San Mateo planning commission approves two-year extension for Block 21 mixed-use project

SAN MATEO — The San Mateo Planning Commission on Tuesday approved a two-year extension for the Block 21 mixed-use development at 1500 East 3rd Avenue, allowing the project’s planning entitlements to remain valid through June 19, 2028.

Liz Gagliardi, associate planner with the Community Development Department, told commissioners the applicant requested a second extension of the planning application and that staff had evaluated the request against the municipal code findings. “A recommendation that the planning commission adopt a resolution to approve this 2 year extension to the tentative map and the associated planning applications,” Gagliardi said, summarizing staff’s recommendation. She said the project remains consistent with the City’s 2040 General Plan and with zoning and that staff found no new or increased environmental impacts from granting the extension.

The Block 21 site is a roughly 1.51-acre full city block near downtown Caltrain. The approved project is a six-story mixed-use building with about 180,000 square feet of office across the lower floors, 111 residential units above and 402 parking stalls in a two-level below-grade garage. The council originally approved the project in June 2022; planning approvals were extended in July 2023 to June 20, 2026, and the newly approved extension moves the planning application deadline to June 19, 2028.

The applicant, speaking to the commission, said market conditions for downtown Peninsula office product have recently improved and that financing availability has begun to return. “So I would think within this extension window, this project will be under construction,” the applicant said, urging that lenders and leasing velocity have changed since the prior extension.

Commissioners’ discussion focused less on design and more on interim site conditions and enforcement. Multiple commissioners raised a public comment that the site’s chain-link fencing and screening did not appear to meet the usual vacant-lot aesthetic standard. The applicant said the fencing and screening were implemented under a city-approved vacant lot maintenance plan and described a dual-layer fence and 1,400 linear feet of screening installed to reduce graffiti and hazards.

Commissioners and staff also highlighted pedestrian-safety concerns caused by narrow sidewalks near the site, noting signage and the fence placement can reduce the clear walking path. Chair Patel asked staff to coordinate with Public Works to evaluate whether short-term measures—sign relocation, curb markings or limited grinding of raised sidewalk panels—could improve accessibility while the site remains under the maintenance plan.

Commissioner Busch moved to adopt the staff recommendation; Commissioner Schumpfel seconded. The commission approved the resolution on a roll-call vote of 5–0. Commissioners voting yes were Commissioner Busch; Commissioner Schumpfel; Chair Patel; Vice Chair Clafner; and Commissioner Williams. The Planning Commission’s decision may be appealed to the City Council within 10 calendar days.

Staff noted upcoming commission meetings, including items planned for May 26 and a zoning-code study session on June 9.