Special Notice / Hearing: 10 day/500 ft
Vote Required: Majority
To: Honorable Board of Supervisors
From: Steve Monowitz, Director of Planning and Building
Subject: Consideration of a General Plan Map Amendment, Major Subdivision, Grading Permit, and Protected Tree Removal Permit and associated Mitigated Negative Declaration to allow for a five-lot subdivision at 1815 Cordilleras Road in the Emerald Lake Hills area of unincorporated San Mateo County.
County File Number: PLN2025-00350 (Edenbridge)
RECOMMENDATION:
title
Public hearing to consider approval of a five-lot subdivision at 1815 Cordilleras Road in the Emerald Lake Hills area of unincorporated San Mateo County:
A) Open public hearing
B) Close public hearing
C) Approve the proposed General Plan Amendment, Major Subdivision, Grading Permit, and Protected Tree Removal Permit, by adopting the required findings and conditions of approval in Attachment A; and
D) Adopt the resolution adopting the Mitigated Negative Declaration for the General Plan Amendment, and Major Subdivision, Grading Permit, and Tree Removal Permits for the 1815 Cordilleras Road Project; and
E) Adopt the resolution to amend the San Mateo County General Plan Land Use Map to change the Land Use Designation of Assessor Parcel Numbers 057-070-090 and 057-063-010 from “Low Density Residential” to “Medium-Low Density Residential,” at 1815 Cordilleras Road in the unincorporated Emerald Lake Hills area.
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BACKGROUND:
The applicant proposes a Major Subdivision to create five parcels for future single-family development. The subdivision would require a General Plan Amendment to change the General Plan Designation from Low Density Residential (0.3-2.3 du/net acre) to Medium-Low Density Residential (2.4-6.0 du/net acre). The project site is made up of two lots of record that are bisected by lands owned by the San Francisco Public Utilities Commission (SFPUC), which constitute one legal parcel (with two assessor’s parcel numbers). The larger portion of the parcel (APN 057-070-090) is 75,380 sq. ft. in size and the smaller triangular shaped portion (APN 057-063-010) is 4,510 sq. ft. in size. The existing single-family residence and accessory structures located on the property will be demolished as part of this project. Site improvements, including installation of utilities and creation of a new private road required for the subdivision, would result in 580 cubic yards of cut and 5 cubic yards of fill, and the removal of two protected trees.
Report Prepared By: Sam Becker, Project Planner
Applicant: Eric Zweig for Edenbridge, Inc.
Owner: Jefferson 10 Investors, LP
Public Notification: Ten-day advanced notification for the hearing was mailed to property owners within 500 feet of the project parcel and a notice for the hearing posted in a newspaper, San Mateo County Times, of general public circulation.
Location: 1815 Cordilleras Road, Emerald Lake Hills
APN(s): 057-070-090 and 057-063-010.
Size: Current parcel is 79,890 sq. ft. or 1.834 acres in size. The size of resulting lots are listed in Table 1, shown in Section A.2.
Existing Zoning: RH/DR (Residential Hillside/Design Review District)
General Plan Designation: Low Density Residential
Sphere-of-Influence: Redwood City
Existing Land Use: Single-Family Residential
Water Supply: California Water Service
Sewage Disposal: Fair Oaks Sewer Maintenance District
Flood Zone: Flood Zone X (Area of Minimal Flood Hazard); FEMA Panel No. 06081C0282E, effective October 16, 2012.
Environmental Evaluation: An Initial Study and Mitigated Negative Declaration were prepared and circulated for this proposal. The public comment period commenced on May 13, 2026, and ended on June 2, 2026.
Setting: The project site is made up of two non-contiguous lots of record (with two assessor’s parcel numbers) which constitute one legal parcel. The parcel is bisected by lands owned by the San Francisco Public Utilities Commission. The larger portion of the parcel (APN 057-070-090) is 75,380 sq. ft. in size and the smaller triangular shaped portion (APN 057-063-010) is approximately 4,510 sq. ft. in size. The property is currently developed with single-family residential development including a single-family residence and multiple accessory buildings. The project parcel is zoned RH/DR (Residential Hillside/Design Review Districts) and is an interior lot with frontage to Cordilleras Road along the north side of the property. Cordilleras Road is a County-maintained road that is 40 feet wide, where sidewalks are not present along the road and residents often park their vehicles along the street and within the County Right of Way (ROW). The parcel is surrounded by residential development and land use in all directions, with the exception of the one, vacant parcel to the south. Given the larger parcel sizes and low-density residential development, the area has maintained a significant amount of natural vegetation and trees, which give this area a more rural appearance despite being an urbanized area.
Chronology:
Date Action
June 25, 2025 - Major Development Pre-Application Public Workshop (PRE2025-00020) to present major subdivision and general plan amendment proposal to community.
October 9, 2025 - Application Submitted.
March 11, 2026 - Application Deemed Complete.
May 13, 2026- - Initial Study/Mitigated Negative Declaration (IS/MND)
June 2, 2026 published/circulated.
June 10, 2026 - Planning Commission public hearing. Planning Commission recommended approval, see Attachment J.
August 25, 2026 - Board of Supervisors public hearing.
DISCUSSION:
A. KEY ISSUES
1. Conformance with the General Plan
Staff has reviewed the project for conformance with all applicable General Plan policies. The policies applicable to this project include the following:
a. Soil Resources
Policy 2.17 (Regulate Development to Minimize Soil Erosion and Sedimentation) seeks to minimize soil erosion and sedimentation. The project includes 585 cubic yards (c.y.) of grading to create a private road and biotreatment detention areas. The road to provide ingress/egress and emergency vehicle access will require 260 c.y. of cut and 5 c.y. of fill. The biotreatment areas for on-site drainage will require 320 c.y. of cut and zero fill. Collectively, these grading activities are not excessive and have been limited to the minimum extent necessary to create well-designed, accessible lots that meet Fire Code access requirements and provide adequate stormwater detention and treatment for safe long-term site use. The grading respects the natural topography, avoids unnecessary alteration of the hillside, and is consistent with General Plan Policy 2.17, which calls for minimizing grading while ensuring functional and safe site development.
In addition, County standards prohibit grading during the winter season, unless expressly authorized by the Director of Planning and Building, further reducing the potential for erosion and sedimentation. The project is also subject to Grading (Chapter 10.68), Design Review (Chapter 8.256) and the Residential Hillside (RH) zoning standards (Chapter 8.110), which regulate grading, building placement, and landscaping to ensure that development is visually compatible with the hillside setting and that earthwork is minimized to the extent feasible. Conditions of approval, including mitigation measures identified in the IS/MND, require implementation of best management practices to control erosion and sedimentation throughout construction. Collectively, these requirements ensure that grading is carefully controlled, environmentally responsible, and consistent with the intent of General Plan Policy 2.17.
b. Visual Quality
Policies 4.15 (Appearance of New Development) and 4.36 (Urban Area Design Concept) require development in urban areas to promote and enhance good design, siting, site relationships, and other aesthetic considerations. The proposed subdivision layout arranges new parcels in a way that reflects the existing development pattern of Emerald Lake Hills, with lots that can accommodate future development of single-family homes on wooded hillside lots. The lot designs promote following the site’s natural topography, rather than forcing a congruent lot pattern seen in subdivision projects in other Urban areas, in order to create a subdivision that is consistent with surrounding development when viewed from Cordilleras Road and adjacent homes. With respect to the visual impacts of grading and tree removals associated with the subdivision, the proposal design limits grading and tree removal to what is necessary to comply with proper ingress/egress and emergency vehicle access requirements, which results in the removal of two protected trees, to be mitigated by the replanting required pursuant to the County Tree Ordinance. All future development of new single-family residence(s) will be subject to Chapter 8.256 - Emerald Lake Hills Design Review Standards, which include visual quality considerations including, but not limited to: building massing; height transitions and roof style; exterior materials and colors; tree protection; and landscaping features. These standards will regulate each lot’s development to ensure individually they are designed to be compatible with the neighborhood’s visual character and natural hillside setting.
In accordance with Policy 4.36, the project also supports the County’s broader urban design objectives by infilling within an already developed residential area rather than furthering sprawl. The subdivision makes more efficient use of an underutilized parcel within the urban boundary, contributing to orderly infill development and strengthening the long-term stability of the neighborhood. The proposed density is on the lower end of the designated range (2.4 - 6.0), less than three dwelling units per acre (du/ac) proposed where a maximum of six du/ac is allowable under Medium-Low density land use designation. Also, as shown on the tentative map, the lot layout is compatible with zoning regulations for minimum lot size/width and can accommodate a building footprint that meets the setback development standards for the zoning district. Overall, the proposed subdivision layout and the resulting development of the lots, as proposed and conditioned, will reflect the development pattern found throughout Emerald Lake Hills, where other instances of similar densities (Medium-Low) can be found in nearby areas.
c. General Land Use
Policy 7.16 (Land Use Objectives for Urban Areas) and Policy 7.17 (Appropriate Land Use Designations for Urban Areas) encourages the designation of residential land uses in urban areas; seeks to maximize the efficiency of public facilities, services and utilities; and revitalize existing developed areas and discourage urban sprawl, among other goals. The proposed project complies with Policy 7.16 by creating lots that will allow for the replacement of an aging structure with new single-family residences on a site already served by public infrastructure. The subdivision represents a more efficient use of an underutilized parcel within an established residential community, strengthening the existing neighborhood without extending development into undeveloped areas or requiring new service extensions.
The project also aligns with Policy 7.17, which calls for applying land use designations that reflect the development pattern, infrastructure capacity, and community context of urban areas. The proposed change to a Medium-Low Density Residential designation and the subdivision of the property into five lots is compatible with the design and development expectations of the proposed land use designation for this urban area. The resulting density, under three units per acre, is on the lower end of the Medium Low-Density range allowance and remains below the intensity of other approved projects in Emerald Lake Hills. The surrounding neighborhood already contains a wide mix of parcel sizes and development patterns, and the proposed subdivision aligns with this established character. As a result, the project maintains the qualities of existing residential land use character of the surrounding areas as the proposed lot configuration and building envelopes are consistent with the surrounding development pattern. Overall, the proposed subdivision will provide for efficient use and renewal of the site with considerations to Design Review District, Tree Protection Ordinance, and Zoning Regulations standards when developed.
d. Urban Land Use
Policy 8.14 (Appropriate Land Use Designations and Locational Criteria for Urban Unincorporated Areas), Policy 8.30 (Infilling), and Policy 8.35 (Zoning Regulations) provide guidelines for appropriate designation and densities of properties located in Urban areas of the unincorporated County. The project is consistent with Policy 8.14, which directs the County to use the Emerald Lake Hills (ELH) Community Plan’s density ranges as guidance for appropriate density of development, the resulting density of approximately 2.73 dwelling units per acre falls well within the development pattern already present in the neighborhood, where both low-density and medium-low-density parcels are interspersed. The proposed amendment brings the General Plan designation into better alignment with the site’s RH/DR zoning designation and the physical characteristics of the property, ensuring that the subdivision continues the established character of the surrounding residential area.
The project is also consistent with Policy 8.30, which encourages reinvestment within existing urban neighborhoods where infrastructure and public services are already available. The site is to be fully served by existing water, sewer, and utility systems, and the proposed subdivision makes efficient use of this infrastructure. Replacing aging structures from the 1950s with new homes on an infill parcel strengthens the housing stock needed without expanding development into undeveloped areas or requiring new service extensions. This approach reinforces the County’s goals for efficient growth within designated urban communities.
The proposed project is also consistent with Policy 8.35, which emphasizes maintaining and enhancing the character of established single-family neighborhoods. The proposed subdivision results in lot sizes, configurations, and development envelopes that comply with the applicable standards of the Residential Hillside (RH) zoning district, as set forth in Chapter 8.110 of the County Zoning Regulations. The RH district is intended to regulate development on steeply sloped, visually sensitive hillside areas, and the subdivision has been designed to meet minimum lot area requirements, slope-responsive design provisions, and site layout standards in order to be similar in scale and pattern to surrounding development. Furthermore, any future residential development on the newly-created parcels will be subject to Design Review, pursuant to Chapter 8.256 of the Zoning Regulations. Through this process, proposed structures must demonstrate compliance with RH development standards and applicable hillside design criteria, including requirements related to building massing, height, architectural character, grading, landscaping, and tree protection. Design Review ensures that future development is compatible with the established neighborhood context and maintains the visual quality of the hillside environment.
e. Water Supply and Wastewater
Water Supply Policies 10.10 (Water Suppliers in Urban Areas) and 10.12 (Coordination of Water Suppliers) call for water systems to be the appropriate water supply for urban areas and seek to ensure water providers have capacity commensurate with the level of development permitted by adopted land use plans. The project property is currently served by San Francisco Public Utilities Commission (SFPUC). However, SFPUC is currently working with the California Water Service Company (Cal Water) to transfer service to the subject property and has confirmed they can serve any future development(s), once they have been officially released by SFPUC. Cal Water has provided a conditional will serve verification letter to confirm this transfer of service.
Additionally, Wastewater Policies 11.4 (Adequate Capacity for Unincorporated Areas) and 11.5 (Wastewater Management in Urban Areas) call for sewerage systems to be the appropriate method of wastewater management in urban areas and seek to ensure adequate capacity is available for unincorporated areas. The subject parcel is currently served by Fair Oaks Sewer Maintenance District. The District has reviewed the project and indicated that it is able to provide sewer service to the proposed subdivision. No request for an additional wastewater treatment facility was required but each resulting parcel will be required to obtain individual sewer lateral connection per the District’s provided conditions.
f. Transportation
Policy 12.21 (Local Circulation Policies) seeks to ensure local circulation systems function adequately to maximize freedom of movement for transportation users and allows adequate and safe access for various land uses. A traffic analysis report conducted by Hexagon Transportation Consultants Inc., dated December 16, 2024, was submitted as part of the permit application. This report noted that replacing one single family home with five new single-family homes would result in a net increase of four homes and a very low level of trip operation. Per the report, a single-family detached home generates an average of 9.43 trips per day, and based on this data, the report found that the proposed project is expected to generate approximately 47 vehicle trips per day at its fullest extent. This increase of 9.43 to 47 daily vehicle trips does not reach the threshold for a transportation impact to be considered significant, which is 110 or more vehicle trips per day according to California Office of Planning and Research (OPR) Vehicle Miles Traveled (VMT) guidelines.
The project site is accessed from and has existing frontage on Cordilleras Road. Cordilleras Road is a County-maintained road that is 40 feet wide, where sidewalks are not present along the road. The project is not expected to have an adverse impact to non-motorized travel or to existing access to other properties along Cordilleras Road. The project has been reviewed by and received conditional approval by the Department of Public Works (DPW). While DPW is not requiring off-site improvements, like sidewalks, as part of the project; the project has been conditioned to provide dedication of 5-foot strip along the portion of the property abutting Cordilleras Road as road right-of-way (ROW). This will allow for available space to accommodate, if necessary, any future public roadway improvements or sidewalk construction.
g. Housing Element
Policy HE 11 (Amend Zoning and General Plan Land Use Designations to Meet Future Housing Needs) encourages modification of the General Plan Land Use designations and zoning regulations to accommodate the construction of needed new housing units. The State of California requires each jurisdiction in the State to include a Housing Element as part of its General Plan. Within the County Housing Element, one of the required components is to demonstrate how the existing and projected housing needs of people of all income levels will be met. The State’s process to identify the type and amount of housing units each jurisdiction is required to provide is called the Regional Housing Need Allocation (RHNA) and covers an eight-year period. Although the current proposal does not include housing development, a major subdivision to create five lots for single-family development is the intent of this proposal. The subsequent development of five single-family dwelling units, given the land use designation change, would result in a net increase of four dwelling units on site and would contribute to the RHNA moderate/above moderate housing units required.
h. Conformance with Zoning Regulations
The project site is located within the Residential Hillside/Design Review (RH/DR) zoning district. In accordance with Chapter 8.110 of the County Zoning Regulations for RH district, the proposed subdivision to create lots for future development of single-family residences is consistent with the purpose of the zoning district. Pursuant to RH zoning district regulations, minimum lot size is based on slope with a minimum of 12,000 square feet. For all lots with 0 to 17 percent slope, there is a minimum lot size of 12,000 square feet. As shown below, all resulting lots proposed conform with minimum lot sizes. Although, Lot 4 will have a small portion bisected from the other adjacent lots by SFPUC land, the total lot size conforms to development standards. All resulting lots comply with the minimum lot width (50 feet), as required by the zoning district. As designed and proposed, the subdivision layout ensures that each resulting lot could accommodate future development that can conform with the development standards (e.g. setbacks, lot coverage, floor area) of the zoning district, in order to maintain consistency with the development pattern of the surrounding area. As further evidenced on the tentative map, potential driveway locations and a building footprint that maintains required setbacks are shown, demonstrating the potential for each lot to be properly developed in accordance with relevant standards and regulations. Future proposed developments will be reviewed for consistency with the architectural, site planning, and neighborhood compatibility criteria outlined in Chapter 8.256, including building massing, height transitions, roof forms, exterior materials, and integration with the natural hillside setting. Site plans will be required to minimize grading, preserve significant trees where feasible, and incorporate landscaping that reflects the wooded character of Emerald Lake Hills. Through this design review process, each new home will be evaluated to ensure it complements surrounding development and maintains the visual quality of the neighborhood.
|
Table 1. Resulting Lot Size(s) |
|
Lot # |
Gross Size (Sq. Ft.) |
Net Size (Sq. Ft.) |
|
Lot 1 |
14,300 |
14,300 |
|
Lot 2 |
14,954 |
13,156 |
|
Lot 3 |
17,069 |
16,622 |
|
Lot 4 (Total) |
19,433 |
17,123 |
|
Larger Portion |
14,923 |
12,613 |
|
Smaller Portion |
4,510 |
4,510 |
|
Lot 5 |
14,134 |
12,869 |
2. Conformance with Subdivision Regulations
Pursuant to Section 9.20.030 of San Mateo County Subdivision Regulations, staff must make the required findings as outlined the Findings for Approval of a Tentative Map or Tentative Parcel Map. Staff concluded that the findings required to approve the requested subdivision application can be made as follows:
a. That the proposed map is consistent with applicable general and specific plans;
Staff has reviewed the tentative map and found it consistent as conditioned in Attachment A of this report, with State and County subdivision regulations. The project is consistent with the County General Plan and Zoning Regulations as discussed in Section A.1 and A.2 of this report, specifically with regard to soil resources, visual quality, urban land use, water supply, wastewater, transportation, and the housing element. The proposed project, as mitigated through the mitigation measures included in the IS/MND, has been determined to have a less than significant impact through California Environmental Quality Act (CEQA) review.
b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;
Staff has reviewed the development and found it consistent, as conditioned in Attachment A of this report, with State and County subdivision regulations. The project is consistent with the County General Plan and Zoning Regulations as discussed in Section A.1 and A.2 of this report, specifically with regard to soil resources, visual quality, urban land use, water supply, wastewater, transportation, and the housing element. Therefore, the proposed project has been determined to have a less-than-significant impact through CEQA review.
c. That the site is physically suitable for the type of development;
As confirmed by planning staff and other reviewing agencies, the property is physically suitable for the type of development proposed, a major subdivision resulting in five lots for development. The existing APNs (one parcel of development) span 1.8 acres in size and include multiple buildings for single family and accessory uses. The unique size and location of the property with frontage along Cordilleras Road, allow for a subdivision into multiple lots that all meet the minimum lot size standards for the applicable zoning district. Each lot, at time of future development, would be required to comply with all zoning regulations, including Design Review Standards for the Emerald Lake Hills area. Additionally, via agency review, it was determined the site, as conditioned, can be served by utility providers (Water, sewer) to ensure that each resulting lot has adequate service. And it was determined that the site can accommodate future development, by providing adequate drainage and geotechnical design features, as conditioned by reviewing agencies.
d. That the site is physically suitable for proposed density of development;
The proposed subdivision seeks a medium-low-density residential land use designation on a property currently designated for low density residential development. As detailed in the General Plan conformance section, the resulting density is consistent with the established development pattern in Emerald Lake Hills, where both low and medium-low density parcels already exist. The proposed General Plan Amendment brings the General Plan designation into better alignment with the site’s RH/DR zoning district and the physical characteristics of the property, ensuring that the subdivision reflects the established character of the surrounding residential area. The property contains no physical constraints that would preclude the proposed redesignation or subsequent development; the site lacks sensitive habitats or hazardous conditions, has moderate slopes suitable for the requirements of the zoning, requires only limited tree removal, and provides adequate area for stormwater treatment and access improvements. The proposed project will comply with all applicable Zoning, Subdivision, and Grading regulations, with the exception of the land use designation change. The project has been reviewed and conditionally approved by all applicable agencies. The project will be supported with water provided by California Water Service-Bear Gulch District and sewer service provided by the Fair Oaks Sewer Maintenance District, further demonstrating that the site is well-suited for the proposed density and development pattern.
e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Notwithstanding the above, a tentative map or tentative parcel map may be approved if an Environmental Impact Report (EIR) was prepared for the subdivision and a finding is made pursuant to Subdivision (c) of Section 21081 of the Public Resources Code that specific economic, social, or other considerations make the mitigation measures or project alternatives identified in the EIR infeasible.
Given the mitigation measures and conditions of approval, it is not anticipated that the project will cause substantial environmental damage or substantially injure fish or wildlife or their habitat. The site is located in a highly urbanized area and is previously developed.
The project includes the removal of two protected trees, including one 40-inch Diameter at Standard Height (DSH) Coast live oak tree, one 46-inch DSH Valley oak tree, due to interference with the proposed access road required to serve the proposed subdivision. The proposal meets the necessary findings for removal, with those removals to be mitigated by the replanting of five 24-inch box native, oak trees. Additionally, as required under the County’s Significant Tree Ordinance, a tree protection pre-site inspection will be required to ensure that all remaining trees are adequately protected prior to the start and for the duration of any grading and/or construction activity.
f. That the design of the subdivision or type of improvements is not likely to cause serious public health problems;
The proposed subdivision is not likely to cause serious public health problems as the resulting lots would be served by public water and sewer systems that have adequate capacity to serve this project. Review of the project by affected agencies yielded no objections. There are no hazardous or noxious uses proposed and, as mitigated and conditioned, no public health problems are likely to occur from construction and grading work.
g. That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision.
There are no easements for the public at-large for access through or use of the property within the proposed subdivision. However, the design of the subdivision requires related site improvements, for example, a private road for ingress/egress, Kulchin Court, which includes emergency vehicle access easements. The proposed ingress/egress and emergency vehicle access meet the required dimensions and design considerations, as reviewed and conditioned by San Mateo County Fire Department and Department of Public Works (DPW). Additionally, a 5-foot right-of-way (ROW) dedication along Cordilleras Road and the northern side of the property for future public use was part of the conditional approval from Department of Public Works. As conditioned, the project’s design will not conflict with public use or access as no easements go through or use the property.
h. In this connection, the Advisory Agency may approve a map if it is found that alternate easements, for access or for use, are otherwise available within a reasonable distance from the subdivision, will be provided, and are substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the Advisory Agency to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
The project includes a 5-foot wide dedication along the frontage of the property to Cordilleras Road ROW, the tentative map shows this dedication. No easement is provided as part of this project that would provide public access through or use of the property within the proposed subdivision.
i. That the discharge of waste from the proposed subdivision into an existing community sewer system would not result in violation of existing requirements prescribed by a State Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the State Water Code.
San Mateo County Department of Public Works (DPW) and the County’s Drainage Section have reviewed the application and found the project, as conditioned, to be in conformity with applicable requirements.
j. That the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (“The Williamson Act”) and that the resulting parcels following a subdivision of that land would not be too small to sustain their agricultural use. For purposes of this section, land shall be presumed to be in parcels too small to sustain their agricultural use if the land is: a) Less than 10 acres in size in the case of prime agricultural land, or; (b) Less than 40 acres in size in the case of land which is not prime agricultural land.
The project site is not subject to a Williamson Act contract and is not designated by the General Plan as open space so the findings regarding such are not applicable to the proposed subdivision.
k. That, for a subdivision on land located in a state responsibility area or a very high fire hazard severity zone, as both are defined in Section 51177 of the California Government Code, all of the following are supported by substantial evidence in the record: a) The design and location of each lot in the subdivision, and the subdivision as a whole, are consistent with any applicable regulations adopted by the State Board of Forestry and Fire Protection pursuant to Sections 4290 and 4291 of the Public Resources Code; b) Structural fire protection and suppression services will be available for the subdivision through a county, city, special district, political subdivision of the state, or another entity organized solely to provide fire protection services that is monitored and funded by a county or other public entity; or the Department of Forestry and Fire Protection by contract entered into Pursuant to Section 4133, 4142, or 4144 of these Public Resources Code; and c) To the extent practicable, ingress and egress for the subdivision meets the regulations regarding road standards for fire equipment access adopted pursuant to Section 4290 of the Public Resources Code as interpreted and applied by the County Fire Marshal, and any applicable County ordinance.
The project site is located within a State Responsibility Area identified as having a Moderate Fire Risk. The project is within the jurisdiction of San Mateo County Fire Department (SMCFD), who reviewed the project for compliance with applicable fire codes, including the ingress and egress for the subdivision, Kulchin Court. The project was deemed compliant and provided conditional approval by SMCFD as it was found the project design, location, and subdivision are consistent with applicable fire regulations. Through its review and conditions, SMCFD confirmed they will serve project location and that the project, including ingress/egress, meets relevant standards.
l. That, for the subdivision of land designated in the County General Plan as open space and located in a state responsibility area or a very high fire hazard severity zone, as both are defined in Section 51177 of the California Government Code, all of the following are supported by substantial evidence in the record: a) The subdivision is consistent with the open space purpose; and If the subdivision would result in parcels that are 40 acres or smaller in size, those parcels are subject to a binding and recorded restriction prohibiting the development of a habitable, industrial, or commercial building or structure, while all other structures shall comply with defensible space requirements described in Government Code Section 51182 or Section 4291 of the Public Resources Code. Any later approval to remove the aforementioned binding restriction shall make the subdivision subject to the requirements of (11) above.
Although the project site is located within a State Responsibility Area identified as having a Moderate Fire Risk, the resulting parcel sizes are all much less than 40 acres in size. As described in Section (11), the responsible fire agency reviewed the project for compliance and granted conditional approval. The resulting parcels are proposed for single family residential development and will be subject to all applicable requirements for defensible space and fire protection.
In-Lieu Fees
See Attachment I, for an example of the formula for Parkland Fees in Lieu of Land Dedication, pursuant to Section 9.96.030 of the San Mateo County Subdivision Regulations. Fees will be reassessed and collected as a condition of approval for Final Map Recordation.
3. Conformance with Grading Regulations
Pursuant to Chapter 10.68 of the Grading Ordinance, regulating excavating, grading, filling, and land clearing, the necessary improvements associated with the proposed subdivision involves approximately 585 cubic yards (cy.) of grading for the private road and biotreatment areas. Including 580 cy. of cut and 5 cy. of fill. Planning and Geotechnical staff have reviewed the proposal and submitted documents and determined that the project conforms to the criteria for review contained in the Grading Ordinance. The findings and supporting evidence are outlined below:
a. That the granting of the permit will not have a significant adverse effect on the environment.
The project will have a less-than-significant impact on the environment with the implementation of the mitigation measures proposed by the Mitigated Negative Declaration on elements identified as having a potential significant impact.
b. That the project conforms to the criteria of the San Mateo County Grading Ordinance including the standards referenced in Section 10.68.170.
The project, as conditioned, conforms to the criteria for review contained in the Grading Ordinance, including an erosion and sediment control plan, dust control measures, and required replacement of removed vegetation.
c. That the project is consistent with the San Mateo County General Plan.
As outlined earlier in Section A.1 of this report, the project conforms to the General Plan.
4. Conformance with Tree Protection Ordinance
Pursuant to Chapter 8.440 - Significant Tree Regulations of the Zoning Regulations, a “Protected Tree” is defined as any tree that is 6 inches in diameter (19 inches circumference) or larger when measured 4.5 feet (54 inches) above the natural grade, when located in a Bayside Design Review District. All protected trees require a permit for removal. The project includes the removal of two protected trees, including one 40-inch DBH Coast live oak, one 46-inch DBH Valley oak, in connection with access road for proposed subdivision, meets the necessary findings for removal, with those removals to be mitigated by the replanting of five 24-inch box native, oak trees. Additionally, as required under the County’s Significant Tree Ordinance, a tree protection pre-site inspection will be required to ensure that all remaining trees are adequately protected prior to the start of and for the duration of any grading and/or construction activity.
B. ENVIRONMENTAL REVIEW
An Initial Study and Mitigated Negative Declaration were prepared and circulated for this proposal. The public comment period commenced on May 13, 2026, and ended on June 2, 2026. During the public comment period, two public comments were received. First, Department of Toxic Substances Control (DTSC) recommended that a survey be completed for presence of lead-based paints and other similar products at time of demolition of existing structures, and that all imported soil/fill materials be tested to meet screening levels as outlined by DTSC’s guidelines. To address the comment received from DTSC, staff has added a condition of approval, see condition No. 87. Second, the neighboring property owner (1817 Cordilleras Road) noted concerns with the proposed construction and grading activities, noting the potential impacts on those of older age and with existing health conditions. Specifically, the comment requested a reduction of allowable construction operation hours, daily dust control, sound barrier installation, and contact information for the project manager who will be on-site during activities. Staff has included standard conditions of approval, see condition no.(s) 10 -15, that ensure the implementation of adequate erosion and sediment control, including dust control, and construction operation hours as codified in the San Mateo County Noise Ordinance. Staff has determined a less-than-significant environmental impact by implementing the standard conditions and approvals associated with the permits in this case.
Also, during circulation, the applicant requested clarification on Mitigation Measure No. 20, which describes one of several acceptable approaches to meeting the applicable drainage requirements. Staff’s intent, consistent with County drainage regulations, was to allow multiple compliant drainage design pathways, not to mandate a single configuration for all lots. To reflect this intent, staff has added specific conditions of approval establishing two equally acceptable compliance scenarios, see conditions No. 56 and No. 57, which provide that each lot may construct its own stormwater management facility sized to the 10-year, 1-hour storm event, or if individual facilities are not feasible, the subdivision may instead construct a shared stormwater management or LID facility sized to the 100-year design storm to serve multiple parcels. Both approaches satisfy the County’s objective drainage standards and ensure that stormwater is properly retained, detained, and conveyed consistently with the County Drainage Manual and CEQA criteria.
Given that either scenario will achieve a compliant outcome and fully mitigates potential drainage impacts, this clarification does not alter staff’s environmental analysis or the determination that the project’s drainage impacts can be reduced to a less-than-significant level. The flexibility provided through the conditions of approval is consistent with the intent of the mitigation measures and ensures that the project will comply with all applicable stormwater regulations regardless of which design scenario is implemented.
C. REVIEWING AGENCIES
San Mateo County Parks Department
San Mateo County Geotechnical Department
San Mateo County Drainage Division
Department of Public Works (DPW)
San Mateo County Fire Protection District
California Water Service (Cal Water)
San Francisco Public Utilities Commission (SFPUC)
Fair Oaks Sewer Maintenance District (County DPW)
City of Redwood City
FISCAL IMPACT:
Staff determined there is no fiscal impact to the County from upholding the Planning Commission’s recommendation of approval of the requested permits and General Plan Amendment.
ATTACHMENTS:
A. Recommended Findings and Conditions of Approval
B. Vicinity Map
C. Project Plans
D. Applicant Project Justification Letter dated September 17, 2025
E. Major Development Pre-Application Summary Letter, dated August 26, 2025
F. Initial Study/Mitigated Negative Declaration released May 13, 2026
G. In Lieu Fee Worksheet
H. Planning Commission Letter of Recommendation, dated June 10, 2026