San Mateo City Council
August 17, 2026

CITY OF SAN MATEO
RESOLUTION NO. ____ (2026)

A RESOLUTION OF THE CITY COUNCIL APPROVING A SITE PLAN AND ARCHITECTURAL REVIEW (SPAR), SITE

DEVELOPMENT PLANNING APPLICATION (SDPA), AND TENTATIVE PARCEL MAP TO MERGE TWO LOTS, FOR CONSTRUCTION OF A NEW MIXED-USE BUILDING WITH COMMERCIAL USES AND 94 RESIDENTIAL UNITS, AND

DETERMINE THAT THE PROJECT IS EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER CALIFORNIA

ENVIRONMENTAL QUALITY ACT

WHEREAS, Nazareth Vista, LLC, (“Applicant”) submitted a Planning Application No. PA‐2025‐039 for a Site Plan and Architectural Review, Site Development Planning Application, and Tentative Parcel Map for lot merger and construction of a new mixed-use building consisting of 7,2 86 square feet of commercial uses and 94 residential units and associated site improvements located at 616 S. B Street (collectively referred to as “Project”) in the City of San Mateo (“City”); and

WHEREAS, the proposed Project is designated as Mixed-Use Medium II in the General Plan Land Use Plan, Zoned Neighborhood Commercial/Residential Overlay – Mixed Use (C1-3/R5) in the Zoning Ordinance, and located within Downtown Area Plan planning area; and
WHEREAS, in fulfillment of the City’s Below Market Rate requirement pursuant to San Mateo Municipal Code (SMMC) Section 27.16.050, the Project is providing ten (10) rental units affordable to very -low income households, of which five are studio units, four are one-bedroom units, and one is a two-bedroom unit; and WHEREAS, approval of the Applicant’s Project is considered a “Project” for the purposes of the California Environmental Quality Act, Public Resources Code Section 21000, et. seq (“CEQA”); and

WHEREAS, the City finds that the Project is categorically exempt from further environmental review under CEQA Guidelines Section 15332 In-Fill Development Projects based on the findings in the section below; and

WHEREAS, the Project is consistent with the applicable policies of the General Plan 2040 and other applicable policies; and

WHEREAS, the Project is providing 15 percent of the units affordable to Very-Low Income households, which allows the applicant to request up to three concessions and unlimited waivers from development standards pursuant to State Density Bonus Law under Government Code Section 65915(d). The Applicant requests one concession and several waivers. A list of Project concessions and waivers are included as Exhibit B; and

WHEREAS, the Planning Commission held a public hearing for the Project on June 9, 2026, duly noticed, at which time the Commission received and considered oral and written evidence, all public comments were considered, and by a vote of 5-0 recommended that the City Council approve the Project; and

WHEREAS, SMMC Section 27.06.050 authorize s the City Council to take final action on Site Plan and Architectural Review for buildings that exceed the height limit in the General Plan.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY FINDS AND RESOLVES that:

1. On the basis of the whole record before it , there is no substantial evidence that the Project will have a significant effect on the environment. The Project is categorically exempt from the provisions of CEQA under CEQA Guidelines Section 15332 as follows:

a. The Project is consistent with the General Plan land use designation and all applicable General Plan policies as well as the applicable zoning designation and regulations.

b. The Project site is located within an urban setting on a site of less than five acres (0.64 acres).

The Project site has no value for endangered, rare, or threatened species. The Project will not have a substantial adverse effect on any riparian habitat or sensitive natural community, or on any species identified as a candidate, sensitive, or special status species, identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service.

The Project will not have a substantial adverse effect on federally protected wetlands through direct removal, filling, hydrological interruption, or other means, and will not substantially interfere with the movement of any native resident or migratory fish or wildl ife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.

The Project will not conflict with any local policies or ordinances protecting biological resources, such as but not limited to, a tree preservation policy or ordinance ; nor will it conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.

The Project will not impact any threatened or endangered biological resources, and buildings have existed on the site. The Project will include the removal of six trees, and planting of three new trees and twelve new street trees on the Project site. The Applicant will pay a fee in lieu of the difference between the number of trees removed and the number of new trees to be planted.
b. Approval of the Project will not result in any significant effects relating to traffic. Hexagon Transportation Consultants, Inc. , the applicant hired consultant , prepared a Transportation Impact Assessment (TIA). The TIA concluded that the Project will not cause any study intersection to operate at an unacceptable level of service and will not cause adverse Level of Service (LOS) effects . The TIA also determined that the Project does not require a detailed Vehicle Miles Traveled (VMT) analysis due to the proximity of the Project site to an existing, major transit stop (Downtown Caltrain station) and another transit system (SamTrans), and proximity to downtown.

Additionally, the applicant has completed the City/County Association of Governments (C/CAG) checklist to implement a combination of required and optional Transportation Demand Management (TDM) measures that will result in an expected 32.5 percent reduction in trips, which exceeds the required 25 percent reduction for projects that generate over 100 net new trips.

The Project will not conflict with an applicable congestion management program and will not result in a change in air traffic patterns. The Project will not substantially increase hazards due to a design feature or incompatible uses, result in inadequate emergency access or inadequate parking capacity, conflict with other adopted policies, plans, or programs regarding public transit, bicycle, or pede strian facilities, or otherwise decrease the performance or safety of such facilities. All Project safety elements will be designed to meet all applicable California Building, Fire, Safety and any other requirements. c. Approval of the Project will not result in any significant effects relating to noise or vibration as conditioned. The Project will not expose persons to or generate noise levels, groundborne vibration, or groundborne noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards, and will not create a substantial permanent increase in ambient noise levels in the Project vicinity above existing levels.

The Project may expect a substantial temporary or periodic increase in groundborne vibration and ambient noise levels in the Project vicinity above levels existing without the Project, but only during the period of construction. Noise generated during construction would differ depending on the construction phase and the type and amount of equipment used at the construction site. The Applicant will be required to abide by the conditions of approval, construction work hours, and comply with the City’s Noise Ordinance. d. Approval of the Project will not result in any significant effects relating to air quality , as conditioned. The Project will not conflict with or obstruct implementation of the applicable air quality plan, violate any air quality standard or contribute substantially to an existing or projected air quality violation, result in a cumulatively consideration net increase of an y criteria pollutant, expose sensitive receptors to substantial pollutant concentrations, or create objectionable odors affecting a substantial number of people.

The Project will have limited impact to air quality and would not subject customers or employees of nearby businesses, visitors, residents, and/or neighbors to objectionable odors.

The Project would not result in additional exposure of sensitive receptors to substantial pollutant concentrations in the long term but has the potential to generate dust and other pollutants, during demolition, grading, and construction. However, the impact o f dust generated by demolition, grading and/or construction activities is temporary in nature and limited to site preparation and future construction of the new residential development.

Conditions of approval to minimize dust and vehicle emissions during grading and construction activities are included.
e. Approval of the Project will not result in any significant effects relating to water quality. The Project will not violate any water quality standards or waste discharge requirements or substantially deplete groundwater supplies or interfere substantially with groundwater recharge as the site is not serviced by nearby wells, nor will it alter the existi ng drainage pattern of the site or area, create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems.

The Project will not otherwise substantially degrade water quality or place housing or structures within a 100-year flood hazard area since the Project is not located within a 100 - year flood plain. The Project will not expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam or create inundation by seiche, tsunami, or mudflow since the Project is not located in an area of potential inundation as identified in the City’s General Plan. f. The site is adequately served by all required utilities. The Project would not exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board, require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, require or result in the construction of new storm water drainage facilities or expansion of existing facilities. The Public Works department has determined that there is adequate infrastructure capacity serving the site to adequately handle the increases.
c. The site is adequately served by all required public services. The Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, in order to maintain acceptable service ratios, respon se times or other performance objectives for Fire protection, Police protection, Schools, Parks, or other public facilities. The Project will be subject to various impact fees, and is located in an urbanized area served by municipal services, therefore it is not anticipated to significantly impact public services or require the

additional construction of public facilities as the proposed multi-family residential use can be accommodated with existing levels of service.

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. P rovide a range of housing types, sizes, and affordability levels in all San Mateo neighborhoods.

b. Policy LU 3.1 Housing Diversity. Promote safe, attractive, and walkable residential neighborhoods with diverse types and sizes of homes for individuals, families, and households of all income levels.

The Project is consistent with the above Land Use Element policies by providing a diverse set of units ranging from studio to two-bedrooms, including 84 market-rate units and 10 affordable units for very-low income households and within one -half mile of the Downtown San Mateo Caltrain Station. The Project replaces two one-story commercial building s with a high-quality mixed-use commercial and residential development that incorporates on-site amenities and open spaces. It also includes a range of bedroom configurations that support different household sizes, including two-bedroom units.

2. The Project conforms to applicable policies of the General Plan 2040 Circulation Element. a. Policy C 3.2 Pedestrian Enhancements with New Development. Require new development projects to provide sidewalks and pedestrian ramps and to repair or replace damaged sidewalks, in addition to right-of-way improvements identified in adopted City master plans.

Encourage new developments to include pedestrian -oriented design to facilitate pedestrian path of travel.
b. Policy C 4.5 Bicycle Improvements. Require new developments to construct or contribute to improvements that enhance the cyclist experience, including bicycle lanes and bicycle parking.

The Project is consistent with the above Circulation Element policies by providing sidewalks and pedestrian path of travel in accordance with the City’s Pedestrian Master Plan. The Project incorporates street-level landscaping as well as a public open space with bench seating near the entry of the building. In addition, the Project provides both short -term and long -term bicycle parking.

3. The Project conforms to applicable policies of Housing Element 2023-02031. a. Policy H1. 3 Increase Affordable Housing Production. Adopting an updated Density Bonus/Community Benefit Program that provides additional incentives and/or streamlining option for housing projects that provide additional affordable units or the most needed unit types (including those with special needs) beyond minimum State requirements.

The Project increases affordable housing production by providing 10 affordable units for very-low income households. In addition, the Project includes 94 total units, expanding housing options for a range of household sizes and income levels.

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 6.7 Public Open Space Design. Seek opportunities to establish public open spaces in new developments and new public buildings, and promote innovative and creative designs to create exceptional, unique, and functional spaces. Require signage that clearly delineates these spaces as publicly accessible.
c. Policy CD 7.3 Multifamily Design. Encourage architectural design of new multifamily developments that enhances a neighborhood’s visual and architectural character by providing context sensitive building and pedestrian -scale elements, high -quality materials and construction, open space, and resident amenities.

The Project provides in -lieu fees for protected trees proposed for removal and includes the installation of replacement trees in accordance with City requirements. The Project incorporates on-site open space areas with amenities, landscaping and bench seating at the street level, private balconies per unit, a common open space amenity decks at the fourth stories, a fitness center, common room, and bicycle parking. In addition, the Project proposes a contemporary architectural style with high-quality materials that enhances neighborhood character and includes pedestrian-scale elements such as a seating area and landscaping, as well as resident -serving amenities.

Downtown Area Plan

1. The Project conforms to applicable policies and design guidelines of the Downtown Area Plan. a. In conformance with Policy II.6, “Neighborhood Commercial Uses ,” the Project includes ground floor retail space along S. B Street that will contribute towards this policy’s stated goal of serving the day to day shopping needs of existing and future residents. b. In conformance with Policy II.10 “Mixed-Use Commercial-Residential,” the Project includes multi-family residential uses with ground floor commercial integrated into the same building. c. In conformance with Policies I II.7 and III.8 , the Project includes pedestrian -scale improvements through new landscaping, bicycle parking, and street trees consistent with the Street Tree Master Plan. The project also includes visual and audible alert signals at the parking garage entry and exit points to enhance pedestrian and vehicle safety. d. The Project conforms to Policy II.0, Housing in the Retail Core, by creating new housing units within close proximity to the downtown area and Caltrain station. e. The reduced setbacks, increased building height, and varied stepbacks the Project incorporates are allowed as waivers under State Density Bonus Law (California Government Code Section 65915).

Site Plan and Architectural Review (SPAR)

1. The Site Plan and Architectural Review ( SMMC Section 27.08.030) application and associated Conditions of Approval are approved based on the following findings:

a. The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood in that:

i. The design and massing of the proposed buildings are appropriately scaled and compatible with the existing surrounding uses, which include an existing four -story mixed use building to the south, a five-story residential building to the west, a 10- story residential building on the same block, a six-story residential building to the north, and one and two-story mixed use and commercial/office buildings to the east. ii. The Project proposes a high -quality, contemporary mixed-use design, incorporating materials and details that positively enhance the exist ing character of the neighborhood and surrounding area.
iii. The Project provides site plan and landscape improvements that contribute to a welcoming and comfortable pedestrian experience within the Downtown.

b. The development will not be detrimental to the harmonious and orderly growth of the City in that:

i. The Project has voluntarily included 114 off-street parking spaces, despite being exempted from minimum parking standards under State law , to accommodate expected demand for residential parking, in addition to implementing Transportation Demand Management measures through the C/CAG checklist. ii. The Project is consistent with the General Plan, Zoning Code, Downtown Area Plan, and the Multi-Family and Residential Mixed-Use Objective Design Standards, except where modifications are allowed under the State Density Bonus Law. iii. 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 provides additional housing opportunities including affordable housing units and, as conditioned, would not result in any significant impacts to public health, safety, or welfare.
ii. The Project will be constructed in compliance with all applicable building codes, fire codes, and the City’s building security requirements.

d. The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any violations of the zoning ordinance, building code, or other municipal codes that exist on the site, in that:
i. The Project complies with applicable General Plan, Zoning Code, Downtown Area Specific Plan, and Objective Design Standards , subject to approval of the identified waivers under State Density Bonus Law. No violations of the Zoning Ordinance or Building Code were identified on the site. Therefore, the development meets all applicable standards as adopted by the Planning Commissi on and City Council, conforms with the General Plan and other applicable plans and policies.

e. The development will not adversely affect matters regarding police protection, crime prevention, and security in that the buildings, paths of travel, and parking facilities will be required to conform to the City’s current Security Ordinance through Condit ions 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 below finished grade proposed for this project are for building footings within the footprint of the building. Therefore, the Site Development Planning Application review is limited to the major vegetation removal proposed.

2. All concerns regarding major vegetation removal 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 the natural landscape or major vegetation as a result of the proposed grading or vegetation removal.
b. The report from the Project Arborist with respect to Protected Trees pursuant to Chapters

27.71 and 13.40;
i. The Project will result in the removal of six existing trees, of which two are considered protected trees. The removal of these trees is necessary to accommodate the development of the proposed Project. All trees will be removed and replaced with appropriate landscaping to both enhance the site and create necessary buffers between surrounding properties.
ii. All concerns regarding tree removal on the site have been addressed as conditions of approval requiring conformance to the City's landscape regulations, through the provision of new tree planting as shown on the project plans, and/or through the payment of a fee to the City’s tree planting fund.

CITY OF SAN MATEO PLANNING APPLICATION

CONDITIONS OF APPROVAL
PA-2025-039, 616 S B ST., SPAR+SDPA+ TENTATIVE PARCEL MAP 616 S B ST, SAN MATEO, 94401-4121 CA
PARCEL # 034194030

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 his/her designee, prior to construction of the proposed modifications. The Community Development Director, or his/her designee, shall determine whether the proposed modifications substantially conform with the approved planning application, or whether a planning application modification is required to be submitted to permit the proposed modifications, as required by Municipal Code Section

27.08.080 Modifications. (PLANNING)
2 BELOW MARKET RATE (BMR) AGREEMENT – Prior to the issuance of the building permit and in accordance with Municipal Code Section 27.16.050 and Resolution 131 (2010), the applicant shall enter into and record a BMR Affordability Restriction Agreement to provide BMR unit(s). The BMR unit(s) shall conform to all of the standards in Section VII of the BMR Guidelines as follows:
(A) Have exterior design and appearance compatible with and substantially the same as market rate units within the Project, including landscaping; (B) Be distributed throughout the development Project as approved by the City; (C) Have similar access to the unit from the exterior as market rate units; (D) Contain proportionately the same number of bedrooms as market rate units; (E) Generally be of comparable size of similar market rate units; (F) Have access to all on-site amenities;
(G) In phased development projects, be constructed proportionately in each phase; Exhibit A

PA-2025-039, 616 S B ST., SPAR+SDPA+ TENTATIVE PARCEL MAP As approved on _______________

and
(H) Interior unit amenities shall be, at minimum, UL or AGA -listed if amenities such as floor covering, appliances, and other fixtures differ from market rate units. The BMR Affordability Restriction Agreement shall be subject to the satisfaction of the Housing Manager, or their designee.

The BMR unit distribution and locations shall be in conformance with the BMR unit exhibit included on Sheets A2.14 -A2.18 of the Project plans, or as modified and approved at the discretion of the Community Development Director, or their designee. (PLANNING)

3 CONDITIONS OF APPROVAL – This complete list of Conditions of Approval shall be reproduced onto the second sheet of all building permit plan sets. (PLANNING)

4 CONSTRUCTION EQUIPMENT VIBRATION - The contractor shall submit a construction vibration plan prepared by a technical expert subject to all standards and BMPs established in the Noise and Vibration Assessment by Illingworth & Rodkin, Inc., dated November 8, 2023, showing how vibration levels during demolition or construction will not exceed 0.3 in/sec Peak Particle Velocity (PPV) at the conventional buildings within 25 feet of the Project site. The contractor shall submit the plan to the City’s Planning and Building Divisions, subject to the satisfaction of the Director of Community Development, or his/her designee, prior to issuance of a demolition permit. At minimum, the construction vibration plan shall include:
(A) A list of all heavy construction equipment. The list shall also specify smaller equipment (less than 18,000 pounds) to be used near the property lines adjacent to the residential uses to the west of the Project site. (B) A schedule indicating the stages of construction anticipated to generate high vibration levels. The schedule shall also indicate at which points the contractor or his/her designee will submit reports to the Planning and Building Divisions to verify compliance with the plan. The reports shall include the activities that triggered alerts, the PPV readings, and the actions enacted to reduce the impact, all time and dated stamped. Reports shall be submitted to the Planning and Building Divisions at a minimum af ter demolition: shoring and tieback placement; excavation; pier placement; compaction activities; and any other activities that create a vibration reaching the threshold of 0.3 in/sec PPV.
(C) A list of demolition methods to be used in order to minimize vibration impacts.

Name and contact information for a designated Disturbance Coordinator(s) responsible for registering and investigating claims of excessive vibration, and coordinating any outreach or noticing to inform neighboring properties of activities that may generate high vibration levels.

PA-2025-039, 616 S B ST., SPAR+SDPA+ TENTATIVE PARCEL MAP As approved on _______________

(D) A plan to document conditions at all structures located within 25 feet of construction site, where access is granted, prior to, during, and after vibration - generating construction activities. (BUILDING/PLANNING)

5 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:
(A) Construction timeline (estimated) including major milestones (B) Construction Phasing Plan
(C) Project 24 -Hour Liaison and Disturbance Coordinator Name and Contact Information
(D) Construction Sign as required in Pre-Construction Meeting Guide (E) Construction Hours Acknowledgment and Work Hour Waiver Requirements for Extended Operations (e.g. large concrete pours, crane hoists, etc.) (F) Winterization Plan (if excavation/grading will occur in wet season) (G) Documentation of Adjacent Street Condition (when applicable) (H) Traffic Control and Logistic Plan
(I) Road or Sidewalk Closure Plan
(J) Construction Hauling Routes
(K) Construction Worker Parking Location and Agreements (L) Construction Materials and Equipment Staging Plan
(M) Construction Equipment List including compliance with applicable Air Quality and Emission Regulations
(N) Erosion and Dust Control Plan
(O) Vibration Monitoring Plan
(P) Construction Noise Mitigation Plan
o This Plan shall comply with all standards and best management practices in the Noise and Vibration Assessment by Illingworth & Rodkin, Inc. dated November 8, 2023, showing how noise levels during demolition or construction will not exceed 90 A-Weighted Sound Level (dBA) at distance of 25 feet from the source of noise.
(Q) 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

PA-2025-039, 616 S B ST., SPAR+SDPA+ TENTATIVE PARCEL MAP As approved on _______________

CMP throughout the construction process shall be subject to review and approval by the Community Development Director or their designee. (PLANNING)

6 NESTING BIRDS AND MIGRATORY RAPTORS - All potential nesting substrates (e.g., bushes, trees, grasses, and other vegetation) that are planned to be removed by the Project shall be removed prior to February 1 or after August 31, unless the applicant or his/her designee complies with the following procedures:

(A) Should construction activities be scheduled between February 1 and August 31, pre-construction surveys shall be conducted by a qualified ornithologist to ensure that no nests will be disturbed during Project implementation. These surveys shall be conducted no more than 14 days prior to the initiation of construction. During this survey, the ornithologist shall inspect all trees and other potential nesting habitats within 250 feet of the limits of construction activities. If an active nest is found sufficien tly close to work areas to be disturbed by these activities, the ornithologist shall determine the extent of a construction -free buffer zone (typically 250 feet for raptors and 50 feet for other species), to ensure that nests of species protected by the Migratory Bird Treaty Act and California Department of Fish & Wildlife shall not be disturbed during Project implementation. These buffers may be increased or decreased, as appropriate, depending on the bird species and the level of disturbance anticipated n ear the nest with the permission of the ornithologist.
(B) The applicant shall submit a report prepared by a qualified ornithologist indicating the results of the survey and any designated buffer zones to the City’s Planning Division subject to the satisfaction of the Director of Community Development, or his/her designee. (PLANNING)

7 PAYMENT OF OUTSTANDING PLANNING APPLICATION FEES – The applicant shall pay all outstanding planning application fees. (PLANNING)

8 PARKING GARAGE IMPROVEMENTS – The plans shall show the following improvements at the parking garage per the recommendations included in the Transportation Impact Analysis dated April 23, 2026 prepared by Hexagon Transportation Consultations, Inc. , subject to the satisfaction of the Director of Community Development, or his/her designee:
(A) Mirrors shall be included at the corners of ramps to improve visibility around

PA-2025-039, 616 S B ST., SPAR+SDPA+ TENTATIVE PARCEL MAP As approved on _______________

corners.
(B) A gate or other electrically operated closure shall be installed at the residential garage entrance on 7th Avenue to limit access to residents only (PLANNING).

9 COMMERCIAL TENANT SPACES – The applicant shall include details to address the following items on the plans at the time of building permit submittal:
(A) Access doors shall be included at each retail tenant space to provide access from the parking garage.
(B) Grease interceptors and ventilation infrastructure to support Type 1 & 2 Vent Hoods shall be installed at time of construction in commercial spaces for restaurant and similar uses.
(C) Restroom(s) with required fixtures to serve each commercial tenant space. (D) Utility connections and adequate amperage at each tenant space. (PLANNING)

Building Division (PA)

10 ADDRESS ASSIGNMENT – The applicant shall submit an address assignment application for the proposed Project, subject to the review and approval by the Building Division. The Address Assignment Form is available at
https://www.cityofsanmateo.org/DocumentCenter/View/98206/CDD-Address- Assignment-Application-Form (BUILDING)

11 APPLICABLE BUILDING STANDARDS AND LOCAL CODES – All building permit plans shall demonstrate compliance with the applicable California Building Standards Codes and local amendments as adopted by the Building Division at the time of filing the building permit application. (BUILDING)

12 BAAQMD JOB NUMBER – The applicant shall submit an asbestos demolition and renovation notification job number (J#) from Bay Area Air Quality Management District. (BAAQMD). (BUILDING)

13 DEMOLITION – A building permit for demolition shall be issued in accordance with Section

23.06.100 of the San Mateo Municipal Code, to the satisfaction of the Building Official or his/her designee. (BUILDING)

PA-2025-039, 616 S B ST., SPAR+SDPA+ TENTATIVE PARCEL MAP As approved on _______________

14 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 staffs, 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. (BUILDING)

15 SITE SURVEY – The applicant shall provide a full site survey stamped and signed by a Land Surveyor licensed by the State of California. The survey shall include, but not be limited to:
location and dimensions of property lines, location of streets and easements, existing buildings, topographic contour lines, trees/landscape, and other structures. (BUILDING)

16 SOILS REPORT AND INVESTIGATION LETTER – The applicant shall submit a stamped, signed, and dated soils investigation report containing design recommendations and integrate recommendations into the plans as -appropriate, to the satisfaction of the Building Official or his/her designee. The applicant shall also submit a letter stamped and signed by the Geotechnical engineer of -record stating the plans and specifications substantially conform to the recommendations in the soil report, subject to the satisfaction of the Building Official or his/her designee.

(A) The geotechnical report shall explicitly reference the most current Project plans and their version date, describe the current proposed building configuration, and address the Geotechnical Engineer’s review of and concurrence with the proposed underground stormwater treatment (silva cells) (BUILDING).

Fire Department (PA)

17 FIRE FLOW – The applicant shall provide fire flow information to the Fire Plan Checker, which is subject to the review and approval of the Fire Marshal or his/her designee. (FIRE)

Public Works Department (PA)

18 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

PA-2025-039, 616 S B ST., SPAR+SDPA+ TENTATIVE PARCEL MAP As approved on _______________

Prevention Plan (SWPPP) prepared by a qualified SWPPP designer to Public Works. (PUBLIC WORKS)

19 ENCROACHMENT PERMITS, BONDS, AND INSURANCE – For any work within the public right-of-way, the applicant shall obtain an encroachment permit, posting the required bonds and insurance, and provide a one (1) year warranty for all work to be done in the City's right-of-way or easements prior to any work being done. (PUBLIC WORKS

20 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 topo and features at least 20’ beyond the Project boundary. Plan shall show existing topography, label contour elevations, drainage patterns, flow lines, slopes, and all other property encumbrances. (PUBLIC WORKS)

21 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.

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. (PUBLIC WORKS)

22 STORMWATER POLLUTION PREVENTION PERMIT – In accordance with SMMC Chapter

7.39.170, the applicant shall obtain a Stormwater Pollution Prevention (STOPPP) Construction permit for all work associated with stormwater pollution prevention, pay the required fees and post the required cash deposit. This permit is reviewed as part of the Building Permit and does not require a separate submittal. The fee amount will be based upon the Comprehensive Fee Schedule in effect at the time the building permit application i s submitted. The Applicant shall be required to increase the deposit, at the discretion of the City, for any associated costs in excess of the deposit. Prior to final occupancy, the bill shall be paid in full. The City will refund any portion of the deposit not utilized. (PUBLIC WORKS)

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23 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 California Manual of Uniform Traffic Control Devices (CA MUTCD) and the City’s Traffic Control Plan Requirements.

CDD Arborist (PA)

24 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 Required Tree Planting form during the planning application.

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. (CDD Arborist)

25 REQUIRED TREE PLANTING FORM – The Required Tree Planting form shall be corrected to be consistent with the landscape plans and tree planting schedules. This form shall accurately reflect the in -lieu fees to be paid to the City prior to the building permit issuance (CDD ARBORIST)

26 STREET TREES – The landscape plans shall specify installation of street trees in accordance with the City of San Mateo Street Tree Master Plan. In accordance with Municipal Code Section 27.71.120(a)(1), 24 -inch box shall be the minimum size for street trees planted along public streets and shall include tree grates 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 his/her designee. (CDD

ARBORIST)

The following conditions shall be satisfied prior to issuance of a BUILDING PERMIT FOR THE SUPERSTRUCTURE.

Planning Division (PA)

27 CHILD CARE DEVELOPMENT FEE – The applicant shall pay a Child Care Development Fee subject to the rate established in the annual Comprehensive Fee Schedule in effect at the time of building permit issuance. (PLANNING)

28 COMMERCIAL LINKAGE – The applicant shall pay the Affordable Commercial Housing

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Linkage Fee in accordance with Municipal Code Section 23.61 and (Planner: Choose one based on submittal date) Resolution 84 (2016) OR Resolution 111 (2021) subject to the rate established in the annual Comprehensive Fee Schedule in effect at the time payment is made. (PLANNING)

29 EXTERIOR ACOUSTICAL ANALYSIS – In compliance with General Plan Policy N 1.3, the applicant shall provide an acoustical analysis prepared by a qualified acoustical consultant for new multifamily common open space for residents that have an exterior noise level of 60 dBA (Ldn) or above, as shown on Figure N -2 of the General Plan. The applicant shall incorporate necessary mitigation measures into residential project design to minimize common open space noise levels. Maximum exterior noise should not exceed 65 dBA (Ldn) for residential uses. (PLANNING)

30 INTERIOR ACOUSTICAL ANALYSIS – In compliance with General Plan Policy N 1.2, the applicant shall provide an acoustical analysis prepared by a qualified acoustical consultant which shall contain recommendations to ensure the building’s interior noise levels comply with the levels established in the General Plan or Building Code, whichever is more restrictive, subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)

31 LANDSCAPING AGREEMENT – The applicant shall provide proof of an agreement with a licensed landscape contractor or General Contractor for the duration of the Project’s Plant Establishment Maintenance Period, which consists of three (3) growing season months (March through October) for all proposed landscaped areas. (PLANNING)

32 LOCATION AND SCREENING OF ABOVE GROUND UTILITIES AND EQUIPMENT – All screening for any ground -level utilities, equipment, and other Project related operational/utility devices shall be shown on the building permit plans in substantial conformance with the approved planning application. All above ground utilities and equipment shall be screened with landscaping, fencing, and/or other solid materials to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)

33 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

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satisfaction of the Community Development Director, or his/her designee. (PLANNING)

34 SIGNAGE – Preliminary signage shown in the approved planning application plans are for information only. Final signage shall be reviewed and approved in accordance with Title 25 of the Municipal Code. (PLANNING)

Building Division (PA)

35 CALGREEN – The building permit plans shall incorporate the applicable CALGreen Checklist noting the green building measures the Project will incorporate in accordance with the California Green Building Standards Code and City of San Mateo Reach Codes subject to the review and approval by the Building Official, or his/her designee. Current City of San Mateo CALGreen checklists are located on Building Division webpage or will be provided by Community Development Department staff, if requested. (BUILDING)

36 WATER CONSERVATION IN LANDSCAPING – The applicant shall submit a completed Water Conservation in Landscaping Screening Form. If the screening form indicates the Project is subject to the Water Conservation in Landscaping Ordinance pursuant to Municipal Code Section 23.72.030, additional documentation prescribed by the screening form shall also be included with the site plan. City of San Mateo Water Conservation in Landscaping forms are located on Building Division webpage. The applicant shall submit the required landscape documentation package with building permit application subject to the review and satisfaction of the Building Official, or his/her designee. (BUILDING)

Fire Department (PA)

37 CODE CONFORMANCE – The applicant shall indicate on all building permit plans that all construction shall meet current code standards at the time of building permit submittal.

The building permit plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE)

38 FIRE CONTROL ROOM – The plans shall show a fire control room with direct access from the exterior of the building subject to the requirements listed in the Fire Department’s local Ordinance and subject to the review and approval of the Fire Marshal or his/her designee. (FIRE)

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39 FIRE DEPARTMENT SUBMITTALS – The applicant shall submit all plans involving fire systems (including but not limited to fire sprinklers, fire hydrants, and fire alarms) in conjunction with the superstructure building permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE)

40 REMOTE POWER DISCONNECT – The plans shall show a key switch/shunt trip to disconnect the building electrical power and/or solar photovoltaic system by Fire Department personnel. The key switch/shunt trip location(s) shall be subject to the review and approval of the Fire Marshal or his/her designee. (FIRE)

Police Department (PA)

41 BUILDING SECURITY CODE COMPLIANCE – The building permit plans shall comply with the City’s Building Security Code (San Mateo Municipal Code Chapter 23.54). (POLICE)

42 MIXED USE PARKING GARAGE SECURITY – The building permit plans for the superstructure shall show:

(A) Restricted access to the residential portion of the parking garage with electrically operated closures to allow passage of motor vehicles at all times. Required visitor parking shall have unrestricted access at all times.

(B) Restricted access to the portion of the parking garage intended to service commercial uses outside of standard business hours (restricted hours defined as bank holidays, Saturday, Sunday, and Monday through Friday from 6:00pm to 6:00am, or as specified in a shared use agreement the City is a party to). Outside of standard business hours the portion of the parking garage intended to serve commercial uses shall include electrically operated closures to allow passage of motor vehicles.

(C) 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.

(D) Openings into the garage which are not for vehicular or human passage shall be provided with security grilles or screens.

(E) Digital keypads and/or wireless “click to enter” systems complying with SECURED BUILDING ACCESS BY EMERGENCY PERSONNEL shall be provided to allow for entry into all

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portions of the garage at all times.

(F) If egress doors are required by code to connect garage spaces with different uses, the egress doors shall be alarmed and monitored.

(G) 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 and shall be equipped with self-closing devices.

(H) 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.

(I) Parking spaces shall not be numbered to coincide with interior unit numbers.

(J) 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. (POLICE)

43 PHOTOMETRIC PLAN SUBMITTAL REQUIREMENT – The building permit plans for the superstructure shall include a photometric plan showing the installation of lighting fixtures and lighting levels to be reviewed and approved by the Chief of Police or his/her designee.

The photometric plan shall include point -by-point lighting levels in foot -candles for the entire plot and ten feet beyond the Project property lines. The point -by-point photometric plan shall provide lighting levels on a grid not to exceed five feet by five feet across the entire site. Each point shall report the illuminance to the nearest 0.1 foot - candles. Photometric calculations including maximum foot -candles, average foot-candles, minimum foot -candles, average to minimum uniformity, and maximum to minimum uniformity shall be included on the plan submitted. Select specifications for fixtures selected shall be provided on the photometric plan sufficient to ensure compliance with the SITE LIGHTING STANDARDS. (POLICE)

44 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:

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(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 4” 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. (POLICE)

45 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 l ead 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 his/her designee, prior to the approval of the first building permit for the Project. Police access codes shall be provided by the Chief of Police or his/her designee at the time of installation. (POLICE)

46 SITE FURNITURE – The building permit plans for the superstructure shall show permanent site furniture accessible to the public designed and installed to prevent an adult from laying down by installing arm rests not more than 4' apart, or by designing elevation changes 4" or more on horizontal surfaces every 4'. Temporary site furniture shall be secured at the close of each business day. (POLICE)

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47 STAIRWELL & EXTERIOR DOORS – The building permit plans for the superstructure shall show the maximum allowable viewing panel in egress doors from stairwells and exterior doors leading to exterior areas, parking garages, and basement levels. (POLICE)

48 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 his/her 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. (POLICE)

Public Works Department (PA)

49 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 City Engineer or designee. All underground stormwater treatment facilities shall be located outside a plane forming a 45-degree angle with the vertical extension of the foundation plane in accordance with the recommendations in the Geotechnical Report Update for Mixed -Use Building at 606 – 616 South B Street letter dated March 20th, 2026.

The Project plans shall include a Stormwater Management Plan that identifies the Project site area, new and/or replaced pervious and impervious areas, drainage management areas, treatment measures, sizing calculations, source controls and site design measures implemented, saturated hydraulic conductivity rates at relevant locations or hydrologic soil type (A, B, C, or D) and information sources, elevations of seasonal high groundwater table, and a summary of how the Project complies with C.3 requirements.

Treatment measures shall be sized to accommodate runoff their full tributary drainage area or provide a separate bypass system such that the treatment measure is not surcharged and act as a bypass. (PUBLIC WORKS)

50 COVERED PARKING DRAINAGE – The building permit plans for the superstructure shall show that water from the covered parking garage shall not be discharged onto the public

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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. (PUBLIC WORKS)

51 DRAINAGE – The Project shall be designed to maintain or reduce the stormwater runoff peak flow at each of the Project’s discharge point(s) to the public storm drain system. The Project shall direct all runoff directly to the City’s storm drain system without passing through adjacent properties not part of this Project. Applicant shall submit plans, drawings, and storm calculations to demonstrate the design complies with these requirements. (PUBLIC WORKS)

52 ENCROACHMENT & MAINTENANCE AGREEMENT – Property owner shall enter into an encroachment & maintenance agreement for the bike racks and benches 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 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. (PUBLIC WORKS)

53 FOOD SERVICE EQUIPMENT CLEANING – The applicant of any food service facilities shall have any sink or other floor mat, container, and equipment cleaning area, connected to a grease interceptor prior to discharging to the sanitary sewer system. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. The cleaning area shall be indoors or in a covered outdoor area; either areas being plumbed to the sanitary sewer. Outdoor cleaning areas shall be designed to preven t stormwater run - on from entering the sanitary sewer and to prevent stormwater run -off from carrying pollutants to the site storm drains. Signs shall be posted indicating that all food service equipment washing activities shall be conducted in this area. Regular maintenance and cleaning of the grease interceptor is required. (PUBLIC WORKS)

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54 GARBAGE/RECYCLE/COMPOSTING STORAGE AND SERVICE – The applicant shall provide an adequate area for the purposes of storing garbage, recycling, composting collection containers for scheduled servicing by the franchise solid waste collection service. The containers shall be placed at the service location allowing enough room for the truck to safely approach the containers. The collection containers shall be brought to the service area and returned to the storage enclosure by the property owner. The containers are not to be in public view or in the public right -of-way prior to, or beyond the scheduled service times. A letter shall be provided from the City’s franchise solid waste collection service provider stating that service is available to the Project as designed. The building permit plans for the superstructure shall show garbage and recycling areas. (PUBLIC WORKS)

55 PARKING LOTS – The building permit plans for the superstructure shall include all proposed off -street parking lots, showing ramp profiles and parking dimensions in conformance with City Standards. (PUBLIC WORKS)

56 PUBLIC IMPROVEMENTS – The applicant shall have improvement plans prepared for all work in the public right -of-way or easements by a licensed civil engineer. The improvement plans shall substantially conform to the approved planning application and shall be approved by the Director of Public Works or designee. All work within the City’s right of way shall be designed and constructed to the City Standards and Specifications unless otherwise noted. All public improvements shall be completed prior to the Certificate of Occupancy.

An Encroachment Permit shall be required for all public improvements in the public right - of-way or easements. All work shown on the improvement plans shall be inspected and approved by Public Works. The developer shall repair or replace all existing or new improvements that were damaged or removed because of developer's operations.

The public improvement plans shall show the following public improvements in the public right of way:

(A) STANDARD PUBLIC IMPROVEMENTS – sidewalks, curbs, gutters, traffic signage, pavement striping, curb markings, curb ramps, driveway approaches, sewer lateral connection, storm drain connections, manholes, catch basins.

(B) LOADING ZONE – The applicant shall install a loading zone as shown on the approved plans.

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(C) STORM MAIN - The applicant shall extend the City storm drain line along 6th Avenue and South B Street to the existing City storm drain line at 8th Avenue and South B Street as depicted in the approved planning application plans. Manholes, catch basins, lateral connections, and other structures shall be included as necessary.

(D) STREETLIGHTING IMPROVEMENTS – The applicant shall provide streetlight improvement plans with the civil plans a The Streetlight Improvement Plan shall:

1. Implement the Project’s Lighting Plan from their Project frontage to the roadway centerline.

2. Implement improvements beyond the Project frontage or the roadway centerline if such improvements are necessary to provide a functioning lighting system.

3. Show all work necessary to construct the streetlight improvements for which the Project is responsible to implement.

4. Include all electrical calculations (i.e. voltage drop) required for design of a functional streetlight system that complies with all applicable codes and standards.

5. Shows location of connection to existing streetlight circuit(s).

6. Shows location of proposed new electrical service connections.

7. Include a map showing the full extent of all streetlight circuits that will include Project lighting improvements. This map shall include information necessary for verifying voltage drop calculations and may also be used for submittal to the serving utility as part of an electrical service modification application. At a minimum the map shall include:

a. Location and wattage of all streetlight luminaires on the circuit.

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.

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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 meeting s requested by the serving utility, submitting applications for new or modified electrical service.

The applicant shall be responsible for all costs charged by the serving utility associated with the Project’s streetlight improvements, including but not limited to application fees, permit fees, engineering charges, and construction charges. (PUBLIC WORKS)

57 SEPARATE WATER METERS – When a development includes multiple uses, there shall be a separate water meter for each development use. The building permit plans for the superstructure shall show the separate water meters. (PUBLIC WORKS)

58 SIDEWALK EASEMENT - The applicant shall dedicate a sidewalk easement within the Project site as delineated in the approved planning application plans. The easement shall be dedicated through the parcel map. The easements shall be approved by the Director of Public Works or designee, recorded with the County Recorder’s Office, and a recorded copy of the document returned to the City prior to the release of the building permit for the superstructure.

59 STORM AND SEWER INPSECTION – The applicant shall perform an initial inspection (via remote TV camera) of the storm and sanitary sewer mains from the nearest upstream structure to the nearest downstream structure of the Project’s points of connections.

During the initial inspection, any damage must be reported to the Department of Public Works. The applicant shall perform the same inspection once construction is completed.

Damage in result of this Project’s construction shall be repaired by the applicant at their sole expense. (PUBLIC WORKS)

60 STORM DRAIN INLETS AND WATERWAYS – The building permit plans shall show the marking of the words “No Dumping! Flows to Bay,” or equivalent, on all storm inlets surrounding and within the Project site using methods approved by the City standards, consistent with the San Mateo Countywide Water Pollution Prevention Program’s C.3 requirements (PUBLIC WORKS)

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61 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 Ci ty’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.

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. (C) 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.
(D) 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.
(E) Include the following information about each luminaire included in the analysis:
i. Location
ii. Type (Indicated by the City’s specification name)
iii. Mounting height
iv. Arm length
v. Total luminaire Light Loss Factor (LLF)
(F) Include a table displaying the following values for the analysis zones:
i. Average Maintained Illuminance (fc)
ii. Average Uniformity Ratio
iii. Maximum Uniformity Ratio
iv. Maximum Point Illuminance Value (fc)
v. Minimum Point Illuminance Value (fc)
(G) Maintain the following minimum spacing between luminaires:

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i. 50 feet between pedestrian scale luminaires on the same side of the street ii. 100 feet between all other types of luminaires on the same side of the street.
iii. 50 feet between luminaires of mixed types.
iv. Reduced spacing may be approved by the City if the photometric analysis indicates it is necessary to meet the required lighting levels. (H) The Project is required to meet the following RP -8-18 Table 11 -1 & 12 -1 light levels:
i. 6th Avenue Roadway: 0.7 fc Average, 6.0 Average Uniformity Ratio, 10.0 Max Uniformity Ratio
ii. B Street Roadway: 0.8 fc Average, 3.5 Average Uniformity Ratio, 6.0 Max Uniformity Ratio
iii. 7th Avenue Roadway: 0.7 fc Average, 6.0 Average Uniformity Ratio, 10.0 Max Uniformity Ratio
iv. 6th Avenue Sidewalk: 0.5 fc Average, 4.0 Average Uniformity Ratio v. B Street Sidewalk: 0.5 fc Average, 4.0 Average Uniformity Ratio vi. 7th Avenue Sidewalk: 0.5 fc Average, 4.0 Average Uniformity Ratio vii. 6th Avenue Roadway/B Street Intersection: 1.5 fc Average, 4.0 Average Uniformity Ratio
viii. 7th Avenue Roadway/B Street Intersection: 1.5 fc Average, 4.0 Average Uniformity Ratio (PUBLIC WORKS).

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 and based on the Comprehensive Fee Schedule in effect on the date the complete SB 330 Preliminary Application was submitted. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstructure building permit. (PUBLIC WORKS)

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. 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 Facil ities Maintenance Agreement. The building permit plans for the superstructure shall show trash capture devices. (PUBLIC WORKS)

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64 TRIANGULAR AREA OF VISIBILITY – The building permit plans for the superstructure shall show that the installation of landscaping and permanent structures located within the 10' triangular area of visibility at the driveways, and 45’ triangular area of visibility at any Project corner meets the requirements of a minimum vertical clearance of 7', and/or are less than 3' in height. This includes all tree canopies and other landscaping, PG&E above ground structures and other utility facilities. Additionally, a pedestrian warning system shall be installed at the garage exit on 7th Avenue where the 10’ triangular area of visibility requirement at the driveway is not met. (PUBLIC WORKS)

65 UNDERGROUND UTILITIES – The building permit plans for the superstructure shall show the installation of all new, and upgraded, utility services, including telephone, electric power, and other communications lines underground to the building in accordance with City of SMMC 26.32.020. Transformers and switch gear cabinets shall be placed on private property or within a utility easement. (PUBLIC WORKS)

66 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. (PUBLIC WORKS)

67 WASTEWATER CAPACITY CHARGE – A wastewater capacity charge, as established by

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SMMC Chapter 7.38.065, is imposed on all new development to recover a proportionate share of costs for existing and future wastewater system facilities and assets from new or expanded connections to City wastewater systems. The applicable wastewater capacity charge is determined by use, wastewater flow, and wastewater strength loadings and the amount shall be established by City Council resolution. The fee shall be collected by the Public Works Department and paid prior to issuance of the first superstruct ure building permit. The fee shall be based on the Comprehensive Fee Schedule in effect on the date the complete SB 330 Preliminary Application was submitted. (PUBLIC WORKS

68 WATER SUPPLY SERVICE – A Will Serve Letter from the water company shall be supplied to the Director of Public Works or designee. The letter shall include a statement of the improvements proposed to be made or previously installed as to the adequacy of such installations and the rights -of-way or easements therefor or proposed ; Required water supply service improvements shall be coordinated or constructed by the Applicant at no cost to the City. (PUBLIC WORKS)

The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, ISSUANCE OF A TEMPORARY CERTIFICATE OF OCCUPANCY, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first.

Planning Division (PA)

69 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 and N-2 of the Noise Element of the General Plan. This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING)

70 LANDSCAPE VERIFICATION LETTER – The applicant shall submit a landscape verification letter to the Project Planner written, signed, and stamped by the Project landscape architect indicating that all on -site and off-site landscape improvements (including on -site trees, street trees, shrubs, and irrigation systems) have been installed in compliance with the approved landscape plans. This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING)

71 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

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contact the Project Planner to schedule each inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING)

Building Division (PA)

72 ART IN PUBLIC PLACES – The applicant shall comply with Section 23.60 of the San Mateo Municipal Code for Art in Public Places. (BUILDING)

73 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. (BUILDING)

Fire Department (PA)

74 EMERGENCY RESPONDER RADIO COVERAGE – An Emergency Responder Radio Coverage system may be required for this Project. Testing shall occur during construction due to circuit protection requirements that will affect building design. The applicant shall provide a third-party testing grid report to the Fire Department subject to the review and approval by the Fire Marshal or his/her designee prior to the Fire Final Inspection. (FIRE)

75 FIRE HYDRANTS – The applicant shall install the approved number of public/private fire hydrant(s) spaced as per the Fire Department’s local Ordinance. All fire hydrants used for fire flow for the Project site shall be upgraded to a Clow model 960 or equivalent consisting of (2) 2 -½ inch and (1) 4 -½ inch outlets. Each hydrant shall be capable of providing a minimum fire flow of 1500 gpm at 20 psi residual pressure. Water supply for fire protection is required to be installed in accordance with water purveyor’s specifications. The water supply shall be tested, flushed and approved operable prior to any combustible construction materials being placed on the site. Staged construction shall insure that the necessary water supply is maintained from stage to stage in the construction planning. The letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection. (FIRE)

Public Works Department (PA)

76 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

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Project in accordance with the Comprehensive Fee Schedule in effect for the Building Permit. (PUBLIC WORKS)

77 RECORD DRAWINGS – The applicant shall submit record or as -built drawings, in PDF and AutoCAD formats, for all off -site improvements to the Department of Public Works. All public improvements shall be shown on the record drawings as constructed in the field. (PUBLIC WORKS)

78 RESTORATION OF ROADWAY – Due to the anticipated construction and the Project’s truck traffic, the applicant shall grind and overlay the full width of 6th Avenue, B Street and 7th Avenue along the Project frontage including the intersections with 2.5 inches of asphalt concrete. 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 subject to the review and approval of the Director of Public Works or designee. (PUBLIC WORKS)

79 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 la ndscape maintenance of treatment measures constructed in the public right-of-way and private property and shall be recorded with the County Recorder’s Office.

This agreement shall be executed prior to the first occupancy of the building. (PUBLIC WORKS)

The following conditions shall be met prior to the approval of the FINAL MAP or PARCEL MAP.

Public Works Department (PA)

80 PUBLIC IMPROVEMENT AGREEMENT - The applicant shall enter into a public improvement agreement with the City per Gov. Code Section 66462(a) and shall arrange to provide security for the remaining public improvements to be completed. This agreement shall be recorded against the property. Alternatively, the applicant may provide a cash deposit to guarantee the public improvements will be completed. (PUBLIC WORKS)

The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE

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OF THE PROJECT.

Planning Division (PA)

81 ARCHAEOLOGICAL RESOURCES – In the event of the discovery of archaeological resources whether on -site or in the public right -of-way, the applicant shall halt all construction activities, notify the Planning Manager and/or Project Planner, and retain a qualified archaeologist. The archaeologist shall evaluate the uniqueness of the find, contact local Native American and Historical organizations for proposed recommendations for continuing construction, and submit a summary of findings to the Project Planner. The applicant shall incorporate the recommendations of the local Native American and Historical organizations when continuing construction. (PLANNING)

82 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 submit ted 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”. (PLANNING)

83 CULTURAL RESOURCES – In the event of the discovery of human remains whether on -site in the public right-of-way, the applicant shall halt all activity within 50 feet of the discovery and notify the Planning Manager and/or Project Planner. The applicant shall also immediately notify San Mateo County Coroner to have a determination made as to whether the remains are of Native American origin or whether an investigation into the cause of death is required. Treatment of human remains and any associated or unassociated funerary objects discovered during any soil -disturbing activity within the Project site shall comply with applicable State laws. If the remains are determined to be Native American, the Coroner will notify the Native American Heritage Commission (NAHC) immediately. Once the NAHC identifies the most likely descendants, the descendants will make recommendations regarding proper burial, which will be implemented in accordance with Section 15064.5(e) of the CEQA Guidelines. (PLANNING)

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84 CULTURAL RESOURCES MONITOR – Should construction monitoring be required, the applicant shall submit a scope of work with a cultural resources monitor as prescribed by the Archaeological Monitoring Plan. The scope of work shall indicate that, in the event of a discovery, the monitor:
(A) Has stop-work authority to halt all construction activities; (B) Will notify the Planning Manager and/or Project Planner; (C) Will evaluate the discovery to determine whether additional treatment is warranted; and,
(D) Will determine adequacy of the evaluation of the discovery prior to authorization of construction activities to resume. (PLANNING)

85 FRAME/PLANNING ROUGH INSPECTION – Upon completion of all framing and prior to the installation of exterior sheathing and windows, the applicant shall request the Project Planner conduct a Rough Frame inspection to verify items including, but not limited to, window locations, window sizes, and massing. The applicant shall contact the Project Planner to schedule each inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING)

86 PALEONTOLOGICAL RESOURCES – In the event of the discovery of paleontological resources (fossils) whether on -site or in the public right -of-way, the applicant shall halt all construction activities within 50 feet of the discovery, notify the Planning Manager and/or Project Planner, and retain a qualified paleontologist to determine the significance of the discovery. The paleontologist shall evaluate the uniqueness of the find, prepare a written report documenting the find and recommending further courses of action, and submit a summary of findings to the Project Planner. The applicant shall incorporate the recommendations of the paleontologist when continuing construction. (PLANNING)

Fire Department (PA)

87 ADDRESS NUMBERS – The applicant shall post temporary address numbers on each building at the Project site that must be easily visible from the street or fire access road. (FIRE)

88 BARRICADES ACROSS EMERGENCY ACCESS ROADS – Prior to the installation or use of

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barricades, fences, or gates across emergency vehicle access roads during construction, the applicant submit plans to the Fire Plan Checker subject to the review and approval of the Fire Marshal or his/her designee. (FIRE)

89 DEMOLITION – The applicant shall comply with the California Fire Code Chapter 33 during all phases of construction of the Project. (FIRE)

90 EGRESS – The applicant shall maintain required egress for all adjacent buildings/properties. (FIRE)

91 STANDPIPES – For projects that require standpipes by California Fire Code Section 905.3.1, the applicant shall provide not less than one standpipe for use during construction or demolition. (FIRE)

Public Works Department (PA)

92 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. (PUBLIC WORKS)

The following conditions shall be complied with AT ALL TIMES that the project permitted by this planning application occupies the premises.

Planning Division (PA)

93 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 approve d planning application shall be reviewed and approved by the Community Development Director, or his/her designee, prior to construction of the proposed modifications. The Community Development Director, or his/her designee shall determine whether the proposed modifications substantially conform with the approved planning application, or whether a planning application modification is required to be submitted to permit the proposed modifications, as required by Municipal Code Section 27.08.080 Modifications.

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(PLANNING)

94 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. (PLANNING)

95 ONGOING LANDSCAPE MAINTENANCE – All landscaped areas shall be maintained free of litter, debris and weeds. All plantings shall be permanently maintained in a healthy growing condition and, whenever necessary, replaced with equivalent plant materials to ensure continued conformance with approved plans. (PLANNING)

96 TANDEM PARKING SPACES – Any pair of parking stalls designed in tandem configuration shall be assigned to or reserved for the same residential unit. Any pair of tandem stalls shall not be divided between different residential units (PLANNING).

Public Works Department (PA)

97 C/CAG TRANSPORTATION DEMAND MANAGEMENT (TDM) PROGRAM – The Project shall comply with the San Mateo City/County Association of Governments (C/CAG) Congestion Management Program Land Use Implementation Policy (C/CAG TDM Policy). Specifically, the Project shall ensure that the measures identified in the C/CAG TDM Checklist approved with the planning application are implemented over the life of the Project, and that the property owner and tenants acknowledge the requirement to participate in the 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 agreements. (PUBLIC WORKS)

98 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) Adhere to the requirements and obligations identified in the stormwater treatment operation and maintenance agreement to include performing

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inspection, maintenance, documentation, and payment of fees.

(B) 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.

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 (PUBLIC WORKS).

Police Department (PA)

99 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, applicant shall take reasonable measures to secure and safeguard City equipment from theft or vandalism. (POLICE)

100 SITE LIGHTING STANDARDS – Exterior security lighting in compliance with the Building Security Code “Exterior Security Lighting” (San Mateo Municipal Code Section 23.54.060) shall be provided and maintained at all times that the use permitted by this planning application occupies the premises. Site lighting shall comply with the requirement of an average illuminance of 1 foot -candle, a minimum illuminance of 0.3 foot -candle, and a uniformity ratio not to exceed 4:1 average to minimum. Light sources shall be capable of producing a “bright white” light with a color temperature between 3000K and 4000K and a color rendering index (CRI) of at least 65 unless otherwise approved. This lighting standard is applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. (POLICE)

101 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

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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).

(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. (POLICE)

City Attorney (PA)

102 INDEMNIFICATION – The applicant will defend, indemnify, and hold harmless the City of San Mateo, its elected and appointed officials, employees, and agents from and against any costs, claims, or liabilities arising out of the approval of this planning application, including, without limitation, any award of attorney fees that might result from third party challenge. If applicant is required to defend the City, the City shall retain the right to select the counsel who shall defend the City. (CITY ATTORNEY)

103 PENALTY – In accordance with San Mateo Municipal Code section 27.02.210 -Violations of Planning Application Conditions, any violation of any of the conditions of approval is unlawful and will subject the applicant to the penalties set forth in Chapter 1.04 -General Penalty of the San Mateo Municipal Code as well as any other available legal remedies. (CITY ATTORNEY)

EXHIBIT B

SUMMARY OF PROJECT CONCESSIONS AND WAIVERS
The following concession has been requested by the applicant, pursuant to State Density Bonus Law:

1.Architectural Style - Objective Design Standards Section 7.1.2 requires new development in the Downtown area be designed in a Spanish Colonial Revival architectural style. The project requests a concession, stating that full adherence to this standard would impose additional costs on the Project.

Waivers to the following standards have been identified by the applicant, pursuant to State Density Bonus Law:

1.Residential Density – The San Mateo General Plan 2040 Land Use Designation for this site is Mixed-Use Medium II, and the maximum base density is 99 dwellings per acre. For this 0.64-acre site, the maximum density is 64 dwellings. The proposed Project would include 94 dwelling units, exceeding the maximum density. However, the Project would reserve 15% of the base density (10 units, or 15% of the General Plan maximum) for Very-Low Income (VLI) households. Per Government Code section 65915(f)(2), a project with at least 15% of the dwellings reserved for VLI households is eligible for a density bonus of 50% of the base density. The 50% bonus applied to this site would increase the maximum allowable density to 94 dwellings.

2.Building Height – San Mateo Municipal Code (SMMC) Section 27.30.055 refers to the General Plan for building height standards. The General Plan Land Use designation for this site of Mixed-Use Medium II includes a maximum building height of six stories. The proposed project seeks a waiver to exceed the maximum height limit by two stories for a total height of eight stories.

3.Setback Requirements – Per SMMC Section 27.30.060, the project would be required to provide a 20- foot setback along 7th Avenue, as well as a 15-foot rear yard setback. The project requests a waiver for reductions to both setbacks.

4.Loading Zone – Per SMMC Section 27.64.390(a)(2), to approve an on-street loading zone, the loading space must be located at least 50 feet from the nearest intersection. The project has identified a waiver to this request, as the loading zone is located less than 50 feet from the nearest intersection. The loading configuration has been reviewed by Public Works staff and determined to be acceptable with the waiver.

5.Architectural Features – Objective Design Standards (ODS) Section 7.1.2.F requires three architectural features (cornices, cornices above second floor awnings, and windowsills) be aligned with these features on adjacent buildings. The project identifies a waiver, as these features are not designed to align with adjacent buildings.

6.Shadows – ODS Section 5.1.2 requires that 50% of the required open space are be unshaded between 12:00 PM and 2:00 PM at spring and fall equinox. The project requests a waiver, as the open space area would be 13% unshaded during these hours, and would require a reduction in the number of residential units to comply with the 50% requirement.

7.Vertical Wall Plane Breaks – ODS Section 4.1.7.B.2 provide a list of four criteria for vertical wall plane breaks, requiring high rise projects to incorporate at least three into the design. The project includes roof cornice and material changes to partially meet this standard, but does not provide a third design feature to fully comply with this standard, requesting a waiver to the section.