Downtown San Mateo's revival is a playbook for other California cities
SAN MATEO, Calif. (KGO) -- Nearly four years after San Mateo permanently closed a portion of B Street to vehicle traffic, city leaders and business owners say the decision has helped transform downtown into a thriving destination for residents, families and visitors from across the Bay Area.
The city made the year-round pedestrian-only closure permanent in September 2021 as part of an effort to revitalize downtown and support local businesses.
Since then, the area has experienced steady growth, with new businesses, public events and increased foot traffic helping fuel its success.
"We're keeping it active, we're keeping it lively, there is always something going on," said Mackenzie Jakoubek of the Downtown San Mateo Association.
The momentum continued in 2025. According to the Downtown San Mateo Association, 50 new businesses opened downtown that year, including the restaurant Tai Er. The district now includes about 600 businesses.
MORE: Pacifica businesses launch 'Project 1334' in response to last-place ranking in WalletHub study
As the area expanded, local business owners agreed in 2023 to increase a portion of their annual assessment fees to fund maintenance, marketing and safety initiatives.
The Downtown San Mateo Association oversees many of those efforts.
"With the increase to the money, we were able to do a lot of pop up events like jazz trios, we had a ukulele jam a couple of months ago and also some larger events. We had boba day at the end of April," Jakoubek said.
Downtown San Mateo has become known for its concentration of boba tea shops. One of the newest additions, Molly Tea, opened in November and regularly attracts lines of customers.
Visitors say the district's restaurant offerings and pedestrian-friendly streets help set it apart.
"It's pretty vibrant, you know, the streets, the road is nice and there are a lot of restaurants here that I can't get like anywhere else, like especially Asian food," said Jack Nguyen, a Burlingame resident.
MORE: What do Fisherman's Wharf modernization efforts mean for SF's fading fishing hub?
The success of the pedestrian corridor has also won over some business owners who initially opposed the street closure.
According to San Mateo Mayor Adam Loraine, skepticism was common when the concept was first introduced.
"It wasn't a sure thing but I do think it required a bit of collaboration and investment over time. It wasn't going to happen over night," Loraine said.
To support the car-free corridor, the city built a nearby parking garage. Additional improvements have included permanent seating and tables funded through business assessment revenues.
City leaders and downtown advocates also point to cleanliness and public safety as major factors behind the district's popularity.
"That's what has been communicated as they feel safe here. The community is very vibrant and welcoming and so I think that's keeping both communities coming back to visit and new businesses are opening because of it as well," Jakoubek said.
MORE: SF's Union Square showing signs of recovery, though some challenges remain
Families visiting downtown say safety plays a significant role in where they choose to spend their time.
"Definitely important especially with two kids," said San Bruno resident Melissa Yuen-Rivera. "The weather is better, there's a lot of stuff to do for the kids."
Loraine said he regularly exchanges ideas with other city leaders during monthly meetings with the 19 mayors in San Mateo County.
While he said he has not discussed downtown San Mateo's approach with San Francisco Mayor Daniel Lurie, he welcomed the possibility.
The city is now looking toward its next phase of growth. Officials hope to attract employees from major technology companies to visit the area with their families, while additional housing development near downtown is also planned.
As San Mateo continues investing in the district, city leaders say the effort to further revitalize what was once a quieter downtown remains ongoing.
