Tuesday, August 9, 2016
Thursday, March 10, 2016
Why 5 Stories on 1 Acre is Unreasonable
Hillsdale Terraces proposed five stories and 74 units on one acre would be an unprecedented increase in residential density for our area. Only downtown towers have more. San Mateans rely on their city planners and city council to balance the quality of life of their citizens with the opportunities for developers. Please speak up for your community when the next planning commission meeting is announced.
Scale, parking competition and traffic generation will be far greater than what has been historically acceptable or even current practice in local planning. Here is a survey of what has been approved for local multi-unit housing density. It is all less dense and more community-friendly than the proposal.
Bay Meadows is only 3 and 4 Stories
Bay Meadows has two multi-acres multi-unit residential segments. Both have much less than half the density of the proposed development. Like the Hillsdale Terraces "transit-oriented" project, they are also by the train station and El Camino.
Belmont A comparable project - showing how it should be done!
Our Local "High Rise"- is only 5 stories!
Some neighbors have thought that we already have an old towering high-rise in the neighborhood that has even more stories. It just seems like that - it is what five stories feels like, but it does not generate the traffic and parking issues of Hillsdale Terraces. When you drive by, note that the parking lot always has empty spaces.
This is the building; it is at 2555 Flores Street, just off 25th Avenue.
Nothing Else Like it on Our 10 Miles of El Camino
There are zero 5-story residential structures that abut the sidewalk for the ten mile stretch of El Camino that is centered on the Hillsdale Terraces site. Other tall structures either have significant setbacks from El Camino or upper floors are recessed many feet (both impossible with the Hillsdale Terraces' shallow lot).
Six miles north on El Camino is a 5-story project by the same developer. It is separated from El Camino plantings, a frontage road, and street parking.
Similar height projects always have street setbacks, upper floor setbacks, and planting barrier amenities. They are also on much larger acreage.
What About Those Big Downtown High-Rises?
Our city considered their impact and required significant setbacks from El Camino and attractive plantings.
Hillsdale Terraces' proposal has neither. We deserve better!
This is the Versailles condominium complex at the corner of Crystal Springs Road and El Camino Real, in downtown, across from the Mills Health Center.
Scale, parking competition and traffic generation will be far greater than what has been historically acceptable or even current practice in local planning. Here is a survey of what has been approved for local multi-unit housing density. It is all less dense and more community-friendly than the proposal.
Bay Meadows is only 3 and 4 Stories
 |
| Bay Meadows - Typical View |
Belmont A comparable project - showing how it should be done!
 |
| Belmont - 490 El Camino Real |
- This project at 490 El Camino is transit-oriented, but with 1/2 the density.
- It replaces the Belmont Exec. Center and the 7-Eleven on the corner of Davey Glen Road.
- Intersection traffic is mitigated by direct parking access from El Camino
- It's 73 units on 2 acres, not 74 on 1 acre
- On March 9, Belmont even approved a new one-acre park near behind the development
- See http://www.belmont.gov/Home/Components/FacilityDirectory/FacilityDirectory/248/664 for details on the housing.
Our Local "High Rise"- is only 5 stories!
 |
| 2555 Flores Street |
Some neighbors have thought that we already have an old towering high-rise in the neighborhood that has even more stories. It just seems like that - it is what five stories feels like, but it does not generate the traffic and parking issues of Hillsdale Terraces. When you drive by, note that the parking lot always has empty spaces.
This is the building; it is at 2555 Flores Street, just off 25th Avenue.
Nothing Else Like it on Our 10 Miles of El Camino
There are zero 5-story residential structures that abut the sidewalk for the ten mile stretch of El Camino that is centered on the Hillsdale Terraces site. Other tall structures either have significant setbacks from El Camino or upper floors are recessed many feet (both impossible with the Hillsdale Terraces' shallow lot).
 |
| 159 El Camino, Millbrae |
Similar height projects always have street setbacks, upper floor setbacks, and planting barrier amenities. They are also on much larger acreage.
What About Those Big Downtown High-Rises?
 |
| Versailles - ECR and Crystal Springs Rd |
Our city considered their impact and required significant setbacks from El Camino and attractive plantings.
Hillsdale Terraces' proposal has neither. We deserve better!
This is the Versailles condominium complex at the corner of Crystal Springs Road and El Camino Real, in downtown, across from the Mills Health Center.
Friday, February 12, 2016
Feb 10 Developer-Neighbor Meeting Summary
Thanks to Sean O'Hara who posted this on Nextdoor (with minor edits by me):
On Wed., Feb. 10, a few neighbors gathered together at Luceti’s Restaurant to hear a presentation hosted by John M Ward & Associates regarding the Hillsdale Terraces Development. The proposed 5 story building, to be located between 27th and 28th Avenue on El Camino, had been updated with feedback from their previous 2014 proposal and with the latest city zoning codes.
The take away was that the city planning guidelines are encouraging higher density residency near transit locations. This particular development is a product of three general city plans;
Although the design of the building may appear pleasing, the occupancy density and location threatens to increase gridlock on the El Camino, strains neighboring streets with overflow traffic, exacerbates parking issues and redefines the El Camino with towering city scape.
I think we need help the city of San Mateo re-examine their zoning limits especially in light of the gridlock on the state owned highway El Camino. It is also interesting that the San Mateo's TOD (Transportation-Oriented Development) initiative invites aggressive growth. However, we see the new Bay Meadows project doesn't try to maximize their residential density. Starting from scratch The Bay Meadows neighborhood housing does not exceed 3 stories. Why should an existing layout west of El Camino be expected to support even higher occupancy? The Hillsdale Terraces are squeezing 74 residential units within a 5 story, 1 acre property.
In a neighborhood that already struggles with roads that barely support 2 way traffic, does it makes sense to stress the current infrastructure? Are we to expect the neighborhood between Alameda and El Camino to be redeveloped into skyscraper real estate?
The public hearing for this development will be around March. Where do you stand?
On Wed., Feb. 10, a few neighbors gathered together at Luceti’s Restaurant to hear a presentation hosted by John M Ward & Associates regarding the Hillsdale Terraces Development. The proposed 5 story building, to be located between 27th and 28th Avenue on El Camino, had been updated with feedback from their previous 2014 proposal and with the latest city zoning codes.
The take away was that the city planning guidelines are encouraging higher density residency near transit locations. This particular development is a product of three general city plans;
- El Camino Master Plan (initiated in 2001),
- San Mateo Rail Corridor Plan (initiated in 2003) and the
- Hillsdale Station Area Plan (initiated in 2011).
Although the design of the building may appear pleasing, the occupancy density and location threatens to increase gridlock on the El Camino, strains neighboring streets with overflow traffic, exacerbates parking issues and redefines the El Camino with towering city scape.
I think we need help the city of San Mateo re-examine their zoning limits especially in light of the gridlock on the state owned highway El Camino. It is also interesting that the San Mateo's TOD (Transportation-Oriented Development) initiative invites aggressive growth. However, we see the new Bay Meadows project doesn't try to maximize their residential density. Starting from scratch The Bay Meadows neighborhood housing does not exceed 3 stories. Why should an existing layout west of El Camino be expected to support even higher occupancy? The Hillsdale Terraces are squeezing 74 residential units within a 5 story, 1 acre property.
In a neighborhood that already struggles with roads that barely support 2 way traffic, does it makes sense to stress the current infrastructure? Are we to expect the neighborhood between Alameda and El Camino to be redeveloped into skyscraper real estate?
The public hearing for this development will be around March. Where do you stand?
Thursday, February 11, 2016
Belmont Approves Similar Project: 1/2 the Denisty!
Belmont just approved a similar project, but with half the density!
Belmont just approved a project similar to the Hillsdale Terraces proposal, but with half the density! It has 73 units on two acres; Hillsdale Terraces wants 74 units on one acre. The Belmont project is 4 stories high, not 5 stories. Like Hillsdale Terraces, it is also mixed-use, on El Camino, and it is only a 9 minute walk to the train station.
Please tell the city that its neighbor, Belmont was able to deliver a reasonable housing solution for its citizens, not one that is the densest yet, overloading our infrastructure. The San Mateo Planning Commission meeting for Hillsdale Terraces is not yet scheduled, but we will notify you here when it is.
Here is a link to the San Mateo Daily Journal more details on the Belmont project at 490 El Camino:
http://www.smdailyjournal.com/articles/lnews/2016-02-11/belmont-approves-73-unit-housing-project-affordability-crisis-remains-council-negotiates-tradeoffs/1776425158307.html
Belmont just approved a project similar to the Hillsdale Terraces proposal, but with half the density! It has 73 units on two acres; Hillsdale Terraces wants 74 units on one acre. The Belmont project is 4 stories high, not 5 stories. Like Hillsdale Terraces, it is also mixed-use, on El Camino, and it is only a 9 minute walk to the train station.
Please tell the city that its neighbor, Belmont was able to deliver a reasonable housing solution for its citizens, not one that is the densest yet, overloading our infrastructure. The San Mateo Planning Commission meeting for Hillsdale Terraces is not yet scheduled, but we will notify you here when it is.
Here is a link to the San Mateo Daily Journal more details on the Belmont project at 490 El Camino:
http://www.smdailyjournal.com/articles/lnews/2016-02-11/belmont-approves-73-unit-housing-project-affordability-crisis-remains-council-negotiates-tradeoffs/1776425158307.html
Monday, February 1, 2016
OVERVIEW: What are your concerns?
Feb. 10 meeting
We are a group of neighbors who want to know and share concerns about the proposed 74-unit development planned between 27th and 28th Avenue.
Luceti's Restaurant, 109 W. 25th Avenue, at 7:30 p.m., Wednesday, February 10th.
Share your question or concerns
RSVP SO THE DEVELOPER CAN PLAN SEATING AND FOOD
Use either method to RSVP or share your concerns::
- Click on "Comments" below, or
- Call or text 650 532-3527
NOTE: This link: Comparison of Hillsdale Terraces 2014 and 2016 Proposals replaces the former post.
Neighbors’ Concerns
Some Concerns Already Identified
An earlier version of the project was proposed in 2014. These issues were raised.
PARKING
1.2 spaces planned per unit
POPULATION DENSITY
CROSS TRAFFIC
Access to and from El Camino will cause cross traffic on both 27th and 28th Avenues, because there are exits and entrances on both streets. If there was entrance-only on 28th Avenue and exit-only on 27th Avenue, cross traffic to and from El Camino would be eliminated.
EMERGENCY RESPONSE DELAYS
There is a fire station on 27th Avenue.
APPEARANCE
5 STORY BUILDING HEIGHT
The exterior wall exceeds five stories to accommodate roof deck railing and other elements.
GROUND FLOOR BUSINESSES
PUBLIC AMENITIES
Public space and public art may be required by the City of San Mateo.
PEDESTRIAN CROSS WALK
BUILDING SCHEDULE
Other Resources
Comparison of Hillsdale Terraces 2014 and 2016 Proposals
Project Information from City of San Mateo
Project Information from City of San Mateo
- Overview http://www.cityofsanmateo.org/index.aspx?nid=3016
- Project plan (PDF) http://www.cityofsanmateo.org/DocumentCenter/View/48160
Developer's Flyer - January, 2016
Transit Oriented Development (TOD) page from State of California
Neighbors' Flyer (Distributed door-to-door)
About this blog: Who What Where
WHO
This site has been set up by a group of neighbors to help highlight key concerns and questions regarding this development.
WHAT
Hillsdale Terraces is a high density mixed use building proposal targeting Silicon Valley professionals with access to public transit. It may qualify as a California “Transit Oriented Development” with guidelines for reduced parking per unit (such as 1.2 spaces), increased housing density, low income units, minimum floor area, etc.
WHERE
Development is proposed for west side of El Camino between 27th and 28th Avenue.
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