2025 Downtown Pulse Survey Results
January 27, 2026Brian Adam, Assistant to the City Manager AGENDA
I. Objective
II. Background
III. Survey Summary
I. Demographics
II. Ranking Responses
III. Open Responses
IV. Recommendation
V. Questions
2 OBJECTIVE
• Provide City
Council a
summary of the
2025 Downtown
Pulse Survey
results
3 BACKGROUND
Sep. 9, 2025
– Council
creates an
Ad Hoc
committee
on
Downtown
Engagement
Dec. 2025 –
committee
informs City
Manager’s
Office they
would like to
conduct a
survey
Dec. 10,
2025 – City
launches
Downtown
Pulse survey
4 5
$0
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
$1,400,000
San Bruno Sales Tax Revenue in Select Areas (FY16 - FY25) Town Center Bayhill San Mateo Avenue
6 $0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
2024-Q1 2024-Q2 2024-Q3 2024-Q4 2025-Q1 2025-Q2 2025-Q3 Sales Tax Revenue by Area (Calendar Year 2024 Q1 - 2025 Q3) Town Center Shops at Tanforan Bayhill San Mateo Avenue
INVESTMENTS IN SAN MATEO
AVENUE SINCE FY 2020-21
Item Category Est. Cost to Date (since FY21)
1st Thursdays Downtown Activation $17,000
Banners (equipment) Beautification $5,213
Banners (labor) Beautification $19,218
Centennial Plaza Cleaning Cleaning/Maintenance $12,000
Centennial Plaza Revamp Beautification $1,558,477
Downtown beautification project Beautification $648,507 Downtown cleaning (equipment) Cleaning/Maintenance $145,739 Downtown cleaning (labor) Cleaning/Maintenance $86,123
Downtown Weed Abatement Cleaning/Maintenance $2,000
Holiday Tree and Lighting Downtown Activation $40,000
Posy Park Cleaning Cleaning/Maintenance $6,000
Posy Park Improvements Beautification $835,000
Sidewalk pressure washing Cleaning/Maintenance $581,000 Streetlight repairs Cleaning/Maintenance $5,000
TOTAL $3,961,277 7
SURVEY SUMMARY
8 DEMOGRAPHICS
• 359 total responses
• 65 duplicates
• 294 unique answers
• 85 provided open
responses
• 63% of respondents
were women
9 Under 18, 2, 1% ages 18-24, 10, 3%
ages 25-34, 21, 7%
ages 35-44, 76,
26%
ages 45-54, 74,
25%
ages 55-64, 42,
14%
65 and older, 69,
24%
Age of survey respondents
10 0
10 20
30 40
50 60
70 80
Under 18 ages 18-24 ages 25-34 ages 35-44 ages 45-54 ages 55-64 65 and older Gender of respondents by age range
Man Prefer not to say Woman
11 0%
10%
20%
30%
40%
50%
60%
70%
80%
Bayhill Outside San
Bruno
Town Center Shops at
Tanforan
San Mateo
Avenue
Somewhere Else Camino Plaza
Shopping area by preference
% first % second % third
12 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Cleaner or better maintained
More high quality restaurants
Better aesthetics
Variety of restaurants and cafes
More large-scale retail options
Easier to access via car
More community events
More late-night entertainment
Easier via bike / walking
More recreation activities for youth
Easier via bus or public transit
Most important for enhancing San Mateo Avenue
13 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Cleaner or better maintained
More high quality restaurants
Better aesthetics
Variety of restaurants and cafes
More large-scale retail options
Easier to access via car
More community events
More late-night entertainment
Easier via bike / walking
More recreation activities for youth
Easier via bus or public transit
Most important for enhancing San Mateo Avenue
14 209, 71%
41, 14%
18, 6%
12, 4%
7, 3% 4, 1% 2, 1% 1, 0%
Downtown Pulse 2025, Open Answer Responses
No response
Metered Parking
Better businesses
Beautification/ambiance
More/better events
Safety
Accessibility
Survey issue
15 209, 71%
41, 14%
18, 6%
12, 4%
7, 3% 4, 1% 2, 1% 1, 0%
Downtown Pulse 2025, Open Answer Responses
No response
Metered Parking
Better businesses
Beautification/ambiance
More/better events
Safety
Accessibility
Survey issue
OPEN RESPONSE HIGHLIGHTS
• Paid parking
• Mix of businesses and
vacancies
• Visual appeal,
ambiance, cleanliness
• Activation and
community life
• Safety and comfort
16 NEXT STEPS
• Staff will communicate
changes made to parking
• Staff will communicate
investments made, plans
underway, and highlight
rental opportunities
17 RECOMMENDATION
• Receive the 2025
Downtown Pulse
Survey Results
18 19
QUESTIONS?
Proclamation Recognizing February 2026 as
Black History Mont
Planning Commission Update
January 27, 2026
City Council Regular Meeting
Auros Harman
Chair, Planning Commission
OBJECTIVE
Brief Council on Planning Commission activities
from the past year.
2 BACKGROUND
• Shift in Planning Commission priorities
More planning, less project review
ARC no longer exists
Many other cities taking similar steps
Partly state law
Partly evolving understanding of local needs
Council adopted reform to expedite permits for small projects 3 DISCUSSION
• Most important Planning Commission meetings in the past year were joint meetings with Council, shaping our approach to long- term goals
Housing Element targets
County and State funding sources (like MTC TOC program) Tanforan project
• Capital Improvements review in May
• Amendment to TCP in July
• Further study sessions on MTC and Economic development in August and September.
• Expect 2026 agenda to include attention to General Plan. 4 DISCUSSION
• 21Elements Training
Chair Harman and Commissioner Lethin attended First/Last Mile Transportation session in April
Interesting discussion of Millbrae / Burlingame program, which S.B. may join?
Grand Boulevard program continues to drag on slowly
(Caltrans cooperation is a sticking point for reform)
5 Upcoming Items for Planning
Commission Review in 2026
170 San Bruno Avenue (57-unit multifamily housing)
271 El Camino Real (35-unit multifamily housing + 2 ADUs) Safety Element Update
Climate Action Plan
Tanforan
Zoning Code Clean-up Amendments
6 QUESTIONS?
7 COMMUNITY FACILITIES
DISTRICT FOR HIGHLANDS
PROJECT
January 27, 2026
CITY COUNCIL MEETINGRoscoe Mata
Planning Manager
AGENDA
I. Objective
II. Background
III. Discussion
IV. Recommendation
V. Questions
2 OBJECTIVE
Adoption of a resolution authorizing the formation of a Community Facilities District (CFD) for “The Highlands” project.
3 BACKGROUND
May 21, 2024
Planning
Commission
approved a 58-
unit townhouse
project (“The
Highlands”)
4 DISCUSSION
CMFA – California Municipal Finance Authority
CFD – Community Facilities District
BOLD – Bond Opportunities for Land Development Program Offered by CMFA for financing of housing development
(Mello Roos (CFD) bonds)
5 DISCUSSION
City Ventures applying to
CMFA to use the BOLD
Program to fund
development impact fees for
“The Highlands” project
Future homeowners would
have an extra line on their
property tax
Income-restricted units will
be exempt from the CFD
special tax
6 RECOMMENDED ACTION
• Hold a Public Hearing Regarding the California Municipal Finance Authority (“CMFA”) Bond Opportunities for Land
Development (“BOLD Program”) and Consider Adoption of a Resolution Authorizing Use of the Bond Opportunities for Land Development (“BOLD”) Program and Authorizing the California Municipal Finance Authority to Accept an Application from City Ventures for its Project Known as “The Highlands”, to Conduct Proceedings and Levy Special Taxes Within the Territory of City of San Bruno Pursuant to the Mello-Roos Community Facilities Act of 1982, as Amended, for Such Project; and Authorizing Related Actions
7 CONSULTANT AGREEMENT FOR
LAND USE, HOUSING AND ECONOMIC
DEVELOPMENT INITIATIVE
JANUARY 27, 2026
CITY COUNCIL AND PLANNING COMMISSION
OBJECTIVE
2 Recap the City Council and Planning Commission on the Land Use, Housing, and Economic Development
Initiative
Introduce the PlaceWorks team
DESIRED OUTCOME OF TCP
3 Redefine San Bruno
Improve the public and private realms to transform the
community
Facilitate new development and renovation through
private investment
Take advantage of transit-oriented development
opportunities given the Caltrain station, proximity to San Francisco, SFO, and Silicon Valley
Continue to evolve San Bruno as an increasingly attractive destination for residents, visitors, and businesses
TCP CONSULTANT RECOMMENDATIONS
4 Project Value
Land Cost
Direct Costs
Soft Costs
Profit/Return
VALUE COSTS
Raise Height Limit s:
Allow up to 8 stories
across TCP
Remove or Relax FAR
Caps : Use height to
regul ate densi ty.
Remove Parking
Minimums: R ei nforce
A B 2097
Ease Setbacks
Requirements:
Espe cially for parce ls
under 50 feet deep
Relax Open Space
Requirements :
Espe cially on small
sit e s
City Actions to
Increase Project Value
Fee Waivers /
Reductions
Relax Inclusionary
( Affordable Housing)
Requirements
St reamline
Development
Approvals and
Permit t ing
City Actions to
Reduce Soft Costs
5 Southern Section of Inset Map
OVERVIEW
6 Combined
Land Use,
Housing, and
Economic
Development
Initiative
Economic
Development
Opportunities
Adopted Plans
with Limited
Results
Housing
Opportunities
Housing
Element
Programs
Ordinance No. 1284 (1977)
City Council
Priority FY24-25
TCP Financial
Assessment
Update TCP
Update neighborhood land
uses and zoning
Complete an EIR
2028 ballot measure
Update TCP
Complete an EIR
2028 ballot measure
Single combined effort to
Update GP land uses
Expand/update TCP and Bayhill
Update other zoning
Do a single EIR
Do a single 2028 ballot measure
Strengthen the
City’s Fiscal
Health
7 Make San Bruno more attractive for real estate investments Amend land use, housing and economic development policies, standards and processes to support desired development
Successfully revise Ordinance No. 1284 by generating business and community support for these policy changes
Establish funding mechanisms for major public streetscape and infrastructure improvements
Establish funding mechanisms for ongoing service costs from new development
GOALS AND OBJECTIVES
8 Policy and Regulation Updates
Environmental Review
Business and Community Engagement
Ballot Measure and Polling
Funding Mechanisms and Incentives
Internal Process Improvements
STRATEGY
STRATEGY AND TIMELINE
92025 2026 2027 2028
Initiation Consultant
Selection
Develop Funding Mechanisms and Incentives
Potential
2026
Measure
Polling, Ballot
Measure Preparation
2028
Measure
(if needed)
Polling, Ballot Measure
Preparation (if needed)
Conduct Business and Community Engagement
Prepare Environmental Review (EIR)
Develop Policy and Regulation Changes
Develop Internal Process Improvements
Identify Issues Develop Solutions Implementation
PLACEWORKS INTRODUCTION
• Key Staff:
JOANNA JANSEN, AICP, LEED AP,
Managing Principal
CAREY STONE, Senior Associate
10 EPS (Fiscal Analysis),
Partners in Public Innovation (Development Process
Assessment)
• Key Subconsultant Team Members:
NEXT STEPS
• Encourage CC to consider this initiative to be a City Council priority for FY26-27
Not just a planning exercise
Significant community engagement
Establish funding for public investment
Overhaul the development review process
Sense of urgency
• Next steps will be internal staff kickoff
• Regular updates for PC and CC
11 RECOMMENDATION
• Conduct a Joint City Council/Planning Commission Session to Receive an Introduction to PlaceWorks for the Land Use, Housing, and Economic Development Initiative, and
• For City Council to Consider Adoption of a Resolution Authorizing the City Manager to Execute a Standard Agreement for Consultant Services with PlaceWorks to Prepare a Land Use, Housing, and Economic Development Initiative and Determining the Action is Exempt Under the California Environmental Quality Act
12 2025 HOUSING ELEMENT UPDATE
AND ANNUAL PROGRESS REPORT
JANUARY 27, 2026
JOINT CITY COUNCIL/PLANNING COMMISSION
2025 HOUSING ELEMENT ANNUAL UPDATE
• Third year of eight year cycle
• Last annual update was a joint
session on March 19, 2025
Update
• Highlights
• Priorities for 2026
• Annual Progress Report (APR)
2 2025 HIGHLIGHTS
3 Highlight CC PC Staff
1. Impact fee deferral – Municipal Code Amendment (10b)
2. Launch of Land Use, Housing, and Econ. Dev. Initiative (4f, 5a)
3. Amendments to Central Business District zoning (10h)
4. Outreach materials to faith-based organizations (8h)
5. MOU for Multi-jurisdictional Nexus Study (6b)
6. Launch of Environmental Justice Element (17a)
7. No Net Loss reporting (8b)
8. New Housing Element webpage and dashboard
9. Review, processing and inspections for new housing units 2026 PRIORITIES
4 Priority CC PC Staff
1. Land Use, Housing, and Economic Development Initiative
2. Environmental Justice Element
3. Affordable Housing Fund
4. Continued review, processing, inspections for new units
5. Continued operational Housing Element implementation
RHNA UNITS
5 Income Level RHNA Permitted
Units
Projected
Units
Remaining
Units
Very Low 704 61 43 600
Low 405 486 44 0
Moderate 573 56 67 450
Above
Moderate 1,483 26 1,030 427
Total Units 3,165 629 1,184 1,477
REGIONAL PROGRESS
6 Income Level RHNA % of RHNA
Achieved 2023-24
% of RHNA
Achieved with
2025 APR
ABAG 441,176 8.6% Unknown
San Mateo
County 47,687 7.6% Unknown
San Bruno 3,165 6.1% 19.9%
FISCAL AND ENVIRONMENTAL IMPACT
• No fiscal impact from this agenda item
• No environmental review required for this agenda item • Public comment
• Questions and comments from City Council and Planning Commission
7 RECOMMENDATION
Planning Commission
• Receive the Housing Element Annual Progress Report for 2025 and recommend City Council authorizes transmittal to the California Department of Housing and Community Development (HCD) and Governor’s Office of Planning and Research (OPR).
City Council
• Receive the Housing Element Annual Progress Report for 2025 and authorize transmittal to the California Department of Housing and Community Development (HCD) and Governor’s
Office of Planning and Research (OPR).
8