TANFORAN REDEVELOPMENT
PROJECT STUDY SESSION
MARCH 18, 2025
JOINT CITY COUNCIL/PLANNING COMMISSION
2 Year Milestone
2021 Council adoption of Reimagining Tanforan
2022 Alexandria (ARE) completed purchase of
properties
ARE submittal of concept plan
Council received presentation on concept plan
City opens Engagement Center
• 16 events, 309 attendees, 900+ surveys
2023 Council adoption of Housing Element and receipt
of two status updates
2024 ARE submittal of formal development application
Joint Council/Commission session on
development application
REMAINING ENTITLEMENT SCHEDULE
3 Milestone Projected Date
1. Draft EIR Public Review Period Mid-June to end of July
2. ALUC and C/CAG – hearings on ALUP consistency June and July
3. City Council – intent to override ALUC September 2025
4. Final EIR Distribution Early October 2025
5. Planning Commission – Entitlements, Development
Agreement, EIR
Late October 2025
6. City Council – Entitlements, Development Agreement,
ALUC override, EIR, introduction of ordinances
Mid November 2025
7. City Council – Adoption of Ordinances November 25, 2025
TANFORAN
REDEVELOPMENT
City Council/
Planning Commission Update
March 18, 2025 | San Bruno, CA
Proprietary and Confidential
PAGE 4
KEY PROJECT BENEFITS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 5 Revitalization of a key site in San
Bruno in alignment with City's
vision
At least 1,000 new housing units
with approximately 20%
affordable
Jobs and economic
development, including a
significant new innovation
center
Replenish tax base by creating
durable new economic drivers
Greening and environmental
sustainability
Honoring local cultural heritage
Create new vibrant gathering
places, including shops, plazas
and restaurants
Creating better connections to
BART, Caltrain, El Camino Real
and Downtown
SITE CONTEXT
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 6 TIMELINE | 2021 to 2025
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 7 October 2024
Formal
Application
March 2025
City Council/
Planning Commission
Meeting
Ongoing
Community Outreach (Outreach started Fall 2022)
November - "Super Tuesday"
Entitlement Approvals
2024 20262025
November 2025
City Council/
Planning Commission Meeting
Ongoing
Environmental Review & Entitlement Package
Q3 2021 – Q1 2022
ARE Acquisition
October 2022
Filing of Preliminary
Project Application
July 2021
City’s Reimagining
Tanforan Land Use Fact
Sheet
2021 2022 2023
November 2023
Revised Preliminary
Project Application
NOVEMBER CITY COUNCIL/PLANNING COMMISSION FEEDBACK
CITY AND COMMUNITY FEEDBACK AREAS OF FOCUS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 8
1. Potential impact of having Target on the corner on
connections to surrounding neighborhoods and
development to the north.
2. Activation of Sneath
3. Site circulation
4. Open space and pedestrian connection
5. Parking
6. Possibility for more housing
MASTERPLAN DEVELOPMENT
UPDATED SITE PLAN
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 9 * METRICSREPRESENTPROGRAM
AREATOTALS, EXCLUSIVEOF
STRUCTUREDPARKING
** INTERNALSTREETNAMESTOBE
FINALIZEDAT A LATERDATE
BIGBOXRETAIL
1LVL+2 LVLPARKING
140,000 - 160,000 SF
RESIDENTIAL1
7LVL+1LVL/2BLVLPARK
640,000 SF
604 DU
RESIDENTIAL2
4 LVL+3 LVL/1BLVLPARK
221,000 SF
200 DU
BLDG2
5 LVL
201,900 SF
BLDG1
4 LVL+B1PARTIAL
246,450 SF
CINEMA
1LVL+3 LVLPARKING
81,500 SF
I-380
RETAIL
BLDG3
5 LVL+
B1PARTIAL
262,860 SF
HUNTINGTON AVE
EL CAMINO REAL
SEABISCUIT AVE
B ST
D ST
TANFORAN WAY
RESIDENTIAL3
4 LVL1LVL/1BLVLPARK
189,000 SF
196DU
AMENITY
PAVILION1
14,400 SF
PARKING01
6 LVL+2 B LVL
444,590 SF
1,435 STALLS
BART
PARKING
SBPD
TANFORAN
MEMORIAL
FLEXZONE
BLDG7
4 LVL+B1PARTIAL
292,630 SF
FLEXZONE
BLDG5
5 LVL+B1PARTIAL
324,470 SF
BLDG4
5 LVL+
B1PARTIAL
272,325 SF
BLDG6
5 LVL+
B1PARTIAL
376,260 SF
PARKING02
6 LVL+2 B LVL
430,000 SF
1,400 STALLS
November 2024
Site Plan – City Council / Planning
Commission Meeting
March 2025
Site Plan for Revised EIR
Submission
SITE CONSTRAINTS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 10 Residential
Existing
Ingress/Egress
Flight Path
‣ Target Location (Existing Requirement)
‣ Road Grid and Entrances to Site (City Requirement/CEQA) ‣ BART Station and Parking
‣ Cinemark Location (Existing)
‣ Police Station (Existing)
‣ FAA Legal Height Limit
‣ 1000 required multi-family units
MASTERPLAN DEVELOPMENT | MARCH 2025 SITE PLAN
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 11 Flex Zone 1
Flex Zone 2
Land Use Max R&D
(SF)
Max Mixed
Use (SF)
Retail (Total) 377,321 477,321
Residential (Total) 1,050,000 1,550,000
1,014 DU 1,514 DU
Office/R&D (Total) 1,792,580 1,229,000
Hotel - Flex Zones - 125,000
Total 3,219,901 3,381,321
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 12 Tanforan Development Overview
Retail
Creatinga new
destination in
San Bruno
A destinationthat enhancesand
complementsthe surrounding
communitiesandprovidesa
unique amenityfor residentsand
workers
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 13 RETAILVILLAGE| ARCHITECTURALREFERENCES
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 14
LOADINGZONE
LOADINGZONE
RETAILVILLAGE| VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 15
LOADINGZONE
LOADINGZONE
RETAIL MARKET HALL | EXAMPLES
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LOADINGZONE
LOADINGZONE
RETAILVILLAGE| VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 17 RETAILVILLAGE| VIEWS
LOADINGZONE
LOADINGZONE
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 18
MARKETHALL- WESTELEVATION
RETAILVILLAGE- SOUTH
ELEVATION
LOADINGZONE LOADINGZONE LOADIN
G
ZONE
LOADIN
GZONE
RETAILVILLAGE| ELEVATIONS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2024 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 19
LOADINGZONE
LOADINGZONE
CINEMA | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 20
LOADINGZONE
LOADINGZONE
CINEMA | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 21 Tanforan Development Overview
Residential
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 22 RESIDENTIAL 1 | SITE PLAN
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 23 Residential 1
RESIDENTIAL1 | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 24 RESIDENTIAL1 | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 25
AFFORDABLE HOUSING OVERVIEW
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 26 • Project to onboard an experienced and well-respected affordable housing developer in the next quarter • ~200 Units in standalone project
• Affordability levels and program (senior, family, etc.) to be determined at a later date in partnership with selected affordable housing developer
• Affordable housing plan to be provided in advance of November City Council/City Planning Commission meeting. • Stand-alone structure allows for a higher percentage of affordable units and improved services to support residents 480 East 4th Avenue | San Mateo, CA Burbank Boulevard Senior Housing | Sherman Oaks, CA Tanforan Development Overview
Life Science
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 27 Geology
Speed
Aviation +Horse Racing San Bruno Mountains
EmbracingTheContext
TheBay’sLush Flora
Nature
LIFESCIENCECAMPUS | VISION
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 28
TANFORANWAY
ELCAMINOREAL
BST
LIFESCIENCE| SITEPLAN
LAB1
246,450 SF
LAB2
201,900 sf
EL.61’ EL.45’
AMENITYPAVILION
14,400 SF
LAB3
262,860 SF
PARKINGGARAGE1
440,000 SF
1,453STALLS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 29 LAB 1 | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 30 LAB 1 | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 31 LAB 2 | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 32 LAB 2 | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 33 LAB 3 | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 34 LAB 3 | VIEWS
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 35 Tanforan Development Overview
Q&A
ALEXANDRIA REAL ESTATE EQUITIES, INC. | All Rights Reserved © 2025 | Confidential, Proprietary, and Privileged | Do Not Copy or Distribute PAGE 36 THANK
YOU
Proprietary and Confidential
PAGE 37
RECOMMENDATION
• Public comment
• Questions, Comments, Feedback from City Councilmembers and Planning Commissioners
• No formal action
38 2024 HOUSING ELEMENT UPDATE
AND ANNUAL PROGRESS REPORT
MARCH 18, 2025
JOINT CITY COUNCIL/PLANNING COMMISSION
2024 HOUSING ELEMENT ANNUAL UPDATE
• 2024
Highlights
Annual Progress Report (APR)
Summary
• Priorities for 2025
40 2024 HIGHLIGHTS
41 Highlight CC PC Staff
1. Streamlining efforts – Municipal Code Amendments
2. Streamlining efforts – turnaround times
3. Master Fee Schedule updates
4. Rezoning of RHNA sites
5. CIP scoring program for low resources areas
6. Processing of planning applications for 714 units
7. Approval of planning applications for 262 units
8. Processing of construction permit applications for 442 units
9. Issuance of construction permits for 28 units
10. Inspections of 134 units under construction
11. Final occupancy for 14 units
MAJOR
HOUSING
PROJECTS
42 Crestmoor
155 units
Status: Site Preparation
Underway
Highland Ridge
58 units
Status: Approved
840 San Bruno Ave
342 units
Status: Approved
217 El Camino Real
37 units
Status: Under Review
732 El Camino Real
134 units
Status: Under Construction
Tanforan
600 units
Status: Under Review
170 San Bruno Ave
57 units
Status: Under Review
111 San Bruno Ave
46 units
Status: Approved
Legend
Under Review
Approved
Under Construction
ANNUAL PROGRESS REPORT
• State mandated annual progress report
• Fields and layout defined by State
• City Council authorization to submit to the State
43 RHNA (as
of February
2024)
44 RHNA UNITS
45 Income Level RHNA Remaining RHNA
(Building Permits Issued)
Projected
Remaining RHNA
(Building Permits Issued,
Entitled and Under Review
Units)
Very Low 704 659 582
Low 405 277 0
Moderate 573 542 511
Above
Moderate 1,483 1,474 595
Total Units 3,165 2,952 1,688
SUMMARY OF PROGRESS
46 Actions City
Responsibility?
City’s Progress
Directly cause to be built, or directly
build units? No
Zone adequate land for RHNA. Yes Achieved w/ buffer, ongoing No Net Loss
Streamline processes for housing
applications. Yes Achieved, seek out other
opportunities
Review housing applications in a timely
manner. Yes Underway, continue to improve
(multiple depts)
Implement other Housing Element
programs. Yes Underway, behind schedule due
to vacancies
2025 PRIORITIES
47 Highlight CC PC Staff
1. Deferral of impact fees
2. Affordable housing resource hub
3. Use of Doorway Housing Portal
4. No Net Loss reporting
5. Continued Tanforan processing
6. Reviewing and issuing building permits
7. Developing ADU programs
8. Outreach to owners and developers
9. Tenant protection and condominium conversion ordinance
10. Developing the Environmental Justice Element
11. Policy for targeting needed RHNA income categories
RECOMMENDATION
• Public comment
• Questions and comments from City Council and Planning Commission
Formal Action
• Planning Commission vote on a recommendation to City
Council to authorize submittal of the APR to the State
• City Council vote to authorize submittal of APR to the State 48 LONG-RANGE PLANNING
INITIATIVES STATUS
MARCH 18, 2025
JOINT CITY COUNCIL/PLANNING COMMISSION
LONG RANGE PLANNING INITIATIVES
1. Tanforan Redevelopment
2. Economic Development/Land Use Strategy
3. Housing Opportunities Strategy
4. Metropolitan Transportation Commission (MTC) Transit- Oriented Communities (TOC) Policy
5. Climate Action Plan (CAP)
6. Community Based Transportation Plan (CBTP)
7. Safety Element Update
50 FY24-25 FY25-26 FY26-27 FY27-28 FY28-29
Q1/Q2 Q3/Q4 Q1/Q2 Q3/Q4 Q1/Q2 Q3/Q4 Q1/Q2 Q3/Q4 Q1/Q2 Q3/Q4
1. Tanforan PC/CC
2. ED/LU PC/CC Potential
Ballot
3. Housing Ballot
4. MTC TOC PC/CC
5. CAP PC/CC
6. CBTP PC/CC C/CAG
7. Safety PC/CC
• TCP Fiscal Assessment
• PC Land Use Map
• Summer 2025 – Council Direction
• No action;
• Minor TCP Amendment; or
• Larger scope amendments to Land
Use Element, TCP , Town Center,
Bayhill SP – Likely Ballot Measure
• Housing Element Implementation
• HCD Required – Housing Opportunities
in TCP and High Resource Areas – Ballot
Measure
• 0.5 mile from Caltrain/BART stations
• Minimum densities, intensities
• Maximum parking
• Housing Policies
• Compliance Tiers
LONG RANGE PLANNING INITIATIVES
51 52
Community Workshop
Help shape San Bruno’s Climate Action Plan (CAP)
and Safety Element update!
• Explore information stations and activities at your own pace • Learn about how climate change and greenhouse gas emissions affects our community
• Share your thoughts on how we can create a more sustainable and resilient city
Thursday,
April 24th, 2025
6 – 7:30pm
@ San Bruno
Recreation and
Aquatic Center
251 City Park Way, San Bruno CA
53 Reunión Comunitaria
¡Ayude a dar forma al Plan de Acción Climática
(PAC) y del Elemento de Seguridad de San Bruno!
• Explora estaciones de información y actividades a tu propio ritmo.
• Descubre cómo el cambio climático y las emisiones de gases de efecto invernadero afectan a nuestra comunidad.
• Comparte tus ideas sobre cómo podemos crear una ciudad más sostenible y resiliente.
Jueves, 24 de
Abril de 2025
6 – 7:30pm
@ Centro
Recreativo y
Acuático de San
Bruno
251 City Park Way, San Bruno CA
RECOMMENDATION
• Public comment
• Questions, Comments, Feedback from City Councilmembers and Planning Commissioners
• No formal action
54