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PA15-031 Hillsdale Terraces
PA15-031 Hillsdale Terrace
What is the project’s current stage in the planning process?

In this Section:
Revised: March 27, 2016
2700, 2728, 2790 South El Camino Real
039-352-060. -070, -090
Albert Costa, AIA
Costa Brown Architecture, Inc.
1620 Montgomery St, Suite 300
San Francisco, CA 94111
Tricia Schimpp
Contract Planner
(650) 522-7158 ext 8
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Project Update:
At the City Council Meeting of February 6, 2017, the City Council voted 4-1 (Mayor Lim voted No) to approve the project.  The details of the meeting, which includes the video, agenda, and minutes are available on the public meeting portal.

CITY COUNCIL MEETING - February 6, 2017 (continued from January 17, 2017)
This meeting will be held in the City Council Chambers at City Hall, 330 West 20th Avenue.  The meeting begins at 7:00 p.m.

CITY COUNCIL MEETING - January 17, 2017 (The link includes the video and agenda).

A City Council Public Hearing was held on Tuesday, January 17, 2017. Public comments were heard and the Public Hearing was CLOSED.

The item was continued to the date certain of February 6, 2017 for deliberations by Council. No additional public comments will be heard at that meeting.  

In October, the Planning Commission reviewed the Hillsdale Terraces project and recommended approval to the City Council. The project included a 51% density bonus rather than the 35% density bonus authorized by state law. However, since that time, City staff has determined that such an increase, above and beyond that mandated by state law, cannot be granted unless the City has explicitly included such a provision in its own municipal code. San Mateo’s municipal code does not include such a provision and an amendment to allow this additional increase would be prohibited by the City’s General Plan as amended by Measure P.

As a result, the applicant has submitted revisions to the project to comply with the mandated 35% state density bonus. These revisions include: 6 fewer units, a larger number of 3-bedroom units, 2 fewer BMR units, and 10 fewer parking spaces consistent with the reduction in units. The exterior of the building and site plan have not changed. The $400,000 offered by the applicant remains the same. All conditions of approval will remain the same with the exception of those which require a reference to the number of units (which will be revised to refer to the amended number of units).

Also, when the planning application was reviewed by the Planning Commission, a 67-unit maximum based on a 35% density bonus was discussed. However, the planning application now consists of 68 units as recent changes in state density bonus law require rounding up of all unit calculations. 


At the September 27, 2016 meeting, the Planning Commission CLOSED the Public Hearing, all public comment on this item was heard and completed.  The item was continued to Thursday, October 13, 2016 at 7:30 pm.  At the October 13, 2016 meeting, the Planning Commission made their deliberations and comments and vote to recommend approval of the project to the City Council, by a vote of 4-1.

  • Public Hearing held on October 13, 2016 was a continuation of the Public Hearing begun on Tuesday evening, September 27, 2016.
  • Public Hearing held on Tuesday, September 27, 2016.
  • Formal Planning Application submitted December 22, 2015
  • Prior pre-application submittal was reviewed; Planning Commission Study Session held on February 25, 2014.

Related Documents:
These are large files and will need extra time to load.

Current Project Plans (January 12, 2017)
Project Plans

Current Project Plans (7/28/2016) 
Project Plans

Previous Plans (4/21/16)
Part 1: Cover Sheet, Information Sheet, Topographics, Summaries, Usage, ADA
Part 2: Site Plan, Floor Plans
Part 3: Elevations, Architectural Renderings
Part 4: Additional Renderings
Part 5: Egress
Part 6: Shadow Studies
Part 7: Lighting
Part 8: Landscaping, Stormwater, Tentative Maps

A Mitigated Negative Declaration has been prepared for this project and can be viewed online.

Mitigated Negative Declaration

Attachment 1: Project Plans 
Attachment 2: Arborist Report
Attachment 3: Tree Planting Forms
Attachment 4: Cannon Design Group Review
Attachment 5: Photometric and Lighting Layout Verification Report
Attachment 6: Geotechnical Investigation
Attachment 7a: Traffic Impact Analysis 
Attachment 7b: Traffic Management Plan 
Attachment 7c: Parking Management Plan
Attachment 8a: Air Quality and Greenhouse Gas Assessment
Attachment 8b: Technical Appendices
Attachment 8c: Climate Action Plan Checklist
Attachment 9: Noise Study
Attachment 10: Phase I Environmental Report
Attachment 11: Stormwater Control Plan
Attachment 12: Density Bonus Letter, Hillsdale Terraces
Attachment 13: Density Bonus Letter, Economic Review EPS
Attachment 14: Height Increase Request Letter 

City Council Public Hearing: January 17, 2017
Planning Commission Public Hearing: October 13, 2016
Planning Commission Public Hearing: September 27, 2016
Planning Commission Study Session: February 25, 2014

Project Description:
  • Site Plan and Architectural Review (SPAR) Planning Application
  • Site Development Permit Application 
  • Density Bonus Request
  • 43,535 square foot site
    • 13,462 square feet ground floor commercial
  • 68 new residential condominiums including 6 below-market-rate (BMR) units
  • Parking garage below grade
  • Site improvements to include:
    • Landscaping
    • Streetscape
    • Public Art
  • Existing structures to be demolished
  • All trees to be removed and replaced - no heritage trees on site
  • Project Plans are complete and comply with goals, policies and regulations:
    • City General Plan, Zoning Code and Ordinances
    • El Camino Real Master Plan
    • Rail Corridor TOD Plan
    • Hillsdale Station Area Plan
    • Climate Action Plan
    • Pedestrian Master Plan
    • Sustainable Streets Plan
    • Grand Boulevard Initiative

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