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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: 21 Section Name: PUBLIC HEARING Account Number: 26-3111 File ID: 26-11356 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: August 17, 2026
SUBJECT:
616 S. B Street – New Eight-Story Commercial/Residential Mixed-Use Building (PA-2025-039) — Approval RECOMMENDATION:
Adopt a Resolution to approve the Site Plan and Architectural Review (SPAR), Site Development Planning Application (SDPA), and Tentative Parcel Map to merge five lots, demolish two existing commercial buildings and construct a new eight-story mixed-use building with 94 residential units and 7,286 square feet of ground floor commercial space at 616 S. B Street, and find that the project is Categorically Exempt from the California Environmental Quality Act pursuant to Section 15332 (Infill Development Projects) based on the findings for approval and subject to the conditions of approval.
BACKGROUND:
On June 20, 2025, Nazareth Vista, LLC, (“Applicant”) submitted a Planning Application (PA-2025-039) to demolish two existing commercial buildings (former Kelly-Moore Paints and TAP Plastics, approximately 11,300 square feet total) and construct a new eight-story mixed-use building at 616 S. B Street, referred to as “Nazareth Vista” (“Project”). The proposed mixed-use building includes 94 residential units, with 10 below market rate (BMR) units at the very low-income affordability level, 7,286 square feet of ground floor commercial space, and an internal parking structure located on the ground floor, second and third story levels (114 total spaces). The proposed unit mix includes studio, one-bedroom, and two-bedroom units. The formal application follows the submittal of a Preliminary Application (PA- 025-023) under the Housing Crisis Act (Senate Bill 330). A Neighborhood Informational Meeting was held by the applicant on April 23, 2025.
The Applicant had previously obtained a Planning Application approval on December 12, 2023 for a five-story mixed-use building with 48 rental units with five BMR units at the very low-income level, and approximately 9,200 square feet of ground-floor retail (PA-2022-037). This prior project approval expired on December 12, 2025.
On June 9, 2026, the Planning Commission held a hearing to consider the Project. Following public comments and deliberation, the Planning Commission voted unanimously (5-0) to recommend that the City Council approve the Project.
The Planning Commission recommendation included a condition of approval, with the applicant expressing consent, that incorporated the recommendations from the City’s retail consultant, with the exception of the recommendation to require additional retail ceiling height on the ground floor.
The Project requires approval by the City Council in accordance with SMMC Section 7.06.050(d), as the Project exceeds the height limit specified in the General Plan. The Project site has a General Plan Land Use Designation of Mixed-Use Medium II, which allows buildings up to six stories. The proposed Project has a height of eight stories and is utilizing a State Density Bonus waiver to exceed this General Plan standard, which is discussed in further detail below.
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Project Site
The Project site is located at 616 S. B Street, on the southwest side of the street, between 6th Avenue and 7th Avenue. It consists of two parcels with a combined area of 27,921 square feet (0.64 acres). The 2040 General Plan Land Use Designation for the Project site is Mixed-Use Medium II, which allows residential densities of up to 99 dwelling units per acre, and is zoned C1-3/R5 (Neighborhood Commercial/Residential Overlay – Mixed Use). The Project site is also located within the Downtown Area Plan. The existing site contains two one-story commercial buildings with retail uses – formerly TAP Plastics and Kelly-Moore Paints.
Adjacent uses include multi-family residential, commercial, and a mixed-use building consisting of office, residential, and ground floor commercial uses. To the south of the Project site across 7th Avenue is “Nazareth Terrace” – a four-story mixed- use building with ground floor commercial and three upper stories of residential. Bordering to the west of the Project site is a two-story residential building, and a five-story residential condominium building (Stradbally Court). “The Stratford,” a 10- story senior living condominium building is also located on the same block west of the Project site. Across 6th Avenue to the north of the site is “Gramercy on the Park,” a six-story residential condominium building, and across S. B Street to the east is a two-story mixed-use building (commercial and residential) and a one-story office building. The Downtown San Mateo Caltrain station is located approximately 0.4 miles north of the Project site. A location map showing the Project and its vicinity is included as Attachment 2.
Project Description
The Applicant proposes an eight-story mixed-use building containing ground floor commercial space and residential units above. The ground floor includes 7,286 square feet of commercial space, oriented along S. B Street. There are four main pedestrian entries to the commercial storefronts, with three storefront entries provided along the S. B Street frontage, and one storefront entry at the corner of S. B Street and 6th Avenue. Also included on the ground floor is the main pedestrian entrance to the residential lobby, located on the 7th Avenue frontage, as well as a fitness center for use by residents only with access both from the residential lobby and at the corner of 7th Avenue and S. B Street.
A total of 114 vehicle parking stalls and 98 long-term bicycle parking spaces are also provided within the proposed Project, accessed via two vehicular driveways – one along 6th Avenue and another along 7th Avenue. The 6th Avenue vehicular driveway provides access to 21 parking stalls located on the ground floor to serve the retail uses as well as visitor parking.
The 7th Avenue vehicular driveway provides access to the second and third floor parking garage levels with 93 parking stalls reserved for residents. Long-term bicycle storage for the retail uses is provided within the ground floor parking level, and long-term bicycle storage for the residential uses is located on the second and third floor parking levels. Bicycle racks located along the 7th Avenue, S. B Street, and 6th Avenue frontages satisfy the required 10 short-term bicycle spaces for the Project.
Floors four through eight include the 94 residential rental units, 10 of which are below market rate (BMR) units affordable to very-low income households. In addition to the fitness center on the ground floor, residential amenities include a shared open-space amenity deck and a community room, both located on the fourth floor.
The Project design and context are discussed further below. Project plans including the proposed site plan, floor plans, elevations, and architectural renderings are included as Attachment 3.
Mixed-Use Retail Component
To maximize the commercial viability and leasing potential of the ground-floor retail space, the Project was routed to the City’s retail consultant, Metrovation Retail Resources, for review. The consultant provided several recommendations. The first recommendation was to incorporate doors at the back of each retail tenant space to provide access via the interior parking area for trash disposal and deliveries, as well as for customers to access the retail from the retail parking area.
Additional recommendations included adding infrastructure to accommodate future food-based businesses such as restaurants or cafes. Such infrastructure recommendations include providing appropriate Type I and Type II venting hood systems and grease interceptors, ensuring appropriate utility connections for water, gas, and electric are provided with individual metering for each retail tenant, including restrooms for each retail tenant space, and avoiding drop ceilings that would reduce the interior floor to ceiling height of the retail spaces. The applicant was receptive to including each of these recommendations, noting that they would provide additional information to show the utilities, ventilation, and other
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infrastructure for the retail tenant spaces during the building permit review phase of the Project. A recommendation to increase the ceiling height to at least 14 feet was also included, but the applicant was not open to incorporating this recommendation as it would not work with their overall building construction design.
APPLICABLE CODE AND POLICY REVIEW:
General Plan and Zoning Code
The 2040 General Plan Land Use Designation for the Project site is Mixed-Use Medium II, which allows medium-density mixed-use buildings to provide a mix of commercial, office, and/or residential uses within the same site or building. It is intended to allow a mix of uses near other mixed-use, commercial, or residential areas, and within Downtown. The Mixed- Use Medium II designation allows for residential densities of up to 99 dwelling units per acre. For this 0.64-acre site, the base density allows up to 64 units.1 To achieve the proposed 94 units (147 units per acre), the applicant is requesting a fifty percent density bonus under state law, which is further discussed below. A list of applicable General Plan policies, and discussion of how the Project is consistent with these policies is included in the Resolution (Attachment 1).
The Project site is zoned C1-3/R5 (Neighborhood Commercial/Residential Overlay – Mixed Use); therefore, the project is subject to the development standards outlined in San Mateo Municipal Code (“SMMC”) Chapter 27.30, Neighborhood Commercial. In addition, the R5 overlay allows residential uses by right and provides development standards in SMMC Chapter 27.29 pertaining to density, floor area ratio (FAR), setbacks, and open space for residential projects located in commercial or office zoning districts. A project data table listing the applicable Zoning Code standards and the Project’s conformance to them is included in Attachment 4. As noted in the table, where there is an inconsistency between the Zoning Code and General Plan 2040, the General Plan shall control (per Government Code Section 65860(c)(2)(B) and SMMC Section
27.02.220). Additionally, the applicant is seeking one concession and several development waivers to certain development standards in accordance with State Density Bonus Law (Government Code Section 65915) and local code per SMMC Chapter
27.15. The concession and waivers are discussed in greater detail below.
Parking Standards
The Project is located within the City’s Central Parking Improvement District (CPID), which was established to set specific regulations for projects located within the Downtown Area Plan. However, the site is also located within one-half mile of the Downtown Caltrain Station, which is a major transit stop. Therefore, pursuant to Government Code Section 65863.2 (AB 2097), the Project is not subject to any minimum parking requirements or parking in-lieu fees. Despite the fact that no parking is required, the Project includes 114 spaces, with 21 spaces for the commercial tenants and 93 spaces for residents.
Downtown Area Plan
The Project site is located within the Downtown Area Plan, which established goals and policies to implement the overall vision of the downtown. The Downtown Area Plan, adopted in 2009, provides design guidance and a vision for Downtown San Mateo that is pedestrian-friendly and serves as a focal point of the community, including a blend of historical buildings and new development, with retail, entertainment, and housing opportunities. The Downtown design guidelines have been adapted to enforceable objective standards reflected in the City’s Multi-family and Residential Mixed-Use Objective Design Standards (ODS), discussed further below.
Citywide Pedestrian Master Plan
The Citywide Pedestrian Master Plan includes recommendations to improve the pedestrian realm throughout the City.
Appendix A of the Plan provides guidance on sidewalk design and widths based on the adjacent land uses and street parking configurations. For the Project frontages, the Plan recommends sidewalk widths ranging from 16 to 26 feet.
The Project proposes sidewalks measuring 16 feet in width along 6th Avenue and 12 feet in width along both 7th Avenue and S. B Street. While the sidewalk along 6th Avenue is consistent with the Plan’s recommendations, the sidewalks along S.
B Street and 7 th Avenue do not achieve the recommended widths because setbacks (which provide the space for widened sidewalks) are not provided. No setback is required along the S. B Street frontage, and the Project seeks a setback waiver along 7th Avenue pursuant to State Density Bonus Law. Despite these constraints, the Project incorporates enhanced 1 The calculation of 63.36 units is rounded up to 64 units in accordance with State housing law requiring fractional units be rounded up to the nearest whole number.
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pedestrian space at key intersections. Along 6th Avenue, the 20-foot setback creates an expanded sidewalk area of up to 30 feet in width extending approximately 20 feet from the corner with S. B Street. At the intersection of 7th Avenue and S. B Street, a curb bulb-out increases the sidewalk width to approximately 20 feet at the Project corner.
Overall, the project is consistent with the Pedestrian Master Plan by providing compliant sidewalk widths along 6th Avenue and portions of S. B Street and 7th Avenue, while also meeting applicable Zoning Code setback requirements through waivers under State Density Bonus Law, as discussed further below.
Bicycle Master Plan
The Bicycle Master Plan provides policies and recommendations to implement citywide infrastructure improvements to support bicycle use. The Bicycle Master Plan also lays out a proposed bicycle network of various bicycle lanes, paths and routes. Specific to the subject project site, the Bicycle Master Plan calls for a buffered bicycle lane (Class II) along the Project’s S. B Street frontage, which consists of pavement markings that provide additional horizontal separation between vehicles and bicyclists.
The City is not requiring the Applicant to physically construct or design the bike facilities along its S. B Street frontage. Rather, staff evaluated the Project to ensure the site plan would not preclude installation of the buffered bike lanes in the future.
Lastly, as required by the City’s Zoning Code, the Project provides 97 long-term bicycle parking spaces for residential uses within dedicated rooms on the second and third level of the garage and two long-term bicycle parking spaces for commercial uses in a bike locker located on the ground floor of the parking garage. A total of ten short-term bicycle parking spaces are also provided through on-site bike racks.
Transportation Analysis
A Transportation Impact Analysis (TIA) prepared by Hexagon Transportation Consultants, Inc. (“Hexagon”) was submitted by the Applicant and reviewed by the City (Attachment 6). Based on the City’s adopted TIA Guidelines (2020), the Project was determined to be exempt from a detailed Vehicle Miles Travelled (VMT) analysis under the California Environmental Quality Act (CEQA), specifically because the Project meets the following screening criteria: it is within one-half mile of a high-quality transit stop (Downtown San Mateo Caltrain Station), has a floor area ratio greater than 0.75, does not result in the reduction of affordable residential units, does not provide more parking than would otherwise be required by the City’s local standards, and is consistent with the Metropolitan Transportation Commission’s (MTC) Sustainable Communities Strategy.
The General Plan 2040 Circulation Element Policy C 6.3 requires a site-specific TIA be prepared in accordance with the City’s adopted TIA Guidelines for projects that may result in an adverse condition or effect on the roadway system. This is a local policy requirement independent from the CEQA VMT analysis requirements. In accordance with this requirement, the TIA provided by Hexagon includes a Local Transportation Analysis (LTA), which included a Level of Service (LOS) analysis at six study intersections around the Project site. The report found that the LOS at the study intersections, both in the opening year of the Project and cumulatively, would operate at an acceptable level of service.
Overall, the LTA estimates that the project would generate a total of 901 net-new average daily vehicle trips, 56 net-new vehicle trips in the AM peak hour, and 55 net-new vehicle trips in the PM peak hour. These trip generation numbers were included in the LOS analysis and were not found to result in any adverse impacts to the LOS at the study intersections.
However, the City/County Association of Governments (C/CAG) of San Mateo County requires projects that generate more than 100 average daily trips to implement trip reduction measures. Based on C/CAG’s guidelines, this Project is required to reach a minimum of 25 percent trip reduction through Transportation Demand Management (TDM) measures. C/CAG provides a TDM checklist that the Project has completed to identify how the Project will achieve the required trip reduction through a selection of TDM measures. Some of the measures, such as registration and participation in Commute.org certification for TDM are required, while others are optional. The total reduction for this Project from the selected TMD measures is 32.5 percent, which exceeds the required 25 percent reduction. The Project conditions of approval include a requirement that the Project comply with the TDM Program through the life of the Project.
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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, reduced parking standards, and “concessions” and “waivers” from development standards for residential projects that provide a certain percentage of the units as affordable units.
The Project site’s General Plan Land Use Designation of Mixed-Use Medium II, with a density of 99 units per acre, allows for a base of 64 units. The Project includes 15 percent (10 units) at the very low-income level. Pursuant Government Code Section 66915(d)(2)(C), a project can receive a 50 percent density bonus when 15 percent of the units are proposed at very low-income levels; therefore, the Project is able to increase its density by up to 50 percent, which allows for a total of 94 units (147 units per acre).
With 15 percent of the units provided at the very-low-income level, State Density Bonus Law also allows the applicant to request up to three concessions and unlimited waivers from development standards. A concession is a reduction or modification of a development standard that results in identifiable or actual cost reductions to provide for affordable housing costs, helping to make the Project financially feasible. A waiver is a modification of a standard that would otherwise physically preclude the construction of the Project at the allowed density. The Project application includes one concession request to depart from the Spanish Colonial Revival architectural style required by Section 7.1.2 of the Objective Design Standards, as well as several waivers for aspects of the Project that do not meet various City development standards. The applicant has included a summary of the Project waivers in their density bonus request letter (Attachment 5). A complete list of the Project’s requested waivers is included in Attachment 1, Exhibit B.
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) - Under Senate Bill 330 (SB 330), the 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 3 3, and is therefore vested to the ordinances, policies, and standards in place as of this date.
The Housing Accountability Act (HAA) - 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. As proposed, 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 SB 330.
Inclusionary Housing Requirements
The City’s Below Market Rate (Inclusionary) Program requires rental projects of 11 or more units to provide a minimum of 15 percent of the proposed units to be designated low-income units. The applicant proposes to designate 10 units (15 percent of the base density) as affordable at the very low-income level, which meets the City’s Inclusionary Program requirements (very-low-income units satisfy low-income requirements). These affordable units are required to be distributed throughout the development, have access to all on-site amenities, generally be of comparable size to similar market rate units, and have an exterior design and appearance compatible with similar market rate units.
PLANNING APPLICATIONS:
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. Staff have reviewed the Project for compliance with the Objective Design Standards and 3 The initial SB330 Preliminary Application was submitted on March 28, 2025. However, between the first and second resubmittals, over 90 days elapsed. Pursuant to Government Code Section 65941.1(d)(2), if the applicant does not provide a resubmittal within 90 days of receiving the City’s comments on an incomplete application, the preliminary application expires. The applicant provided a new SB330 Preliminary Application with their resubmittal made on December 22, 2025, thereby vesting the Project to local ordinances, policies, and standards adopted in effect from this date.
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worked with the applicant to revise portions of the design for greater compatibility with these standards and the surrounding neighborhood context. Detailed findings for approval of the SPAR are included in the Resolution (Attachment 1).
Design Review – Objective Design Standards
The Project was reviewed for consistency with the City’s Multi-family and Residential Mixed-Use Objective Design Standards (ODS). The Project has a contemporary urban mixed-use style with clean horizontal and vertical massing, a flat roof form, and a modern material palette. Design features include recessed balconies, large vertical windows, and a decorative banding feature above the ground floor commercial spaces. The podium construction design provides a visual break between the ground floor commercial component and screened internal parking structure from the residential units above, and the building corner features expanded glazing at the podium level helping to distinguish this feature in the design.
The building is eight stories in height, which is considered a high-rise building per the City’s ODS. The Project includes a parking structure integrated into the building on the first three levels. The parking area is fully enclosed, with two garage entries proposed – one at the 6th Avenue frontage providing access for the residential parking on the second and third floors, and one at the 7th Avenue frontage providing access to the retail and visitor parking on the ground floor. The frontage includes public open space with landscape planters and a seating bench incorporated into the design, as well as ground-level entrances to commercial storefronts proposed along S. B Street, contributing to a pedestrian-friendly environment at the street level.
The Project requests a concession to depart from the Spanish Colonial Revival architectural style required by Section 7.1.2 of the Objective Design Standards, citing that full adherence to these architectural standards would impose additional costs on the development due to the cost of adding the architectural features such as ornamentation, decorative tile, or additional window recesses. In addition to this concession request, the project has identified several waivers to specific development standards outlined in the Zoning Ordinance and the ODS, specifically related to the building height, setback requirements, floor area ratio requirements, loading zone configuration, vertical wall plane breaks, open space shading requirements, and standards derived from the Downtown Plan Area related to the height of architectural features in relation to adjacent buildings.
Site Development Planning Application (SDPA)
Municipal Code Section 23.40 requires a Site Development Planning Application (SDPA) approval for removal of major vegetation in conjunction with the redevelopment of a parcel. The Project proposes removal of a total of six trees, two of which qualify as protected trees due to their trunk diameters being 15 inches or greater, measured at 54 inches above natural grade. The equivalent landscape unit (LU) value of the removed trees would be replaced as conditioned via planting of new trees, payment of an in-lieu fee, or a combination of both in accordance with SMMC 27.71. Staff’s evaluation of the proposed Project is that the SDPA findings for approval can be made in that the Project proposes to plant four new trees along the 6th Avenue landscape area and 12 new street trees along the 6th Avenue, 7th Avenue, and B Street frontages. An in-lieu fee will be paid to the City’s Tree Planting Fund for the remaining balance of the existing LU value. Additional details on the SDPA findings for approval are included in the Resolution (Attachment 1).
Tentative Parcel Map
The Project requires approval of a Tentative Parcel Map, pursuant to San Mateo Municipal Code Section 26.48, to merge five lots into one parcel. The Tentative Parcel Map is consistent with SMMC Title 26, Subdivisions, and all other applicable requirements. Additional details regarding the Tentative Parcel Map findings for approval are included in the Resolution (Attachment 1). The full list of conditions of approval is provided in Exhibit A of Attachment 1.
PUBLIC NOTICE AND COMMENTS:
All meeting noticing requirements were met in accordance with SMMC Section 27.08.050, with notice provided in the San Mateo Daily Journal, City placards posted on the Project site, and notice sent to the following parties more than ten days in advance of this City Council meeting:
Property owners & tenants of property located within a 1,000-foot radius of the Project site. The City’s Planning “Notify Me” email list; and
The interested parties, which includes interested individuals who contacted the City and requested to be added to
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the Project notification list.
The applicant held a formal Neighborhood Informational Meeting on April 23, 2025, which was attended by approximately 17 participants. The discussion and comments at the Neighborhood Informational Meeting included concerns with the proposed height of the building (at eight stories as compared to the previous approval for a five-story structure), concerns related to parking and traffic impacts of the proposed project, with some residents commenting that parking in the neighborhood is already constrained and expressing concern for increased traffic, specifically related to pedestrian safety.
Residents from the nearby residential buildings raised concerns regarding loss of bay views and screening of rooftop mechanical equipment, as well as shadows from the new building. Several attendees commented in support of the Project, citing the quality of architecture and design, increase in housing supply particularly in Downtown San Mateo, and confidence in the Applicant, Nazareth Enterprises, based on prior projects by the same developer nearby.
Ahead of the June 9, 2026 Planning Commission public hearing, staff received six emails, including public comments from neighbors, as well as a petition including signatures from approximately 100 residents of the nearby Gramercy building. The comments included concerns focused on increased building height and density, traffic, parking, noise, pedestrian safety, loss of sunlight and views, and potential neighborhood quality of life impacts. These comments are included as Attachment 8.
During the Planning Commission meeting on June 9, 2026, 13 speakers provided verbal public comments. Comments provided focused primarily on pedestrian safety, traffic, loading and moving operations, and requests for additional crosswalk and traffic calming improvements. Other speakers expressed support for the project's addition of housing near transit, contribution to downtown revitalization, and potential to support local businesses.
Following the Planning Commission public hearing, additional correspondence with public comment/questions was received by staff for clarification regarding the scoping of the TIA document. Specifically, these questions centered around why specific items listed in Section 3.9 of the TIA Guidelines were not included in the TIA for this project, including the following:
Neighborhood Traffic Assessment for 6th and 7th Avenues, pedestrian facilities analysis within a quarter mile of the project site, bicycle facilities analysis within a quarter mile of the project site, parking assessment comparing proposed supply against ITE peak demand rates, and a fair share calculation for B Street and 5th Avenue. Each of these items was considered when reviewing the TIA scope, and were determined to not be applicable or not required as a part of the TIA review, either because they were addressed through other sections of the analysis, were outside the scope of the City's TIA Guidelines or legal authority, or were not triggered because the project would not create an adverse traffic condition or require transportation improvements. This email correspondence, including staff’s response, is included in Attachment 8.
Any additional public comments received after the publication of this report will be forwarded to the City Council for review consideration and posted to this item as “Post Packet Public Comments” on the City’s Agendas & Minutes Public Meeting Portal.
BUDGET IMPACT:
As a new housing project filed under SB 330, the Project would be subject to several impact and in-lieu fees in effect at the time of the application filing date, including the ones listed below, which are assessed and collected prior to the issuance of building permits or occupancy5.
Commercial Linkage Fee of approximately $47,720, to offset the impact of development projects on the need for affordable housing.
Child Care Development Fee of approximately $319,950, to offset the impact on the need for future childcare space as a result of new development
Park Impact Fee of approximately $2,394,550 ($25,474 per residential unit), to offset the increased demands on park and recreation facilities serving new developments. Wastewater Capacity Charge of approximately $601,170, to pay for the Project’s proportionate share of the 5 The fees provided are estimates only. Actual fees 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.
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average cost of sewer facilities (exiting and planned) to meet demands of the City’s sewer service area. School Impact Fees charged at $4.94 per sq. ft. 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.
Public Art 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. Transportation Improvement Fee of approximately $569,570 to fund citywide traffic improvements.
ENVIRONMENTAL DETERMINATION:
In accordance with the California Environmental Quality Act (CEQA), the project meets the criteria to be Categorically Exempt from further environmental review pursuant to Section 15332 (Class 32 - Infill Development Projects). Qualification for the exemption requires that the project is consistent with all applicable General Plan policies and Zoning Code regulations; the site is located within an urban setting on a site less than five acres in size; it has no value as habitat for endangered, rare, or threatened species; and would continue to be served by all utilities and public services, and does not have unusual circumstances that lead to significant effects with the inclusion of standard conditions of approval. Approval of the Project would not result in any significant impacts relating to traffic, noise, air quality, or water quality. The proposed project meets the above criteria and qualifies for the exemption. A more detailed explanation of these findings is included in the Categorical Exemption Memorandum prepared by the City’s environmental review consultant, David J. Powers (Attachment 7).
STRATEGIC PLAN ALIGNMENT:
This Staff Report supports the Housing initiative.
ATTACHMENTS
Att 1 – Proposed Resolution
Exhibit A – Conditions of Approval
Exhibit B – Density Bonus Waivers
Att 2 – Location Map
Att 3 – Project Plans
Att 4 – Project Date Table
Att 5 – Density Bonus Request Letter
Att 6 – Transportation Impact Analysis (Hexagon, Inc.)
Att 7 – CEQA Categorical Exemption Memorandum
Att 8 – Public Comments
STAFF CONTACT
Elizabeth Gagliardi, Associate Planner
[email protected]
(650) 522-7206