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7 CITY OF SAN MATEO
DRAFT RESOLUTION
APPROVING AN AMENDMENT TO THE STATION PARK GREEN SPECIFIC PLAN AND STATION PARK GREEN DESIGN GUIDELINES (PA-2025-048) TO REDUCE THE AMOUNT OF REQUIRED RETAIL SPACE AND INCREASE THE AMOUNT OF REQUIRED OFFICE SPACE AT 430 STATION PARK CIRCLE (APN 035-200-180 AND 035-200-060) WHEREAS, on January 18, 2011, the City Council approved Planning Application (PA) 2007-030 for a Specific Plan, Design Guidelines, and Development Agreement to allow for the construction of 599 residential units, 10,000 to 45,000 square feet of office uses, and 25,000 to 60,000 square feet of retail uses within the Hayward Park Station Transit Oriented Development (TOD) Area in the San Mateo Rail Corridor Transit Oriented Development Plan at 430 Station Park Circle (APN 035-200-180 and 035-200-060); and WHEREAS, on February 2, 2015, the City Council approved PA 2014-055 for a Specific Plan amendment, amendments to the Design Guidelines, a Site Plan and Architectural Review for a mixed-use development, site development approval, a vesting tentative parcel map, and an Addendum to the Original Mitigated Negative Declaration; and
WHEREAS, the Specific Plan and Design Guidelines amendments required a minimum of 25,000 square feet for retail/service/restaurant uses and a maximum of 15,000 square feet for office uses; and WHEREAS, the site is currently developed with four five-story buildings, with Building MU-1 containing residential, commercial, and retail uses; and
WHEREAS, in recent years the property owner has been unsuccessful in finding and maintaining retail tenants at this location; and
WHEREAS, on May 29, 2025, the applicant submitted PA 2025-048 to change the Specific Plan and Design Guidelines to decrease retail space (from 25,034 square feet to 3,000 square feet), increase office space (from 7,991 square feet to 30,000 square feet), and increase of amenity space (from 3,031 square feet to 3,122 square feet); while not modifying the overall structure square footage, height, setbacks, lot size, or parking of Building MU-1; and
WHEREAS, the Project is consistent with the applicable policies of the General Plan and other applicable codes and policies; and
WHEREAS, on October 28, 2025, the Planning Commission held a duly noticed public hearing, at which time the Commission received and considered written and oral evidence, and by a voted unanimously (5-0) to recommend that the City Council approve the amendments to the Station Park Green Specific Plan and Design Guidelines and to approve an Addendum to the Mitigated Negative Declaration pursuant to California Environmental Quality Act sections 15162 and 15164, subject to the Findings for Approval and Conditions of Approval.
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7 NOW, THEREFORE BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY FINDS AND RESOLVES THAT:
1. The City Council finds on the basis of the whole record before it that there is no substantial evidence that the Project will result in any new impacts or increase the severity of any impacts previously identified in the Addendum to the Mitigated Negative Declaration (MND), originally adopted on February 2, 2015. An Addendum is appropriate because the Project will not result in any significant effects not discussed in the prior MND. There are no effects previously examined that will be more severe than what was shown in the prior MND and no previously infeasible or considerably different mitigation measures were found to substantially reduce the significant effects on the environment.
As such, an Addendum is appropriate because none of the changes described in Section 15162 call for a subsequent EIR (Section 15164(a)) and only minor technical changes are necessary (Section 15164(b)). The City has prepared this Addendum to address the environmental effects of the Project compared to both the previously approved and original projects. Based upon this substantial evidence, the Project will not result in a substantial change to the conclusions and analysis in the MND.
2. The City Council approves the project based on findings and subject to the conditions of approval attached hereto as Exhibit A and incorporated by reference is upheld.
3. The Station Park Green Specific Plan and Design Guidelines (PA-2025-048) is approved based on the analysis of the Project as a whole and substantial evidence in the record and based upon the findings and conditions of approval included in Exhibit A, attached hereto and incorporated by reference.
4. The project conforms to the following Land Use Policies and Community Design and Historic Resources Policies of the City’s General Plan 2040:
a.Policy LU 3.2 Commercial Development. Encourage development that builds on the strengths and unique qualities of existing neighborhoods and provides appropriate transition in terms of intensity of use, height, bulk, and design. Require commercial development adjacent to residential areas to appropriately address circulation, traffic, truck loading, trash/recycling, noise, visual impacts, public safety, hazardous materials storage, fire safety, air pollutant emissions, and odors in a way that minimizes impacts on neighboring uses. b.Policy LU 3.10 Office Park Evolution. Support the transition of single-use office parks into mixed- use districts that include residential, retail, office, services, and/or parks and open space. Within an office site that is redeveloping as mixed-use, locate offices and commercial space closest to high-volume roadways and locate new residential uses and outdoor spaces as far as possible from high-volume roadways.
c.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).
d.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 1 2
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7 uses, windows, plantings, and awnings, using high-quality construction materials, and including human-scale details and architectural features.
The project conforms to these policies in that the proposed office spaces is within an existing structure, does not increase negative impacts to adjacent residential uses, and is located next to busy roadways. The offices are located within a half-mile of the Hayward Park Caltrain station, and the development already provides sufficient vehicle and bicycle parking for employees. The proposed modifications to the public plazas will enhance pedestrian activity on the site. The project is located in the San Mateo TOD zoning district and Mixed-Use Medium II area per the General Plan’s Land Use Plan and is consistent with the applicable subdivision and zoning code standards, including minimum lot sizes, building height, and floor area ratio, as outlined in the findings above. In addition to the new conditions placed upon the application, all other conditions in the prior Planning Application remain in effect.
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CITY OF SAN MATEO PLANNING APPLICATION
CONDITIONS OF APPROVAL
PA-2025-048, 430 STATION PARK CIR., SPECIFIC PLAN AMENDMENT 430 STATION PARK CIR, SAN MATEO, 94402-2650 CA
PARCEL # 035-200-220
APPROVED BY THE CITY COUNCIL ON __, 2025
The following conditions of approval apply to the project referenced above. The conditions of approval are grouped under specific headings that relate to the timing of required compliance.
Additional language within a condition may further define the timing of required compliance.
The following conditions shall be satisfied prior to issuance of any BUILDING PERMITS, or prior to the deadline specified in that condition.
Planning Division (PA)
1 ACTIVE CORNER – The applicant shall submit a plan to enhance the corner plaza as an active space for pedestrians and visitors. The plan shall provide details that shows how the site will engage with the adjacent building and surrounding neighborhood, and include elevations showing the interaction between the modified walls, windows and doors adjacent to the plaza. The plaza design is subject to review and approval by Planning staff as part of the building permit.
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COMMUNITY ROOM – The Applicant shall develop, operate, and maintain a community space of at least 3,000 square feet that is available to the City community free of charge by reservation and subject to availability. The Community Room shall meet the requirements listed in the Condition of Approval from PA-2014-055 (Condition 57.d), include signage that meets the standards in the Station Park Green Storefront Guidelines, and maintain a reservation/booking system to support community access consistent with City requirements. The Community Room design is subject to review and approval by Planning staff as part of the building permit.
BUILDING MU-1 GROUND FLOOR USES – The ground floor of the MU-1 Building is approved for 40,794 square feet of non-residential space. A minimum of 3,000 square feet of this ground floor area shall be limited to retail uses and 3,000 square feet for the Community Room. The remaining 34,794 square feet of floor area can be used for retail and/or office uses.
4 RETAIL SPACES – In Building MU-1, Suites A, I and J are identified for retail uses, and shall be improved and occupied as outlined in this condition and in the “Use of Spaces” document contained in Attachment 2:
a. Suites I and J – These spaces can be occupied by retail, restaurant and/or commercial uses. To support the viability of these spaces for business occupancy, the owner shall Exhibit A
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7 contribute to the tenant improvements and provide lease enhancements, including reduced rent, as outlined in the “Use of Spaces” document. b. Suite A – This space can be occupied by retail, restaurant, commercial and/or non- profit office uses. To support the viability of these spaces for business occupancy, the owner shall contribute to the tenant improvements and provide lease enhancements, including reduced rent, as outlined in the “Use of Spaces” document. c. For all three spaces, the applicant shall pre-wire the exterior storefront canopies to support exterior commercial signage.
5 COMMUNITY BENEFITS – As stated in the letter to the Planning Commission dated September 26, 2025, the owner will voluntarily contribute $50,000 as a community benefit toward upgrades and improvements to nearby neighborhood parks (Concar Park and Sunnybrae Park). The use and dispersion of the funds shall be administered by the San Mateo Parks and Recreation Department.
Building Division (PA)
6 APPLICABLE BUILDING STANDARDS AND LOCAL CODES – All building permit plans shall demonstrate compliance with the applicable California Building Standards Codes and local amendments as adopted by the Building Division at the time of filing the building permit application.
6 CALGREEN – The building permit plans shall incorporate the applicable CALGreen Checklist noting the green building measures the project will incorporate in accordance with the California Green Building Standards Code and City of San Mateo Reach Codes subject to the review and approval by the Building Official, or his/her designee. Current City of San Mateo CALGreen checklists are located on Building Division webpage or will be provided by Community Development Department staff, if requested. (BUILDING) 7 WATER CONSERVATION IN LANDSCAPING – The applicant shall submit a completed Water Conservation in Landscaping Screening Form. If the screening form indicates the project is subject to the Water Conservation in Landscaping Ordinance pursuant to Municipal Code Section 23.72.030, additional documentation prescribed by the screening form shall also be included with the site plan. City of San Mateo Water Conservation in Landscaping forms are located on Building Division webpage. The applicant shall submit the required landscape documentation package with building permit application subject to the review and satisfaction of the Building Official, or his/her designee. (BUILDING) The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT.
Building Division (PA)
8 CONSTRUCTION WORK HOURS – Construction shall occur only between the hours of 7:00 a.m. and 7:00 p.m. on Monday through Friday, between 9:00 a.m. and 5:00 p.m. on Saturday, and between 12:00 noon and 4:00 p.m. on Sundays and holidays. These hours do not apply to construction that takes place inside a completely enclosed building and does 1 2
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7 not exceed the exterior ambient noise level as measured 10 feet from the exterior property lines. The applicant shall conform to the construction work hours to control traffic congestion, noise, and dust unless an exemption is granted in accordance with Municipal Code Section 23.06.061. (BUILDING)