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3 GENERAL PLAN 2040
The following policies of General Plan 2040 may be applicable to the project.
Land Use Element
•Mixed-Use Medium II (FAR:4.0, Density:51-99 du/ac, Max. Height: 5-8 stories): This designation allows medium-density mixed-use buildings that provide a mix of commercial, office, and/or residential uses within the same site or building. It is intended to allow a mix of uses near other mixed-use, commercial, or residential areas, and within Downtown. •Mixed-Use High (FAR:4.5, Density: 100-130 du/ac, Max. Height: 4-6 stories): This designation allows high-density mixed-use buildings that provide a mix of commercial, office, and/or residential uses within the same site or building. It is intended to allow a mix of uses near major streets, train stations, and shopping centers, and within Downtown. •Policy LU 1.4 - Mixed-Use. Encourage mixed-use developments to include increased residential components to provide greater proximity between jobs and housing, promote pedestrian activity, and reduce traffic congestion and vehicle miles traveled (“VMT”). •Policy LU 2.2 - Caltrain Stations and El Camino Real Minimum Densities. Require new residential development within a half mile of a Caltrain station or within one block of the El Camino Real corridor to meet the minimum density established by the applied land use designation and encourage new development to achieve maximum density. •Policy LU 2.3 - Community Benefits. Develop a framework to allow density/intensity bonuses and concessions in exchange for the provision of community benefits, such as additional affordable housing, increased open space, public plazas or recreational facilities, subsidized retail space for small businesses, subsidized community space for nonprofits that provide community support services or childcare facilities, pedestrian and multimodal safety improvements, and/or off-site infrastructure improvements above minimum requirements.
The framework shall allow for nonresidential development (office and commercial) within ¼- mile of the Hayward Park and Hillsdale Caltrain stations to have heights up to eight-stories when commensurate community benefits are provided.
•Policy LU 3.1 - Housing Diversity. Promote safe, attractive, and walkable residential neighborhoods with diverse types and sizes of homes for individuals, families, and households of all income levels
•Policy LU 3.5 - Support Service Uses. Encourage businesses that provide a variety of services, such as restaurants, child care facilities, medical clinics, gyms, pharmacies, hardware stores, and grocery stores in locations that serve residential neighborhoods and commercial/office uses.
Prioritize the development of these services in equity priority communities in the city.
Comment: The plan does not include information to demonstrate the project provide service uses to the residential development, such as childcare facilities, medical clinics, and grocery stores.
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3 •Policy LU 3.9 - Workplaces. Develop office buildings and business parks to facilitate transit, pedestrian, and bicycle commutes. Provide compact development, mixed uses, and connectivity to transit to reduce vehicle miles traveled (VMT).
•Policy LU 3.11 - Community Gathering Places. Provide and maintain inviting public spaces and streets that provide space for all members of the San Mateo community to meet, gather, and enjoy.
•Policy LU 3.12 - Publicly Accessible Spaces. Integrate a variety of privately owned and maintained publicly accessible spaces into new development. Spaces should be safe, welcoming, easy to access, and include signage that clearly identifies these spaces as publicly accessible. •Policy LU 3.13 - Cultural Facilities and Public Art. Recognize cultural facilities, entertainment events, performing arts, and public art as part of a healthy and thriving community. Use funds from the City’s art in-lieu fee to enhance existing public art and cultural facilities and encourage new facilities that reflect the character and identity of the surrounding neighborhoods. •Policy LU 5.2 - El Camino Real Landscaping. Retain the general residential and landscaped character of El Camino Real north of Tilton Avenue. Promote the visual upgrading of El Camino Real south of 9th Avenue through increased landscaping, coordination of public improvements, property maintenance, and sign control, and through conformance with the El Camino Real Master Plan or a future consolidated Corridor Plan per Action LU 5-3. •Policy LU 6.1 - Rail Corridor Transit-Oriented Development Plan (Rail Corridor Plan). Continue to implement the Rail Corridor Plan to allow, encourage, and provide guidance for the creation of world-class transit-oriented, mixed-use development (TOD) within a half-mile radius of the Hillsdale and Hayward Park Caltrain stations, while maintaining and improving the quality of life for those who already live and work in the area.
•Policy LU 6.2 - Hillsdale Shopping Center. Allow redevelopment of the Hillsdale Shopping Center for a mix of uses, including commercial, retail, office, hotel, and residential uses. Update the Hillsdale Station Area Plan or require preparation of a master development plan to ensure the site is developed comprehensively and provides appropriate transitions to the adjacent neighborhoods.
Circulation Element
•Policy C1.2 - Complete Streets. Apply complete streets design standards to future projects in the public right-of-way and on private property. Complete streets are streets designed to facilitate safe, comfortable, and efficient travel for all users regardless of age or ability or whether they are walking, bicycling, taking transit, or driving, and should include landscaping and shade trees as well as green streets stormwater infrastructure to reduce runoff and pollution.
•Policy C1.4 - Prioritize Pedestrian and Bicycle Mobility Needs. Prioritize local pedestrian and bicycle projects that enhance mobility, connectivity, and safety when designing roadway and intersection improvements.
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3 •Policy C1.9 - Dedication of Right-of-Way for Transportation Improvements. Require dedication of needed right-of-way for transportation improvements identified in adopted City plans, including pedestrian facilities, bikeways, and trails.
•Action C2.5 - Facilitate TDM Services. Facilitate the provision of TDM services to employees and residents through development agreements, Transportation Management Associations, and coordination with regional partners.
Community Design and Historic Resources Element
•Policy CD 3.2 - Replacement Planting. Require appropriate replacement planting or payment of an in-lieu fee when protected trees on public or private property are removed. •Policy CD 3.6 - New Development Street Trees. Require street tree planting where feasible as a condition of all new developments.
•Policy CD 6.1 - New Development Street Trees. Require street tree planting where feasible as a condition of all new developments.
•Policy CD 6.3 - Sustainable Design. Encourage integration of sustainable design features and elements into the design of new buildings, including locating and orienting buildings to access solar exposure, preserving mature vegetation to the extent feasible, and using green building materials.
•Policy CD 6.6 - Signage. Maintain signage controls that appropriately regulate the design, size, type, illumination, and quantity of signs visible from corridors and create consistent signage that reinforces San Mateo’s unique identity.
•Policy CD 6.7 - Public Open Space Design. Seek opportunities to establish public open spaces in new developments and new public buildings, and promote innovative and creative designs to create exceptional, unique, and functional spaces. Require signage that clearly delineates these spaces as publicly accessible.
•Policy CD 6.8 - Public Art. Continue to require public art as part of new development and ensure the art is visible and accessible to the public. Support public art as a resource that enhances the quality of life for individuals living in, working in, and visiting the city, improves the quality of the urban environment, and increases property values.
•Policy CD 6.9 - Inclusive Outreach. Involve the community in the City’s efforts to develop and maintain an attractive urban fabric that reflects San Mateo’s unique visual and architectural character. Use outreach and engagement methods that include broad representation and are culturally sensitive, particularly for equity priority communities. Communicate clearly how and at what stages members of the public can provide input for development projects under review. •Policy CD 7.3 - Multifamily Design. Encourage architectural design of new multifamily developments that enhances a neighborhood’s visual and architectural character by providing context sensitive building and pedestrian-scale elements, high-quality materials and construction, open space, and resident amenities.
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3 •Policy CD 7.4 - Multifamily Parking. Require new multifamily developments to design and site parking to avoid blank, ground-floor walls and to screen views of parking from the street. •Policy CD 7.5 - Multifamily Open Space. Require that a portion of required open space for new multifamily projects be useable for passive or active recreation. •Policy CD 7.6 - Nighttime Lighting. Require nighttime lighting to be energy efficient and designed to minimize light pollution and light spillage on adjacent properties, while protecting public safety.
•Policy CD 8.2 - Human-Scale Design. Cultivate pedestrian activity in commercial and mixed-use areas by providing adequate sidewalk widths, activating ground-floor street façades with active uses, windows, plantings, and awnings, using high-quality construction materials, and including human-scale details and architectural features.
•Policy CD 8.3 - Respect Existing Scale and Rhythm. New mixed-use and commercial development should have context sensitive design that incorporates architectural styles and elements that relate to the scale and design of surrounding buildings, including by providing breaks in the building face at spacings common to buildings in the area and by stepping back upper floors.
•Policy CD 8.4 - Commercial Parking. Encourage commercial projects to provide required parking underground to minimize the amount of ground-floor area dedicated to parking. When parking is at-grade, it should be located towards the rear of a parcel, away from active street frontages and public spaces.
Open Space Element
•Policy COS 1.8 - Development Near Water or Wetlands – Avoid wetlands development where feasible (as defined under California Environmental Quality Act [CEQA] Guidelines, Section 15364). Restrict or modify proposed development in areas that contain wetlands or waters to ensure the continued health and survival of special-status species and sensitive habitat areas.
Development projects shall be designed to avoid impacts on sensitive resources, or to adequately mitigate impacts by providing on-site or off-site replacement at a higher ratio.
Project design modification should include adequate avoidance measures, such as the use of setbacks, buffers, and water quality, drainage-control features, or other measures to ensure that no net loss of wetland acreage, function, water quality protection, and habitat value occurs.
This may include the use of setbacks, buffers, and water quality, drainage control features, or other measures to maintain existing habitat and hydrologic functions of retained wetlands and waters of the US.”
•Policy COS 3.1 - Aesthetic and Habitat Values – Public Creeks. Preserve and enhance the aesthetic and habitat values of creeks, such as San Mateo, Laurel, and Beresford Creeks, and other City owned channels in all activities affecting these creeks, including revegetation, rewilding, erosion control, and adequate setbacks for structures. •Policy COS 4.7- Air Quality Construction Impacts. Require new construction and grading activities to mitigate air quality impacts generated during construction activities in compliance with BAAQMD’s regulations and guidelines on construction activity impacts. 1 2
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3 •Policy COS 4.8 - Truck Facilities. Require new development, when applicable, to provide adequate truck parking loading space, and generators for refrigerated trucks to prevent idling during truck operation.
•Policy COS 6.3 - Privately Owned Public Spaces. Require privately owned publicly accessible open space to be designed in a way that is welcoming for all, including public access signage and minimal physical or visual barriers, to ensure that the space is open and available to the community.
•Policy COS 7.2 - Acreage Standards. Acquire or accept for dedication 2 acres of neighborhood and community parks per 1,000 residents.
Public Services and Facilities Element
•Policy PSF 2.4 - Water Supply for New Development. Require applicants to provide will-serve letters from water purveyors prior to issuing building permits for new development to demonstrate that water supply is available.
•Policy PSF 2.6 - Water Offset Requirements. Require all new development or redevelopment projects to comply with the water conservation and offset policies and requirements imposed by California Water Service or Estero Municipal Improvement District, depending on the water service area in which the project is located.
•Policy PSF 3.2 - Sewer Requirements for New Development. Require new multifamily and commercial developments to evaluate the main sewer lines in the project vicinity, which will be used by the new development and make any improvements necessary to convey the additional sewage flows.
•Policy PSF 3.10 - New Creekside Development Requirements. Require that new creek side development protect and improve setbacks, banks, and waterways adjacent to the development projects to increase flood protection and enhance riparian vegetation and water quality. Prevent erosion of creek banks.
•Policy PSF 4.10 - Private Utility Undergrounding. Require new private development to underground service connections onto private property.
•Policy PSF 6.5 - Policy Child Care Centers in Residential and Employment Areas. Encourage child care centers in residential neighborhoods where they meet City standards and at employment centers.
Noise Element
•Policy N 1.2 - Interior Noise Level Standard. Require submittal of an acoustical analysis and interior noise insulation for all noise-sensitive land uses listed in Table N-1 that have an exterior noise level of 60 dBA (Ldn ) or above, as shown on Figure N-2. The maximum interior noise level shall not exceed 45 dBA (Ldn ) in any habitable rooms, as established by the California Building Code.
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3 •Policy N 1.3 - Exterior Noise Level Standard for Residential Uses. Require an acoustical analysis for new multifamily common open space for residents that have an exterior noise level of 60 dBA (Ldn ) or above, as shown on Figure N-2. Incorporate necessary mitigation measures into residential project design to minimize common open space noise levels. Maximum exterior noise should not exceed 65 dBA (Ldn ) for residential uses. •Policy N 2.2 - Minimize Noise Impacts. Incorporate necessary mitigation measures into new development design to minimize short-term noise impacts. Determine whether new development has the potential to result in a significant noise impact on existing development based on the following standards. Impacts will be analyzed based on long-term operational noise increases at the sensitive receptor property line, or new uses that generate noise levels at the sensitive receptor property line, as follows:
•Policy N 2.3 - Minimize Commercial Noise. Protect land uses other than those listed as “noise sensitive” in Table N-1 from adverse impacts caused by the on-site noise generated by new developments. Incorporate necessary mitigation measures into development design to minimize short-term and long-term noise impacts. Prohibit new uses that generate noise levels of 65 dBA (Ldn ) or above at the property line, excluding existing ambient noise levels. •Policy N 2.4 - Traffic Noise. Recognize projected increases in ambient noise levels resulting from future traffic increases, as shown on Figure N-2. Promote reduced traffic speeds and the installation of noise barriers or other methods to reduce traffic noise along highways and high- volume roadways where noise-sensitive land uses (listed in Table N-1) are adversely impacted by excessive noise levels (60 dBA [Ldn ] or above).
•Policy N 2.7 - Construction Noise and Vibration Monitoring. Require construction noise limits and vibration monitoring around sensitive receptors, including through limiting construction hours and individual and cumulative noise from construction equipment. For larger development projects that demand intensive construction periods and/or use equipment that could create vibration impacts, require a vibration impact analysis, as well as monitoring and reporting of noise/vibration levels throughout construction, consistent with industry standards.
HILLSDALE STATION AREA PLAN
Adopted in 2009, the Hillsdale Station Area Plan (HSAP) identifies the Hillsdale Mall remaining as the regional shopping center with potential housing development opportunities. The Area Plan envisions the addition of small retail storefronts along El Camino Real to enhance pedestrian activity and street-level engagement. Any major modifications to the Mall or surrounding site are anticipated to require a comprehensive master plan. Given the context in which the Area Plan was established, the master plan process is expected to be discretionary and implemented through legislative action at that time.
Although HSAP identifies very limited improvement is needed to implement HSAP, the water supply assessment for HSAP does not include redevelopment capacity proposed in this application. The required fire flow for a particular development will most likely dictate whether upgrades to the existing water lines will need to be made. Therefore, water supply assessment is required for this application.
Below are applicable policies.
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3 Setbacks – Buildings shall be set back from El Camino Real to create a 10-foot effective sidewalk wide enough for a pleasant pedestrian environment. This shall be established per the requirements of the City’s Zoning Code and shall be consistently applied throughout the Station Area. (Page 69 of HSAP)
Buildings shall be set back from El Camino Real consistent with the requirements of City’s Zoning Code and the El Camino Real Master Plan, in order to provide for a 10-foot effective sidewalk width, wide enough for a pleasant pedestrian environment. (Page 72 of HSAP) - Buildings should be built to this effective sidewalk setback. - Buildings are strongly encouraged to have portions set back to create usable outdoor space.
Planters and well-designed, low-sitting fences should be used to define the edge of the outdoor space.
Stepbacks - Buildings are strongly encouraged to provide additional setback to create urban open spaces. These should be consistent at the four corners of an intersection; would remain part of private development; and would not be publicly dedicated (Page 78 of HSAP):
- El Camino Real: 30 feet beyond that described in Section B; 10 feet beyond for buildings that are two stories and/or 28 feet in height or less.
- East-West Avenues: 20 feet beyond that described in Section C; 10 feet beyond for buildings that are two stories and/or 28 feet in height or less.
As an alternative to open space setbacks, buildings located at key intersections shall be oriented and architecturally designed to emphasize the corner as a node of activity and architectural prominence. Solutions for developing projects that are of an exemplary quality include (Page 79 of HSAP):
- Tower elements as a prominent massing feature
- Entry plazas on corner sites
- Fountains or water features
- Distinct changes in the building volume at the primary entry - Prominent landscape features, such as tall trees
- Dramatic building lighting for nighttime effect
- Public art installations
The primary building entry should be oriented towards the corner and be visible from the intersection.
Massing Stepbacks (Page 70 of HSAP):
- Buildings taller than three stories are strongly encouraged to step back at least 6 feet above the third floor.
- Within that stepback, balconies are permitted and encouraged. - Stepbacks are not required, and are strongly discouraged, for the portions of the building that face any open space developed at key intersections. New development shall limit the number of new curb cuts onto El Camino Real, including shared access where feasible, side street access, and use of existing curb cuts. 1 2
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3 Frontage (El Camino Real) (Page 69 of HSAP):
- Ground floors of buildings within 100 feet of and fronting on El Camino Real shall include building transparency of at least 50% of the building’s street frontage and shall include the primary building entrance. Properties on the west side of El Camino Real that are part of the Hillsdale Shopping Center may include store display windows in calculating 50% transparency and are encouraged to have secondary entrances along El Camino Real. Where residential uses are allowed on El Camino Real, they are exempt from this guideline. (Page 70 of HSAP):
- El Camino Real street frontage should include primary building entrances. - For the Hillsdale Shopping Center site, transparency requirement can be satisfied with display windows. Secondary entrances are “encouraged.”
- North of 31st Avenue, require non-residential ground-floor uses in the Active Zone of the Station Area, defined as the portion of parcels that face onto El Camino Real from 25th to 31st Avenues and the portion of parcels that face onto 25th Avenue. This requirement applies only to the first 30 feet of depth of a building facing onto El Camino Real. For parcels with more than 300 feet of frontage along El Camino Real, a minimum of 50% of the parcel frontage (measured in linear feet) must meet this requirement. Residential entryways, lobbies, and other accessory uses related to upper story residential are permitted. (Page 51 of HSAP):
- Residential buildings on El Camino Real are exempt from the HSAP requirements. - In no case shall blank walls be permitted on buildings facing El Camino Real. (Page 69 of HSAP):
Laurel Creek Guidelines & Standards (page 79-80 of HSAP). - Buildings shall be set back from Laurel Creek consistent with the City’s General Plan and zoning regulations.
- This setback should be designed as a passive park-like setting, which could include trails, and be publicly accessible.
- No solid fencing should be installed along the creek. This will ensure an open and safe environment. If fencing is required, the fence should be designed with visibility in mind, using high-quality materials, and be a maximum of 4 feet in height. - Development should orient windows and entries to face the creek to provide “natural surveillance” on the creek throughout the day.
- In order to reinforce the identity of the creek, a monument sign highlighting the presence of Laurel Creek should be erected in a location that is clearly visible to pedestrians. - The sign should not be so large or placed in a location that presents a visual distraction or obstruction for residents, pedestrians, or drivers.
Pedestrian Paseos (El Camino Real) (page 70-80 of HSAP) - Mixed-use and residential development on parcels more than 300 feet deep on the east side of El Camino Real must provide a north-west pedestrian path at least 20 feet wide. The pathway shall have lighting consistent with pedestrian-scale lighting proposed on El Camino Real, and include pedestrian amenities similar to those found on public sidewalks. - Pedestrian paseos are required for “[m]ixed-use and residential development on parcels more than 300 feet deep on the east side of El Camino Real” 1 2
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3 Streetscape standards (page 73 of HSAP)
- Street trees shall be planted along both streets in the Station Area at consistency intervals of 20 to 30 feet.
- In order to complement El Camino Real and create a cohesive character for the Station Area, tree species should be the species recommended by the City’s Street Tree Master Plan. - Trees should be planted in grates that are ADA compliant, such that the grates do not present any obstacle for persons with mobility impediments. - These standards do not apply to streets internal to the Hillsdale Shopping Center.
Landscaping improvements on these streets should be part of a landscape master plan for the Shopping Center.
Street Furniture and Street Lights (page 73 of HSAP).
- Street furniture and street lights shall be provided as described for the Station Area in A.
Station Area Sidewalks.
- Pedestrian amenities must be strategically located to ensure ADA compliance and a clear path of travel for pedestrians.
Station Area Sidewalks (Page 68 and 69 of HSAP):
- Edge Zone The edge zone should create a clear end to the vehicle realm and transition to the pedestrian realm.
- Furnishing Zone The furnishing zone should be a minimum of 3 feet in width, including space for street trees, street furniture, and lights. To the extent possible, street furniture such as newspaper racks should be grouped to keep space clear for pedestrian travel. - Throughway Zone The throughway zone should be a minimum of 5 feet in width and free of all obstructions to meet ADA requirements for pedestrian travel. Where sidewalks are wider than 8 feet total, it should be a minimum of 50% of the total sidewalk width, or 5 feet, whichever is greater.
- Frontage Zone The frontage zone should be used by businesses to engage passers-by and provide items of visual interest. The frontage zone should be a minimum of 2 feet in width. Hillsdale Shopping Center Development Guidelines (Page 80 and 81 of HSAP):
Pedestrian Bridge
- Consider modifications to the pedestrian/retail bridge over 31st Avenue to allow for better visual connections to the street below, and light to the street below, and for more light down to street level.
- Consider installation of enhanced crosswalk treatments, such as lighted cross-walks, to increase the visibility of pedestrians crossing the street.
Buildings
- All new or remodeled buildings should be pedestrian-scale and designed to add visual interest to the street.
- Entries to retail uses should open onto the sidewalk where possible. - In order to complement El Camino Real and create a cohesive character for the Station Area, buildings should be well-designed and follow the guidelines from the El Camino Real Master Plan. In general, blank ground floor building walls should be avoided while design elements that heighten visibility and transparency are strongly encouraged. - New buildings are strongly encouraged to be constructed on existing surface parking areas that front the street in order to reduce the visual prominence of parking lots. 1 2
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3 - The bookends of the existing parking structure are encouraged to be redesigned as retail uses with at least a 40- foot depth.
Policy TRA-1.1: Integrate and connect the Station Area street system with the surrounding City streets, including tying into the grid system established in Bay Meadows Phase II. Policy TRA-1.2: Provide Station Area streets that support multiple modes of travel, while incorporating the functional typology and design consistent with maintaining adjacent uses. Policy TRA-4.1: New development on properties in the Station Area must develop a Trip Reduction and Parking Management Program, following the recommendations in Appendix A of this Plan, including implementing the required and optional measures for both employers and residential developments. The Hillsdale Shopping Center shall complete such a program, but may make implementation optional for employers that are tenants of the Shopping Center. Policy TRA-4.2: Expand the Transportation Management Association (TMA) formed under the Rail Corridor Plan to include all properties within the Station Area and require that all new development join the TMA. The Hillsdale Shopping Center’s participation in the TMA will consist of optional measures, but it will not be subject to the TMA’s trip reduction goals. Policy TRA-5.1: Link the pedestrian and bicycle circulation system within the Station Area to the existing and planned city-wide and regional pedestrian and bicycle circulation facilities, including connecting to residential areas west of El Camino Real and south of Hillsdale Boulevard. Policy TRA-5.2: Create internal connections within the Station Area that maximize safe and appealing pedestrian-oriented circulation through the incorporation of design elements such as pedestrian-oriented lighting, wide landscaped sidewalks, curb extensions at intersections, and on-street parking to buffer pedestrians from vehicles. Where feasible, as parcels are developed, add through-block pedestrian connections within the internal circulation of larger properties to create a finer-grained circulation pattern west of El Camino Real. Policy TRA-5.3: Promote increased east-west bicycle circulation through the Station Area by supporting the development of new bicycle facilities along 28th Avenue. If feasible, support the development of new bicycle facilities on 31st Avenue, in conjunction with redevelopment of that portion of the Hillsdale Shopping Center. The latter would only be considered feasible if a configuration can be developed that balances auto, bicycle, and pedestrian circulation on 31st Avenue.
Policy TRA-7.6: Conduct an evaluation of the City’s Building Security Code requirement for parking garages serving residential uses to have electrically operated closures separating resident and visitor parking. Examine best practices of other jurisdictions for alternative means that would allow for less restrictive access while still ensuring resident security. Policy INF-1.1: Ensure that private development provides its fair share of funding for necessary improvements to infrastructure in the Station Area.
Policy INF-2.1: Ensure that water supply infrastructure and wastewater infrastructure are developed in advance of new development in the Station Area. Policy INF-2.2: As downstream improvements are constructed with modifications to the railway, capacity should accommodate the potential redevelopment in the Station Area. Facilities should not be sized for a lower capacity than the existing adjacent facilities. Larger sized water lines could be placed in the potential roadway connections at the grade separations if the roadway connection projects are tied to the railway improvements. Policy INF-3.1 Ensure that new development meets or exceeds storm drainage requirements, with a focus on providing green infrastructure solutions for stormwater management. 1 2
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3 Policy INF-3.2 Work with developers and the San Francisco Bay Regional Water Quality Control Board to encourage innovative treatment and detention methods, particularly methods that reduce the need for on-site mitigation.
Policy INF-4.1 Work with City of San Mateo Parks and Recreation as well as regional open space providers to ensure that Station Area residents have access to sufficient park areas, most of which are outside of the Station Area. Access includes bicycle and pedestrian connections that are clear, as well as signage so that residents and visitors know where parks are located. (Page 118) No subdivision map, use permit, design review application, or other entitlements will be issued for development projects in the Station Area until a finding has been made that the proposed project is consistent with this Station Area Plan. (Page 122) Notwithstanding these findings, as redevelopment in the Station Area occurs, the City should continue to monitor the needs and status of local small businesses through its Economic Development and Business Assistance department. o subdivision map, use permit, design review application, or other entitlements will be issued for development projects in the Station Area until a finding has been made that the proposed project is consistent with this Station Area Plan.
EL CAMINO REAL CORRIDOR PLAN
The El Camino Real Corridor Plan was adopted in 2001, and the following policies of Plan may be applicable to the project.
Gen 1.1.2: Side walls that do not front a side street may be without window or door openings, but should not be left "blank" if directly visible from El Camino. Visible side walls should be attractively finished with a considerate choice of materials and or color, or as a location for a special feature such as a mural. The facade treatment should be continued around the corner of the building for a minimum dimension of an expressed structural or architectural bay. Gen 1.1.3: In order to create a visually interesting environment and make interior building space visible to the street, clear glass display windows and entries containing glazing should comprise a minimum of 50% of the ground floor wall area. The use of reflective or dark tinted glass is discouraged, especially at the ground level. For the portion of the facade above the ground floor, glass curtain walls exceeding the width of the structural bays, horizontal ribbon windows and mirrored glass are discouraged.
Gen 1.3.1: In order to provide valuable navigational information when moving along El Camino, at least one customer entry should be directly visible from the street. Gen 1.3.2: Buildings should have storefront entries directly accessible from El Camino Real.
Buildings with the main entry on the side should include architectural elements that make the entry visible from El Camino and include a sidewalk from the street to the entry. Ground floor lighting and displays that effectively draw people into the interior space are strongly encouraged. Corner buildings, including those that front both a public sidewalk and a surface parking area, should have corner features which may include entries, architectural features, etc. (This guideline is especially important for buildings located at theme intersections.) Buildings set 1 2
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3 back from the street edge should provide a pedestrian walkway from the sidewalk on El Camino Real to the entry frontage.
Gen 1.5.3: Parapets should be provided to hide flat roofs and roof mounted equipment. The parapet can be designed, secondarily, as a decorative element or to provide a location for a sign as long as the design is compatible with the architecture of the entire building. Gen 2.1.1: In order to maintain a 10-foot effective sidewalk width along El Camino, buildings less than two stories should be set back from the El Camino property line sufficient to create 10 feet of effective sidewalk width inclusive of the existing width of the public sidewalk (measured from the back-of-curb to the property line). However, if the setback creates a hardship which can be proved by the applicant, the City may mitigate the hardship by reducing the width of the setback.
Gen 2.1.2: Tree wells with ADA compatible metal grates should be consistently located within the effective sidewalk area adjacent to the buildings. Refer to the Streetscape Plan for recommended tree species within the effective sidewalk. Gen 2.1.3: At transit stops, pedestrian amenities as listed in the Streetscape Plan such as transit shelters, benches, lighting and trash receptacles should be provided. When such pedestrian amenities are included within the effective sidewalk width area, a minimum 5-foot wide path of travel measured from the back-of-curb shall be kept unobstructed for pedestrian movement. Gen 2.2.1: Buildings above two stories should be set back 10 feet from property line along El Camino Real.
Gen 2.2.2: The 10 ft. effective sidewalk width consistent with Gen 2.1.1 - Gen 2.2.3 should be provided along the El Camino Real frontage.
Gen 2.2.3: For buildings over two stories, the 10-foot setback from the property line extends beyond the minimum 10-foot effective sidewalk width. This required setback beyond the 10- foot effective sidewalk width should be landscaped in a manner consistent with the project and the landscape treatment adopted by the Streetscape Plan. Areas adjacent to building entries and display windows should be designed predominantly as a hardscape area for gathering and outdoor commercial activity with accent planters, raised beds, benches and/or other types of pedestrian amenities.
Gen 2.4.1: Setbacks for surface parking lots and parking structures must create both an effective sidewalk width of 10 feet and a required 6 foot landscape setback (per Zoning Ordinance) behind the 10’ effective sidewalk. However, if the 6’ landscape setback creates a hardship (which can be proved by the applicant), the City may mitigate the hardship by reducing the width of the parking landscape setback.
Gen 2.4.2: The 6-foot landscape setback for surface parking areas should be planted with species compatible with the Streetscape Plan to provide a strong visual edge along the street. A low wall at a height convenient for sitting, trellises, and low growing shrubs (max. 24 inches in height) can also provide a very effective way to screen the lower portion of parked cars from the 1 2
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3 sidewalk. Access between surface parking areas and the public sidewalk should be provided at regular intervals along the parking frontage.
Gen 2.5.1: A minimum of 50% of the total property line frontage on El Camino should be occupied by buildings located along the setback line. The building may only be set behind the setback line if the additional setback provides a public amenity such as a wider sidewalk, outdoor seating or outdoor dining, etc. If a building is to be set back beyond the recommended dimension, it is recommended that the setback not exceed 20 feet along El Camino, in order to create a comfortable pedestrian environment. It is recommended that building frontage at the setback line be contiguous, although the individual building facades may be articulated. Gen 2.5.2: For corner parcels, the building should continue at the side street setback line for a minimum of 50% of property frontage. In the case of shallow parcels, the 50% building frontage requirement may be reduced to accommodate necessary parking access from the side street. Gen 3.1.2: Buildings taller than two stories should step back above the second story to provide sculpting of the overall form as viewed from the street. Gen 3.2.3: Buildings should generally be oriented parallel to the El Camino right-of-way. The building facade may be angled, if it creates an opportunity for usable public space and/or enhances the building design.
Gen 4.1.1: Surface parking area, including driveways, should not occupy more than 50% of a property frontage along El Camino.
Gen 4.4.1: Open parking areas should have a 6’ landscape buffer along street frontages and adjacent residential areas. At least 10 percent of open parking areas should be landscaped with islands of minimum 5’ width be provided after every 10 parking spaces. Lots should have one tree planted for every three parking spaces, not including the street trees within the effective sidewalk. Planting areas should be protected from common vehicular traffic with a six-inch concrete curb.
Gen 4.4.2: Tree species should be compatible with the list of recommended sidewalk tree trees in the Streetscape Plan.
Gen 4.4.3: Ground level landscaping within surface parking areas should be less than 18-24 inches to allow sight lines for vehicular and pedestrian safety. Gen 5.1.3: Multi-tenant buildings shall have a coordinated sign program. All signs within a single development shall have coordinated design placement and fabrication concept as part of a “Planned Signing District” and architectural review process. Individual tenant signs may be located on individual storefronts, over display windows and at entries and generally should be part of a master sign program for the entire building/complex. These sign elements may include projecting ("fin") signs, awning located signs, or, smaller, surface mounted signs. Painted and placard window signs are allowed such that they do not exceed a maximum of 25% coverage of the glazing and are compatible with the colors and materials of the building. Signs located within 1 2
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3 windows should be located at the lower portion of the window to allow visibility into the businesses.
Gen 5.2.1: Monument signs are the preferred sign type for businesses, which have driveway entrances along El Camino. The signs are encouraged to be low profile so they do not block sight lines for vehicles entering and exiting parking areas. The height of monument signs should be limited to 5 feet to allow pedestrians to see over the sign to the building. Monument signs should have architectural features consistent with the building and should not be internally illuminated.
Gen 5.2.4: Signs can be located on the window glazing, but should be limited to 25% of the window area and should be compatible with the colors and materials of the building. Sign boards located in window display areas should be included in the 25% maximum. The preferred location for store hours is on the entry door as opposed to the display windows. Gen 5.2.5: The use of awnings for primary signage is discouraged. If a sign is to be located on an awning, it should be restricted to no more than 25% of the fabric area of the awning. Awning signs are considered more appropriate on the vertical portion, or “flap.” Signage on the sloped area is difficult to read, and should be limited to graphic images or logos as opposed to words. Gen 5.2.6: At present, the zoning ordinance (25.20-4) permits freestanding signs in C and M districts of a maximum size of 40 square feet on lots up to 50 feet in width to a height not to exceed 15 feet, with all signs over 8 feet requiring approval of a Site Plan and Architectural Review. Lots over 50 feet in width are permitted an additional sign area of 0.35 sq. ft/1 ft of frontage to a maximum size of 75 square feet and additional height of 0.1 ft/1 ft. of frontage to a maximum height of 25 feet.
TI-4: Where buildings are on a corner lot, the 10-foot effective sidewalk setback (GEN-2.1.1) should continue around the corner to the rear property line of the side street frontage.
However, if the setback creates a hardship (which can be proved by the applicant), the City may mitigate the hardship by reducing the width of the setback. Buildings at theme intersections are encouraged to provide a corner setback in addition to the effective sidewalk width. The setback area should be predominately hardscape with amenities such as attractive window displays, seating, shade and special lighting.
ECR 4-1: Buildings within Hillsdale Shopping Center do not need to be located such that 50% of the building facades lie along the setback line.
ECR 4-2: Well-designed surface parking lots and parking structures can occupy more than 50% of the setback frontage.
ECR 4-3: Recognizing that Hillsdale is a regional shopping center that relies on automobile access, and has a landscaping buffer along El Camino Real, the 10-foot effective sidewalk width may be reduced. However, the ADA minimum of a 5’ unobstructed path of movement should be maintained at all times.
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3 ZONING ORDINANCE (MUNICIPAL CODE TITLE 27)
The following Code sections are related to the Hillsdale Station Area Plan. SMMC Chapter 27.92 – Hillsdale Station Area Plan codifies development standards for Hillsdale Station Area Plan and outlines the relationships to other laws. Specifically, it states that “in the event of a conflict between the terms, conditions, requirements, or policies of the Hillsdale Station Area Plan and the San Mateo City Zoning Code, the Hillsdale Station Area Plan shall govern.” Zoning Ordinance identifies the permitted uses and special uses in Hillsdale Station Area Plan area shall follow the applicable zoning districts’ standards.
However, the eastern half of the site along El Camino Real is designated as Mixed-Use High and the western half of the site is designated as Mixed-Use Medium II in General Plan 2040, while corresponding zoning district and development standards have not yet established. Therefore, the uses, densities, intensities and height specified in the General Plan shall control, pursuant to SMMC Section 27.02.220.
SMMC Section 27.60.180(e) - Q5 Overlay District identifies the development standards and procedures for Hillsdale Mall area. Hillsdale main shopping site is identified as Sub-Area B and Sub-Area C. When 75% or more demolition or redevelopment of structures (including parking structures) occurs in any sub-areas, a comprehensive master plan for such sub-areas in consistent with the El Camino Real Master Plan and Hillsdale Station Area Plan is required. The development is required to meet the findings in Zoning Ordinance.