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8 CITY OF SAN MATEO
RESOLUTION NO. ____ (2026)
A RESOLUTION OF THE CITY COUNCIL DENYING THE APPEAL AND UPHOLDING THE PLANNING COMMISION’S
DECISION TO APPROVE A SITE PLAN AND ARCHITECTURAL REVIEW, A SITE DEVELOPMENT PLANNING APPLICATION, AND A VESTING TENTATIVE MAP TO CONSTRUCT 181 RESIDENTIAL UNITS AND ASSOCIATED SITE IMPROVEMENTS AT 715/723 NORTH SAN MATEO DRIVE, AND DETERMINE THAT THE PROJECT IS EXEMPT
FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT WHEREAS, Prometheus Real Estate Group (herein referred to as the “Applicant”) submitted a Planning Application, No. PA-2025-031, for Site Plan and Architectural Review (SPAR), a Site Development Planning Application (SDPA), and a Vesting Tentative Parcel Map (VTM) to construct a multifamily development with 181 dwellings and associated off-street parking, landscaping and open space at 715, 723 & 733 North San Mateo Drive & 247 Villa Terrace (collectively referred to as “Project”) in the City of San Mateo (“City”); and WHEREAS, the site of the proposed Project is designated by the General Plan Land Use Plan as Residential Medium II and by the Zoning Ordinance as “Regional/Community Commercial District” (C3-2) and “Executive Offices District” (E2-1.5); and
WHEREAS, a Site Plan and Architectural Review (SPAR) is required, per San Mateo Municipal Code (SMMC) section 27.08.030, because the Project proposes a new building; and WHEREAS, a Site Development Planning Application (SDPA) is required, per SMMC section 23.40.040, because the Project would result in the removal of major vegetation; and WHEREAS, a Vesting Tentative Parcel Map (VTM) is required, per SMMC section 26.57.010, because the Project would merge four existing parcels into one parcel; and WHEREAS, in fulfillment of the City’s Below Market Rate requirement found in SMMC section 27.16.050, the Project would provide 19 dwellings affordable to Very-Low Income (VLI) households, to consist of one studio, four “urban one-bedroom”, eight one-bedroom, and six two-bedroom dwellings; and WHEREAS, the Project would reserve at least 15% of the maximum density allowed for this site for VLI households, and is eligible for: 1) a density bonus of 50% of the base density (per Government Code section 65915(f)(2)), 2) three concessions (per Government Code section 65915(d)(2)(C)), and 3) unlimited waivers or reductions of development standards (per Government Code section 65915(e)); and WHEREAS, the 50% density bonus would increase the allowable residential density of this site from the General Plan maximum of 121 dwelling units to 181 dwelling units; and WHEREAS, the Project requires waivers or reductions of development standards to: 1) exceed the Floor Area Ratio limit set by SMMC sections 27.48.060(c) & 27.34.050(b); 2) reduce the yards along two street frontages that are required by SMMC section 27.48.090; 3) reduce the rear yard buffer adjacent to a R-zoned property that is required by SMMC sections 27.34.060, 27.30.060(a) & 27.22.080(c); 4) not provide the landscape buffer that adjacent to a R-zoned property or to Villa Terrace that is required by SMMC section 27.48.100; 5) not provide the at-grade open space that is required by SMMC section 27.48.065; and 6) to exceed the maximum building length and/or to not include a transparent window or door in conflict with Objective Design Standard 4.1.1; and WHEREAS, the Project is exempt from CEQA under Public Resources Code section 21080.66(a), based on findings herein; and
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8 WHEREAS, the Project is considered a housing development project pursuant to the Housing Accountability Act (HAA), per Government Code section 65589.5(h)(2) because it is a residential-only project; and WHEREAS, pursuant to the HAA, the City has limited discretion to deny, reduce the density for, or render a housing development project infeasible if objective standards are met; and WHEREAS, pursuant to the HAA, the City may only deny or reduce the density of the Project if it finds that the Project would have a specific adverse impact on public health or safety, and that there is no feasible method to satisfactorily mitigate or avoid the adverse impact; and WHEREAS, based on findings herein, and notwithstanding the residential density and the waivers of development standards granted under State Density Bonus Law, the Project is consistent with applicable policies of the General Plan 2040, the San Mateo Municipal Code, and the City’s Objective Design Standards; and WHEREAS, SMMC section 27.06.050 requires City Council action on Site Plan and Architectural Review for any building that would exceed the height limit in the General Plan, and the Project, at six stories, is within the height limit set by the San Mateo General Plan 2040 Land Use Designation of Residential Medium II, which allows a building of up to six stories; and
WHEREAS, the Planning Commission held a duly noticed public hearing for the Project on March 24, 2026, at which time the Commission received and considered all public comments, and all written and oral evidence, and by a vote of 4-0, with one commissioner absent, approved the Project; and WHEREAS, on April 2, 2026, Steve Carlson filed an Appeal of the Planning Commission’s decision to approve the Project; and
WHEREAS, the City Council held a duly noticed public hearing to consider the Appeal on July 20, 2026, at which time the Council considered the record of the proceedings before the Planning Commission, the Agenda report and all correspondence presented to the Council, and received and considered all public comments, and all written and oral evidence.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY FINDS AND RESOLVES that:
1. The Appeal is denied based on the analysis of the Project as a whole and substantial evidence in the record to uphold the Planning Commission’s decision to approve the Project.
2. The City Council finds, based on the whole record before it, that the Project will not have a significant effect on the environment, and that Project approval is exempt from further review under CEQA, per Public Resources Code section 21080.66, because the Project meets all of the following conditions listed in Public Resources Code section 21080.66(a):
a. The site, at 1.22 acres, is less than 20 acres in size; b. The site is located within the City of San Mateo;
c. The site is developed with urban uses: retail car sales and housing, and is surrounded by commercial and residential uses;
d. The Project is consistent with the General Plan and zoning ordinance; notwithstanding the residential density and waivers of development standards granted under State Density Bonus Law;
e. The residential density would result in a density of 148.3 dwelling units per acre, a density that is at least one-half of (and is, in fact, greater than) the density threshold set by Government Code section 65583.2(c)(3)(B);
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8 f. The site is not located within: 1) a coastal zone, 2) prime farmland or farmland of statewide importance and is not zoned or designated for agricultural protection or preservation, 3) wetlands, 4) a very high fire hazard severity zone, 5) a hazardous waste site, 6) a delineated earthquake fault zone, 7) a special flood hazard area, 8) a regulatory floodway, 9) lands identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan, 10) habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973, the California Endangered Species Act, or the Native Plant Protection Act, or 11) lands under a conservation easement;
g. The site does not contain any historic structure(s) listed on a national, state, or local register; h. No portion of the new development would be used as a hotel, motel, bed and breakfast inn, or provide other transient lodging; and
i. The Project is not located within 500 feet of a freeway.
In addition, 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 avoid significant impacts to tribal cultural resources.
3. The Site Plan and Architectural Review, the Site Development Planning Application, and the Vesting Tentative Parcel Map to construct 181 residential units with associated parking, landscaping, open space, and related improvements within the public right-of-way, is approved.
BE IT FURTHER RESOLVED, BY THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, AS FOLLOWS:
General Plan Conformance
1. 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 1.3 Optimize Development Opportunities. Encourage new development in major commercial and transit-oriented development areas, including the Downtown, Caltrain station areas, and the El Camino Real corridor, to maximize the density and intensity specified in the Land Use Plan and to efficiently use land and infrastructure resources. c.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.
The Project supports equitable development by providing a diverse mix of dwellings, including studio, one-, two-, and three-bedrooms, including 162 market-rate dwellings and 19 dwellings reserved for VLI households, within one-half mile of the Downtown Burlingame Caltrain Station.
The Project optimizes development opportunities by replacing an underutilized commercial property and one residential duplex with high-quality residential development that incorporates on-site amenities and open spaces. The Project supports housing diversity by offering a range of dwelling sizes (from 533 to 1,500 square feet) and bedroom configurations (studio, one-, two-, and three-bedroom units).
2. The Project conforms to applicable policies of the General Plan 2040 Circulation Element. 1 3
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8 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’s 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 will enhance the pedestrian environment by replacing the existing sidewalks with six curb cuts/driveways along the site frontage to install new sidewalks with pedestrian-scaled lighting, landscape planters with street trees, and new bulb-outs and ADA curb ramps at the intersection of San Mateo Drive and State Street and at San Mateo Drive and Villa Terrace. The Project will improve the cyclist’s experience by providing 12 short-term and 196 long-term bicycle parking spaces and new bike lanes along North San Mateo Drive.
To demonstrate compliance with Policy C 6.3 and the City’s adopted Transportation Impact Analysis (TIA) Policy for development projects, a site-specific transportation impact analysis was prepared. The trip generation analysis found that the Project would generate 807 average daily trips, with 69 trips (16 inbound and 53 outbound) during the AM peak hour and 69 trips (44 inbound and 25 outbound) during the PM peak hour. The analysis also concluded that the three study intersections would operate at an acceptable Level of Service (LOS) with and without the addition of project trips under four scenarios: existing conditions, opening year plus Project, cumulative conditions, and cumulative plus the Project. Overall, the LTA found that the Project would not result in any significant local traffic or circulation impacts.
3. The Project conforms to applicable policies of Housing Element 2023-2031. a.Policy H 1.5 Encourage Family Housing. Prioritize creation of housing that addresses the needs of large families, providing greater housing choice.
The Project will encourage family housing by expanding housing options in the area for a range of household sizes and income levels, such as 1) family housing by providing a range of dwelling sizes and configurations (including 56 two- and three-bedroom dwellings), and 2) below market and market-rate households by providing 19 dwellings reserved for VLI households and 162 for market rate households, in a new building supported by residential amenities.
4. The Project conforms to applicable policies of the General Plan 2040 Community Design and Historic Resources Element.
a.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. b.Policy CD 3.6 New Development Street Trees. Require street tree planting where feasible as a condition of all new developments.
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. 1 3
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8 d.Policy CD 6.8 Public Art. Continue to require public art as part of new development and ensure the art is visible and accessible to the public. Support public art as a resource that enhances the quality of life for individuals living in, working in, and visiting. 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.
f.Policy CD 7.4 Multifamily Parking. Require new multifamily developments to design and site parking to avoid blank, ground-floor walls and to screen views of parking from the street. g.Policy CD 7.5 Multifamily Open Space. Require that a portion of required open space for new multifamily projects be useable for passive or active recreation.
The Project will plant new street trees along North San Mateo Drive, State Street, and Villa Terrace and will be subject to payment of applicable in-lieu fees. Tribal consultation for the Project was completed, and the conditions required under AB 130 at the Muwekma Ohlone Tribe’s request are included in the Conditions of Approval to avoid significant impacts to tribal cultural resources.
The Project will support public art to enhance the quality of life for individuals living in, working in, and visiting, by paying the in-lieu fees that apply. The Project will enhance the neighborhood’s visual and architectural character as demonstrated by compliance with the City’s Objective Design Standards.
Site Plan and Architectural Review (SPAR)
1. The Site Plan and Architectural Review application, per SMMC section 27.08.030(a), may be approved, based on the associated Conditions of Approval, and 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 existing development along North San Mateo Drive and within the larger neighborhood is primarily low-density, with one to three-story buildings. The proposed six-story building that would cover most of the site and contain 181 dwellings represents a mass and residential density that is much greater than the prevailing building form and density in the neighborhood. Nonetheless, the proposed building form and residential density reflect the City’s General Plan goals and policies to maximize the density and intensity and efficiently use land and infrastructure resources (such as Policy LU 1.3).
ii. The Project proposes a high-quality, contemporary design, incorporating materials and details that positively enhance the existing character of the neighborhood and surrounding area, as documented by the application of the City’s ODS standards to this Project.
b. The development will not be detrimental to the harmonious and orderly growth of the City in that:
i. In recognition that the existing building form and residential density would not be sufficient to meet the City’s Regional Housing Needs Allocation (RHNA), the General Plan increased building height and residential density in 10 areas of the City, to include this site. The Project supports harmonious and orderly growth in the City by proposing a six-story building in compliance with the General Plan’s increased building height and residential density. The residential density provided by the Project will result in the production of more housing, in particular affordable housing, to help meet the City’s current and future needs, as well as help the City make progress towards its RHNA obligation. In addition, the building height, mass, and related residential density of the Project is consistent with State Density Bonus Law. 1 3
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8 ii. The Project would intensify an underutilized site with a building and uses that fulfill the site’s development potential.
iii. The Project provides higher-density multifamily housing near transit and jobs. iv. While the proposed six-story building would be taller and more massive than the surrounding development, pursuant to the 2040 General Plan, recent construction in the City is transforming low-rise areas with taller, denser development. The increased population and street activity that will result from the Project will help improve the attractiveness and vitality of the commercial uses in the area and provide housing for new residents who wish to live in San Mateo.
v. The Project will provide 180 off-street parking spaces, despite being exempted from minimum parking standards under State law, to accommodate expected demand for residential parking.
vi. The Project is consistent with the General Plan, Zoning Code, and the City’s Objective Design Standards, except where modifications are mandated by State Density Bonus Law.
vii. The Project is in conformance with 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 represents a significant private investment to produce new housing in an area that has not seen significant public or private investment. ii. The Project supports the public health, safety, or welfare of the City by paying approximately $5.9 million in development impact fees.
iii. The Project provides new market-rate and below-market-rate housing to provide new users for area businesses, housing for local jobs, and new housing options for the community.
iv. The Project, as conditioned, would not result in any significant impacts to public health, safety, or welfare.
v. The Project provides right-of-way improvements along North San Mateo Drive, State Street, and Villa Terrace.
vi. The Project will be constructed in compliance with all applicable building and fire codes, as well as 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, in that:
i. The Project complies with the applicable General Plan, Zoning Code, and Objective Design Standards, and will correct any violations of the Zoning Ordinance or Building Code associated with the site by replacing all structures and uses. 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, in that:
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)
1. The project grading activities are exempt from the requirements for Site Development Planning Application per SMMC section 23.40.030(d)(1), as the excavations are within the footprint of the building and will only involve building footings and a basement level for parking. Therefore, the Site Development Planning Application review is limited to the removal of major vegetation. 1 3
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8 2. All concerns regarding the removal of major vegetation have been addressed, and the Site Development Planning Application (SMMC section 23.40.040) and associated Conditions of Approval are approved based on the following findings and factors:
a. Whether the natural landscape and major vegetation is unnecessarily scarred through the proposed grading or removal of vegetation;
i. The Project will not scar a natural landscape, and any major vegetation to be removed is only to accommodate the Project.
b. Review and consideration of the Project is informed by an Arborist Report that was prepared in compliance with SMMC Chapters 27.71 and 13.40:
i. The Project will result in the removal of 19 existing trees, of which four are protected.
The removal of 17 trees onsite is necessary to facilitate the development of the Project. The removal of two trees within the public right-of-way would remove trees deemed by the Arborist to be unsuitable in their existing locations. ii. All trees will be removed and replaced with appropriate landscaping to both enhance the site and create necessary buffers between surrounding properties. iii. 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 new tree planting as shown on the project plans, and/or through the payment of a fee to the City’s tree planting fund.
Vesting Tentative Parcel Map (VTM)
1. The Project would merge the four parcels into one parcel. Per SMMC section 26.48.060, the City Council must deny the Vesting Tentative Parcel Map, if any of the following are true:
a. That the proposed map is not consistent with applicable general and specific plans. b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
c. That the site is not physically suitable for the type of development. d. That the site is not physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
f. That the design of the subdivision or type of improvements is likely to cause serious public health problems.
g. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
The City Council, based on the findings provided above, finds that the Vesting Tentative Parcel Map would facilitate the construction of the building and must be approved because:
i. The parcel map will facilitate the development of new housing that is consistent with the General Plan;
ii. That the design and improvements associated with the parcel map are consistent with applicable general and specific plans;
iii. The site is suitable for the type (multifamily housing) and density (146.7 dwelling units per acre);
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8 iv. The Project will not result in environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because the Project would redevelop a site developed with urban uses, that does not provide habitat for fish or wildlife, on a site that is not near a body of water or creek, with a new building and use that will be constructed and operated in compliance with current standards regarding stormwater, air quality, noise, and nighttime lighting;
v. The design and improvements associated with the parcel map will not cause serious public health problems because the Project will be constructed and operated in compliance with current standards regarding stormwater, air quality, noise, and nighttime lighting; and
vi. The design and improvements associated with the parcel map will not conflict with any easements, as none exist on the subject site, and the City has not identified a need for any new easements on or adjacent to the site.
2. For the reasons stated above, and subject to the associated Conditions of Approval, the City Council approves the Vesting Tentative Parcel Map to merge the four parcels into one parcel. 1 3
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CITY OF SAN MATEO PLANNING APPLICATION
CONDITIONS OF APPROVAL
PA-2025-031
715, 723 & 733 NORTH SAN MATEO DRIVE & 247 VILLA TERRACE, SAN MATEO, CA 94401-2222 PARCEL #s: 032-151-130, 032-151-300, 032-151-320 & 032-151-160 AS APPROVED BY THE CITY COUNCIL ON ___________
The following conditions of approval apply to the project referenced above. The conditions of approval are grouped under specific headings that relate to the timing of required compliance. Additional language within a condition may further define the timing of required compliance. Types of Building permits include Demolition, Shoring/Excavation, Foundation, and Superstructure.
The following conditions shall be satisfied prior to issuance of a DEMOLITION PERMIT, BUILDING PERMIT FOR SHORING OR FOUNDATION, or SITE DEVELOPMENT PERMIT, whichever is issued first, or prior to the deadline specified in that condition.
Planning Division (PA)
1. APPROVED PLANNING APPLICATION CONFORMANCE – All building permit plans, details, and subsequent construction shall substantially conform with the approved planning application. This includes but is not limited to plans, materials, project description, and other items submitted as part of the approved planning application. Any proposed modifications to the approved planning application shall be reviewed and approved by the Community Development Director, or their designee, prior to construction of the proposed modifications. The Community Development Director, or their 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 SMMC section 27.08.080 Modifications.
2. BELOW MARKET RATE (BMR) AGREEMENT – In accordance with SMMC 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.
3. LIGHTING – The plans submitted for a building permit shall demonstrate that all lighting is energy efficient and designed to minimize light pollution and light spillage on adjacent properties, while protecting public safety.
4. PARKING GARAGE – The project plans shall be revised to implement the recommendations provided within the Local Traffic Assessment prepared by Hexagon Transportation Consultants, dated March 5, 2026, to:
(A) Locate the driveway security gate approximately 30 feet from the sidewalk to minimize the effect of queueing on the sidewalk and traffic operations on Villa Terrace; and (B) Designate all tandem parking spaces for use by the same dwelling.
5. TENANT RELOCATION ASSISTANCE – Relocation assistance shall be provided to the existing tenant(s) occupying each unit to be demolished at the time the subject planning application is filed, consistent with SMMC section 27.02.180 as follows:
(A) A list of available comparable housing within San Mateo County; (B) A relocation allowance in the form of cash or check equal to three times the current monthly United States Department of Housing and Urban Development (HUD) Fair Market Rent for a dwelling unit of comparable size and type to the dwelling or room from which the displacement occurs; and
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8 (C) A payment not to exceed one thousand dollars ($1,000.00) for actual moving costs and related expenses incurred by the tenant household and substantiated by reasonably probative documentation.
The Planning Division shall be given notice of the initiation of the tenant relocation process, and shall be provided written verification of all compliance with all requirements of this condition subject to the review and approval of the Community Development Director, or their designee.
6. CONDITIONS OF APPROVAL – This complete list of Conditions of Approval shall be reproduced onto the second sheet of all building permit plan sets.
7. 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 Construction Phasing Plan
Project 24-Hour Liaison and Disturbance Coordinator Name and Contact Information Construction Sign as required in Pre-Construction Meeting Guide Construction Hours Acknowledgment and Work Hour Waiver Requirements for Extended Operations (e.g. large concrete pours, crane hoists, etc.) Winterization Plan (if excavation/grading will occur in wet season) Documentation of Adjacent Street Condition (when applicable) Traffic Control and Logistic Plan
Road or Sidewalk Closure Plan
Construction Hauling Routes
Construction Worker Parking Location and Agreements
Construction Materials and Equipment Staging Plan
Construction Equipment List including compliance with applicable Air Quality and Emission Regulations
Erosion and Dust Control Plan
Vibration Monitoring Plan
Construction Noise Mitigation Plan
Vector Control Plan
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
8. EXCAVATED SOILS – 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 their 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.
9. PAYMENT OF OUTSTANDING PLANNING APPLICATION FEES – The applicant shall pay all outstanding planning application fees.
10. SACRED LANDS INVENTORY – 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.
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8 11. TRIBAL CULTURAL RECORDS SEARCH – Prior to issuance of any permit associated with implementation of this project, 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.
Building Division (PA)
12. ADDRESS ASSIGNMENT – The applicant shall submit an address assignment application for the proposed project, subject to the review and approval by the Building Division.
13. 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.
14. BAAQMD JOB NUMBER – The applicant shall submit an asbestos demolition and renovation notification job number (J#) from Bay Area Air Quality Management District (BAAQMD).
15. DEMOLITION – A building permit for demolition shall be issued in accordance with SMMC section
23.06.100, to the satisfaction of the Building Official or his/her designee.
16. 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 his design and construction staff, which include any sub-contractors. Departments having conditions of approval for the project will represent the City. This meeting shall be held prior to issuance of the Demolition Permit, Building Permit or Site Development Permit, and shall be satisfied prior to issuance of whichever permit is issued first.
17. 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.
18. 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 their 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 their designee.
Fire Department (PA)
19. 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 their designee.
Public Works Department (PA)
20. ENCROACHMENT PERMITS, BONDS, AND INSURANCE – For any work within the Public Right of Way or Public Easement, the applicant shall obtain an encroachment permit, posting the required bonds and insurance prior to any work being done. Encroachment Permit fees shall be paid prior to review of the encroachment permit plans and based on the City’s adopted Comprehensive Fee Schedule.
21. 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 phase durations and pedestrian and bicycle detour plans as applicable. The traffic control plan shall comply with the most recent version of the 1 3
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8 California Manual of Uniform Traffic Control Devices (CA MUTCD) and the City’s Traffic Control Plan Requirements.
22. GRADING AND DRAINAGE PLANS – 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 topography and features at least 20 feet beyond the project boundary. Plans shall show existing topography, label contour elevations, drainage patterns, flow lines, slopes, and all other property encumbrances.
23. 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. 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.
24. STORMWATER POLLUTION PREVENTION PERMIT – In accordance with SMMC section 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. The fee amount will be based upon the Comprehensive Fee Schedule. 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.
25. 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.
26. 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.
27. SEWER ANALYSIS AND IMPROVEMENT – Prior to building permit issuance, the Applicant shall perform a flow monitoring study to assess the actual existing flows along the 8 inch sewer main in San Mateo Drive from Villa Terrace to Williams Place. The study will monitor three sewer manholes: MH 179-46X at the intersection of San Mateo Drive & Bellevue Ave, and two manholes at the San Mateo Drive & Williams Place intersection, MH 179-02X & MH 179-41X. The developer shall provide that study to the City for the City to complete a supplementary sewer analysis on the project’s impact on the sewer main. If the project's proposed peak flow will cause the sewer main to exceed the City’s threshold of 3 feet of freeboard at any structure in San Mateo Drive, between Villa Terrace and Williams Place, per the Sewer System Master Plan Element 5, then the Applicant shall construct sewer improvements through open- trench method for upsizing main line to mitigate the impact. The scope for any public sewer improvements shall be permitted with or prior to the building permit issuance.
28. PARCEL MAP – The applicant shall have a parcel map prepared by a person authorized to practice land surveying in California, delineating all parcels created or deleted and all changes in lot lines in conformance with SMMC Chapter 26.56.
The parcel map shall be approved by the Department of Public Works and recorded with the County Recorder’s Office prior to the issuance of any City permits. 1 3
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8 Prior to the City’s release of the parcel map to the title company, the applicant may, at the discretion of the Director of Public Works or designee, be required to submit to the City an electronic copy of the map in PDF and AutoCAD.
29. SUBDIVISION IMPROVEMENT AGREEMENT – If the applicant wishes to have the parcel map approved prior to the completion of the project’s public improvements, the applicant shall enter into a subdivision improvement agreement with the City per Government Code section 66462(a) and shall arrange to provide security for the remaining public improvements to be completed. The agreement will be forwarded to the City Council for approval per SMMC Chapter 3.60.
CDD Arborist (PA)
30. 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.
31. 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 their designee.
32. 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 SMMC section 27.71.120(a)(1), 24-inch box shall be the minimum size for street trees planted along public streets and shall include tree grates and root barriers as specified by the City Standard Drawings 3-1-847 and 3-1-933. The landscape plans shall be subject to the review and approval of the Community Development Director, or their designee.
33. STREET TREES – Any tree installed as a result of this project within the public right-of-way abutting this site shall comply with the City’s Street Tree Master Plan. Alternative species must be approved by the City, and when approved, the property owner will assume all maintenance for the trees, and a private maintenance agreement must be prepared to the satisfaction of the Public Works Director.
The following conditions shall be satisfied prior to issuance of a BUILDING PERMIT FOR THE SUPERSTRUCTURE.
Planning Division (PA)
34. CHILD CARE FEES – The applicant shall pay a Child Care Development Fee subject to the rate established in the City’s adopted Comprehensive Fee Schedule.
35. 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 their designee.
36. 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.
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8 37. 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 their designee.
38. 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 their designee.
39. 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 their designee.
40. 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.
41. 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 their designee.
Building Division (PA)
42. 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 their 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.
43. 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 to the Water Conservation in Landscaping Ordinance pursuant to SMMC 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 their designee.
Fire Department (PA)
44. 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 their designee.
45. 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 their designee.
46. 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 1 3
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8 permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or their designee.
47. 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 their designee.
Parks and Recreation Department (PA)
48. PARK IN-LIEU/IMPACT FEES – The applicant shall pay a Park Impact fee per SMMC (13.05.070) or a fee in lieu of dedicating lands for park and recreation purposes (Park In-Lieu fee) (SMMC 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.
Police Department (PA)
49. PUBLIC SAFETY COMMUNICATIONS FOR TALL BUILDINGS – The building permit plans for the superstructure shall show compliance with Security Code SMMC “23.54.020 CITY COMMUNICATION SYSTEMS – HIGH RISE BUILDINGS”, by providing for the following allowances for the placement of emergency communications equipment on the building permit plans:
(A) Enough enclosed space for the equivalent of one dedicated server rack in a locked server room that is clean, dry, and well-ventilated (this does not need to be a fire control room); (B) One four-inch conduit from the designated server rack through the roof. The conduit shall be provided with wide radius bends, a weatherhead on the roof, and a pull string and ring; (C) Authorization to mount antennas on the roof. The maximum allowable distance from the designated server rack to the antenna mounting location shall be 100 feet; (D) One 20-amp, 120 VAC dedicated electrical circuit on the building’s emergency generator. An uninterruptable power supply (UPS) may be installed by the City if the building is not provided with an emergency generator;
(E) 12 copper cable pairs to the building’s main telephone terminal; and, (F) Ground buss bar bonded to the building grounding system.
This requirement is in addition to the requirement of the California Fire Code to supply a functional emergency responder radio coverage system.
50. RESIDENTIAL PARKING GARAGE SECURITY – The building permit plans for the superstructure shall show:
(A) Restricted access to the parking garage with electrically operated closures to allow passage of motor vehicles at all times. Required visitor parking shall have unrestricted access. The closures, whether overhead, sliding or swinging, shall be provided with reopening devices which will function to stop and reopen the closure in case the closure is obstructed when closing. Openings into the garage which are not for vehicular or human passage shall be provided with security grilles or screens.
(B) Digital keypads shall be provided to allow for entry by services and emergency services vehicles into the garages at all times. Exterior doors or gates providing access into the secure areas of the parking garage shall remain locked at all times, and shall only be accessible through the use of keys, key fob or remote keyless entry system devices furnished to the building residents.
Pedestrian access points exiting out of garage shall also be accessible through the use of keys furnished to the building residents and shall be equipped with self-closing devices. All storage, maintenance, and trash rooms within parking garages shall have doors which cannot be locked from the inside, and that close and lock quickly and automatically upon exit. (C) Parking spaces shall not be numbered to coincide with interior unit numbers. (D) Lighting in the parking garage shall be in conformance with the Security Ordinance as it applies to SITE LIGHTING. No dark areas shall exist inside the parking garage 1 3
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8 51. SECURED BUILDING ACCESS BY EMERGENCY PERSONNEL – The building permit plans for the superstructure shall show the detailed specifications for and the installation of telephone entry pads (TEPs) and/or wireless “click to enter” systems at the main exterior building entrance(s) and parking garage entrance(s) for secured buildings. These access systems must allow emergency personnel to access all levels of the interior of the building. The access systems must also be installed at exterior gate locations that lead to secured areas of the site, such as interior courtyards. Access system placement location is subject to the review and approval of the Chief of Police or their designee, prior to the approval of the first building permit for the project. Police access codes shall be as provided by the Chief of Police or their designee at the time of installation.
52. VIDEO SURVEILLANCE SUBMITTAL REQUIREMENT – The building permit plans for the superstructure shall include a plan showing the installation of cameras and approximate viewing fields of surveillance cameras to be reviewed and approved by the Chief of Police or their designee. The plan shall include cameras placed to view areas as required by VIDEO SURVEILLANCE STANDARDS, and include select specifications for cameras and storage equipment to ensure compliance with the VIDEO SURVEILLANCE STANDARDS.
Public Works Department (PA)
53. 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 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.
54. 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.
55. 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.
An approved letter from the City’s franchise solid waste collection service provider stating that service is available to the project as designed has been received. Any revisions made to the approved letter shall be reflected in the building permit plans. The building permit plans for the superstructure shall show garbage and recycling areas.
56. INITIAL STORM AND SANITARY SEWER ASSESSMENT – The applicant shall perform an initial inspection (via remote TV camera) of the mainline storm and sanitary sewer from the nearest upstream structure to the nearest downstream structure of the project’s point of connections. During the initial inspection, any 1 3
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8 damage must be reported to the Department of Public Works. The applicant shall perform the same inspection once construction is completed. Damage in result of this project’s construction shall be repaired by the applicant at their expense.
57. PARKING STALLS OR LOTS – The building permit plans for the superstructure shall include all required off street parking stalls or 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.
58. 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.
59. 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. The analysis shall be based on existing lighting across the street, and any new lighting to be installed fronting the project property. (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 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:
1) Location
2) Type (Indicated by the City’s specification name)
3) Mounting height
4) Arm length
5) Total luminaire Light Loss Factor (LLF)
(G) Include a table displaying the following values for the analysis zones:
1) Average Maintained Illuminance (fc)
2) Average Uniformity Ratio
3) Maximum Uniformity Ratio
4) Maximum Point Illuminance Value (fc)
5) Minimum Point Illuminance Value (fc)
(H) Maintain the following minimum spacing between luminaires:
1) 50 feet between pedestrian scale luminaires on the same side of the street. 2) 100 feet between all other types of luminaires on the same side of the street. 3) 50 feet between luminaires of mixed types.
4) Reduced spacing may be approved by the City if the photometric analysis indicates it is necessary to meet the required lighting levels.
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8 (I) Lighting Level Requirements (Illuminance Method)
- N San Mateo Dr – Road: 1.3 fc Average, 3.0 Average Uniformity Ratio, 5.0 Max Uniformity Ratio
- N San Mateo Dr – Sidewalk: 0.5 fc Average, 4.0 Average Uniformity Ratio - State St – Road: 0.7 fc Average, 6.0 Average Uniformity Ratio, 10.0 Max Uniformity Ratio - State St – Sidewalk: 0.5 fc Average, 4.0 Average Uniformity Ratio - Villa Terrace – Road: 0.7 fc Average, 6.0 Average Uniformity Ratio, 10.0 Max Uniformity Ratio
- Villa Terrace – Sidewalk: 0.5 fc Average, 4.0 Average Uniformity Ratio - N San Mateo Dr & State St - Intersection: 1.9 fc Average, 3.0 Average Uniformity Ratio - N San Mateo Dr & Villa Terrace - Intersection: 1.9 fc Average, 3.0 Average Uniformity Ratio
60. 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 issuance of the final 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 that were not removed during the project’s street restoration and are 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 loading zone located in the City right-of-way and the applicant shall install yellow curb and appropriate signage to facilitate service times. (B) LOADING ZONE IN THE PUBLIC ROW – The applicant shall install a loading zone as shown on the approved plans along State St.
(C) SIDEWALK – The applicant shall replace all sidewalk fronting the project site as shown on the approved plan set. Sidewalk replacement shall be constructed per current City Standard.
Sidewalks fronting the project property must comply to Americans with Disabilities Act (ADA) standards.
(D) CURB RAMPS – The applicant shall construct curb ramp(s) in accordance with Caltrans Standard Plan A88A or other ADA compliant configurations with special approval from Public Works, at N San Mateo Dr & State St and N San Mateo Dr & Villa Terrace. The actual ramp “Case” shall be identified on the plans and shall be approved by the Director of Public Works or designee. (E) CURB AND GUTTER – The applicant shall replace to existing City standards 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. (F) DRIVEWAY APPROACH – The applicant shall install City Standard Commercial driveway approach on Villa Terrace as shown on the approved plans. The applicant shall install a short apron along 1 3
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8 State St to facilitate the Solid Waste Staging Area as shown on the approved plans. The applicant shall install pedestrian warning system at project driveway. (G) SEWER LATERAL – The applicant shall install two 6 inch minimum City Standard sewer lateral connections from the property line to the sewer main located on N San Mateo Dr. The installation shall be done in accordance with City Standard Drawings. (H) SANITARY SEWER MANHOLES – The applicant shall install two standard sanitary sewer manholes on N San Mateo Dr, per approved plans and in accordance with City Standard Drawings. (I) STORM WATER CONNECTION – The applicant shall connect to the City storm system using three connection points at most, where tying directly into the City Storm Main, a wye connection shall be used in accordance with City Standard Drawings. The applicant shall replace existing catch basin at the proposed bioretention along Villa Terrace to include overflow drain inlet per approved plans and in accordance with City Standard Details. (J) STREETLIGHTING IMPROVEMENTS – The applicant shall provide streetlight improvement plans with the civil plans. The Streetlight Improvement Plan shall:
1) Implement the project’s Lighting Plan from their project frontage to the roadway centerline.
2) Implement associated streetlight infrastructure beyond the project frontage or the roadway centerline if such improvements are necessary to provide a functioning lighting system for the project frontage.
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. 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.
61. 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
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8 62. 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. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. The fee shall be based on the City’s adopted Comprehensive Fee Schedule.
63. 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.
64. TRIANGULAR AREA OF VISIBILITY – Per the approved plan set and Local Transportation Analysis recommendations, the building permit plans for the superstructure shall show 6 feet of red curb on both sides of the driveway. The building permit plans for the superstructure shall show that the installation of landscaping and permanent structures located within the 45-foot triangular area of visibility at any project corner meets the requirements of a minimum vertical clearance of 7 feet, and/or are less than 3 feet in height. This includes all PG&E above ground structures and other utility facilities.
65. 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.
66. UNDERGROUND UTILITY SERVICES – 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 SMMC section 26.32.020.
Transformers and switch gear cabinets shall be placed in accordance with the approved plan set.
67. 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 existing and proposed 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.
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8 68. WASTEWATER CAPACITY CHARGE – A wastewater capacity charge, as established by SMMC section
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 and paid prior to issuance of the first superstructure building permit. The fee shall be based on the City’s adopted Comprehensive Fee Schedule.
69. WILL SERVE LETTER FOR WATER – A Will Serve Letter from the water company shall be supplied to the Director of Public Works or designee.
70. ENCROACHMENT AND MAINTENANCE AGREEMENT – Applicant shall enter into a City-approved Encroachment and Maintenance agreement for the improvements encroaching into a Public Utility Easement or public right of way prior to the issuance of the building permit. The applicant shall have the agreement recorded against the owner’s property that indemnifies and holds harmless the City, its elected and appointed officials, employees and agents. The agreement shall include language in which the applicant agrees to allow access to any utility company wishing to have access to the public right-of-way for existing or new utility installation. The agreement shall also include language that requires the removal of the improvements, at the owner’s expense, should the City desire to use the right-of-way for street, sidewalk or other purposes identified by the Director of Public Works or designee. The agreement shall be approved as to form by the City Attorney’s Office and shall be recorded against the owner’s property prior to the issuance of any City encroachment permit.
The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT.
Planning Division (PA)
71. 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 the approved Construction Management Plan or other applicable construction management requirement may result in the issuance of a “Stop Work Order”.
72. 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.
73. 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. 1 3
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8 Building Division (PA)
74. 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 SMMC section
23.06.061.
Fire Department (PA)
75. 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.
76. DEMOLITION – The applicant shall comply with the California Fire Code Chapter 33 during all phases of construction of the project.
77. EGRESS – The applicant shall maintain required egress for all adjacent buildings/properties.
78. 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.
Public Works Department (PA)
79. 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) Construction Best Management Practices.
CDD Arborist (PA)
80. 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.
81. PROJECT ARBORIST INSPECTIONS – The Project Arborist shall submit a report to the Building Division within five business days after each of their inspection documenting the condition of trees, protection measures changes or adjustments, and/or any damages to Protected trees.
The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, ISSUANCE OF A TEMPORARY CERTIFICATE OF OCCUPANCY, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first.
Planning Division (PA)
82. 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 N1.2 and N 1.3 of the General Plan. This letter shall be submitted prior to scheduling the Planning Final Inspection.
83. ART IN PUBLIC PLACES – The applicant shall meet all requirements of SMMC section 23.60 for art in public places by providing artwork approved by the Civic Arts Commission in a manner satisfactory to the 1 3
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8 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.
84. 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.
85. 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.
Building Division (PA)
86. SOIL FINAL REPORT – The Geotechnical Engineer or Civil Engineer who prepared the soil investigation, or an equally qualified professional, shall issue a final report stating the completed pad, foundation, finish grading and associated site work substantially conform to the approved plans, specifications and investigations, to the satisfaction of the Building Official or his/her designee.
Fire Department (PA)
87. 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 their designee prior to the Fire Final Inspection.
Public Works Department (PA)
88. 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.
89. RESTORATION OF ROADWAY – Due to the anticipated project’s truck traffic, the applicant shall grind and overlay with 2 inches of asphalt concrete of the roadways fronting the project site. If the street abutting the property has been classified as being in a failed condition or a Pavement Condition Index (PCI) of 50 or below, the applicant 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.
90. 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 SMMC 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.
91. TRANSPORTATION DEMAND MANAGEMENT (TDM) CHECKLIST – The property owner shall ensure compliance with the San Mateo County Congestion Management Program Land Use Implementation Policy (C/CAG TDM Policy). Specifically, the property owner shall ensure that the measures identified in the approved C/CAG TDM Checklist appended to this application are implemented over the life of the project, and that the property owner and tenants acknowledge the requirement to participate in the 1 3
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8 periodic monitoring and reporting requirements identified in the C/CAG TDM Policy. Accordingly, it is recommended that the property owner and/or developer clearly identify these TDM provisions and responsibilities in any sales and/or lease or sublease transactions.
92. 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.
CDD Arborist (PA)
93. 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 SMMC section 13.40.160 subject to the satisfaction of the Community Development Director, or their designee.
The following conditions shall be complied with AT ALL TIMES that the project permitted by this planning application occupies the premises.
Planning Division (PA)
94. 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 their designee, prior to construction of the proposed modifications. The Community Development Director, or their 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 SMMC section 27.08.080.
95. COMPLIANCE WITH REGULATIONS FOR DISCOVERY OF HUMAN REMAINS – The project shall comply with Health and Safety Code section 7050.5 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.
96. DOCUMENTATION OF TRIBAL CULTURAL RESOURCES – All treatment and documentation of tribal cultural resources shall be conducted in a culturally appropriate manner, as required by Public Resources Code section 21080.66. (AB130).
97. 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.
98. LABOR CODE – The provisions of Labor Code section 218.8 shall extend to the development proponent in addition to the direct contractor or subcontractor. The development proponent for this project is Prometheus Real Estate Group, Inc.
99. TRIBAL CULTURAL RESOURCES – Tribal cultural resources shall be avoided where feasible, in accordance with Public Resources Code section 21084.3(a). In furtherance of this requirement, where feasible, the project applicant shall provide deference to tribal preferences regarding access to spiritual, ceremonial, 1 3
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8 and burial sites, and incorporate tribal traditional knowledge in the protection and sustainable use of tribal cultural resources and landscapes.
100. TRIBAL ECOLOGICAL KNOWLEDGE – An application of tribal ecological knowledge into any habitat restoration efforts shall be undertaken by the project proponent as applicable to the specific environmental context and conditions of the project.
101. TRIBAL MONITOR – The project shall include tribal monitoring during all ground-disturbing activities, as follows:
(A) One monitor as designated by the Muwekma Oholone Tribe shall be present during all ground- 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 off-site 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 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, as well as the tribal monitor’s actual time spent on the project site during ground-disturbing activities.
City Attorney (PA)
102. INDEMNIFICATION – The applicant shall 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. 103. PENALTY – In accordance with SMMC 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 SMMC Chapter 1.04-General Penalty, as well as any other available legal remedies.
Police Department (PA)
104. BUILDING SECURITY CODE COMPLIANCE – The building permit plans shall comply with the City’s Building Security Code (SMMC Chapter 23.54).
105. PUBLIC SAFETY COMMUNICATIONS FOR TALL BUILDINGS, ACCESS AND SECURITY – The applicant shall allow 24-hour, 7 day per week access to the dedicated public safety communications radio server rack and antenna(s) for maintenance purposes at all times that the use permitted by this planning application occupies the premises. If the City installs radio equipment, the applicant shall take reasonable measures to secure and safeguard City equipment from theft or vandalism. 106. SITE LIGHTING STANDARDS – Exterior security lighting in compliance with the Building Security Code “Exterior Security Lighting” (SMMC section 23.54.060) shall be provided and maintained at all times that the use permitted by this planning application occupies the premises. 107. VIDEO SURVEILLANCE STANDARDS – The applicant shall install and operate for the life of the project a video surveillance system subject to the following requirements:
(A) The information shall be maintained and retrievable for a minimum of 30 days. The captured video material shall be accessible to investigating police personnel through some form of facility management during regular business hours. The applicant shall provide proof of registration of the video surveillance camera system with the City through the City’s Neighborhood Eyes Security Team web form (https://www.cityofsanmateo.org/forms.aspx?FID=134). 1 3
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8 (B) Cameras shall be placed and maintained to view common areas of the property accessible to the public such as lobbies, parking lots, parking garages and entrances and exits to all parking garages, gates dividing different uses inside mixed-use parking garages, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. This condition is not intended to require Applicant to install pole mount cameras on the property, cameras to view these areas may be installed on the building facing out.
(C) The cameras in this system shall be megapixel or better CCTV cameras that shall be capable of operating in all lighting conditions anticipated at project completion. Cameras viewing locations intended to allow routine vehicle passage onto the sites and/or garages shall additionally be capable of capturing the front and rear of all entering and exiting vehicles that use the sites and/or garages, and be of sufficient quality to identify the make and model of vehicles accessing the site, clearly read both front and rear license plates of vehicles, and clearly depict faces of occupants through the front windshield.
Public Works Department (PA)
108. POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – In accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations, SMMC Chapter 7.39, and the San Mateo Countywide Stormwater Management Plan (SWMP) by reference, the applicant shall:
(A) Owner/occupant shall inspect private stormwater treatment devices and GI features in the public right-of-way at least two (2) times per year and sweep parking lots immediately prior to and once during the storm season.
(B) The applicant shall pay a fee on a yearly basis for cost associated with, but not limited to, City inspection of the private stormwater treatment facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair in the event that the treatment facility is no longer able to meet performance standards or has deteriorated. The fee shall be based upon the City’s adopted Comprehensive Fee Schedule. (C) Label new and redeveloped storm drain inlets with the phrase “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available from the Department of Public Works.
(D) All process equipment, oils fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times.
109. TRANSPORTATION DEMAND MANAGEMENT (TDM) Checklist – Once implemented, the Transportation Demand Management Checklist shall be monitored and assessed annually for the occupied life of the development. The checklist shall be recorded with the County. The assessment of compliance with the Transportation Demand Management Checklist shall be submitted to Public Works by the end of every calendar year (December 31st).