San Mateo is on the verge of one of the largest redevelopment projects in its history. The longtime owner of the Hillsdale Mall, Bohannon Development Company, has brought in Northwood Investors, an out-of-state private equity firm. Together, they are big developers with big pockets, looking to earn big returns from one of San Mateo’s most important properties.
At first glance, the proposal may look like just another mall remodel. In reality, it would demolish much of the existing shopping center and replace it with a massive mix of office space, housing and some retail — reshaping our city for decades to come.
As residents, we need to take a hard look at what is being proposed, ask tough questions and make sure our City Council negotiates terms that protect the public interest. The city has scheduled a study session 7 p.m. Monday, Nov. 3, and your participation could make the difference between a project that enhances San Mateo and one that overwhelms it.
A project of unprecedented scale
The Hillsdale plan envisions more than 4 million square feet of development — 2 million square feet of office space and 1,300 to 1,600 housing units, with towers reaching up to 10 stories in height.
That scale rivals the Bay Meadows redevelopment, which reshaped the city a generation ago. But unlike Bay Meadows, this project is unfolding under today’s tighter state housing laws — laws that limit hearings, restrict environmental review and make it harder for cities to require concessions.
In other words, the stakes are higher. And with Northwood Investors based outside California, there is an added concern: the people financing this project may not share the same long-term stake in our community as San Mateo residents do.
What’s at risk
The potential impacts are significant:
• Traffic and Infrastructure: Thousands of daily car trips will strain El Camino Real, State Route 92, Hillsdale Boulevard and neighborhood streets. Can schools, water, sewer and emergency services keep up? Will those services be properly funded?
• Neighborhood character: Ten-story towers would dwarf nearby buildings and fundamentally change the area.
• Retail choices: Residents worry that an affordable grocery store — something we currently rely on — won’t be part of the plan. If retail caters only to high-end tenants, everyday needs could be ignored.
• Public benefits: With private equity involved, the incentive is to maximize profit. Without strong conditions of approval or a binding development agreement, San Mateo risks giving away too much and getting too little.
A rare chance to shape the outcome
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Nov. 3 is the moment for residents to be heard by our City Council. This is not yet a final vote — it’s when city leaders are still gathering information and deciding how firmly to negotiate with the developer.
Public turnout matters. If the council chambers are filled with residents asking respectful questions, it shows the community is paying attention. If we stay home, the conversation risks being dominated by Bohannon, Northwood and their consultants.
What we should be asking San Mateo residents deserve answers:
1). Will there be a binding development agreement to secure public benefits beyond what state law requires?
2). How will the plan address the lack of an affordable grocery store?
3). What is the realistic construction timeline and how will disruption be minimized?
4). How will the city prevent office space from outpacing housing?
5). What infrastructure upgrades — roads, schools, parks — will be guaranteed?
These questions go to the heart of whether this project enhances or undermines our quality of life.
The bottom line
San Mateo deserves a project that reflects our values — livability, diversity and balance — not just the financial interests of large developers and outside investors. Bohannon and Northwood may bring deep pockets, but it is San Mateo residents who will live with the results long after the profits are made.
I urge you to show up to City Hall on Monday, Nov. 3. Even if you don’t plan to comment, your presence will remind leaders that residents are watching. We all want San Mateo to remain a vibrant, welcoming and livable city — one that balances growth with the needs of its residents. Let’s make sure the Hillsdale Mall redevelopment honors that vision.
Show up. Speak out. Let’s build a San Mateo that truly works for everyone. Let’s make sure our voices are heard on Nov. 3.
Dana Sahae is a board member of the Beresford Hillsdale Neighborhood Association. Views are her own.
" Traffic and Infrastructure: Thousands of daily car trips will strain El Camino Real, State Route 92, Hillsdale Boulevard and neighborhood streets. Can schools, water, sewer and emergency services keep up? Will those services be properly funded?"
There is a simple solution to this:
High density development requires high density transportation options. Currently three solutions can fix "congestion" and improve "level-of-service":
- bus lanes
- bike lanes
- congestion pricing
So ....
- will there bus lanes on ECR?
- Will the plan bring bike lanes from the neighborhood?
- Will the plan bring bike lanes along ECR?
- Will the plan bring bike lanes on Hillsdale?
This can take local traffic off the roads and make especially our schools better.
Let's see if the Beresford Hillsdale Neighborhood Association really wants this problem fixed or if they come out strong to protect car-centric living to the max?
In case of the second choice we actually do deal with NIMBYism and we wish good luck with the congestion.
I would add that the home owners, to the west of this monstrosity, are getting the short end of the stick. With those towers, they will lose much daylight, their home values will plummet, because who wants to live next to a concrete/glass jungle, and then they have to put up with the additional parking and traffic. The current center is already an eyesore but what is being proposed is even more out of proportion and out of place. I wonder where Bonilla lives in San Mateo? Has anyone thought about the utility consequences such as electricity, sewage and water, which are already threatened? Those incremental costs will be passed onto the hapless San Mateo residents while the developers are laughing all the way to the bank.
Great observations, Mr. van Ulden. With the loss of daylight, anyone with roof solar panels will see less electricity generated, reducing their ROI (assuming there ever is a return on investment). Can these homeowners sue to prevent developers from building Hillsdale skyscrapers? Maybe instead of going up, they can go down? Or maybe homeowners can be reimbursed by the developers laughing all the way to the bank. Should we also check if any decision makers or proponents of the development are laughing all the way to the bank, too?
Right. Just look at the poor homeowners on West 4th Avenue, whose sun is blocked by the "monstrosity" on the corner of 4th and El Camino. Looking on Zillow, the poor owners have a market value of just $1.3 million for a 2 bedroom, 1600 square foot condo. So unfair.
I guess it depends, gordonst, whether the “monstrosity” on the corner came first or the condo. If so, not unfair. But if the condo’s market value is depressed due to the “monstrosity” that came after (which may be the case since the average sales price is $1.6 million), then yes, “so” unfair. Let’s hope this condo doesn’t have a solar roof as they likely won’t recoup their costs.
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(7) comments
" Traffic and Infrastructure: Thousands of daily car trips will strain El Camino Real, State Route 92, Hillsdale Boulevard and neighborhood streets. Can schools, water, sewer and emergency services keep up? Will those services be properly funded?"
There is a simple solution to this:
High density development requires high density transportation options. Currently three solutions can fix "congestion" and improve "level-of-service":
- bus lanes
- bike lanes
- congestion pricing
So ....
- will there bus lanes on ECR?
- Will the plan bring bike lanes from the neighborhood?
- Will the plan bring bike lanes along ECR?
- Will the plan bring bike lanes on Hillsdale?
This can take local traffic off the roads and make especially our schools better.
Let's see if the Beresford Hillsdale Neighborhood Association really wants this problem fixed or if they come out strong to protect car-centric living to the max?
In case of the second choice we actually do deal with NIMBYism and we wish good luck with the congestion.
Incredible how manipulative these articles are, obsessed with risk and concern. They are designed to trigger fear in their readers.
We need more development and fast. Sinister articles like this are why nobody builds anything anymore.
Yeah, it's almost like this is an OPINION piece designed for that very purpose or something.
I would add that the home owners, to the west of this monstrosity, are getting the short end of the stick. With those towers, they will lose much daylight, their home values will plummet, because who wants to live next to a concrete/glass jungle, and then they have to put up with the additional parking and traffic. The current center is already an eyesore but what is being proposed is even more out of proportion and out of place. I wonder where Bonilla lives in San Mateo? Has anyone thought about the utility consequences such as electricity, sewage and water, which are already threatened? Those incremental costs will be passed onto the hapless San Mateo residents while the developers are laughing all the way to the bank.
Great observations, Mr. van Ulden. With the loss of daylight, anyone with roof solar panels will see less electricity generated, reducing their ROI (assuming there ever is a return on investment). Can these homeowners sue to prevent developers from building Hillsdale skyscrapers? Maybe instead of going up, they can go down? Or maybe homeowners can be reimbursed by the developers laughing all the way to the bank. Should we also check if any decision makers or proponents of the development are laughing all the way to the bank, too?
Right. Just look at the poor homeowners on West 4th Avenue, whose sun is blocked by the "monstrosity" on the corner of 4th and El Camino. Looking on Zillow, the poor owners have a market value of just $1.3 million for a 2 bedroom, 1600 square foot condo. So unfair.
I guess it depends, gordonst, whether the “monstrosity” on the corner came first or the condo. If so, not unfair. But if the condo’s market value is depressed due to the “monstrosity” that came after (which may be the case since the average sales price is $1.6 million), then yes, “so” unfair. Let’s hope this condo doesn’t have a solar roof as they likely won’t recoup their costs.
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Don't threaten. Threats of harming another person will not be tolerated.
Be truthful. Don't knowingly lie about anyone or anything.
Be proactive. Use the 'Report' link on each comment to let us know of abusive posts.
PLEASE TURN OFF YOUR CAPS LOCK.
Anyone violating these rules will be issued a warning. After the warning, comment privileges can be revoked.