CITY OF SAN MATEO
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CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 1 Section Name: PUBLIC HEARING Account Number: File ID: 26-10972 TO: Planning Commission
FROM: Zachary Dahl, Director
PREPARED BY: Community Development Department
MEETING DATE: March 24, 2026
SUBJECT:
715 N. San Mateo Drive – New Multifamily Residential Development (PA-2025-031)
RECOMMENDATION
Adopt a Resolution approving a Site Plan and Architectural Review (SPAR), a Site Development Planning Application (SDPA), and a Vesting Tentative Parcel Map (VTM) for the construction of a new multifamily residential building with 181 dwelling units and associated site improvements at 715 N. San Mateo Drive, and find that the Project is exempt from further review under the California Environmental Quality Act (CEQA) pursuant to Public Resources Code section 21080.66, based on the Findings for Approval and subject to the Conditions of Approval.
BACKGROUND:
On April 15, 2025, Prometheus Real Estate Group (applicant) submitted a Planning Application to demolish two one-story commercial buildings and one two-story duplex to construct a six-story multifamily residential building (“Project”) consisting of 181 dwelling units, parking, and open space. The dwellings would be rented, and 19 would be designated as Below Market Rate (BMR) units at the Very-Low Income (VLI) affordability level.
This application follows the submittal of a Preliminary Application (PA-2024-064) made under the Housing Crisis Act (Senate Bill 330) on November 14, 2024. The Project’s Neighborhood Meeting was held on February 26, 2025, ahead of the formal submittal (more details below).
Project Site
The Project site is located west of North San Mateo Drive, with State Street on the northwest and Villa Terrace on the southeast, is comprised of four parcels, and is approximately 1.22 acres, or 53,141 square feet, in size. The existing site includes approximately 5,330 square feet of commercial floor area within two one-story buildings with surface parking along North San Mateo Drive, that is currently used for as parking for the vehicle maintenance business across the street, and one 1,960-square-foot, two-story residential duplex at 247 Villa Terrace (unit 1 is registered with the City as a short-term rental and unit 2 is occupied by a long-term tenant). Surrounding uses include single-family and multifamily residences to the southeast and southwest, auto-related businesses to the northeast, and a fitness business to the northwest. To the north and opposite the site across the street is the 888 San Mateo Apartments, a three-story multifamily development completed in 2014.
The Project site, and the properties abutting North San Mateo Drive to the north and south of the site, are within the General Plan Land Use designation of Residential Medium II. The Project site, and the properties along North San Mateo Drive to the north and south, are also within one of the ten General Plan 2040 study areas, where the City increased allowable building height, density, and FAR. The Project site and vicinity are not within a Specific Plan, Master Plan, or Area Plan boundary. The Project site is zoned “Regional/Community Commercial District” (C3-2) and “Executive Offices District” (E2-1.5), and the Burlingame Caltrain stop is less than one-half mile north of the site. A location map showing the Project site is included as Attachment 2.
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Project Description
The Project includes construction of a six-story, 258,018-square-foot multifamily residential building with 181 residential units and 180 off-street covered parking spaces. The ground floor include s 14 dwellings (ten along North San Mateo Drive and four along Villa Terrace), the 2 nd and 6th floors contain 31 dwellings per floor, and the 3 rd, 4th, and 5th floors contain 35 dwellings per floor. The Below Market Rate (BMR) dwellings will be distributed throughout each floor and each story of the proposed building. The dwelling mix is shown in Table 1 below.
Table 1 - Proposed Units
Dwelling Type Very-Low Income Market Rate Total
Studio 1 8 9
Urban 1-bed1 4 33 37
1-bed 8 71 79
2-bed 6 46 52
3-bed 0 4 4
Total Dwellings 19 162 181
Primary pedestrian access would be provided along North San Mateo Drive, with secondary access provided on State Street and Villa Terrace. Parking would be provided in a two-level parking garage, with 131 stalls below grade and 49 on the ground floor, accessed via a new driveway and curb cut to Villa Terrace. Bicycle parking facilities would include secure racks within a 196-space bike-parking room at grade, located adjacent to the residential lobby, and exterior bike racks to accommodate 12 short-term bicycle parking spaces, located in the public right -of-way adjacent to the residential lobby along North San Mateo Drive. Residential amenities would be provided, to include a mail/package room, lobby, coworking space and dog washing area on the ground floor, a gym/fitness room, a pool/spa and courtyard on the 2nd floor, and a common room and amenity deck with a barbeque area on the 6th floor (overall, approximately 27,000 square feet of open space would be provided). Within the public right -of-way fronting the site, the Project would remove six curb cuts/driveways and all curbs/sidewalks 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.
Architectural, Landscape, and Civil plans are included in Attachment 3.
APPLICABLE CODE AND POLICY REVIEW:
General Plan and Zoning Code
The General Plan 2040 Land Use Designation for the Project site is Residential Medium II, which allows medium -density multifamily residential dwellings, such as condominiums and apartments, near mixed-use, office, and/or commercial areas.
The Residential Medium II designation allows for residential densities of up to 99 dwellings per acre , and for this 1.22-acre site, the base density allows a maximum of 121 dwellings. To achieve 181 dwellings, the applicant requested a density bonus under State law, which is further discussed below. A discussion of the General Plan policies is included in the Draft Resolution (Attachment 1).
The Project site is zoned “Regional/Community Commercial District” ( C3-2) and “Executive Offices District” (E2 -1.5), and development of this site is subject to development standards outlined in San Mateo Municipal Code (“SMMC”) Chapter s
27.34 and 27.48. A Project Data Table listing the applicable Zoning Code standards and the Project’s conformance to them is included as Attachment 4.
Automobile Parking Standards
The Project site is located within one-half mile of the Downtown Burlingame Caltrain Stop, which is considered a major transit stop as defined in Public Resources Code section 21155, and per Government Code section 65863.2 (approved under Assembly Bill (AB) 2097). Based on these state statutes, the City is prohibited from imposing any minimum automobile parking requirements on the Project. Therefore, the parking requirements in the City’s Zoning Code do not apply, and the City cannot require any off-street parking. Nonetheless, the Project is providing 180 off -street parking spaces to
1 “Urban 1-bed” is a type of studio dwelling, with a partial wall separating the living and sleeping areas. Since the separation is not a full wall, the sleeping area is not counted as a bedroom, and an urban 1-bed is considered a studio dwelling for the purpose of confirming automobile and bicycle parking.
CITY OF SAN MATEO
accommodate the expected demand for residential parking . In addition, the Project would implement Transportation Demand Management (TDM) measures through the C/CAG checklist.
Site Plan and Architectural Review (SPAR)
The Project requires a Site Plan and Architectural Review (SPAR) approval for construction of a new building in accordance with SMMC section 27.08.030. The Project is consistent with the required SPAR findings: it proposes a multifamily development that complements the existing architectural character of the surrounding neighborhood through the use of high-quality materials and extensive landscaping, which enhances the overall visual character of the site and adjacent area.
The Project will support the harmonious and orderly growth of the City, the desirability of investment and occupation in the vicinity, and be in the best interests of the public health, safety, or welfare. Overall, the Project design supports orderly and harmonious development of the site, complies with applicable development standards and General Plan policies, and would not result in adverse impacts. Details on the SPAR findings for approval are included in the Draft Resolution (Attachment 1).
Site Development Planning Application (SDPA)
The Project also requires a Site Development Planning Application (SDPA) approval for the removal of major vegetation and protected trees on and adjacent to the site in accordance with SMMC section 23.40.030. The SMMC defines “major vegetation” as live vegetation consisting of tree growth with a trunk diameter of six inches or greater measured at 54 inches above natural grade, and “protected trees” as any oak tree with a minimum diameter of 10 inches measured at 54 inches above natural grade, any tree with a diameter of 15 inches measured at 54 inches above natural grade, or any street tree.
The Project will result in the removal of 19 existing trees, of which four are protected. The removal of 17 trees on -site is necessary to facilitate the development of the Project, and 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. Fifty-five trees will be planted on -site on the 2nd and 6th floors of the Project, and 25 trees will be planted along all project frontages in the public right -of-way. The equivalent landscape unit (LU) value of the removed trees will be replaced, as conditioned, through the planting of new trees, payment of an in -lieu fee, or a combination of both, in accordance with SMMC Chapter 27.71. Details regarding the SDPA findings for approval are provided in the Draft Resolution (Attachment 1).
APPLICABLE HOUSING LAWS:
State Density Bonus Law
The Project utilizes the provisions of State Density Bonus Law in accordance with Government Code section 65915 and as locally adopted in SMMC Chapter 27.15 , Density Bonus. To comply with Density Bonus regulations, the City must allow for increased residential density, “concessions,” and “waivers” from development standards for residential projects that provide a certain percentage of units as affordable units.
The Project proposes 181 dwelling units, exceeding the Residential Medium II land use designation maximum density established by the San Mateo General Plan 2040 . The Project, however, would designate 15% of the base density units as BMR units at the Very Low-Income (VLI) affordability level. Per Government Code section 65915(f)(2), a project with at least 15% of the dwellings designated as affordable for VLI households is eligible for a density bonus of 50% of the base density .
This density bonus would increase the maximum allowable density up to 182 dwellings2. Therefore, the density proposed by the Project is consistent with the General Plan and state law.
Concession and Waiver Requests
For this Project, State Density Bonus Law also allows the applicant to request up to three concessions, per Government Code section 65915(d)(2)( C), and unlimited waivers from development standards , per Government Code section 65915(e) .
Generally speaking, a concession (or incentive) is a reduction or modification of a development standard that results in identifiable and actual cost reductions to provide for affordable housing costs, helping to make the Project financially feasible. (A concession also inclu des a reduction in site development standards or a modification of zoning code requirements that exceed minimum building standards.) A waiver is a modification of a standard that would otherwise
2 The General Plan density for this site is 120.7 dwellings, and per Government Code section 65915(q), the density is rounded up to 12 1 dwellings. The 50% bonus, when applied to this density, would allow 181.5 dwellings, and per Government Code section 65915(q), the total number of dwellings allowed for this site is rounded up to 182 dwellings.
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physically preclude the construction of the Project at the allowed density. The Project application does not identify any concession requests under State Density Bonus Law. However, the Project is seeking several waivers for aspects of the Project that do not meet various City development standards , such as floor area ratio (FAR), setbacks/yards, landscape buffers, and open space 3. The applicant provided a summary of the Project waivers in a density bonus request letter (Attachment 5). A complete list of the Project waivers is included in Attachment 1, Exhibit B.
Staff evaluated the waivers and concluded that the waivers are consistent with State law requirements because they support construction of the Project as it is designed and at the densities permitted under the City’s General Plan and State Density Bonus Law.
Other Applicable State Laws
In addition to State Density Bonus Law, there are several other state laws that regulate housing development projects. For this Project, these include, but are not necessarily limited to the following:
• The Housing Crisis Act (Senate Bill 330)
o Under Senate Bill 330 (SB 330), a project vests the ordinances, policies, and standards adopted and in effect when a preliminary application was submitted to the City. This Project submitted a Preliminary Application under SB 330 on November 14, 2024, and is therefore subject to the ordinances, policies, and standards in place as of that date.
• The Housing Accountability Act (HAA)
o The HAA limits a local agency’s ability to deny, reduce the density of, or render housing development projects infeasible if objective standards are met. Additionally, when a Project receives waivers from objective standards under State Density Bonus Law, it is still considered in compliance with those objective standards for the purpose of the HAA . As proposed, including the allowed waivers, this Project meets all applicable objective standards in the General Plan, Zoning Code, and other local policy documents that were in effect at the time the preliminary application was submitted under SB330. • Assembly Bill 130
o Assembly Bill 130 (AB 130) mandates an expedited review timeline and a statutory exemption under CEQA for housing projects meeting certain criteria . As discussed below, and in detail in the attached Resolution, the Project meets criteria and is subject to expedited review and a statutory exemption under CEQA.
Inclusionary Housing Requirements
The City’s Below Market Rate (Inclusionary) Program requires rental projects of 11 or more dwellings to reserve at least 15 percent of the dwellings for lower-income households. The applicant proposes to reserve 19 dwellings, or 15.7 percent of the site’s base density (99 units/acre), for VLI households, which exceeds the City’s Inclusionary Program requirements.
Consistent with the City’s Policy, the VLI dwellings are distributed throughout the development and, like the market -rate dwellings, have access to all on -site amenities, are generally comparable in size, and share the same exterior design and appearance.
DESIGN REVIEW – OBJECTIVE DESIGN STANDARDS:
The Project was reviewed for consistency with the City’s Multifamily and Residential Mixed-Use Objective Design Standards (ODS). The proposed architectural style is best characterized as contemporary, expressed through a combination of white and gray stucco with wood-appearance siding and brick accents that define building form.
The Project design presents a clear base, middle, and top, and each building corner (at State Street and Villa Terrace) is defined with brick cladding and building recesses at each floor to provide private open space for the adjacent dwelling.
Overall, the building combines four primary materials (wall material to include brick, stucco, faux wood siding, and steel for railings) and four colors (white and gray stucco, tan and black brick cladding, ‘Golden Oak’ wood appearance siding, and black for railings, doors, and windows). The pedestrian experience along each street frontage is enhanced with landscape planters and trees along the curb and regular building entries, windows, and pedestrian-scale lighting to provide a sense of
3 Within the applicant’s density bonus request letter, “Building height” is listed as a waiver or reduction. However, with the adoption of Measure T, the General Plan 2040 Land Use Designation for this site permits building height of up to 6 stories. As the Project would include only 6 stories, the Project complies with the City’s height limit, and this waiver is not needed.
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security along the building frontage and sidewalk.
The Project is consistent with the City’s ODS, except for ODS section 4.1.1, where the ground floor wall facing the residential district to the southwest is defined as a “Blank Wall” because it would exceed the height and length maximum allowed without also providing a window or door. While the applicant proposed architectural detailing and trailing vines to improve the appearance of this wall , the ground-floor wall does not comply, and the applicant has requested a waiver pursuant to State Density Bonus Law.
TRANSPORTATION ANALYSIS:
General Plan 2040 Circulation Element Policy C 6.3 requires a site -specific transportation impact analysis prepared in accordance with the City’s adopted Transportation Impact Analysis (TIA) Policy for development projects that may result in an adverse condition or effect on the roadway system. This is a local policy requirement and is independent of CEQA VMT analysis.4 A Local Transportation Analysis (LTA) was prepared by the applicant’s consultant, Hexagon, to demonstrate compliance with this General Plan Policy and the City’s TIA Guidelines. The trip generation analysis indicates that the Project would generate a gross of 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.
Hexagon performed a Level of Service (LOS) Analysis at three nearby intersections for this Project to find that it would operate at an acceptable LOS with and without the addition of project trips under all evaluated scenarios 5. The Hexagon Local Transportation Analysis (LTA) is included as Attachment 7. Overall, the LTA found that the Project would not result in any significant local traffic or circulation impacts.
Vesting Tentative Parcel Map
In addition to the SPAR application, the Project would also merge the four existing parcels into one parcel , and this merger would be accomplished via a Parcel Map . Per SMMC section 26.56.075, when a Tentative Parcel Map is accompanied by a planning application, it is subject to review and action by the Planning Commission. Findings to approve the Parcel Map are included in the attached Draft Resolution, and the conditions of approval include a condition to require that the final map to merge the parcels be filed prior to issuance of a building permit for the new building.
NOTICE PROVIDED:
In accordance with Government Code section 65090, notice of this public hearing was published in the San Mateo Daily Journal ten days in advance of this Planning Commission meeting. In accordance with Government Code section 65091 and the City’s Municipal Code noticing requirements, notice was also provided more than ten days in advance of this Planning Commission meeting to:
• Property owners, residential tenants, and business tenants within 1,000 feet of the Project site. • The City’s Planning “Notify Me” email list; and
• The interested parties email list, which includes interested individuals who contacted the City and requested to be added to the Project notification list.
PUBLIC COMMENTS:
The applicant held a formal Neighborhood Informational Meeting on February 26, 2025, which was attended by approximately 40 participants. A Planner from the City attended as an observer. The discussion and comments at this meeting included clarifying questions about the Project, which were answered by the developer, as well as public comments focused on concerns about parking adequacy, traffic and construction impacts, and the size of the building (the applicant provided meeting notes for this meeting) . During the formal application review, no additional public comments were submitted to staff. Any public comments received after the publication of this report will be forward ed to the Planning Commission for review and consideration and posted to this item on the City’s Agendas & Minutes Public Meeting Portal as “Post Packet Public Comments.”
4 Because the project is exempt from CEQA, a VMT analysis is not required. In addition, because the project is within one -half mile of a major transit stop, it is presumed that the Project would not have a significant effect on VMT, pursuant to CEQA Guidelines section 15064.3. 5 Existing conditions, opening year plus project, cumulative conditions, and cumulative plus the Project.
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FISCAL IMPACT:
As a new housing project filed under SB 330, the Project is subject to development impact, in-lieu, and linkage fees in effect at the time of the application filing date . Based on the City's Development Fees, the estimated6 fees are listed below (and these fees are assessed and collected prior to the issuance of building permits or occupancy):
• Wastewater Capacity Charge of approximately $1,26 million 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. • Transportation Improvement Fee of approximately $506,100 to fund citywide traffic improvements. • Park In-Lieu/Impact Fee of approximately $ 3.57 million to offset the increased demands on park and recreation facilities serving new developments.
• Art in Public Places Fee in the amount of 1.19% of the total building valuation (excluding land acquisition and off - site improvement cost) in lieu of providing on-site public art. • Tree Replacement & Landscape In -Lieu Fee of approximately $ 8,400, which is assessed when a project removes more trees than are planted on-site or along street frontages by the project. • Childcare Development Fee of approximately $601,800 to fund the development of childcare facilities. • School Impact Fees in the amount of $4.94 per square foot of residential area to offset the increased demands on school facilities caused by new development. This is collected by the San Mateo Union High School District for all schools in San Mateo.
ENVIRONMENTAL DETERMINATION:
Approval of the Project is subject to a new statutory exemption under Public Resources Code section 21080.66, signed into law by AB 130. To facilitate the City’s review of the Project under this exemption, on August 11, 2025, the applicant provided a memo to detail the Project’s qualification under Public Resources Code section 21080.66(a) (Attachment 6). An assessment of how the Project complies with AB 130 is in the attached Draft Resolution.
In accordance with Public Resources Code section 21080.66(b)(1)(A), the City formally noticed Native American tribes for consultation regarding the Project and its potential impacts on tribal cultural resources. One tribe responded to the City’s notice to request consultation with the City. The Project Conditions of Approval (Attachment 1, Exhibit A) include conditions required to satisfy the requirements of AB 130 to avoid impacts on tribal cultural resources.
ATTACHMENTS
Att 1 – Draft Resolution with Findings
Att 1 Exhibit A – Conditions of Approval
Att 1 Exhibit B – Density Bonus Waivers
Att 2 – Location Map
Att 3 – Project Plans
Att 4 – Factual Data Sheet
Att 5 – Density Bonus Request Letter
Att 6 – CEQA Exemption Memo
Att 7 – Local Transportation Analysis (LTA), Dated March 5, 2026
STAFF CONTACT
Joanna Winter, Planning Manager
[email protected]
PREPARED BY
Greg Powell,
M-Group Consulting Planner,
[email protected]
6 The fees provided are estimates only. Actual fees paid may be higher or lower based on any permissible fee increase at the time of fee collection or credits the Project may be eligible for.