Category Archives: New Development

KFC Site Development Proposal Update

The Planning Commission meeting on Tuesday, July 10th at 7:30pm will include a Study Session on Windy Hill’s 406 E 3rd Ave development application. This involves the area between Claremont and part of 3rd, including the area where the KFC restaurant is today. Whether you missed the neighborhood meeting last month in the library, or just want to see the next step in the process, the commission meeting will be a good opportunity to learn more and share your input. (Read the Project Application Materials Online).

The following Neighborhood Meeting Notes were taken by Adam Loraine, Secretary of HANCSM, to share with HANCSM members.

Notes from Neighborhood Meeting with Windy Hill Property Ventures
Re: Proposed Project at 406 E 3rd Ave and 304, 306, 308, 310 & 314 S Claremont St
San Mateo Main Public Library, Monday, June 11, 2018

  • About 23 in attendance, including Brittni Barron (Associate Planner, City of San Mateo) and Michael Field (project lead, Windy Hill Property Ventures)

The below are notes taken from Michael’s presentation:

  • Windy Hill’s other projects in San Mateo:
    • 2 E 3rd Ave (tenants include Motif and SoulCycle)
    • The “Endo development” on 4th Ave between Claremont & Railroad
      • This project is directly adjacent to the “Endo development” and will connect with it in some ways
    • This proposed project will be mixed-use:
      • Office density: “about 1 person for every 250 sq. ft. (about 432 employees could work in the building)
      • Claims it’s not possible for startups to (want to) use this building, that it would be too tough for them to use it (sorry, my notes on exactly why are unclear here. I believe the reasoning had something to do with the age and design of the neighboring infrastructure (electrical and otherwise) making this not conducive to packing in more employees than the target office density above)
      • 108,000 square feet of office space (spread across three floors)

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Community Meeting Monday, 6/11: New Development at KFC site

You are invited to attend a Neighborhood Meeting with Windy Hill Property Ventures to discuss a development project proposal. City staff also will be in attendance at the Neighborhood Meeting to answer questions. The issues raised at the Neighborhood Meeting will be forwarded to the Commission for consideration at their study session.

Date: Monday, June 11, 2018
Time: 7:00-8:00pm
Location: Cedar Room, San Mateo Main Library

Document

Background: A formal preliminary planning application “pre-app” has been submitted to demolish the existing Kentucky Fried Chicken restaurant (406 E 3rd Ave.), and three buildings containing industrial and auto repair uses (304, 306, 308, 310 and 314 S. Claremont), and construct an approximately 121,035-square-foot, four-story, office and residential building with two levels of below grade parking located at the northern corner of 3rd Avenue and Claremont Street. The proposal includes three floors of office space of approximately 101,249 square-feet, and 23 residential units (16 studio units and 7 one-bedroom units) on the fourth floor shared with 4,234 square-feet of office space.

References:
www.cityofsanmateo.org/whatshappening
Notice of Formal Neighborhood Meeting 6-1-18
Pre-Application Plans – March 14, 2018

Downtown Project – Choose between 2 developers this Mon, April 16th

Background: The City owns two properties in Downtown San Mateo, 480 E. 4th Avenue and 400 E. 5th Avenue, which were originally purchased by the City of San Mateo Redevelopment Agency. The sites are currently surface public parking lots and jointly contain 235 parking spaces. The 400 E. 5th Avenue site also houses the Worker Resource Center. As part of the redevelopment dissolution process, the State approved the transfer of the sites to the City in March 2015 with the requirement that the City use these sites for development. As a result, the City is required to seek development proposals for the sites and to enter into a compensation agreement with the other taxing entities in San Mateo County to distribute the proceeds from the disposition of the sites (be it land sale proceeds or ground lease revenues). (Reference: Downtown Opportunity Site RFP)

Community Input Requested: On Monday, April 16th, the San Mateo City Council will decide between two developers that were selected by Staff: MidPen Housing and Raintree Investments. Please review the Administrative Report with Staff Recommendation and related RFP and materials. Contact the City Council to share your input by Monday, April 16th!

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What is the fuss about Measure P?

Today The Daily Journal published two opposing views on Measure P.

Housing-red

On December 15th, 2004 San Mateo City voters approved Measure P (17,151 / 68.7% Yes votes and 7,826 / 31.3% No votes) below is summary of the impartial analysis of measure that was published on SmartVoter.org.

Measure P extended the allowable height and density standards for new developments in the City of San Mateo that were established by Measure H in 1991. Measure P expires in 2020.

Background on Measure H: In 1991, San Mateo voters enacted Measure H, an initiative amending the City’s general plan. Measure H changed standards concerning allowable height and density for development and added requirements for affordable housing in new residential projects.

  • Measure H reduced allowable heights for commercial and multi-family residential structures. Before Measure H, buildings as high as 120 feet were allowed. Measure H established a 55 foot height limit for most areas zoned for commercial and multi-family projects. Measure H allows buildings up to 75 feet in certain areas with the provision of special “public benefits.”
  • Measure H reduced allowable building density. The prior general plan allowed for floor area ratios in the Downtown up to 8.0 and for multi-family densities up to 124 units per acre. Measure H reduced maximum Downtown ratio to 3.0 and reduced maximum multi-family density to 50 units per acre. Measure H allows for densities up to 75 units per acre in limited acres with special public benefits.
  • Measure H required residential projects with more than 10 units to restrict 10% of the units for affordable housing.

Summary of Measure P:

  • Measure P clarified issues that have arisen in implementing Measure H. After Measure H was adopted, the question arose as to whether the height map described in the measure would prevent the City Council from changing a property’s planned land use to a land use that would allow a range of heights greater than those designated on the map. The City’s past practice has been to allow such changes. Measure P would sanction this past practice if certain findings supporting the reclassification are made. Another clarification authorized the City Council to establish an inclusionary requirement higher than the current 10%, and to authorize the Council to establish a requirement that developers pay a fee in lieu of units for fractional affordable unit requirements.
  • Measure P made limited modifications to the policies established in Measure H. For example, Measure H limited remodels at the Hillsdale Shopping Center to 55 feet, even though some existing buildings are 60 feet high. Measure P authorized building heights up to 60 feet at the center. Measure P also authorized the City Council to establish new land use classifications in the general plan but limited the building heights in such areas to no more than 55 feet.

(Full text is available: Impartial Analysis from Shawn M. Mason, City Attorney – City of San Mateo:

Upcoming City meetings

Friday, November 3rd – KFC Neighborhood Meeting for proposed interior and exterior upgrades.  6:00 – 8:00 PM at KFC (406 E. Third Avenue).

Monday, December 11th – San Mateo Planning Commission Public Hearing (public comments, discussion, and a vote) on the Bay Meadows Phase Two affordable housing proposal.  7:30 PM at City Hall Council Chambers.

Early 2018, date to be determined – San Mateo City Council to hear the Appeal to the Planning Commission’s Denial of 4 W. Santa Inez Condominiums (10 units).

Development Proposal: 1026 N Humboldt St

Property Address: 1026 N Humboldt St, San Mateo

Notice of neighborhood meeting with Michael Zheng to discuss a second story addition and residential remodel to an existing 2,251 SF (2BD/2BA) home. The proposed two story 2,091 SF Transitional Style home will have 5 Bedrooms and 4.5 Baths. Also included in this proposal is a new 2,417 SF Second unit at the rear of the property also with 5 Bedrooms and 4.5 Baths.

Prior to formal submittal of a planning application, all comments should be directed to the applicant. Please contact Eric Nyhus at Nyhus Design Group at eric@nyhusdesign.com or (650) 242-1553.

Reference Materials: 1026 North Humboldt