The long-vacant sites of three former gas stations at the corner of key real estate at the intersection El Camino Real and Third Avenue near downtown San Mateo may finally be redeveloped as separate pre-applications have been turned in over the last three weeks.
Two of the properties have long been shielded by white fencing and one was a 76 gas station that has been recently demolished. They are: 221 S. El Camino Real on the northeast corner, 2 E. Third Ave. on the southeast corner and 2 W. Third Ave. on the northwest corner — leveled lots that the property owners seek to turn into mixed-use buildings.
The two east corner lots have been vacant for more than a decade and are now proposed to be mixed-use retail and office space. The northwest lot has only been vacant for around a year, but it was already drawing concern from the community and is now proposed to become a mixed-use residential and retail building.
The city has long sought a developer to capitalize on these properties as they are along a main artery leading into downtown, Mayor Robert Ross said.
“I’m pretty ecstatic about it,” Ross said, referring to the properties on the east side of the street. “They’ve been vacant for almost 15 years. It’s kind of an eyesore. It’s an entry to our downtown and I kind of felt it was a detriment to the businesses downtown and the neighbors that have to put up with it. Also just driving by, it’s not inviting. We need to start to see that start to get developed.”
On Sept. 18, a pre-application was turned into the city’s Planning Division to turn the approximate 12,000-square-foot site on the northeast corner into a three-story building, San Mateo Senior Planner Julia Klein said. It would be made up of 11,000 square feet of retail space on the first floor, 11,000 square feet of office space on the second and 10,000 square feet of office space on the third.
Contaminated soil
This is not the first time the owners of the site have applied to redevelop as in 2008, the Planning Commission approved a similar proposal, Klein said. However, the project was likely delayed due to the site’s previous use, Klein said.
“When gas stations leave a site, they have to remove the tank, but even then, there’s remnants left over sometimes. And all that is coordinated with the San Mateo County Environmental Health [Division] and that, I think, took longer than what the property owner expected,” Klein said.
Since more than two years have passed, the property owners are required to resubmit an application.
The northeast corner lot is still in the process of closing its case with the Environmental Health Division of the San Mateo County Health System.
As hazardous waste materials were used on the sites, each will partake in remediative cleanup or receive clearance through the county’s Environmental Health Division.
“If any of the sites have contamination on the property they can begin redevelopment, but they have to work with our department first so that we can determine whether development can go forward while the cleanup is ongoing,” said Heather Forshey, director of Environmental Health Services for the county.
Typically, after a station is demolished, the tank, pumps, pipes and equipment related to pumping or storing fuel must be removed. Soil samples are then collected to determine if there is contamination, Forshey said. If the samples are clean, then no case is opened, Forshey said.
If the site is contaminated, then the property owner must undergo cleanup measures that vary based on the circumstances, Forshey said.
“It could be something as simple as excavating the contaminated soil or much more complicated than that. Installing wells where they inject air to try to extract contaminants. It could be something very simple or something very complex, depending on a number of variables. How much contamination there is, how deep it is, where the water table is,” Forshey said.
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The northeast lot is currently working to close its case, however Forshey said she didn’t know how long they have been working on it or when it’s expected to be finalized.
The southeast lot was found to need remediation measures as well, which it completed in 2005, Forshey said. The northwest site, where residences have been proposed, was never issued a case, Forshey said.
Development plans
The northwest site, a former 76 gas station, is the newest of the trio and was torn down within the last year. On Sept. 19, a pre-application was turned in to build a four-story residential and retail building on the 11,460-square-foot site, said San Mateo Associate Planner Gavin Moynahan.
The entire site is proposed to contain 10 two-bedroom units and one three-bedroom unit spread between the second, third and fourth floors, Moynahan said.
The pre-application proposes the ground floor have 5,600 square feet with a 1,000-square-foot mezzanine, Moynahan said. The proposal also outlines an underground parking lot with 41 parking spaces for the residents and retail space, Moynahan said.
A pre-application for the final southeast lot was turned in Sept. 26 and is also proposed to become a three-story mixed-use office and retail building, Klein said. The 8,600-square-foot site would ultimately provide about 23,900 square feet of space spread between ground-floor retail and two-stories of office space, Klein said.
Klein said she’s seen the two eastside sites sit empty for years and it’s very unusual, but welcomed, for all three lots to be moving toward redevelopment.
“A lot of this may be the market timing. So we were in a very large national recession and the Bay Area was hit as a part of that,” Klein said. “With the economy at this point, I think the timing worked for both of them, as long as they have their county health clearance.”
The proposals are preliminary, however, as each is in the pre-application stage and staff is still reviewing the plans. Eventually, the proposals will be brought before the Planning Commission for a study session and to receive public input, Klein said.
Ross said he proposed creating an ordinance during the City Council’s goal-setting session this year to require properties on major arteries to maintain or beautify the lots, such as a park, so as not to stigmatize other businesses or entryways to neighborhoods.
“I’m excited that they’re finally coming forward with some opportunities to add to the neighborhood,” Ross said. “The one that will be residential is in a residential area so that’s very appropriate. And certainly we need more office space. We certainly don’t have enough space to facilitate some of the businesses that would like to come here now.”
For more information about the redevelopment of the three former gas station sites, check back in to the city’s website in the coming weeks at cityofsanmateo.org.
(650) 344-5200 ext. 106
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