477 9th Avenue - Mixed-Use Development (under construction)

Updated Rendering

Project Description

This project consists of the demolition of the existing office structures and to construct a new mixed-use office/residential building. The project consists of the following:

  • Construct a new five-story mixed-use building
  • Approximately 29,207 gross square feet of office uses
  • 120 residential units for rent (studios and 1 to 2-bedrooms), including 12 Below Market Rate units that are affordable at the very low-income category
  • 112 residential parking spaces on two levels and 38 office parking stalls on the ground level 

Project Update

  • The applicant has submitted a modification to remove the 56-inch Valley Oak on S. Claremont St. due to safety concerns about the tree’s declining health. The updated arborist report indicates that the Valley Oak has developed a significant lean over S. Claremont St., has caused cracking in the sidewalk, and contains multiple decay cavities. The report recommends removal of the subject tree, along with the adjacent multi-stem Purpleleaf plum tree with a diameter of 3”, 3”, 3” due to its proximity to the oak. The updated arborist report can be found under the Project Documents section below. 
  • Most of the trees on and adjacent to the site are approved for removal (consistent with the City Council action).  However, the following trees will be maintained and protected during construction:
    • One larger oak tree along Claremont Ave (tree #11)
    • One medium oak tree along 9th Ave (tree #17)
    • Some smaller trees and vegetation along the rail corridor
    • Some medium Eucalyptus trees along the northern side property line
  • On November 25th, 2025, the Zoning Administrator issued a decision approving the proposed modification. 

Please note these protected trees will be pruned in various ways as part of the approved project to allow for the surrounding construction activities to occur without damaging tree limbs.  The project arborist will be supervising the tree pruning and removal activities, and City staff will be inspecting to verify compliance with the approved plans and conditions of approval. A copy of the tree removal and protection plan can be viewed here. 

Past Updates

  • A Planning Commission Public Hearing was held on December 12, 2023, in which the Planning Commission approved the project by a vote of 5-0. This decision was appealed on December 21, 2023. On February 20, 2024, the City Council reviewed the project and voted to deny the appeal and uphold the Planning Commission’s approval by a vote of 5-0. Please see the Meetings section below for past meeting videos and agendas.

CEQA Documents

Categorical Exemption Memorandum – November 16, 2023

 Appendices:

Development Impact Fees

This project would be subject to payment of impact fees and in-lieu fees, including those listed below:

  • Commercial Linkage Fee
  • Child Care Development Fee
  • Landscape Unit In-Lieu Fee
  • Park Impact Fee
  • Sanitary Sewer Connection Charge
  • School Impact Fees
  • Transportation Improvement Fee
  • Wastewater Treatment Plant Phase II Impact Fee
  • Art in Public Place

Project Documents

Past Meetings

Applicant Information

Stephen Siri
The Martin Group
1970 Broadway Suite 745
Oakland, CA 94612
(415) 429-6044
Stephen@TheMartinGroup.com

City Contact Information

Somer Smith, AICP
Senior Planner
(650) 522-7214
ssmith@cityofsanmateo.org