Mid and South El Camino Real
40 – 55 Foot Building Height
Design Criteria
City of San Mateo
Draft
November 2015
C ONTENTS
INTRODUCTION .......................................................................................................................................... 1
Other Applicable Plans ........................................................................................................................... 2
DESIGN PRINCIPLES .................................................................................................................................... 7
DESIGN CRITERIA........................................................................................................................................ 9
Adopted by the City of San Mateo City Council
Acknowledgements
Larry Cannon, Cannon Design Group
Ron Munekawa, Chief of Planning
Darcy Forsell, Zoning Administrator
Julia Klein, Senior Planner Advanced Planning
Tricia Schimpp, Contract Senior Planner
INTRODUCTION
Figure 1. Corner articulation adds visual variety and
The City of San Mateo General Plan
relates front and side street facades.
Vision 2030 (adopted in 2010)
establishes maximum permitted
building heights for all parcels of land
within the City. The General Plan
incorporates
voter
adopted
initiatives (Measure H and Measure
P) primarily directed at reducing
maximum heights and densities for
residential and most non-residential
uses, while increasing the City’s
commitment to providing affordable
housing. Measure P extended
Measure H and set forth provisions
to allow height increases along El
Camino Real corridor (see Appendix N of the General Plan Vision 2030 for the full text of
Measure P). The General Plan also incorporates the San Mateo Rail Corridor Transit-Oriented
Development (TOD) Plan which established TOD land use zones in the vicinity of the Hayward
Park and Hillsdale train stations to encourage high density mixed use development in proximity
to the rail corridor.
Most parcels along Mid and South El Camino Real between 9th Avenue and 43rd Avenue at the
City’s southern border are designated for a maximum building height of 40-55 feet. A building
height in excess of 40 feet and up to 55 feet is allowed only for lots over 100 feet in depth.
The Land Use Element of the General Plan divides the community into ten land use planning
areas (see General Plan Figure LU-1). Measure P established findings to allow increased height
along the El Camino Real corridor in three of these planning areas:
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Planning Area 5, Hayward Park
Planning Area 7, Hillsdale
Planning Area 8, Beresford Park
General Plan Policies for each of these Planning Areas allow for building height increase as
follows:
For lots 100 feet deep and less, maximum building height is 40 feet. For lots more than 100 feet
deep, permit heights up to 55 feet for projects which meet the following criteria and are
approved by the City Council:
a. The project provides amenities such as landscaped plazas, covered parking, setbacks
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from the street, setbacks of upper stories, and public improvements substantially in
excess of City requirements;
b. The building has high design quality which is enhanced by additional building height;
c. Increased building heights are visually related to surrounding building heights and
promote the creation of a coherent City image;
d. Increased building heights are compatible with surrounding land uses and will not create
adverse shadow or visual impacts on surrounding residential uses; and
e. The City’s infrastructure is adequate to accommodate the proposed development.
The goal of allowing height flexibility along El Camino Real is to promote a strong pedestrian
environment that is conducive to transit-oriented development and to cohesive urban design
along this major thoroughfare which extends the entire length of the City. The allowance of
increased height recognizes that achievement of this goal may be enhanced on larger parcels
through increased building height balanced by the addition of pedestrian and visual amenities
combined with high quality site development and architectural design. The Design Criteria
presented in this document provide examples and details to promote consistency in the project
review and approval process, and to assist in providing guidance to project applicants in
meeting these criteria. City staff will review the project for adequacy with the City’s
infrastructure to accommodate the proposed development (Item “e “above).
Each applicant must be prepared to explain how its proposed design is consistent with the
overall Design Principles and Design Criteria provided in this document, and so long as the
proposed design is found to be consistent with the overall Design Principles and Design Criteria,
a project may be approved even if one or more specified items or conditions are not satisfied.
O THER A PPLICABLE P LANS
The Design Criteria contained in this document are an extension and refinement of goals,
policies, and standards found within the regulatory context of existing plans and documents.
Although there is no intentional conflict between these Design Criteria and existing plans and
documents, the existing plans and documents take precedence if a conflict were to arise.
In addition to the City’s General Plan and Zoning Code, other plans with policies and design
guidelines applicable to development along El Camino Real are contained within the following
documents:
♦ El Camino Real Master Plan. The master plan divides the street corridor into seven
districts and covers both sides of the El Camino Real corridor between State Route 92
and the City’s southern boundary at the City of Belmont. The document includes a
vision for the corridor, streetscape and land use plans, and design guidelines for
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setbacks, parking, building form, façade design, and signs.
♦ Hillsdale Station Area Plan. The plan includes a vision, land use plan, and urban design
guidelines relating to site development and building design on roughly 150 acres on
both sides of the El Camino Real corridor between 24th and 36th Avenues.
♦ Rail Corridor Transit-Oriented Development Plan. The plan includes objectives, land
use, zoning plans, community character and design guidelines for the development of
transit-oriented development (TOD) within a half-mile radius of the Hillsdale and
Hayward Park Caltrain station areas, including parcels along the El Camino Real corridor
between 16th Avenue and the City’s southern boundary at the City of Belmont.
♦ Multi-Family Design Guidelines. The document includes design guidelines for multifamily site development and building design throughout San Mateo.
♦ Pedestrian Master Plan. The document includes design guidelines for pedestrian
network improvements throughout San Mateo.
♦ Bicycle Master Plan. The document serves as a comprehensive City-wide guide for the
development of bicycle facilities and programs in the City by creating an environment
and programs that support bicycling for transportation and recreation, encourage fewer
trips by car and support active lifestyles. The plan includes recommended network,
signage and pavement marking, spot improvements and bicycle parking improvements
throughout San Mateo.
♦ Sustainable Streets Plan. The plan provides a framework to guide development of a
first-class transportation network for all modes that incorporate green streets and
complete street features to address pollution in and amount of stormwater runoff, and
improve the quality of the public realm. The document includes design guidelines for
improvements to sidewalks, streets, and overall streetscapes throughout San Mateo.
♦ Climate Action Plan (CAP). The CAP provides a framework for San Mateo to reduce
greenhouse gas (GHG) emission while simplifying the review process for new
developments Measures and actions in the CAP which identify the City’s expectations
for new development. City staff will use the CAP to implement the goal of exceeding a
15% reduction in GHG emissions below baseline 2005 levels by 2020 as identified in the
General Plan and Sustainable Initiatives Plan.
♦ Grand Boulevard Initiative. The Grand Boulevard Initiative (GBI) is a collaboration of 19
cities and counties in Santa Clara and San Mateo counties, located along State Route 82
(also known as El Camino Real in San Mateo), and regional agencies, that work together
to foster a regional perspective for changes along and near the El Camino Real corridor.
In 2008, City Council adopted the GBI’s 10 Guiding Principles. The principles serve as a
guide for developments on or near El Camino Real.
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Projects will be reviewed first related to their conformance to the above plans, policies, and
guidelines. The Design Principles and Design Criteria contained within this document will then
be utilized for project applications with parcel depths in excess of 100 feet and seeking a
building height in excess of forty (40) feet to a maximum of fifty five (55) feet.
The illustration on the following page shows those parcels for which the 40 to 55 foot building
height designation may be applicable (provided they meet the more than 100 foot parcel depth
requirement) along with the portions of El Camino Real covered by the other applicable plans
noted above.
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Parcels along El Camino Real designated with a maximum allowable building height of 40’ and
up to 55’, if more than 100’ deep, are shown in black. A larger, more detailed City of San Mateo
Building Height Plan LU-4 is available on the City’s website at www.cityofsanmateo.org.
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DESIGN PRINCIPLES
The following principles have been used as touchstones for the development of the El Camino
Real 40 – 55 Foot Building Height Design Criteria. In the event that the specific criteria do not
clearly address a given condition, the Design Principles should be consulted for general
direction. The Design Principles will be used by the planning staff and Planning Commission/City
Council when evaluating projects with proposed building heights above 40 feet in the 40’ to 55’
Building Height Zone along El Camino Real and when considering the acceptability of unique
proposals that vary from the specific guidelines.
1. Design to reflect the uniqueness of San Mateo and the site.
San Mateo wishes to maintain a unique sense of place that continues to improve over
time as the community evolves. Prototypical architecture found in other cities may be
acceptable only if it reflects high-quality design features, is visually appealing, and is
compatible with and complementary to existing neighborhoods and surrounding
development.
2. Integrate new development into the surrounding City fabric.
New commercial, residential, and mixed-use projects should fit comfortably into their
surroundings with multiple pedestrian linkages to adjacent development and open
spaces, and with height, scale and color sensitivity to nearby development.
3. Minimize the impact of parking along street frontages.
Pedestrian entries, commercial shops and active living spaces should have greater
prominence than parking storage and garage entries along street frontages. A pleasant
pedestrian and bicycle environment should be created along street fronts.
4. Provide visual variety in the design of all projects.
A variety of floor plan and elevation articulation, building heights, materials, and colors
will be expected. However, a unified design approach should be utilized to avoid visual
chaos and promotes visual cohesion.
5. Design buildings with strong architectural integrity.
All projects should be designed with 360 degree architecture with materials and details
carried around all sides of a structure to avoid a “false front” look and the presentation
of unarticulated and unadorned façades to neighboring residences, businesses, parking
areas, and public view.
6. Integrate substantial landscaping into all projects.
Substantial landscaping should be provided along all street fronts to reinforce a strong
sense of neighborhood and a pleasant pedestrian environment. Native and drought
tolerant plants should be emphasized.
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7. Respect adjacent residential neighbors.
Every project should be respectful of adjacent residential neighbors. New development
should avoid privacy, noise, light, and visual conflicts with adjacent uses to the
maximum degree possible. Special care should be given to avoiding tall blank walls,
mitigating large building volumes adjacent to residential development on adjacent
parcels, and to placing windows and site landscaping to minimize views into neighboring
residents’ windows and private outdoor spaces. Building location and massing, as well
as landscape placement, should also be sensitive to avoiding the blocking of sun
exposure and sky views of adjacent neighbors’ windows and private outdoor spaces.
8. Incorporate sustainability measures into the design and operation of the
development.
New buildings and site plans should incorporate energy efficiency, greenhouse gas
emission reduction and other sustainability measures. New non-residential buildings
shall be designed to include the green building mandatory measures specified in the Cal
Green Code. Projects shall comply with the City’s Climate Action Plan.
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DESIGN CRITERIA
The following design criteria correspond to the General Plan Policy criteria “a” through “d” as
listed on pages 1 and 2 of this document.
Amenities and Public Improvements
a. The project provides amenities such as landscaped plazas, covered parking, setbacks
from the street, setbacks of upper stories, and public improvements substantially in
excess of City requirements.
Design Intent
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Enhance the pedestrian and bicycle experience along El Camino Real.
Create nodes of activity along El Camino Real
Minimize vehicular, pedestrian, bicycle conflicts.
Integrate landscaping and open space into the building and site design to
enhance the pedestrian experience.
Site Amenities
1. Provide additional open space along the El Camino Real frontage in excess of the
minimum requirements of the sidewalk “frontage zone” which is the area
between the building line and the “through zone” of the sidewalk (see Appendix
A of the Citywide Pedestrian Master Plan for sidewalk guidelines and
illustrations).
2. Sidewalk and open space areas should follow the requirements of any applicable
plans for their area of El Camino Real, if such plans or standards have been
established. If no specific plans or standards have been adopted, high quality
paving materials and landscaping should be used to add visual richness to these
areas.
3. The incorporation of entry vestibules with special paving for ground floor uses is
encouraged.
4. On corner parcels, special hardscape materials and landscaping along the El
Camino Real frontage should be carried around onto the side street frontages.
5. Special amenities within the sidewalk “frontage zones” and other open spaces
are expected. Amenities may include fountains, public art, special benches and
other street furniture, and other features to add visual interest to the pedestrian
and outdoor use areas.
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6. Provisions should be made for bicycle parking near significant building entries
and ground floor uses.
Figure 2. High quality paving materials and street
furnishings are expected.
Figure 3. Larger fountains would be appropriate for
plazas.
Figure 4 Entry vestibules with special paving are
encouraged.
Figure 5. Smaller fountains would be appropriate for
more intimate open spaces.
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Figure 6. Landscaping at the building frontages.
Figure 8. Entry vestibules with special paving.
Figure 7. Landscaping at the building frontage
Figure 9. Public art at cherry orchard.
Figure 10. Fountains
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High Quality Design
b. The building has high design quality which is enhanced by additional building height.
Design Intent
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Maintain a strong sense of pedestrian scale at the ground floor level along the El
Camino Real frontage
Provide visual variety
Reduce visual building bulk
Provide abundant architectural detail and articulation
Architectural Form and Massing
1. Provide buildings with a well-defined base, a middle, and a top to reduce
apparent building height and bulk.
2. Step building walls back from the ground floor façade above the second story.
Stepbacks may vary by architectural style, but should have a minimum of 4’ for a
substantial length of the street façade.
3. Distinctive upper floor treatments are encouraged. Techniques include the
following:
 Projecting roof overhangs
 Varied parapet profiles
 Setbacks
 Balconies
 Changes in materials and colors
 Horizontal moldings
 Special details
4. Building corners should receive special design treatment where they front on El
Camino Real intersections or major breaks in the street façade.
5. Provide horizontal and vertical wall place offsets to break up the building mass.
Avoid building forms that appear to be large boxes with elements attached to
them.
6. Provide a varied building silhouette when viewed against the sky. This may be
achieved with variations in roof height, top floor decks, and other similar means.
7. Break up the building mass and provide visual variety in the façade treatment.
Means to accomplish this include:
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Deep insets in building planes
Variations in height and skyline silhouette
Cornices and roof overhangs
Bay windows and balconies
Color and materials changes
Architectural Details
1. Structures should include substantial architectural details to add visual variety
and human scale. Examples include:
 Balconies and pot shelves
 Awnings and canopies
 Bay windows
 Special materials at pedestrian level
 Decorative lights and sconces
 Applied decorative features
 Pedestrian-oriented signage
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Figure 11. Example of distinct upper floor treatment.
Figure 12. Example of special corner treatment.
Figure 13. Example of distinctive upper floor treatment.
Figure 14. Example of special corner treatment.
Figure 15. Example of special corner treatment.
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Figure 16. Façade treatment example.
Figure 17. Façade treatment example.
Figure 18. Façade treatment example.
Figure 19. Façade treatment example.
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Coherent City Image
c. Increased building heights are visually related to surrounding building heights and
promote the creation of a coherent City image.
Design Intent
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Allow adequate first floor heights sufficient for potential ground floor retail use
in addition to providing an additional floor of residential or commercial space.
Ground floor uses, publicly accessible areas, materials and details will be
expected to enhance the visual environment for building users as well as passing
pedestrians.
Subordinate parking to the pedestrian and visual environment.
Streetscape and Ground Floor Uses
1. Parking should be placed below grade to the maximum degree possible.
2. Ground floor retail and restaurant uses are strongly encouraged.
3. A minimum first floor height of 15’ should be provided to accommodate active
ground floor uses along the El Camino Real frontage, initially or at a future date.
4. Uses that blend interior uses and the public realm, such as restaurants and
coffee shops, are encouraged adjacent to public sidewalks in paved areas and/or
totally within the building structure.
5. Distinctive entries to the project use or uses should be provided on the El
Camino Real frontage. They should be generous in size, and appropriate to their
use, with details and materials used to emphasize their importance. Large
storefront windows allow for more active businesses.
6. For multi-family residential projects where ground floor retail use is not feasible,
and where residential units are proposed at the ground floor along El Camino
Real, provide additional landscaped setbacks and an elevated first floor level to
improve the livability of the ground floor units.
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Figure 20. Architectural details example.
Figure 21. Architectural signage example.
Figure 22. Architectural details example.
Figure 23. Architectural details
example.
Figure 24. Architectural details example.
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Figure 25. Avoid ground floor residential units at
sidewalk level.
Figure 26. Distinctive building entry with enlarged entry
Figure 27. Open dining area adjacent to the public
sidewalk.
Figure 28. Provide landscaped setbacks and elevated
first floor levels for ground floor residential units.
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Surrounding Land Use Compatibility
d. Increased building heights are compatible with surrounding land uses and will not create
adverse shadow or visual impacts on surrounding residential uses
Design Intent
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Design tall buildings for visual and physical transitions between adjacent
neighboring structures.
Design with sensitivity to adjacent development.
Site Development
1. Any new above-grade structures on parcels adjacent to residentially zoned
neighborhoods should provide buffer landscaping sufficient to screen parking
lots and parking garages from view of the adjacent residential development
2. Outdoor use areas with the potential for noise intrusions should be located to
minimize their impact on adjacent residential development.
Architectural Design
1. Buildings taller than their immediate neighbors along the El Camino Real
frontage should provide elements to relate to the neighboring structures.
Techniques may include:
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Building height step downs to adjacent buildings
Building setbacks to relate to adjacent building heights
Alignment of window heights
Alignment of ground floor awning and canopy heights
Projecting moldings or cornices to relate to major elements on adjacent
buildings.
Building corners at streets intersection with El Camino Real should step
down their heights below the maximum allowed height in recognition of
their entry gateway nature to adjacent lower scale neighborhoods.
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Figure 29. Balcony detail example.
Figure 30. Example of special corner treatment.
El Camino Real is evolving along its entire length of the San Francisco Peninsula from a chaotic,
suburban, auto-oriented highway to a Grand Boulevard with a rich variety of uses, including
high density housing, bike-friendly, and pedestrian-oriented activities.
As the environment transitions from a fragmented streetscape to a more cohesive urban form,
new construction will be expected to respond with the utilization of both high quality
materials and details suitable to a more urbane, pedestrian, and bike-friendly environment.
The City of San Mateo General Plan Vision 2030 sets forth a direction for building form which is
reinforced by these Design Criteria for increased building height from 40 feet to 55 feet in the
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El Camino Real Corridor as defined herein.
The above Design Criteria give examples and discussion of design intent and criteria to provide
guidance for the City to implement the General Plan policies for increased building heights for
future development and redevelopment of properties fronting Mid and South El Camino Real
from 9th Avenue to 43rd Avenue that are more than 100 feet deep. City staff will review new
development projects for adequacy of City’s infrastructure to accommodate the proposed
development.
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