Hillsdale Shopping Center getting revamp: San Mateo approves redevelopment, tearing down Sears

It’s striving to stay relevant in a world where shoppers are increasingly heading online, said Bohannon CEO Bob Webster, according to a video of the meeting. The company veered away from its previous proposal to anchor the site with big-box retail and instead, Webster said the company will create a walkable environment centered around a large landscaped plaza.

“Much has changed since the shopping center was originally constructed over 60 years ago. The center has continually evolved to adapt to changes in the marketplace,” Webster said. “The new trend is toward providing experiences the Internet can’t offer.”

The site includes almost 300,000 square feet of smaller retail shops, dining and entertainment while maintaining the existing Bohannon company offices and Outback Steakhouse. A central landscaped plaza will be surrounded by an underground fitness center, smaller retail space occupied by lifestyle brand stores, a new food court, a Cineopolis Cinema fronting El Camino Real and a bowling alley lounge.

Changes will roll through quickly with the food court slated to close April 10 and Sears to shut down shortly after. The luxury cinema is expected to open in late 2017 and the entire project could take about two years with the new site fully constructed around fall 2018, said Bohannon Marketing Director Christine Kupczak.

While the proposal has undergone several renditions over the course of numerous community workshops and Planning Commission meetings, the council remained enthused the new offerings would be a benefit to the city.

“The Bohannon presence in San Mateo has been here longer than I’ve ever been alive, so I’m glad that that tradition is being carried on,” said Mayor Joe Goethals. “I think it’s something we are going to be very proud of and that’s going to be a tremendous success for San Mateo.”

With eager visitors expected to catch a movie at the proposed Cineopolis, bowl a round at the new lounge or dine in the revamped food court; the success may come with more traffic.

A group of neighbors residing directly behind the site petitioned Bohannon and the council to close a little-used ramp to a parking garage off 31st Avenue. But despite several residents pleading for the entrance to be closed to vehicles in an effort to keep their residential street safe for children, the council argued it was a last-minute request and instead heeded Webster’s suggestion.

As a condition of the project’s approval, the city will conduct a traffic study after completion of the redevelopment and if the council finds it problematic for the neighborhood, retains the authority to close the ramp. In the meantime, Webster agreed to close the entrance at 6 p.m.

“I want to be mindful of the concerns raised by the community, but I have to weigh that against, in my mind, the lengthy public process this application has already gone through. It’s been three years and I have to weigh whether I believe a further continuance is warranted,” said Deputy Mayor David Lim. “I think we can all agree that Sears has figuratively breathed its last breath and at that end, the north end of Hillsdale mall needs to be redone, rejuvenated.”

While many of the public speakers agreed the redevelopment appeared an overall improvement, a range of concerns were presented — from arguing much-needed housing would be a more beneficial use of site, to Bohannon hiring a general contractor that historically uses non-union workers.

But with Bohannon arranging for the project to be constructed with union carpenters and the council emphasizing it would take up the issue of the affordable housing crisis at a different time, the redevelopment will proceed.

With construction will come new sustainability features. Using recycled water for irrigation, maintaining 200 kilowatts worth of solar panels and installing a building automation system to promote efficiencies are some of the methods the company plans to use to achieve a Leadership in Energy and Environmental Design, or LEED, Gold certification.

“I think the take away is this is a green building project that the city can be proud of and it’s a case study for retail projects across the country,” said Michael Heacock, Bohannon’s sustainability consultant.

The new site was touted to be more pedestrian friendly as it seeks to fit in with the Caltrain station as well as the proposed grade crossing at 31st Avenue that could connect the shopping center to Bay Meadows, the massive transit-oriented development.

Improvements along 31st Avenue, such as a roundabout at a confusing five-way intersection as well as better-synchronized traffic signals, are hoped to ease mobility through and around the site.

City officials noted the revamped proposal better reflects the times and transit-oriented development principles than existing conditions.

Bohannon’s architect Larry Weeks said the design of the project will complement its environment while respecting the neighborhood.

“Our hope for this project is that it is a quintessential expression of life on the Peninsula; the reason we all chose to live here and people chose to visit, we want to bring to life and celebrate at this place,” Weeks said. “We believe if it is socially successful, it will be economically successful.”