220 W. 20TH AVENUE
SAN MATEO
CITY COUNCIL MEETING
May 15, 2026
AGENDA
1. Introdu cti on
2. Pl anning Appro ach
3. D es ign
4. Q&A
2 3
THE TEAM
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
ANSON, BURLINGAME
1 ADRIAN COURT, BURLINGAME
11 EL CAMINO REAL, SAN CARLOS
(Under Construction)
NINE88, SOUTH SAN FRANCISCO
18 INGOLD, BURLINGAME
(Under Construction)
PLANNING + POLICY Q&ACOMMUNITY OUTREACH
4 INTRODUCTION SITE
DESIGN
PLANNING + POLICY FRAMEWORK
1 S t r i v e S a n M a t e o G e n e r a l P l a n 2 0 4 0 – A d o p t e d M a r c h 2 0 2 4 Site designated as Residential Medium II (4-6 stories, 51-99 du/ac) Project is consistent with General Plan
Zoning to be updated by City to reflect General Plan 2040 changes S t at e D e n s i t y B o n u s L a w
Allows for additional density and height by providing below market rate units S a n M a t e o M e a s u r e T
San Mateo voter-approved measure in November 2024, allowing higher height, density, and intensity limits to allow build out consistent with the General Plan. Site is in one of nine focus areas included in Measure T
2 3
5 A s s e m b l y B i l l N o . 2 0 9 7
Prohibits public agencies from imposing any minimum automobile parking requirements on development projects within ½ mile of public transit
4 5
A s s e m b l y B i l l N o . 1 3 0- A d o p t e d J u n e 2 0 2 5 Exempts housing developments from CEQA (California Environmental Quality Act) if a project meets specific requirements
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN 220 W. 20TH AVE.
6 View from W. 20th/Elkhorn Ct.
View of Existing
Common Area - W. 20th
View of San Mateo Elks Lodge
View of The Lark from Existing Parking Lot
View of Shriners from Elkhorn Ct.
View of Existing Building from Elkhorn Ct.
View of The Lark and Corte Bella at Rear
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN 2 2 0 W. 2 0 TH A V E
E X I S T I N G C O N D I T I O N S
T H E L A R K
C O R T E B E L L A
S H R I N E R S
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN 7 COMMUNITY OUTREACH DATE
Project Application Community Meeting May 15, 2025
Serra High School Community Meeting – Attended May 2026 Family Housing an Adult Resources (FHAR) Meeting June 16, 2025 Asiya Shriners Meeting #1 July 15, 2025
San Mateo Elks Lodge Outreach July 2025
Corte Bella Community Meeting #1 August 12, 2025
Beresford Hillsdale Neighborhood Assn. Meeting September 23, 2025 Serra High School Community Meeting – Attended January 22, 2026 Corte Bella Community Meeting #2 February 3, 2026
Asiya Shriners Meeting #2 February 9, 2026
The Lark Ownership Coordination May 2025-April 2026
Corte Bella Follow-up February-May 2026
Asiya Shriners Meeting #3 June 11, 2026
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN 8 • Size of Building
• Building design and residential
character
• Landscaping
• Traffic & speeding on W. 20th Ave.
• Parking
• Visibility leaving Corte Bella garage
at W. 20th Ave.
• Lack of short-term parking for ride
share/food delivery
• Consideration of on-street parking
for drop-off/pick-up at Shriners
TRAFFIC +
VEHICLE
ARCHITECTURE
+ DESIGN OTHER
• Dogs using Corte Bella front
yards
• Existing water pressure
• Construction impacts
COMMUNITY FEEDBACK
PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE 9 10
2 2 0 W. 2 0 TH A V E
E X I S T I N G
C O N D I T I O N S
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
112 2 0 W. 2 0 TH A V E
S I T E P L A N
• 232 Apartments
• 1, 2 & 3 Bedroom
Plans
• 5-7 stories with
1-level basement
garage
• 277 Parking Stalls
• 254 Bike Parking
Stalls
• 150.6 units/acre
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
122 2 0 W. 2 0 TH A V E
L E V E L 3
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
132 2 0 W. 2 0 TH A V E
L E V E L 6
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
142 2 0 W. 2 0 TH A V E
L e v e l 7
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
CORTE BELLA
30’-0”
36’-0”
(+/-) 50’
17’-6”
25’-6”
Face of Curb
ELKHORN CT
152 2 0 W. 2 0 TH A V E
E A S T / W E S T S E C T I O N
Corte Bella Building Face
(Not to scale. For reference only)
44’
(+/-) 64’-0”
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
2 2 0 W. 2 0 TH A V E
N O R T H / S O U T H S E C T I O N
16 15’-3” 20’-4”
Face of Curb
W . 20TH AVETHE LARK
10’-6”
50’-6”
The Lark Building Face
(Not to scale. For reference only)
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
V I E W O F W . 2 0 TH A V E . + E L K H O R N C T . 17 PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
V I E W O F W . 2 0 TH A V E .
18 PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
V I E W O F E L K H O R N C T . & N O R T H E L E V A T I O N 19 PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
20A R T P L A Z A A T W . 2 0 TH A V E . & E L K H O R N C T .
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
21S T O O P S A T W . 2 0TH A V E .
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
22V I E W O F W E S T E L E V A T I O N F R O M W . 2 0TH A V E .
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
23L O B B Y & L E A S I N G E N T R Y A L O N G E L K H O R N C T.
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
ELKHORN STREET TREE;
REDGUM EUCALYPTUS
GRASSPAVE AT EVA LANE
STREET TREE AT 20TH AVE:
FLAMEGOLD TREE
DECORATIVE PAVING
FOCAL OAK TREE
ART AT CORNER
(TBD)
SEAT BLOCKS
BIKE RACKS
PLANTING STRIPS AT
BACK OF CURB
L A N D S C A P E | G R O U N D L E V E L
ARCHITECTURAL STREET LIGHT
24 PREFERRED STREET TREE;
BRISBANE BOX
R ES PO N S E TO F E EDB AC K
2 1
3 4
Increased length of yellow loading
zone on Elkhorn Ct. and added Red
Curbs
Studied sight vision triangle – no
issues identified
Added short term loading for
rideshare/food delivery on W. 20th
Ave.
Added parking sliders
1 3
2 4
PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE 25 Replaced asphalt Common Area with
walking path and grass
Added rooftop dog run
Added separated sidewalk, upsized
street trees, and increased landscaping
1 3
2 1
3 2
PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE Added crosswalk with RRFB across
W. 20th Ave. at Elkhorn Ct.4
2 4
R ES PO N S E TO F E EDB AC K
26 5 Replacing Corte Bella’s fence ahead of
project construction
5 27
• Relocated brick to corner and Elkhorn Ct.
• Focused on refined architectural details
• Window Frames
• Window Panels
• Beveled Brick
• Cornices
• Metal Awnings
• Relocated brick to corner and Elkhorn Ct.
• Changed railing type on 2-story element
• Reduced depth of decks facing west
• Increased landscaping
• Added Grasscrete at Common Area
• Upsized street trees to 36”
R ESPO NS E TO FEED BACK
PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE
28 • Removed balconies
• Added wood grain metal siding recesses
• Thickened wall and band at base
• Added eyebrows
• Added metal awnings
R ESPO NS E TO FEED BACK
PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE
A DD ITIO NAL ACCOM MODAT IONS OF F ERED
PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE Repaint/extend
enforceable
passenger
loading zone &
Install Signs*
Add striping / parking
signage for tenants
Add reduced
speed limit signs*
1 2
1 2
3 3
4 Add parking space “T”’s
on south side of W. 20th*
5 Add a 2nd temporary
construction access on W.
20th for initial phase*
4 5
29*Subject to City approval
66 Add 8-foot high construction
noise barriers at eastern +
southeastern perimeters
30 PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE
CO NST RUCT IO N MANAGEMENT CO NDIT IO NS
• Construction timeline (estimated) including major milestones • Construction Phasing Plan
• Project 24-Hour Liaison and Disturbance Coordinator Name and Contact Information • Construction Sign as required in Pre-Construction Meeting Guide • Construction Hours Acknowledgment and Work Hour Waiver Requirements for Extended • Operations (e.g. large concrete pours, crane hoists, etc.) • Winterization Plan (If excavation/grading will occur in wet season) • Documentation of Adjacent Street Condition (when applicable) • Traffic Control and Logistic Plan
• CONSTRUCTION MANAGEMENT PLAN – The CMP shall be implemented throughout all phases of construction and shall include, at a minimum, the following components:
30 31
PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE
CO NST RUCT IO N MANAGEMENT CO NDIT IO NS
• Road or Sidewalk Closure Plan
• Construction Hauling Routes, Worker Parking Location and Agreements, & Materials and Equipment Staging Plan
• Construction Equipment List including compliance with applicable Air Quality and Emission Regulations
• Erosion and Dust Control Plan
• Vibration Monitoring Plan
• Construction Noise Mitigation Plan
• Vector Control Plan
• Pre-construction Conference For Large Projects
• CONSTRUCTION MANAGEMENT PLAN CONT . -
31 • ADDITIONAL ACCOMMODA TIONS
• Host Neighborhood Pre-construction Meeting to be held on site 32 PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE
NO ISE AT TENUATIO N
CITY REQUIRED
• Preparation of Noise Mitigation Plan per City’s Guide • Adhere to City’s Noise Ordinance and Construction hours 32 ADDITIONAL ACCOMMODA TIONS
• Implementation of Construction Equipment Noise-Reduction Measures 1-8 per Project’s Acoustical Engineer, Salter’s Memorandum dated June 12, 2026, including:
• Erect, in locations as directed by the City, 8-foot high construction noise barriers at the eastern and southeastern perimeter of the site prior to commencement of ground-level construction activities, in such a way as to block direct noise line-of-sight to exposed facades of the adjacent buildings.
FINDINGS
• Morning Peak Hours (7AM – 9 AM)
• 20 new inbound trips (1 every 3 minutes)
• 40 new outbound trips (1 every 1 minute 30 seconds)
• Evening Peak Hours (4 PM – 6 PM)
• 34 new inbound trips (1 every 1 minute 45 seconds)
• 14 new outbound trips (less than 1 trip every 4 minutes) • Net new trip counts do not assume 25% trip reduction required by TDM Plan or if office building were fully occupied.
• Analysis did not find any intersection improvements were warranted
T RA FF IC IM PACT A NALY SIS (TI A)
33 PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE
T RA NSPO RTATIO N DEM AND MANAGEMENT + AMENI TIES
• Project-specific Transportation Management Plan to reduce trips by 25% • Transit pass subsidies available to residents
• Trip-saving Onsite Amenities including Work-from-Home spaces (conference rooms, private rooms, and communal areas) and a Fitness Studio
• Secure Bike Rooms for over 250 bikes, Bike Repair Station & 16 visitor bikes • Annual Reporting 34
PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE 34 AFFORDABLE HOUSING PLAN
• 31 Below Market Rate units
• 23 Very-Low Income units (50% Area Median Income)
• 8 Moderate Income units (120% Area Median Income)
• One, Two, and Three Bedroom units spread evenly throughout the community • Units will be finished with the same high quality , Class A interior finishes • Rental Restrictions shall be in force for the life of the building • Local Preference for those living and working in San Mateo 35 PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE
THANK YOU!
TIEREDPLANTINGAREAS
LOUNGESEATING
PRIVATESEATINGNOOKS
FIREPIT
POOLANDSPA
OU TDOORKITCHENANDCOMM UNITYSEATING
L A N D S C A P E | P O D I U M L E V E L
37 L A N D S C A P E | L E V E L S 6 & 7
FOCALTREE
COMM UNITYSEATING
FIREPLACE
DOGPLAYAREA
STRINGLIGHTS
FIRETABLEANDLOUNGESEATINGTABLESANDCHAIRS
38 S I T E P L A N 39
40 C O L O R & M A T E R I A L S
41U P P E R- L E V E L D E T A I L S A T N E C O R N E R PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
42G R O U N D F L O O R P A T I O S A T N O R T H E L E V A T I O N PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
43A R T P L A Z A A T W . 2 0 TH A V E . & E L K H O R N C T .
PLANNING + POLICY Q&ACOMMUNITY OUTREACHINTRODUCTION SITE DESIGN
44 PLANNING + POLICY DESIGN Q&ACOMMUNITY OUTREACHINTRODUCTION SITE
BAY AREA AIR DISTRICT (BAAD)
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