Agenda packet, regular meeting — San Mateo City Council, June 15, 2026 (part 2 of 4)

BUDGET IMPACT:

There is sufficient funding budgeted in the Capital Improvement Program budget through the Citywide Emergency Field Lighting (46f041) to fund this agreement and establish the contingency reserve.

ENVIRONMENTAL DETERMINATION:

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

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Proposed Resolution
Att 2 – Purchase Agreement

STAFF CONTACT
Steve Wu, Facilities & Fleet Services Manager
[email protected]
(650) 522-7345
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CITY OF SAN MATEO
RESOLUTION NO. ____ (2026)

APPROVING AN ALTERNATIVE PURCHASING PROCEDURE TO AWARD A PURCHASE AGREEMENT WITH STUART C. IRBY COMPANY, LLC FOR EMERGENCY LIGHTING EQUIPMENT IN THE AMOUNT OF $102,764.67 WHEREAS, the Martin Luther King Jr. (MLK) Recreation Center building, surrounding park, and ball fields were constructed in 1968, and the existing field lighting system was installed shortly thereafter; and WHEREAS, the current field lighting system does not include emergency lighting capable of activating during sudden power outages, resulting in a loss of visibility; and WHEREAS, the City initiated and funded a Citywide capital improvement project in 2024 to design and install emergency field lighting, beginning with improvements at MLK Park; and WHEREAS, in 2025, the City retained an electrical engineering consultant to evaluate the operational and safety requirements of MLK Park and prepare technical specifications for an emergency field lighting system capable of providing immediate and reliable illumination during unplanned power outages; and WHEREAS, the consultant determined that the required emergency lighting system must integrate with specialized proprietary controls and equipment specifically designed for rapid-response emergency lighting applications in large outdoor athletic facilities; and
WHEREAS, the identified system is manufactured and distributed through a limited network of certified vendors authorized to supply the equipment, and only three vendors have been identified as qualified and certified providers capable of meeting the City’s technical specifications and operational requirements; and WHEREAS, due to the proprietary nature of the system, the limited availability of certified providers, and the need to ensure compatibility, reliability, and manufacturer-supported installation and maintenance, the City has determined that conducting a traditional competitive public bidding process would not produce a meaningful competitive outcome; and
WHEREAS, pursuant to Municipal Code Section 3.60.050(b), the City Council finds that competitive public bidding for the purchase of the emergency field lighting equipment is impracticable and unavailing under these circumstances; and
WHEREAS, in June 2025, the City solicited quotes from certified vendors; and WHEREAS, it has been found that Stuart C. Irby Company, LLC is one of three companies that distributes the specific type of emergency lighting equipment that is compatible with the existing field lighting system currently being used at MLK Park; and
WHEREAS, based on these circumstances, staff recommends award of a purchase agreement to Stuart C. Irby Company, LLC in the amount of $102,764.67 for emergency lighting equipment.

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

1. Adoption of this resolution approving an alternative purchasing procedure to award an agreement to Stuart C. Irby Company, LLC. is not a project subject to CEQA, because it consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private 421 of 1101
structures, facilities, mechanical equipment, or topographical features of an “existing facility”. (CEQA Guidelines Section 15301.)

2. In accordance with San Mateo Municipal Code Section 3.60.070(h)(3), calling for bids is impracticable because staff has determined that certified vendors for the specified emergency lighting equipment are limited. Therefore, staff recommends awarding an agreement to Stuart C.

Irby Company, LLC for these reasons:
a. The identified emergency lighting system is manufactured and distributed through a limited network of certified vendors authorized to supply the equipment and is available only through three certified vendors.
b. Stuart C. Irby Company, LLC is one of three companies that distributes the specific type of lighting controls equipment compatible with the existing lighting system currently used at MLK Park.
c. Stuart C. Irby Company, LLC provided the lowest quote for the purchase of the emergency lighting equipment.

3. The award of a purchase agreement for emergency lighting equipment for MLK Park to Stuart C. Irby Company, LLC Stuart C. Irby Company, LLC in the amount of $102,764.67, with a contingency reserve in the amount of $10,000, is approved.

4. The Public Works Director is authorized to issue change orders within the contingency amount and execute the agreement in substantially the form presented. 422 of 1101
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PURCHASE CONTRACT

FOR MLK PARK EMERGENCY LIGHTING EQUIPMENT
FROM STUART C. IRBY COMPANY, LLC
This Purchase Contract (“Contract”), made and entered into this day of ___________________, by and between the CITY OF SAN MATEO, a municipal corporation existing under the laws of the State of California (“CITY”), and Stuart C. Irby Company, LLC., a Corporation (“VENDOR”).

RECITALS:

A. CITY desires to purchase certain Emergency Lighting Equipment hereinafter described.

B. CITY desires to engage VENDOR to provide these Emergency Lighting Equipment by reason of its qualifications and experience and VENDOR has offered to provide the required goods on the terms and in the manner set forth herein.

NOW, THEREFORE, IT IS AGREED as follows:

SECTION 1 - PURCHASE
The goods to be purchased from VENDOR under this Contract are described in Exhibit A to this Agreement, which is attached and incorporated by reference.

SECTION 2 - PRICE AND TAXES
All prices shall be as stated in this Contract and are firm and not subject to escalation.

This purchase is subject to all California sales tax. Municipalities are exempt from federal excise and transportation taxes. Prices shall exclude these taxes.

SECTION 3 - PAYMENT
Unless otherwise agreed in writing, payment terms shall be net thirty (30) days from date of receipt of invoice or acceptance of goods, whichever occurs last. Invoices must cite the purchase order number to prevent delay in payment. All invoices must be mailed to City of San Mateo, Attn: Accounts Payable, 330 West 20th Avenue, San Mateo, CA 94403. Payment to VENDOR under this Contract shall not exceed $102,764.67.
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SECTION 4 - DELIVERY AND PERFORMANCE
Time is of the essence in the performance of this Contract. If delivery of goods cannot be made at the specified time, VENDOR shall promptly notify the CITY of the earliest possible date for delivery.

Notwithstanding such notice, if VENDOR for any reason fails to deliver goods within the time specified or to the CITY’s satisfaction the CITY may terminate this Contract or any part thereof without liability except for goods previously provided and accepted. The CITY’s receipt or acceptance of all or part of a non-conforming delivery shall not constitute a waiver of any claim, right or remedy the CITY has under this Contract or applicable law.

SECTION 5 - SHIPMENT AND INSPECTION
VENDOR assumes full responsibility for all transportation, transportation scheduling, packing, handling, insurance, and other services associated with delivery of all products. No charges for transportation containers, packing, etc., will be allowed the vendor unless so specified in this Contract.

All shipments shall be F.O.B. City Hall, 330 W. 20th Avenue, San Mateo, CA 94403. Transportation charges shall be shown as a separate item on the invoice.

The CITY may revise shipping instructions as to any goods not as yet shipped. The CITY shall have the right to inspect any or all of the goods at VENDOR’s place of business or upon receipt by the CITY. By reason of its failure to inspect the goods, the CITY shall not be deemed to have accepted any defective goods or goods which do not conform to the specifications provided or to have waived any of the CITY’s rights or remedies arising by virtue of such defects or non-conformance. VENDOR shall be responsible for payment of shipping for the return of any defective goods. Shipping documents and invoices must cite the Purchase Order number.

SECTION 6 - WARRANTIES
In addition to any other expressed or implied warranties and unless otherwise agreed in writing, VENDOR warrants that all products delivered hereunder will be new, suitable for use as described, of the grade and quality specified, free from all defects in design, material and workmanship; in conformity with all samples, drawings, descriptions and specifications furnished; in compliance with all applicable federal, state and local laws and regulations, and free of any liens and encumbrances. These warranties shall not be deemed to exclude VENDOR’s standard warranties or other rights or warranties which the CITY may have or obtain.

SECTION 7 - INDEMNITY
VENDOR agrees to hold harmless and indemnify CITY, its elected and appointed officials, employees, and agents from and against any and all claims, loss, liability, damage, and expense arising out of VENDOR’s performance of this Contract, except for those claims arising out of CITY’s sole negligence or willful misconduct. VENDOR agrees to defend CITY, its elected and appointed officials, employees, and agents against any such claims. The VENDOR’S duty to indemnify shall survive expiration or early termination of this Agreement.
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SECTION 8 - TERMINATION
This Contract may be terminated by mutual consent of both parties or by the CITY at its discretion. The CITY may cancel an order for goods at any time with written notice to VENDOR, stating the extent and effective date of termination. Upon receipt of this written notice, VENDOR shall stop performance under this Contract as directed by the CITY. If the Contract is terminated, VENDOR shall be paid in accordance with the terms of the Contract for goods delivered and accepted.

SECTION 9 - REMEDIES
In the event of VENDOR’s breach of this Contract, City may take any or all of the following actions, without prejudice to any other rights or remedies available to the City by law: (a) require Vendor to repair or replace such goods, and upon VENDOR’s failure or refusal to do so, repair or replace the same at VENDOR’s expense; (b) reject any shipment or delivery containing defective or nonconforming goods and return for credit or replacement at VENDOR’s option, said return to be made at VENDOR’s cost and risk; (c) cancel any outstanding deliveries and treat such breach by VENDOR as VENDOR’s repudiation of this contract. In the event of the CITY’s breach hereunder, VENDOR’s exclusive remedy shall be VENDOR’s recovery of the goods or the purchase price payable for goods shipped prior to such breach.

SECTION 10 - COMPLIANCE WITH LAW
VENDOR warrants that it will comply with all federal, state, and local laws, ordinances, rules and regulations applicable to its performance under this Contract. VENDOR shall obtain and maintain throughout the life of the Contract all permits or licenses required in connection with the manufacture, sale, and shipment of the products ordered under this Contract.

SECTION 11 - ASSIGNMENT
VENDOR shall not delegate or subcontract any duties and services or assign any rights or claims under this Contract without the CITY’s prior written consent.

SECTION 12 - ARTWORK, DESIGNS, PATENTS, COPYRIGHTS AND TRADEMARKS VENDOR hereby agrees that the sale, use or incorporation into manufactured products of all machines, software, hardware, materials and other devices furnished under this Contract are free and clear of infringement of any valid patent, copyright, or trademark. VENDOR shall hold the CITY harmless from any and all costs and expenses, including attorney fees, liability, and loss of any kind growing out of claims, suits or actions alleging such infringement, and VENDOR agrees to defend such claims, suits or actions.
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SECTION 13 - GOVERNING LAW
This Purchase Order and the contract between the parties evidenced hereby or attached thereto shall be deemed to be made in the State of California and shall in all respects be construed and governed by the laws of that state.

SECTION 14 - VENUE
In the event of litigation, venue will be in the County of San Mateo.

SECTION 15 - WAIVER
The waiver by either party of any breach or violation of any term, covenant, or condition of this Agreement or of any provisions of any ordinance or law shall not be deemed to be a waiver of such term, covenant, condition, ordinance or law or of any subsequent breach or violation of the same or of any other term, condition, ordinance, or law. The subsequent acceptance by either party of any fee or other money which may become due hereunder shall not be deemed to be a waiver of any preceding breach or violation by the other party of any term, covenant, or condition of this Agreement or of any applicable law or ordinance.

SECTION 16 - COSTS AND ATTORNEY FEES
Attorney fees in total amount not exceeding $5000, shall be recoverable as costs (by the filing of a cost bill) by the prevailing party in any action or actions to enforce the provisions of this Agreement. The above $5000 limit is the total of attorney fees recoverable whether in the trial court, appellate court, or otherwise, and regardless of the number of attorneys, trials, appeals, or actions. It is the intent of this provision that neither party shall have to pay the other more than $5000 for attorney fees arising out of an action, or actions to enforce the provisions of this Agreement.

SECTION 17 - NON-DISCRIMINATION
CONTRACTOR warrants that it is an Equal Opportunity Employer and shall comply with applicable regulations governing equal employment opportunity. Neither CONTRACTOR nor any of its subcontractors shall discriminate in the employment of any person because of race, color, national origin, ancestry, physical handicap, medical condition, marital status, sex, or age, unless based upon a bona fide occupational qualification pursuant to the California Fair Employment and Housing Act.

SECTION 18 - MEDIATION
Should any dispute arise out of this Contract, any party may request that it be submitted to mediation. The parties shall meet in mediation within 30 days of a request. The mediator shall be agreed to by the mediating parties; in the absence of an agreement, the parties shall each submit one name from mediators listed by either the American Arbitration Association, the California State Board of Mediation and Conciliation, or other agreed-upon service. The mediator shall be selected by a "blindfolded" process.
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The cost of mediation shall be borne equally by the parties. Neither party shall be deemed the prevailing party. No party shall be permitted to file a legal action without first meeting in mediation and making a good faith attempt to reach a mediated settlement. The mediation process, once commenced by a meeting with the mediator, shall last until agreement is reached by the parties but not more than 60 days, unless the maximum time is extended by the parties.

SECTION 19 - LITIGATION
VENDOR shall testify at CITY's request if litigation is brought against CITY in connection with VENDOR's services under this Agreement. Unless the action is brought by VENDOR, or is based upon VENDOR's wrongdoing, CITY shall compensate VENDOR for preparation for testimony, testimony, and travel at VENDOR's standard hourly rates at the time of actual testimony.

SECTION 20 - NOTICES
All notices hereunder shall be given in writing and mailed, postage prepaid, addressed as follows:

To CITY: Attn: Steve Wu
City of San Mateo
330 W. 20th Avenue
San Mateo, CA 94403
To VENDOR: Attn: Matt Consalves
Stuart C. Irby, Co.

P.O. Box 843959
Dallas, TX 75284
SECTION 21 - AGREEMENT CONTAINS ALL UNDERSTANDINGS; AMENDMENT This document represents the entire and integrated agreement between CITY and VENDOR and supersedes all prior negotiations, representations, and agreements, either written or oral.

This document may be amended only by written instrument, signed by both CITY and VENDOR. [SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, CITY OF SAN MATEO and Stuart C. Irby Company, LLC have executed this Agreement the day and year first above written.

CITY OF SAN MATEO VENDOR
Matt Fabry
Public Works Director
Date Joe Lenoir
President
Date

APPROVED AS TO FORM
Linh Nguyen
Assistant City Attorney
Date
Attachments:

Exhibit A: Customer Quote
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EXHIBIT A
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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 20 Section Name: CONSENT CALENDAR Account Number: 10-4662 File ID: 26-11247 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: June 15, 2026
SUBJECT:

El Camino Real Streetlight Relocation Project — Agreement RECOMMENDATION:

Approve an agreement with Bay Area Lightworks, Inc. for the El Camino Real Streetlight Relocation Project in the amount of $190,000; establish a contingency reserve in the amount of $28,500; and authorize the Public Works Director to execute the agreement in substantially the form presented and issue change orders as allowed by the contract documents and within the amount of the contingency reserve.

BACKGROUND:

The City owns and maintains the streetlighting system along El Camino Real. The El Camino Real Streetlight Relocation Project (Project) will enhance pedestrian access around seven (7) streetlight poles located between 22nd Avenue and 27th Avenue. The Engineer’s Estimate for the Project is $235,000.

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

A Notice Inviting Sealed Proposals was issued to advertise the Project on February 3, 2026. On the March 3, 2026, the bid opening date, three (3) bids were received. Per the requirements specified in the Contract Book, bids were compared based on the total bid amount. Upon receiving bids, staff determined that the low bidder was non-responsive. In addition, the second low bidder was significantly higher than the engineer’s estimate. On April 6, 2026, City Council approved a Resolution rejecting all bids and authorized re-advertisement of the Project.

The project was re-advertised on April 7, 2026. On the April 28, 2026 bid opening date, one (1) bid was received. The bid is listed below.

Contractor Base Bid Amount
Bay Area Lightworks, Inc. $190,000.00
After review of bid documents, staff determined that Bay Area Lightworks, Inc. is the lowest responsive, responsible bidder. Therefore, staff recommends Bay Area Lightworks, Inc. be awarded this construction agreement.

BUDGET IMPACT:

This agreement will be funded by both the Citywide Street Lights Program (Project No. 463004) and the Citywide Sidewalk Repair Program (Project No. 463231). Sufficient funds are available in both project budgets to fund the agreement and contingency reserve.
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CITY OF SAN MATEO
ENVIRONMENTAL DETERMINATION:

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Agreement
Att 2 – Location Map

STAFF CONTACT
Stephanie Piñon, Senior Engineer
[email protected]
(650) 522-7315
Jerred Cayabyab, Assistant Engineer
[email protected]
(650) 522-7578
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AGREEMENT WITH BAY AREA LIGHTWORKS, INC.

FOR PUBLIC IMPROVEMENT
FOR

EL CAMINO REAL STREETLIGHT RELOCATION PROJECT
CITY PROJECT NO. 463004
THIS AGREEMENT FOR PUBLIC IMPROVEMENTS (“Agreement”), made and entered into in the City of San Mateo, County of San Mateo, State of California, by and between the CITY OF SAN MATEO, a municipal corporation existing under the laws of the State of California, (hereinafter called "City") and BAY AREA LIGHTWORKS, INC., a corporation, with offices at 1460 Yosemite Avenue, San Francisco, CA 94124 (hereinafter called "Contractor"), entered into this day of ____________________.

RECITALS:
(a) City has taken appropriate proceedings to authorize construction of the public work and improvements or other matters herein provided, and execution of this Agreement. (b) A notice was duly published for bids for the contract for the improvement hereinafter described.
(c) After notice duly given, on the date hereof, the City awarded the contract for the construction of the improvements hereinafter described to Contractor.

IT IS AGREED, as follows:

1. Scope of Work. Contractor shall perform the work according to the Contract Book entitled:

EL CAMINO REAL STREETLIGHT RELOCATION PROJECT
CITY PROJECT NO. 463004

2. Contract Price. City shall pay, and the Contractor shall accept, the sum of one hundred ninety thousand dollars and zero cents ($190,000.00) in full payment for the work set forth above.

Said price is determined by the prices contained in Contractor's bid, and shall be paid as described in the Contract Book. In the event work is performed or materials furnished in addition to or a reduction of those set forth in Contractor's bid and the specifications herein, such work and materials will be paid for as described in the Contract Book.

3. The Contract Documents. The complete contract consists of the following documents: this Agreement; the Notice Inviting Sealed Proposals; the Accepted Proposal; the Contract Book which includes the Special Provisions, Revised Standard Specifications dated April 15, 2022, and Contract Drawings, the State of California Standard Specifications 2018 Edition, the State of California Department of Transportation Standard Plans, 2018 Edition, the Faithful Performance Bond, and the Labor and Material Bond (hereinafter referred to as the “contract documents”). 434 of 1101
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All rights and obligations of City and Contractor are fully set forth and described in the contract documents. The contract documents constitute the entire contract between the parties hereto pertaining to the subject matter hereof, fully supersede any and all prior understandings, representations, warranties and agreements between the parties hereto, or any of them, pertaining to the subject matter hereof, and may be modified only by written agreement signed by all of the parties hereto.

All of the above-named documents are complementary and are intended to operate in harmony, so that any work called for in one, and not mentioned in the other, or vice versa, is to be executed the same as if mentioned in all said documents. In the event of any variation or discrepancy between any portion of this Agreement and any portion of the contract documents, this Agreement shall prevail. The precedence of the remaining contract documents will be as specified in the Contract Book.

4. Schedule. All work shall be performed in accordance with the schedule provided pursuant to the Contract Book.

5. Performance by Sureties. In the event of any termination as hereinbefore provided, City shall immediately give written notice thereof to Contractor and Contractor's sureties, and the sureties shall have the right to take over and perform the Agreement, provided, however, that if the sureties, within 5 days after giving them said notice of termination, do not give City written notice of their intention to take over the performance thereof within 5 days after notice to City of such election, City may take over the work and prosecute the same to completion, by contract or by any other method it may deem advisable, for the account, and at the expense of Contractor, and the sureties shall be liable to City for any excess cost or damages occasioned City thereby; and, in such event, City may, without liability for so doing, take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Contractor as may be on the site of the work and necessary therefor.

6. Legal Work Day - Penalties for Violation. Eight hours of labor shall constitute a legal day's work.

Contractor shall not require more than 8 hours labor in a day and 40 hours in a calendar week from any person employed by Contractor in the performance of such work unless such excess work is compensated for at not less than 1-1/2 times the basic rate of pay. Contractor shall forfeit as a penalty to City the sum of $25.00 for each laborer, workman or mechanic employed in the execution of this contract by Contractor, or by any subcontractor for each calendar day during which such laborer, workman or mechanic is required or permitted to labor more than 8 hours in any calendar day and 40 hours in any one calendar week in violation of the provisions of Sections 1810 and 1816, inclusive, of the Labor Code of the State of California.

7. Prevailing Wage Scale. The prevailing wage scale as determined by the Director of Industrial Relations of the State of California, in force on the day the bid was announced, will be the minimum paid to all craftsmen and laborers working on this project. Contractor shall also require any subcontractors who work or provide any services related to the project to pay all persons performing labor or rendering service under said subcontract or other arrangement at least the general prevailing rate of wages, determined as set forth herein for the respective crafts and 435 of 1101
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employments, including such wages for holiday and overtime work. A copy of the correct determination will be posted at the job site. It is understood that it is the responsibility of Contractor to determine the correct scale. Copies of the prevailing wage rates are on file at the City Clerk's office, however, errors or defects in the materials in the City Clerk's office will not excuse a bidder's failure to comply with the actual scale then in force. Contractor must submit certified payrolls to the Department of Industrial Relations in accordance with Labor Code Section 1776.

Contractor agrees to comply with the City’s minimum wage ordinance as codified in Municipal Code Chapter 5.92, which differs from the state minimum wage and includes a Consumer Price Index escalator.

8. Senate Bill 854 Compliance Required. In accordance with Labor Code Sections 1725.5 and 1771.1, all contractors and subcontractors must be registered with the Department of Industrial Relations.

In accordance with Labor Code Section 1771.4 the contractor must post job site notices as required by regulation and this project will be subject to compliance monitoring and enforcement by the Department of Industrial Relations.

9. Insurance. The Contractor shall procure and maintain for the duration of the contract and five years thereafter the insurance as specified in Exhibit A of this Agreement.

10. Indemnity. Contractor agrees to hold harmless and indemnify City, its elected and appointed officials, employees, volunteers, and agents from and against any and all claims, loss, liability, damage, and expense arising out of Contractor’s performance of this Agreement, except for those claims arising out of City’s active negligence, sole negligence or willful misconduct. Contractor agrees to defend City, its elected and appointed officials, employees, volunteers, and agents against any such claims. The Contractor’s duty to indemnify shall survive expiration or early termination of this Agreement.

11. Attorney Fees. Attorney fees in total amount not exceeding $5000, shall be recoverable as costs (by the filing of a cost bill) by the prevailing party in any action or actions to enforce the provisions of this Agreement. The above $5000 limit is the total of attorney fees recoverable whether in the trial court, appellate court, or otherwise, and regardless of the number of attorneys, trials, appeals, or actions. It is the intent of this provision that neither party shall have to pay the other more than $5000 for attorney fees arising out of an action, or actions to enforce the provisions of this Agreement.

12. Mediation. Should any dispute arise out of this Agreement, any party may request that it be submitted to mediation. The parties shall meet in mediation within 30 days of a request. The mediator shall be agreed to by the mediating parties; in the absence of an agreement, the parties shall each submit one name from mediators listed by either the American Arbitration Association, the California State Board of Mediation and Conciliation, or other agreed-upon service. The mediator shall be selected by a blind draw.

The cost of mediation shall be borne equally by the parties. Neither party shall be deemed the prevailing party. No party shall be permitted to file a legal action without first meeting in 436 of 1101
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mediation and making a good faith attempt to reach a mediated settlement. The mediation process, once commenced by a meeting with the mediator, shall last until agreement is reached by the parties but not more than 60 days, unless the maximum time is extended by the parties.

13. Provisions Cumulative. The provisions of this agreement are cumulative, and in addition to and not in limitation of, any other rights or remedies available to City.

14. Notices. All notices shall be in writing, and delivered in person or transmitted by certified mail, postage prepaid.
a. Notices required to be given to City shall be addressed as follows:

Director of Public Works
City of San Mateo
330 West 20th Avenue
San Mateo, CA 94403
Notices required to be given to Contractor shall be addressed as appears in the signature block as shown on the Bidder's Statement.

15. Interpretation. As used herein any gender includes each other gender, the singular includes the plural and vice versa.

16. Governing Law and Venue. This Agreement, the contract documents, and the performance hereon shall be governed, interpreted, construed, and regulated by the laws of the State of California. The parties agree that any action related to this Agreement or the contract documents will be venued in the County of San Mateo.

17. Headings. The title and headings of the various sections of this Agreement and the contract documents are intended solely for convenience of reference and are not intended to explain, modify, or place any construction on any provisions.

18. No Partnership or Agency. Nothing in this Agreement nor the contract documents shall be deemed to constitute a partnership in law between City and Contractor, or any sub-contractor, to constitute either party as an agent of the other for any purpose; or to entitle either party to commit or bind the other in any manner unless expressly agreed upon in the contract documents.

19. Severability. If any part or provision of the contract documents is determined by any court to be illegal, invalid, or unenforceable, in whole or in part, the contract documents shall continue to be valid as to its other provisions and the remainder of the affected provision, unless it can be concluded from the circumstances that, in the absence of the provisions found to be null and void, the parties would not have entered into the contract documents. The parties shall use all reasonable efforts to replace any and all provisions or parts found to be null and void with provisions that are valid under the applicable law and come closest to their original intention. 437 of 1101
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20. Waiver. None of the following shall operate as a waiver of any provision of the contract documents, or of any power herein reserved by the City, or any right to damages herein provided:
1) inspection by the City or its authorized agents or representatives; 2) any order or certificate for payment, or any payment for, or acceptance of the whole or any part of the work by the City; 3) an extension of time; or 4) any position taken by the City or its authorized agents or representatives.

21. Warranty. Contractor warrants and guarantees that the materials and equipment provided shall be at least of the quality specified and new unless otherwise required or permitted by the contract documents, and, if no quality is specified, then the materials and equipment shall be of commercial grade, suitable for heavy public use in facilities of similar size and complexity, that the work performed hereunder will be free from defects, and that the work will conform to the requirements of the contract documents.
[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, CITY OF SAN MATEO and BAY AREA LIGHTWORKS, INC. have executed this Agreement the day and year first above written.

CITY OF SAN MATEO CONTRACTOR
Matt Fabry
Public Works Director
Date Jim Z. Lau
President
Date

APPROVED AS TO FORM
Linh Nguyen
Assistant City Attorney
Date
Attachments:

Exhibit A: Insurance Requirements
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Exhibit A
Insurance Requirements for Construction Contracts
Contractor shall procure and maintain for the duration of the contract, and for x years thereafter, insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Contractor, his agents, representatives, employees, or subcontractors.

MINIMUM SCOPE AND LIMIT OF INSURANCE
Coverage shall be at least as broad as:

1. Commercial General Liability (CGL): Insurance Services Office (ISO) Form CG 00 01 covering CGL on an “occurrence” basis, including products and completed operations, property damage, bodily injury and personal & advertising injury with limits no less than $5,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location (ISO CG 25 03 or 25 04) or the general aggregate limit shall be twice the required occurrence limit.

2. Automobile Liability: Insurance Services Office Form CA 0001 covering Code 1 (any auto), with limits no less than $5,000,000 per accident for bodily injury and property damage.

3. Workers’ Compensation insurance as required by the State of California, with Statutory Limits, and Employers’ Liability insurance with a limit of no less than $1,000,000 per accident for bodily injury or disease.

4. Builder’s Risk (Course of Construction) insurance utilizing an “All Risk” (Special Perils) coverage form, with limits equal to the completed value of the project and no coinsurance penalty provisions.

5. Surety Bonds as described below.

6. Contractors’ Pollution Legal Liability and/or Asbestos Legal Liability and/or Errors and Omissions (if project involves environmental hazards) with limits no less than $1,000,000 per occurrence or claim, and $2,000,000 policy aggregate.

If the contractor maintains broader coverage and/or higher limits than the minimums shown above, the Entity requires and shall be entitled to the broader coverage and/or higher limits maintained by the contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the Entity.

Self-Insured Retentions
Self-insured retentions must be declared to and approved by the Entity. At the option of the Entity, either: the contractor shall cause the insurer shall to reduce or eliminate such self-insured retentions as respects the Entity, its officers, officials, employees, and volunteers; or the Contractor shall provide a financial guarantee satisfactory to the Entity guaranteeing payment of losses and related investigations, claim administration, and defense expenses. The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or Entity.

Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:
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1. The Entity, its officers, officials, employees, and volunteers are to be covered as additional insureds on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the Contractor including materials, parts, or equipment furnished in connection with such work or operations and automobiles owned, leased, hired, or borrowed by or on behalf of the Contractor. General liability coverage can be provided in the form of an endorsement to the Contractor’s insurance (at least as broad as ISO Form CG 20 10, CG 11 85 or both CG 20 10, CG 20 26, CG 20 33, or CG 20 38; and CG 20 37 forms if later revisions used).

2. For any claims related to this project, the Contractor’s insurance coverage shall be primary insurance coverage at least as broad as ISO CG 20 01 04 13 as respects the Entity, its officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by the Entity, its officers, officials, employees, or volunteers shall be excess of the Contractor’s insurance and shall not contribute with it.

3. Each insurance policy required by this clause shall provide that coverage shall not be canceled, except with notice to the Entity.

Builder’s Risk (Course of Construction) Insurance
Contractor may submit evidence of Builder’s Risk insurance in the form of Course of Construction coverage. Such coverage shall name the Entity as a loss payee as their interest may appear.

If the project does not involve new or major reconstruction, at the option of the Entity, an Installation Floater may be acceptable. For such projects, a Property Installation Floater shall be obtained that provides for the improvement, remodel, modification, alteration, conversion or adjustment to existing buildings, structures, processes, machinery and equipment. The Property Installation Floater shall provide property damage coverage for any building, structure, machinery or equipment damaged, impaired, broken, or destroyed during the performance of the Work, including during transit, installation, and testing at the Entity’s site.

Claims Made Policies – (If at all possible avoid and require occurrence type CGL policies) If any coverage required is written on a claims-made coverage form:

1. The retroactive date must be shown, and this date must be before the execution date of the contract or the beginning of contract work.

2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of contract work.

3. If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a retroactive date prior to the contract effective, or start of work date, the Contractor must purchase extended reporting period coverage for a minimum of five (5) years after completion of contract work.

4. A copy of the claims reporting requirements must be submitted to the Entity for review.

5. If the services involve lead-based paint or asbestos identification/remediation, the Contractors Pollution Liability policy shall not contain lead-based paint or asbestos exclusions. If the services involve mold identification/remediation, the Contractors Pollution Liability policy shall not contain a mold exclusion, and the definition of Pollution shall include microbial matter, including mold.

Acceptability of Insurers
Insurance is to be placed with insurers authorized to conduct business in the state with a current A.M.

Best rating of no less than A: VII, unless otherwise acceptable to the Entity.

Waiver of Subrogation
Contractor hereby agrees to waive rights of subrogation which any insurer of Contractor may acquire from Contractor by virtue of the payment of any loss. Contractor agrees to obtain any endorsement 443 of 1101
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that may be necessary to affect this waiver of subrogation. The Workers’ Compensation policy shall be endorsed with a waiver of subrogation in favor of the Entity for all work performed by the Contractor, its employees, agents and subcontractors.

Verification of Coverage
Contractor shall furnish the Entity with original Certificates of Insurance including all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause) and a copy of the Declarations and Endorsement Page of the CGL policy listing all policy endorsements to Entity before work begins. However, failure to obtain the required documents prior to the work beginning shall not waive the Contractor’s obligation to provide them. The Entity reserves the right to require complete, certified copies of all required insurance policies, including endorsements, required by these specifications, at any time.

Subcontractors
Contractor shall require and verify that all subcontractors maintain insurance meeting all the requirements stated herein, and Contractor shall ensure that Entity is an additional insured on insurance required from subcontractors. For CGL coverage subcontractors shall provide coverage with a form at least as broad as CG 20 38 04 13.

Surety Bonds
Contractor shall provide the following Surety Bonds:

1. Bid bond

2. Performance bond

3. Payment bond

4. Maintenance bond
The Payment Bond and the Performance Bond shall be in a sum equal to the contract price. If the Performance Bond provides for a one-year warranty a separate Maintenance Bond is not necessary. If the warranty period specified in the contract is for longer than one year a Maintenance Bond equal to 10% of the contract price is required. Bonds shall be duly executed by a responsible corporate surety, authorized to issue such bonds in the State of California and secured through an authorized agent with an office in California.

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 21 Section Name: CONSENT CALENDAR Account Number: 10-4662 File ID: 26-11248 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: June 15, 2026
SUBJECT:

Citywide Street Rehabilitation Package 6-B2 — Agreement RECOMMENDATION:

Approve an agreement with G. Bortolotto & Company, Inc. for construction services in the amount of $2,895,986.95; establish a contingency reserve in the amount of $435,000; and authorize the Public Works Director to execute the agreement in substantially the form presented and issue change orders as allowed by the contract documents and within the contingency amount.

BACKGROUND:

The Citywide Street Rehabilitation Package 6-B (Package) is part of the Public Works Pavement Management Program (PMP). The City entered into an Agreement with Nichols Consulting Engineers, Inc. in May 2024 to design Package 6-B, and the Package was split into two phases, PMP 6-B1 and PMP 6-B2. PMP 6-B1 was completed in Spring 2026 and repaved nine street segments. The second phase of the Package (PMP 6-B2) will repave ten street segments (see Attachment 2). PMP 6- B2 has an Engineer’s Estimate of $4,220,000.

In accordance with Municipal Code section 3.60.030, a competitive public process was used to obtain bids for PMP 6-B2.

PMP 6-B2 was advertised on April 23, 2026. On May 14, 2026, nine bids were received. The bids received are listed below in order of increasing bid amount.

Contractor Base Bid
G. Bortolotto & Company, Inc. $ 2,895,986.95
O'Grady Paving, Inc. $ 3,123,429.75
Teichert Construction $ 3,132,702.00
Desilva Gates Construction LLC $ 3,156,156.00
Radius Earthwork, Inc. $ 3,233,465.30
McGuire & Hester $ 3,334,928.00
Interstate Grading & Paving, Inc. $ 3,415,045.00
Kerex Engineering $ 3,689,000.00
Rapid Grading Services $ 3,801,369.68
After review of bid documents, staff determined that G. Bortolotto & Company, Inc. is the lowest responsive, responsible bidder. Therefore, staff recommends G. Bortolotto & Company, Inc. be awarded this construction agreement. In addition, staff recommends a contingency of 15% be established given potential unforeseen subgrade conditions.

Construction is anticipated to start in Summer 2026.
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CITY OF SAN MATEO
BUDGET IMPACT:

Currently, there are sufficient funds in the Citywide Street Rehabilitation Program (Project No. 469997) project budget to award this agreement and establish the contingency reserve.

ENVIRONMENTAL DETERMINATION:

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Agreement
Att 2 – Location Map

STAFF CONTACT
Stephanie Piñon, Senior Engineer
[email protected]
(650) 522-7315
Karen Cornejo, Assistant Engineer
[email protected]
(650) 522-7576
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AGREEMENT WITH G. BORTOLOTTO & COMPANY, INC.

FOR PUBLIC IMPROVEMENT
FOR
CITYWIDE STREET REHABILITATION PACKAGE 6-B2 PROJECT
CITY PROJECT NO. 469997-06
THIS AGREEMENT FOR PUBLIC IMPROVEMENTS (“Agreement”), made and entered into in the City of San Mateo, County of San Mateo, State of California, by and between the CITY OF SAN MATEO, a municipal corporation existing under the laws of the State of California, (hereinafter called "City") and G. BORTOLOTTO & COMPANY, INC., a corporation, with offices at 582 Bragato Road, San Carlos, CA 94070 (hereinafter called "Contractor"), entered into this day of ____________________.

IT IS AGREED, as follows:

1. Scope of Work. Contractor shall perform the work according to the Contract Book entitled:

CITYWIDE STREET REHABILITATION PACKAGE 6-B2 PROJECT
CITY PROJECT NO. 469997-06

2. Contract Price. City shall pay, and the Contractor shall accept, the sum of two million, eight hundred ninety-five thousand, nine hundred eighty-six dollars and ninety-five cents ($2,895,986.95) in full payment for the work set forth above.

3. The Contract Documents. The complete contract consists of the following documents: this Agreement; the Notice Inviting Sealed Proposals; the Accepted Proposal; the Contract Book which includes the Special Provisions, Addendum No. 1 to the Contract Book, Revised Standard Specifications dated April 16, 2021, and Contract Drawings, the State of California Standard Specifications 2018 Edition, the State of California Department of Transportation Standard Plans, 2018 Edition, the Faithful Performance Bond, and the Labor and Material Bond (hereinafter referred to as the “contract documents”).
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All rights and obligations of City and Contractor are fully set forth and described in the contract documents. The contract documents constitute the entire contract between the parties hereto pertaining to the subject matter hereof, fully supersede any and all prior understandings, representations, warranties and agreements between the parties hereto, or any of them, pertaining to the subject matter hereof, and may be modified only by written agreement signed by all of the parties hereto.

The precedence of the remaining contract documents will be as specified in the Contract Book.

4. Schedule. All work shall be performed in accordance with the schedule provided pursuant to the Contract Book.

6. Legal Work Day - Penalties for Violation. Eight hours of labor shall constitute a legal day's work.

7. Prevailing Wage Scale. The prevailing wage scale as determined by the Director of Industrial Relations of the State of California, in force on the day the bid was announced, will be the minimum paid to all craftsmen and laborers working on this project. Contractor shall also require any subcontractors who work or provide any services related to the project to pay all persons performing labor or rendering service under said subcontract or other arrangement at least the general prevailing rate of wages, determined as set forth herein for the respective crafts and employments, including such wages for holiday and overtime work. A copy of the correct determination will be posted at the job site. It is understood that it is the responsibility of Contractor to determine the correct scale. Copies of the 449 of 1101
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prevailing wage rates are on file at the City Clerk's office, however, errors or defects in the materials in the City Clerk's office will not excuse a bidder's failure to comply with the actual scale then in force.

Contractor must submit certified payrolls to the Department of Industrial Relations in accordance with Labor Code Section 1776.

8. Senate Bill 854 Compliance Required. In accordance with Labor Code Sections 1725.5 and 1771.1, all contractors and subcontractors must be registered with the Department of Industrial Relations.

9. Insurance. The Contractor shall procure and maintain for the duration of the contract and five years thereafter the insurance as specified in Exhibit A of this agreement.

The Contractor’s duty to indemnify shall survive expiration or early termination of this Agreement.

13. Provisions Cumulative. The provisions of this agreement are cumulative, and in addition to and not in limitation of, any other rights or remedies available to City.

14. Notices. All notices shall be in writing, and delivered in person or transmitted by certified mail, postage prepaid.
a. Notices required to be given to City shall be addressed as follows:

15. Interpretation. As used herein any gender includes each other gender, the singular includes the plural and vice versa.

20. Waiver. None of the following shall operate as a waiver of any provision of the contract documents, or of any power herein reserved by the City, or any right to damages herein provided: 1) inspection by the City or its authorized agents or representatives; 2) any order or certificate for payment, or any payment for, or acceptance of the whole or any part of the work by the City; 3) an extension of time; or 4) any position taken by the City or its authorized agents or representatives. 451 of 1101
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21. Warranty. Contractor warrants and guarantees that the materials and equipment provided shall be at least of the quality specified and new unless otherwise required or permitted by the contract documents, and, if no quality is specified, then the materials and equipment shall be of commercial grade, suitable for heavy public use in facilities of similar size and complexity, that the work performed hereunder will be free from defects, and that the work will conform to the requirements of the contract documents.
[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, this agreement between the CITY OF SAN MATEO and G. BORTOLOTTO & COMPANY, INC. has been duly executed by the parties hereinabove named, as of the day and year first above written.

CITY OF SAN MATEO CONTRACTOR
Matt Fabry
Public Works Director
Date Robert Bortolotto
Its Authorized Agent
President
Date

APPROVED AS TO FORM
Linh Nguyen
Assistant City Attorney
Date
Attachments:

Exhibit A: Insurance Requirements
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Exhibit A
Insurance Requirements for Construction Contracts
Contractor shall procure and maintain for the duration of the contract, and for x years thereafter, insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Contractor, his agents, representatives, employees, or subcontractors.

MINIMUM SCOPE AND LIMIT OF INSURANCE
Coverage shall be at least as broad as:

2. Automobile Liability: Insurance Services Office Form CA 0001 covering Code 1 (any auto), with limits no less than $5,000,000 per accident for bodily injury and property damage.

5. Surety Bonds as described below.

Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:
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1. The Entity, its officers, officials, employees, volunteers, and agents are to be covered as additional insureds on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the Contractor including materials, parts, or equipment furnished in connection with such work or operations and automobiles owned, leased, hired, or borrowed by or on behalf of the Contractor. General liability coverage can be provided in the form of an endorsement to the Contractor’s insurance (at least as broad as ISO Form CG 20 10, CG 11 85 or both CG 20 10, CG 20 26, CG 20 33, or CG 20 38; and CG 20 37 forms if later revisions used).

2. For any claims related to this project, the Contractor’s insurance coverage shall be primary insurance coverage at least as broad as ISO CG 20 01 04 13 as respects the Entity, its officers, officials, employees, volunteers, and agents. Any insurance or self-insurance maintained by the Entity, its officers, officials, employees, volunteers, and agents shall be excess of the Contractor’s insurance and shall not contribute with it.

3. Each insurance policy required by this clause shall provide that coverage shall not be canceled, except with notice to the Entity.

Claims Made Policies – (If at all possible avoid and require occurrence type CGL policies) If any coverage required is written on a claims-made coverage form:

1. The retroactive date must be shown, and this date must be before the execution date of the contract or the beginning of contract work.

2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of contract work.

4. A copy of the claims reporting requirements must be submitted to the Entity for review.

Acceptability of Insurers
Insurance is to be placed with insurers authorized to conduct business in the state with a current A.M.

Best rating of no less than A: VII, unless otherwise acceptable to the Entity.

Waiver of Subrogation
Contractor hereby agrees to waive rights of subrogation which any insurer of Contractor may acquire from Contractor by virtue of the payment of any loss. Contractor agrees to obtain any endorsement 455 of 1101
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that may be necessary to affect this waiver of subrogation. The Workers’ Compensation policy shall be endorsed with a waiver of subrogation in favor of the Entity for all work performed by the Contractor, its employees, agents and subcontractors.

Surety Bonds
Contractor shall provide the following Surety Bonds:

1. Bid bond

2. Performance bond

3. Payment bond

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 22 Section Name: CONSENT CALENDAR Account Number: 10-4662 File ID: 26-11249 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: June 15, 2026
SUBJECT:

Citywide Surface Treatment Package 4A-2 Project — Agreement RECOMMENDATION:

Approve an agreement with Pavement Coatings Co. for Citywide Surface Treatment Package 4A-2 Project construction services in the amount of $1,437,610.00; establish a contingency reserve in the amount of $143,000.00; and authorize the Public Works Director to execute the agreement in substantially the form presented and issue change orders as allowed by the contract documents and within the amount of the contingency reserve.

BACKGROUND:

The Citywide Surface Treatment Package 4A-2 Project (Project) is part of the Public Works Pavement Management Program (Program). The Project will repair approximately 10 miles of streets across 39 locations with an Engineer’s Estimate for the Project of $2,100,000. Project locations are listed in the attached Street List (Attachment 2).

The Project was advertised on April 13, 2026, and a total of seven (7) bids were received and opened on May 12, 2026. The bids received are listed below in order of increasing bid amount.

Contractor Total Bid Amount
Pavement Coatings Co. $1,437,610.00
G. Bortolotto & Company, Inc. $1,451,181.20
O’Grady Paving, Inc. $1,487,195.00
American Asphalt Repair & Resurfacing Co., Inc. $1,488,485.00 VSS International, Inc. $1,554,325.00
McGuire and Hester $1,665,303.00
Interstate Grading & Paving, Inc. $1,795,948.00
After review of bid documents, staff determined that Pavement Coatings Co. is the lowest responsive, responsible bidder.

Therefore, staff recommends Pavement Coatings Co. be awarded this construction agreement.

BUDGET IMPACT:

This agreement will be funded by the Citywide Street Rehabilitation Program (Project No. 469997). Sufficient funds are available in the project balances for the total agreement amount.

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

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Agreement
Att 2 – Location list

STAFF CONTACT
Stephanie Piñon, Senior Engineer
[email protected]
(650) 522-7315
Jerred Cayabyab, Assistant Engineer
[email protected]
(650) 522-7578
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AGREEMENT WITH PAVEMENT COATINGS CO.

FOR PUBLIC IMPROVEMENT
FOR
CITYWIDE SURFACE TREATMENT PACKAGE 4A-2 PROJECT
CITY PROJECT NO. 469997-07
THIS AGREEMENT FOR PUBLIC IMPROVEMENTS (“Agreement”), made and entered into in the City of San Mateo, County of San Mateo, State of California, by and between the CITY OF SAN MATEO, a municipal corporation existing under the laws of the State of California, (hereinafter called "City") and PAVEMENT COATINGS CO., a corporation, with offices at 2150 Bell Avenue, Suite 125, Sacramento, CA 95838 (hereinafter called "Contractor"), entered into this day of ____________________.

IT IS AGREED, as follows:

1. Scope of Work. Contractor shall perform the work according to the Contract Book entitled:

CITYWIDE SURFACE TREATMENT PACKAGE 4A-2 PROJECT
CITY PROJECT NO. 469997-07

2. Contract Price. City shall pay, and the Contractor shall accept, the sum of one million four hundred thirty-seven thousand six hundred ten dollars and zero cents ($1,437,610.00) in full payment for the work set forth above.

3. The Contract Documents. The complete contract consists of the following documents: this Agreement; the Notice Inviting Sealed Proposals; the Accepted Proposal; the Contract Book which includes the Special Provisions, Revised Standard Specifications dated April 15, 2022, and Contract Drawings, the State of California Standard Specifications 2018 Edition, the State of California Department of Transportation Standard Plans, 2018 Edition, the Faithful Performance Bond, and the Labor and Material Bond (hereinafter referred to as the “contract documents”). 460 of 1101
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All rights and obligations of City and Contractor are fully set forth and described in the contract documents. The contract documents constitute the entire contract between the parties hereto pertaining to the subject matter hereof, fully supersede any and all prior understandings, representations, warranties and agreements between the parties hereto, or any of them, pertaining to the subject matter hereof, and may be modified only by written agreement signed by all of the parties hereto.

4. Schedule. All work shall be performed in accordance with the schedule provided pursuant to the Contract Book.

6. Legal Work Day - Penalties for Violation. Eight hours of labor shall constitute a legal day's work.

7. Prevailing Wage Scale. The prevailing wage scale as determined by the Director of Industrial Relations of the State of California, in force on the day the bid was announced, will be the minimum paid to all craftsmen and laborers working on this project. Contractor shall also require any subcontractors who work or provide any services related to the project to pay all persons performing labor or rendering service under said subcontract or other arrangement at least the 461 of 1101
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general prevailing rate of wages, determined as set forth herein for the respective crafts and employments, including such wages for holiday and overtime work. A copy of the correct determination will be posted at the job site. It is understood that it is the responsibility of Contractor to determine the correct scale. Copies of the prevailing wage rates are on file at the City Clerk's office, however, errors or defects in the materials in the City Clerk's office will not excuse a bidder's failure to comply with the actual scale then in force. Contractor must submit certified payrolls to the Department of Industrial Relations in accordance with Labor Code Section 1776.

8. Senate Bill 854 Compliance Required. In accordance with Labor Code Sections 1725.5 and 1771.1, all contractors and subcontractors must be registered with the Department of Industrial Relations.

9. Insurance. The Contractor shall procure and maintain for the duration of the contract and five years thereafter the insurance as specified in Exhibit A of this Agreement.

10. Indemnity. Contractor agrees to hold harmless and indemnify City, its elected and appointed officials, employees, and agents from and against any and all claims, loss, liability, damage, and expense arising out of Contractor’s performance of this Agreement, except for those claims arising out of City’s active negligence, sole negligence or willful misconduct. Contractor agrees to defend City, its elected and appointed officials, employees, and agents against any such claims. The Contractor’s duty to indemnify shall survive expiration or early termination of this Agreement.

The cost of mediation shall be borne equally by the parties. Neither party shall be deemed the prevailing party. No party shall be permitted to file a legal action without first meeting in 462 of 1101
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mediation and making a good faith attempt to reach a mediated settlement. The mediation process, once commenced by a meeting with the mediator, shall last until agreement is reached by the parties but not more than 60 days, unless the maximum time is extended by the parties.

13. Provisions Cumulative. The provisions of this agreement are cumulative, and in addition to and not in limitation of, any other rights or remedies available to City.

14. Notices. All notices shall be in writing, and delivered in person or transmitted by certified mail, postage prepaid.
a. Notices required to be given to City shall be addressed as follows:

15. Interpretation. As used herein any gender includes each other gender, the singular includes the plural and vice versa.

19. Severability. If any part or provision of the contract documents is determined by any court to be illegal, invalid, or unenforceable, in whole or in part, the contract documents shall continue to be valid as to its other provisions and the remainder of the affected provision, unless it can be concluded from the circumstances that, in the absence of the provisions found to be null and void, the parties would not have entered into the contract documents. The parties shall use all reasonable efforts to replace any and all provisions or parts found to be null and void with provisions that are valid under the applicable law and come closest to their original intention. 463 of 1101
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21. Warranty. Contractor warrants and guarantees that the materials and equipment provided shall be at least of the quality specified and new unless otherwise required or permitted by the contract documents, and, if no quality is specified, then the materials and equipment shall be of commercial grade, suitable for heavy public use in facilities of similar size and complexity, that the work performed hereunder will be free from defects, and that the work will conform to the requirements of the contract documents.
[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, CITY OF SAN MATEO and PAVEMENT COATINGS CO. have executed this Agreement the day and year first above written.

CITY OF SAN MATEO CONTRACTOR
Matt Fabry
Public Works Director
Date Tim Schmid
President
Date

APPROVED AS TO FORM
Linh Nguyen
Assistant City Attorney
Date
Attachments:

Exhibit A: Insurance Requirements
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Exhibit A
Insurance Requirements for Construction Contracts
Contractor shall procure and maintain for the duration of the contract, and for x years thereafter, insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Contractor, his agents, representatives, employees, or subcontractors.

MINIMUM SCOPE AND LIMIT OF INSURANCE
Coverage shall be at least as broad as:

2. Automobile Liability: Insurance Services Office Form CA 0001 covering Code 1 (any auto), with limits no less than $5,000,000 per accident for bodily injury and property damage.

5. Surety Bonds as described below.

Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:
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3. Each insurance policy required by this clause shall provide that coverage shall not be canceled, except with notice to the Entity.

Claims Made Policies – (If at all possible avoid and require occurrence type CGL policies) If any coverage required is written on a claims-made coverage form:

1. The retroactive date must be shown, and this date must be before the execution date of the contract or the beginning of contract work.

2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of contract work.

4. A copy of the claims reporting requirements must be submitted to the Entity for review.

Acceptability of Insurers
Insurance is to be placed with insurers authorized to conduct business in the state with a current A.M.

Best rating of no less than A: VII, unless otherwise acceptable to the Entity.

Waiver of Subrogation
Contractor hereby agrees to waive rights of subrogation which any insurer of Contractor may acquire from Contractor by virtue of the payment of any loss. Contractor agrees to obtain any endorsement 469 of 1101
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that may be necessary to affect this waiver of subrogation. The Workers’ Compensation policy shall be endorsed with a waiver of subrogation in favor of the Entity for all work performed by the Contractor, its employees, agents and subcontractors.

Surety Bonds
Contractor shall provide the following Surety Bonds:

1. Bid bond

2. Performance bond

3. Payment bond

Special Risks or Circumstances
Entity reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other circumstances. 470 of 1101
PMP 4A-2 Street Segments
o 19th Avenue (Ivy Street to Leslie Street)
o 22nd Avenue (Hacienda Street to El Camino Real)
o 24th Avenue (Isabelle Avenue to El Camino Real)
o 25th Avenue (Alameda de las Pulgas to Hacienda Street) o 29th Avenue (Fernwood Street to Alameda de las Pulgas) o 31st Avenue (Alameda de las Pulgas to Hacienda Street) o 38th Avenue (King Lane to El Camino Real)
o 39th Avenue (Fernwood Street to Southwood Avenue)
o 39th Avenue (Orinda Drive to Oneill Drive)
o 42nd Avenue (Kingridge Drive to End)
o Annapolis Drive (Bermuda Drive to Portsmouth Way)
o Bermuda Drive (Kent Street to End)
o Beverly Street (30th Avenue to 31st Avenue)
o Clearview Way (Parrott Drive to End)
o Condon Court (Parkwood Drive to End)
o Corte de Flores (27th Avenue to End)
o Countryside Drive (Hillsdale Boulevard to Homewood Avenue) o Cragmont Court (Hillsdale Boulevard to End)
o Curtiss Street (End to San Miguel Way)
o Dolores Street (26th Avenue to Parkside Way)
o Dumont Street (42nd Avenue to 43rd Street)
o Edison Street (39th Avenue to 42nd Avenue)
o Ginnever Street (19th Avenue to Bermuda Drive)
o Hacienda Street (37th Avenue to 39th Avenue)
o Hillsdale Boulevard (Del Monte Street to Hillsdale Place) o Hillsdale Boulevard (Hillsdale Place to Alameda de las Pulgas) o Hillsdale Boulevard (Glendora Drive to Countryside Drive) o Los Prados Street (El Parque Street to 1300 feet south of El Parque Street) o McAker Court (20th Avenue to End)
o Murray Court (Hacienda Street to End)
o Overlook Court (End to End)
o Parkside Way (Dolores Street to Alameda de las Pulgas) o Poinsettia Avenue (Saratoga Drive to Branson Drive)
o San Miguel Way (Otay Avenue to Curtiss Street)
o Santiago Street (San Miguel Way to 38th Avenue)
o Spyglass Drive (Hillsdale Boulevard to Overlook Court) o Stratford Way (20th Avenue to 22nd Avenue)
o Sullivan Street (Fiesta Drive to Bermuda Drive)
o Susan Court (Norfolk Street to End)
o Viewridge Drive (Laurel Creek Drive to End)
Attachment 2
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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 23 Section Name: CONSENT CALENDAR Account Number: 72-4675 File ID: 26-11214 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: June 15, 2026
SUBJECT:

Uniform Laundry Services – Agreement
RECOMMENDATION:

Approve a three-year agreement with Alsco Uniforms for uniform laundry services in an amount not to exceed $300,000; establish an annual contingency in the amount of $10,000 per agreement year; and authorize the Public Works Director to execute the agreement in substantially the form presented and issue amendments within the contingency amount.

BACKGROUND:

The City has two operating departments, Parks and Recreation and Public Works, requiring uniform rentals and laundry cleaning services including furnishing shirts, pants, coveralls, lab coats, red shop towels, floor mats, work jackets, and the associated laundering of these items. An outside contractor is needed to provide an array of laundry services that range from uniform rentals to weekly pick-up and cleaning of uniforms and facility items from four different sites throughout the City, including the Wastewater Treatment Plant, Corporation Yard, Park Yard, and Poplar Creek Golf Course.

In March 2026, the City issued a Request for Proposals (RFP) outlining specific criteria for performing uniform laundry services for a three-year term. The City received three (3) total proposals. Staff reviewed and assessed each submitted proposal based on the following criteria: Organization and Experience, Capacity to Meet Key Service Level Needs, Approach and Understanding, Quality of Rental Uniforms, and Cost Proposal. These factors were then assessed and weighted according to the RFP guidelines. The results of the scoring were:

Company Average Score
(100 Max) Ranking
Alsco Uniforms 80.19 1
Prudential Uniform Supply 65.94 2
Cintas Corporation 9.50 3
Staff evaluators then exercised their option stated in the RFP to interview the top two (2) scoring candidates in May 2026.

The companies were both asked the same set of questions in the interviews, with a maximum rating score of 50 points.

Alsco Uniforms received the highest score, with an average score of 41.50, compared to Prudential Uniform Supply’s average score of 35. Based on the results of the evaluation and interviews, in addition to checking references with other municipal agencies, staff identified Alsco Uniforms as the recommended service provider. 472 of 1101

CITY OF SAN MATEO
Staff recommends awarding the Parks and Recreation and Public Works Uniform Laundry Services Agreement to Alsco Uniforms, as its proposal and interview received the highest average score based on the established rating criteria. To address potential market fluctuations and unknown additional expenses, staff also recommends establishing an annual contingency in the amount of $10,000, renewed each year of the agreement, to be used within the agreement term for which it is reserved.

BUDGET IMPACT:

Funding for uniform laundry services is included in the Parks and Recreation and Public Works Departments’ operating budgets. Any additional funding needs in subsequent fiscal years will be addressed as part of the budget development process.

ENVIRONMENTAL DETERMINATION:

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

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Agreement

STAFF CONTACT
Ryan Lukehart, Management Analyst I
[email protected]
(650) 522-7330
Jamie Perez, Senior Management Analyst
[email protected]
(650) 522-7243
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AGREEMENT WITH ALSCO UNIFORMS

FOR UNIFORM LAUNDRY SERVICES
FOR

PARKS AND RECREATION AND PUBLIC WORKS DEPARTMENTS
This Agreement, made and entered into this day of ____________________, by and between the CITY OF SAN MATEO, a municipal corporation existing under the laws of the State of California ("CITY"), and ALSCO UNIFORMS, a corporation ("CONTRACTOR"), whose address is 1575 Indiana Street, San Francisco, CA 94107.

RECITALS:

A. CITY desires certain uniform laundry services hereinafter described.

B. CITY desires to engage CONTRACTOR to provide these uniform laundry services by reason of its qualifications and experience for performing such services and CONTRACTOR has offered to provide the required services on the terms and in the manner set forth herein.

NOW, THEREFORE, IT IS AGREED as follows:

SECTION 1 - SCOPE OF SERVICES
The scope of services to be performed by CONTRACTOR under this Agreement is as described in Exhibit A to this Agreement, which is attached and incorporated by reference.

SECTION 2 - DUTIES OF CONTRACTOR
CONTRACTOR shall be responsible for the professional quality, technical accuracy and coordination of all work furnished by CONTRACTOR under this Agreement. CONTRACTOR shall, without additional compensation, correct or revise any errors or deficiencies in its work.

CONTRACTOR represents that it is qualified to furnish the services described under this Agreement.

CONTRACTOR shall be responsible for employing or engaging all persons necessary to perform the services of CONTRACTOR.

CONTRACTOR agrees to comply with the City’s minimum wage ordinance as codified in Municipal Code Chapter 5.92, which differs from the state minimum wage and includes a Consumer Price Index escalator.
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SECTION 3 - DUTIES OF CITY
CITY shall provide pertinent information regarding its requirements for the project.

CITY shall examine documents submitted by CONTRACTOR and shall render decisions pertaining thereto promptly, to avoid unreasonable delay in the progress of CONTRACTOR's work.

SECTION 4 - TERM
The services to be performed under this Agreement shall commence on August 1, 2026, and be completed on July 31, 2029.

SECTION 5 - PAYMENT
Payment shall be made by CITY only for services rendered and upon submission of a payment request upon completion and CITY approval of the work performed. In consideration for the full performance of the services set forth in Exhibit A, CITY agrees to pay CONTRACTOR in an amount not to exceed $300,000, a fee pursuant to rates stated in Exhibit B, attached and incorporated by reference.

SECTION 6 – TERMINATION
Without limitation to such rights or remedies as CITY shall otherwise have by law, CITY shall have the right to terminate this Agreement or suspend work on the Project for any reason, upon ten (10) days' written notice to CONTRACTOR. CONTRACTOR agrees to cease all work under this Agreement upon receipt of said written notice.

SECTION 7 - OWNERSHIP OF DOCUMENTS
All documents prepared by CONTRACTOR in the performance of this Agreement are and shall be the property of CITY, whether the project for which they are made is executed or not.

SECTION 8 - CONFIDENTIALITY
All reports and documents prepared by CONTRACTOR in connection with the performance of this Agreement are confidential until released by CITY to the public. CONTRACTOR shall not make any such documents or information available to any individual or organization not employed by CONTRACTOR or CITY without the written consent of CITY before any such release.

SECTION 9 - INTEREST OF CONTRACTOR
CONTRACTOR covenants that it presently has no interest, and shall not acquire any interest, direct or indirect, financial or otherwise, which would conflict in any manner or degree with the performance of the services under this Agreement.
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SECTION 10 - CONTRACTOR'S STATUS
It is expressly agreed that in the performance of the services required under this Agreement, CONTRACTOR shall at all times be considered an independent contractor as defined in Labor Code Section 3353, under control of the CITY as to the result of the work but not the means by which the result is accomplished. Nothing herein shall be construed to make CONTRACTOR an agent or employee of CITY while providing services under this Agreement.

SECTION 11 - INDEMNITY
CONTRACTOR agrees to hold harmless and indemnify CITY, its elected and appointed officials, employees, volunteers, and agents from and against any and all claims, loss, liability, damage, and expense arising out of CONTRACTOR’s performance of this Agreement, except for those claims arising out of CITY’s sole negligence or willful misconduct. CONTRACTOR agrees to defend City, its elected and appointed officials, employees, volunteers, and agents against any such claims. The CONTRACTOR’S duty to indemnify shall survive expiration or early termination of this Agreement.

SECTION 12 - INSURANCE
Contractor shall procure and maintain for the duration of the contract the insurance specified in Exhibit C to this Agreement.

SECTION 13 - NONASSIGNABILITY
Both parties hereto recognize that this Agreement is for the personal services of CONTRACTOR and cannot be transferred, assigned, or subcontracted by CONTRACTOR without the prior written consent of CITY.

SECTION 14 - RELIANCE UPON SKILL OF CONTRACTOR
It is mutually understood and agreed by and between the parties hereto that CONTRACTOR is skilled in the performance of the work agreed to be done under this Agreement and that CITY relies upon the skill of CONTRACTOR to do and perform the work in the most skillful manner, and CONTRACTOR agrees to thus perform the work. The acceptance of CONTRACTOR's work by CITY does not operate as a release of CONTRACTOR from said obligation. 476 of 1101
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SECTION 15 - WAIVERS
The waiver by either party of any breach or violation of any term, covenant, or condition of this Agreement or of any provisions of any ordinance or law shall not be deemed to be a waiver of such term, covenant, condition, ordinance or law or of any subsequent breach or violation of the same or of any other term, condition, ordinance, or law. The subsequent acceptance by either party of any fee or other money which may become due hereunder shall not be deemed to be a waiver of any preceding breach or violation by the other party of any term, covenant, or condition of this Agreement or of any applicable law or ordinance.

SECTION 18 - MEDIATION
Should any dispute arise out of this Agreement, any party may request that it be submitted to mediation. The parties shall meet in mediation within 30 days of a request. The mediator shall be agreed to by the mediating parties; in the absence of an agreement, the parties shall each submit one name from mediators listed by either the American Arbitration Association, the State Mediation and Conciliation Service, or other agreed-upon service. The mediator shall be selected by a blind draw.

The cost of mediation shall be borne equally by the parties. Neither party shall be deemed the prevailing party. No party shall be permitted to file a legal action without first meeting in mediation and making a good faith attempt to reach a mediated settlement. The mediation process, once commenced by a meeting with the mediator, shall last until agreement is reached by the parties but not more than 60 days, unless the maximum time is extended by the parties. 477 of 1101
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SECTION 19 - LITIGATION
CONTRACTOR shall testify at CITY's request if litigation is brought against CITY in connection with CONTRACTOR's services under this Agreement. Unless the action is brought by CONTRACTOR, or is based upon CONTRACTOR's wrongdoing, CITY shall compensate CONTRACTOR for preparation for testimony, testimony, and travel at CONTRACTOR's standard hourly rates at the time of actual testimony.

SECTION 20 - NOTICES
All notices hereunder shall be given in writing and mailed, postage prepaid, addressed as follows:

To CITY: Matt Fabry
City of San Mateo
330 W. 20th Avenue
San Mateo, CA 94403
To CONTRACTOR: Alsco Uniforms
Attn: Kimberly Stridbeck
1575 Indiana Street
San Francisco, CA 94107
SECTION 21 - AGREEMENT CONTAINS ALL
UNDERSTANDINGS; AMENDMENT
This document represents the entire and integrated agreement between CITY and CONTRACTOR and supersedes all prior negotiations, representations, and agreements, either written or oral.

This document may be amended only by written instrument, signed by both CITY and CONTRACTOR.

SECTION 22 - GOVERNING LAW AND VENUE
This Agreement shall be governed by the laws of the State of California and, in the event of litigation, venue will be in the County of San Mateo.
[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, CITY OF SAN MATEO and ALSCO UNIFORMS have executed this Agreement the day and year first above written.

CITY OF SAN MATEO CONTRACTOR
Matt Fabry
Public Works Director
Date Oscar Curiel
Its Authorized Agent
General Manager
If a Corporation, can be either
1) President or 2) Vice
President plus an additional
corporate officer (i.e.,
Secretary, Treasurer) who shall
sign below.

Date

APPROVED AS TO FORM ADDITIONAL CORPORATE

OFFICER
(if necessary per the above)
Linh P. Nguyen
Assistant City Attorney
Date
Attachments:

Exhibit A: Scope of Services
Exhibit B: Payment Rates
Exhibit C: Insurance Requirements
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EXHIBIT A

SCOPE OF SERVICES
A. General

1. Provide necessary items including, as required herein, but not limited to furnishing shirts, pants, coveralls, lab coats, emblems, red shop towels, floor mats; measuring, fitting, hemming, taking in and letting out, adjusting, stitching, sewing, and repairing uniforms; laundering, stain-removing, pressing, inventorying, delivering, picking up, and replacing uniforms and other associated facility items.

2. Provide on-time services to each specified City location.

3. Uniform Quantities:
a) Wastewater Treatment Plant Lab Analysts (4 sets): up to 11 pants/11 lab coats each; total of 44 uniform sets. (80/20 blend construction) b) Wastewater Treatment Plant Lab Supervisor (1 set): up to 5 lab coats; total of 5 uniforms. (80/20 blend construction)
c) Wastewater Treatment Plant Operations/Maintenance (36 sets): up to 11 pants and 11 shirts each; total of 396 uniform sets. (80/20 blend construction) d) Corp Yard Operations/Maintenance (44 sets): up to 11 pants and 11 shirts each; total of 484 uniforms sets. (80/20 blend construction)
e) Parks and Golf Landscape Maintenance (25 sets): up to 11 pants and 11 shirts each; total of 275 uniform sets.

4. Floor Mat Quantities:
a) (18) 3’x5’
b) (6) 4’x6’
c) (2) 2’x6’
d) (1) 3’x10’

5. Shop Towel Quantities: Provide 13 bags (of 50 each; total of 650) 18x18 shop towels.

6. Provide a locker bank with 23 slots in the Wastewater Treatment Plant Maintenance Building for clean uniform delivery of Operations and Maintenance personnel.

7. Provide sample City emblems and name emblems within 7 calendar days after award for City review.

8. Take accurate fitting measurements within 7 calendar days after award and within 7 calendar days after receipt of notification for any new measurements.

9. Furnish new pants, shirts, coveralls, and lab coats for starting inventory, within 30 calendar days after fitting measurements have been taken.

10. Make necessary alterations of uniforms within 7 calendar days after furnishing the uniforms.

11. Furnish the shop towels and floor mats within 30 calendar days after award.

12. Provide cleaned uniforms, mats and cleaned shop towels weekly, Tuesdays preferred.

13. Replace all irreparably damaged, permanently stained, worn out uniforms, lab coats, shop towels, and floor mats with all new ones within 7 calendar days of pick-up.

B. Proper Fit
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1. Measure each City employee individually to assure that the to-be-provided uniforms fit properly.

2. Check with each City employee individually to assure that the uniforms provided fit properly; make all necessary alterations to the uniforms.

3. Make, after the initial acceptance of the uniforms fitting properly, necessary alterations or supply new uniforms for employees whose uniforms no longer fit properly; note that additional charges may apply for alterations and for prorated uniform costs.

C. Garment Quality

1. Uniform material will be of a treated soil-release fabric that repels dirt and stains before they are set permanently.

2. The City prefers the Uniform Service Company selected to produce its own line of uniforms, to better guarantee the quality and control of the supplied items.

3. Uniform types and fabrics to be provided include, but are not limited to: 100% cotton; cotton/poly blend; fire retardant; coveralls; cargo pants; women’s pants/shirts; and lab coats.

4. Shirts are to be fully cut, and pants must meet the durability requirements of work pants with the comfort and detail of casual retail pants.

5. Uniforms should be made of brushed fabric to improve the soft feel and drape of the garment and provide some flex in the garments that move with the employee.

6. Uniform service company must carry women’s clothing and must have more than 1 option for women’s pants. Sizing men’s pants for female employees is not acceptable.

7. All garments provided must be of industrial quality and designed for the industrial garment rental industry.

8. All garments provided must be carried in inventory by the Uniform Service Provider.

Outside purchasing non-stock items to meet the specifications of this scope of work is not permitted.

D. Startup Inventory

1. Furnish startup inventory consists of new uniforms as follows:
a) Provide requested number of uniform articles per employee. b) Provide a one-week amount of shop towels plus a one-week startup quantity. c) Provide (18) 3x5, (1) 3x10, (6) 4x6, and (2) 2x6 floor mats.

2. New employees must be furnished with startup inventory of new uniforms within 7 days of request.

3. Additional charges will not apply for proper fit but may apply for prorated uniform costs.

E. Garment Control Identification

1. Provide garment control identification for each uniform item.

2. Provide individual tracking for each uniform item.
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3. Provide an inventory control system that includes a four-count check system.

4. Provide, to each Representative each delivery, a uniform log with each garment control identification, employee name, division, location, date uniform was placed into service, and service record of pick-up, delivery, and repairs.

5. Ensure that the garment control identification permits uniforms to be grouped together by each employee and are deliverable to the correct location.

F. Pick-Up

1. Pick up all to-be-laundered uniforms once a week from:
• Wastewater Treatment Plant (2050 Detroit Dr)
o Maintenance Building Locker Room
o Men’s and Women’s Locker Rooms (Lab Staff)
o Old Admin Building
o New Admin Building
• Corp Yard Streets & Sewer (1949 Pacific Blvd)
• Golf Course (1201 E Poplar Ave)
• Parks and Recreation (2001 Pacific Blvd)

2. Pick up all to-be-laundered shop towels once a week from:
• Golf Course (1201 E Poplar Ave)
• Parks and Recreation (2001 Pacific Blvd)

3. Pick up all to-be-laundered floor mats once a week from:
• Wastewater Treatment Plant (2050 Detroit Dr)
o Maintenance Building Locker Room
o Men’s and Women’s Locker Rooms (Lab Staff)
o Old Admin Building
o New Admin Building
• Corp Yard Streets & Sewer (1949 Pacific Blvd)
• Golf Course (1201 E Poplar Ave)
• Parks and Recreation (2001 Pacific Blvd)

4. Submit a numbered pick-up list of items picked up to the City Representative at each site.

5. Review the pick-up list with the City Representative; revise as necessary.

6. Obtain the signature of the City Representative on the finalized pick-up list which concurs with the exact number of items being picked up.

7. Provide a copy of the pick-up list to the City Representative at each location and retain a copy for the Uniform Service Provider’s records.

8. Pick-up sites are listed in the table below:

Address City Facility
1201 E. Poplar Ave. San Mateo, CA 94401 Golf Course
2050 Detroit Dr. San Mateo, CA 94404 Wastewater Treatment Plant (4 locations)
2001 Pacific Blvd. San Mateo, CA 94403 Parks and Recreation 1949 Pacific Blvd. San Mateo, CA 94403 Corp Yard Streets/Sewer 484 of 1101
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G. Cleaning

1. Clean all picked up uniforms, shop towels, and floor mats.

2. Ensure that all spots and stains are removed.

3. Use, whenever possible, “Green” cleaning agents and never use cleaning agents that are potentially hazardous or harmful to health, property, environment, or finishes of any items being serviced.

4. Laundering process must use multiple rinse processes to ensure the removal of all detergent.

5. Uniforms must be finished with Live Steam at 280 degrees Fahrenheit to remove wrinkles and destroy bacteria.

F. Repairing

1. Make repairs to all uniforms as required.

2. Such repairs are for sewing and stitching of uniform seams or patches and replacement of buttons.

3. Uniform Service Provider must have an automated repair/upgrade identification system at the laundering plant.

H. Pressing

1. Uniforms must be finished with Live Steam at 280 degrees Fahrenheit to remove wrinkles and destroy bacteria.

2. If further wrinkle removal is necessary, utilize pressing or form finishing (after live steam) as appropriate for uniform material.

3. Ensure that all delivered uniforms are wrinkle-free; City may reject or not pay for any uniforms delivered with wrinkles.

I. Replacing

1. Replace uniforms that are worn out, dingy in color from cleanings, damaged beyond repair, permanently visibly stained or do not meet the City of San Mateo standards.

2. Such replacement uniforms for those that are worn out or dingy in color from cleanings will be at Uniform Service Provider’s sole expense.

3. Such uniforms for those that are damaged beyond repair, or permanently visibly stained will be at the prorated uniform cost.

I. Delivering

1. Provide hangers, and if necessary, plastic bags for all uniforms to be delivered to ensure that the uniforms are dry, clean, wrinkle-free, and ready to wear.

2. Deliver the exact number of cleaned, pressed, and repaired uniforms, new uniforms, cleaned towels and cleaned floor mats, as were picked up the week prior. 485 of 1101
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3. Ensure that the delivered uniforms are grouped together by each employee and delivered to the correct location according to the garment control identification.

4. Review the delivery list (which should match the pick-up list for the prior week), with the City Representative; revise as necessary.

5. Obtain the signature of the City Representative on the finalized delivery list concurring the exact number of items being delivered.

6. Provide a copy of the delivery list to the City Representative and retain a copy for Uniform Service Provider’s records.

7. Note that only the exact number of uniforms, towels, and floor mats that were actually laundered, cleaned, repaired, replaced, furnished as new, wrinkle-free, and grouped and delivered to the correct location are billable. No Exceptions.

J. Rejecting
Note: A City Representative may reject if, in the sole opinion of the City Representative, any items that do not meet the requirements herein.

1. Reload rejected items immediately on the same delivery vehicle as they were originally being delivered if such rejection was noted by City Representative at the time of delivery.

2. Pick up rejected items within 5 business days if such rejection was discovered by City after delivery was made.

3. Restore to acceptable state or replace, as necessary, rejected items within 5 business days after the rejection was made, at Uniform Service Provider’s sole expense.

K. Terminating
Note: A City Representative will provide garment control identifications for uniform service that is to be terminated (normally, for employees who are no longer with the division or unit).

1. Cease, immediately, pick-up and delivery service for terminated uniform service.

2. The Uniform Service Provider’s representatives will have an onsite mobile device to make sure that any terminated employees are removed so that the following week they will no longer show up on the invoice.

3. Any uniform service terminated are subject to prorated costs. 486 of 1101
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EXHIBIT B

PAYMENT RATES
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EXHIBIT C

INSURANCE REQUIREMENTS

MINIMUM SCOPE OF INSURANCE
Coverage shall be at least as broad as:

1. Commercial General Liability (CGL): Insurance Services Office (ISO) Form CG 00 01 12 07 covering CGL on an “occurrence” basis, including products-completed operations, personal & advertising injury, with limits no less than $2,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit.

2. Automobile Liability: ISO Form Number CA 00 01 covering any auto (Code 1), or if Contractor has no owned autos, hired, (Code 8) and non-owned autos (Code 9), with limit no less than $1,000,000 per accident for bodily injury and property damage.

3. Workers’ Compensation: as required by the State of California, with Statutory Limits, and Employer’s Liability Insurance with limit of no less than $1,000,000 per accident for bodily injury or disease.

If the contractor maintains higher limits than the minimums shown above, the City requires and shall be entitled to coverage for the higher limits maintained by the contractor.

Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:

Additional Insured Status
The City, its elected and appointed officials, employees, volunteers, and agents are to be covered as insureds on the auto policy for liability arising out of automobiles owned, leased, hired or borrowed by or on behalf of the Contractor; and on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the Contractor including materials, parts or equipment furnished in connection with such work or operations. General liability coverage can be provided in the form of an endorsement to the Contractor’s insurance (at least as broad as ISO Form CG 20 10, 11 85 or both CG 20 10 and CG 20 37 forms if later revisions used).

Primary Coverage
For any claims related to this contract, the Contractor’s insurance coverage shall be primary insurance as respects the City, its elected and appointed officials, employees, volunteers, and agents. Any insurance or self-insurance maintained by the City, its elected and appointed officials, employees, volunteers, or agents shall be excess of the Contractor’s insurance and shall not contribute with it.

Notice of Cancellation
Each insurance policy required above shall provide that coverage shall not be canceled, except after thirty (30) days’ prior written notice (10 days for non-payment) has been given to the City.

Waiver of Subrogation
Contractor hereby grants to City a waiver of any right to subrogation which any insurer of said Contractor may acquire against the City by virtue of the payment of any loss under such insurance. Contractor agrees to obtain any endorsement that may be necessary to effect this waiver of subrogation, but this provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer.

Deductibles and Self-Insured Retentions
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Any deductibles or self-insured retentions must be declared to and approved by the City. The City may require the Contractor to purchase coverage with a lower deductible or retention or provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention.

Acceptability of Insurers
Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A:VII, unless otherwise acceptable to the City.

Verification of Coverage
Contractor shall furnish the City with original certificates and amendatory endorsements or copies of the applicable policy language effecting coverage required by this clause. All certificates and endorsements are to be received and approved by the City before work commences. However, failure to obtain the required documents prior to the work beginning shall not waive the Contractor’s obligation to provide them. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements required by these specifications, at any time. 490 of 1101

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 24 Section Name: NEW BUSINESS Account Number: 10-1311 File ID: 26-11291 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: City Manager's Office
MEETING DATE: June 15, 2026
SUBJECT:

Tracking Survey Results for the Potential Sales Tax Measure for November 2026 — Informational RECOMMENDATION:

Receive a presentation from the City’s consultant, True North Research, concerning the potential sales tax measure tracking survey results.

BACKGROUND:

At the April 20, 2026, budget study session, staff provided a preview of the fiscal year 2026-27 budget which estimated a $16 million deficit for the General Fund, the City’s primary operating fund providing essential services such as public safety, transportation, library and parks and recreation services. At that same meeting, City staff provided an update to the General Fund 10-year forecast and presented four different scenarios highlighting various threats to the City’s top revenue sources. Even with the most optimistic scenario, in which the City receives 100% of property tax in-lieu of Vehicle License (VLF) and the Real Property Transfer Tax remains in place, the General Fund is expected to have deficits for the next several years. The structural deficits, a result of costs rising faster than revenues, are estimated to be between $5-7 million per year assuming some personnel savings and fewer General Fund contributions to capital.

At the June 1, 2026, City Council meeting, staff provided the proposed budget for FY 26-27, which included projected expenditures exceeding projected revenues by $17 million. Due to this estimated budget deficit and the anticipated budget deficits that have been projected over the next several years, the City has been implementing a Financial Sustainability Plan. As part of this plan, staff continues to review opportunities to reduce General Fund expenditures, improve cost recovery and cost allocation, pursue grant opportunities, strategize Citywide economic development, and enhance revenues. One of the revenue enhancement options proposed is to place a tax measure on the November 2026 ballot to bring in additional funding to bridge the current structural deficit and allow the City to maintain current city services within the General Fund budget.

City staff started reviewing potential ballot measure options with the Revenue Measure Ad Hoc Committee in August 6, 2025. Then staff reviewed the potential ballot measure options with the full Council on August 16, 2025. Council expressed a desire to better understand San Mateo voter sentiments regarding a 1/4 cent transactions and use (“sales”) tax and a General Obligation Bond, and polling was conducted through a statistically reliable survey in November 2025.

At the January 7, 2026, City Council Ad Hoc Committee meeting, and the January 12, 2026 City Council meeting, City staff and True North Research presented the results of the Baseline Revenue Measure Survey. The Ad Hoc Committee on January 7, (Deputy Mayor Fernandez and Councilmember Cwirko-Godycki) and then the full Council on January 12, recommended to continue educating and informing the community about the potential 1/4 cent sales tax measure. The Ad Hoc Committee stated that since the City still has 1/4 cent of capacity left before reaching its sales tax limit, it’s important 491 of 1101

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to act now and keep the 1/4 cent of sales tax within the City. If another entity places a sales tax measure on the ballot before the City reaches the limit, the City may no longer have the option to add sales tax for local funding. The Council also recommended that the City pause education and outreach for the general obligation bond based on the Final Ballot Test results, and the need for two-thirds approval.

After Council direction was received in January, staff has spent the past six months educating and informing the community. This outreach includes meeting with many community stakeholder organizations including nonprofits, neighborhood associations, the business community, and hosting five district educational sessions. Staff is also providing educational information to the community in the form of mailers and a City dedicated informational website.

Transactions and Use Tax (sales tax) Information
The City can add a transactions and use tax, also known as a district or local add-on sales tax, on top of the regular sales tax. A sales tax applies to merchandise that is delivered within a jurisdiction and does not apply to grocery items or prescription medicines. San Mateo voters approved Measure S, a sales tax, in November 2015, which extended Measure L, a 1/4 cent sales tax. Since the passage of Measure RR in November 2020 to support Caltrain operations, the sales tax rate in the City of San Mateo has been 9.625%. The State of California imposes a limit of two percent above the statewide base sales tax rate (7.25%). Since 0.625% of the City’s current sales tax is exempt from this limit, the City still has 1/4 cent of capacity left before reaching the limit. In order to pass, this measure would require a simple majority (50% plus 1) voter approval, and the proceeds can be used to fund general municipal services, such as:
• keeping streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained • fixing potholes
• providing quick responses to 911 emergencies
• paving and maintaining local streets and roads
• providing fire protection and paramedic services.

Survey Methodology and Objectives
Between May 11 and May 15, 2026, True North Research administered the survey to a stratified and clustered random sample of 689 registered voters in the City of San Mateo who are likely to participate in the November 2026 election. The survey followed a mixed-method design that employed multiple recruiting methods (email, text, and telephone) and multiple data collection methods (telephone and online), with an average interview lasting 16 minutes. The survey provides statistically reliable results, with a margin of error due to sampling of +/- 3.7% at the 95% confidence level.

Key Findings
Voters have a high regard for the quality of life in the City of San Mateo (85% rate it as excellent or good) and are generally satisfied with the City’s provision of services (80% very or somewhat satisfied). These sentiments translate into solid natural support (58%) for establishing a 1/4 cent sales tax to provide funding for city services in San Mateo, such as keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained; fixing potholes; providing fire protection, paramedic, crime prevention, and 911 emergency response; and improvements to traffic safety/traffic management. The natural level of support for the measure was 8% above the simple majority (50%+1) required for passage of a general tax. Moreover, despite the recent war in Iran and spiking fuel prices, natural support for the proposed sales tax was 5% higher in this Tracking Survey than in the Baseline Survey conducted in November 2025.

The results of the Tracking Survey indicate that a general sales tax measure continues to be feasible for the November 2026 ballot provided that it focuses on the projects and services that voters identify as their priorities and is accompanied by effective community/opinion leader engagement, education, and communication.

Although the San Mateo City Council would have the discretion to decide how to spend the revenues, the Tracking Survey results indicate that voters continue to be primarily interested in using the proceeds to fund public works and public safety, including keeping streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained (88% strongly or somewhat favor), providing quick responses to 911 emergencies (84%), providing fire protection and paramedic services (83%), and fixing potholes (83%). That said, it is worth noting that every potential use of sales tax proceeds tested 492 of 1101

CITY OF SAN MATEO
was favored by at least two-thirds of voters surveyed.

In addition to the quarter cent sales tax measure, Council has directed staff to explore a Charter Amendment that would update and streamline the Charter to:
• reflect the transition to district elections that has already occurred • allow additional time to fill City Council vacancies
• allow the day and start time of Council meetings to be specified by resolution • permit flexibility in the process of selecting a newspaper for official notices • and remove outdated language
51% support this Charter Amendment, 20% do not support it, and 28% were unsure or did not share their position. Staff will consider the ballot language for the Charter Amendment carefully to ensure that the community understands what is being considered.

The San Mateo Sales Tax Tracking Survey Report can be seen in full in Attachment 1.

Additionally, City staff have inquired with the County on whether they plan to opt out of AB 1416 (listing of measure proponents and opponents on the ballot).

Next steps
Staff will continue to engage in an educational outreach effort to inform the community about the potential November 2026 sales tax measure through mid-July 2026. At the July 20 City Council Meeting, the Council will decide on whether to put the quarter cent sales tax measure, and the Charter amendments, on the November ballot. After July 20, staff will cease all outreach. State law requires that the City no longer spend City resources or staff time on outreach to the community once Council makes a final determination that an item will be placed on the ballot.

BUDGET IMPACT:

There are no costs associated with receiving this report. Funding for consultant services is currently budgeted within the City Manager’s professional services budget.

ENVIRONMENTAL DETERMINATION:

This item is not a project subject to CEQA, because it is an organizational or administrative activity that will not result in direct or indirect physical changes in the environment. (CEQA Guidelines Section 15378(b)(5).)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Sales Tax Tracking Survey Report

STAFF CONTACT
Zachary Reda, Senior Management Analyst
[email protected]
(650) 435-0823
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Table of Contents
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T ABLE OF C ONTENTS
Table of Contents. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i List of Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii List of Figures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iv Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Motivation for Research . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Overview of Methodology. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Organization of Report. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Acknowledgments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Disclaimer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 About True North . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Key Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Quality of Life & City Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Quality of Life. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Question 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Changes to Improve San Mateo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Question 3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Overall Performance Rating . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Question 4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Initial Ballot Test . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Question 5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Gauging AB1416 Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Support by Subgroups . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Reasons For Not Supporting Measure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Question 6 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Projects & Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Question 7 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Service Ratings by Initial Support . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Positive Arguments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Question 8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Top Positive Arguments by Initial Support . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Interim Ballot Test . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Question 9 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Support by Ballot Test Version . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Support by Subgroups . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Negative Arguments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Question 10 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Negative Arguments by Initial Support . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Final Ballot Test . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Question 11 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Support by Ballot Test Version . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Change in Support . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Charter Amendment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Question 12 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Fiscal Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Question 13 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Background & Demographics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Methodology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Questionnaire Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Programming, Pre-Test & Translation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Sample. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Statistical Margin of Error . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Recruiting & Data Collection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 496 of 1101
Table of Contents
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Data Processing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Rounding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Questionnaire & Toplines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 497 of 1101
List of Tables
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L IST OF T ABLES
Table 1 Demographic Breakdown of Support at Initial Ballot Test. . . . . . . . . . . . . . . . . . . . 13 Table 2 Top Projects & Services by Position at Initial Ballot Test. . . . . . . . . . . . . . . . . . . . . 16 Table 3 Top Positive Arguments by Position at Initial Ballot Test . . . . . . . . . . . . . . . . . . . . 19 Table 4 Demographic Breakdown of Support at Interim Ballot Test . . . . . . . . . . . . . . . . . . 22 Table 5 Negative Arguments by Position at Initial Ballot Test. . . . . . . . . . . . . . . . . . . . . . . 24 Table 6 Demographic Breakdown of Support at Final Ballot Test . . . . . . . . . . . . . . . . . . . . 27 Table 7 Movement Between Initial & Final Ballot Test. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Table 8 Demographics of Sample . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 498 of 1101
List of Figures
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . iv

L IST OF F IGURES
Figure 1 Quality of Life . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Figure 2 Quality of Life by Years in San Mateo & Age . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Figure 3 Quality of Life by Child in Hsld, Homeowner on Voter File, Survey Language & Gender . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Figure 4 Changes to Improve City. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Figure 5 Overall Satisfaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Figure 6 Overall Satisfaction by Years in San Mateo & Age . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Figure 7 Overall Satisfaction by Quality of Life, Child in Hsld, Homeowner on Voter File, Survey Language & Gender . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Figure 8 Initial Ballot Test. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Figure 9 Initial Ballot Test by Ballot Test Version. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Figure 10 Reasons for Not Supporting Measure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Figure 11 Projects & Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Figure 12 Positive Arguments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Figure 13 Interim Ballot Test. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Figure 14 Interim Ballot Test by Ballot Test Version . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Figure 15 Negative Arguments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Figure 16 Final Ballot Test . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Figure 17 Final Ballot Test by Ballot Test Version . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Figure 18 Support for the Proposed City Charter Amendment. . . . . . . . . . . . . . . . . . . . . . . . 29 Figure 19 Support for the Proposed City Charter Amendment by Overall Satisfaction, Party & Position at Initial Ballot Test . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Figure 20 Rating Fiscal Management. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Figure 21 Rating Fiscal Management by Overall Satisfaction, Party & Position at Initial Ballot Test. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Figure 22 Maximum Margin of Error Due to Sampling @ 95% Confidence Level. . . . . . . . . . . 34 499 of 1101
Introduction
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 1

I NTRODUCTION
Incorporated in 1894, the City of San Mateo encompasses 15.9 square miles in the San Francisco Bay Area and is currently home to an estimated 104,315 residents.1 One of only two charter cities in San Mateo County, the City is governed by a five-member City Council, while the City’s daily operations are managed by a dedicated team of employees that provide a full suite of services to residents and the local business community.

As San Mateo has grown, so too have the demands placed upon its facilities, infrastructure, and services. Unfortunately, the City’s revenue streams have not kept pace with the growing demands and escalating costs, leading to shortfalls in the funding required to adequately address its various infrastructure systems—including streets and roads, sewer and stormdrains, parks, and community facilities—as well as municipal services. In total, the City has an estimated $350,000,000 in capital improvements and infrastructure needs for which it does not have a funding source, as well as projected structural deficits in the revenues needed to sustain city services at their current levels.

MOTIVATION FOR RESEARCH The primary purpose of this tracking survey was to produce an up-to-date, statistically reliable evaluation of voters' interest in supporting a sales tax measure to fund city streets, infrastructure, public safety, and other general municipal services in the current environment. Additionally, should the City decide to move forward with a measure, the survey data can guide how best to structure the measure so it is consistent with the community's priorities and expressed needs. Specifically, the study was designed to:
• Gauge current, baseline support for enacting a local sales tax to ensure adequate funding for streets, infrastructure, public safety, and general municipal services; • Identify the types of services voters are most interested in funding, should the measure pass;
• Expose voters to arguments in favor of—and against—the proposed tax measure to gauge how information affects support for the measure; and
• Estimate support for the measure once voters are presented with the types of information they will likely be exposed to during an election cycle.

It is important to recognize that voters’ opinions about tax measures are often fluid, particularly when they begin with limited information. The way voters think and feel about a measure today may shift as they are exposed to additional details in the months leading up to election day.

Accordingly, to accurately assess the feasibility of establishing a sales tax increase to fund municipal services, it was important that in addition to measuring current opinions about the measure (Question 5), the survey expose respondents to the types of information voters are likely to encounter during an election cycle, including arguments in favor of (Question 8) and opposed to (Question 10) the measure, and gauge how this type of information ultimately impacts their voting decision (Questions 9 & 11).

1. Source: State of California, Department of Finance, E-1City/County Population Estimates, January 2025. 500 of 1101
Introduction
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 2 OVERVIEW OF METHODOLOGY For a full discussion of the research methods and techniques used in this study, turn to Methodology on page 33. In brief, the survey was administered to a random sample of 689 registered voters in the City of San Mateo who are likely to participate in the November 2026 election. The survey followed a mixed-method design that employed multiple recruiting methods (email, text, and telephone) and multiple data collection methods (telephone and online). Administered in English and Spanish between May 11 and May 15, 2026, the average interview lasted 16 minutes.

ORGANIZATION OF REPORT This report is designed to meet the needs of readers who prefer a summary of the findings as well as those who are interested in the details of the results.

For those who seek an overview of the findings, the section titled Key Findings is for you. It provides a summary of the most important findings of the survey and a discussion of their implications. For the interested reader, this section is followed by a more detailed question-by-question discussion of the results from the survey by topic area (see Table of Contents), as well as a description of the methodology employed for collecting and analyzing the data. And, for the truly ambitious reader, the questionnaire used for the interviews is contained at the back of this report (see Questionnaire & Toplines on page 36) and a complete set of crosstabulations for the survey results is contained in Appendix A.

ACKNOWLEDGMENTS True North thanks the City of San Mateo for the opportunity to assist the City in this important effort. The collective expertise, local knowledge, and insight provided by city staff and representatives improved the overall quality of the research presented here.

DISCLAIMER The statements and conclusions in this report are those of the authors (Dr. Timothy McLarney and Richard Sarles) at True North Research, Inc. and not necessarily those of the City of San Mateo. Any errors and omissions are the responsibility of the authors.

ABOUT TRUE NORTH True North is a full-service survey research firm that is dedicated to providing public and private agencies with a clear understanding of the values, opinions, priorities, and concerns of their residents, voters, and customers. Through designing and implementing scientific surveys, focus groups, and one-on-one interviews as well as expert interpretation of the findings, True North helps its clients to move with confidence when making strategic decisions in a variety of areas—such as planning, policy evaluation, performance management, establishing fiscal priorities, passing revenue measures, and developing effective public information campaigns.

During their careers, True North’s Principals (Dr. McLarney and Mr. Sarles) have designed and conducted over 1,500 survey research studies for public agencies, including more than 500 revenue measure feasibility studies. Of the measures that have gone to ballot based on True North’s recommendation, 93% have been successful. In total, the research that True North has conducted has led to over $42 billion in voter-approved local revenue measures. 501 of 1101
Key Findings
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 3

K EY F INDINGS
As noted in the Introduction, this study was designed to provide the City of San Mateo with an up-to-date, statistically reliable understanding of voters’ interest in establishing a local sales tax to fund general city services. Whereas subsequent sections of this report are devoted to conveying the detailed results of the survey, in this section we attempt to ‘see the forest through the trees’ and note how the collective results of the survey answer some of the key questions that motivated the research. The following conclusions are based on True North’s interpretations of the survey results and the firm’s collective experience conducting revenue measure studies for public agencies throughout the State.

Does a local sales tax
measure appear feasible
for the November 2026
ballot?
Voters have a high regard for the quality of life in San Mateo (85% rate it as excellent or good) and are generally satisfied with the City’s provision of services (80% very or somewhat satisfied). These sentiments translate into sufficient natural support (58%) for establishing a one-quarter cent sales tax to provide funding for city services in San Mateo, such as keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained; fixing potholes; providing fire protection, paramedic, crime prevention, and 911 emergency response; and improvements to traffic safety/traffic management. Moreover, despite the recent war in Iran and spiking fuel prices, natural support for the proposed sales tax was 5% higher than in the Baseline Survey conducted in November 2025.2 The results of this tracking survey indicate that a local sales tax measure continues to be feasible for the November 2026 ballot provided that it focuses on the projects and services that voters identify as their priorities and is accompanied by robust community/opinion leader engagement, education, and communication (more on this below).

Having stated that a sales tax measure appears feasible, it is important to note that the measure’s prospects will be shaped by external factors (not within the City’s or an independent campaign’s control) and that a recommendation to place the measure on the November 2026 ballot comes with several qualifications and conditions. Indeed, although the results are promising, all revenue measures must overcome challenges prior to being successful. The proposed measure is no exception. The following paragraphs discuss some of the challenges and the next steps that True North recommends.

2. The natural level of support for the proposed sales tax measure in the baseline survey was 53%. 502 of 1101
Key Findings
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 4 Which services do voters view as priorities?
A general tax is “any tax imposed for general governmental purposes”3 and is distinguished from a special tax in that the funds raised by a general tax are not earmarked for any specific purpose(s). Thus, a general tax provides a municipality with a great deal of flexibility with respect to what is funded by the measure on a year-to-year basis.

Although the San Mateo City Council would have the discretion to decide how to spend the revenues, the tracking survey results indicate that voters continue to be primarily interested in using the proceeds to fund public works and public safety, including keeping streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and wellmaintained (88% strongly or somewhat favor), providing quick responses to 911 emergencies (84%), providing fire protection and paramedic services (83%), and fixing potholes (83%). That said, it is worth noting that every potential use of sales tax proceeds tested was favored by at least two-thirds of voters surveyed.

How might a public
information campaign
affect support for the
proposed measure?
As noted in the body of this report, individuals’ opinions about revenue measures are often not rigid, especially when the amount of information presented to the public on a measure has been limited. Thus, in addition to measuring current support for the measure, one of the goals of this study was to explore how the introduction of additional information about the measure may affect voters’ opinions about the proposal.

It is clear from the survey results that some voters’ opinions about the proposed measure are somewhat sensitive to the nature—and amount— of information that they have about the measure. Information about the specific services that could be funded by the sales tax, as well as arguments in favor of the measure, were found by many voters to be compelling reasons to support the measure. However, voters also exhibited sensitivity to opposition arguments, which effectively cooled support for the one-quarter cent sales tax measure down to 54% at the Final Ballot Test. There is also a risk that some voters could be swayed by hyper-partisan campaigning during the 2026 election cycle. Accordingly, one of the keys to building and sustaining support for the measure will be the presence of an effective, well-organized public outreach effort, as well as an independent campaign that focuses on the need for the measure as well as the many benefits that it will bring.

How might changes to
the economic or political climate alter support
for the measure?
A survey is a snapshot in time—which means the results of this study and the conclusions noted above must be viewed in light of the current economic and political climates. On the one hand, this should provide some reassurances to the reader that the proposed sales tax measure is likely feasible for 2026. Even in a national environment marred by economic uncertainty, political instability, concerns about war, tariffs, and

3. Section 1, Article XIIIC, California Constitution.
503 of 1101
Key Findings
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 5 inflation, rising cost-of-living pressures, consumer sentiment reaching record lows, and broader skepticism about government spending, 58% of voters were supportive of the proposed measure on the natural.

On the other hand, the months leading up to the November 2026 election are likely to be punctuated with significant events on the economic and political fronts, both domestically and internationally. Exactly how these events unfold and may shape voters’ opinions remains to be seen.

Should the economy and/or political climate improve, support for the measure could increase. Conversely, negative economic and/or political developments (including escalation of the war in Iran, sustained high fuel prices, local opposition, and devolving into a hyper-partisan environment), skewed voter turnout, and/or competing measures could dampen support for the measure below what was recorded in this study. 504 of 1101
Quality of Life & City Services
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 6 Q UALITY OF L IFE & C ITY S ERVICES
The opening section of the survey was designed to gauge voters’ opinions regarding the quality of life in San Mateo, their ideas for how it can be improved, as well as their assessment of the City’s performance in providing municipal services.

QUALITY OF LIFE At the outset of the interview, voters were asked to rate the quality of life in the City of San Mateo using a five-point scale of excellent, good, fair, poor, or very poor. As shown in Figure 1 below, 85% of voters shared favorable opinions of the quality of life in San Mateo, with 25% reporting it is excellent and 60% stating it is good. Approximately 12% of voters surveyed rated the quality of life in the City as fair, whereas just 3% used poor or very poor to describe the quality of life in San Mateo.

Question 2 How would you rate the overall quality of life in San Mateo? Would you say it is excellent, good, fair, poor or very poor? FIGURE 1 QUALITY OF LIFE Figures 2 and 3 show how ratings of the quality of life in San Mateo varied by length of residence, age of the respondent, presence of a child in the household, homeownership status, survey language, and gender. The most striking pattern in the figures is the consistency in assessments of the quality of life in San Mateo, with the percentage who rated it as excellent or good ranging between 81% and 94%.

FIGURE 2 QUALITY OF LIFE BY YEARS IN SAN MATEO & AGE
DK/NA

1.1 Very poor
Poor 0.8

2.0 Fair

11.5 Good

59.9 Excellent

24.7 32.7

26.1 25.7 24.6

56.6 63.9 59.9

61.8 57.7

23.5 33.6

23.0 Excellent

25.3 18.8

70.5 56.5

57.2 Good

61.8 0
10 20
30 40
50 60
70 80
90 100
Less than 5 5 to 9 10 to 14 15 or more 18 to 29 30 to 39 40 to 49 50 to 64 65 or older Years in San Mateo (Q1) Age
% Respondents
505 of 1101
Quality of Life & City Services
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 7 FIGURE 3 QUALITY OF LIFE BY CHILD IN HSLD, HOMEOWNER ON VOTER FILE, SURVEY LANGUAGE & GENDER CHANGES TO IMPROVE SAN MATEO The next question in this series asked voters to indicate the one thing that city government could change to make San Mateo a better place to live, now and in the future. Question 3 was posed in an open-ended manner, allowing residents to mention any aspect or attribute that came to mind without being prompted by, or restricted to, a particular list of options. True North later reviewed the verbatim responses and grouped them into the categories shown in Figure 4 on the next page.

Approximately 14% of respondents were unsure (9%) or stated that there were no changes they desire—everything is fine (5%). Among specific changes desired, limiting growth and preserving open space (13%), providing more affordable housing (13%), and reducing traffic congestion (10%) were the most common. Other issues cited by at least 5% of voters were improving/maintaining roads (7%), providing more shopping and dining opportunities (6%), and improving parking (6%), public transit (6%), pedestrian safety (6%), and parks and recreation facilities (5%).

25.6 1.4

28.5 58.8

91.0 55.5 66.8
Excellent 19.9

18.5 27.6 25.9 22.9
Good

65.0 58.3 62.5 58.5
0 10
20 30
40 50
60 70
80 90
100
Yes No Yes No English Spanish Male Female
Child in Hsld (Q14) Homeowner on Voter File Survey Language Gender % Respondents
506 of 1101
Quality of Life & City Services
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 8 Question 3 If the city government could change one thing to make San Mateo a better place to live now and in the future, what change would you like to see? FIGURE 4 CHANGES TO IMPROVE CITY OVERALL PERFORMANCE RATING The final question in this series asked respondents to indicate if, overall, they were satisfied or dissatisfied with the job the City of San Mateo is doing to provide city services. Because this question does not reference a specific program, facility, or service and requested that the respondent consider the City’s performance in general, the findings of this question may be regarded as an overall performance rating for the City.

As shown in Figure 5, eight-in-ten voters surveyed (80%) indicated that they were satisfied with the City of San Mateo’s efforts to provide municipal services, with 26% saying they were very satisfied. Approximately 15% reported that they were dissatisfied with the City’s overall performance, whereas 5% were unsure or unwilling to state their opinion.

13.2 12.8

9.5 8.9

6.6 6.4

6.3 6.1

5.6 5.3

4.9 4.4

4.3 4.2

3.8 3.7

2.9 2.8

2.7 2.2

2.2 2.0

1.8 1.7

1.7 1.5

1.9 5.4

4.9 0 5 10 15
Limit growth, preserve open space
Provide more affordable housing
Reduce traffic congestion
Not sure / Cannot think of anything specific
Improve, maintain roads
Provide more shopping, dining opportunities
Improve parking
Improve public transit
Improve pedestrian safety
No changes needed / Everything is fine
Improve, add parks, rec facilities
Provide more, safer bike lanes
Improve downtown area
Enforce traffic laws
Provide additional youth, family activities, events for different ages Improve planning, zoning
Reduce taxes, fees
Beautify, clean up City
Improve schools, education
Reduce cost of living
Improve walkability
Keep Hillsdale Mall
Improve public safety, police presence
Limit building heights
Fix El Camino Real
Provide more grocery store
Address rent control issues
Address homeless issues
Address empty buildings
% Respondents
507 of 1101
Quality of Life & City Services
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 9 Question 4 Generally speaking, are you satisfied or dissatisfied with the job the City of San Mateo is doing to provide city services? FIGURE 5 OVERALL SATISFACTION Figures 6 and 7 display how the percentage of
respondents satisfied with the City’s overall performance varied across key subgroups. As expected, opinions about the City’s overall performance in
providing municipal services were strongly related
to the perceived quality of life in the community
(89% among those who rated it as excellent or good
vs. 30% for those who said fair, poor, or very poor).

Among demographic subgroups, residents who
have lived in the City less than 15 years, residents
under 50 years of age, and those without a child in
the household expressed the highest levels of satisfaction with the City’s overall performance.

FIGURE 6 OVERALL SATISFACTION BY YEARS IN SAN MATEO & AGE Very satisfied

26.2 Somewhat
satisfied

54.0 Somewhat
dissatisfied

12.1 Very
dissatisfied

2.8 Not sure

4.5 Prefer not to
answer

0.4 32.2

21.4 28.8 27.7

53.9 61.2

54.1 52.2

51.7 22.7
Very
satisfied

32.6 17.7 20.8

28.4 Smwt
satisfied

56.4 64.9 48.0 64.9
0 10
20 30
40 50
60 70
80 90
100
Less than 5 5 to 9 10 to 14 15 or more 18 to 29 30 to 39 40 to 49 50 to 64 65 or older Years in San Mateo (Q1) Age
% Respondents
508 of 1101
Quality of Life & City Services
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 10 FIGURE 7 OVERALL SATISFACTION BY QUALITY OF LIFE, CHILD IN HSLD, HOMEOWNER ON VOTER FILE, SURVEY LANGUAGE & GENDER

23.9 30.0 26.9 33.2

21.0 55.5

51.8 53.2

75.7 50.2

58.3 29.5

21.1 1.2
Very
satisfied

30.0 6.6

28.5 56.8

53.7 Smwt
satisfied

59.0 0
10 20
30 40
50 60
70 80
90 100
Excellent,
good
Fair, poor,
very poor
Yes No Yes No English Spanish Male Female
Quality of Life (Q2) Child in Hsld (Q14) Homeowner on Voter File
Survey Language Gender
% Respondents
509 of 1101
Initial Ballot Test
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 11

I NITIAL B ALLOT T EST
The primary research objective of this survey was to estimate voters’ support for establishing a one-quarter cent sales tax to provide funding for city services in San Mateo, such as keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and wellmaintained; fixing potholes; providing fire protection, paramedic, crime prevention, and 911 emergency response; and improvements to traffic safety/traffic management. To this end, Question 5 was designed to take an early assessment of voters’ support for the proposed measure.

The motivation for placing Question 5 near the front of the survey is twofold. First, voter support for a measure can often depend on the amount of information they have about a measure. At this point in the survey, the respondent has not been provided information about the proposed measure beyond what is presented in the ballot language. This situation is analogous to a voter casting a ballot with limited knowledge about the measure, such as what might occur in the absence of an effective campaign. Question 5, also known as the Initial Ballot Test, is thus a good measure of voter support for the proposed measure as it is today, on the natural. Because the Initial Ballot Test provides a gauge of natural support for the measure, it also serves a second purpose as a useful baseline from which to judge the impact of various information items conveyed later in the survey on voter support for the measure.

Question 5 Later this year, voters in San Mateo may be asked to vote on a local ballot measure. Let me read you a summary of the measure. To provide funding for San Mateo city services, such as keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained; fixing potholes; providing fire protection, paramedic, crime prevention, and 911 emergency response; and improvements to traffic safety/traffic management; shall City of San Mateo's ordinance establishing a one-quarter cent sales tax be adopted, providing 7 million dollars annually for general government use until ended by voters, with independent audits and all funds locally-controlled? If the election were held today, would you vote yes or no on this measure?
FIGURE 8 INITIAL BALLOT TEST
Figure 8 presents the results of the Initial Ballot
Test among all respondents. Overall, 58% of
likely November 2026 voters surveyed indicated
that they would support the proposed one-quarter cent sales tax, whereas 33% stated that they would oppose the measure and approximately
9% were unsure or unwilling to share their vote
choice.4 For general taxes in California, the level
of support recorded at the Initial Ballot Test is
approximately eight percentage points above the
simple majority (50%+1) required for passage.

4. Support at the Initial Ballot Test in this Tracking Survey is approximately 5% higher than in the Baseline Survey conducted in November 2025.

Definitely yes

25.1 Probably yes

33.2 Probably no

14.2 Definitely no

18.6 Not sure

8.1 Prefer not to
answer

0.8 510 of 1101
Initial Ballot Test
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 12 GAUGING AB1416 IMPACTS For counties that choose not to opt-out of the practice, new legislation allows for a short list of supporters and opponents to appear right below the 75 word ballot statement. Not knowing at this point exactly which individuals or organizations may choose to support or oppose the proposal, if any, the survey employed a split-sample to gauge the potential impact of AB1416 on voter support for the proposed sales tax measure. The overall sample was divided into two representative subgroups. One group (Sample A) received the ballot statement with a short list of potential supporters (local fire fighters, police officers, and a business organization) and no opponents listed, whereas the second group (Sample B) received the ballot statement, same list of potential supporters, and potential opponents described as a regional taxpayer association.

Figure 9 shows how the two subgroups differed in their level of support for the measure at the Initial Ballot Test. Respondents who received a short list of supporters, but no opponents, were more supportive of the proposed sales tax measure (62%) than their counterparts who received a list of supporters and opponents (54%).

FIGURE 9 INITIAL BALLOT TEST BY BALLOT TEST VERSION

17.1 15.8 21.6

9.3 6.9

26.1 24.0

29.8 36.3

11.5 0
10 20
30 40
50 60
70 80
90 100
Supporters, but no opponents Supporters and opponents
Ballot Test Version
% Respondents
Prefer not to
answer
Not sure
Definitely no
Probably no
Probably yes
Definitely yes
511 of 1101
Initial Ballot Test
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 13 SUPPORT BY SUBGROUPS For the interested reader, Table 1 shows how support for the measure at the Initial Ballot Test varied by key voter traits. The blue column (Approximate % of Universe) indicates the percentage of the likely November 2026 electorate that each subgroup category comprises. Support for the proposed measure was widespread, with nearly all demographic5 subgroups exhibiting support at or above a simple majority. The only exceptions were registered Republicans and those living in single or dual Republican households.

TABLE 1 DEMOGRAPHIC BREAKDOWN OF SUPPORT AT INITIAL BALLOT TEST

5. Not including differences by quality of life (Q2), overall satisfaction (Q4), or fiscal management (Q13).

Approximate %
of Voter
Universe
% Probably or
Definitely Yes % Not sure
Overall 100 58.2 8.1
Less than 5 16 71.4 5.3
5 to 9 16 60.5 9.5
10 to 14 12 59.8 8.5
15 or more 56 53.7 8.5
Excellent, good 86 62.2 8.5
Fair, poor, very poor 14 35.5 4.0
Satisfied 84 63.5 8.5
Dissatisfied 16 27.6 6.2
Excellent, good 36 79.9 2.8
Fair 28 44.8 10.8
Poor, very poor 14 16.2 6.0
Not sure 22 66.8 15.3
18 to 29 14 72.0 8.7
30 to 39 16 66.3 8.7
40 to 49 16 58.4 8.0
50 to 64 25 50.6 6.3
65 or older 29 53.6 9.1
Democrat 56 67.6 8.4
Republican 15 38.2 9.5
Other / DTS 29 50.5 6.9
Single dem 32 64.2 7.5
Dual dem 16 72.6 10.8
Single rep 7 32.7 16.1
Dual rep 3 16.2 6.9
Other 19 51.7 7.4
Mixed 23 57.7 5.4
Yes 27 57.9 7.8
No 73 60.3 8.3
Since June 2016 36 66.3 9.5
Before June 2016 64 53.6 7.3
Yes 61 54.7 8.8
No 39 63.8 7.0
Yes 95 58.4 8.1
No 5 55.5 9.0
Yes 60 52.7 8.7
No 40 66.4 7.3
Yes 44 50.5 9.4
No 56 64.4 7.1
English 96 58.3 7.8
Spanish 4 55.9 16.2
Male 51 58.4 6.4
Female 49 60.3 10.5
Supporters, but no opponents 51 62.4 9.3
Supporters and opponents 49 53.8 6.9
Gender
Ballot Test Version
Likely Jun 2026 Voter
Likely Low Turnout
Election Voter
Survey Language
Child in Hsld (Q14)
Registration Year
Homeowner on Voter File
Likely to Vote by Mail
Household Party Type
Age
Years in San Mateo (Q1)
Fiscal Management
Rating (Q13)
Party
Quality of Life (Q2)
Overall Satisfaction (Q4)
512 of 1101
Initial Ballot Test
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 14 REASONS FOR NOT SUPPORTING MEASURE Respondents who did not support the measure or were unsure at the Initial Ballot Test were subsequently asked if there was a particular reason for their position. Question 6 was asked in an open-ended manner, allowing respondents to mention any reason that came to mind without being prompted by or restricted to a particular list of options. True North later reviewed the verbatim responses and grouped them into the categories shown in Figure 10.

Among the reasons offered for not supporting the measure, a belief that taxes are already too high (41%) and the perception that city funds have been/will be mismanaged or misspent (33%) were the most common, followed by a desire for more information about the measure (19%), concerns about the economy, inflation, and cost of living (14%), and the view that there are other ways to fund city services (12%).

Question 6 Is there a particular reason why you do not support or are unsure about the measure I just described? FIGURE 10 REASONS FOR NOT SUPPORTING MEASURE

40.8 33.0

19.2 13.5

11.8 5.7

2.5 2.5

2.1 1.9

1.6 0.7

2.0 1.0
0 5 10 15 20 25 30 35 40 45
Taxes already too high
Money is misspent, mismanaged
Need more information
Economic, inflation, cost of living concerns
Other ways to be funded
Not sure / No particular reason
Do not trust City
Other higher priorities in community
City has enough money
Money will go to admin, union pensions
Mentioned past ballot measure
City is okay as-is, no need for more money
It would hurt economy
Money should not go to police
% Respondents Who Do Not Support Measure
513 of 1101
Projects & Services
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 15

P ROJECTS & S ERVICES
The ballot language presented in Question 5 indicated that the proposed sales tax measure would be used to provide funding for San Mateo city services, such as keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained; fixing potholes; providing fire protection, paramedic, crime prevention, and 911 emergency response; and improvements to traffic safety/traffic management. The purpose of Question 7 was to provide respondents with a full range of projects and services that may be funded by the measure, and to identify which of these projects voters most favored funding with sales tax proceeds.

After reading each project or service that may be funded by the measure, respondents were asked if they would favor or oppose spending some of the money on that particular item assuming that the measure passes. Descriptions of the projects tested, as well as voters’ responses, are shown in Figure 11 below.6
Question 7 The measure we've been discussing will provide funding for a variety of services in your community. If the measure passes, would you favor or oppose using some of the money to:
_____, or do you not have an opinion?
FIGURE 11 PROJECTS & SERVICES
All projects and services tested were popular with San Mateo voters, with more than two-thirds of respondents indicating they would favor spending measure proceeds on each of the items tested. That said, the services that resonated with the largest percentage of respondents were

6. For the full text of the services tested, turn to Question 7 in Questionnaire & Toplines on page 36.

62.9 55.6

53.4 49.8

53.9 42.9

33.8 36.6

32.2 25.1

28.4 29.7

32.8 27.3

37.2 39.2

34.8 36.2
0 10 20 30 40 50 60 70 80 90 100
Keep streets, sidewalks, parks, infrastructure, community facilities safe, clean, well-maintained
Provide quick responses to 911 emergencies
Provide fire protection and paramedic services
Fix potholes
Improve traffic safety and reduce traffic congestion
Provide parks and recreation programs for all ages
Provide programs and services for seniors
Provide police and crime prevention services
Maintain adequate reserves to protect the City’s long-term financial health
Q7a Q7c Q7d Q7b Q7e Q7i Q7h Q7f Q7g
% Respondents
Strongly favor Somewhat favor
514 of 1101
Projects & Services
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 16 keeping streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and wellmaintained (88% strongly or somewhat favor), providing quick responses to 911 emergencies (84%), providing fire protection and paramedic services (83%), and fixing potholes (83%).

SERVICE RATINGS BY INITIAL SUPPORT Table 2 presents the top five services (based on the percentage of respondents who strongly favor each) by position at the Initial Ballot Test.

Not surprisingly, individuals who initially opposed the measure were generally less likely to favor spending money on a given service when compared with supporters. Nevertheless, initial supporters, opponents, and the undecided did agree on four of the top five priorities for funding.

TABLE 2 TOP PROJECTS & SERVICES BY POSITION AT INITIAL BALLOT TEST Position at
Initial Ballot
Test (Q2) Item Project/Service Summary
% Strongly
Favor
Q7a Keep streets, sidewalks, parks, infrastructure, community facilities safe, clean, wellmaintained 81 Q7e Improve traffic safety and reduce traffic congestion 69 Q7c Provide quick responses to 911 emergencies 68
Q7d Provide fire protection and paramedic services 67
Q7b Fix potholes 59
Q7c Provide quick responses to 911 emergencies 36
Q7b Fix potholes 34
Q7d Provide fire protection and paramedic services 31
Q7a Keep streets, sidewalks, parks, infrastructure, community facilities safe, clean, wellmaintained 31 Q7e Improve traffic safety and reduce traffic congestion 30 Q7a Keep streets, sidewalks, parks, infrastructure, community facilities safe, clean, wellmaintained 63 Q7c Provide quick responses to 911 emergencies 52
Q7i Provide parks and recreation programs for all ages 49 Q7b Fix potholes 49
Q7d Provide fire protection and paramedic services 49
Probably or
Definitely Yes
(n = 401)
Probably or
Definitely No
(n = 226)
Not Sure
(n = 56)
515 of 1101
Positive Arguments
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 17

P OSITIVE A RGUMENTS
If the City chooses to place a measure on an upcoming ballot, voters will be exposed to various arguments about the measure in the ensuing months. Proponents of the measure will present arguments to try to persuade voters to support a measure, just as opponents may present arguments to achieve the opposite goal. For this study to be a reliable gauge of voter support for the proposed sales tax measure, it is important that the survey simulate the type of discussion and debate that will occur prior to the vote taking place and identify how this information ultimately shapes voters’ opinions about the measure.

Question 8 What I'd like to do now is tell you what some people are saying about the measure we've been discussing. Supporters of the measure say: _____. Do you think this is a very convincing, somewhat convincing, or not at all convincing reason to SUPPORT the measure? FIGURE 12 POSITIVE ARGUMENTS
The objective of Question 8 was thus to present respondents with arguments in favor of the proposed measure and identify whether they felt the arguments were convincing reasons to support it. Arguments in opposition to the measure were also presented and are discussed later in this report (see Negative Arguments on page 23). Within each series, specific arguments were administered in random order to avoid a systematic position bias.

32.8 29.8

37.2 24.4

29.9 28.5

32.0 24.6

25.0 12.0

38.7 39.3

31.7 43.9

38.1 37.9

34.5 36.5

35.1 31.1
0 10 20 30 40 50 60 70 80 90 100
City maintains 200 mi of streets, 130 mi of storm drain pipes, 31 parks; measure provides funding we need to keep streets, infrastructure, parks in good condition
Fast response times for 911 critical for saving lives; measure will ensure enough police officers, firefighters, paramedics, police officers to respond quickly to 911 emergencies
All money raised by measure will be reinvested here in City of San Mateo; by law, it can’t be taken away by Federal
Government, State or County
By keeping city safe, clean, well-maintained, measure will help protect quality of life, keep San Mateo a special place to live Most facilities built 50+ yrs ago; have earthquake safety issues, outdated electrical, plumbing, and roof leaks that can cause water damage, mold; measure will help fix these problems Most of sales tax generated locally goes to State, County; measure ensures higher percentage of sales tax dollars stay in City, we have local control over how those funds are spent City of San Mateo has $350M in unfunded projects that need to be completed; longer we wait to fix streets, infrastructure, facilities, the more expensive it will become
In these uncertain times, we can’t rely on State or Federal government; measure provides stable, predictable funding for city services that is locally controlled
Measure includes a clear system of accountability incl
independent audits, public disclosure of how all funds are spent
Measure makes good financial sense; much of money raised by sales tax comes from people who visit or pass through San Mateo, but don’t live here
Q8b Q8d Q8e Q8c Q8a Q8h Q8f Q8j Q8g Q8i
% Respondents
Very convincing Somewhat convincing
516 of 1101
Positive Arguments
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 18 Figure 12 on the previous page presents the truncated positive arguments tested, as well as voters’ reactions to the arguments. The arguments are sorted from most convincing to least convincing based on the percentage of respondents who indicated that the argument was either a ‘very convincing’ or ‘somewhat convincing’ reason to support the measure. Using this methodology, the most compelling positive arguments were: The City maintains 200 miles of streets, 130 miles of storm drain pipes, and 31 parks. This measure provides the funding we need to keep our streets, infrastructure, and parks in good condition (72% very or somewhat convincing), Fast emergency response times for 911 calls are critical for saving lives. This measure will ensure that we have enough police officers, firefighters, paramedics, and police officers to respond quickly to 911 emergencies (69%), and All money raised by the measure will be reinvested here in the City of San Mateo. By law, it can't be taken away by the Federal Government, State or County (69%).

TOP POSITIVE ARGUMENTS BY INITIAL SUPPORT Table 3 on the next page lists the top five most convincing positive arguments (based on the percentage of respondents who cited it as very convincing) according to respondents’ vote choice at the Initial Ballot Test. The most striking pattern in the table is that the positive arguments resonated with a much higher percentage of voters who were initially inclined to support the measure when compared to voters who initially opposed the measure or were unsure. Nevertheless, one specific arguments was ranked among the top five most compelling by supporters, opponents, and the undecided: All money raised by the measure will be reinvested here in the City of San Mateo. By law, it can't be taken away by the Federal Government, State or County.
517 of 1101
Positive Arguments
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 19 TABLE 3 TOP POSITIVE ARGUMENTS BY POSITION AT INITIAL BALLOT TEST Position at
Initial Ballot
Test (Q2) Item Positive Argument Summary
% Very
Convincing
Q8e All money raised by measure will be reinvested here in City of San Mateo; by law, it can’t be taken away by Federal Government, State or County 55 Q8b City maintains 200 mi of streets, 130 mi of storm drain pipes, 31 parks; measure provides funding we need to keep streets, infrastructure, parks in good condition 51 Q8f
City of San Mateo has $350M in unfunded projects that need to be completed; longer we wait to fix streets, infrastructure, facilities, the more expensive it will become
49 Q8a
Most facilities built 50+ yrs ago; have earthquake safety issues, outdated electrical, plumbing, and roof leaks that can cause water damage, mold; measure will help fix these problems
46 Q8d
Fast response times for 911 critical for saving lives; measure will ensure enough police officers, firefighters, paramedics, police officers to respond quickly to 911 emergencies
44 Q8e All money raised by measure will be reinvested here in City of San Mateo; by law, it can’t be taken away by Federal Government, State or County 10 Q8d
Fast response times for 911 critical for saving lives; measure will ensure enough police officers, firefighters, paramedics, police officers to respond quickly to 911 emergencies
9 Q8a
Most facilities built 50+ yrs ago; have earthquake safety issues, outdated electrical, plumbing, and roof leaks that can cause water damage, mold; measure will help fix these problems
7 Q8g Measure includes a clear system of accountability incl independent audits, public disclosure of how all funds are spent 7
Q8h
Most of sales tax generated locally goes to State, County; measure ensures higher percentage of sales tax dollars stay in City, we have local control over how those funds are spent
7 Q8b City maintains 200 mi of streets, 130 mi of storm drain pipes, 31 parks; measure provides funding we need to keep streets, infrastructure, parks in good condition 23 Q8e All money raised by measure will be reinvested here in City of San Mateo; by law, it can’t be taken away by Federal Government, State or County 22 Q8g Measure includes a clear system of accountability incl independent audits, public disclosure of how all funds are spent 22
Q8h
Most of sales tax generated locally goes to State, County; measure ensures higher percentage of sales tax dollars stay in City, we have local control over how those funds are spent
19 Q8f
City of San Mateo has $350M in unfunded projects that need to be completed; longer we wait to fix streets, infrastructure, facilities, the more expensive it will become
19 Probably or
Definitely Yes
(n = 401)
Probably or
Definitely No
(n = 226)
Not Sure
(n = 56)
518 of 1101
Interim Ballot Test
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I NTERIM B ALLOT T EST
After exposing respondents to projects and services that could be funded by the measure as well as the types of positive arguments voters may encounter during an election cycle, the survey again presented respondents with the ballot language used previously to gauge how support for the proposed sales tax measure may have changed. As shown in Figure 13, overall support among likely November 2026 voters ticked up to 59%, with 28% of voters indicating that they would definitely vote yes on the measure. Approximately 30% of respondents opposed the measure at this point in the survey, and an additional 11% were unsure or unwilling to state their vote choice.7
Question 9 Sometimes people change their mind about a measure once they have more information about it. Now that you have heard a bit more about the measure, let me read you a summary of it again. To provide funding for San Mateo city services, such as keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained; fixing potholes; providing fire protection, paramedic, crime prevention, and 911 emergency response; and improvements to traffic safety/traffic management; shall City of San Mateo's ordinance establishing a one-quarter cent sales tax be adopted, providing 7 million dollars annually for general government use until ended by voters, with independent audits and all funds locallycontrolled? If the election were held today, would you vote yes or no on this measure? FIGURE 13 INTERIM BALLOT TEST
SUPPORT BY BALLOT TEST VERSION Figure 14 on the next page shows that respondents who received the short list of supporters, but no opponents, remained more supportive of the proposed sales tax measure at the Interim Ballot Test than those who received a list of both supporters and opponents (66% vs. 52%). Moreover, support increased from the Initial to Interim Ballot Test among the supporters-only group (+4%) and decreased among those who received both supporters and opponents (-2%).

7. Support at the Interim Ballot Test in this Tracking Survey is 1% higher than in the Baseline Survey.

Prefer not to
answer

1.6 Not sure

9.2 Definitely no

17.5 Probably no

12.4 Probably yes

31.9 Definitely yes

27.5 519 of 1101
Interim Ballot Test
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 21 FIGURE 14 INTERIM BALLOT TEST BY BALLOT TEST VERSION
SUPPORT BY SUBGROUPS Table 4 on the next page shows how support for the measure at this point in the survey varied by key voter subgroups, as well as the percentage change in subgroup support when compared with the Initial Ballot Test. Positive differences appear in green, whereas negative differences appear in red. Support for the proposed sales tax measure increased or decreased by modest amounts (five percentage points or less) between the Initial and Interim Ballot Tests for most subgroups, with the largest net changes in support exhibited by voters under the age of 30 (+13%), voters who are unlikely to vote by mail (+9%), and Republicans (-9%).

15.1 14.2

20.9 8.5 9.9

28.8 26.2

37.5 25.9

9.9 0
10 20
30 40
50 60
70 80
90 100
Supporters, but no opponents Supporters and opponents
Ballot Test Version
% Respondents
Prefer not to
answer
Not sure
Definitely no
Probably no
Probably yes
Definitely yes
520 of 1101
Interim Ballot Test
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 22 TABLE 4 DEMOGRAPHIC BREAKDOWN OF SUPPORT AT INTERIM BALLOT TEST Approximate %
of Voter
Universe
% Probably or
Definitely Yes
Change From
Initial Ballot
Test (Q5)
Overall 100 59.4 +1.2
Less than 5 16 71.2 -0.2
5 to 9 16 59.8 -0.7
10 to 14 12 65.7 +6.0
15 or more 56 54.8 +1.1
Excellent, good 86 63.6 +1.4
Fair, poor, very poor 14 33.9 -1.6
Satisfied 84 64.8 +1.3
Dissatisfied 16 28.7 +1.1
Excellent, good 36 80.2 +0.3
Fair 28 47.4 +2.7
Poor, very poor 14 14.3 -1.9
Not sure 22 69.7 +2.8
18 to 29 14 85.5 +13.4
30 to 39 16 66.1 -0.2
40 to 49 16 58.1 -0.4
50 to 64 25 49.6 -0.9
65 or older 29 52.3 -1.3
Democrat 56 70.8 +3.2
Republican 15 29.6 -8.6
Other / DTS 29 53.0 +2.4
Single dem 32 66.7 +2.6
Dual dem 16 79.4 +6.8
Single rep 7 25.4 -7.3
Dual rep 3 16.2 No change
Other 19 55.6 +4.0
Mixed 23 53.2 -4.5
Yes 27 58.2 +0.3
No 73 62.0 +1.8
Since June 2016 36 71.5 +5.2
Before June 2016 64 52.4 -1.2
Yes 61 58.0 +3.3
No 39 61.6 -2.2
Yes 95 59.1 +0.7
No 5 64.5 +9.0
Yes 60 53.5 +0.9
No 40 68.0 +1.6
Yes 44 51.9 +1.4
No 56 65.3 +1.0
English 96 59.3 +1.0
Spanish 4 60.7 +4.9
Male 51 61.0 +2.5
Female 49 60.5 +0.2
Supporters, but no opponents 51 66.3 +3.9
Supporters and opponents 49 52.1 -1.8
Likely Low Turnout
Election Voter
Survey Language
Gender
Ballot Test Version
Registration Year
Homeowner on Voter File
Likely to Vote by Mail
Likely Jun 2026 Voter
Age
Party
Household Party Type
Child in Hsld (Q14)
Years in San Mateo (Q1)
Quality of Life (Q2)
Overall Satisfaction (Q4)
Fiscal Management
Rating (Q13)
521 of 1101
Negative Arguments
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N EGATIVE A RGUMENTS
Whereas Question 8 presented respondents with arguments in favor of the measure, Question 10 presented respondents with arguments designed to elicit opposition to the measure. In the case of Question 10, however, respondents were asked if they felt that the argument was a very convincing, somewhat convincing, or not at all convincing reason to oppose the measure. The arguments tested, as well as voters’ opinions about the arguments, are presented in Figure 15.

Question 10 Next, let me tell you what opponents of the measure are saying. Opponents of the measure say: _____. Do you think this is a very convincing, somewhat convincing, or not at all convincing reason to OPPOSE the measure?
FIGURE 15 NEGATIVE ARGUMENTS
Among the negative arguments tested, the most compelling were: Residents and local businesses have been hit hard by inflation, high interest rates, spiking fuel prices, and cost of living increases. Many are struggling to stay afloat. Now is not the time to raise taxes (75% very or somewhat convincing), Our community is already an expensive place to live, especially for young families and those on fixed incomes. Passing this tax increase will make it even less affordable (71%), and Everyone is coming after us for tax increases - including state and county taxes, school bonds, and other taxes that will be on the ballot this year. Enough is enough. We can't afford to keep raising our taxes (66%).

NEGATIVE ARGUMENTS BY INITIAL SUPPORT Table 5 on the next page ranks the negative arguments (based on % very convincing) according to respondents’ vote choice at the Initial Ballot Test.

41.5 39.4

36.5 32.6

32.2 33.7

31.8 29.7

31.6 27.6
0 10 20 30 40 50 60 70 80 90 100
Residents, local businesses have been hit hard by
inflation, high interest rates, spiking fuel prices, cost of living increases; many are struggling to stay afloat; now is not the time to raise taxes
Community is already an expensive place to live,
especially for young families, those on fixed incomes;
passing this tax increase will make it even less affordable Everyone is coming after us for tax increases, incl state, county taxes, school bonds, other taxes that will be on the ballot this yr; enough is enough; we can’t afford to keep raising taxes
There are no guarantees on how funds will be spent,
which means City can divert money to pet projects
without any say from voters; we can’t trust City with tax dollars
This tax will last forever; there is no expiration date Q10b Q10a Q10c Q10d Q10e
% Respondents
Very convincing Somewhat convincing
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Negative Arguments
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 24 TABLE 5 NEGATIVE ARGUMENTS BY POSITION AT INITIAL BALLOT TEST Position at
Initial Ballot
Test (Q2) Item Negative Argument Summary
% Very
Convincing
Q10b
Residents, local businesses have been hit hard by inflation, high interest rates, spiking fuel prices, cost of living increases; many are struggling to stay afloat; now is not the time to raise taxes
27 Q10a Community is already an expensive place to live, especially for young families, those on fixed incomes; passing this tax increase will make it even less affordable 24 Q10d
There are no guarantees on how funds will be spent, which means City can divert money to pet projects without any say from voters; we can’t trust City with tax dollars
21 Q10e This tax will last forever; there is no expiration date 21 Q10c
Everyone is coming after us for tax increases, incl state, county taxes, school bonds, other taxes that will be on the ballot this yr; enough is enough; we can’t afford to keep raising taxes
20 Q10b
Residents, local businesses have been hit hard by inflation, high interest rates, spiking fuel prices, cost of living increases; many are struggling to stay afloat; now is not the time to raise taxes
69 Q10a Community is already an expensive place to live, especially for young families, those on fixed incomes; passing this tax increase will make it even less affordable 68 Q10c
Everyone is coming after us for tax increases, incl state, county taxes, school bonds, other taxes that will be on the ballot this yr; enough is enough; we can’t afford to keep raising taxes
67 Q10d
There are no guarantees on how funds will be spent, which means City can divert money to pet projects without any say from voters; we can’t trust City with tax dollars
54 Q10e This tax will last forever; there is no expiration date 54 Q10b
Residents, local businesses have been hit hard by inflation, high interest rates, spiking fuel prices, cost of living increases; many are struggling to stay afloat; now is not the time to raise taxes
34 Q10c
Everyone is coming after us for tax increases, incl state, county taxes, school bonds, other taxes that will be on the ballot this yr; enough is enough; we can’t afford to keep raising taxes
33 Q10a Community is already an expensive place to live, especially for young families, those on fixed incomes; passing this tax increase will make it even less affordable 31 Q10d
There are no guarantees on how funds will be spent, which means City can divert money to pet projects without any say from voters; we can’t trust City with tax dollars
27 Q10e This tax will last forever; there is no expiration date 25 Probably or
Definitely Yes
(n = 401)
Probably or
Definitely No
(n = 226)
Not Sure
(n = 56)
523 of 1101
Final Ballot Test
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 25

F INAL B ALLOT T EST
Voters’ opinions about ballot measures are often not rigid, especially when the amount of information presented to the public on a measure has been limited. An important goal of the survey was thus to gauge how voters’ opinions about the proposed measure may be affected by the information they could encounter during the course of an election cycle. After providing respondents with the wording of the proposed measure, projects and services that could be funded, and arguments in favor of and against the proposal, the survey again asked voters whether they would vote ‘yes’ or ‘no’ on the proposed sales tax measure.

Question 11 Now that you have heard a bit more about the measure, let me read you a summary of it one more time. To provide funding for San Mateo city services, such as keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained; fixing potholes; providing fire protection, paramedic, crime prevention, and 911 emergency response; and improvements to traffic safety/traffic management; shall City of San Mateo's ordinance establishing a one-quarter cent sales tax be adopted, providing 7 million dollars annually for general government use until ended by voters, with independent audits and all funds locally-controlled? If the election were held today, would you vote yes or no on this measure? FIGURE 16 FINAL BALLOT TEST
At this point in the survey, support for the measure was found among 54% of likely November 2026 voters surveyed, with 22% indicating they would definitely support the measure. Approximately 33% of respondents opposed the measure at the Final Ballot Test, and 13% were unsure or unwilling to state their vote choice.8
SUPPORT BY BALLOT TEST VERSION Figure 17 on the next page shows that respondents who received the ballot version with only supporters continued to be more supportive of the proposed sales tax measure at the Final Ballot Test (58%) than those who received the version with both supporters and opponents (51%).

8. Support at the Final Ballot Test in this Tracking Survey is approximately 2% lower than in the Baseline Survey.

Definitely yes

22.1 Probably yes

32.3 Probably no

13.3 Definitely no

19.7 Not sure

9.8 Prefer not to
answer

2.7 524 of 1101
Final Ballot Test
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 26 FIGURE 17 FINAL BALLOT TEST BY BALLOT TEST VERSION

16.7 17.0 22.6

11.2 8.4

22.0 22.2

28.3 36.2

10.1 0
10 20
30 40
50 60
70 80
90 100
Supporters, but no opponents Supporters and opponents
Ballot Test Version
% Respondents
Prefer not to
answer
Not sure
Definitely no
Probably no
Probably yes
Definitely yes
525 of 1101
Change in Support
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C HANGE IN S UPPORT
Table 6 provides a closer look at how support for the proposed measure changed over the course of the survey by calculating the difference in support between the Initial, Interim, and Final Ballot Tests within subgroups of voters. The percentage of support for the measure at the Final Ballot Test is shown in the column with the heading % Probably or Definitely Yes. The columns to the right show the difference between the Final and the Initial, and the Final and Interim Ballot Tests. Positive differences appear in green, and negative differences appear in red.

TABLE 6 DEMOGRAPHIC BREAKDOWN OF SUPPORT AT FINAL BALLOT TEST As expected, voters generally responded to the negative arguments with a reduction in their support for the sales tax measure when compared with the levels recorded at the Interim Ballot Test.

The general trend over the course of the entire survey (Initial to Final Ballot Test) was also one of declining support for most voter subgroups, averaging -4% overall. Even with this trend, howApproximate % of Voter
Universe
% Probably or
Definitely Yes
Change From
Initial Ballot
Test (Q5)
Change From
Interim Ballot
Test (Q9)
Overall 100 54.4 -3.8 -5.0
Less than 5 16 67.1 -4.3 -4.1
5 to 9 16 54.8 -5.7 -5.0
10 to 14 12 60.7 +1.0 -5.0
15 or more 56 49.7 -4.0 -5.1
Excellent, good 86 58.8 -3.4 -4.9
Fair, poor, very poor 14 28.1 -7.5 -5.9
Satisfied 84 61.1 -2.4 -3.7
Dissatisfied 16 17.8 -9.8 -10.9
Excellent, good 36 78.6 -1.3 -1.6
Fair 28 41.4 -3.4 -6.1
Poor, very poor 14 8.0 -8.2 -6.3
Not sure 22 61.1 -5.8 -8.6
18 to 29 14 78.2 +6.2 -7.2
30 to 39 16 56.5 -9.8 -9.6
40 to 49 16 55.2 -3.2 -2.8
50 to 64 25 45.5 -5.1 -4.2
65 or older 29 49.2 -4.4 -3.1
Democrat 56 67.0 -0.6 -3.8
Republican 15 25.9 -12.3 -3.8
Other / DTS 29 45.1 -5.5 -7.9
Single dem 32 62.8 -1.3 -3.9
Dual dem 16 76.9 +4.3 -2.5
Single rep 7 21.4 -11.4 -4.1
Dual rep 3 21.7 +5.6 +5.6
Other 19 47.6 -4.1 -8.1
Mixed 23 46.3 -11.4 -7.0
Yes 27 53.5 -4.4 -4.7
No 73 56.6 -3.6 -5.4
Since June 2016 36 64.8 -1.5 -6.7
Before June 2016 64 48.5 -5.1 -3.9
Yes 61 54.0 -0.7 -4.0
No 39 55.1 -8.7 -6.5
Yes 95 54.1 -4.3 -5.1
No 5 61.5 +5.9 -3.0
Yes 60 49.4 -3.3 -4.1
No 40 61.9 -4.6 -6.2
Yes 44 47.9 -2.7 -4.1
No 56 59.7 -4.7 -5.6
English 96 54.2 -4.1 -5.1
Spanish 4 59.6 +3.7 -1.1
Male 51 56.1 -2.4 -4.9
Female 49 56.5 -3.8 -3.9
Supporters, but no opponents 51 58.2 -4.2 -8.1
Supporters and opponents 49 50.5 -3.4 -1.6
Likely Low Turnout
Election Voter
Survey Language
Gender
Ballot Test Version
Registration Year
Homeowner on Voter File
Likely to Vote by Mail
Likely Jun 2026 Voter
Age
Party
Household Party Type
Child in Hsld (Q14)
Years in San Mateo (Q1)
Quality of Life (Q2)
Overall Satisfaction (Q4)
Fiscal Management
Rating (Q13)
526 of 1101
Change in Support
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 28 ever, support for the proposed sales tax measure at the Final Ballot Test (54%) remained four percentage points above the simple majority (50%+1) required for passage.

Whereas Table 6 displays changes in support for the measure over the course of the interview at the subgroup level, Table 7 displays the individual-level changes that occurred between the Initial and Final Ballot Tests for the measure. On the left side of the table is shown each of the response options to the Initial Ballot Test and the percentage of respondents in each group. The cells in the body of the table depict movement within each response group (row) based on the information provided throughout the course of the survey as recorded by the Final Ballot Test.

For example, in the first row we see that of the 25.1% of respondents who indicated that they would definitely support the measure at the Initial Ballot Test, 18.4% also indicated they would definitely support the measure at the Final Ballot Test. Approximately 4.8% moved to the probably support group, 0.2% moved to the probably oppose group, 1.0% moved to the definitely oppose group, and 0.8% stated they were now unsure of their vote choice.

To ease interpretation of the table, the cells are color coded. Red shaded cells indicate declining support, green shaded cells indicate increasing support, whereas white cells indicate no movement. Moreover, within the cells, a white font indicates a fundamental change in the vote: from yes to no, no to yes, or not sure to either yes or no.

TABLE 7 MOVEMENT BETWEEN INITIAL & FINAL BALLOT TEST
As one might expect, the information conveyed in the survey had the greatest impact on individuals who weren’t sure about how they would vote at the Initial Ballot Test as well as among those who were tentative in their opposition (probably no). Moreover, Table 7 makes clear that although the information did impact some voters, it did not do so in a consistent way for all respondents. Some respondents found the information conveyed during the course of the interview to be a reason to become more supportive of the measure, whereas a somewhat larger percentage found the same information to be a reason to be less supportive. Despite 14% of respondents making a fundamental9 shift in their opinion about the measure over the course of the interview, the net impact is that support for the measure at the Final Ballot Test (54%) was just four percentage points different than support at the Initial Ballot Test (58%).

9. This is, they changed from a position of support, opposition, or undecided at the Initial Ballot Test to a different position at the Final Ballot Test.

Definitely
support
Probably
support
Probably
oppose
Definitely
oppose Not sure
Definitely support 25.1% 18.4% 4.8% 0.2% 1.0% 0.8%
Probably support 33.2% 3.2% 24.9% 1.6% 0.3% 3.2%
Probably oppose 14.2% 0.1% 1.1% 8.7% 2.3% 2.0%
Definitely oppose 18.6% 0.0% 0.2% 1.8% 15.9% 0.7%
Not sure 8.9% 0.5% 1.4% 0.9% 0.2% 5.9%
Initial Ballot Test (Q5)
Final Ballot Test (Q11)
527 of 1101
Charter Amendment
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 29

C HARTER A MENDMENT
Following the questions regarding the proposed sales tax measure, the survey also evaluated voters’ support for a Charter Amendment that may be placed on the ballot. The measure would reflect the City’s transition to district elections, allow additional time to fill City Council vacancies, provide flexibility regarding the scheduling of City Council meetings and the selection of a newspaper for official notices, and remove outdated language from the Charter.

As shown in Figure 18 below, 51% of likely November 2026 voters surveyed indicated that they would support the proposed Charter Amendment, which is just above the simple majority threshold (50% + 1) required for passage. Twenty percent (20%) stated that they would oppose the measure, and 28% were unsure or unwilling to share their vote choice.

Question 12 In addition to the sales tax measure we've been discussing, voters will also be asked to vote on a Charter Amendment for the City. Let me read you a summary. Shall the City Charter be updated and streamlined to reflect the transition to district elections that has already occurred; allow additional time to fill City Council vacancies; allow the day and start time of Council meetings to be specified by resolution; permit flexibility in the process of selecting a newspaper for official notices; and remove outdated language? If the election were held today, would you vote yes or no on this measure?
FIGURE 18 SUPPORT FOR THE PROPOSED CITY CHARTER AMENDMENT Figure 19 on the next page shows support for the proposed Charter Amendment measure by overall satisfaction with the job the City is doing to provide services, partisanship, and position at the Initial Ballot Test. Support for the Charter Amendment was highest among voters satisfied with the City’s performance, Democrats, and those who supported the proposed sales tax measure at the Initial Ballot Test.

Prefer not to
answer

2.4 Not sure

25.7 Definitely no

8.0 Probably no

12.4 Probably yes

35.7 Definitely yes

15.7 528 of 1101
Charter Amendment
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 30 FIGURE 19 SUPPORT FOR THE PROPOSED CITY CHARTER AMENDMENT BY OVERALL SATISFACTION, PARTY & POSITION

AT INITIAL BALLOT TEST

14.5 23.3

5.1 5.1

20.7 42.3

22.6 29.8

40.0 29.6 31.0

11.0 22.4

10.2 16.1

14.8 9.2

18.1 13.1

5.9 19.8

19.4 10.1

20.4 2.0

27.4 25.6 26.7

48.9 17.6 17.2

5.8 15.2

39.0 1.9

3.8 28.4 31.3 26.5 28.2
0 10
20 30
40 50
60 70
80 90
100
Satisfied Dissatisfied Democrat Republican Other / DTS Def, prob yes Def, prob no Not sure Overall Satisfaction (Q4) Party Position at Initial Ballot Test (Q5) % Respondents
DK/NA
Definitely no
Probably no
Probably yes
Definitely
yes
529 of 1101
Fiscal Management
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 31

F ISCAL M ANAGEMENT
To understand why voters take the positions that they do with respect to a revenue measure, it is often instructive to look beyond the specifics of the measure itself. In particular, how voters perceive the job the City has done managing its finances can have a meaningful impact on their support for the proposed sales tax measure.

Question 13 In your opinion, has the City of San Mateo done an excellent, good, fair, poor or very poor job of managing its financial resources?
FIGURE 20 RATING FISCAL MANAGEMENT
When asked to assess the job the City of San Mateo
has done managing its financial resources, 23% of
respondents were either unsure (22%) or unwilling to
answer the question (1%). Thirty-five percent rated the City’s performance as excellent (4%) or good (32%),
28% indicated it is fair, and approximately 14%
described the City’s performance as poor or very poor
(see Figure 20).

For the interested reader, Figure 21 shows a strong,
positive relationship between fiscal management ratings and voters’ support for the measure at the Initial Ballot Test. Ratings of excellent and good were also
higher among residents satisfied with the City’s overall performance and Democrats.

FIGURE 21 RATING FISCAL MANAGEMENT BY OVERALL SATISFACTION, PARTY & POSITION AT INITIAL BALLOT TEST Prefer not to
answer

1.3 Not sure

21.5 Very poor

3.5 Poor

10.0 Fair

27.8 Good

31.5 Excellent

4.4 4.6 6.8 2.2 1.5

39.1 20.3 22.5

42.5 17.5

12.3 25.7

39.4 22.5

31.9 36.1

21.4 37.6

37.2 6.2

33.3 17.7

14.8 21.1

10.0 6.8

9.9 22.9

12.5 27.2

18.7 16.1

25.6 12.5

40.6 5.5 4.2 4.8

37.8 5.5

3.5 0.3

5.7 1.7

12.5 1.5
0 10
20 30
40 50
60 70
80 90
100
Satisfied Dissatisfied Democrat Republican Other / DTS Def, prob yes Def, prob no Not sure Overall Satisfaction (Q4) Party Position at Initial Ballot Test (Q5) % Respondents
DK/NA
Very poor
Poor
Fair
Good
Excellent
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Background & Demographics
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 32 B ACKGROUND & D EMOGRAPHICS TABLE 8 DEMOGRAPHICS OF SAMPLE In addition to questions directly related to the proposed sales tax measure, the study collected basic demographic information about respondents and
their households. Some of this information was gathered during the interview, although much of it was collected from the voter file. The profile of the likely November 2026 voter sample represented in this
report is shown in Table 8.

Total Respondents 689
Years in San Mateo (Q1)
Less than 5 15.5
5 to 9 16.3
10 to 14 11.7
15 or more 55.7
Prefer not to answer 0.8
Child in Hsld (Q14)
Yes 25.4
No 69.8
Prefer not to answer 4.8
Gender
Male 47.8
Female 46.6
Non-binary 1.3
Prefer not to answer 4.4
Party
Democrat 56.1
Republican 15.3
Other / DTS 28.6
Age
18 to 29 13.7
30 to 39 16.4
40 to 49 16.3
50 to 64 24.7
65 or older 28.9
Registration Year
Since June 2016 36.5
Before June 2016 63.5
Household Party Type
Single dem 32.2
Dual dem 16.1
Single rep 6.9
Dual rep 2.6
Other 19.2
Mixed 23.0
Homeowner on Voter File
Yes 61.3
No 38.7
Likely to Vote by Mail
Yes 95.0
No 5.0
Likely Jun 2026 Voter
Yes 59.6
No 40.4
Likely Low Turnout Election Voter
Yes 44.4
No 55.6
Survey Language
English 96.5
Spanish 3.5
Ballot Test Version
Supporters, but no opponents 51.4
Supporters and opponents 48.6
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Methodology
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 33

M ETHODOLOGY
The following sections outline the methodology used in the study, as well as the motivation for using certain techniques.

QUESTIONNAIRE DEVELOPMENT Dr. McLarney of True North Research worked closely with the City to develop a questionnaire that covered the topics of interest and avoided possible sources of systematic measurement error, including position-order effects, wording effects, response-category effects, scaling effects, and priming. Several questions included multiple individual items. Because asking the items in a set order can lead to a systematic position bias in responses, items were asked in random order for each respondent.

Some of the questions asked in this study were presented only to a subset of respondents. For example, only individuals who did not support the sales tax or were unsure at the Initial Ballot Test (Question 5) were asked to describe the reason for their position (Question 6). The questionnaire included with this report (see Questionnaire & Toplines on page 36) identifies the skip patterns and programming instructions used in the survey to ensure each respondent received the appropriate questions.

PROGRAMMING, PRE-TEST & TRANSLATION Prior to fielding the survey, the questionnaire was CATI (Computer Assisted Telephone Interviewing) programmed to assist interviewers when conducting telephone interviews. The CATI program automatically navigates skip patterns, randomizes the appropriate question items, and alerts the interviewer to certain types of keypunching mistakes should they occur. The survey was also programmed into a passcodeprotected online survey application to allow online participation for sampled voters. The integrity of the questionnaire was pre-tested internally by True North and by dialing into voter households in the City prior to formally beginning the survey. Once finalized, the questionnaire was professionally translated into Spanish to allow for data collection in English and Spanish.

SAMPLE The survey was administered to a stratified and clustered random sample of registered voters in the City who are likely to participate in the November 2026 general election. Consistent with the profile of this universe, the sample was stratified into clusters, each representing a combination of age, gender, and household party type. Individuals were then randomly selected based on their profile into an appropriate cluster. This method ensures that if a person of a particular profile refuses to participate, they are replaced by an individual who shares their same profile.

STATISTICAL MARGIN OF ERROR By using the probability-based sampling design noted above, True North ensured that the final sample was representative of voters in the City who are likely to participate in the November 2026 general election. The results of the survey can thus be used to estimate the opinions of all voters likely to participate in said election.

Because not all voters participated in the study, however, the results have what is known as a statistical margin of error due to sampling. The margin of error refers to the difference between what was found in the survey of 689 voters for a particular question and what would have been found if all of the estimated 45,132 likely November 2026 voters identified in the City had been surveyed for the study.
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Methodology
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 34 Figure 22 provides a graphic plot of the maximum margin of error in this study. The maximum margin of error for a dichotomous percentage result occurs when the answers are evenly split such that 50% provide one response and 50% provide the alternative response. For this survey, the maximum margin of error is ± 3.7% at the 95% confidence level.

FIGURE 22 MAXIMUM MARGIN OF ERROR DUE TO SAMPLING @ 95% CONFIDENCE LEVEL Within this report, figures and tables show how responses to certain questions varied by subgroups such as age, gender, and partisan affiliation. Figure 22 is thus useful for understanding how the maximum margin of error for a percentage estimate will grow as the number of individuals asked a question (or in a particular subgroup) shrinks. Because the margin of error grows exponentially as the sample size decreases, the reader should use caution when generalizing and interpreting the results for small subgroups.

RECRUITING & DATA COLLECTION The survey followed a mixed-method design that employed multiple recruiting methods (telephone, text, and email) and multiple data collection methods (telephone and online). Telephone interviews averaged 16 minutes in length and were conducted during weekday evenings (5:30PM to 9PM) and on weekends (10AM to 5PM). It is standard practice not to call during the day on weekdays because most working adults are unavailable and thus calling during those hours would likely bias the sample.

Voters recruited via email and text were assigned a unique passcode to ensure that only voters who received an invitation could access the online survey site, and that each voter could complete the survey only one time. During the data collection period, email reminder notices were also sent to encourage participation among those who had yet to take the survey. A total of 689 surveys were completed between May 11 and May 15, 2026. 689 Respondents
± 3.7%
0%
2%
4%
6%
8%
10%
12%
14%
0 100 200 300 400 500 600 700 800 900 1000
Sample Size (Number of Respondents)
Margin of Error
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Methodology
City of San Mateo True North Research, Inc. © 2026 . . . . . . . . . . . . . . . . 35 DATA PROCESSING Data processing consisted of checking the data for errors or inconsistencies, coding and recoding responses, weighting, and preparing frequency analyses and crosstabulations.

ROUNDING Numbers that end in 0.5 or higher are rounded up to the nearest whole number, whereas numbers that end in 0.4 or lower are rounded down to the nearest whole number.

These same rounding rules are also applied, when needed, to arrive at numbers that include a decimal place in constructing figures and tables. Occasionally, these rounding rules lead to small discrepancies in the first decimal place when comparing tables and charts for a given question. 534 of 1101
Questionnaire & Toplines
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True North Research, Inc. © 2026 Page 1
City of San Mateo
Sales Tax Tracking Survey
Final Toplines (n=689)
May 2026
Section 1: Introduction to Study
Hi, may I please speak to _____. My name is _____, and Im calling from TNR on behalf of the City of San Mateo (Muh-TAY-oh). Were conducting a confidential survey of voters about important issues in the city and Id like to get your opinions.

If needed: This is a survey about important issues in your community. Im NOT trying to sell anything and I wont ask for a donation.

If needed: The survey should take about 12 minutes to complete.

If needed: If now is not a convenient time, can you let me know a better time so I can call back?
If the person asks why you need to speak to the listed person or if they ask to participate instead, explain: For statistical purposes, at this time the survey must only be completed by this particular individual.

Section 2: Quality of Life & City Services
Id like to begin by asking you a few questions about what it is like to live in the City of San Mateo.

Q1 How long have you lived in San Mateo?
1 Less than 1 year 3%
2 1 to 4 years 13%
3 5 to 9 years 16%
4 10 to 14 years 12%
5 15 years or longer 56%
99 Prefer not to answer 1%
Q2 How would you rate the overall quality of life in San Mateo? Would you say it is excellent, good, fair, poor or very poor?
1 Excellent 25%
2 Good 60%
3 Fair 11%
4 Poor 2%
5 Very poor 1%
98 Not sure 0%
99 Prefer not to answer 1%
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Q3
If the city government could change one thing to make San Mateo a better place to live now and in the future, what change would you like to see? Verbatim responses recorded and later grouped into categories shown below.

Limit growth, preserve open space 13%
Provide more affordable housing 13%
Reduce traffic congestion 9%
Not sure / Cannot think of anything specific 9%
Improve, maintain roads 7%
Improve parking 6%
Improve public transit 6%
Provide more shopping, dining opportunities 6%
Improve pedestrian safety 6%
Improve, add parks, rec facilities 5%
Improve downtown area 5%
Provide more, safer bike lanes 5%
No changes needed / Everything is fine 5%
Beautify, clean up City 4%
Provide additional youth, family activities,
events for different ages 4%
Reduce taxes, fees 4%
Improve planning, zoning 4%
Enforce traffic laws 4%
Improve schools, education 3%
Reduce cost of living 3%
Improve walkability 3%
Improve public safety, police presence 2%
Fix El Camino Real 2%
Address homeless issues 2%
Address rent control issues 2%
Address empty buildings 2%
Provide more grocery store 2%
Keep Hillsdale Mall 2%
Limit building heights 2%
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Q4
Generally speaking, are you satisfied or dissatisfied with the job the City of San Mateo is doing to provide city services? Get answer, then ask: Would that be very (satisfied/dissatisfied) or somewhat (satisfied/dissatisfied)? 1 Very satisfied 26%
2 Somewhat satisfied 54%
3 Somewhat dissatisfied 12%
4 Very dissatisfied 3%
98 Not sure 4%
99 Prefer not to answer 0%
Section 3: Initial Ballot Test
Later this year, voters in San Mateo may be asked to vote on a local ballot measure. Let me read you a summary of the measure.

Split Sample. Sample A receives Sample A version of supporters/opponents.

Sample B receives Sample B version.

Q5
To provide funding for San Mateo city services, such as: o Keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained
o Fixing potholes o Providing fire protection, paramedic, crime prevention, and 9-1-1 emergency response
o And improvements to traffic safety/traffic management Shall City of San Mateos ordinance establishing a one-quarter cent sales tax be adopted, providing 7 million dollars annually for general government use until ended by voters, with independent audits and all funds locally-controlled? Sample A: Listed supporters of the measure are local fire fighters, police officers, and a business organization. Listed opponents: none submitted.

Sample B: Listed supporters of the measure are local fire fighters, police officers, and a business organization. Listed opponents of the measure are a regional taxpayer association.

If the election were held today, would you vote yes or no on this measure? Get answer, then ask: Would that be definitely (yes/no) or probably (yes/no)? Overall
Supporters,
but no
opponents
Supporters
and
opponents
1 Definitely yes 25% 26% 24% Skip to Q7
2 Probably yes 33% 36% 30% Skip to Q7
3 Probably no 14% 12% 17% Ask Q6
4 Definitely no 19% 16% 22% Ask Q6
98 Not sure 8% 9% 7% Ask Q6
99 Prefer not to answer 1% 1% 1% Skip to Q7
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Q6
Is there a particular reason why you do not support or are unsure about the measure I just described? Verbatim responses recorded and later grouped into categories shown below.

Taxes already too high 41%
Money is misspent, mismanaged 33%
Need more information 19%
Economic, inflation, cost of living concerns 13%
Other ways to be funded 12%
Not sure / No particular reason 6%
Do not trust City 3%
City is okay as-is, no need for more money 2%
City has enough money 2%
Other higher priorities in community 2%
Mentioned past ballot measure 2%
Money will go to admin, union pensions 2%
It would hurt economy 1%
Money should not go to police 1%
Section 4: Projects & Services
Q7
The measure weve been discussing will provide funding for a variety of services in your community.

If the measure passes, would you favor or oppose using some of the money to: _____, or do you not have an opinion? Get answer, if favor or oppose, then ask: Would that be strongly (favor/oppose) or somewhat (favor/oppose)?
Randomize
Strongly
favor
Somewhat
favor
Somewhat
oppose
Strongly
oppose
No sure
Prefer not
to answer
A
Keep streets, sidewalks, parks, infrastructure,
and community facilities safe, clean, and wellmaintained 63% 25% 3% 3% 3% 3% B Fix potholes 50% 33% 6% 4% 4% 4%
C Provide quick responses to 9-1-1 emergencies 56% 28% 4% 3% 5% 4% D Provide fire protection and paramedic
services 53% 30% 4% 3% 6% 4%
E Improve traffic safety and reduce traffic
congestion 54% 27% 5% 5% 4% 4%
F Provide police and crime prevention services 37% 35% 11% 6% 8% 3% G Maintain adequate reserves to protect the
Citys long-term financial health 32% 36% 9% 6% 13% 3%
H Provide programs and services for seniors 34% 39% 8% 7% 8% 4% I Provide parks and recreation programs for all
ages
43% 37% 5% 5% 6% 3%
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Section 5: Positive Arguments
What Id like to do now is tell you what some people are saying about the measure weve been discussing.

Q8 Supporters of the measure say: _____. Do you think this is a very convincing, somewhat convincing, or not at all convincing reason to SUPPORT the measure? Randomize
Very
convincing
Somewhat
convincing
Not at all
convincing
Don t
believe
Not sure
Prefer not to
answer
A
Most of our community facilities were built
more than 50 years ago. Due to their age,
they have earthquake safety issues, outdated
electrical and plumbing, and roof leaks that
can cause water damage and mold. This
measure will help fix these problems.
30% 38% 14% 10% 5% 3%
B
The City maintains 200 miles of streets, 130
miles of storm drain pipes, and 31 parks.

This measure provides the funding we need
to keep our streets, infrastructure, and parks
in good condition.
33% 39% 15% 8% 3% 3%
C
By keeping our city safe, clean, and wellmaintained, this measure will help protect our quality of life and keep San Mateo a special
place to live.
24% 44% 16% 10% 4% 3%
D
Fast emergency response times for 9-1-1 calls
are critical for saving lives. This measure will
ensure that we have enough police officers,
firefighters, paramedics, and police officers
to respond quickly to 9-1-1 emergencies.
30% 39% 12% 11% 5% 3%
E
All money raised by the measure will be
reinvested here in the City of San Mateo. By
law, it cant be taken away by the Federal
Government, State or County.
37% 32% 11% 12% 5% 3%
F
The City of San Mateo has 350 million dollars
in unfunded projects that need to be
completed. The longer we wait to fix our
streets, infrastructure, and facilities, the more
expensive it will become.
32% 34% 16% 10% 5% 3%
G
The measure includes a clear system of
accountability including independent audits
and public disclosure of how all funds are
spent.
25% 35% 14% 15% 7% 3%
H
Most of the sales tax generated locally goes
to the State of California and the County. This
measure ensures that a higher percentage of
our sales tax dollars stay here in the City of
San Mateo and we have local control over how
those funds are spent.
28% 38% 15% 10% 6% 2%
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I
This measure makes good financial sense.

Much of the money raised by the sales tax
comes from people who visit or pass through
San Mateo, but dont live here.
12% 31% 25% 24% 6% 2%
J
In these uncertain times, we cant rely on the
State or Federal government. This measure
provides stable and predictable funding for
city services that is locally controlled.
25% 36% 18% 12% 6% 3%
Section 6: Interim Ballot Test
Sometimes people change their mind about a measure once they have more information about it. Now that you have heard a bit more about the measure, let me read you a summary of it again.

Split Sample. Sample A receives Sample A version of supporters/opponents.

Sample B receives Sample B version.

Q9
To provide funding for San Mateo city services, such as: o Keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained
o Fixing potholes o Providing fire protection, paramedic, crime prevention, and 9-1-1 emergency response
o And improvements to traffic safety/traffic management Shall City of San Mateos ordinance establishing a one-quarter cent sales tax be adopted, providing 7 million dollars annually for general government use until ended by voters, with independent audits and all funds locally-controlled? Sample A: Listed supporters of the measure are local fire fighters, police officers, and a business organization. Listed opponents: none submitted.

Sample B: Listed supporters of the measure are local fire fighters, police officers, and a business organization. Listed opponents of the measure are a regional taxpayer association.

If the election were held today, would you vote yes or no on this measure? Get answer, then ask: Would that be definitely (yes/no) or probably (yes/no)? Overall
Supporters,
but no
opponents
Supporters
and
opponents
1 Definitely yes 28% 29% 26%
2 Probably yes 32% 37% 26%
3 Probably no 12% 10% 15%
4 Definitely no 17% 14% 21%
98 Not sure 9% 8% 10%
99 Prefer not to answer 2% 1% 2%
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Section 7: Negative Arguments
Next, let me tell you what opponents of the measure are saying.

Q10 Opponents of the measure say: _____. Do you think this is a very convincing, somewhat convincing, or not at all convincing reason to OPPOSE the measure? Randomize
Very
convincing
Somewhat
convincing
Not at all
convincing
Don t
believe
Not sure
Prefer not to
answer
A
Our community is already an expensive place
to live, especially for young families and
those on fixed incomes. Passing this tax
increase will make it even less affordable.
39% 32% 16% 5% 5% 2%
B
Residents and local businesses have been hit
hard by inflation, high interest rates, spiking
fuel prices, and cost of living increases. Many
are struggling to stay afloat. Now is not the
time to raise taxes.
42% 34% 14% 5% 3% 3%
C
Everyone is coming after us for tax increases
including state and county taxes, school
bonds, and other taxes that will be on the
ballot this year. Enough is enough. We cant
afford to keep raising our taxes.
36% 30% 19% 6% 6% 3%
D
There are no guarantees on how funds will be
spent, which means the City can divert the
money to pet projects without any say from
voters. We cant trust the City with our tax
dollars.
33% 32% 17% 10% 6% 3%
E This tax will last forever. There is no
expiration date. 32% 28% 20% 9% 8% 3%
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Section 8: Final Ballot Test
Now that you have heard a bit more about the measure, let me read you a summary of it one more time.

Split Sample. Sample A receives Sample A version of supporters/opponents.

Sample B receives Sample B version.

Q11
To provide funding for San Mateo city services, such as: o Keeping local streets, sidewalks, parks, infrastructure, and community facilities safe, clean, and well-maintained
o Fixing potholes o Providing fire protection, paramedic, crime prevention, and 9-1-1 emergency response
o And improvements to traffic safety/traffic management Shall City of San Mateos ordinance establishing a one-quarter cent sales tax be adopted, providing 7 million dollars annually for general government use until ended by voters, with independent audits and all funds locally-controlled? Sample A: Listed supporters of the measure are local fire fighters, police officers, and a business organization. Listed opponents: none submitted.

Sample B: Listed supporters of the measure are local fire fighters, police officers, and a business organization. Listed opponents of the measure are a regional taxpayer association.

If the election were held today, would you vote yes or no on this measure? Get answer, then ask: Would that be definitely (yes/no) or probably (yes/no)? Overall
Supporters,
but no
opponents
Supporters
and
opponents
1 Definitely yes 22% 22% 22%
2 Probably yes 32% 36% 28%
3 Probably no 13% 10% 17%
4 Definitely no 20% 17% 23%
98 Not sure 10% 11% 8%
99 Prefer not to answer 3% 4% 2%
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Section 9: Charter Amendment
In addition to the sales tax measure weve been discussing, voters will also be asked to vote on a Charter Amendment for the City. Let me read you a summary.

Q12
Shall the City Charter be updated and streamlined to: o reflect the transition to district elections that has already occurred o allow additional time to fill City Council vacancies o allow the day and start time of Council meetings to be specified by resolution o permit flexibility in the process of selecting a newspaper for official notices o and remove outdated language? If the election were held today, would you vote yes or no on this measure? Get answer, then ask: Would that be definitely (yes/no) or probably (yes/no)? 1 Definitely yes 16%
2 Probably yes 36%
3 Probably no 12%
4 Definitely no 8%
98 Not sure 26%
99 Prefer not to answer 2%
Section 10: Background & Demographics
Thank you so much for your participation. I have just two background questions for statistical purposes.

Q13 In your opinion, has the City of San Mateo done an excellent, good, fair, poor or very poor job of managing its financial resources?
1 Excellent 4%
2 Good 32%
3 Fair 28%
4 Poor 10%
5 Very poor 3%
98 Not sure 21%
99 Prefer not to answer 1%
Q14 Do you have children under the age of 18 living in your household? 1 Yes 25%
2 No 70%
99 Prefer not to answer 5%
Those are all of the questions that I have for you. Thanks so much for participating in this important survey.
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Post-Interview & Sample Items
S1 Gender
1 Male 48%
2 Female 47%
3 Non-binary 1%
4 Prefer not to answer 4%
S2 Party
1 Democrat 56%
2 Republican 15%
3 Other 8%
4 DTS 21%
S3 Age on Voter File
1 18 to 29 14%
2 30 to 39 16%
3 40 to 49 16%
4 50 to 64 25%
5 65 or older 29%
S4 Registration Date
1 Since Nov 2020 18%
2 Jun 2016 to before Nov 2020 18%
3 Jun 2012 to before Jun 2016 8%
4 Before June 2012 55%
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S5 Household Party Type
1 Single Dem 32%
2 Dual Dem 16%
3 Single Rep 7%
4 Dual Rep 3%
5 Single Other 15%
6 Dual Other 4%
7 Dem & Rep 4%
8 Dem & Other 11%
9 Rep & Other 6%
0 Mixed (Dem + Rep + Other) 2%
S6 Homeowner on Voter File
1 Yes 61%
2 No 39%
S7 Likely to Vote by Mail
1 Yes 95%
2 No 5%
S8 Likely November 2026 Voter
1 Yes 100%
2 No 0%
S9 Likely June 2026 Voter
1 Yes 60%
2 No 40%
S10 Likely Low Turnout Election Voter
1 Yes 44%
2 No 56%
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S11 Survey language
1 English 96%
2 Spanish 4%
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Tracking Survey Results
For Potential Sales Tax
Measure
November 2026
Zack Reda, Sr Management Analyst, CMO
Dr. Timothy McLarney, President, True North Research
Barry Barnes, Partner, TeamCivX
June 15, 2026
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Agenda
• Background
• Sales Tax Tracking Survey Results
• Community Engagement Efforts
• Next Steps
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Background
Summer 2025
Budget adopted with $12-14 million deficit
General Fund 10-year forecast points to
structural deficit
August 2025
Council directs staff to explore revenue
measure
January 2026
First polling results presented
Council directs staff to continue exploring
potential sales tax measure
January - June 2026
Staff educate and inform, True North
Research conducts second poll
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6/15/26

SALES TAX TRACKING SURVEY

CO NDUC TE D FO R THE

CI TY OF SAN MATEO

PRESEN TED BY
TI MO THY MCLA RNEY PH.D.
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5 oGauge support for local sales tax measure in the
current environment
oIdentify how to create a measure consistent with
community priorities
oGather information needed for communications &
outreach

PURPOSE OF STUDY
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6 o How did we select voters to survey?
o Stratified & Clustered Random Sample of likely November 2026 voters using age, gender, partisanship, household party type, and sub-geographies o Ensures balanced, representative sample of likely voters o How did we recruit participation?
o Personalized email, text, and telephone calls
o PINs to restrict access and ensure one complete per respondent o How were voters able to share their opinions?
o Secure, PIN-protected website that scales to the device o Telephone (land line or mobile)
o English & Spanish
o May 11 to May 15, 2026
o What was the sample size?
o 689 completed interviews
o Overall margin of error of ± 3.7% @ 95% level of confidence

METHODOLOGY OF STUDY
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7 QUALITY OF LIFE
Excellent

24.7 Good

59.9 Fair

11.5 Poor

2.0 Very poor

0.8 DK/NA

1.1 553 of 1101
8 CHANGES TO IMPROVE CITY

13.2 12.8

9.5 8.9

6.6 6.4

6.3 6.1

5.6 5.3

4.9 4.4

4.3 4.2

3.8 3.7

2.9 2.8

2.7 2.2

2.2 2.0

1.8 1.7

1.7 1.5

1.9 5.4

26.2 Somewhat
satisfied

54.0 Somewhat
dissatisfied

12.1 Very
dissatisfied

2.8 Not sure

4.5 Prefer not to
answer

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10 INITIAL BALLOT TEST
To prov ide funding for San Mateo city services, such as:
o Keeping local streets, sidewalks, parks, infrastructure, and comm unity facili ties safe, clean, and wel l-maintained
o Fi xi ng potholes
o Providing fire protection, paramedic, crime prevention, and 9 -1-1 em ergency response
o And improvements to traffic safety/traffic management Shall City of San Mateo’s ordinance establ ishi ng a one-quarter cent sales tax be adopted, prov iding 7 mil lion dollars annual ly for general government use until ended by voters, with independent audits and all funds locally - controll ed? If the electi on were held today, would you vote yes or no on this measure?
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11 INITIAL BALLOT TEST
Definitely yes

25.1 Probably yes

33.2 Probably no

14.2 Definitely no

18.6 Not sure

8.1 Prefer not to
answer

0.8 33% 58%
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12 PROJECTS & SERVICES

62.9 55.6

53.4 49.8

53.9 42.9

33.8 36.6

32.2 25.1

28.4 29.7

32.8 27.3

37.2 39.2

32.8 29.8

37.2 24.4

29.9 28.5

32.0 24.6

25.0 12.0

38.7 39.3

31.7 43.9

38.1 37.9

34.5 36.5

1.6 Not sure

9.2 Definitely no

17.5 Probably no

12.4 Probably yes

31.9 Definitely yes

27.5 30% 59%
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15 NEGATIVE ARGUMENTS

41.5 39.4

36.5 32.6

32.2 33.7

31.8 29.7

22.1 Probably yes

32.3 Probably no

13.3 Definitely no

19.7 Not sure

9.8 Prefer not to
answer

2.7 54%
33%
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17 Prefer not to
answer

2.4 Not sure

25.7 Definitely no

8.0 Probably no

12.4 Probably yes

35.7 Definitely yes

15.7 CHARTER AMENDMENT
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18 KEY CONCLUSIONS
o Does a local sales tax measure still appear to be feasible for November 202 6? Yes, but it will require robust outreach & communications.

Positive Sign s
o Voters value the quality of life in San Mateo and the services they receive from the City, but also see room for improvements
o Sufficient natural support for measure to fund city services (58%) o Popular projects and services
o Positive arguments resonate
o All ballot tests are above the simple majority (50%+1) required for passage of general tax, even after opposition arguments
Challenges & External Factors
o Receptiveness to potential opposition
o Challenging economic environment: war/fuel prices, tariffs, inflation, costof-living concerns, consumer sentiment at record low o Challenging political climate: Hyper-partisanship, competing measures, and turnout?
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Community Engagement Efforts to Date
19 • Two statistically reliable surveys Conducted via
phone, text message and web
• Two informational mailers Sent to all residents.

One additional postcard planned
• Community meetings More than a dozen
meetings completed so far with more scheduled
• Dedicated bilingual informational webpage Find
more information and upcoming meeting dates
at cityofsanmateo.org/ballotmeasure
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Voter Survey
Election Timing
Tax Rate
Political
Landscape
Non-Advocacy
Communication
Existing
Communications
Internal and External
Audiences
Seek Feedback
Refine Proposal
Community
Readiness?
Ballot Resolution
75 word question
Ballot Argument &
Signers
Official Council
Vote
(>88 days before
Election)
2026 Sales Tax Measure Planning
Council action summer
2026 for Nov 2026 election
We are Here
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Immediate Next Steps
Continue educational outreach
Distribute final informational materials (mailer and
web)
Monitor County implementation of election-related
requirements (AB 1416)
July 20: Council consideration of submitting a
measure to the voters
Any future effort would be led by Independent
Campaign Committee
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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 25 Section Name: PUBLIC HEARING Account Number: 26-3111 File ID: 26-11297 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: June 15, 2026
SUBJECT:

New Multi-Family Residential Development (PA-2025-063) — Approval RECOMMENDATION:

Adopt a Resolution to approve the Site Plan and Architectural Review (SPAR) and Site Development Planning Application (SDPA) for the construction of a new multi-family residential building with 232 units and associated improvements at 220 W. 20th Avenue, and find that the Project is Statutorily Exempt from the California Environmental Quality Act (CEQA) pursuant to Assembly Bill 130, based on the findings for approval and subject to the conditions of approval.

BACKGROUND:

On April 9, 2025, Summerhill Apartment Communities (“the applicant”) submitted a Planning Application (PA2025-063) to demolish an existing 28,500 square-foot office building and construct of a new multi-family residential apartment building containing 232 units (“the Project”). The proposed residential building would be seven stories tall, with an enclosed threestory parking garage containing 277 spaces, and would be approximately 357,588 square feet in size. Of the 232 residential rental units proposed, 31 are Below Market Rate (BMR) affordable housing units; with 23 BMR units dedicated to Very LowIncome households and 8 BMR units dedicated to Moderate Income households. The proposed unit mix includes urban onebedroom, one-bedroom, two-bedroom, and three-bedroom units. This application follows the submittal of a Preliminary Application (PA-2024-028) made under the Housing Crisis Act (Senate Bill 330), which was submitted on April 9, 2025. A Neighborhood Informational Meeting was held by the applicant on May 15, 2025.

On May 26, 2026, the Planning Commission held a public hearing to consider the Project. Following public comments and deliberation, the Planning Commission voted unanimously (5-0) to recommend that the City Council approve the Project.

The Commission included a recommendation to provide flexibility from the City’s Street Tree Master Plan on final species of street trees to be installed to reduce maintenance issues and ensure that the trees work well with the Project design. The applicant has also requested flexibility from the City’s Street Tree Master Plan to allow for different street tree species to be planted.

This Project requires approval by the City Council in accordance with SMMC Section 27.06.050(d), as the Project exceeds the height limit in the General Plan. The Project site has a General Plan Land Use Designation of Residential Medium II, which allows buildings up to six stories. The proposed Project has a height of seven stories and is utilizing a State Density Bonus waiver to exceed this General Plan standard, discussed in further detail below.

Project Site
The Project site is located at 220 W. 20th Avenue, bounded by Elkhorn Court to the east, the existing Lark Apartments to the north and the existing Corte Bella residential development to the west. In addition, there is an existing, 23-foot wide, 6,118 square-foot common area, that contains a 20-foot wide Emergency Vehicle Access (EVA) along the western property boundary that currently provides emergency access to the existing Lark residential development to the rear. The site is 1.54 568 of 1101

CITY OF SAN MATEO
acres (67,082 square feet) in size, has a General Plan land use designation of Residential Medium II and is zoned E1-1/R4 (Executive Park/Multiple Family Dwellings/High Density). Surrounding uses include multi-family residences to the North and West, Asiya Shriners offices containing child and elder care uses to the East, and a one-story office building and the Elks Lodge to the South across 20th Avenue. The site is within a half mile of the Hayward Park Caltrain Station to the east. A location map showing the Project site is included as Attachment 2.

Project Description
The Project includes a seven-story multi-family residential building with 232 residential units. Of the total 232 units, 31 units are provided as Below Market Rate (BMR) affordable units. Of the BMR units, 23 will be restricted to the Very LowIncome affordability level, and the other 8 will be restricted to the Moderate Income affordability level. The unit mix is shown in Table 1 below. The BMR units are distributed throughout each story of the building.

Table 1 – Proposed Units
Unit Type BMR Units
(Very-Low)
BMR Units
(Moderate)
Market Rate Units Total Units
Urban 1 bedroom1 2 0 11 13
1-bedroom 14 8 123 145
2-bedroom 6 0 57 63
3-bedroom 1 0 10 11
TOTAL: 23 8 201 232
The Project contains 277 off-street covered parking stalls in a three-level parking garage, with one level below grade. The main pedestrian and parking garage access to the building is located off Elkhorn Court. Eight of the spaces are dedicated for guests and are located on site, but outside the gated resident parking area within the garage, and 233 spaces will have access to Electric Vehicle charging stations. Additionally, of the total 277 parking spaces provided, 21 are proposed as mechanical horizontal slider spaces. Bicycle parking facilities include 254 long-term secured bicycle storage racks located within the parking areas and exterior bike racks along the Elkhorn Court frontage to accommodate the required 16 short-term bicycle parking spaces. The Project also provides a series of public infrastructure improvements, including a new rolled curb at the existing Emergency Vehicle Access (EVA), a new crosswalk with flashing lights at the intersection of W. 20th Avenue and Elkhorn Court, and sidewalk improvements per the City’s Pedestrian Master Plan. The Project proposes to share emergency vehicle access with, as well as provide some minor improvements to, this EVA.

Open space amenities include private patios for the residential units, as well as shared spaces for the residents that include a swimming pool and clubroom that opens to a podium courtyard on the third level. Four additional shared open spaces for residents on the sixth and seventh floors provide multiple outdoor activity areas; these include a work-from-home space and adjacent deck on the sixth floor, and a lounge, two outdoor patios, and a dog run on the seventh floor. The Project proposes a new public plaza at the street level near the corner of W. 20th Avenue and Elkhorn Court. The plaza would include public art, landscaping, and seating. Project plans showing the proposed site plan, floor plans, elevations, and architectural renderings are included as Attachment 3.

APPLICABLE CODE AND POLICY REVIEW:

General Plan and Zoning Code
The General Plan 2040 designates the site as Residential Medium II, which allows a base density of 99 dwelling units per acre or a base of 153 units for this 1.54-acre site. As noted above, the Project exceeds the otherwise allowable General Plan density through application of State Density Bonus Law (SDBL). A list of applicable General Plan policies and a discussion of the Project’s conformance to them is included in the Draft Resolution in Attachment 1.

The Project site is zoned E1-1/R4 (Executive Park/Multiple Family Dwellings/High Density), which establishes development 1 “ Urban 1-bedrooms” are designed to be a type of studio unit, with a partial wall separating the living and sleeping areas. Since the separation is not a full wall, this is not counted as a bedroom. 569 of 1101

CITY OF SAN MATEO
standards for floor area ratio (FAR), setbacks, and open space. The Project conforms to various development standards, including floor area, most setbacks, landscaping, most parking, and loading requirements. The land use designation, which governs height limits, allows up to six stories on the site, while the Project proposes a seven-story building. Any deviation from a development standard for the proposed project is noted as a requested waiver through application of SDBL (a complete list of the Project waivers is included in Attachment 1, Exhibit B). With approval of the requested waivers, the Project will conform to all applicable development standards. A project Data Table listing the applicable zoning standards and the Project’s conformance to the standards is included as Attachment 4.

Parking Standards
The Project site is located within a half mile of the San Mateo Hayward Park Caltrain Station, which is a major transit stop.

Pursuant to Government Code Section 65863.2 (AB 2097), the Project is not subject to minimum parking requirements or parking in-lieu fees. Despite the fact that no parking is required, the proposed Project does include 277 off-street parking stalls for residents and visitors.

Transportation Analysis
The Project is exempt from Vehicle Miles Travelled (VMT) analysis pursuant to AB 130, which establishes a statutory exemption for qualifying infill projects from the California Environmental Quality Act (CEQA). The Project’ s eligibility under this exemption is discussed further below. The project was reviewed by staff, consistent with the General Plan, for compliance with the City’s Local Transportation Analysis Guidelines to address potential impacts on traffic operations. Trip generation data was provided by the applicant and peer reviewed by staff. The trip generation analysis indicates that the Project would result in approximately 995 net new daily vehicle trips, with 60 trips (20 inbound and 40 outbound) during the AM peak hour and 48 trips (34 inbound and 14 outbound) during the PM peak hour. A Level of Service (LOS) analysis was conducted and demonstrates that, with the addition of the new project trips, all four of the intersections studied would operate at acceptable levels during both the AM and PM peak hours of traffic under existing and opening year conditions.

Under cumulative project conditions, the LOS analysis concludes that all intersections except for the Elkhorn Court/Project Driveway intersection would operate under an unacceptable level of service during one of the peak hours; however, the analysis further concludes that the project is not expected to create an adverse effect on either the Alameda de las Pulgas/W. 20th Avenue or the El Camino Real/W. 20th Avenue during either peak hour as the project would not increase the average delay by 4 seconds or more. The Elkhorn Court/Pioneer Court and W. 20th Avenue intersection is expected to degrade under cumulative plus project conditions during the AM peak hour, but the intersection would not meet the signal warrant analysis.

Therefore, the Project would not have an adverse effect on the intersection.

Although not specifically recommended or required in the traffic study, the applicant worked with the City and mutually agreed to install a High Visibility Crosswalk with Rectangular Rapid Flashing Beacons across W. 20th Avenue to improve pedestrian safety and provide traffic calming as a result of feedback received during their community outreach. This improvement has been added as a Project condition, included in Attachment 1, Exhibit A.

While not required by the City, the City/County Association of Governments (C/CAG) of San Mateo County requires a Transportation Demand Management (TDM) Checklist for new developments and projects involving a change of use within the County, and are required to achieve a minimum 25 percent trip reduction. The Project as proposed is expected to reduce trips by 26 percent with the required and recommended TDM measures, thus satisfying the C/CAG trip reduction requirements. The draft Conditions of Approval requiring implementation of these TDM measures are detailed in Attachment 1 Exhibit A. The complete Hexagon Transportation Impact Analysis (TIA) is included as Attachment 6.

APPLICABLE HOUSING LAWS:

State Density Bonus Law
The Project utilizes the provisions of State Density Bonus Law (SDBL) in accordance with Government Code Section 65915 and as locally adopted in SMMC Chapter 27.15 Density Bonus. To comply with Density Bonus regulations, the City must allow for increased residential density, reduced parking standards, and “concessions” and “waivers” from development standards for residential projects that provide a certain percentage of units as units as affordable to Very Low, Low, or Moderate570 of 1101

CITY OF SAN MATEO
Income households.

The applicant proposes to designate 15 percent of the 153 unit base density for Very Low-income households, which qualifies the project for an additional 50 percent density bonus. Additionally, the applicant proposes to designate five percent of the 153-unit base density for Moderate income households, which qualifies for an additional 20 percent density bonus. As such, through application of SDBL, the applicant is entitled to up to a 70 percent density bonus. This would have resulted in up to 261 allowable units; however, the applicant proposes only a 51 percent density bonus (for 232 total units, at 151 units/acre).

Concession and Waiver Requests
SDBL also allows the applicant to request up to three incentives or concessions and unlimited waivers from development standards. Generally speaking, a concession (or incentive) is a reduction or modification of a development standard that results in identifiable or actual cost reductions to provide for affordable housing costs, helping to make the Project financially feasible. (A concession also includes a reduction in site development standards or a modification of zoning code requirements that exceed minimum building standards, as specified.) A waiver is a modification of a standard that would otherwise physically preclude the construction of the Project at the allowed density. The Project application does not identify any incentive or concession requests under SDBL. However, the Project is seeking several waivers for aspects of the proposed development that do not meet various City standards. The applicant has included a summary of the Project waivers in a density bonus request letter (Attachment 5). A complete list of the Project waivers is included in Attachment 1, Exhibit B.

Other Applicable State Laws
In addition to State Density Bonus Law, there are several other State Laws that regulate housing development projects. For this Project, the applicable laws include, but are not necessarily limited to, the following:
 The Housing Crisis Act (Senate Bill 330)
 Under Senate Bill 330 (SB 330), the Project vests the ordinances, policies, and standards adopted and in effect when a preliminary application was submitted to the City. This Project submitted a Preliminary Application under SB 330 on April 9, 2025, and is therefore vested to the ordinances, policies, and standards in place as of this date.
 The Housing Accountability Act (HAA)
 The HAA limits a local agency’s ability to deny, reduce the density of, or render housing development projects infeasible if objective standards are met. As proposed, this Project meets all applicable objective standards in the General Plan, Zoning Code, and other local policy documents that were in effect at the time the preliminary application was submitted under SB330.
 Assembly Bill 130
 Assembly Bill 130 (AB 130) allows a statutory exemption from the California Environmental Quality Act (CEQA) for housing development projects on sites under 20 acres that meet specific qualifying criteria. In addition to the CEQA exemption, AB130 requires the Project to be processed on an expedited timeline. This Project meets the qualifying criteria for AB 130.

Below Market Rate (Inclusionary) Program
The City’s Below Market Rate (BMR) Program requires rental projects of 11 or more units to dedicate a minimum of 15 percent of the proposed units to at least the Moderate-Income category. The applicant proposes to designate 31 units as BMR units, 23 of which are dedicated to Very-Low Income households and eight to Moderate-Income households, which meets the City’s Inclusionary Program. These affordable units are required to be distributed throughout the development, have access to all on-site amenities, generally be of comparable size to similar market rate units, and have an exterior design and appearance compatible with similar market rate units.

PLANNING APPLICATIONS:

Site Plan and Architectural Review (SPAR)
The Project requires a Site Plan and Architectural Review (SPAR) approval for construction of a new building in accordance with SMMC Section 27.08.030. Staff have reviewed the Project for compliance with the Objective Design Standards and 571 of 1101

CITY OF SAN MATEO
worked with the applicant to revise portions of the design for greater compatibility with these standards and the surrounding neighborhood context. Detailed findings for approval of the SPAR are included in the Resolution (Attachment 1).

Site Development Permit and Tree Removal (SDPA)
The project requires a Site Development Planning Application (SDPA) approval for removal of major vegetation and grading of the site. The SMMC defines “major vegetation,” as live vegetation consisting of tree growth with a trunk diameter of six inches or greater measured at 54 inches above natural grade. The SMMC also defines a Protected Tree as any heritage tree or street tree. Heritage trees include any oak tree with a minimum diameter of 10 inches measured at 54 inches above natural grade as well as any other species with a diameter of 15 inches measured at 54 inches above natural grade.

The Project proposes the removal of a total of 27 trees, nine of which qualify as protected trees. All trees proposed for removal are located within the proposed building footprint or other site improvement areas. The equivalent landscape unit (LU) value of the removed trees will be replaced, as conditioned, through a combination of the planting of new trees and payment of an in-lieu fee in accordance with Municipal Code Section 27.71. While the Project proposes the removal of 27 trees, the applicant also proposes to plant 62new trees. The Project will pay an in-lieu fee to the City’s Tree Planting Fund to account for the remaining LU value loss, as required by code. Details regarding the SDPA findings for approval are provided in the Resolution (Attachment 1).

For the street trees, the Project proposes a species consistent with that required by the City’s Street Tree Master Plan but would be interested in using an alternative tree that requires less significant maintenance. A Planning Commissioner expressed concern that the street tree species required for 20th Avenue and Elkhorn Court could cause damage and require significant maintenance. To address this, the Commission recommended that City Council allow flexibility in street tree selection to allow for a different approved street tree species to be planted along the two street frontages. If the Council supports this recommendation, it could add a condition of approval that allows this flexibility so long as the tree species is approved by the City Arborist and Community Development Department.

Design Review – Objective Design Standards
The Project was reviewed for consistency with the City’s Multi-Family and Residential Mixed-Use Objective Design Standards (ODS). The proposed architectural style is best characterized as contemporary, expressed through a combination of cement plaster, wood grain metal siding, smooth plaster, a two-story brick base and other complementary materials that articulate building volumes and emphasize projections and step-backs. Traditional design elements are also incorporated through material selections including brick veneer accent, vinyl windows with foam trim, with smooth plaster finish. Two primary color schemes are provided throughout the building, incorporating neutral tones such as earthen taupe shaded plaster and stucco and wood grain siding, along with other darker brown based accent colors including metal trims and awnings. Overall, the building maintains a relative consistent height, unit width, and massing throughout the development.

The proposed building is classified as mid-rise structure pursuant to the City’s ODS, with roof peaks staggering between approximately 60 feet to 81 feet. While the overall proposed building is up to seven stories in height, it staggers in appearance of a five and six story building in front of W. 20th Avenue. The architectural aesthetic uses a gridded window pattern and a strong base, middle and top articulation. Architectural articulation is emphasized along the side and front façades through step-backs, projections, and façade modulation at intervals of approximately ten to fifteen feet. The building proposes recessed windows, a differentiation of its base and upper levels through use of different materials, stepbacks at upper levels, staggered roof heights through varying building stories, and ground floor pedestrian entries with direct sidewalk access. The Project, through application of SDBL, requests several waivers from some of the ODS, specifically related to minimum top stepback distance, massing breaks, residential entry heights above adjacent sidewalk, variation in roof height, and a slight excess of maximum landscaping hardscape. A complete list of the requested ODS waivers is provided in Attachment 1, Exhibit B.

NOTICE PROVIDED AND PUBLIC COMMENTS:

The applicant held a formal Neighborhood Informational Meeting on May 15, 2025, which was attended by approximately 35 participants. Subsequent to this initial community meeting, the applicant held an additional 11 outreach and engagement 572 of 1101

CITY OF SAN MATEO
events with surrounding neighbors. A summary of the applicant’s community outreach efforts is provided in Attachment 8.

In response to the various community feedback received throughout these efforts, the applicant made a series of project revisions as summarized below:
• Added a crosswalk at W. 20th and Elkhorn Court (in consultation with the City). • Added and enlarged a loading zone along Elkhorn Court. • Revised some previously proposed tandem parking spaces to mechanical parking lifts. • Added and enlarged the proposed on-site dog run.
• Made various architectural design revisions to materials and exterior treatments. • Improved the Recology pick up location and trash plan. • Offered to repaint existing red curb at neighboring Corte Bella development and assist in finding a replacement light fixture.
• Offered to repaint and install formal City signage at the neighboring Asiya Shriners building loading zone.

For the May 26 Planning Commission Meeting, five written comments were received (Attachment 9) and 14 speakers provided verbal comments at the meeting. Comments in support of the project emphasized the need for more housing; while other comments raised concerns about potential impacts from not enough parking and traffic circulation – specifically related to safety of the children and adult users of the Shriners facility during drop and pick off times on Elkhorn Court, and other longer term impacts as a result of more vehicles into and out of a narrow cul-de-sac street. Following the May 26, 2026 Planning Commission meeting, the applicant and City staff coordinated to meet with Shriners to further discuss their stated concerns.

All meeting noticing requirements for this hearing were met. The Project was noticed per Government Code Section 65091 and Section 27.08.050 of the Zoning Code, with mailed notices sent to owners and residents within 1,000 feet of the Project site, and City placards posted on the Project site 10 days prior to the public hearing. In addition to the required noticing, public hearing information for the Project was sent to the City’s Planning “Notify Me” email list.

As of the date of this publication, no public comment has been received. Any public comments received after the publication of this report will be forwarded to the City Council for review and consideration and posted to this item on the City’s Agendas & Minutes Public Meeting Portal as “Post Packet Public Comments.” BUDGET IMPACT:

As a new housing project filed under SB 330, the Project would be subject to several impact and in-lieu fees in effect at the time of the application filing date, including the ones listed below, which are assessed and collected prior to the issuance of building permits or occupancy. These estimates are exclusive of any credits that the Project may receive due to the existing building on site:
● Child Care Development Fee, assessed on commercial and office floor area, to offset the impact on the need for future childcare space needs by new development. The fee is estimated at $782.643. ● Parkland Impact Fee, to mitigate impact to parkland and open space recreational areas as a result of residential development. The fee is estimated at $1,519,970.
● Transportation Improvement Fee, to offset the cost of transportation improvements to serve new development.

The fee is estimated at $598,449.
● School Impact Fees, charged at $4.94 per sq. ft. of residential area, to offset the increased demands on school facilities caused by new development based on new residential and commercial floor area. The School Impact fees are calculated by the School District.
● Landscape Unit In-Lieu Fee, to compensate for removed street trees, on-site trees and for every 400 square feet of required landscaping area in accordance with the City’s Comprehensive Fee Schedule. The fee is estimated at $21,222.
● Wastewater Capacity Charge, for net increase of wastewater generation based on net increase of average daily flow for all uses. The fee is estimated at $1,669,652.
● Public Art Fee in the amount of 1.19% of the total building valuation (excluding land acquisition and off-site improvement cost) in-lieu of providing on-site public art, which can be paid or waived with the installation of public art.
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ENVIRONMENTAL DETERMINATION:

In accordance with the California Environmental Quality Act (CEQA), the Project meets the criteria to be statutorily exempt from further environmental review pursuant to Public Resources Code Section 21080.66. This exemption was enacted as a part of Assembly Bill 130 (AB130), effective as of June 30, 2025. The applicant has provided a memo detailing the Project’s qualification under AB130, included as Attachment 7. Staff have reviewed the eligibility criteria and determined that the Project meets the qualifying criteria under AB 130.

In accordance with Public Resources Code Section 21080.66(b)(1)(A), the City formally notified Native American tribes and invited consultation regarding the Project and its potential impacts on tribal cultural resources. One tribe responded to the City’s notice and requested consultation. The Project Conditions of Approval (Attachment 1, Exhibit A) include conditions required to satisfy requirements of AB130 to avoid impacts to tribal cultural resources. In addition, consistent with Public Resources Code 21080.66(c), the Project Conditions of Approval include a requirement for the applicant to complete a phase I environmental assessment, and to mitigate any hazards as required per the statute.

ATTACHMENTS
Att 1 – Proposed Resolution with Findings
Exhibit A - Conditions of Approval
Exhibit B – Density Bonus Waivers
Att 2 – Location and Zoning Maps
Att 3 – Project Plans
Att 4 – Project Data Table
Att 5 – Density Bonus Request Letter
Att 6 – Transportation Impact Analysis
Att 7 – CEQA AB 130 Exemption Memo
Att 8 – Applicant’s Community Outreach Summary
Att 9 – Public Comments

STAFF CONTACTS
Joanna Winter, Planning Manager
[email protected]
(650) 522-7211
Stephanie Davis, Contract Planner
[email protected]
(650) 522-7232
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1 CITY OF SAN MATEO
RESOLUTION NO. ____ (2026)

APPROVING A SITE PLAN AND ARCHITECTURAL REVIEW AND SITE DEVELOPMENT PLANNING APPLICATION FOR CONSTRUCTION OF A NEW SEVEN-STORY RESIDENTIAL BUILDING WITH 232 UNITS, ASSOCIATED

PARKING, LANDSCAPING, PUBLIC IMPROVEMENTS, AND OPEN SPACE AREAS AND DETERMINING THAT THE

PROJECT IS EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AT 220 W. 20TH AVENUE (APN 039-030-400) WHEREAS, Summerhill Apartment Communities (herein referred to as the “Applicant”) submitted a formal Planning Application No. PA-2025-063 on August 1, 2025 with the Planning Division for a Site Plan and Architectural Review and a Site Development Planning Application, for construction of a new multi-family residential development consisting of 232 rental apartment units with associated parking, landscaping and open space areas located 220 W. 20th Avenue (collectively referred to as “Project”) in the City of San Mateo (“City”); and
WHEREAS, the proposed Project is designated as Residential Medium II in the General Plan Land Use Plan, and is Zoned E1-1/R4 (Executive Park/Multiple Family Dwellings/High Density) in the Zoning Ordinance; and WHEREAS, the proposed Project is applying State Density Bonus Law (SDBL) pursuant to Government Code Section 65915 and as locally adopted in SMMC Chapter 27.15 Density Bonus, to allow for a density bonus and unlimited waivers of development standards that would otherwise have the effect of physically precluding the construction of the housing development; and
WHEREAS, in fulfillment of the Below Market-Rate (“BMR”) requirement pursuant to SMMC Section

27.16.050, the Project is providing 31 rental BMR affordable units; 23 units dedicated to very-low income households, of which two are studio apartments, 14 are one-bedroom apartments, six are two-bedroom apartments and one is a three-bedroom apartment and eight units dedicated to moderate-income households, of which all are one-bedroom apartments; and
WHEREAS, the San Mateo Municipal Code (“SMMC”) Section 27.06.050 authorizes the City Council to take final action on Site Plan and Architectural Review for buildings that exceed the height limit in General Plan 2040; and
WHEREAS, the City finds the Project consistent with the applicable policies of General Plan 2040 and other applicable policies; and
WHEREAS, the City finds that the Project is exempt from CEQA under Public Resource Code 21080.66, based on the findings below; and
WHEREAS, the Planning Commission held a duly noticed public hearing for the Project on May 26, 2026, at which time the Commission received and considered written and oral evidence, and by a vote of 5-0 recommended that the City Council approve the Project subject to the listed Findings for Approval included herein and Conditions of Approval (Exhibit A) for Planning Application No. PA-2025-063. 575 of 1101
2 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY FINDS AND RESOLVES that:

1. The City Council finds on the basis of the whole record before it that the Project will not have a significant effect on the environment and is therefore statutory exempt from the provisions of CEQA under Public Resource Code Section 21080.66 (AB 130), as follows:
a. The Project is consistent with the General Plan designation and all applicable General Plan policies as well as the applicable zoning designation of E1-1/R4; b. The Project site is located within the City of San Mateo on a Project site less than twenty acres (1.54 acres) that is surrounded by urban uses.
c. The site has been previously developed with an urban use; d. The Project provides 150.3 dwelling units per acre, which exceeds one-half of the Housing Element’s default density threshold of 30 dwelling units per acre for accommodating very low and moderate-income households;
e. The Project is not located within a coastal zone, prime farmland or farmland of statewide importance, wetland, very high fire hazard severity zone, hazardous waste site, delineated earthquake fault zone, special flood hazard area, regulatory floodway, lands identified for conservation in an adopted natural community conservation plan, or habitat for protected species;
f. The Project does not involve the demolition of a historic structure listed on a national, state, or local register prior to the application submittal;
g. No portion of the Project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging;
h. The Project, as conditioned, provides heating, ventilation, air conditioning, and air filtration media for all units within 500 feet of the freeway;
i. The Project completed tribal consultation pursuant to Public Resources Code Section 21080.66(b)(1), with one tribe participating in the consultation process. Appropriate conditions are included in the Conditions of Approval to ensure the avoidance of impacts to cultural resources.

BE IT FURTHER RESOLVED, BY THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA AS FOLLOWS:

General Plan Conformance

2. The Project conforms to applicable policies of the General Plan 2040 Land Use Element. a. Policy LU 1.1 Equitable Development. Prioritize development projects that meet social and economic needs of the economically vulnerable populations to address and reverse the underlying socioeconomic factors in the community that contribute to residential and social segregation in the city. Provide a range of housing types, sizes, and affordability levels in all San Mateo neighborhoods.
b. Policy LU 3.1 Housing Diversity. Promote safe, attractive, and walkable residential neighborhoods with diverse types and sizes of homes for individuals, families, and households of all income levels.
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3 The Project is consistent with the above Land Use Element policies by providing a mix of apartment housing, including 201 market-rate units and 31 affordable units available to both verylow and moderate-income households, within one-half mile of the Hayward Caltrain Station. The Project replaces an underutilized office building with high-quality residential development that incorporates on-site amenities and open spaces. It also includes a range of bedroom configurations that support family-oriented living, including studio, one-, two- and threebedroom apartment residences.

3. The Project conforms to applicable policies of the General Plan 2040 Circulation Element. a. Policy C 3.2 Pedestrian Enhancements with New Development. Require new development projects to provide sidewalks and pedestrian ramps and to repair or replace damaged sidewalks, in addition to right-of-way improvements identified in adopted City master plans.

Encourage new developments to include pedestrian-oriented design to facilitate pedestrian path of travel.
b. Policy C 4.5 Bicycle Improvements. Require new developments to construct or contribute to improvements that enhance the cyclist experience, including bicycle lanes and bicycle parking.
c. Policy C 6.3 Local Transportation Analysis. Require site-specific transportation impact analysis following the City’s adopted Transportation Impact Analysis (TIA) Policy for development projects where there may be an adverse condition or effect on the roadway system.

The Project is consistent with the above Circulation Element policies by providing an enhanced pedestrian network, including a new crosswalk at the corner of W. 20th Avenue and Elkhorn Court, that improves connectivity to the Hayward Caltrain Station in accordance with the City’s Pedestrian Master Plan. A transportation memo was prepared for the Project to demonstrate compliance with this General Plan Policy and the City’s Local Transportation Analysis Guidelines.

The Project incorporates paseos and an internal, enhanced pedestrian circulation system that connects residential units to on-site open spaces. In addition, the Project provides both shortterm and long-term bicycle parking consistent with the City’s Bicycle Master Plan.

4. The Project conforms to applicable policies of Housing Element 2023-02031. a. Policy H 1.5 Encourage Family Housing. Prioritize creation of housing that addresses the needs of large families, providing greater housing choice. b. Policy H1.3 Increase Affordable Housing Production. Adopting an updated Density Bonus/Community Benefit Program that provides additional incentives and/or streamlining option for housing projects that provide additional affordable units or the most needed unit types (including those with special needs) beyond minimum State requirements.

The Project is consistent with the applicable Housing Element policies by providing family-sized housing, with two- and three-bedroom floor plans. The Project increases affordable housing production by providing 31 affordable units for both low and moderate-income households. In addition, the Project includes an additional 201 market rate apartments, and expanding housing options for a range of household sizes and income levels.

5. The Project conforms to applicable policies of the General Plan 2040 Community Design and Historic Resources Element.
a. Policy CD 1.1 Respect for the Landscape. Encourage new development to respect and respond to the natural topography of San Mateo.
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4 b. Policy CD 3.2 Replacement Planting. Require appropriate replacement planting or payment of an in-lieu fee when protected trees on public or private property are removed. c. Policy CD 4.3 Tribal Consultation. Consult with Native American representatives, including through early coordination, to identify locations of importance to Native Americans, including archaeological sites, sacred sites, traditional cultural properties, and other types of tribal cultural resources. Respect tribal concerns if a tribe has a religious prohibition against revealing information about specific practices or locations. d. Policy CD 6.7 Public Open Space Design. Seek opportunities to establish public open spaces in new developments and new public buildings, and promote innovative and creative designs to create exceptional, unique, and functional spaces. Require signage that clearly delineates these spaces as publicly accessible.
e. Policy CD 7.3 Multifamily Design. Encourage architectural design of new multifamily developments that enhances a neighborhood’s visual and architectural character by providing context sensitive building and pedestrian-scale elements, high-quality materials and construction, open space, and resident amenities.

The Project respects the site’s natural topography and surrounding features by maintaining appropriate setbacks from adjoining properties. The Project provides in-lieu fees for protected trees proposed for removal and includes the installation of replacement trees in accordance with City requirements. Tribal consultation for the Project was completed, and appropriate conditions are included in the Conditions of Approval to ensure the avoidance of impacts to cultural resources. The Project incorporates three on-site open space areas with amenities, including onsite dog park, resident courtyards and a swimming pool, and a small street level public plaza with public art and seating. In addition, the Project proposes a contemporary architectural style that enhances neighborhood character and includes pedestrian-scale elements such as paseos, open spaces, and resident-serving amenities.

Site Plan and Architectural Review (SPAR) Conformance

6. The Site Plan and Architectural Review (Municipal Code Section 27.08.030) application 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 in that:
i. The design and massing of the proposed buildings are appropriately scaled and compatible with the existing multi-family buildings located to the north and east and office buildings to the south and west of the site.
ii. The seven-story building applies State Density Bonus Law (SDBL) to exceed the General Plan’s maximum building height allowance of three to five stories, but proposes a building design approach that incorporate additional stepbacks and other design treatments from property lines to reduce potential visual impacts. iii. The buildings utilize high-quality materials and incorporate extensive landscaping throughout the project to enhance the overall visual character of the site and surrounding area.
b. The development will not be detrimental to the harmonious and orderly growth of the City in that:
i. The Project’s density of 151 dwelling units per acre applies State Density Bonus Law (SDBL) to exceed the General Plan land use designation of Residential Medium II, 578 of 1101
5 which allows a density of 99 dwelling units per acre or a base density of 153 allowable units. ii. The Project is exempt from needing to provide any parking as the Project site is located within a half mile of Hayward Park Caltrain station, pursuant to Government Code Section 65863.2 (AB 2097), but nonetheless voluntarily provides on-site parking in accordance with SMM Chapter 27.64, as well as Transportation Demand Management (TDM) measures, thereby minimizing potential neighborhood impacts. iii. The Project is consistent with the Zoning Code and the Multi-Family and Residential Mixed-Use Objective Design Standards, except where modifications are allowed under the State Density Bonus Law.
iv. The Project is in conformance with the General Plan, the Bicycle Master Plan, and the 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 provides additional housing opportunities including affordable housing units and, as conditioned, would not result in any significant impacts to public health, safety, or welfare.
ii. The Project provides right-of-way improvements along W. 20th Avenue and at the intersection of W. 20th and Elkhorn Court.
iii. The Project will be constructed in compliance with all applicable building codes, fire codes, and the City’s building security requirements.
d. The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site. i. Through application of allowances under State Density Bonus Law (SDBL), the Project exceeds the General Plan density and maximum building height allowance, however as noted meets all other applicable General Plan policies. The Project meets all applicable development standards of the Zoning Code, subject to approval of the requested waivers. 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, 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. i. The Project complies with the City’s Security Ordinance by providing a physical security plan and a site lighting plan through the Conditions of Approval, which are intended to promote crime prevention.

Site Development Planning Application (SDPA) Conformance

7. All concerns regarding surface grading, structure foundations, drainage, subsurface conditions, erosion, landscaping and tree removal have been addressed and the Site Development Planning Application (Municipal Code Section 23.40.040) and associated Conditions of Approval are approved based on the following findings and factors:
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6 a. Saturation of fill and unsupported cuts by water, both natural and domestic; i. The Preliminary Geotechnical Investigation completed for the project, prepared by Rockridge Geotechnical, concludes that from a geotechnical standpoint, the site can be developed as planned. The recommendations provided in the report address concerns related to groundwater and site infiltration.
b. Runoff of surface waters that produce erosion, and silting of drainage ways; i. The hydrology report and stormwater control plan demonstrates that the project site will treat stormwater runoff and surface waters.
c. Subsurface conditions such as the rock strata and faults; i. The Preliminary Geotechnical Investigation concludes that from a geotechnical standpoint, the site can be developed as planned. The recommendations provided in the report address all concerns related to expansive soils and subsurface conditions. d. Nature and type of soil or rock that when disturbed by the proposed grading may create earth movements;
i. The Preliminary Geotechnical Investigation concludes that from a geotechnical standpoint, the site can be developed as planned. The recommendations provided in the report address all concerns related to foundations and settlement. e. Effect upon the potential for optimum subdivision design; i. No subdivision design is proposed as part of the Project. f. Effect upon the visual relationships with other development in the vicinity of the site; i. The Project proposes a multifamily development that complements the existing architectural character of the surrounding neighborhood through the use of highquality materials and extensive landscaping, thereby enhancing the overall visual character of the site and the adjacent area. As a result, the Project will have a positive effect on the visual relationship with other development in the vicinity of the site. g. Appropriateness of the proposed site development for the character of a planned community or planned unit development proposal;
i. The proposed Project is not within a planned community or planned unit development
h. Capability of proposed slopes to be landscaped;
i. The Project provides a total of 13,505 square feet of landscaped area throughout the site and building. All portions of the site not occupied by buildings or roadways are landscaped.
i. Whether the natural landscape and major vegetation is unnecessarily scarred through the proposed grading or removal of vegetation;
i. The Project will not scar the natural landscape or major vegetation as a result of the proposed grading or vegetation removal. The grading and removal of heritage trees are necessary to accommodate development of the Project. j. The report from the Project Arborist with respect to Protected Trees pursuant to Chapters 27.71 and 13.40;
i. The project will result in the removal of 27 trees, 9 of which qualify as 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 580 of 1101
7 landscaping to both enhance the site and create necessary buffers between surrounding properties. ii. 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 on-site landscaping as shown on the project plans, and/or through the payment of a fee to the City’s tree planting fund. k. Any other considerations arising from any environmental impact report which will eliminate or mitigate environmental damage.
i. The project is exempt from CEQA under Public Resource Code 21080.66 (AB 130) and will not an any significant impact on the environment.
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8 EXHIBIT A

CITY OF SAN MATEO PLANNING APPLICATION

CONDITIONS OF APPROVAL
PA-2023-063, 220 W. 20TH AVENUE, SAN MATEO
PARCEL #: 039-030-400
AS APPROVED BY THE CITY COUNCIL ON JUNE 15, 2026
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.

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. CONDITIONS OF APPROVAL – This complete list of Conditions of Approval shall be reproduced onto the second sheet of all building permit plan sets. (PLANNING)

2. PAYMENT OF OUTSTANDING PLANNING APPLICATION FEES – The applicant shall pay all outstanding planning application fees. (PLANNING)

3. BELOW MARKET RATE HOUSING AGREEMENT - In accordance with Municipal Code Section

27.16.050 and accompanying BMR Guidelines (Resolution No. 72 – 2025), 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)

4. CONSTRUCTION MANAGEMENT PLAN – Prior to issuance of any permits, the applicant shall submit a Construction Management Plan (CMP) for review and approval by the Community Development Director or their designee. The CMP shall be implemented throughout all phases of construction and shall include, at a minimum, the following components:

Construction timeline (estimated) including major milestones a. Construction Phasing Plan
b. Project 24-Hour Liaison and Disturbance Coordinator Name and Contact Information c. Construction Sign as required in Pre-Construction Meeting Guide d. Construction Hours Acknowledgment and Work Hour Waiver Requirements for Extended Operations (e.g. large concrete pours, crane hoists, etc.) e. Winterization Plan (If excavation/grading will occur in wet season) f. Documentation of Adjacent Street Condition (when applicable) g. Traffic Control and Logistic Plan
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9 h. Road or Sidewalk Closure Plan
i. Construction Hauling Routes
j. Construction Worker Parking Location and Agreements
k. Construction Materials and Equipment Staging Plan
l. Construction Equipment List including compliance with applicable Air Quality and Emission Regulations
m. Erosion and Dust Control Plan
n. Vibration Monitoring Plan
o. Construction Noise Mitigation Plan
p. Vector Control Plan
A full list of requirements for this document can be found within the construction management plan guide available on the City website. Any modification to the approved CMP throughout the construction process shall be subject to review and approval by the Community Development Director or their designee. (PLANNING)

5. EXCAVATED SOILS – As applicable, the applicant shall submit a compliance letter from San Mateo County Environmental Health Services to the Planning Division subject to the satisfaction of the Community Development Director, or his/her designee. The compliance letter shall indicate that site soils have been tested prior to disposal to confirm that the concentration of constituents present in site soils do not exceed hazardous waste criteria of local, state and federal regulations.

If the concentration of constituents in the project site soils exceed hazardous waste criteria, the letter shall also confirm that the soils will be disposed of in accordance with local, state, and federal regulations. (PLANNING)
Building Division (PA)

6. APPLICABLE BUILDING STANDARDS AND LOCAL CODES – 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)

7. BAAQMD JOB NUMBER –The applicant shall submit an asbestos demolition and renovation notification job number (J#) from Bay Area Air Quality Management District. (BAAQMD). (BUILDING)

8. DEMOLITION – 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)

9. PRE-CONSTRUCTION CONFERENCE FOR LARGE PROJECTS- 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 their design and construction staffs, which include any sub-contractors. Departments having 584 of 1101
10 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)

10. SITE SURVEY – The applicant shall provide a full site survey stamped and signed by a Land Surveyor licensed by the State of California. 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)

11. SOILS REPORT AND INVESTIGATION LETTER – 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. 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. (BUILDING)

12. TIE-BACK AGREEMENT WITH ADJACENT PROPERTY OWNERS– If the shoring system required to perform the excavation for the project includes tie-backs that encroach into the neighboring properties, the Applicant shall execute and record a tie-back agreement with the owners of the adjacent properties prior to the issuance of the shoring building permit. (BUILDING)(PUBLIC WORKS)
Fire Department (PA)

13. FIRE FLOW – 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. (FIRE) Public Works Department (PA)

14. CONSTRUCTION GENERAL PERMIT – For construction activities that will disturb one (1) acre or more, the Applicant shall file a Notice of Intent (NOI) with the State Water Resources Control Board under the Construction Stormwater General Permit (General Permit). Applicant shall provide proof of the General Permit and a Storm Water Pollution Prevention Plan (SWPPP) prepared by a qualified SWPPP designer to Public Works. (PUBLIC WORKS)

15. ENCROACHMENT PERMITS, BONDS, AND INSURANCE – The applicant shall obtain an encroachment permit, posting 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)

16. GRADING AND DRAINAGE PLANS – (For sites modifying the site drainage pattern) 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) 585 of 1101
11 17. GRADING DEPOSITS – Prior to permit issuance, the Applicant shall provide refundable grading security deposit funds or bond to the City based upon the Comprehensive Fee Schedule in effect at the time of building permit submittal. The Applicant shall be required to increase the deposit if revisions to the approved plans increase the proposed earthwork activities. After substantial completion and stabilization of the site, to the satisfaction of the Director of Public Works or designee, the City will refund any portion of the deposit not utilized by the City or release the bond. (PUBLIC WORKS)

18. STORMWATER POLLUTION PREVENTION PERMIT – In accordance with SMMC Chapter 7.39.170, the applicant shall obtain a Stormwater Pollution Prevention (STOPPP) Construction permit for all work associated with stormwater pollution prevention, pay the required fees and post the required cash deposit. This permit is reviewed as part of the Building Permit and does not require a separate submittal. The fee amount will be based upon the Comprehensive Fee Schedule in effect at the time the building permit application is submitted. The Applicant shall be required to increase the deposit, at the discretion of the City, for any associated costs in excess of the deposit. Prior to final occupancy, the bill shall be paid in full. The City will refund any portion of the deposit not utilized. (PUBLIC WORKS)

19. TIE-BACK AGREEMENT – 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. (PUBLIC WORKS)

20. TRAFFIC CONTROL & SITE LOGISTICS PLANS – 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. The traffic control plan shall comply with the most recent version of the California Manual of Uniform Traffic Control Devices (CA MUTCD) and the 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)

21. LANDSCAPE UNIT IN LIEU FEES - Prior to the issuance of any building permit, the applicant shall pay in-lieu fees for existing trees to be removed as evaluated in the Tree Evaluation Schedule and Tree Planting form during the building permit application review. Existing trees to be removed shall be replaced on-site, or a fee shall be paid in lieu of planting trees at the rate established in the annual Comprehensive Fee Schedule.
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12 22. STREET TREES – 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 or planter strips and root barriers as specified by the City Standard Drawings 3-1-847 and 3-1-933 for the plantings outside of planter strips. The landscape plans shall be subject to the review and approval of the Community Development Director, or his/her designee. (CDD ARBORIST)

23. TREE PROTECTION VERIFICATION LETTER – To verify that all tree protection measures are properly implemented, the applicant shall submit a tree protection verification letter prepared by the project arborist to the Building Division that includes photographs showing the tree protection installed. The letter shall also include a schedule of future inspections by the Project Arborist. The verification letter is subject to the review and satisfaction of the Community Development Director, or his/her designee. (CDD ARBORIST) The following conditions shall be satisfied prior to issuance of a BUILDING PERMIT FOR THE SUPERSTRUCTURE.

Planning Division (PA)

24. SCHOOL FEE - The applicant shall provide verification that any required school fees have been paid the San Mateo Union High School District.

25. CHILD CARE DEVELOPMENT FEE - The applicant shall pay a Child Care Development Fee subject to the rate established in the City’s adopted Comprehensive Fee Schedule. (PLANNING)

26. LOCATION AND SCREENING OF ABOVE GROUND UTILITIES AND EQUIPMENT – 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. (PLANNING)

27. SCREENING OF ROOFTOP MECHANICAL EQUIPMENT – 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)

28. MECHANICAL VENTILATION All exterior mechanical ventilation designs for subterranean garages shall be shown on the building permit plans in substantial conformance with the approved planning application. All mechanical ventilation shall be incorporated into the building design or landscaped areas and be screened to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
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13 29. EXTERIOR BUILDING LIGHTING - Lighting plan showing fixture locations and styles, including a fixture schedule with a fixture photograph, manufacturer, color, and size. Photometric levels are required to be shown both on the site and on adjacent properties in compliance with the City Building Security Code “Exterior Security Lighting” (San Mateo Municipal Code Section

23.54.060). (PLANNING)

30. EXTERIOR ACOUSTICAL ANALYSIS - In compliance with General Plan Policy N 1.3, the applicant shall provide an acoustical analysis prepared by a qualified acoustical consultant for new multifamily common open space for residents that have an exterior noise level of 60 dBA (Ldn) or above, as shown on Figure N-2 of the General Plan. The applicant shall Incorporate necessary mitigation measures into residential project design to minimize common open space noise levels.

Maximum exterior noise should not exceed 65 dBA (Ldn) for residential uses. (PLANNING)

31. INTERIOR ACOUSTICAL ANALYSIS – In compliance with General Plan Policy N 1.2, the applicant shall provide an acoustical analysis prepared by a qualified acoustical consultant which shall contain recommendations to ensure the building’s interior noise levels comply with the levels established in the General Plan or Building Code, whichever is more restrictive, subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)

32. SIGNAGE – 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)

33. TRASH AND RECYCLING ENCLOSURES – 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)

34. CALGREEN – 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)

35. FRONTAGE INCREASE -- Frontage increase calculations must comply with California Building Code (CBC) Section 506.3. The enclosed podium at Level 3 is excluded from open space calculations. To be eligible for an area factor increase, at least 25 percent of the building perimeter must face a minimum 20 ft. wide public way or open space, either on the same lot or dedicated for public use and must be accessible via a street or approved fire lane. (BUILDING)

36. WATER CONSERVATION IN LANDSCAPING – The applicant shall submit a completed Water Conservation in Landscaping Screening Form. If the screening form indicates the project is subject 588 of 1101
14 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)

37. CODE CONFORMANCE – 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)

38. FIRE APPARATUS ACCESS ROAD – The plans shall show a Fire Aerial Access Road serving each structure on the property. Each access road shall have a minimum 26 foot unobstructed linear width, and provide an unobstructed height of no less than 13 feet, 6 inches subject to the review and approval Fire Marshal or his/her designee. (FIRE)

39. FIRE CONTROL ROOM – The plans shall show a fire control room 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)

40. FIRE DEPARTMENT SUBMITTALS – 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)

41. REMOTE POWER DISCONNECT – 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)

42. PARK IN-LIEU/IMPACT FEES – 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). The final fee shall be determined and paid prior to the issuance of the first superstructure building permit unless otherwise mandated by State Law and approved by the City Council. (PARKS)
Public Works Department (PA)

43. C3 COMPLIANCE – The project shall provide stormwater controls and treatment measures in compliance with the requirements of the Municipal Regional Permit NPDES Permit # CAS612008 and the San Mateo County C.3 Stormwater Technical Guidance. The project’s grading, drainage, and treatment designs shall be in substantial conformance with the approved plans and subject 589 of 1101
15 to the final approval of the Director of Public Works or designee. The project plans shall include a Stormwater Management Plan that identifies the project site area, new and/or replaced pervious and impervious areas, drainage management areas, treatment measures, sizing calculations, source controls and site design measures implemented, saturated hydraulic conductivity rates at relevant locations or hydrologic soil type (A, B, C, or D) and information sources, elevations of seasonal high groundwater table, and a summary of how the project complies with C.3 requirements. Treatment measures shall be sized to accommodate runoff their full tributary drainage area or provide a separate bypass system such that the treatment measure is not surcharged and act as a bypass. (PUBLIC WORKS)

44. DRAINAGE – The project shall be designed to maintain or reduce the stormwater runoff peak flow at each of the project’s discharge point(s) to the public storm drain system. The project shall direct all runoff directly to the City’s storm drain system without passing through adjacent properties not part of this project. Applicant shall submit plans, drawings, and storm calculations to demonstrate the design complies with these requirements. (PUBLIC WORKS)

45. EASEMENTS - The applicant shall dedicate a public utility easement and public access easement as shown on the approved plan set. All public easements require City Council approval to accept.

The grant of easements shall be approved by the Director of Public Works or designee, recorded with the County Recorder’s Office, and a recorded copy of the document returned to the City prior to the release of the building permit for the superstructure.

46. GARBAGE/RECYCLE/COMPOSTING STORAGE AND SERVICE – 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. The building permit plans for the superstructure shall show garbage and recycling areas. (PUBLIC WORKS)

47. PARKING LOTS – The building permit plans for the superstructure shall include all required off street parking lots, showing proper grading, drainage, ramps profile, and parking dimensions in conformance with City parking standards. Drainage should be directed to adjacent landscaping wherever possible. (PUBLIC WORKS)

48. PERMANENT STRUCTURES – The applicant shall locate all project fencing, railing, foundations, and any other structures of a permanent nature entirely within the project’s property and out of the City right-of-way. Any permanent structures located within the City right-of-way, as shown on the approved plan set, must enter into an Encroachment and Maintenance Agreement with the City prior to occupancy. (PUBLIC WORKS)
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16 49. PUBLIC IMPROVEMENTS – The applicant shall have improvement plans prepared for all work in the public right-of-way or easements by a licensed civil engineer. The improvement plans shall substantially conform to the approved planning application and shall be approved by the Director of Public Works or designee. All work within the City’s right of way shall be designed and constructed to the City Standards and Specifications unless otherwise noted. All public improvements shall be completed prior to the Certificate of Occupancy.

An Encroachment Permit shall be required for all public improvements in the public right-of-way or easements. All work shown on the improvement plans shall be inspected and approved by Public Works. The developer shall repair or replace all existing or new improvements that were damaged or removed because of developer's operations.

The public improvement plans shall show the following public improvements in the public right of way:
(A) SIGNAGE AND STRIPING – The applicant shall install traffic signage and striping of a 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. The Solid Waste Collection staging area utilizes the extended portion of the driveway apron along Elkhorn Ct and the applicant shall install yellow curb and appropriate signage to facilitate service times.
(B) LOADING ZONE– The applicant shall install a loading zone as shown on the approved plans along Elkhorn Ct.
(C) SIDEWALK –– The applicant shall replace all sidewalk fronting the project site. Sidewalk replacement shall be constructed per current City Standard. Sidewalks fronting the project property must comply to Americans with Disabilities Act (ADA) Standards. (PUBLIC WORKS) (D) CURB AND GUTTER – The applicant shall replace all curb and gutter fronting the project site and as required for restoration purposes. New curb and gutter shall be constructed per current City Standard, or as otherwise shown on the approved plan set. (PUBLIC WORKS) (E) CURB RAMPS – The applicant shall construct curb ramps at the W 20th Ave & Elkhorn Ct intersection fronting the site and across W 20th Ave to facilitate crosswalk improvements. The actual ramp "Case" shall be identified on the plans and shall be approved by the Director of Public Works or designee. (PUBLIC WORKS)
(F) CROSSWALK – The applicant shall install a crosswalk across W 20th Ave on the west side of the intersection with Elkhorn Ct/Pioneer Ct. The crosswalk improvements must provide accessible 591 of 1101
17 curb ramps, a Rectangular Rapid Flashing Beacon (RRFB) system, and associated striping and signage. (PUBLIC WORKS)
(G) DRIVEWAY APPROACH – The applicant shall install City Standard Commercial driveway approach as shown on the approved plans. The driveway approach serves the parking garage access in addition to the Solid Waste Collection staging area. (PUBLIC WORKS) (H) DRIVEWAY REMOVAL – The applicant shall remove the existing driveway approach located along W 20th Ave as shown on the approved planning application plans, and replace with sidewalk, rolled curb and gutter. (PUBLIC WORKS)
(I) SEWER LATERAL – The applicant shall install one sewer lateral connection with a minimum a six (6) inch City Standard sewer lateral connection from the property line to the sewer main located in W 20th Ave. (PUBLIC WORKS)
(J) STORM MAIN - The applicant shall install storm infrastructure in substantial conformance with the approved planning application . Manholes, catch basins, lateral connections, and other structures shall be included as shown on the approved plan set. Applicant shall submit plans, drawings, and storm calculations for review and approval by the Public Works Director or designee prior to permit issuance. Construction of the storm drain main shall be completed prior to issuance of the certificate of occupancy. (PUBLIC WORKS) (K) STORM DRAIN MANHOLES – The applicant shall install storm drain manhole on as shown on the approved plan set and in accordance with City Standards. (PUBLIC WORKS) (L) STORM WATER CATCH BASINS – The applicant shall install storm water catch basins per approved plans and in accordance with City Standards. (PUBLIC WORKS) (M) STREETLIGHTING IMPROVEMENTS – The applicant shall provide streetlight improvement plans with the civil plans a 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.

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. Shows location of connection to existing streetlight circuit(s).

6. Shows location of proposed new electrical service connections.

7. 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. 592 of 1101
18 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 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, 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. (PUBLIC WORKS)

50. STORM AND SEWER INSPECTION – The applicant shall perform an initial inspection (via remote TV camera) of the storm and sanitary sewer mains from the nearest upstream structure to the nearest downstream structure of the project’s points 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 sole expense. (PUBLIC WORKS)

51. STORM DRAIN INLETS AND WATERWAYS – 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)

52. STREETLIGHTS PHOTOMETRICS – The applicant shall provide a lighting “photometrics” plan for streetlights in the public right-of-way with the civil plans. The lighting plan shall comply with the following:
(A) Be based on photometric analysis consistent with the Illuminating Engineering Society’s (IES) Recommended Practice For Design And Maintenance Of Roadway And Parking Facility Lighting (ANSI/IES RP-8-18) and 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. 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. (B) Include a design for lighting all public streets, intersections, sidewalks, pedestrian paths, and bicycle facilities located in the public roadway right-of-way adjacent to the project site to meet the lighting levels per the photometric analysis.
(C) 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. (D) Include pedestrian scale lighting if pedestrian scale lighting is already in use on the block of 593 of 1101
19 the project frontage, or if the City’s Pedestrian Master Plan recommends pedestrian scale lighting on the project frontage.
(E) 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. Show each photometric analysis zone with point illuminance values. (F) 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)
(G) Include a table displaying the following values for the analysis zones:
a. Average Maintained Illuminance (fc)
b. Average Uniformity Ratio
c. Maximum Uniformity Ratio
d. Maximum Point Illuminance Value (fc)
e. Minimum Point Illuminance Value (fc)
(H) 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.
(I) The project is required to meet the following RP-8-18 Table 11-1 & 12-1 light levels:

W 20th Ave - Roadway: 0.8 fc Average, 3.5 Average Uniformity Ratio, 6.0 Max Uniformity Ratio W 20th Ave - Sidewalk: 0.5 fc Average, 4.0 Average Uniformity Ratio Elkhorn Ct - Roadway: 0.7 fc Average, 6.0 Average Uniformity Ratio, 10.0 Max Uniformity Ratio Elkhorn Ct - Sidewalk: 0.5 fc Average, 4.0 Average Uniformity Ratio W 20th Ave/Elkhorn Ct Intersection: 1.5 fc Average, 4.0 Average Uniformity Ratio.

53. TRANSPORTATION IMPROVEMENT FEE – 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 and based on the Comprehensive Fee Schedule at the time of payment. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. (PUBLIC WORKS)

54. TRASH CAPTURE DEVICES – 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 building permit plans for the superstructure shall show trash capture devices. (PUBLIC WORKS) 594 of 1101
20 55. TRIANGULAR AREA OF VISIBILITY – 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 45’ 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)

56. UNDERGROUND (OR COVERED) PARKING GARAGE DRAINAGE – 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)

57. UNDERGROUND UTILITIES – The building permit plans for the superstructure shall show the installation of all new, and upgraded, utility services, including telephone, electric power, and other communications lines underground to the building in accordance with City of San Mateo Municipal Code 26.32.020. Transformers and switch gear cabinets shall be placed on private property or within a utility easement. (PUBLIC WORKS)

58. UTILITIES – 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 or designee prior to final design. Any utility conflicts shall be the responsibility of the developer to rectify. (PUBLIC WORKS)

59. WASTEWATER CAPACITY CHARGE – A wastewater capacity charge, as established by SMMC 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 use, wastewater flow, and wastewater strength loadings and the amount shall be established by City Council resolution. The fee shall be collected by the Public Works Department 595 of 1101
21 and paid prior to issuance of the first superstructure building permit. The fee shall be based on the Comprehensive Fee Schedule at the time of payment. (PUBLIC WORKS)

60. WILL SERVE LETTER FOR WATER – A Will Serve Letter from the water company shall be supplied to the Director of Public Works or designee. (PUBLIC WORKS)

61. PUBLIC IMPROVEMENT AGREEMENT - The applicant shall enter into a public improvement agreement with the City per Gov. Code Section 66462(a) and shall arrange to provide security for the remaining public improvements to be completed. This agreement shall be recorded against the property. Alternatively, the applicant may provide a cash deposit to guarantee the public improvements will be completed. (PUBLIC WORKS)
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 Divisions (PA)

62. PLANNING FINAL INSPECTION – 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)

63. ACOUSTICAL COMPLIANCE LETTER – The applicant shall 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 of the Noise Element and in compliance with Policies N 1.2 and N 1.3 of the General Plan. This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING)

64. LANDSCAPE VERIFICATION LETTER – The 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)

65. LANDSCAPING AGREEMENT – The applicant shall 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. (PLANNING)

66. PUBLIC ART – The applicant shall meet all requirements of SMMC Section 23.60.050 for art in public places by providing artwork approved by the Civic Arts Commission in a manner 596 of 1101
22 satisfactory to the Community Development Director, and/or by paying an in lieu fee to the Art in Public Places Fund as described in SMMC Section 23.60.060 (PLANNING) Building Division (PA)

67. ART IN PUBLIC PLACES - The applicant shall comply with Section 23.60 of the San Mateo Municipal Code for Art in Public Places. (BUILDING)
Fire Department (PA)

68. EMERGENCY RESPONDER RADIO COVERAGE – 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)

69. FIRE HYDRANTS – 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 ensure 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)

70. ROADWAY LOAD CAPACITY AND DESIGN – The applicant shall submit a letter from a certified soils or geotechnical engineer stating the final roadway is able to support a load of 68,000 pounds. A “Click to Enter” system shall be installed on all Fire Emergency Access Roads. 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)

71. OUTSTANDING CHARGES – Prior to occupancy, the applicant shall pay any outstanding charges due to the City that were applied to the project during the construction of the project in accordance with the Comprehensive Fee Schedule in effect for the Building Permit. (PUBLIC WORKS)

72. RECORD DRAWINGS – The applicant shall submit record or as-built drawings, in PDF and AutoCAD formats, for all off-site improvements to the Department of Public Works. All public improvements shall be shown on the record drawings as constructed in the field. (PUBLIC WORKS)

73. RESTORATION OF ROADWAY – Due to the anticipated project’s truck traffic, the applicant shall grind and overlay with 2.5 inches of asphalt concrete of the roadways fronting the project site. If 597 of 1101
23 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 will be required to 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)

74. STORM WATER TREATMENT FACILITIES MAINTENANCE AGREEMENT – 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)

75. TRANSPORTATION DEMAND MANAGEMENT (TDM) PROGRAM – The project shall implement a Transportation Demand Management Program using programs in compliance with the San Mateo City/County Association of Governments (C/CAG) Guidelines for Trip Reduction. These programs, once implemented, shall be on-going for the occupied life of the development. The C/CAG Guidelines specify the number of trips that may be credited for each TDM measure. The actions included in the plan will include those listed in the approved project Traffic Impact Analysis, dated February 18, 2026, or a combination of other actions based on the C/CAG Guidelines, that result in a 25% reduction of project generated trips. Actions may include any or all of the following:

Secure Bicycle Storage, Shower Changing Facilities, Guaranteed Ride Home Program, Information on Transportation Alternatives, Carpool Matching Program and Preferential Parking for Carpools/Vanpools, Employee Transportation Coordinator, TMA Participation, Parking Reduction, Carsharing, Shuttle Participation, Flexible Work Hours/Telecommuting and option to participate in the Caltrain GO Pass Program. The program shall be recorded with the County. (PUBLIC WORKS)
CDD Arborist (PA)

76. FINAL ARBORIST REPORT – The Project Arborist shall perform a final site inspection and submit a final arborist report to the Building Division. At minimum, the final arborist report shall confirm that the approved tree protection measures were implemented and shall assess the condition of Protected Tree(s). Any damage to existing Protected Tree(s) shall be subject to replacement and/or penalties in accordance with Municipal Code Section 13.40.160 subject to the satisfaction of the Community Development Director, or his/her designee. (CDD ARBORIST) The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT.

Planning Division (PA)
598 of 1101
24 77. FRAME/PLANNING ROUGH INSPECTION – 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)

78. PALEONTOLOGICAL RESOURCES – 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)

79. CONSTRUCTION WORK HOURS – 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)

80. ADDRESS NUMBERS – 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. (FIRE)

81. BARRICADES ACROSS EMERGENCY ACCESS ROADS – 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)

82. DEMOLITION – The applicant shall comply with the California Fire Code Chapter 33 during all phases of construction of the project. (FIRE)

83. EGRESS – The applicant shall maintain required egress for all adjacent buildings/properties. (FIRE)

84. STANDPIPES – 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)
599 of 1101
25 85. BEST MANAGEMENT PRACTICES (BMP) – 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-newredevelopment/construction-best-practices/ (PUBLIC WORKS)
CDD Arborist (PA)

86. PROJECT ARBORIST INSPECTIONS – The Project Arborist shall submit a report to the Building Division within five business days after each of his/her inspection documenting the condition of trees, protection measures changes or adjustments, and/or any damages to Protected trees. (CDD ARBORIST)

87. TREE PROTECTION MEASURES – All approved tree protection measures shall remain in place and be properly maintained during all phases of construction. The applicant or contractor shall notify the Project Arborist in advance when construction operations are to be performed within the Tree Protection Zone of protected trees. (e.g. trenching, excavation, grade changes, etc.) Adjustment of Tree Protection Measures requires approval from the City Arborist. (CDD

ARBORIST)
The following conditions shall be complied with AT ALL TIMES that the project permitted by this planning application occupies the premises.

Planning Division (PA)

88. APPROVED PLANNING APPLICATION CONFORMANCE AT ALL TIMES – 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)

89. CONSTRUCTION MANAGEMENT PLAN COMPLIANCE - The applicant shall implement and remain in full compliance with the approved Construction Management Plan throughout all phases of construction. All construction activities shall be conducted in a manner consistent with the approved plan. Any deviation from, or modification to the approved Construction Management Plan shall require prior review and approval by the Community Development Director or their designee. Consistent with the requirements of the CMP, construction disturbances reports shall be submitted monthly to provide timely updates on project impacts. Violations of any portion of 600 of 1101
26 the approved Construction Management Plan or other applicable construction management requirement may result in the issuance of a “Stop Work Order.” (PLANNING)

90. GENERAL PLAN COMPLIANCE – Unless otherwise approved through the entitlement process, the project shall be designed, constructed, and operated in a manner that is consistent with all applicable goals, policies, land use designations, and development standards of the City’s adopted General Plan 2040, unless otherwise waived under State Density Bonus Law. (PLANNING)

91. ONGOING LANDSCAPE MAINTENANCE – All landscaped areas shall be maintained free of litter, debris and weeds. All plantings shall be permanently maintained in a healthy growing condition and, whenever necessary, replaced with equivalent plant materials to ensure continued conformance with approved plans. The project shall be responsible for such maintenance for the perpetuity of the building and shall work with the Community Development Director, should any substantial changes to the approved landscaping plan be proposed and/or occur in the future. (PLANNING)
City Attorney (PA)

92. 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)

93. 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 Chapter 1.04-General Penalty of the San Mateo Municipal Code as well as any other available legal remedies. (CITY ATTORNEY) Public Works Department (PA)

94. TRANSPORTATION DEMAND MANAGEMENT (TDM) PLAN – 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).

Required Conditions Pursuant to Public Resource Code 21080 (AB130) These conditions are required for all projects seeking exemption and streamlining under AB130.

95. The project shall include tribal monitoring during all ground-disturbing activities, as follows: a.

One monitor as designated by the Muwekma Ohlone Tribe shall be present during all ground601 of 1101 27 disturbing activities and for all mechanical ground-disturbing/subsurface excavations that have the potential to affect native soils that could potentially contain Tribal cultural deposits within the entire construction project area, including offsite related improvements. b. The tribal monitor shall comply with applicant’s site access and workplace safety requirements. c. The applicant shall compensate the tribal monitor at a rate provided in Muwekma Ohlone Tribe rate sheet, determined in good faith, that aligns with customary compensation for cultural resource monitoring, taking into account factors such as the scope and duration of the project

96. Tribal cultural resources shall be avoided where feasible, in accordance with subdivision (a) of Public Resources Code Section 21084.3. In furtherance of this requirement, where feasible, the project applicant shall provide deference to tribal preferences regarding access to spiritual, ceremonial, and burial sites, and incorporate tribal traditional knowledge in the protection and sustainable use of tribal cultural resources and landscapes.

97. All treatment and documentation of tribal cultural resources shall be conducted in a culturally appropriate manner, consistent with Public Resources Code Section 21083.9.

98. Prior to issuance of any construction permit, a California Historical Resources Information System archaeological records search and a tribal cultural records search shall be completed for the project site, at the expense of the project applicant.

99. Prior to issuance of any construction permit, a Sacred Lands Inventory request shall be submitted to the Native American Heritage Commission, at the expense of the project applicant.
100. The project shall comply with Section 7050.5 of the Health and Safety Code and Public Resources Code Section 5097.98, including immediate work stoppage upon discovery of human remains or burial grounds, and treatment in accordance with applicable law and in consultation with the affected California Native American tribe. 101. Pursuant to Government Code Section 21080.66(c)(1)(A), the development proponent shall complete a Phase I environmental assessment, as defined in Section 78090 of the Health and Safety Code. a. If a recognized environmental condition is found, the development proponent shall complete a preliminary endangerment assessment, as defined in Section 78095 of the Health and Safety Code, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity. b. If a release of a hazardous substance is found to exist on the site, the release shall be removed, or any effects of the release shall be mitigated to levels required by current federal and state statutory and regulatory standards before the local government issues a certificate of occupancy. c. If a potential for exposure to significant hazards from surrounding properties or activities is found to exist, the effects of the potential exposure shall be mitigated to levels required by current federal and state statutory and regulatory standards before the local government issues a certificate of occupancy.
602 of 1101
28 102. The following shall apply to any building containing residential units within 500 feet of a freeway: a. The building shall have a centralized heating, ventilation, and air-conditioning system. b. The outdoor air intakes for the heating, ventilation, and air-conditioning system shall face away from the freeway. c. The building shall provide air filtration media for outside and return air that provides a minimum efficiency reporting value of 16. d. The air filtration media shall be replaced at the manufacturer’s designated interval. e. The building shall not have any balconies facing the freeway.

Public Resource Code 21080 (AB130) Enforceable Agreement - Additional Proposed Conditions for Tribal Resources:
103. Prior to the issuance of any demolition, grading or building permit involving ground disturbing activities (whichever occurs first), the project applicant shall hire a qualified Native American Tribal Monitor to develop a Worker’s Environmental Awareness Program (WEAP) to train the construction crew on the legal requirements for the treatment of cultural resources as well as procedures to follow in the event of a discovery of human remains, burials, or artifacts. This training program shall be given to the crew before ground disturbing work commences and shall include handouts to be given to new workers.
104. The applicant shall note on all construction plans that require ground disturbing activities that there is a potential for exposing buried cultural resources or artifacts, including Native American ancestral burials.
105. If Native American ancestral burial(s) are encountered during excavation and/or grading associated with the project, the applicant shall work with the most likely descendants to identify a suitable location for reburial, to the satisfaction of the most likely descendants. The reburial site shall be mapped with GIS for the Native American Heritage Commission (NAHC) and the California Historical Resources Information System (CHRIS). 603 of 1101
29 EXHIBIT B

DENSITY BONUS WAIVER SUMMARY
The waivers to the following standards have been identified, to be applied pursuant to State Density Bonus Law:

Waivers
As detailed in the density bonus request letter, the applicant has requested fourteen waivers:

1. Building Height - SMMC Section 27.24.055 limits building height to not exceed the standards set forth in the Building Height Plan of the General Plan, which limits the height of building at this location to be no more than six stories. The application exceeds this height limitation by proposing up to seven stories in order to accommodate the requested total amount of dwelling units as permitted under State Density Bonus Law.

2. Front Yard Setback - SMMC Section 27.22.070 requires a minimum 15’ setback and buildings greater than 3 stories require minimum setback ½ the height of building. The application proposes a 9.5’ setback to property line as increasing the front setback would decrease the size of the building and result in a loss of the total amount of dwelling units as permitted under State Density Bonus Law.

3. Side Yard Setback - SMMC Section 27.22.080 requires a minimum setback of ½ height of building and maximum required setback 25’. The application proposes the following side yard setbacks - West side: 0’ proposed to subterranean garage, 6.5’ to vertical building and East Side: 4.5’ from subterranean basement, 9.5’ to vertical building as increasing the front setback would decrease the size of the building and result in a loss of the total amount of dwelling units as permitted under State Density Bonus Law.

4. Rear Yard Setback - SMMC Section 27.22.090 requires a minimum setback of ½ height of building and maximum required setback 25’. The application proposes a 9.5’ setback to property line as increasing the rear setback would decrease the size of the building and result in a loss of the total amount of dwelling units as permitted under State Density Bonus Law.

5. Open Space Dimensions – SMMC 27.22.100(b) requires at least 200 square feet of open space per bedroom for the first bedroom in each dwelling unit and 100 square feet of open space for each additional bedroom. The application proposes some balconies less than 200 square feet in area as meeting this standard would require decreasing the size of the building and would result in the loss of units as permitted under State Density Bonus Law.

6. Open Space Dimensions – SMMC 27.22.100(c) requires open space for each ground floor dwelling unit to have a minimum dimension 10' in any direction. The application proposes some ground floor patios and balconies with dimensions less than 10’ as meeting this standard would require decreasing the size of the building and would result in the loss of units as permitted under State Density Bonus Law.

7. Open Space Dimensions – SMMC 27.22.100(d) requires that balconies be no less than 100 square feet with no dimension less than 6’. The application proposes balconies smaller than 100 square feet and with dimensions less than 6’ as meeting this standard would require decreasing the size of the building and would result in the loss of units as permitted under State Density Bonus Law.

8. Parking Standard, Clear – SMMC 27.64.125 requires 3’ clear at the end of a dead-end aisle. The application proposes approximately 2’ at the end of dead-end aisles, as providing 3’ at dead end aisles would require 604 of 1101
30 increasing the size of the structured parking which would intrude into the building, and result in the loss of units as permitted under State Density Bonus Law.

9. Parking Standard, Ramp – SMMC 27.64.130 requires that garage ramps be 24’ wide and 28’ wall to wall. The application proposes a 22’ wide garage ramp, as widening this ramp to meet this standard would require an added approximately 6.5’ to 7’ feet of ramp width which would intrude into the building, and result in the loss of units as permitted under State Density Bonus Law.

10. Parking Standard, Width - SMMC 27.64.120 requires that standard parking stalls have a width of 9’ and compact stalls have a width of 8’. The application proposes the majority of the standard parking stalls to have a width of 8’6” with some proposed at a width of 8’ as meeting these width standards would require increasing the size of the structured parking which would intrude into the building, and result in the loss of units as permitted under State Density Bonus Law.

11. Objective Design Standard (ODS), Massing Breaks, Generally – ODS 4.1.4 requires that buildings over 60’ in length follow the rules of thirds in which the structure is divided into at least 3 primary masses. The application proposes a building that is not broken into 3 horizontal masses. On the east elevation (Elkhorn Court) the building is broken into two horizontal masses as breaking it into more than two would result in a loss of units because three masses would require pushing the building farther from the setback to create the dictated articulation. The north frontage is one horizontal mass, breaking it into more than one would result in a loss of units due to requiring the building to jog in to create the mass break. The west elevation is broken into two masses, breaking it into three would result in a reduction in the number of units as creating a mass break would require a portion of the building to move farther from the property line. All of which would result in the loss of units as permitted under State Density Bonus Law.

12. Objective Design Standard (ODS), Massing Breaks, Mid Rise Buildings – Horizontal Wall Plane Breaks– ODS 4.1.6(B)(1) requires a 5’ long 2’ wall plane offset every 20-40 feet of horizontal building length. The application proposes sections of the horizontal building length that exceed this standard; including a 2’ horizontal offset would require moving a portion of the building further away from the property line, which would result in the loss of units as permitted under State Density Bonus Law.

13. Objective Design Standard (ODS), Massing Breaks, Mid Rise Buildings – Vertical Wall Plane Breaks– ODS

4.1.6(B)(2) requires wall depth changes of the wall plane along the height of all building facades through use of roof cornices on the top floor, minimum five (5) foot step backs or projections between the base and body of the building, a change in building material or color between the base and body of the building characterized by a twelve (12) inch minimum offset from the surrounding building wall, or a minimum ten (10)-foot stepback immediately above the building base for the top floor along all building facades facing a right-of-way . The application proposes the top floor of the building along Elkhorn Court to be stepped back 7.5’ as stepping the building back further would require moving the wall of the top story away from the street, which would result in the loss of units as permitted under State Density Bonus Law.

14. Objective Design Standard (ODS), Entries - ODS 4.2.2 requires that residential entries be located 18-42” above or below the grade of the adjacent residential sidewalk. The application proposes the building’s residential entries on W. 20th Avenue to be less than 18” less due to the slope of the site. Meeting this standard would require raising the floor level into units, which would result in a loss of those units due to deficient ceiling heights which would result in the loss of units as permitted under State Density Bonus Law.
605 of 1101
ATTACHMENT 2- LOCATION AND ZONING MAPS
PA-2025-063
Planning
Application:
220 W. 20th Avenue
San Mateo, CA 94402
Parcel Number: 039 030 400
Address(es):

Address(es
1,000 feet
Project Site
606 of 1101
ATTACHMENT 2- LOCATION AND ZONING MAPS
PA-2025-063
Planning
Application:
220 W. 20th Avenue
San Mateo, CA 94402
Parcel Number: 039 030 400
Address(es):

Address(es
Project Site
607 of 1101
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

COVER SHEET
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
G0.0
220 WEST 20TH AVE, SAN MATEO
MARCH 25, 2026

PROJECT TEAM
TEL:

CONTACT:

EMAIL:

ARCHITECT

BAR ARCHITECTS & INTERIORS
77 GEARY STREET, SUITE 200
SAN FRANCISCO, CA 94108
415.293.5700

CHRIS HAEGGLUND
[email protected]
TEL:

CONTACT:

EMAIL:

DEVELOPER

SUMMERHILL APARTMENT COMMUNITIES
777 S. CALIFORNIA AVENUE
PALO ALTO, CA 94304
650.842.2411

RICHARD NORRIS
[email protected]
TEL:

CONTACT:

EMAIL:

CIVIL

CBG ENGINEERING
2633 CAMINO RAMON, SUITE 350
SAN RAMON, CA 94548
925.866.0322

RYAN HANSEN
[email protected]
TEL:

CONTACT:

EMAIL:

JOINT TRENCH

GIACALONE DESIGN SERVICES, INC
5820 STONERIDGE MALL RD, STE 345
PLEASANTON, CA 94588
925.467.1740

ANDREW CUMMINS
[email protected]
TEL:

CONTACT:

EMAIL:

LANDSCAPE
JETT LANDSCAPE ARCHITECTURE + DESIGN
2 THEATER SQUARE, SUITE 218
ORINDA, CA 94563
925.254.5422

LIA FARLEY
[email protected]

SITE PLAN AND ARCHITECTURAL REVIEW
C4 RESUBMITTAL
608 of 1101
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

PROJECT INFORMATION
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
G1.0

1. See Zoning Code Section 27.04.200 (b) (1) for full Floor Area definition.

2. See Zoning Code Section 27.04.200 (b) (2) for full list of Floor Area exclusions.

3. See Zoning Code Section 27.04.200 (d) for full list of Parking Floor Area exclusions (does not apply to general office, retail stores, food stores, drug stores, and shopping center uses) (REQUIRED IN ORDER TO DETERMINE IF A STORMWATER

POLLUTION

PREVENTION CONSTRUCTION PERMIT IS REQUIRED

SEE ABOVE
CUBIC YARDS OF SOIL DISTURBANCE 18,700

TOTAL AREA OF NEW AND REHABILITATED LANDSCAPE

AREA (SQ FT)
10,620
TOTAL UNCOVERED PARKING STALLS 0
TOTAL COVERED PARKING STALLS 277

TOTAL FLOOR AREA FOR PARKING REQUIREMENTS N/A - BASED ON BEDROOMS EXISTING INTERIOR FLOOR AREA TO BE REMODLED 0

PROPOSED NUMBER OF BMR UNITS (BY AFFORDABILITY AND
BEDROOM COUNT) 31

PROPOSED NUMBER OF RESIDENTIAL UNITS (BY BEDROOM
COUNT) SEE PRODUCT DATA SHEET G1.1
0 232
NUMBER OF PROPOSED VS EXISTING RESIDENTIAL UNITS EXISTING: PROPOSED:

NUMBER OF STORIES 7
PROPOSED BUILDING HEIGHT 76'-8"
TOTAL FLOOR AREA: 357,588

EXEMPTIONS N/A

DETACHED ACCESSORY STRUCTURES N/A
OCCUPANCY GROUP 2 LOW HAZARD STORAGE, GROUP S-2
OCCUPANCY GROUP 1 RESIDENTIAL GROUP R-2
LEVELS B1-7 SEE PRODUCT DATA SHEET G1.1
MAIN STRUCTURE(S) 357,588
FLOOR REA (SQ F T.)
LOT SIZE 1.54 ACRES / 67,232 GSF

TYPE OF CONSTRUCTION TYPE IA , IIIA
OCCUPANCY GROUPS R-2 | S-2
ZONING CLASSIFICATION E1-1/R4
APN 039-030-400
SITE ADDRESS 220 WEST 20TH AVENUE

DEVELOPMENT PROJECT DATA INFORMATION
SITE
W 20TH AVE

ELKHORN
CT

EL CAMINO REAL
HIGHWAY 92

BUILDING INFORMATION
TYPE OF CONSTRUCTION: 5 STORIES, TYPE IIIA OVER 3 STORY OF TYPE IA GROSS SITE AREA: 67,232 GSF / 1.54 ACRES
TOTAL DWELLING UNITS: 232 DU
TOTAL DENSITY: 150.6 DU/AC
PROPOSED USES: MULTI-FAMILY RESIDENTIAL
BUILDING HEIGHT: 7 STORIES + 1 LEVEL OF BASEMENT
FUNDING: PROJECT IS PRIVATELY FUNDED

SHEET INDEX

PROJECT INFORMATION VICINITY MAP PROJECT SUMMARY

NO NAME
00 - GENERAL
G0.0 COVER SHEET
G1.0 PROJECT INFORMATION
G1.1 PROJECT DATA
G2.1 EXISTING SITE CONTEXT - PHOTOS
G2.2 EXISTING BUILDING - ELEVATION PHOTOS
01 - ARCHITECTURAL
A1.1A SITE PLAN - LEVEL 1
A1.1B SITE PLAN - ROOF
A1.2 PERSPECTIVE VIEW
A1.3 PERSPECTIVE VIEW
A1.4 PERSPECTIVE VIEW
A2.1 FLOOR PLAN - LEVEL 1
A2.2 FLOOR PLAN - LEVEL 2
A2.3 FLOOR PLAN - LEVEL 3
A2.4 FLOOR PLAN - LEVEL 4
A2.5 FLOOR PLAN - LEVEL 5
A2.6 FLOOR PLAN - LEVEL 6
A2.7 FLOOR PLAN - LEVEL 7
A2.8 FLOOR PLAN - ROOF
A2.B1 FLOOR PLAN - LEVEL B1
A2.P1 PARKING PLAN - LEVEL 1 & 2
A2.P2 PARKING PLAN - LEVEL B1
A2.P3 PARKING - MECHANICAL INFORMATION
A3.1 EXTERIOR ELEVATIONS
A3.2 EXTERIOR ELEVATIONS
A3.3 BUILDING SECTIONS
A3.4 DOOR AND WINDOW ELEVATIONS
A4.1 UNIT PLANS
A4.2 UNIT PLANS
A4.3 UNIT PLANS
A4.4 UNIT PLANS
A4.5 UNIT PLANS
A4.6 UNIT PLANS
A4.7 UNIT PLANS
A4.8 UNIT PLANS
A4.9 UNIT PLANS
A4.10 UNIT PLANS
A5.1 OPEN SPACE DIAGRAMS
A5.2 MATERIALS BOARD
A6.1 SHADOW STUDIES
A7.1 FIRE ACCESS SITE PLAN
A7.2 BUILDING AREA DIAGRAMS
A7.3 LOT COVERAGE DIAGRAMS

NO NAME
A7.4 BUILDING EGRESS DIAGRAMS
A7.5 FIRE SEPARATION DISTANCE ANALYSIS
A8.1 ODS COMPLIANCE
A8.2 ODS COMPLIANCE
02 - LANDSCAPE
L1.0 ILLUSTRATIVE LANDSCAPE PLAN
L1.1 LANDSCAPE PLAN - LEVEL 1
L1.2 LANDSCAPE PLAN - LEVEL 3
L1.3 LANDSCAPE PLAN - LEVEL 6 & 7
L2.1 LANDSCAPE LIGHTING PLAN
L3.1 PRODUCT IMAGES AND DETAILS
L4.1 PLANTING PLAN - LEVEL 1
L4.2 PLANTING PLAN - LEVEL 3
L4.3 PLANTING PLAN - LEVEL 6 & 7
L4.4 PLANT LIST & TREE PLANTING FORM
L4.5 PLANTED AREA CALCULATIONS
L5.1 IRRIGATION PLAN - LEVEL 1
L5.2 IRRIGATION PLAN - LEVEL 3
L5.3 IRRIGATION PLAN - LEVEL 6 & 7
L5.4 IRRIGATION & HYDROZONE CALCULATION S
L6.1 EXISTING TREE REMOVAL PLAN & EVALUATION SCHEDULE
L6.2 TREE PROTECTION PLAN
L6.3 ARBORIST REPORT
L6.4 ARBORIST REPORT
L6.5 ARBORIST REPORT
03 - CIVIL
C1.0 SITE SURVEY
C1.1 DEMOLITION PLAN
C2.0 PRELIMINARY SITE PLAN
C3.0 PRELIMINARY GRADING PLAN
C3.1 PRELIMINARY GRADING SECTIONS
C4.0 PRELIMINARY UTILITY PLAN
C4.1 PRELIMINARY OFF-SITE STORM DRAIN PLAN
C5.0 PRELIMINARY STORMWATER CONTROL PLANS
C6.0 PRELIMINARY SOLID WASTE PLAN
04 - JOINT TRENCH
INT1 JOINT TRENCH INTENT TITLE SHEET
INT2 JOINT TRENCH INTENT
PuSL1 PUBLIC STREET LIGHTING TITLE SHEET
PuSL2 PUBLIC STREET LIGHTING SITE PLAN
79 1
1 22
2 3
609 of 1101
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

PROJECT DATA
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
G1.1
**** Garage Total GSF includes all spaces inside garage footprint, such as mechanical/utility spaces, etc *** Residential Core GSF include corridors, residential level lobbies, stairs, elevators, res. level utility spaces, etc ** Residential Amenity GSF includes entry lobby, leasing office, club room, fitness room, etc * Residential Net Rentable GSF calculation includes exterior, corridor and party walls NOTES:

Total 193,182 11,315 36,734 241,231 116,357 357,588
B1 0 0 1,153 1,153 56,620 57,773
1 12,675 7,586 4,576 24,837 31,291 56,128
2 21,888 0 5,690 27,578 28,446 56,024
3 32,948 2,066 5,653 40,667 40,667
4 35,163 0 5,456 40,619 40,619
5 35,161 0 5,456 40,617 40,617
6 30,497 796 4,408 35,701 35,701
7 24,850 867 4,342 30,059 30,059
LEVEL RENTABLE GSF AMENITY GSF** CORE GSF*** TOTAL GSF TOTAL GSF**** GSF RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL GARAGE Grand Total

PROJECT TABULATION
Total Bike Short Term Parking Provided 16 Total Bike Long Term Parking Provided 254 Total Bike Parking Required 16 Total Bike Parking Required 253 Three or more Bedroom 11 0.15 per unit 2 11 1.5 per unit 17 Two Bedroom 63 0.1 per unit 6 63 1.25 per unit 79
One Bedroom 158 0.05 per unit 8 158 1.0 per unit 158
Count Ratio Bike Total Count Ratio

SHORT TERM LONG TERM

BIKE PARKING
Bike Total

MUNICIPAL CODE REQUIRED BICYCLE PARKING CALCULATIONS
NOTE: (1) level 2 charger to be shared between (2) parking stalls **In addition to EVCS (Electric Vehicle Charging Station) required stalls, Per City of San Mateo Municipal Code, 85% of dwelling units with parking spaces shall be provided with a lower Level 2 EV READY spaces (4.106.4.2.1) - * Per City of San Mateo Amended Municipal Code - 15% of dwelling units with parking spaces shall be EVCS (4.106.4.2.1) Total EV Parking Provided** 233
Residential Level 2 EV Ready spaces at 85% of Dwelling Units 232 85% 198 Total EVCS Parking Required 35
(1) one in every 25 EVCS Parking Stalls shall have a 5'-0" wide aisle (accessible stall) 2 Residential EVCS Parking at 15% of Dwelling Units* 232 15% 35 count Percent

PARKING STALLS
EV Total

ELECTRIC VEHICLE (EV)
* Accessible stalls included in "required" and "provided" parking calculations Total Accessible Parking Provided 8
Total Accessible Parking Required 7
Guest Parking at 5% of stalls 9 5% 1
Residential Parking at 2% of stalls 270 2% 6
Stall count Percent

PARKING STALLS
Accessible Total
ACCESSIBLE PARKING CALCULATION*
**Per Assembly Bill (AB) 2097, no off-street parking is required as the project meets AB 2097 Criteria *Includeds (1) guest parking EVCS and (2) Accessible EVCS Total Parking Provided 277
Total Parking Required 0**
Total 8 1 105 89 7 40 21 6 277
B1 0 0 78 39 0 20 0 6 143
1 8 1 15 27 5 8 0 0 64
2 0 0 12 23 2 12 21 0 70

8.5' x 18' 8.5' x 18' 8.5' x 17'
Level Guest
Standard
Guest
Accessible
Residential
Standard
Residential
Compact
Accessible EV
Compliant*
Pallett Slider Tandem Total

PARKING STALLS

ON-SITE PARKING

PARKING TABULATION
* Residential Net Rentable (NRSF) calculation includes exterior, corridor and party walls NOTES:

NRSF
TOTAL
5,497 1,202 1,757 32,365 633 48,682 13,407 6,954 951 2,115 8,124 11,706 26,808 9,699 4,062 4,812 6,934 4,913 1,296 1,265 193,182 % 68% 27% 5% 100%
TOTAL 158 63 11 232
AVERAGE 699 1,069 1,310
NRSF 611 601 879 719 633 716 670 695 951 1,058 1,161 1,064 1,072 970 1,016 1,203 1,387 1,228 1,296 1,265 833 9 2 2 45 1 68 20 10 1 2 7 11 25 10 4 4 5 4 1 1 232
1 0 0 0 11 1 0 0 0 0 1 0 1 0 2 0 0 0 0 0 0 16
2 0 0 0 11 0 5 0 2 0 1 0 2 1 2 0 0 1 1 0 0 26
3 3 0 0 6 0 15 4 2 0 0 0 2 5 2 0 0 1 1 0 0 41
4 3 0 0 6 0 15 4 2 0 0 0 2 5 2 1 1 1 1 0 0 43
5 3 0 0 6 0 15 4 2 0 0 0 2 5 2 1 1 1 1 0 0 43
6 0 0 1 5 0 14 4 2 1 0 0 2 5 0 1 1 1 0 0 0 37
7 0 2 1 0 0 4 4 0 0 0 7 0 4 0 1 1 0 0 1 1 26
AU1 AU2 AU3 A1 A2 A3 A4 A5 A6 B1 B2 B3 B4 B5 B6 B7 C1 C2 C3 C4 LEVEL 1 BR (Type A) 2 BR (Type B) 3 BR (Type C) UNIT
PRELIMINARY UNIT MIX*
100sf x 85 (# OF REMAINING BEDROOMS)a 8,500
200sf x 232 (# OF FIRST BEDROOMS)a 46,400
REQUIRED OPEN SPACE* **Some Unit Balconies do not comply with min. square feet requirement nor the min 10' dimension (b,c,d) but are shown for reference.

Avg per DU. 57.8
TOTAL 13,411 24,423 37,834
1 945 8,360 9,305
2 442 0 442
3 3,271 12,175 15,446
4 1,890 0 1,890
5 1,890 0 1,890
6 1,693 1,028 2,721
7 3,280 2,860 6,140

LEVEL UNIT COMMON GSF

SPACE TYPE GRAND TOTAL
(b) Not less than two hundred (200) square feet per bedroom of open parcel area, exclusive of any required off-street parking areas or driveways, shall be provided for the first bedroom in each dwelling unit and at least one hundred (100) square feet per bedroom of open parcel area, exclusive of any required off-street parking areas or driveways, shall be provided for each bedroom after the first bedroom in each dwelling unit (c) The required open parcel area for each ground floor dwelling unit shall be continuous thereto, and shall have a minimum dimension of not less than ten feet (10') in any direction. Such open parcel area may include the required minimum yard areas set forth in this chapter. Where provision of contiguous open space for ground floor units conflicts with required fire department access, a redistribution of open space may be required, subject to the approval of the fire chief. (d) Open roof decks, balconies, lanais or other open structural areas made a part of the building and improved for outdoor living, may be used to satisfy the open parcel area requirements for each dwelling unit above the ground floor provided that the open roof deck, balcony, lanai, or other open structural area contains a usable area of not less than one hundred (100) square feet and is not less than six feet (6') in any dimension. Required open space for units above the ground floor may be combined for several units and located on the ground. Whether or not required open space is combined, it may be located in whole or in part on the ground, provided that the minimum dimension is ten feet (10') in any direction. Such open space need not be contiguous to the building. (e) The proposed improvement of all required open parcel area (garden patios) or roof decks, balconies, lanais or other structural areas intended for outdoor living shall be designated on plans submitted with planning applications, and upon the approval of such plans shall be considered a required part of the site and structural improvements
PROVIDED OPEN SPACE* * Per City of San Mateo Municipal Code Section 27.22.100 *Aa =WITH HEIGHT INCREASE
COMPARTMENT A MIXED, TYPE IA UNLIMITED NA NA NA UNLIMITED 169,919 SF UNLIMITED 24'-0" / 2 STORIES COMPARTMENT B R-2, TYPE lllA 24,000 SF 24,000 SF 0.17 2 56,160 SF 48,317 SF 85'-0" / 5 STORIES 76'-8" / 5 STORIES COMPARTMENT C R-2, TYPE lllA 24,000 SF 24,000 SF 0.25 2 60,000 SF 48,417 SF 85'-0" / 5 STORIES 76'-8" / 5 STORIES COMPARTMENT D R-2, TYPE lllA 24,000 SF 24,000 SF 0.25 2 60,000 SF 44,933 SF 85'-0" / 5 STORIES 76'-8" / 5 STORIES COMPARTMENT E R-2, TYPE lllA 24,000 SF 24,000 SF 0.25 2 60,000 SF 46,001 SF 85'-0" / 5 STORIES 76'-8" / 5 STORIES CONSTRUCTION TYPE (At = SM) CBC TABLE 506.2 NS IF Sa *Aa = [At + (NS x If)] x Sa ACTUAL COMPARTMENT AREA TABLE 504.3 & 504.4 ACTUAL HEIGHT/ STORY

BUILDING

COMPARTMENT
OCC. GROUP, ALLOWABLE AREA FACTOR ALLOWABLE AREA PER COMPARTMENT ALLOWABLE HEIGHT/ STORY BUILDING CODE AREAS - See Building Area Diagrams Sheet A7.2 1 1
1 2
3 3
3 610 of 1101
SITE
HIGHWAY 92
W 20TH AVE

EL CAMINO
REAL

ELKHORN CT
2 3
4 6
12 5
8 9
10 11
7 1
1 2 3 4
5 6
10 9 8 7
11 12
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

EXISTING SITE CONTEXT - PHOTOS
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
G2.1
611 of 1101
SITE
HIGHWAY 92
W 20TH AVE

EL CAMINO
REAL

ELKHORN CT
1 4
1 4
2 3 8
2 3
+/- 30'-0"
+/- 11'-6"
+/- 15'-0"
+/- 30'-0"
+/- 11'-6"
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

EXISTING BUILDING - ELEVATION PHOTOS
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
G2.2
612 of 1101

PARKING
LOUNGE

LEASING

CO-WORK

FITNESS
ELEC
TRASH
ELEC
DIESEL
FIRE
PUMP
ROOM

MODIFIED
FIRE

CONTROL
ROOM
MPOE /
ERRCS
PR
OPER
T

Y L NI E
266'-11"
17'-3" 238'-7"

PROPERTY LINE
252'-0"
7'-0"
245'-0"

PROPERTY LINE
267'-6"

PROPERTY LINE
252'-0"
LEVELS 1-6
+/- 50'-0"
LEVELS 1-2
+/-50'-0"

PRIVATE
PATIOS

PUBLIC ART
10'-0" 10'-2"
W 20TH AVE 10'-0"

ELKHORN CT

AREA PARCEL
23'-0" COMMON
BIKES
56 - STALLS

PL TO BLDG
+/-18'-11"

PL TO BLDG
+/-11'-6"

BLDG TO PL
+/-10'-5"
7'-2"
11'-5"
+/-11'-3"
20'-2"
13'-2"
7'-2"
5'-5"
10'-6"
10'-9"
10'-2"
6'-8"
7'-2"

FIRE HYDRANT

TRANSFORMERS

IRRIGATION

FIRE SERVICE

DOMESTIC WATER

TRANSFORMERS

ACCESSIBLE

PATH OF TRAVEL
1 1
1 1
1 1
0"
3'-0"
3'-0"
3'-0"
0"
0"
2 PLAN LEGEND

RESIDENTIAL

RES CORE / CIRC

AMENITY

MEP / STORAGE

OPEN SPACE

BALCONY / PATIO

SHEET NOTES

1. +0'-0" FF ELEVATION ON

ARCHITECTURAL PLANS
= +21.0 ON CIVIL PLANS
0 10' 20' 40'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

As indicated
SITE PLAN - LEVEL 1
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A1.1A
N
1 2
2 3
613 of 1101
POOL
SPA

PROPERTY LINE
266'-11"
17'-2" 239'-7" 10'-0"

PROPERTY LINE
252'-0"
7'-0"
ROOF BELOW (LEVEL 5)

PROPERTY LINE
252'-0"
7'-0"
245'-0"

PROPERTY LINE
267'-6"
10'-6"
W 20TH AVE

ELKHORN CT
LEVEL 7
+/- 54'-9"
LEVEL 7
+/- 64'-0"

PRIVATE ROOF TERRACES
(LEVEL 7)
LEVELS 1-2
+/- 50'-0"
LEVELS 1-6
+/- 50'-0"

PRIVATE ROOF TERRACES
(LEVEL 3)
OUTDOOR AMENITY (LEVEL 6)
OUTDOOR AMENITY (LEVEL 6)
10'-0" 10'-0"
10'-0"
LEVEL 7 ROOF
+/-18'-2"
15'-3"
10'-6"
19'-9"
18'-0"
10'-0"
37'-6"
+/-32'-4"
+/-38'-3"
44'-6"
13'-0"
21'-0"
LEVEL 6 ROOF
13'-2"
+/-32'-8"
+/-66'-2"
+/-8'-2"
+/-100'-11"
9'-0"
46'-5"
LEVELS 3-6
+/-56'-0"
0 10' 20' 40'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1" = 20'-0"

SITE PLAN - ROOF
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A1.1B
N
1 1
1 1
3 614 of 1101
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

PERSPECTIVE VIEW
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A1.2

EYE LEVEL VIEW FROM THE SOUTHEAST CORNER
615 of 1101
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

PERSPECTIVE VIEW
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A1.3

EYE LEVEL VIEW FROM THE SOUTHWEST CORNER
616 of 1101
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

PERSPECTIVE VIEW
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A1.4

EYE LEVEL VIEW FROM THE NORTHEAST CORNER
3 617 of 1101
RAMP
UP
RAMP
DN
TRASH
ELEC
1,563 SF

FITNESS
996 SF
LOUNGE
828 SF

CO-WORK
ELEC 1 BED
A2
2 BED
B5
W 20TH AVE

ELKHORN CT
GATE

RESIDENT ACCESS

MOVE-IN PATH OF

TRAVEL TO ELEVATORS
20'-11" 217'-7"
224'-9"
30'-0" 5'-6"

BLDG TO FOC
+/-18'-0"
16'-10" 149'-5" 68'-7"
35'-9" 49'-9" 152'-6" 7'-3"
2 BED
B5
1,514 SF

LEASING
CIRC
2 BED
B1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
2 BED
B3
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
17'-2" 10'-0".
10'-0"
30'-0"

PL TO GARAGE ENTRY
65'-2"

OUTLINE OF

GARAGE BELOW

PL TO BLDG
+/-18'-11"

PL TO BLDG
+/-11'-6"
1 BED
A1
BIKES

FIRE ACCESS WALKWAY

BLDG TO PL
+/-10'-2"

GATE GATE

VEHICULAR ENTRY

BUILDING ENTRY

PUBLIC ART
DIESEL
FIRE
PUMP
ROOM
MPOE /
ERRCS
BOH

PACKAGE
MAIL

MODIFIED
FIRE

CONTROL
ROOM

PARKING

REFER TO PARKING

PLAN FOR

DIMENSIONS
0"
3'-0"
3'-0"
3'-0"
0"
0"

AREA PARCEL
23'-0" COMMON

RESIDENT PARKING GUEST PARKING
21 - STALLS13'-1"
13'-2"
7'-2"
11'-5"
+/-6'-4"
+/-11'-3"
10'-6"
20'-2"
10'-2"
24'-0"
R 22' - 6"
22'-6"
49'-10"
41'-5" 27'-4"
14'-3"
24'-10" 42'-8" 49'-1" 21'-5"

REMOTE POWER

SHUT-OFF SWITCH

VAN ACCESSIBLE
1 1
1 1
WS
29'-8 1/4"
19'-9 1/2" 10'-6" 36'-8" 9'-11 3/4"
10'-6"
19'-3 3/4" 28'-2 1/2"

STOP SIGN
9'-8"
TYP
TYP
9'-8"
4'-9"
TYP

PLAN LEGEND

RESIDENTIAL

RES CORE / CIRC

AMENITY

MEP / STORAGE

OPEN SPACE

BALCONY / PATIO

SHEET NOTES

1. +0'-0" FF ELEVATION ON

ARCHITECTURAL PLANS
= +21.0 ON CIVIL PLANS
0 8' 16' 32'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/16" = 1'-0"
FLOOR PLAN - LEVEL 1
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.1
N
1 1
2 2
2 2
2 3
618 of 1101
RAMP
DN
POOL

EQUIPMENT
2 BED MEP
B5
2 BED
B5
3 BED
C2
2 BED
B1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
2 BED
B3 -SIM
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
2 BED
B4
2 BED
B3-SIM
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A5
1 BED
A5
3 BED
C1

POOL VAULT
224'-9"
17'-0" 149'-0" 68'-9"
8'-3" 238'-0"
10'-6"
28'-6" 27'-0" 27'-0" 27'-0" 28'-6"
22'-6" 17'-0" 24'-0" 35'-0" 24'-0" 35'-4"
10'-2"
30'-0"
10'-0" 22'-2" 224'-3"
TRASH

SPA ABOVE

POOL ABOVE
MEP
30'-0" 10'-0"

AREA PARCEL
23'-0"COMMON 7'-2"
234'-9"
202'-3" 35'-9"
22'-0" 217'-6" 6'-10"

PARKING
METAL PANEL, TYP.
+/-10'-3"
+/-8'-2"
+/-18'-11"
20'-1 1/2"
19'-0"
24'-0"
14'-3"
20'-9" 20'-7"
18'-6"

PLAN LEGEND

RESIDENTIAL

RES CORE / CIRC

AMENITY

MEP / STORAGE

OPEN SPACE

BALCONY / PATIO
0 8' 16' 32'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/16" = 1'-0"
FLOOR PLAN - LEVEL 2
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.2
N
1 1
1 1
1 1
1 619 of 1101
3 BED
C2
2 BED
B5
2 BED
B5
1 BED
A1
3 BED
C1
1 BED
A5
1 BED
A5
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
2 BED
B1
1 BED
A1
1 BED
A3
2 BED
B3-SIM
2 BED
B4
2 BED
B3
1 BED -
URBAN
AU
2 BED
B4
1 BED
A3
1 BED
A3
1 BED
A4
1 BED
A4
1 BED
A4
1 BED
A4
1 BED
A3
1 BED
A3
2 BED
B4
2 BED
B4
CIRC
TRASH
1,971 SF

AMENITY
1 BED -
URBAN
AU
POOL
SPA
1 BED -
URBAN
AU
239'-7" 17'-2"
11'-0" 149'-1" 68'-7"
8'-3" 237'-10"
30'-0" 6'-0" 219'-2"

FIRE WALL

FIRE WALL
10'-0"
10'-0"

AREA PARCEL
23'-0"COMMON 13'-2"
22'-7" 223'-6"
36'-0" 228'-9"
202'-0" 35'-11"
5'-0"

PRIVATE ROOF TERRACES
32'-0" 5'-6" 32'-0"
32'-0" 7'-0" 30'-0"
32'-0" 5'-6" 32'-0"
7' TALL GLASS PANEL
METAL PANEL, TYP.
9'-0"
10'-2"
10'-8"
7'-0"
+/-10'-3"
+/-8'-2"
+/-16'-10"
+/-19'-0"
19'-10"
37'-2"
26'-0"
11'-10"
43'-10"
25'-9"
1 1
1 1
1 PLAN LEGEND

RESIDENTIAL

RES CORE / CIRC

AMENITY

MEP / STORAGE

OPEN SPACE

BALCONY / PATIO
0 8' 16' 32'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/16" = 1'-0"
FLOOR PLAN - LEVEL 3
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.3
N
1 1
1 1 1
1 3
620 of 1101
2 BED
B3 -SIM
2 BED
B4
2 BED
B3
2 BED
B4
2 BED
B4
2 BED
B7
2 BED
B5
2 BED
B5
1 BED
A3
1 BED -
URBAN
AU
1 BED -
URBAN
AU
3 BED
C2
3 BED
C1
CIRC
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
2 BED
B1
1 BED
A1
1 BED
A1
1 BED
A5
1 BED
A5
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A4
1 BED
A4 1 BED
A4
1 BED
A4
1 BED
A3
1 BED
A3
2 BED
B4
1 BED -
URBAN
AU
TRASH

FIRE WALL
11'-0" 149'-1" 68'-7"
8'-3" 237'-10"
10'-0"

FIRE WALL
2 BED
B6

AREA PARCEL
23'-0"COMMON 13'-2"
202'-0" 35'-11"
36'-0" 228'-9"
239'-7" 17'-2"
22'-7" 223'-3"
10'-0"
30'-0" 6'-0" 219'-2"

COURTYARD
BELOW

PRIVATE ROOF TERRACES
BELOW (LEVEL 3)
32'-0" 5'-6" 32'-0"
32'-0" 7'-0" 30'-0"
32'-0" 5'-6" 32'-0"
METAL PANEL, TYP.

METAL PANEL, TYP.
12'-0"
10'-3"
8'-2"
16'-10"
19'-0"
10'-2"
9'-0"
10'-8"
19'-10"
18'-9"
24'-2"

PLAN LEGEND

RESIDENTIAL

RES CORE / CIRC

AMENITY

MEP / STORAGE

OPEN SPACE

BALCONY / PATIO
0 8' 16' 32'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/16" = 1'-0"
FLOOR PLAN - LEVEL 4
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.4
N
1 1
1 1
1 1
1 1
1 3
621 of 1101
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
2 BED
B1
1 BED
A1
1 BED
A1
1 BED
A5
1 BED
A5
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
2 BED
B5
2 BED
B5
1 BED
A3
2 BED
B3 -SIM
2 BED
B4
2 BED
B3 -SIM
2 BED
B6
2 BED
B7
1 BED -
URBAN
AU
1 BED -
URBAN
AU
2 BED
B4
1 BED
A3
1 BED
A3
1 BED
A4
1 BED
A4 2 BED
B4
2 BED
B4
1 BED
A4
1 BED
A4
1 BED
A3
1 BED
A3
3 BED
C2
3 BED
C1
TRASH

FIRE WALL

FIRE WALL
1 BED -
URBAN
AU
11'-0" 149'-1" 68'-7"
8'-3" 237'-10"
10'-0"

AREA PARCEL
23'-0"COMMON 13'-2"
202'-0" 35'-11"
36'-0" 228'-9"
239'-7" 17'-2"
22'-7" 223'-3"
10'-0"
30'-0" 6'-0" 219'-2"

PRIVATE ROOF TERRACES
BELOW (LEVEL 3)
32'-0" 5'-6" 32'-0"
32'-0" 7'-0" 30'-0"
32'-0" 5'-6" 32'-0"
METAL PANEL, TYP.

METAL PANEL, TYP.
19'-10"
18'-9"
10'-2"
9'-0"
19'-0"
16'-10"
10'-3"
8'-2"
24'-2"
12'-0"
10'-8"

PLAN LEGEND

RESIDENTIAL

RES CORE / CIRC

AMENITY

MEP / STORAGE

OPEN SPACE

BALCONY / PATIO
0 8' 16' 32'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/16" = 1'-0"
FLOOR PLAN - LEVEL 5
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.5
N
1 1
1 1
1 1
1 1 1
1 3
622 of 1101
ROOF LEVEL 5
CIRC
1 BED
A6
1 BED
A5
1 BED
A5
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A1
1 BED
A3
1 BED
A3
1 BED
A3
1 BED
A3
2 BED
B4
1 BED
A3
1 BED
A3
1 BED
A4
1 BED
A4 1 BED
A4
1 BED
A4
1 BED
A3
1 BED
A3
1 BED
A3
2 BED
B1
1 BED -
URBAN
AU3
2 BED
B6
2 BED
B7
2 BED
B4
2 BED
B4
2 BED
B3 -SIM
2 BED
B4
2 BED
B3 -SIM
3 BED
C1
TRASH
8'-3" 237'-10"
32'-0" 5'-6" 32'-0"
32'-0" 7'-0" 30'-0"
32'-0" 5'-6" 32'-0"
9'-6" 28'-0"
5'-6"
5'-6"
10'-6"

FIRE WALL

FIRE WALL BELOW

AREA PARCEL
23'-0"COMMON 13'-2"
218'-1"
190'-1"
31'-7" 38'-0" 84'-7" 74'-8" 10'-0"
202'-0" 35'-11"
7'-0"
30'-0" 6'-0" 219'-2"
740 SF

AMENITY

PRIVATE ROOF TERRACES
BELOW (LEVEL 3)
OUTDOOR AMENITY (LEVEL 6)

OUTDOOR

AMENITY
METAL PANEL, TYP.

METAL PANEL, TYP.
+/-19'-0
+/-10'-6
"
"
+/-10'-1"
+/-38'-5"
10'-8"
19'-10"
10'-2"
9'-0"
12'-0"
16'-10"
24'-11"
32'-0"
33'-1 1/4"
32'-0"

PLAN LEGEND

RESIDENTIAL

RES CORE / CIRC

AMENITY

MEP / STORAGE

OPEN SPACE

BALCONY / PATIO
0 8' 16' 32'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/16" = 1'-0"
FLOOR PLAN - LEVEL 6
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.6
N
1 1
1 1
1 1
1 1
1 1
1 3
623 of 1101
1 BED -
URBAN
AU3
2 BED
B1
2 BED
B2
2 BED
B2
2 BED
B2
2 BED
B2
2 BED
B2
3 BED
C4
2 BED
B2
2 BED
B2
2 BED
B6
2 BED
B7
1 BED
A3
1 BED
A3
1 BED
A4
1 BED
A4
1 BED
A4
1 BED
A4
1 BED
A3
1 BED
A3
2 BED
B4
1 BED -
URBAN
AU2
3 BED
C3
2 BED
B4
2 BED
B4
806 SF

AMENITY
CIRC
TRASH
ROOF LEVEL 5 BELOW
5'-6" 32'-0"
32'-0" 7'-0" 25'-3"
32'-0" 5'-6" 24'-0" 5'-6"
5'-6"
9'-6"

PL TO BLDG
38'-2"

FIRE WALL

AREA PARCEL
23'-0"COMMON 21'-2"
140'-8"
98'-11" 48'-0"
228'-8"
219'-7"
220'-9"
3'-3" 49'-9" 10'-6" 149'-10"
31'-7" 6'-0" 47'-1" 19'-7"
68'-6" 119'-11" 31'-2"
36'-0" 8'-2" 211'-0"
1'-9"

DOG RUN

OUTDOOR

AMENITY
1 BED -
URBAN
AU2

PRIVATE ROOF TERRACES
BELOW (LEVEL 3)

OUTDOOR AMENITY
(LEVEL 6)

PRIVATE ROOF

TERRACES
7' TALL GLASS PANEL
7' TALL GLASS PANEL
METAL PANEL, TYP.
13'-2"
10'-0"
+/-10'-1"
+/-
18'-11"
10'-6"
15'-5"
21'-2"
+/-38'-4"
18'-2"
ROOF LEVEL 6 BELOW
16'-6"
18'-5"
47'-1"
47'-1" 27'-8"
13'-8" 68'-6"
1 1
1 1
1 1
1 CL 21'-4 1/4"
5'-4"

PLAN LEGEND

RESIDENTIAL

RES CORE / CIRC

AMENITY

MEP / STORAGE

OPEN SPACE

BALCONY / PATIO
0 8' 16' 32'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/16" = 1'-0"
FLOOR PLAN - LEVEL 7
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.7
N
2 624 of 1101
T R 18x14
44'-0" 211'-4" 1'-9" 18'-0"
221'-0"
68'-6"

FIRE WALL BELOW

STAIRS TO ROOF

ROOF ACCESSED BY

ROOF HATCH IN STAIR
ROOF LEVEL 5
ROOF LEVEL 6
ROOF

MECH UNITS MECH UNITS

POTENTIAL PV PER CODE

POTENTIAL PV PER CODE POTENTIAL PV PER CODE

POTENTIAL PV PER CODE

POTENTIAL PV PER CODE
18'-2"
10'-1"
10'-6"
10'-6"
19'-9"
18'-0"
9'-3"
37'-6"
32'-4"
38'-3"
44'-6"
13'-0"
21'-0"
ROOF LEVEL 6
SLOPE: 3/8" / 12"
SLOPE:
3/8" / 12"
SLOPE:
3/8" / 12"
SLOPE:
3/8" / 12"
SLOPE: 3/8" / 12"
SLOPE: 3/8" / 12"

POTENTIAL PV PER CODE
SLOPE: 3/8" / 12"
0 8' 16' 32'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/16" = 1'-0"

FLOOR PLAN - ROOF
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.8
N
1 1
1 1
1 1
2 625 of 1101
RAMP
UP

PARKING
BIKES
21'-2" 224'-1"
11'-0" 245'-3" 10'-8"
23'-0" 247'-0" 5'-0"
232'-0" 15'-0"
23'-0" 24'-0" 149'-10" 73'-2" 5'-0"
7'-4" 202'-5" 35'-6"
18'-0" 24'-0" 22'-6" 17'-0" 24'-0" 35'-0" 24'-0" 36'-0" 24'-0" 18'-0" 27'-3" 28'-6" 27'-0" 27'-0" 27'-0" 18'-0" 7'-0" 17'-0"
29'-5" 23'-5" 25'-8" 28'-6"
22'-6"
5'-0"PUE
5'-0"
PUE
MECH

AREA PARCEL
23'-0" COMMON
EVAE
20'-0"
10'-8" 237'-10" 19'-0"
233 - STALLS
6'-2"
60'-0"
20'-4"
MECH

HEAT PUMP WATER

HEATERS AND TANKS
0 8' 16' 32'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/16" = 1'-0"
FLOOR PLAN - LEVEL B1
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.B1
N
2 2
626 of 1101
RAMP
UP
RAMP
DN
W 20TH AVE

ELKHORN CT

GATE RESIDENT ACCESS
17'-0" 24'-0" 17'-0" 18'-0" 48'-0" 50'-0" 22'-6"
24'-0"

PROPERTY LINE

PL TO GARAGE ENTRY
65'-2"

VEHICULAR ENTRY
MAIL
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
2 @ 8'-6"
17'-0" 10'-0"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
9'-0" 9'-0" 9'-0" 9'-0" 7'-6" 9'-0" 9'-0" 7'-6" 9'-0" 8'-6" 8'-0" 9'-0" 2 @ 9'-0"
18'-0"
3 @ 9'-0"
27'-0"
2 @ 9'-0"
18'-0" 8'-6" 9'-0"
2 @ 8'-6"
17'-0"
2 @ 8'-6"
17'-0"
GATE

RESIDENT
ACCESS
35'-0" 30'-0" 30'-0" 30'-0" 30'-0"28'-6" 27'-0" 27'-0" 27'-0" 28'-6" 3 @ 8'-6" 25'-6" EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
R 22' - 6"
24'-0"
R 26' - 6"
37'-0" 30'-0" 30'-0" 28'-9" 31'-3" 30'-0"

STRUCTURAL COLUMN,
TYP.
8'-6" 8'-6" 8'-6"
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
18'-0"
READY
24'-0"

VAN ACCESSIBLE
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
17'-0" 24'-0" 17'-0" 18'-0" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 9'-0" 7'-6" 9'-0"
22'-6"
9'-0" 8'-3"
2 @ 9'-0"
18'-0"
3 @ 9'-0"
27'-0"
3 @ 9'-0"
27'-0"
2 @ 9'-0"
18'-0"
35'-0" 30'-0" 30'-0" 30'-0" 30'-0"
25'-7 3/4"
4 SLIDERS 5 SLIDERS
28'-6"
6 SLIDERS
27'-0"
1 SLIDER
27'-0" 27'-0" 28'-6"
RAMP
DN EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY

POOL VAULT

SPA ABOVE

POOL ABOVE
EV
READY
EV
READY
EV
READY
17'-0" 18'-0"
2 @ 8'-6"
17'-0"
2 @ 8'-6"
17'-0"
R 23' - 6"

STRUCTURAL
COLUMN, TYP.
8'-0"9'-0"8'-6"
EV
READY
EV
READY
EV
READY
EV
READY
18'-0"
5 @ 8'-6"
25'-6"5 SLIDERS
1 @ 8'-6"
8'-6"
6 @ 8'-6"
25'-6"
5 @ 8'-6"
25'-6"
4 @ 8'-6"
17'-0"

KLAUS PARKBOARD MECHANIZED

PALLETS OR EQUAL
KLAUS

PARKBOARD

MECHANIZED

DATE:
1/16" = 1'-0"
PARKING PLAN - LEVEL 1 & 2
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.P1
N
A2.P1 1/16" = 1'-0"
01 LEVEL 1 - PARKING PLAN
A2.P1 1/16" = 1'-0"
2 LEVEL 2 - PARKING PLAN
PARKING COUNT*
LEVEL 2: 70 STALLS
LEVEL 1: 64 STALLS
LEVEL B1: 143 STALLS
TOTAL: 277 STALLS
*FOR PARKING TABULATIONS - REFER TO SHEET G1.1
1 1
1 1
1 2
2 2
3 627 of 1101
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
2 @ 8'-6"
17'-0"
2 @ 8'-6"
17'-0"
3 @ 8'-6"
25'-6"
3 @ 8'-6"
25'-6"
18'-0" 24'-0" 18'-0" 7'-0" 17'-0" 24'-0" 35'-0" 24'-0" 36'-0" 24'-0" 3'-0" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 2 @ 8'-6" 17'-0" 3 @ 8'-6" 25'-6" 2 @ 8'-6" 17'-0" 3 @ 8'-6" 25'-6" 2 @ 8'-6" 17'-0" 2 @ 8'-6" 17'-0" 2 @ 8'-6" 17'-0" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 2 @ 8'-6" 17'-0" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 2 @ 8'-6" 17'-0" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 2 @ 8'-6" 17'-0" 3 @ 8'-6" 25'-6" 3 @ 8'-6" 25'-6" 2 @ 8'-6" 17'-0" 2 @ 9'-0" 18'-0" 3 @ 9'-0" 27'-0" 3 @ 9'-0" 27'-0" 3 @ 9'-0" 27'-0" 3 @ 9'-0" 27'-0" 3 @ 9'-0"
27'-0"
2 @ 9'-0"
18'-0" 9'-0"
24'-0" 22'-6" 17'-0" 24'-0" 17'-0" 18'-0" 24'-0" 18'-0" 18'-0" 24'-0" 8'-6" 2 @ 8'-6"
17'-0"
32'-4 3/4" 30'-7 1/4" 30'-0" 30'-0" 30'-0" 30'-0"
19'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6"
29'-3" 21'-3" 27'-0" 27'-0" 27'-0" 32'-11" 23'-7" 27'-9" 28'-0" RAMP
UP
10%
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
R 25' - 6"
30'-0" 35'-0" 30'-0" 30'-0" 23'-4 3/4" 35'-0" 31'-7 1/4" 28'-0" 37'-0" 30'-0" 30'-0" 28'-9"

COLUMNS, TYP
31'-3" 30'-0"

STRUCTURAL COLUMN,
TYP.
2 A2.P2
________________________
2 A2.P2
________________________
EV
READY
LEVEL 1
0"
LEVEL 2
13'-6"
LEVEL 3
25'-0"
LEVEL B1
-10'-6"
GARAGE LEVEL 2
GARAGE LEVEL 1
GARAGE LEVEL B1

VERT CURVE
10'-0" RAMP LENGTH

DATE:

As indicated
PARKING PLAN - LEVEL B1
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.P2
N
A2.P2 1/16" = 1'-0"
1 LEVEL B1 - PARKING PLAN
PARKING COUNT*
LEVEL 2: 70 STALLS
LEVEL 1: 64 STALLS
LEVEL B1: 143 STALLS
TOTAL: 277 STALLS
*FOR PARKING TABULATIONS - REFER TO SHEET G1.1
1 A2.P2 3/32" = 1'-0"
2 GARAGE RAMP SECTION
1 2
3 628 of 1101
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:

PARKING - MECHANICAL INFORMATION
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A2.P3

PROPOSED MECHANICAL PARKING SYSTEM CITY OF SAN MATEO OFF-STREET MECHANICAL AND AUTOMATED PARKING SYSTEM STANDARDS 2 629 of 1101
1 A3.3
________________________
1 A3.3
________________________
1 2 3
3 9
4 7
12 11
1 LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-3". 10'-3". 10'-3".
6 2
6 5
11 1 5
ART
2 T.O. PARAPET
81'-4"
LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'6"
10'-3" 11'-6"
LEVEL 1 - GRADE
0'-0"
LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-3". 10'-3". 10'-3".

LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LEVEL 1 - GRADE
0'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6"
3'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6"
3'-0"
10'-7 1/2"
T.O. PARAPET
81'-4"
4'-8 1/2"
10'-7 1/2"
4'-8 1/2"
9 T.O. ELEVATOR PH
87'-0" - PLATE
5'-8"
14 2
A3.3
________________________
2 A3.3
________________________
7 7 9 1
5 4
10 3 11 12
1 6
LOBBY ENTRY GARAGE ENTRY 8
2 6

EGRESS EXIT
13 LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-3". 10'-3". 10'-3".

T.O. PARAPET
81'-4"
LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LEVEL 1 - GRADE
0'-0"
LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-3". 10'-3". 10'-3".

T.O. PARAPET
81'-4"
LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LEVEL 1 - GRADE
0'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6"
3'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6"
3'-0"
4"x10"

HORIZONTAL

STUCCO BAND
T.O. ELEVATOR PH
87'-0" - PLATE
10'-7 1/2"
4'-8 1/2"
5'-8"
10'-7 1/2"
4'-8 1/2"
9 14
A3.1
2 A3.2
1 A3.1
1 A3.2
2 A8.1
2 A8.1
1 A8.1
4 A8.1
3 A7.5
1 A7.5
2 A7.5
3 A7.5
4 A5.2
1 A5.2
2 SHEET NOTES

1. +0'-0" FF ELEVATION ON

DATE:

As indicated

EXTERIOR ELEVATIONS
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A3.1
A3.1 1/16" = 1'-0"
1 EXTERIOR ELEVATION - SOUTH (WEST 20TH AVENUE)
A3.1 1/16" = 1'-0"
2 EXTERIOR ELEVATION - EAST (ELKHORN COURT) KEY PLAN - ELEVATIONS CEMENT PLASTER - 20/30 SAND FINISH

CALLOUT LEGEND
*REFER TO A5.1 - MATERIAL BOARD

FOR THE MATERIAL COLOR SELECTION
1 2
3 4
5 6
7 8
9 10

SMOOTH PLASTER

WOOD GRAIN METAL SIDING

THIN BRICK

FOAM TRIM WITH SMOOTH PLASTER FINISH

AT WINDOW

RECESSED VINYL WINDOW

ALUMINUM STOREFRONT

MECHANICAL LOUVERS

METAL CANOPY

METAL AWNING
11 VERTICAL PICKET RAILING
12 GLASS RAILING
13 METAL PANEL
1 1
1 1 1 1 1 1 1
14 8" X 1' FOAM TRIM PARAPET CAP
2 2
2 2
2 630 of 1101
1 A3.3
________________________
1 A3.3
________________________
LEVEL B1
-10'-6" 5
1 6
8 3
11 1 11 9

EXISTNG GARAGE
BEYOND

STAIR CORE AND ELEVATOR

OVER RUN BEYOND
GATE
2 6 5
5 2
GATE
13 13 13
LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'- 7 1/2"
10'-3". 10'-3". 10'-3".

LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LEVEL 1 - GRADE
0'-0"
LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-3". 10'-3". 10'-3".

LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'6"
10'-3" 11'-6"
LEVEL 1 - GRADE
0'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6"
3'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6"
3'-0"
ROOF
4"x10" HORIZONTAL

SMOOTH STUCCO BAND

THICKENED WALL TO ALLOW

FOR FURTHER RECESSED

WINDOWS AT BASE

GLASS PANEL

GLASS PANEL
T.O. PARAPET
81'-4"
10'-7 1/2"
4'-8 1/2"
T.O. PARAPET
81'-4"
10'-7 1/2"
4'-8 1/2"
5'-8"
T.O. ELEVATOR PH
87'-0" - PLATE
2 A2.P2
________________________
2 A2.P2
________________________
14 9
2 A3.3
________________________
2 A3.3
________________________
1 11
3 12 6 6 1
9 2 2

ELEVATOR OVER

RUN BEYOND
10 11 5
13 LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-3". 10'-3". 10'-3".

T.O. ELEVATOR PH
87'-0" - PLATE
LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LEVEL 1 - GRADE
0'-0"
LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-3". 10'-3". 10'-3".

LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LEVEL 1 - GRADE
0'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6"
3'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6"
3'-0"
ROOF
4"x10"

HORIZONTAL

STUCCO BAND
4"x10"

HORIZONTAL

STUCCO BAND
GLASS
PANEL
T.O. PARAPET
81'-4"
10'-7 1/2"
4'-8 1/2"
T.O. PARAPET
81'-4"
10'-7 1/2"
4'-8 1/2"
5'-8"
T.O. ELEVATOR PH
87'-0"
5'-8"
14 A3.1
2 A3.2
1 A3.1
1 A3.2
2 A8.1
2 A8.1
1 A8.1
4 A8.1
3 A7.5
1 A7.5
2 A7.5
3 A7.5
4 A5.2
1 A5.2
2 SHEET NOTES

1. +0'-0" FF ELEVATION ON

DATE:

As indicated

EXTERIOR ELEVATIONS
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A3.2
CEMENT PLASTER - 20/30 SAND FINISH

CALLOUT LEGEND
*REFER TO A5.1 - MATERIAL BOARD

FOR THE MATERIAL COLOR SELECTION
1 2
3 4
5 6
7 8
9 10

SMOOTH PLASTER

WOOD GRAIN METAL SIDING

THIN BRICK

FOAM TRIM WITH SMOOTH PLASTER FINISH

AT WINDOW

RECESSED VINYL WINDOW

ALUMINUM STOREFRONT

MECHANICAL LOUVERS

METAL CANOPY

METAL AWNING
A3.2 1/16" = 1'-0"
1 EXTERIOR ELEVATION - NORTH
A3.2 1/16" = 1'-0"
2 EXTERIOR ELEVATION - WEST KEY PLAN - ELEVATIONS
N
11 VERTICAL PICKET RAILING
12 GLASS RAILING
13 METAL PANEL
1 1
1 1
1 1 1 1
1 1
1 1
14 8" X 1' FOAM TRIM PARAPET CAP
2 2
2 2
2 2
2 2
2 2
3 631 of 1101
1 A3.3
________________________ 1
A3.3
________________________
LEVEL B1
-10'-6"
2 BED

PARKING PARKING
PL
2 BED 1 BED 1 BED
1 BED 1 BED
1 BED 1 BED
1 BED 1 BED
1 BED 1 BED
1 BED 1 BED
1 BED
1 BED
1 BED
1 BED 1 BED
1 BED
1 BED
1 BED
SPA
1 BED
7'-6"

ELKHORN

PARKING

COURTYARD
5'-0". 5'-0"
RAMP
RAMP

FOC TO BLDG
17'-8"
PL

BUILDING
+/- 50'-0" TO ADJ
36'-0"

CORTE BELLA
30'-0"
25'-6"
17'-6"

FACE OF CURB
LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-7 1/2" 10'-3". 10'-3". 10'-3".

LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LVL 1 - GRADE
0'-0"
13'-6"
T.O. PARAPET
81'-4"
4'-8 1/2"
LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-7 1/2" 10'-3". 10'-3". 10'-3".

LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LVL 1 - GRADE
0'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6" 3'-0"
T.O. PARAPET
81'-4"
4'-8 1/2"
LEVEL B1
-10'-6"
10'-6"10'-6"

GRADE TO TO PLATE
74'-7 1/2"

GRADE TO TO PARAPET
79'-8"

GRADE TO BUILDING ROOF PEAK
76'-7"

GRADE TO TO PLATE
76'-8"

GRADE TO BUILDING ROOF PEAK
78'-7"

GRADE TO PARAPET
83'-3"
64'-0" TO ADJ BUILDING
44'-0"
2 A2.P2
________________________ 2
A2.P2
________________________
LEVEL B1
-10'-6"
2 A3.3
________________________ 2
A3.3
________________________

PARKING
2 BED 2 BED
2 BED
2 BED
2 BED
1 BED 2 BED
1 BED
1 BED
1 BED
2 BED
2 BED
2 BED
2 BED
2 BED
POOL + VAULT
SPA

COURTYARD
PL
PL
10'-0"

FOC TO BLDG
21'-6"
10'-4"

ADJACENT UNDERGROUND

GARAGE WITH GARDEN
ABOVE
PARKING W. 20TH
FIRE
ACCESS

WALKWAY

BUILDING
50' - 6" TO ADJ
10'-6"
15'-3"

THE LARK
20'-4"

FACE OF CURB
LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-7 1/2" 10'-3". 10'-3". 10'-3".

LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LVL 1 - GRADE
0'-0"
10'-6" 3'-0"
T.O. PARAPET
81'-4"
4'-8 1/2" 10'-6"
LEVEL 1 RES - F.F.
3'-0"
LEVEL 4 - F.F.
35'-3"
LEVEL 5 - F.F.
45'-6"
LEVEL 6 - F.F.
55'-9"
LEVEL 7 - F.F.
66'-0"
T.O. PLATE
76'-7 1/2"
10'-7 1/2" 10'-3". 10'-3".

LEVEL 3 - F.F.
25'-0"
LEVEL 2 - F.F.
13'-6"
10'-3" 11'-6"
LVL 1 - GRADE
0'-0"
LEVEL 1 RES - F.F.
3'-0"
10'-6" 3'-0"
T.O. PARAPET
81'-4"
4'-8 1/2"
LEVEL B1
-10'-6"
10'-6" 10'-3"

GRADE TO TO PLATE
73'-7 1/2"

GRADE TO TO PARAPET
57'-3"
1-HR FIRE RATING
3-HR FIRE RATING

GRADE TO TO PLATE
51'-9"

GRADE TO TO ROOF PEAK
75'-9"
9'-6" 10'-6" 9'-3" 9'-3" 9'-3"
1 BED
1 BED
9'-6" 10'-6" 9'-3" 9'-3" 9'-3" 9'-3" 10'-6" 12'-6"
12'-6" 10'-6"
1 A3.3
________________________ 1
A3.3
________________________
2 A3.3
2 ________________________
A3.3
________________________

SHEET NOTES

1. +0'-0" FF ELEVATION ON

DATE:

As indicated

BUILDING SECTIONS
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A3.3
A3.3 1/16" = 1'-0" 2 EAST/WEST SECTION
A3.3 1/16" = 1'-0" 1 NORTH/SOUTH ELEVATION

KEY PLAN - SECTIONS
N
1 1
1 1
1 1
632 of 1101
2'-6" 3'-6"
6'-0" 2'-0"
TYPE
TYP. LOCATION
TYPE A

CASEMENT W/ CEMENT PLASTER
PANEL
TYPE B

CASEMENT W/ FIXED GLAZED
WINDOW

THROUGHOUT THROUGHOUT
3'-0" 3'-0"
6'-0" 2'-0"
3'-6"3'-6"
6'-0" 6'-0"
TYPE C

CORNER W/ STUCCO PANEL
3'-0" 3'-0" 2'-0" 3'-0" 3'-0" 3'-0"
6'-0" 2'-0"
3'-6"
17'-0"

SE CORNER
TYPE
TYP. LOCATION

DOUBLE GLAZED ENTRY DOUBLE FLUSH

LOBBY / ENTRY BACK OF HOUSE

SINGLE FLUSH

THROUGHOUT
6'-8"
6'-0"
6'-8"
6'-0"
6'-8"
3'-0"

SINGLE GLAZED
LOBBY

SINGLE GLAZED W/ TRANSOM
LEVEL 1 ON W. 20TH
3'-0"
6'-8"6'-8" 1'-0"
3'-0"
8'-0"
3'-0"

DATE:
1/4" = 1'-0"

DOOR AND WINDOW ELEVATIONS
220 WEST 20TH AVE | SAN MATEO, CA

03.25.2026
2025001
A3.4
N

WINDOW ELEVATIONS
1 DOOR ELEVATIONS
2 633 of 1101
CL
CL
19'-2"
32'-0"
10'-4" 9'-11"
9'-10 1/2"
24'-0"
CL
25'-5 1/2"
CLCL
28'-5"
12'-2"
11'-2 1/2"
DW
12'-9 1/2"
32'-0"
12'-9"
11'-0"
20'-4"
5'-6"
14'-2"
NO OPENING AT LEVEL 6
0 2' 4' 8'
COPYRIGHT © 2023 BAR ARCHITECTS & INTERIORS | PROJECT NO:

DATE:
1/4" = 1'-0"