1 SummerHill Apartment Communities (SHAC)
Community Outreach Summary
220 W. 20 th Avenue, San Mateo
May 6, 2026
OVERVIEW
The SHAC project team has continually prioritized neighbor and neighborhood outreach and engagement as a top priority for the project during due diligence and application approval process phases. The public outreach plan has utilized the following strategies to inform and seek feedback from residential and commercial neighbors in proximity to the project site:
• Transparency and a willingness to meet regularly at key milestones or to share new information:
• Direct engagement and requests to meet with:
o Corte Bella HOA and residents
o FHAR (Family Housing and Adult Resources, Inc.)
o Asiya Shriners
o Elks Lodge leadership
o Serra High School leadership and attending their neighborhood meeting o Beresford Hillsdale Neighborhood Association
o The Lark Apartment ownership
• Community meetings or presentations:
o Initial City of San Mateo required virtual meeting
o Two (2) community meetings with Corte Bella residents o Presentation to the Beresford Hillsdale Neighborhood Association
Below are a detailed list and summary of the outreach and engagement activities which have occurred to date:
1. Community Meeting - May 15, 2025: SHAC hosted a community meeting per City of San Mateo protocol on Zoom with approximately 35 attendees. We introduced the company, the team members, described the project entitlement process, and presented the project plans and a:ordable housing plan. Community comments focused on:
• Tra:ic on W. 20
th Ave.
• Speeding on W. 20 th Ave.
• Parking
• Size of building
• Loss of sunlight
• Building design – would like a design more consistent with Corte Bella’s • Infrastructure – water and sewage
• People’s dogs using Corte Bella yards as bathrooms
• Emergency Vehicle Access – no access on north side
2 • Lack of short term loading spaces for door dash/uber • Site vision triangle conflicts with exiting from Corte Bella’s garage • Parking for the project’s construction workers
2. Serra High School Community Meeting – June 12, 2025: SHAC attended the bi-annual Serra High School community meeting as an attendee. SHAC heard continued concerns regarding tra:ic, parking, and speeding on W. 20 th Ave.
3. FHAR (Family Housing and Adult Resources - June 16, 2025: SHAC met with leaders at FHAR to introduce the project to them. FHAR described that their developmentally disabled clients are dropped o: in vans daily and might be a:ected by the construction noise and construction tra:ic. Construction parking staging were also discussed. SHAC described that o:site parking areas will be secured for construction and a designated construction representative will be available through the process. SHAC also provided the City’s construction hours.
4. Asiya Shriners – July 15, 2025: Presented at the Board meeting of the Asiya Shriners. SHAC heard comments on the following topics:
• Parking
• Concern regarding interference with their childcare tenant’s operations due to garage location and on street drop-o: and pick-up.
• Construction impacts
o Congestion on Elkhorn
o Debris
• Building’s shadow interference with Shriner’ s new solar panels
5. San Mateo Elks Lodge – July 2025 : SHAC contacted the San Mateo Elks Lodge leadership in July of 2025 o:ering to meet to review the project to them. While they did not choose to meet with us, we did discuss the possibility of renting construction parking on a portion of their lot in the future.
6. Corte Bella Community Meeting – August 12, 2025: Approximately 20 people attended a community meeting SHAC hosted on-site at 220 W. 20 th Avenue to review project progress and discuss changes made to the project in response to feedback from the 5/15/25 community meeting. Changes made in response to prior community feedback included:
• Added parking on W. 20 th , including a loading zone for delivery drivers such as Lyft, Doordash, etc.
• Changed architecture on W. 20 th to be warmer and use stucco near Corte Bella to match it more closely
3 • Added a brick base with a formal beveled detailing to corner of W. 20 th Ave. and Elkhorn Ct.
• Inclusion of a separated sidewalk and street trees
• Added a dog run at the 7 th level
• Added a crosswalk across W. 20 th Ave. at Elkhorn Ct.
In addition to the SHAC reviewing the changes made as a result of prior feedback, additional items brought up by Corte Bella residents included:
• Concerns over water pressure dropping as a result of the project • Concerns over the number of parking stalls in the garage • Continued concern over visibility when leaving Corte Bella • Understanding the loss of sunlight
7. Beresford Hillsdale Neighborhood Association - September 23, 2025: SHAC presented the project at a regularly scheduled meeting of the association attended by approximately 35 residents and fielded questions about design, parking, tra:ic, height, and construction.
8. Serra High School Community Meeting – January 22, 2026: SHAC attended the bi-annual Serra High School community meeting as an attendee. SHAC heard more concerns regarding tra:ic, parking, and speeding on W. 20 th . In addition, SHAC fielded several questions community members had regarding its 220 W. 20th Ave. project.
9. Corte Bella Resident Follow Up Meeting – February 3, 2026: At an in-person meeting in Corte Bella’s Community Room attended by over 20 residents, SHAC discussed the changes made to the plans to improve the project based on community feedback and additional analysis performed:
• Changed tandem parking stalls to a mechanized pallet slider parking system to allow tandem parking stalls to be assigned to individual units, making them more useful and adding greater utility
• Added a loading zone “duck out” in-front of the project on Elkhorn Ct. for move-ins • Reviewed Civil Engineer’s analysis of sight vision triangles at Corte Bella’s exit on W. 20 th
Ave. and their determination that our landscaping and building did not pose a safety issue for vehicles exiting Corte Bella
• Improvements to the architecture included:
o Added awnings at corner of Elkhorn and W. 20 th Ave
o Added cornice trim along parapet walls
o Refined ground level planting at walk-up units
o Added 12” frames at freeway side of specific balconies o Reduced depth of some balconies facing Corte Bella
4 o Extended 3 rd level railing to give the project a more residential quality o Thickened the north facing wall at the building’s base to create more significant shadows at window recesses
• Removed bulb-out at corner of W. 20 th Avenue and Elkhorn Ct. • Reviewed the shadow study in greater detail
• Enlarged the rooftop dog run
• Removed of balconies facing Highway 92 to comply with AB130 • Added grass and walking path at the 6,100 SF Common Area • Location of Recology pick-up in northeastern corner of site
10. Corte Bella Follow Up – February-May 2026: As a result of the comments regarding water pressure during the February community meeting at Corte Bella, SHAC raised the concern with Calwater. Calwater subsequently performed a water pressure analysis as a result of our inquiry. After reviewing the results of the analysis, Calwater has characterized the water pressure as normal for the area.
SHAC has also o:ered to repaint the existing red curb at Corte Bella’s 20th Ave. garage exit where sightline was analyzed, and is assisting the HOA in finding a replacement light fixture for one that is needed in their common area.
11. Asiya Shriners - February 9, 2026: SHAC presented the changes made to the project to the Asiya Shriners Board on February 9, 2026, and addressed previous comments. SHAC described the changes to the plans as presented at the February 3 rd Corte Bella meeting as well as the following additional items:
• Reviewed the shadow study in greater detail, demonstrating no impact on the Shriner’s recently installed solar panels.
• Reviewed trash pick-up plan and followed up with Recology after the meeting to confirm approach
In response to a request received at the Board meeting, SHAC has:
• Revised the project plans to enlarge the loading zone in front of the project on Elkhorn Ct. to now accommodate two vehicles.
• O:ered to repaint and install formal City signage for the existing passenger loading zone on the Shriner’s side of Elkhorn Ct, subject to City approval.
The Shriners Board has also requested that SHAC move the parking garage access to W. 20 th Avenue. However, this would be inconsistent with City policy. Additionally, the current location was reviewed by the City in relation to the driveway for The Lark and found to be appropriate.
5 12. W. 20
th Avenue Crosswalk at Elkhorn Court/Pioneer Court
We have also worked with City sta: around tra:ic calming as a follow-up to the feedback we received during our community outreach and have mutually agreed to install a High Visibility Crosswalk with Rectangular Rapid Flashing Beacons across W. 20 th Avenue as a project condition.
13. The Lark Apartments ownership
SHAC first reached out to the owners of The Lark Apartments located at 1950 Elkhorn Ct. in May of 2025 to discuss improving the 6,100 SF Common Area and EVA that is shared with the 220 W. 20 th Avenue property, including removing the existing asphalt driveway and replacing it with a concrete walking path and grasscrete. This April, we reached an agreement with ownership allowing SHAC to reconstruct this Common Area and EVA as part of the 220 W. 20 th project and shown in the current submittal drawings while continuing to allow The Lark residents to use the newly improved path and area.