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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. 20 th 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. 2 1
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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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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 very- low 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 three- bedroom 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 short- term 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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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 on- site 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, 5 1
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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. 20 th 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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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 high- quality 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 7 1
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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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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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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 10 1
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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) 11 1
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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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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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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 14 1
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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 15 1
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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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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 17 1
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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. 18 1
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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 19 1
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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)
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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 21 1
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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 22 1
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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 23 1
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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)
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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)
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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-new- redevelopment/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 26 1
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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 ground- 27 1
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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.
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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). 29 1
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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 30 1
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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.