PA15-031 Hillsdale Terraces

Hillsdale Terrace.JPG


 September 20, 2017


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


Julia Klein
Principal Planner
(650) 522-7216


CITY COUNCIL MEETING - October 2, 2017

The City Council approved the Hillsdale Terraces Mixed Use Project on February 6, 2017.  In their consideration of
granting a height increase to 55’ along South El Camino Real, the Council imposed a Condition of Approval to satisfy the General Plan requirement for a project amenity that could include off-site public improvements. This condition required the payment of a $400,000 developer contribution.

The October 2nd public hearing will be solely to determine the use of the $400,000.

Materials for the October 2nd City Council meeting will be posted by the City Clerk’s office on Friday, September 29, on the City’s Public Meeting Portal.

CITY COUNCIL MEETING - February 6, 2017 (continued from January 17, 2017)

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 here.

CITY COUNCIL MEETING - January 17, 2017 

A City Council Public Hearing was held on Tuesday, January 17, 2017. Public comments were heard and the Public Hearing was CLOSED. The details of the meeting, which includes the video, agenda, and minutes are available here. The item was continued to February 6, 2017 for deliberations by Council. No additional public comments were heard at that meeting. 
In October 2016, the Planning Commission recommended approval of Hillsdale Terraces 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 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 after all public comment on this item was heard and completed. The item was continued to Thursday, October 13, 2016. At the October 13, 2016 meeting, after making deliberations and comments, the Planning Commission voted 4-1 to recommend City Council approve this project.
  • 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.


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


  • 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 here