving property lines; and of 65 and 60 dBA L50, respectively, at existing and future office and commercial receiving property lines. Noise control features, such as selection of quiet units, sound attenuators, enclosures, and barriers shall be identified and evaluated to demonstrate that mechanical equipment noise would not exceed the City’s limits at the receiving property lines. The noise control features identified by the acoustical study shall be incorporated into the project plans prior to issuance of a building permit for the superstructure. (PLANNING)
126 MM TCR-1 – Prior to the issuance of a building permit for demolition, the applicant shall provide proof of an agreement with a qualified Native American representative to provide at least one cultural sensitivity training to construction personnel prior to grading activities. The Native American representative shall be traditionally and culturally affiliated with the geographic area as determined by the Native American Heritage Commission and shall conduct this training prior to grading activities. (PLANNING)
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9 EXHIBIT B
445 South B Street “Bespoke” Mixed-Use Project
PA-2023-012

CITY OF SAN MATEO

February 2026

P R E F A C E

Section 21081 of the California Environmental Quality Act (CEQA) requires a Lead Agency to adopt a Mitigation Monitoring and Reporting Program whenever it approves a project for which measures have been required to mitigate or avoid significant effects on the environment. The purpose of the monitoring and reporting program is to ensure compliance with the mitigation measures during project implementation.

The Initial Study for the 445 South B Street “Bespoke” Mixed-Use Project concluded that the implementation of the project could result in significant effects on the environment and mitigation measures were incorporated into the proposed project or are required as a condition of project approval. This Mitigation Monitoring and Reporting Program addresses those measures in terms of how and when they will be implemented.

This document does not discuss those subjects for which the Initial Study concluded that the impacts from implementation of the project would be less than significant and for which no mitigation measures would be required.

MITIGATION MONITORING AND REPORTING PROGRAM
445 SOUTH B STREET “BESPOKE” MIXED-USE PROJECT (PA-2023-012) Mitigation Timeframe for
Implementation
Responsibility for
Implementation
Oversight of
Implementation
Mitigation Measures

BIOLOGICAL RESOURCES
Impact BIO-1: Construction activities associated with the proposed project could result in the loss of fertile eggs, nesting raptors or other migratory birds, or nest abandonment.
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 1
MM BIO-1.1:Prior to the issuance of a demolition permit, building permit, grading permit, or site development permit for
tree removal (whichever occurs first), the applicant shall submit a phasing plan to the City’s Planning Division with a schedule of both on-site and off-site demolition
and construction activities to review the activities that may occur during the nesting season subject to the
satisfaction of the Community Development Director, or
his/her designee. The nesting season for most birds,
including most raptors in the San Francisco Bay area,
extends from February 1 through August 31 (inclusive).

MM BIO-1.2:If any tree removal, demolition and construction are scheduled during the nesting season, between February
1 and August 31 (inclusive), the applicant shall engage a qualified ornithologist to complete a pre-construction
survey for nesting birds to ensure that no nests are
disturbed during demolition, tree removal,
or construction. During this survey, the ornithologist
shall inspect all trees and other possible
nesting habitats immediately adjacent
to the construction areas for nests. This survey shall
be completed no more than 14 days prior to the
initiation of any construction or demolition activities during the early part of the breeding season (February 1 through April 30 inclusive) and no more than 30 days
prior to the initiation of these activities during the late part of the breeding season (May 1 through August 31
inclusive).

If an active nest is found sufficiently close to work areas to be disturbed by construction (typically 300 feet for raptors and 100 feet for other species), the ornithologist, MM BIO-1.1: Prior to
the issuance of a
demolition, building,
grading, or site
development permit
(whichever occurs
first).

MM BIO-1.2: Prior to
the initiation of
any construction or
demolition activities.

Project Applicant;
Project Contractor
Director
of Community
Development or
the Director’s
designee

California
Department of
Fish and Wildlife
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 2
in consultation with the California Department of Fish and Wildlife, shall determine the extent of a construction free buffer zone to be established around the nest to ensure that bird nests shall not be disturbed during project construction.

If an active nest is found sufficiently close to work areas, prior to each phase of demolition and construction, the ornithologist shall submit a report identifying designated buffer zones to the City’s Planning Division subject to the satisfaction of the Director of Community Development, or his/her designee.

HAZARDS AND HAZARDOUS MATERIALS
Impact HAZ-1: Construction of the project could result in exposure of construction workers, adjacent uses, and the environment to groundwater and soil contamination from petroleum hydrocarbons and chlorinated solvents.

MM HAZ-1.1:Based on the history of the project site and the history of adjoining properties, areas of impacted soil, soil vapor, and/or groundwater may
be encountered during construction activities.

To establish appropriate management practices for handling and management of impacted soil, soil vapor, and
groundwater that may be encountered during construction activities, the applicant shall enroll in the Groundwater Protection Voluntary Oversight Program administered by the San Mateo County Environmental Health Department. The
applicant shall submit a Site Management Plan (SMP) and Health and Safety Plan (HSP) to San
Mateo County Environmental Health Department for SMP re view and approval. The SMP and HSP shall be designed and implemented to protect human health of construction
workers, the public and the environment
Prior to
issuance
of a
demolitio
n permit.

Project Applicant;
Project Contractors

Director of Public Works or
the Director’s designee

San
Mateo County Environment
al Health Dept.
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 3
during site preparation, grading, and excavation
activities by including protocols, measures, and
techniques for the proper handling, management, re-
use and/or disposition of affected soil, soil vapor, and groundwater found on the site during such
activities. The applicant shall also submit to the San
Mateo County Environmental Health Department for
review and approval a detailed Vapor Mitigation Plan.

The Vapor Mitigation Plan shall consider vapor
mitigation strategies, if and as appropriate, that are
protective of the occupants of the structures to
be constructed on the project site, including
post construction monitoring/verification sampling. The SMP, HSP, and Vapor Mitigation Plan shall be prepared
by a qualified environmental engineering firm
with demonstrated expertise and experience and shall
be stamped by an appropriately-licensed professional.

Proof of receipt of an approval letter from the County
Environmental Health Department shall be provided to
the City’s Building Division and Planning Division prior to issuance of the first building permit, including
demolition. The SMP, HSP, and Vapor Mitigation
Plan shall be implemented by the applicant throughout
all ground-disturbing work. Prior to dewatering during
project construction, a Discharge Plan shall be prepared and submitted to the satisfaction of the Director of
Public Works for approval.

HYDROLOGY AND WATER QUALITY
Impact HYD-1:Construction of the project could result in exposure of construction workers, adjacent uses, and the environment to groundwater contamination from petroleum hydrocarbons and chlorinated solvents. 445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 4
MM HYD-1.1: The applicant shall implement the following measures to reduce potential impacts to surface waters
from contaminated groundwater in the site vicinity:

A. The applicant shall notify the Regional
Water Quality Control Board (RWQCB) prior
to any construction dewatering required by
the proposed project.

B. The applicant shall have a qualified
hydrogeologist collect groundwater samples
at the project site prior to the issuance of any
permits with construction dewatering
activities. In light of the planned terminal
depth of construction (which is below the
water table), the project as planned will
depress the groundwater at the site during
excavation and construction
activities. Accordingly, workers are
not anticipated to be in direct contact with
potentially contaminated groundwater at the
site.

C. Groundwater shall be treated such that
it complies with discharge and reporting
requirements of the Volatile
Organic Compound (VOC) and Fuel General
Permit (Order No. R2-2018-0050) or the
effective permit at the time of construction
and applicable water quality objectives as
designated in the San Francisco Bay Basin
(Region 2) Water Quality Control Plan (Basin
Plan), or hauled off-site for treatment and
disposal at a permitted waste treatment
facility. The applicant shall be responsible
Prior to the issuance
of a demolition,
building, grading, or
site development
permit (whichever
occurs first).

Project Applicant;
Project Contractors
Director
of Public Works or
the Director’s
designee

Regional Water
Quality Control
Board
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 5
for demonstrating to the Director
of Public Works or the Director’s designee
that the treatment and disposal
requirements set forth in this mitigation
measure have been met.

D. The applicant shall dispose
any contaminated groundwater that is
dewatered from the project site
during construction activities in
accordance with local and regional
requirements for safe transport and
disposal of contaminated groundwater.

NOISE
Impact NOI-1: Construction of the proposed project would exceed the 90 dBA noise limit.

MM NOI-1.1:A Construction Noise Plan shall be prepared by the contractor that specifies hours of construction,
noise minimization measures, posting or notification
of construction schedules, and designation of a noise
disturbance coordinator who would respond to
neighborhood complaints will be required to be in
place prior to the start of construction and
implemented during construction to reduce noise
impacts on neighboring residents and other uses.

The Construction Noise Plan shall demonstrate that
noise levels during demolition or construction will
not exceed 90 A-weighted sound level (dBA) at
distance of 25 feet from the source of noise.

The contractor shall submit the Construction Noise
Plan to the City’s Building Division subject to the
satisfaction of the Community Development
Director, or his/her designee, prior to the issuance of any demolition, building, and site development
Prior to the
issuance of a
grading, demolition,
or building permit
(whichever occurs
first).

Project Applicant;
Project Contractor
Director of Community
Development or the
Director’s designee

445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 6
permit relating to the construction of the
superstructure and prior to the
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 6
pre-construction conference. At minimum,
the Construction Noise Plan shall include:

A. Construction staging areas shall
be established at locations that will create the
greatest distance between the construction-
related noise sources and noise-sensitive
receptors nearest the project site during all
project construction.

B. Quieter saws, cement mixers, cranes,
dozers, excavators, graders, and pavers shall
be selected. No individual device or piece of
equipment shall produce a noise level
exceeding 90 dBA at a distance of 25 feet
from the source.

C. All internal combustion engine-driven
equipment shall be equipped with intake and
exhaust mufflers that are in good condition
and appropriate for the equipment.

D. Unnecessary idling of internal combustion
engines for longer than five consecutive
minutes shall be strictly prohibited.

E. Stationary noise-generating equipment
shall be located at a minimum distance of 30
feet from sensitive receptors and property
lines. If they must be located within 30 feet of
receptors and property lines, adequate
muffling (with barriers or enclosures
where feasible and appropriate) shall be used
to reduce noise levels at the adjacent
receptors to 90 dBA. All temporary barriers
used shall be eight feet in height at
minimum, continuous from grade to top, with
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 7
no cracks or gaps, and have a minimum
surface density of three pounds per square
foot (e.g., one-inch-thick wood fence
boards).

F. Utilize “quiet” air compressors and other
stationary noise sources where technology
exists.

G. The contractor shall prepare a
detailed construction plan identifying the
schedule for major noise-
generating construction activities.

The construction plan shall identify a
procedure for coordination with adjacent
residential land uses so that construction
activities can be scheduled to minimize noise
disturbance.

H. Designate a “disturbance coordinator”
who would be responsible for responding to
any complaints about construction noise and
vibration. The disturbance coordinator
will determine the cause of the complaint
(e.g., bad muffler, etc.) and will require that
reasonable measures be implemented to
reduce the noise impact as required by the
Noise Control Plan. Conspicuously post a
telephone number for the
disturbance coordinator at the construction
site and include it in the notice sent to
neighbors regarding the construction
schedule.

Impact NOI-2: Operational noise levels from the proposed rooftop equipment on the office building would exceed the City’s nighttime noise thresholds during daily operations and the daytime thresholds during monthly testing of the emergency generator. 445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 8
MM NOI-2.1: The applicant shall submit an acoustical study to evaluate the potential noise generated by mechanical equipment and
demonstrate the necessary noise control to meet the City’s daytime and nighttime thresholds of 60 and 55 dBA L50,
respectively, at existing and future residential receiving property lines; and of 65 and 60 dBA L50, respectively, at existing and future office and commercial receiving
property lines. Noise control features, such as selection of quiet units, sound attenuators, enclosures, and barriers shall be identified and evaluated to demonstrate that mechanical equipment noise would not exceed the City’s limits at the receiving property lines. The noise control
features identified by the acoustical study shall be
incorporated into the project plans prior to issuance of a building permit for the superstructure.

The acoustical
study shall
be submitted prior to
issuance of building
permits

Project Applicant;
Project Contractor
Director
of Community
Development or
the Director’s
designee

TRIBAL CULTURAL RESOURCES
Impact TCR-1: Development of the proposed project could potentially result in impacts to undiscovered tribal cultural resources.

MM TCR-1.1:Prior to the issuance of a building permit for demolition, the applicant shall provide proof of an agreement with a qualified Native American representative to provide at
least one cultural sensitivity training to construction personnel prior to grading activities. The Native American representative shall be traditionally and culturally
affiliated with the geographic area as determined by the Native American Heritage Commission and shall conduct
this training prior to grading activities.

Prior to the issuance
of a grading,
demolition, or
building permit
(whichever occurs
first).

Project Applicant;
Project Contractor
Director
of Community
Development or
the Director’s
designee

SOURCE: City of San Mateo. 445 South B Street “Bespoke” Mixed-Use Project Initial Study. October 2024.

445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 9