Hillsdale Reimagined Study Session

Hillsdale Mall Redevelopment Application — Informational

City Council received an overview of the Hillsdale Mall Redevelopment – a 32-acre Mixed-Use Housing Development Project​ (PA-2025-052) to be constructed at the current Hillsdale Shopping Center site. This included a presentation from the applicant, HSC Property Owner, LLC.  The City Council received public comments and provided early feedback and direction to the applicant and City staff.

Staff presented several high-priority discussion topics for Council to consider:

• Project Timeline and Phasing

• Regional Shopping Center Designation and Community-Serving Commercial Services

• Pedestrian Connection to Hillsdale Caltrain Station

• Off-Street Parking

• Traffic and Circulation

• Site and Architectural Design Standards

• Environmental Review

Council asked the applicant questions regarding land use and site flexibility, and discussed the balance between housing, office, and retail uses. Additionally, Council inquired about increasing the affordable housing units, the project’s fiscal impact to the City’s revenue and emergency response services, grocery and retail feasibility, and the general scaling between the proposed structures and the existing neighborhood. Council encouraged careful consideration of potential impacts construction may have on parking, traffic, and quality of life for nearby residents.

Council also asked the applicant to further explore other public improvements such as strengthening the connection between the site and the Caltrain Station, improvements to the El Camino Real and 31st Ave intersection, enhancements to bike and pedestrian infrastructure in the area, and beautification and walkability of El Camino Real, as well as amenities such as on-site childcare and open space for City-led events. The Council inquired about engaging local building unions and apprenticeship programs. 

The applicant shared a preliminary phasing plan, and Council emphasized the importance of phasing the construction of the residential components proportionally and concurrently with the nonresidential portions of the site. The Council members acknowledged the project will be a change to the area and urged the applicant to consider the highest quality of design.

Next Steps:

• Revise based on City Council and public input​

• Completeness determination​

• Revisions to establish consistency with local plans and codes​

• Environmental Review with technical studies​

• Planning Commission public hearings ​

• City Council public hearings and decision

On Nov. 17 the Planning Division issued a 485-page incomplete letter for the Hillsdale Mall Redevelopment project, as required by law, that details staff’s evaluation of the redevelopment application and areas that still require further information. A team of eight planners led the review effort, working collaboratively with the Building and Housing Divisions in CDD, the Land Development and Transportation Divisions in Public Works, SMC Fire staff, Parks and Recreation staff and the City Attorney's Office. 

You can read all the relevant documents and watch the session here. The presentation begins at approximately Minute 33.

Hillsdale Reimagined will be the spotlight topic of my Community Coffee this Sunday (see details at the end of this newsletter).  Feel free to bring your questions.  I will take them back to the project team as input to their work.  This is the largest development project in San Mateo.  It will take many years to complete and the outcome will affect our entire County and beyond. Everyone involved, from the developers to City staff to the community, wants this important project to be a success that will drive future economic growth while increasing housing availability and integrating well into and enhancing our existing neighborhoods.