Agenda, fourth session — San Bruno City Council, July 22, 2025 (part 3 of 3)

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2 voted 5-0 to recommend City Council approve these amendments, except the zoning ordinance amendments related to the commercial cannabis were approved on a 4-0-1 vote with Commissioner Lethin recused. The Planning Commission recommended that City Council not approve allowing “dispensary” to be included in commercial cannabis building signage, noting their belief that the intent of the signage regulations for commercial cannabis was that the business be discreet, not attracting attention. The Commission concluded that adding the term “dispensary” is counter to that intent.

DISCUSSION:

TCP Clean-up
While the TCP was adopted in 2013, the establishment of zoning districts for the TCP was not adopted until 2021, which included the Central Business District (CBD), Medium Density Mixed- Use (TOD-1), High Density Mixed-Use (TOD-2), TOD-Station Office (TOD-S), and Civic Center (CC).

Civic Center
The Civic Center (CC) zoning was created solely for the two parcels where City Hall, the Library, and Fire Station 51 are located. The CC district is the only zoning district in the entire City that is applied to so few parcels. The proposed ordinance would rezone these parcels to TOD-2 to match neighboring properties on El Camino Real. This action would not require the City Hall, Library, or Fire Station uses to change in any way. This rezoning provides the City Council with more options for the future of these parcels, which supports the City Council’s FY25-26 initiative to fiscally assess the City’s properties.

Corresponding amendments to certain tables, figures, and text in the TCP are necessary to maintain consistency with the proposed zoning map and zoning ordinance changes. These changes are reflected in Attachment 1.

Mixed-Use Districts
The adoption of the Mixed-Use Zoning Districts in 2021 represented a major benefit to owners, prospective business owners, prospective developers, and City staff due to the clarity and efficiency they provided. This is evident when considering the Planned Development (P-D) zoning process projects within the TCP area were required to go through between 2013 and 2021.

If one wants to know what uses and development potential is allowed for a property in one of the Mixed-Use Districts, those same uses and development potential are applicable to all the properties in that district. To know what is allowed for a parcel in a P-D zone, one must look at the documentation for that individual P-D district.

Several entitlements occurred between 2013 and 2021 that utilized a Planned Development (P- D) zoning district in the TCP area: 841 San Bruno, 111 San Bruno, Mills Park, and 500 Sylvan.

Only 841 San Bruno was constructed. 111 San Bruno was re-entitled in 2024 and rezoned from P-D to TOD-1. Entitlements for Mills Park and 500 Sylvan are not being pursued.

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Honorable Mayor and Members of the City Council
July 22, 2025

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2 Zoning Map Amendment
This is an opportunity to clean-up the Zoning Map in the TCP area and rezone 841 San Bruno, Mills Park and 500 Sylvan to the corresponding TCP zoning district. The property owners of the sites being rezoned were notified of and support the City-initiated rezoning.

Proactive action by the City to rezone these parcels to the appropriate standard zoning district removes the need for the owners of these properties to request a rezoning to fully utilize the TCP regulations. Staff considers this a supportive action to encourage economic development and housing opportunities.

Figure 1: Proposed Zoning Map Amendments for the TCP Clean-Up Zoning Ordinance Amendments
Amendments to the Zoning Ordinance (Title 12, Article III) are included as part of the TCP Clean-Up to remove the text associated with the Civic Center (CC) district and to allow Public Safety Facilities throughout the TCP area. Staff proposes the miscellaneous clarifying, clean-up, or simplifying amendments to the Zoning Ordinance be bundled with the TCP Clean-Up as a matter of efficiency. Table 1 provides a synopsis of the amendments, and the specific text of these amendments are listed in Attachments 3 and 4.

Table 1: Proposed Zoning Ordinance Amendments
Section Description

12.84.030.B.3,

12.84.030.D
Clarify that TUPs are only required for off-site construction yards/trailers, as on-site yards/trailers can be governed by the project entitlement.

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Honorable Mayor and Members of the City Council
July 22, 2025

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2 Correct an oversight from the 2024 streamlining amendments to state that administrative TUPs require adjacent noticing only.

12.90.040,

12.90.060
Correct ADU deed restriction requirements to only apply to JADUs consistent with State law.

12.96.010,

12.280.010.F,

12.280.030
Remove all references to the Civic Center (CC) district as part of the TCP clean-up

12.108.010.C.1,

12.108.015
Correct an oversight from the 2024 streamlining amendments that non-residential uses in R-1 and R-2 districts, such as churches, require architectural review consistent with other zoning districts.

Clarify site, architectural or landscaping alterations that require architectural review.

12.132.030.A Correct noticing requirements consistent with State law.

12.280.020 Allow Public Safety Facilities as a permitted use for all Mixed Use Districts as part of the TCP clean-up.

Implement Housing Element Program 10h to remove a limitation that required housing to only be on upper floors in parts of the Central Business District (CBD).

Correct a typo from the 2024 streamlining amendment that resulted in the publisher making a “bar, nightclub, lounge” in the CBD district as a permitted use. A bar, nightclub and lounge should be Conditional, subject to PC action.

Clarifying that uses listed as permitted or conditional are expected to be in enclosed structures unless otherwise noted. This requirement exists for most other zoning districts.

12.300.090,

12.300.110.F.4
Clarify, simplify commercial cannabis regulations, at the request of Embarc, to:
(1) allow customers at least 18 years old with a physician’s recommendation; (2) allow curbside pickup subject to procedures being approved by the Police Chief; and
(3) allow “dispensary” to be included in building signage.

The Planning Commission recommended that City Council not approve (3), noting their belief that the intent of the signage regulations for commercial cannabis was that the business be discreet, not attracting attention. The Commission concluded that adding the term “dispensary” is counter to that intent.

Staff agrees that the intent of the signage regulations for commercial cannabis was to attract as little attention that the business sells cannabis goods. Staff worded the signage amendment to make the extra signage as discreet as possible, but staff acknowledges that allowing the term “dispensary” is less discreet than maintaining the existing signage regulation.

Two ordinances are provided for the Municipal Code Amendment, one representing the Planning Commission recommendation that does not include the cannabis signage amendment (Attachment 3), and the other includes the cannabis signage amendment (Attachment 4).

Mills Park Development Agreement
At hearings in June and July of 2020, the City Council approved the Mills Park development project and a ten-year Development Agreement (DA). The DA was amended in October 2022 to extend the overall term and deadlines by two years. The developer has indicated to staff they

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Honorable Mayor and Members of the City Council
July 22, 2025

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2 are not pursuing the approved project for economic reasons, and they intend to cancel the DA. There are no penalties for the termination of the DA, and this action allows all parties to move forward.

ENVIRONMENTAL REVIEW:

The proposed modifications do not result in any additional environmental impacts that require CEQA review or have not already been analyzed.
Proposed amendments to the TCP text and proposed rezonings are limited to parcels that were already analyzed for potential development based on the 2013 TCP EIR; The termination of the Mills Park DA would not have an environmental impact; and The miscellaneous Municipal Code Amendments are minor in nature and do not result in increased development intensity and could not have an environmental impact.

RECOMMENDATION:

Hold public hearing and adopt resolution and ordinances as recommended by the Planning Commission.

ATTACHMENTS:

1. Resolution with Exhibit (Amending TCP)

2. Ordinance with Exhibit (Rezoning)

3. Ordinance with Exhibit (Municipal Code Amendment as recommended by the Planning Commission without the cannabis signage amendment)

4. Ordinance with Exhibit (Municipal Code Amendment with cannabis signage amendment)

5. Ordinance with Exhibit (Mills Park Development Agreement)

6. Planning Commission Resolution

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1 RESOLUTION NO. 2025 - __

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN BRUNO

AMENDING THE TRANSIT CORRIDORS SPECIFIC PLAN TO SIMPLIFY ZONING

DESIGNATIONS IN THE PLAN AREA BY REMOVING THE CIVIC CENTER (CC) ZONING

DESIGNATION, AND FINDING SUCH ACTION EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
WHEREAS, the City Council adopted the Transit Corridors Plan (TCP) in 2013; and WHEREAS, in 2021, the City Council established zoning districts for the TCP, which included the Central Business District (CBD), Medium Density Mixed-Use (TOD-1), High Density Mixed-Use (TOD-2), TOD-Station Office (TOD-S), and Civic Center (CC); and WHEREAS, on August 27, 2024, the City Council adopted an amended 2023-2031 Housing Element, which includes numerous implementation actions to improve local housing conditions, including Program 10.h, which requires amendments to the CBD Specific Plan Land Use Designation and Zoning District to allow ground-floor residential uses; and WHEREAS, the TCP identified a CC zoning district for the City-owned parcels consisting of City Hall, the Library, and Fire Station 51, which represent the only parcels in the TCP with that designation, and in several diagrams within the TCP, those City-owned parcels were included in the El Camino Real Character Area; and
WHEREAS, the City initiated amendments to the TCP, Zoning Ordinance (Title 12 of the Municipal Code) and Zoning Map to rescind the CC land use designation and zoning district, changing the Specific Plan Land Use Designation of the underlying area from Civic Center to El Camino Real and the zoning designation from CC to TOD-2, to improve clarity and reduce governmental constraints to new development; and
WHEREAS, the City initiated amendments to the TCP and Zoning Ordinance (Title 12 of the Municipal Code) to allow ground-floor residential uses in the CBD, consistent with Housing Element Program 10.h; and
WHEREAS, as provided in Government Code Sections 65353, 65453, and 65854, the Planning Commission shall hold at least one public hearing before making a recommendation on the adoption or amendment of a general plan or specific plan; and WHEREAS, on July 9, 2025, the Planning Commission conducted a duly noticed public hearing to take public testimony and reviewed the proposed Amendments and adopted resolution 2025-02 recommending that City Council adopt the proposed Amendments; and WHEREAS, a Notice of Public Hearing for the proposed Amendments was duly posted in the San Mateo Daily Journal on Saturday, July 12, 2025, pursuant to California Government Code Section 65090, for the City Council public hearing on July 22, 2025; and WHEREAS, on July 22, 2025, the City Council conducted a duly and properly noticed public hearing to take public testimony and consider a Resolution regarding the proposed Amendments.
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ATTACHMENT 1
2 NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of San Bruno, based on substantial evidence in the staff reports, written and oral testimony, and exhibits presented, hereby finds as follows:

1. The foregoing recitals are true and correct and are incorporated by reference into this action.

2. The proposed amendments as shown in Exhibit A are consistent with the intent of the General Plan, TCP, 2023-2031 Housing Element, State Housing Law, and Planning and Zoning Laws, and are in the best interest of the City because they further established goals, policies, and implementation programs of the General Plan to create a pedestrian- and transit-oriented, mixed-use downtown, create the multi-use residential focus area, and increase the opportunity for affordable housing supply.

3. The proposed amendments are categorically exempt from environmental review pursuant to Title 14 of the California Code of Regulations, Sections 15061(b)(3), 15162, 15282(h), and 15378(b)(5), in that they are within the scope of previous Environmental Impact Reports for the TCP or are miscellaneous amendments that could not otherwise have the potential for causing a significant effect on the environment.

BE IT FURTHER RESOLVED that the City Council hereby amends pages v, 88, 89, 100, 101, 102, and 103 of the TCP to rescind the Civic Center Character Area and zoning designation, amend the Zoning Designation Map (Figure 5.1) to change the designation of 2.76 acres at 701 Angus Ave, 567 El Camino Real, and 555 El Camino Real (APNs 020-097-010 and 020-256-330) from Civic Center to El Camino, amend Table 5.1 to remove the Civic Center designation and allow residential uses on all floors in the Central Business District, and amend Table 5.2 to remove the Civic Center designation, as shown in Exhibit A.

Exhibit A: Transit Corridors Plan Specific Plan Text and Map Amendments ---oOo---
I hereby certify that foregoing Resolution No. 2025 - __ was introduced and adopted by the San Bruno City Council at a regular meeting on July 22, 2025, by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:
_________________________________
Lupita Huerta, City Clerk

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SAN BRUNO TRANSIT CORRIDORS PLAN | v
ﬁgures and tables
Figure 5.2: Character Area - Station Area
Figure 5.3: Character Area - San Bruno Ave.

Figure 5.4: Character Area - El Camino Real
Figure 5.5: Character Area - Central Business District
Figure 5.6: Character Area - Civic Center
Figure 5.7: Building Heights
Figure 5.8: Key Primary and Secondary Intersections
Figure 7.1: Road Diet
Figure 7.2: Existing Conditions (San Bruno Ave. facing west between San Mateo Ave. and US 101) Figure 7.3: Proposed Improvements (San Bruno Ave. facing west between San Mateo Ave. and US 101) Figure 7.4: Existing Conditions (San Bruno Ave. facing East between El Camino Real and Huntington Ave.) Figure 7.5: Prop. Improvements (San Bruno Ave. facing East between El Camino Real and Huntington Ave.) Figure 7.6: Existing Conditions (El Camino Real facing south) Figure 7.7: Proposed Improvements (El Camino Real facing south) Figure 7.8: Existing Conditions (San Mateo Ave.)
Figure 7.9: Proposed Improvements (San Mateo Ave.)
Figure 7.10: Existing Conditions (Huntington Ave. north of San Bruno Ave. facing north) Figure 7.11: Proposed Improvements (Huntington Ave. north of San Bruno Ave. facing north) Figure 7.12: Roundabouts
Figure 7.13: Potential Roundabout Locations
Figure 7.14: Conceptual Realignment
Figure 7.15: Recommended Transit Facility Improvements
.................................................................................................................92 ............................................................................................................94 ............................................................................................................96 ...............................................................................................98 ................................................................................................................100 ....................................................................................................................................104 ............................................................................................105 ................................................................................................................................................163 ...............167
.......167
...168
..168
..............................................................................169 .....................................................................169 ...................................................................................................170 ..........................................................................................170 .................................171
........................171
........................................................................................................................................172 ........................................................................................................174 ....................................................................................................................176 ..................................................................................181 [removed]
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ATTACHMENT 1, Exhibit A
88 | ADOPTE D FE BRUAR Y 201 3
chapter f i v e
The four zoning designations for the T ransit Corridors Ar ea ar e as follows:
ƒ Station Ar ea
ƒ San Bruno A venue
ƒ El Camino Real
ƒ Central Business District
Each zoning designation includes the following development standar ds:
ƒ Uses
ƒ Maximum Height
ƒ Building Stepbacks
ƒ Building Setbacks
ƒ F AR Requir ements

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SAN BRUNO TRANSIT C ORRI DORS PLAN | 89
private r eal m dev elopment standar ds and design guidelines F i g u r e 5 . 1 : Z o n ing De signation Map
60 db
65 db
70 db 75 db
Pr oposed
Caltrain
Station
Sylvan A venue
Caltrain Station
San Bruno
BAR T Station
h
Chamber
of C ommer c e
Armor y
T o wne
C en t er
T anf oran
Shopping C ent er
T he
Cr ossing
C or p
Y ar d

SYL V AN A
VE
OAK A
VE

CYPRESS A
VE

MAGNOLIA A
VE

ACACIA A
VE

ELM A
VE

ACACIA A

VEHAZEL A
VE

CHESTNUT A
VE

BEECH A
VE

SYCAMORE A
VE

CYPRESS A
VE

KAINS A
VE

ANSELMO A
VE

POPLAR A
VE
MIL
TON A
VE

OLIVE A
VE

ANGUS A
VE W

SYCAMORE A
VE
CH

ESTNUT A
VE

MILLS A
VE

FOREST LN

N SAN ANSELMO A
VE
MIL
TON A
VE

EVA KCITSA
M
REID A
VE

CAMINO PLAZA

EL CAMINO REAL

EUCLID A
VE

HENSLEY A
VE

GREEN A
VE

EASTON A
VE

MASSON A
VE

LINDEN A
VE

ANGUS A
VE

HUNTINGTON A
VE

WILLIAMS A VE

P ARK A VE
CHERR
Y A
VE

MAPLE A
VE

C EDAR A
VE
5TH A
VE
EVA
OETA
M NAS 4TH A
VE
2ND A
VE
3RD A
VE
1ST A
VE
A VE
EVA HT6

PINE ST

ANGUS A
VE E

HUNTINGTON A
VE

P ACIFIC A
VE

BUENA VIST
A

SAN BRUNO A VE E

W ALNUT ST
EVA DN2
EVA DR3
EVA HT4 7TH A
VEEVA HT5

HERMAN ST

MONTGOMER Y A VE

SAN MA TEO A VE

RAILROAD PL

A TLANTIC A VE

SCOTT ST

T ANFORAN A
VE

A TLANTIC A
VE
A TIO
NAL A
VE

EL CAMINO REAL

COMMODORE DR
SNEA
TH LN

SAN BRUNO A
VE W
ELM A
VE

TRAEGER A
VE

JENEVEIN A

VEK A VE

F L O R I D A A V E

T A Y L O R A V E

G E O R G I A A V E

C H A P M A N A VE
I-380
U S
101

B A Y H I L L D R

G R U N D Y L N
Pr oject Ar ea
San Bruno A venueCity Limits
Spher e of Inﬂuence (SOI)
Caltrain Line
BAR T Line
Air craft Noise
Exposur e Contours
Note: Precise noise contour lines are published by the
T ransit Station
El Camino Real
Station Ar ea
Central Business District
Huntington A venue

LEG E N D
N
0 500' 1,000'250'
C en t er
Libr ar y
F ir e
San Brun o
Cit y Hall
S tati on

LINDEN A
VE
Civic
This Figure is a conceptual diagram of the zoning designations described in the Transit Corridors Plan.

See City of San Bruno Zoning Map for the formal districts and boundaries.

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100 | ADOPTED FE BRUAR Y 2 013
chapter f i ve
Page left intentionally blank

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101 |SAN BRUNO TRANSIT CORRIDORS PLAN
private realm development standards and design guidelines Page left intentionally blank

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102 | ADOPTED FE BRUAR Y 2 013
chapter f i ve
T able 5.1: Uses
LAND USES Station Ar ea San Bruno A ve/
Huntington
El Camino Real Central Business
District Civic Center
1) Retail
Retail Sales &
Services Permitted - G Permitted - G Permitted - G Permitted - G - Eating
Establishments Permitted - G Permitted - G Permitted - G Permitted - G - Eating
Establishment
with Alcohol
Permitted - P Permitted - P Permitted - P Permitted - P - Drinking
Establishments Conditional Use - G Conditional Use - G Conditional Use - G Conditional Use - G - Personal/Business
Services Permitted Permitted Permitted Permitted -
Health/Exer cise
Clubs Conditional Use Conditional Use Conditional Use Conditional Use - Auto Sales - - Conditional Use - -
2) Pr ofessional/
Medical Of ﬁ ce Permitted Permitted Permitted Permitted - U 3) Hospitals/Health
Clinics Conditional Use Conditional Use Conditional Use - - 4) Lodging/Hotel Permitted Permitted Permitted Conditional Use - 5) Residential Permitted Permitted Permitted Permitted 6) Live/W ork Permitted Permitted Permitted Conditional - 7) Civic, Quasi-
Civic, Cultural Permitted - Permitted Permitted Permitted G = Gr ound Floor Only
U = Upper Floors Only
P = Permitted w/Performance Standar ds
- = Not Permitted
This Table reﬂects the general parameters of allowed uses within the Transit Corridors Plan.

See San Bruno Municipal Code Chapter 12.280.020, Table 12.280-1 for the formal listing of permitted, conditional and prohibited uses.

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SAN BRUNO TRANSIT C ORRI DORS PLAN | 103
private r eal m dev elopment standar ds and design guidelines T able 5.2: Development Standar ds
Station Ar ea San Bruno A ve/
Huntington El Camino Real
Central Business
District Civic Center
Fr ont – Setback fr om
Back of Sidewalk 10 feet A verage 10 feet A verage 10 feet A verage 10 feet* 15 feet Side Setback - --- -
Rear Setback - --- -
Rear Setback –
(adjacent to low
density r esidential)
10 feet 10 feet 10 feet 10 feet 10 feet
Height Limit –
Maximum
W of San Mateo A ve
90 feet / 7 ﬂ oors
65 feet (5 stories) 70 feet (5 stories) 55 feet (4 stories) 70 feet (5 stories) E of San Mateo A ve
65 feet / 5 ﬂ oors
Height Limit –
Minimum
W of San Mateo A ve
60 feet / 4 ﬂ oors
- - - -E of San Mateo A ve
-
Stepback Facing
Corridor Str eet
Above 4th ﬂ oor
Step back 15 feet
Above 3r d ﬂ oor
Step back 15 feet
Above 4th ﬂ oor
Step back 15 feet
Above 3r d ﬂ oor
Step back 15 feet
Above 4th ﬂ
Step back 15 feet
Stepback – adjacent
to low density
r esidential
Above 3r d ﬂ oor
Step back 15 feet
Above 3r d ﬂ oor
Step back 15 feet
Above 3r d ﬂ oor
Step back 15 feet
Above 3r d ﬂ oor
Step back 15 feet
Above 3r d ﬂ
Step back 15 feet
Ar chitectural
Encr oachments
Certain encr oachments that extend beyond setbacks and height limits, including ar chitectural featur es such as dormers, r oof deck tr ellises, r oof-top cupolas, elevator and mechanical equipment enclosur es, and other similar featur es pr omoting good urban design, may be appr oved thr ough the Planning Commission ar chitectural and site plan r eview pr ocess. Such encr oachments should not exceed the maximum height r equir ement by mor e than 10 feet.

F AR for par cels
< 20,000 sq. feet Maximum 2.0 Maximum 2.0 Maximum 2.0 Maximum 2.0 Maximum 2.0 F AR for par cels
> 20,000 sq. feet - --- -
- = No Requir ement
* = Combined width of sidewalk and setback must be at least 10 feet This Table reﬂects the general parameters of development standards within the Transit Corridors Plan.

See San Bruno Municipal Code Section 12.280.030, Table 12.280-2 for the formal zoning development standards.

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1 ORDINANCE NO. ____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN BRUNO AMENDING THE

ZONING MAP TO CLEAN UP AND SIMPLIFY ZONING DESIGNATIONS IN THE TRANSIT

CORRIDORS SPECIFIC PLAN AREA BY REZONING PARCELS ON THE SOUTHERN SIDE

OF SAN BRUNO AVENUE BETWEEN EL CAMINO REAL AND ELM AVENUE AND THE

WESTERN SIDE OF EL CAMINO REAL BETWEEN SAN BRUNO AVENUE AND ANGUS AVENUE FROM PLANNED DEVELOPMENT (PD) TO HIGH DENSITY MIXED-USE (TOD-2),

REZONING PARCELS ON THE SOUTHWESTERN CORNER OF EL CAMINO REAL AND ANGUS AVENUE FROM CIVIC CENTER (CC) TO HIGH DENSITY MIXED-USE (TOD-2), AND REZONING A PARCEL AT 500 SYLVAN AVENUE FROM PLANNED DEVELOPMENT (PD) TO CENTRAL BUSINESS DISTRICT (CBD), AND FINDING SUCH ACTION EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
The City Council of the City of San Bruno ORDAINS as follows:

SECTION 1. The San Bruno City Council hereby amends the Zoning Map to change the zoning designation of parcels on the southern side of San Bruno Avenue between El Camino Real and Elm Avenue, and on the western side of El Camino Real between San Bruno Avenue and Angus Avenue from Planned Development (P-D) to High Density Mixed-Use (TOD- 2), parcels on the southwestern corner of El Camino Real and Angus Avenue from Civic Center (CC) to High Density Mixed-Use (TOD-2); and a parcel at 500 Sylvan Avenue from Planned Development (P-D) to Central Business District (CBD).

SECTION 2. FINDINGS.

WHEREAS, the Legislature of the State of California has in Government Code Sections 65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations designed to ensure the public health, safety, and general welfare of its citizenry; and WHEREAS, the Transit Corridors Specific Plan (TCP) was adopted by the City Council on February 12, 2013; and
WHEREAS, Chapter 12.280 (Mixed-Use Zoning Districts) was adopted by the City Council on March 9, 2021, to implement the development regulations set forth by the TCP; and WHEREAS, multiple sites within the TCP were zoned as Planned Development (PD) between 2013 and 2021 to allow development consistent with the TCP prior to adoption of Chapter 12.280 and rezoning these P-D sites to TOD-2 and CBD would be consistent with the TCP and General Plan; and
WHEREAS, the rezoning of parcels zoned CC to TOD-2 would continue to allow Public Safety Facilities and Government Offices, but will simplify the City’s Zoning Map and will be consistent with the TCP (as amended) and General Plan; and WHEREAS, the proposed Zoning Map Amendment will not be detrimental to the health, safety, morals, comfort and general welfare of the citizens of San Bruno.

WHEREAS, on July 9, 2025, the Planning Commission held a duly-noticed public hearing on the proposed Zoning Map Amendment and on said date the public hearing was 290 of 351
ATTACHMENT 2
2 opened, held, and closed; and
WHEREAS, on July 22, 2025, the City Council held a duly-noticed public hearing on the proposed Zoning Map Amendment and on said date the public hearing was opened, held, and closed and the Ordinance was introduced.

SECTION 3. REGULATION.

The Zoning Map for the City of San Bruno is amended as follows:

Assessor's
Parcel
Number
Property
Existing
Zoning
District
Amended
Zoning
District
Assessor's
Parcel
Number
Property
Existing
Zoning
District
Amended
Zoning
District
020 072 030 Mills Park P-D TOD-2 020 076 130 Mills Park P-D TOD-2 020 072 040 Mills Park P-D TOD-2 020 076 160 Mills Park P-D TOD-2 020 072 050 Mills Park P-D TOD-2 020 076 200 Mills Park P-D TOD-2 020 072 060 Mills Park P-D TOD-2 020 076 220 Mills Park P-D TOD-2 020 072 070 Mills Park P-D TOD-2 020 076 230 Mills Park P-D TOD-2 020 072 310 Mills Park P-D TOD-2 020 076 240 Mills Park P-D TOD-2 020 072 320 Mills Park P-D TOD-2 020 076 250 Mills Park P-D TOD-2 020 072 340 841 San
Bruno P-D TOD-2 020 076 260 Mills Park P-D TOD-2
020 075 080 Mills Park P-D TOD-2 020 096 050 Mills Park P-D TOD-2 020 075 090 Mills Park P-D TOD-2 020 096 060 Mills Park P-D TOD-2 020 075 100 Mills Park P-D TOD-2 020 096 070 Mills Park P-D TOD-2 020 075 110 Mills Park P-D TOD-2 020 096 080 Mills Park P-D TOD-2

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3 Assessor's
Parcel
Number
Property
Existing
Zoning
District
Amended
Zoning
District
Assessor's
Parcel
Number
Property
Existing
Zoning
District
Amended
Zoning
District
020 076 090 Mills Park P-D TOD-2 020 096 090 Mills Park P-D TOD-2 020 076 100 Mills Park P-D TOD-2 020 097 010 Civic
Center CC TOD-2
020 076 110 Mills Park P-D TOD-2 020 145 480 500
Sylvan P-D CBD
020 076 120 Mills Park P-D TOD-2 020 256 330 Civic
Center CC TOD-2
SECTION 4. NO MANDATORY DUTY OF CARE. This Ordinance is not intended to and shall not be construed or given effect in a manner that imposes upon the City, or any officer or employee thereof, a mandatory duty of care towards persons or parties within the city or outside of the city, so as to provide a basis of civil liability for damages, except as otherwise imposed by law.

SECTION 5. CONSTITUTIONALITY; SEVERABILITY. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be unconstitutional, invalid or ineffective by a court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each section, subsection, sentence, clause and phrase thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional, invalid or ineffective.

SECTION 6. CEQA EXEMPTION. The adoption of this ordinance is categorically exempt from environmental review pursuant to Title 14 of the California Code of Regulations, Sections 15061(b)(3), 15162, 15282(h), and 15378(b)(5), in that they are within the scope of previous Environmental Impact Reports for the Transit Corridors Plan or are miscellaneous amendments to the Municipal Code that could not otherwise have the potential for causing a significant effect on the environment.

SECTION 6. EFFECTIVE DATE. This Ordinance shall take effect thirty (30) days from and after the date of its adoption.

SECTION 7. PUBLICATION. The City Clerk is directed to cause publication of this Ordinance as required by law.
__________________________________
Rico E. Medina, Mayor
ATTEST:
_________________________________
Lupita Huerta, City Clerk

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4 APPROVED AS TO FORM:
__________________________________
Trisha A. Ortiz, City Attorney
--oOo--
I hereby certify that foregoing Ordinance No. ____
was introduced at a regular meeting of the San Bruno City Council on July 22, 2025 and adopted by the San Bruno City Council at a regular meeting on __________, 2025, by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:
__________________________________
Lupita Huerta, City Clerk

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1 ORDINANCE NO. _______

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN BRUNO AMENDING ARTICLE III (ZONING) OF TITLE 12 (LAND USE) OF THE MUNICIPAL CODE TO

CLEAN UP, CLARIFY, AND SIMPLIFY REGULATIONS, AND FINDING SUCH ACTION

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
WHEREAS, the Legislature of the State of California has, in Government Code Sections 65302, 65560, and 65800, conferred upon local governments the authority to adopt regulations designed to ensure the public health, safety, and general welfare of its citizenry; and WHEREAS, it is in the public interest for the City of San Bruno (City) to establish reasonable, up-to-date, and comprehensive development standards and regulations; and WHEREAS, the proposed Municipal Code Amendment will not be detrimental to the health, safety, morals, comfort and general welfare of the citizens of San Bruno; and WHEREAS, on August 27, 2024, the City Council adopted an amended 2023-2031 Housing Element, which includes numerous implementation actions to improve local housing conditions, including Program 10.h, which requires amendments to the Central Business District (CBD) Zone to allow ground-floor residential uses; and
WHEREAS, the proposed San Bruno Municipal Code Amendments will be consistent with the City of San Bruno’s adopted General Plan and Specific Plans, unless otherwise amended by City Council Resolution 2025-02; and
WHEREAS, the Municipal Code Amendments to amend Title 12 were reviewed by the Planning Commission at a duly noticed public hearing on July 9, 2025. At the conclusion of the public hearing, the Planning Commission adopted Resolution No. 2025-02 recommending that the City Council adopt the Municipal Code Amendments, with the exception of the proposed amendments to Municipal Code Section 12.300.110.F.4 regarding business identification signage for cannabis retailers; and
WHEREAS, on July 22, 2025, the City Council held a duly-noticed public hearing on the proposed Municipal Code Amendments and on said date the public hearing was opened, held, and closed and the Ordinance was introduced.

NOW, THEREFORE, the City Council of the City of San Bruno does ordain as follows:

SECTION 1. Recitals. The above recitals are incorporated as though set forth in this section.

SECTION 2. Editorial guidance. The following non-substantive editorial style is used.

Words that are underlined are additions; words with a line through are deleted; and words in [brackets] are instructions for the Code publisher and which instructions are not to be published in the City’s Code unless worded as an “editor’s note.” Numbers in [brackets] within and following tables are footnotes, and are not Code publisher instructions. 294 of 351
ATTACHMENT 3
2 In addition, the Code publisher will arrange definitions and other changes alphabetically to conform to the Code’s current style and will, as needed, re-order numbering and lettering changes caused by these amendments. The City Clerk and the City Attorney are authorized to work with the Code publisher to effectuate non-substantive amendments to ensure consistency as to form and style of the Code.

Further, the Code publisher is directed to substitute the name of an office and/or position wherever possible rather than use a gender pronoun without further or formal amendments.

SECTION 3. Section 12.84.030(B)(3), Temporary uses, is hereby amended as follows:

3. Off-site storage yards, trailers, staging areas or parking facilities related to construction projects. Temporary parking areas shall comply with Section 12.100.040(K); SECTION 4. Section 12.84.030(D), Temporary uses, is hereby amended as follows:

D. Community development director actions. The community development director may grant temporary use permits for any temporary use lasting for a period of three months or less. In addition, the director may grant a temporary use permit for up to one year for an offsite yard, trailer, staging or parking related to a construction project within the city limits, and such temporary use permit may be extended for up to one year at a time until the project is completed, if the applicant provides the director with satisfactory evidence that the construction project is proceeding in a timely manner.

1. An application for a temporary use permit shall be made under this subsection shall conform to the requirements specified in Sections 12.76.060 (Payment of fees required),

12.78.010 (Planning application completion and close out due to inactivity), and

12.112.020 (Application and plans), and the application shall be made at least sixty days in advance of the intended commencement date of the temporary use.

2. Upon receipt of a complete application for a temporary use permit under this subsection, the community development director shall approve, deny, or conditionally approve the application within one month.

3. At least ten days prior to approving a temporary use permit under this subsection, the community development director shall ensure that written notice of the proposed temporary use is: (a) posted in at least three conspicuous places on utility poles on both sides of the property frontage and across the street from the subject property; and (b) is given through the United States mail, with postage prepaid to all persons (including businesses, corporations, or other public or private entities) owning real property within three hundred feet of theadjacent to the exterior boundaries of the property for which the application is being considered, and using addresses from the latest equalized assessment roll, or alternatively, from other records of the assessor or tax collector that, in the opinion of the secretary of the assessor or tax collector, contain more recent addresses. The notice shall specify the type and magnitude of the application to be considered, the place where copies of the application may be reviewed, the timing of approval, and a statement indicating the ability of any interested party to submit comments to the community development director.

4. The community development director shall grant a temporary use permit under this subsection D only if the director makes the findings required by Section 12.112.050(B).

5. The applicant or any other interested party may appeal the community development director's action on the temporary use permit to the planning commission. Appeals shall

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3 be made in writing, accompanied by any required fee, and filed with the city clerk within ten days after the final action of the community development director. The appeal shall clearly state the facts of the case and the grounds for the appeal. Upon receipt of the appeal, the community development director will schedule the appeal for a planning commission hearing within thirty days after the filing of the appeal.

6. The community development director may revoke a temporary use permit granted pursuant to the provisions of this subsection if any of the conditions or terms of such approval are violated or if any law is violated in connection therewith. At least ten days prior to revoking a temporary use permit under this subsection, the community development director shall ensure that written notice of the proposed revocation is given to the permittee, and is given through the United States mail, with postage prepaid to all persons (including businesses, corporations, or other public or private entities) owning real property adjacent to the property for which the revocation is being considered, and using addresses from the latest equalized assessment roll, or alternatively, from other records of the assessor or tax collector that, in the opinion of the secretary of the assessor or tax collector, contain more recent addresses. A permittee or other interested party may appeal a revocation decision to the planning commission, as provided in subsection (D)(5) of this section.

SECTION 5. Section 12.90.040 Permitting procedures is hereby amended as follows:

Within sixty days of receipt of a complete building permit application, the community development department staff shall ministerially process for approval any application for an ADU or JADU permit pursuant to this chapter. Incomplete applications will be returned with an explanation of what additional information is required. Upon finding that the ADU or JADU meets the requirements of this chapter, the application shall be approved ministerially without discretionary review or public hearing and the applicant may proceed to acquire a building permit. Review and approval of all ADUs and JADUs is ministerial, and CEQA does not apply to ministerial permits. Prior to obtaining a building permit for a JADU, submission of a completed, signed deed restriction is required, as described by Section 12.90.060.

SECTION 6. Chapter 12.90.060, Occupancy, is hereby amended as follows:

A. An accessory dwelling unit ADU or junior accessory dwelling unit JADU shall not be rented for less than thirty days if permitted after January 1, 2020.

B. A JADU shall require the recordation of a deed restriction that shall run with the land, be filed with the building department, and include both of the following:

1. A prohibition on the sale of the JADU unit separate from the sale of the single- family residence, including a statement that the deed restriction may be enforced against future purchasers; and

2. A restriction on the size and attributes of the JADU that conforms with Government Code Sections 66333–66339.

SECTION 7. Chapter 12.96, Establishment of Districts, is hereby amended as follows:

Chapter 12.96 – ESTABLISHMENT OF DISTRICTS

12.96.010 Established.

The districts established by the provisions of this article are designated as follows:

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4 12.96.060 R-1 Single-family residential district

12.96.070 R-2 Low density residential district

12.96.080 R-3 Medium density residential district

12.96.090 R-4 High density residential district

12.96.100 C-N Neighborhood commercial district

12.96.130 A-R Administrative and research district

12.96.150 M-1 Industrial district

12.96.170 O Open space and conservation district

12.96.180 U Unclassified district

12.96.200 P-D Planned development district

12.96.205 ES Emergency shelter overlay district

12.280.010.A CBD Central business district

12.280.010.B TOD-S TOD-station office

12.280.010.C TOD-1 Medium density mixed-use

12.280.010.D TOD-2 High density mixed-use

12.280.010.E MX-R Multi-use - Residential focus

12.280.010.F CC Civic center

12.190.020.A BRO Bayhill regional office zoning district

12.190.020.B BNC Bayhill neighborhood commercial zoning district

12.190.020.C BR Bayhill residential overlay zoning district

12.190.020.D BMU Bayhill mixed-use overlay zoning district SECTION 8. Section 12.108.010, Required, is hereby amended as follows:

A. An architectural review permit is a discretionary planning permit that enables the city to ensure that new structures and additions are consistent with the General Plan, applicable specific plan goals, policies, design guidelines, and development standards, and will not be detrimental to the public health, safety, or welfare.

B. Quality design of the built environment is in the interest of the community and is the primary purpose of the architectural review permit. The scope of city review is dependent on the scale of the project, and the intent of these regulations is to identify reasonable thresholds to have projects with the greatest potential to impact the greater community to be acted upon at planning commission hearings, and projects with lesser potential chance to impact the greater community to have administrative review.

C. An architectural review permit shall be required for the following:

1. New construction in In the R-1 and R-2 districts, new construction as required by Chapter

12.200.070040 and new buildings, additions, or site, architectural or landscape alterations for non-residential uses;

2. New buildings, additions, or site, architectural or landscape alterations in the R-3, R-4, C- N, A-R, M-1, O, and U districts, in the Mixed Use Zones of CBD, TOD-S, TOD-1, TOD-2, MX-R and CC, and in the Bayhill Specific Plan area;

3. New development plans, new buildings, additions or site, architectural or landscape alterations in a proposed or existing P-D district shall not require an architectural review permit, and shall undergo architectural review through a PD permit or modification to an existing PD permit as set forth in Section 12.96.190(L).

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5 D. No building permits shall be issued for any construction that requires an architectural review permit unless an architectural review permit has been issued by the decision-making authority in accordance with the provisions of this section.

SECTION 9. Section 12.108.015, Decision-making body, is hereby amended as follows:

A. Architectural review permits related to single-family homes or duplexes in the R-1 and R-2 districts shall be acted on by the community development director or planning commission as enumerated in Section 12.200.070.

B. Except as otherwise stated in subsection A, Aarchitectural review permits in all districts other than R-1 and R-2 shall be acted on as follows:

1. The community development director shall be the decision-making body for architectural review permits that include the following:
a. Accessory structures with limited direct visibility from the public right-of-way, or addition(s) less than ten percent of the existing structure and is less than ten thousand sq. ft. cumulatively;
b. Site, architectural or landscaping alterations including, but not limited to, changes in site paving, parking areas, parking lot striping, materials including paint, alterations, additions or elimination of existing doors, windows, awnings and other building elements, and changes to architectural features, such as the building cornice, roof or parapet provided that there is no structural modification, and the addition or removal of ground cover, shrubs, or trees.

2. The planning commission shall be the decision-making body for architectural review permits that include any of the following:
a. New building(s), other than accessory structures with limited direct visibility from the public right-of-way;
b. Addition(s) exceeding ten percent of the existing structure; or c. Addition(s) exceeding ten thousand sq. ft. cumulatively.

SECTION 10. Section 12.132.030, Hearing notices—Use permits, architectural review permits, planned unit permits, variances, appeals, is hereby amended as follows:

A. Whenever an application for any approval, or an appeal from action taken on a matter requiring a public hearing is submitted to the body or person charged with conducting a public hearing thereon, notice of hearing shall be given as follows:

1. by By notice through the United States mail, with postage prepaid using addresses from the latest equalized assessment roll, or alternatively, from such other records of the assessor or tax collector as contain more recent addresses in the opinion of the secretary of such body or person, or and

2. by By both publication at least once in a newspaper of general circulation, published and circulated in the city, and or by posting said notice in at least three conspicuous places close to the property affected.

B. When mailed notice is used, notice shall be given as follows:

1. Applications, as set forth in this article, that require a public hearing shall require a mailed notice be sent, pursuant to this section, to all owners of property within three hundred feet of the exterior boundaries of the property for which an application is being considered,

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6 except for applications for administrative temporary use permits, which shall only require that notice be mailed to persons owning real property adjacent to the exterior boundaries of the property for which the application is being considered, per Section 12.84.030(D)(3);

2. Applications, as set forth in this article, that do not require a public hearing, shall require a mailed notice be sent, pursuant to this section, to all owners of property adjacent to, which shall include across a street, the exterior boundaries of the property for which an application is being considered;

3. Said notices shall be mailed not less than ten or more than thirty days before the scheduled hearing or action date.

C. When posted notice is used, posting shall be on utility poles on both sides of the property frontage and across the street from the subject property.

D. Notices specified in subsections B and C of this section shall specify the type and magnitude of the application to be considered, the place where copies of the application may be reviewed, the time, date and place of hearing and the right to appear and be heard.

SECTION 11. Section 12.280.010.F, Civic Center, is hereby deleted in its entirety:

F.Civic Center (CC). The CC zoning district allows for a high intensity integrated civic center along El Camino Real. The CC zoning district applies to the area occupied by the San Bruno City Hall, Public Library, and Fire and Police Stations. The CC zoning district allows development intensities that support transit use and increased pedestrian activity and promote a high-quality design environment. The P/QP-CC zoning district implements the Public/Quasi-Public land use designation in the General Plan and the Civic Center land use designation in the Transit Corridors Plan.

SECTION 12. Section 12.280.020, Permitted Uses, is hereby amended as follows:

12.280.020 Permitted Uses.

Table 12.280-1 identifies land uses permitted, conducted entirely within an enclosed structure unless otherwise noted, in the mixed-use zoning districts. The regulations for each district are established by letter designations as follows:
"P" designates permitted land uses
"C" designates Use Permit required as set forth in Chapter 12.112 "-" designates land uses that are not allowed
A. Unlisted Uses. The land uses below are defined in Chapter 12.80, Definitions, of the San Bruno Zoning Ordinance. If a specific land use or activity is not defined, the director shall assign the land use or activity to a use type that is substantially similar in character. Use types not listed in the table or not substantially similar to the uses below are prohibited unless the community development director make a written determination that an unlisted proposed use is substantially equivalent to a permitted or conditionally listed use and is permitted if all of the following findings can be made.

1. The use is no greater in density or intensity than other permitted uses in the applicable zoning district;

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7 2. The use is compatible with permitted or conditionally permitted uses in the applicable zoning district;

3. The use will be consistent with the purpose and intent of the applicable zoning district and any applicable adopted specific plan;

4. The use is consistent with applicable goals and policies of the General Plan and any applicable adopted specific plan;

5. The use will not be detrimental to the public health, safety, or welfare.

When the community development director determines that a proposed use is equivalent to a permitted or conditionally permitted listed use, the proposed use shall be treated in the same manner as the listed use with respect to development standards, permits required (including the need for a conditional use permit or any other planning entitlement), and all applicable requirements of the Zoning Ordinance.

B. Conditional Land Uses. Those land uses specified as conditionally permitted uses in this chapter may be permitted subject to approval of a use permit pursuant to Chapter 12.122.

C. Existing Nonconforming Uses.

1. Where a use is classified as a "conditional use" under this chapter and legally exists as a permitted use at the date of the adoption of this chapter, it shall be considered a legal nonconforming use subject to Chapter 12.92.

2. Exemptions. Permitted single-family residential uses made legal nonconforming by adoption of the ordinance codified in this title shall be exempt from the prohibition on expansion of the legal nonconforming use set forth in Section 12.92.020(B)(2).

Table 12.280-1: Permitted Land Uses in Mixed-Use Zoning Districts Land Uses CBD TOD-
S
TOD-
1 TOD-
2 CC MX-R
Residential Uses
Duplex Homes, Mobile Home Parks,
Single-Family Homes
- - - - - -
Boardinghouse C [1] C C C - C
Live/Work C P P P - P
Multifamily Homes P [1] P P P P
Residential Care Facilities, Small P [1] P P P - P
Residential Care Facilities, Large P [1] P P P - P
Accessory Dwelling Units P P P P - P
Public and Quasi-Public Uses
Cemeteries [1] - - - - - -
Colleges and Universities; Schools; and
Trade and Vocational Schools
C [2] C C C - -
Community Facilities, Public C C - C C C

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8 Land Uses CBD TOD-
S
TOD-
1 TOD-
2 CC MX-R
Community Facilities, Private C C - C - C
Community Garden [1] P P P P P P
Day Care Center C P P P - P
Emergency Shelters - P [7] P [7] P [7] - -
Home Day Care, Small P [1] P P P - P
Home Day Care, Large P [1] P P P - P
Hospitals - C C C - -
Nursing and Convalescent Homes - C C C - -
Parks and Recreational Facilities
(Public) [1]

P P P P P P
Parks and Recreational Facilities
(Private) [1]

C C C C C C
Places of Worship C C C C - C
Public Safety Facilities -P -P -P -P P -P
Public Maintenance Facilities [1] - - - - - -
Social Services and Charitable
Institutions

C C C C - -
Commercial Uses
Adult Businesses (12.84.040) - - - C [5] - -
Amusement Game Centers (12.84.060) C C C C - C
Banks & Other Financial P P P P - P
Bars, Nightclubs and Lounges C p-
[5]
C [5] C [5] C [5] - C [5]
Business Services P [2] P P P - P
Cannabis Retailer - - C [4] C [4] - C [4]
Cardroom (12.84.050) C [5] - - C [5,
6]
- C [5, 6]
Check Cashing Establishments - - - C - -
Commercial Recreation and
Entertainment

C C C C - C
Drive-Through Facilities - - - C [5] - C [5]
Firearm Dealers - - - - - -
Gas and Service Stations [1] - - - C -
Health and Exercise Clubs C C C C - C
Hotels and Motels C P P P - P
Office P [2] P P P P P
Outdoor Dining [1] P P P P - P
Personal Services, Downtown Focus P P P P - P
Personal Services, Instructional Focus C C P P - P
Personal Services, General - C P P - P
Personal Storage - - - - - -
Pet Boarding Overnight - - C C - -

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9 Land Uses CBD TOD-
S
TOD-
1 TOD-
2 CC MX-R
Pet Day Care Facility C C P P - -
Research and Development P [2] P P P - P
Retail Sales and Services P [3] P P P - C
Restaurants P [3] P P P - P
Vehicle Sales and Rental [1] - - - C - -
Vehicle Repair and Maintenance - - - - - -
Industrial Uses
Construction, Maintenance, and Repair
Services; Heavy Equipment Sales and
Rental; Lumberyards; Manufacturing
and Processing (Light and General);
Warehousing, Wholesaling, and
Distribution
- - - - - -
Transportation, Communication, and Utilities Uses
Alternative Energy Structures [1] C C C C C C
Ground Transportation Provider - - - - - -
Parking Lots, Commercial [1] - - - - - -
Parking Structures, Commercial [1] C C C C - C
Recycling Collection Facilities - C C C - C
Recycling Processing Facilities - - - - - -
Transportation Terminals - P - - - -
Utilities, Major [1] C C C C C C
Utilities, Minor [1] P P P P P P
Notes:
[1] Permitted on upper floors; permitted on ground floor only if located along a side street without frontage along San Mateo Avenue. Permitted as an indoor and/or outdoor use. [2] Permitted on upper floors only.
[3] Permitted on ground floors only.
[4] Subject to obtaining the necessary permits pursuant to Chapters 4.70 and 12.300. [5] Requires planning commission action.
[6] Only permitted along El Camino Real and San Mateo Avenue. [7] Pursuant to performance standards as set forth in Section 12.96.205.E.

SECTION 13. Section 12.280.030.B, Development Standards, is hereby amended as follows:

B. Building Form and Placement. Table 12.280-2 identifies building form and placement standards in the Mixed-use zoning districts. Letters A, B, C, and D in the table refer to Figure 12.280-1.

Table 12.280-2 Mixed-Use Zoning District Standards

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10 CBD TOD-S TOD -1 TOD-2 CC MX-R
Height (A)
Minimum
Height None None / 60
feet [1] None
Maximum
Height [2] 55 feet 65 feet / 90
feet [1] 65 feet 70 feet 70 feet 50 feet
Minimum
Stories None None / 4
stories [1] None
Maximum
Stories 4 5 stories / 7
stories [1] 5 5 5 3
Maximum FAR
Parcels
less than
20,000 sq.
ft.

2.0 2.0 2.0 2.0 2.0 2.0
Parcels
20,000 sq.
ft. or
greater
None
Residential:

3.0 Nonresidential:

0.6 Residential
Density None

40.0 dwelling
units per acre
[3]
Setbacks
Front (B)
Minimum
10 feet [4] 5 feet minimum, 10 feet average [5, 6] 15 feet [5] 5 feet
minimum, 10
feet average
[5, 6]
Street Side 5 feet 10 feet 5 feet
Interior
Side None
Rear (C) None
Rear if
Adjacent to
R-1 or R-2
District [7]
10 feet
Minimum Stepbacks (D)
Facing
Corridor
Street [8]
15 feet
above 4th
story
15 feet
above 4th
story
15 feet
above 4th
story
Adjacent to
R-1 or R-2
District
15 feet
above 3rd
story 15 feet
above 3rd
story
15 feet
above 3rd
story 15 feet
above 3rd
story
15 feet
above 3rd
story
None
Minimum
Required
Open
Space
40 sq. ft. of private or common open space per residential unit [9] Notes:
[1] East of San Mateo Ave/West of San Mateo Avenue.

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11 [2] A 10-foot increase in building heights may be permitted for use of dormers, cupolas and similar architectural features with an architectural review permit. [3] Projects that undertake public right-of-way streetscape improvements in accordance with criteria established by the city are eligible for a discretionary bonus of up to 8.0 units per acre. [4] In the CBD, the 10-foot setback is measured from edge of curb, and the combined width of the sidewalk and setback must equal at least 10 feet. Development projects that provide a combined 15-foot setback measured from edge of curb including the width of the sidewalk and setback may request a 25% reduction in the required amount of open space at the discretion of the decision-making body.
[5] Front setback must be pedestrian-oriented and contain semi-public amenities such as courtyards or outdoor seating areas.
[6] The average front setback shall equal the square footage resulting from multiplying the required average setback of the zone by the averageable width. The averageable width shall be the length of the property frontage. Residential ground-floor entry stoops may project into the setback area but must be set back at least 2 feet from the back of sidewalk. Window bays, balconies, and another architectural features may project into the average setback by 4 feet. [7] Adjacent means directly abutting, having a boundary or property line(s) in common or bordering directly, or contiguous to. For the purposes of this chapter, if the subject property is adjacent to a right-of-way, but a parcel with R-1 or R-2 zoning exists directly across the right-of- way at a 90 degree angle to the subject property line, it shall be considered adjacent to the R-1 or R-2 Districts despite the intervening right-of-way.
[8] Corridor Streets include San Mateo Avenue, El Camino Real, San Bruno Avenue, and Huntington Avenue.
[9] A combination of private and common outdoor open space may be provided assuming that a minimum of 40 square feet total open space is provided per unit. Private outdoor space shall not be less than 6 feet in any dimension and may be provided in the form of a porch, balcony, deck, patio, or fenced yards. Common outdoor space shall be located behind or within buildings as courtyards, and/or screened from street view by plant materials, elevation changes, and/or other techniques as appropriate.

SECTION 14. Section 12.300.090, Cannabis Retailers, is hereby amended as follows:

A. A cannabis retailer shall have a building with a main entrance that is clearly visible from the public street, sidewalk, or public parking lot. Inside of the main entrance, there shall be a lobby or other receiving area satisfactory to the city to receive persons into the site and to verify whether they are allowed in the retail customer areas. All entrances into the building shall be secured at all times with entry controlled by the cannabis retailer's managers and staff.

B. If the cannabis retailer will conduct sales by delivery, each building shall have an area designed for the secure transfer of cannabis from the business to the delivery vehicle.

Delivery drivers shall be accompanied by a security escort during the transfer of cannabis from the business to the delivery vehicle.

C. Each building that will be used for storing cannabis or cannabis products as part of cannabis retailer shall have adequate storage space separated from the main entrance and lobby, and shall be secured by a lock accessible only to managers and staff of the cannabis retailer.

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12 D. Cannabis retailers shall verify the age and all necessary documentation of each individual to ensure the customer is not a juvenile is qualified to purchase cannabis goods, as set forth by subsections (1) and (2). Cannabis retailers shall verify that all customers are twenty-one years of age or older for the purchase of cannabis or cannabis products.

1. A licensed retailer shall only sell adult-use cannabis goods to individuals who are at least twenty-one years of age after confirming the customer's age and identity by inspecting a valid form of identification provided by the customer as required by subsection (3) of this section.

2. A licensed retailer shall only sell medicinal cannabis goods to individuals who are at least eighteen years of age and possess a valid physician's recommendation after confirming the customer's age, identity, and physician's recommendation as required by subsection (3) of this section.

3. Acceptable forms of identification include the following: (a) A document issued by a federal, state, county, or municipal government, or a political subdivision or agency thereof, including, but not limited to, a valid motor vehicle operator's license, that contains the name, date of birth, height, gender, and photo of the person; (b) A valid identification card issued to a member of the Armed Forces that includes the person's name, date of birth, and photo; or (c) A valid passport issued by the United States or by a foreign government.

E. Individuals must show their government-issued identification in order to gain access into the cannabis retailer. A cannabis retailer shall only sell cannabis and cannabis products to individuals who are at least twenty-one years of age.

F. Cannabis retailers may have only that quantity of cannabis and cannabis products to meet the daily demand readily available for sale on site in the retail sales area of the cannabis retailer. Additional product may be stored in a secured, locked area to which customers, vendors, and visitors shall not have access.

G. All restroom facilities shall remain locked and under the control of management.

H. The cannabis retailer shall notify patrons of the following through posting of a sign in a conspicuous location:

1. Secondary sale, barter or distribution of cannabis is a crime and can lead to arrest.

2. Loitering on and around the cannabis retailer is prohibited by California Penal Code Section 647(e) and patrons must immediately leave the site after purchasing cannabis or cannabis goods and not consume cannabis in the vicinity of the cannabis retail site or on the property or in the parking lot.

3. A warning that patrons may be subject to prosecution under federal cannabis laws.

4. That the use of cannabis may impair a person's ability to drive a motor vehicle or operate machinery.

I. Cannabis retailers shall only serve customers who are within the permitted premises, or at a delivery address that meets the following requirements:

1. The sale and delivery of cannabis goods shall not occur through a pass-through window or a slideout tray to the exterior of the premises.

2. Cannabis retailers shall not operate as or with a drive-in or drive-through at which cannabis goods are sold to persons within or about a motor vehicle.

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13 3. No cannabis goods shall be sold and/or delivered by any means or method to any person within a motor vehicle, except retailers may be allowed to provide curbside pickup subject to specific security procedures in the operations plan, to the satisfaction of the police chief.

4. All cannabis goods sold by a retail business shall be contained in child-resistant packaging.

J. Cannabis retailers shall record point-of-sale areas and areas where cannabis goods are displayed for sale on the video surveillance system. At each point-of-sale location, camera placement must allow for the recording of the facial features of any person purchasing or selling cannabis goods, or any person in the retail area, with sufficient clarity to determine identity.

K. Prior to commencing delivery operations, a cannabis retailer shall provide the following information to the city:

1. Proof of ownership of the vehicle or a valid lease for any and all vehicles that will be used to deliver cannabis or cannabis products.

2. The year, make, model, color, license plate number, and numerical Vehicle Identification Number (VIN) for any and all vehicles that will be used to deliver cannabis goods.

3. Proof of insurance for any and all vehicles being used to deliver cannabis goods.

4. The cannabis retailer shall provide the city with the information required by this section in writing for any new vehicle that will be used to deliver cannabis goods prior to using the vehicle to deliver cannabis goods. The cannabis retailer shall provide the city with any changes to the information required by this section in writing within thirty calendar days.

SECTION 15. California Environmental Quality Act (CEQA). The adoption of this ordinance is categorically exempt from environmental review pursuant to Title 14 of the California Code of Regulations, Sections 15061(b)(3), 15162, 15282(h), and 15378 (b)(5), in that they are within the scope of previous Environmental Impact Reports for the Transit Corridors Plan or are miscellaneous amendments to the Municipal Code that could not otherwise have the potential for causing a significant effect on the environment.

SECTION 16. Severability. If any provision, clause, sentence or paragraph of this chapter or the application thereof to any person or circumstances shall be held invalid, such invalidity shall not affect the other provisions of this chapter which can be given effect without the invalid provision or application, and to this end the provisions of this chapter are declared to be severable.

SECTION 17. Effective Date. This Ordinance shall take effect thirty (30) days from and after the date of its adoption.

SECTION 18. Publication. The City Clerk shall certify to the adoption of this ordinance and shall cause a summary thereof to be published in a newspaper of general circulation at least five (5) days prior to the meeting at which the proposed ordinance is to be adopted and shall post a certified copy of the proposed ordinance in the office of the City Clerk, and within fifteen (15) days of its adoption, shall cause a summary of it to be published, including the vote for and against the same, and shall post a certified copy of the adopted ordinance in the office of the City Clerk, in accordance with California Government Code Section 36933.

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14 _______________________________
ATTEST: Rico E. Medina, Mayor ______________________________
Lupita Huerta, City Clerk
APPROVED AS TO FORM:

_______________________________
Trisha Ortiz, City Attorney
---oOo---
I, hereby certify that the foregoing Ordinance No. ____ was introduced at a regular meeting of the San Bruno City Council on July 22, 2025, and adopted by the San Bruno City Council at a regular meeting on _________, 2025, by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

_______________________________
Lupita Huerta, City Clerk

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1 ORDINANCE NO. _______

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN BRUNO AMENDING ARTICLE III (ZONING) OF TITLE 12 (LAND USE) OF THE MUNICIPAL CODE TO

CLEAN UP, CLARIFY, AND SIMPLIFY REGULATIONS, AND FINDING SUCH ACTION

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
WHEREAS, the Legislature of the State of California has, in Government Code Sections 65302, 65560, and 65800, conferred upon local governments the authority to adopt regulations designed to ensure the public health, safety, and general welfare of its citizenry; and WHEREAS, it is in the public interest for the City of San Bruno (City) to establish reasonable, up-to-date, and comprehensive development standards and regulations; and WHEREAS, the proposed Municipal Code Amendment will not be detrimental to the health, safety, morals, comfort and general welfare of the citizens of San Bruno; and WHEREAS, on August 27, 2024, the City Council adopted an amended 2023-2031 Housing Element, which includes numerous implementation actions to improve local housing conditions, including Program 10.h, which requires amendments to the Central Business District (CBD) Zone to allow ground-floor residential uses; and
WHEREAS, the proposed San Bruno Municipal Code Amendments will be consistent with the City of San Bruno’s adopted General Plan and Specific Plans, unless otherwise amended by City Council Resolution 2025-___; and
WHEREAS, the Municipal Code Amendments to amend Title 12 were reviewed by the Planning Commission at a duly noticed public hearing on July 9, 2025. At the conclusion of the public hearing, the Planning Commission adopted Resolution No. 2025-02 recommending that the City Council adopt the Municipal Code Amendments, with the exception of the proposed amendments to Municipal Code Section 12.300.110.F.4 regarding business identification signage for cannabis retailers; and
WHEREAS, on July 22, 2025, the City Council held a duly-noticed public hearing on the proposed Municipal Code Amendments and on said date the public hearing was opened, held, and closed and the Ordinance was introduced.

NOW, THEREFORE, the City Council of the City of San Bruno does ordain as follows:

SECTION 1. Recitals. The above recitals are incorporated as though set forth in this section.

SECTION 2. Editorial guidance. The following non-substantive editorial style is used.

Words that are underlined are additions; words with a line through are deleted; and words in [brackets] are instructions for the Code publisher and which instructions are not to be published in the City’s Code unless worded as an “editor’s note.” Numbers in [brackets] within and following tables are footnotes, and are not Code publisher instructions. 308 of 351 ATTACHMENT 4
2 In addition, the Code publisher will arrange definitions and other changes alphabetically to conform to the Code’s current style and will, as needed, re-order numbering and lettering changes caused by these amendments. The City Clerk and the City Attorney are authorized to work with the Code publisher to effectuate non-substantive amendments to ensure consistency as to form and style of the Code.

Further, the Code publisher is directed to substitute the name of an office and/or position wherever possible rather than use a gender pronoun without further or formal amendments.

SECTION 3. Section 12.84.030(B)(3), Temporary uses, is hereby amended as follows:

1. An application for a temporary use permit shall be made under this subsection shall conform to the requirements specified in Sections 12.76.060 (Payment of fees required),

12.78.010 (Planning application completion and close out due to inactivity), and

12.112.020 (Application and plans), and the application shall be made at least sixty days in advance of the intended commencement date of the temporary use.

4. The community development director shall grant a temporary use permit under this subsection D only if the director makes the findings required by Section 12.112.050(B).

5. The applicant or any other interested party may appeal the community development director's action on the temporary use permit to the planning commission. Appeals shall

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SECTION 5. Section 12.90.040, Permitting procedures, is hereby amended as follows:

SECTION 6. Chapter 12.90.060, Occupancy, is hereby amended as follows:

A. An accessory dwelling unit ADU or junior accessory dwelling unit JADU shall not be rented for less than thirty days if permitted after January 1, 2020.

B. A JADU shall require the recordation of a deed restriction that shall run with the land, be filed with the building department, and include both of the following:

1. A prohibition on the sale of the JADU unit separate from the sale of the single- family residence, including a statement that the deed restriction may be enforced against future purchasers; and

2. A restriction on the size and attributes of the JADU that conforms with Government Code Sections 66333–66339.

SECTION 7. Chapter 12.96, Establishment of Districts, is hereby amended as follows:

Chapter 12.96 – ESTABLISHMENT OF DISTRICTS

12.96.010 Established.

The districts established by the provisions of this article are designated as follows:

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4 12.96.060 R-1 Single-family residential district

12.96.070 R-2 Low density residential district

12.96.080 R-3 Medium density residential district

12.96.090 R-4 High density residential district

12.96.100 C-N Neighborhood commercial district

12.96.130 A-R Administrative and research district

12.96.150 M-1 Industrial district

12.96.170 O Open space and conservation district

12.96.180 U Unclassified district

12.96.200 P-D Planned development district

12.96.205 ES Emergency shelter overlay district

12.280.010.A CBD Central business district

12.280.010.B TOD-S TOD-station office

12.280.010.C TOD-1 Medium density mixed-use

12.280.010.D TOD-2 High density mixed-use

12.280.010.E MX-R Multi-use - Residential focus

12.280.010.F CC Civic center

12.190.020.A BRO Bayhill regional office zoning district

12.190.020.B BNC Bayhill neighborhood commercial zoning district

12.190.020.C BR Bayhill residential overlay zoning district

12.190.020.D BMU Bayhill mixed-use overlay zoning district SECTION 8. Section 12.108.010, Required, is hereby amended as follows:

C. An architectural review permit shall be required for the following:

1. New construction in In the R-1 and R-2 districts, new construction as required by Chapter

12.200.070040 and new buildings, additions, or site, architectural or landscape alterations for non-residential uses;

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SECTION 9. Section 12.108.015, Decision-making body, is hereby amended as follows:

B. Except as otherwise stated in subsection A, Aarchitectural review permits in all districts other than R-1 and R-2 shall be acted on as follows:

SECTION 10. Section 12.132.030, Hearing notices—Use permits, architectural review permits, planned unit permits, variances, appeals, is hereby amended as follows:

B. When mailed notice is used, notice shall be given as follows:

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3. Said notices shall be mailed not less than ten or more than thirty days before the scheduled hearing or action date.

C. When posted notice is used, posting shall be on utility poles on both sides of the property frontage and across the street from the subject property.

SECTION 11. Section 12.280.010.F, Civic Center, is hereby deleted in its entirety:

SECTION 12. Section 12.280.020, Permitted Uses, is hereby amended as follows:

12.280.020 Permitted Uses.

1. The use is no greater in density or intensity than other permitted uses in the applicable zoning district;

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7 2. The use is compatible with permitted or conditionally permitted uses in the applicable zoning district;

3. The use will be consistent with the purpose and intent of the applicable zoning district and any applicable adopted specific plan;

4. The use is consistent with applicable goals and policies of the General Plan and any applicable adopted specific plan;

5. The use will not be detrimental to the public health, safety, or welfare.

B. Conditional Land Uses. Those land uses specified as conditionally permitted uses in this chapter may be permitted subject to approval of a use permit pursuant to Chapter 12.122.

C. Existing Nonconforming Uses.

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P P P P P P
Parks and Recreational Facilities
(Private) [1]

C C C C C C
Places of Worship C C C C - C
Public Safety Facilities -P -P -P -P P -P
Public Maintenance Facilities [1] - - - - - -
Social Services and Charitable
Institutions

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SECTION 13. Section 12.280.030.B, Development Standards, is hereby amended as follows:

B. Building Form and Placement. Table 12.280-2 identifies building form and placement standards in the Mixed-use zoning districts. Letters A, B, C, and D in the table refer to Figure 12.280-1.

Table 12.280-2 Mixed-Use Zoning District Standards
CBD TOD-S TOD -1 TOD-2 CC MX-R
Height (A)

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10 CBD TOD-S TOD -1 TOD-2 CC MX-R
Minimum
Height None None / 60
feet [1] None
Maximum
Height [2] 55 feet 65 feet / 90
feet [1] 65 feet 70 feet 70 feet 50 feet
Minimum
Stories None None / 4
stories [1] None
Maximum
Stories 4 5 stories / 7
stories [1] 5 5 5 3
Maximum FAR
Parcels
less than
20,000 sq.
ft.

2.0 2.0 2.0 2.0 2.0 2.0
Parcels
20,000 sq.
ft. or
greater
None
Residential:

3.0 Nonresidential:

0.6 Residential
Density None

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11 [3] Projects that undertake public right-of-way streetscape improvements in accordance with criteria established by the city are eligible for a discretionary bonus of up to 8.0 units per acre. [4] In the CBD, the 10-foot setback is measured from edge of curb, and the combined width of the sidewalk and setback must equal at least 10 feet. Development projects that provide a combined 15-foot setback measured from edge of curb including the width of the sidewalk and setback may request a 25% reduction in the required amount of open space at the discretion of the decision-making body.
[5] Front setback must be pedestrian-oriented and contain semi-public amenities such as courtyards or outdoor seating areas.
[6] The average front setback shall equal the square footage resulting from multiplying the required average setback of the zone by the averageable width. The averageable width shall be the length of the property frontage. Residential ground-floor entry stoops may project into the setback area but must be set back at least 2 feet from the back of sidewalk. Window bays, balconies, and another architectural features may project into the average setback by 4 feet. [7] Adjacent means directly abutting, having a boundary or property line(s) in common or bordering directly, or contiguous to. For the purposes of this chapter, if the subject property is adjacent to a right-of-way, but a parcel with R-1 or R-2 zoning exists directly across the right-of- way at a 90 degree angle to the subject property line, it shall be considered adjacent to the R-1 or R-2 Districts despite the intervening right-of-way.
[8] Corridor Streets include San Mateo Avenue, El Camino Real, San Bruno Avenue, and Huntington Avenue.
[9] A combination of private and common outdoor open space may be provided assuming that a minimum of 40 square feet total open space is provided per unit. Private outdoor space shall not be less than 6 feet in any dimension and may be provided in the form of a porch, balcony, deck, patio, or fenced yards. Common outdoor space shall be located behind or within buildings as courtyards, and/or screened from street view by plant materials, elevation changes, and/or other techniques as appropriate.

SECTION 14. Section 12.300.090 Cannabis retailers is hereby amended as follows:

B. If the cannabis retailer will conduct sales by delivery, each building shall have an area designed for the secure transfer of cannabis from the business to the delivery vehicle.

Delivery drivers shall be accompanied by a security escort during the transfer of cannabis from the business to the delivery vehicle.

D. Cannabis retailers shall verify the age and all necessary documentation of each individual to ensure the customer is not a juvenile is qualified to purchase cannabis goods, as set forth

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12 by subsections (1) and (2). Cannabis retailers shall verify that all customers are twenty-one years of age or older for the purchase of cannabis or cannabis products.