UPDATE ON SB 79
MAY 19, 2026
JOINT CITY COUNCIL/PLANNING COMMISSION
OBJECTIVE
2 Provide the City Council and Planning Commission with an update on SB 79 and receive feedback
SB 79 OVERVIEW
3 • Allows greater heights and
densities for housing projects of
5+ units within ½ mile of major
transit stations
• San Bruno has two qualifying
stations: Caltrain and BART
• Goes into effect July 1, 2026
4 SB 79 MAP
1,592 parcels are eligible
for an SB 79 project.
5 SB 79 MAP
920 parcels fall under two
permanent exemptions:
• Airport Land Use Compability
• Parcels that do not permit
residential or commercial use
SB 79 OVERVIEW
6 Summary of SB 79 Regulations
SB 79 TOD Zones San Bruno Zoning Districts
200 Ft ¼ Mile ½ Mile C-B-D TOD1 TOD2 R1/R2
Height 95 ft 75 ft 65 ft 55 ft 65 ft 70 ft 28-30 ft
Density 160
du/ac
120
du/ac
100
du/ac N/A N/A N/A N/A
Floor Area
Ratio 4.5 3.5 3.0 2.0 2.0 2.0 0.38 -
0.55 SB 79 LOCAL OPTIONS
7 1. Alternative Plan
2. Temporary Exemptions
through 2032
SB 79 ALTERNATIVE PLAN
8 • Cities can reallocate SB 79 heights and intensities while maintaining same aggregate unit capacity
• San Bruno is unable to reasonably pursue an alternative plan due to Ordinance No. 1284
SB 79 TEMPORARY EXEMPTIONS
9 San Bruno has parcels potentially eligible for two temporary exemption categories (through 2032)
1. Sea Level Rise (staff awaiting HCD guidance)
2. High Density
10 SEA LEVEL RISE
TEMPORARY EXEMPTION
136 parcels are eligible for this
temporary exemption. Staff
intends to draft an ordinance for
this temporary exemption.
11 HIGH DENSITY
TEMPORARY EXEMPTION
421 parcels are eligible for this
temporary exemption. Staff does
not
intend to draft an ordinance for
this temporary exemption.
REQUESTED FEEDBACK
12 Staff intends to:
• Bring forward only the sea level rise temporary exemption for adoption, pending interpretation from HCD.
• Not bring forward the high-density exemption
Affected Parcel Summary Statistics
13 All Parcels Eligible for an SB 79 Project
200 Feet ¼ Mile ½ Mile
# of Parcels Acres # of Parcels Acres # of Parcels Acres R-1 25 2.18 337 32.57 439 64.27
R-2 8 0.71 235 23.88 204 17.88
TOD1 16 2.45 26 4.94 - -
TOD2 - - 9 2.13 112 25.38
C-B-D 8 2.15 69 7.89 64 10.86
BRO - - - - 6 29.97
P-D - - - - 25 35.48
M-1 - - - - 9 17.02
Total 57 7.48 676 71.40 859 200.86
SB 79 Regs vs Existing Projects
14 SB 79 Regulations vs Existing/Proposed Projects
SB 79 TOD Zones Existing/Proposed Projects
200 Ft ¼ Mile ½ Mile
850 San
Bruno Ave W
732 El
Camino Real
111 San
Bruno Ave W
271 El
Camino Real
Height 95 ft 75 ft 65 ft 102.5 ft 85 ft 68 ft 56 ft
Density 160
du/ac
120
du/ac
100
du/ac
217
du/ac
223
du/ac
112
du/ac
61 du/ac
Floor Area
Ratio 4.5 3.5 3.0 6.3 3.6 3.8 2.6
HIGH DENSITY TEMPORARY EXEMPTION
15 • SB 79 will not necessarily allow
taller buildings than already
possible on high density parcels
due to density bonus law
• SB 79 projects cannot use
density bonus to exceed SB 79
heights
(except 100%
affordable housing)
Change in Allowed Heights Under SB 79
200 Ft
(95 ft)
¼ Mile
(75 ft)
½ Mile
(65 ft)
TOD1
(65 ft) N/A +10 ft
(26 parcels) N/A
TOD2
(70 ft) N/A +5 ft
(9 parcels)
+0 ft
(112 parcels)
C-B-D
(55 ft)
+40 ft
(1 parcel)
+20 ft
(69 parcels)
+10 ft
(64 parcels)
P-D
(rules vary)
All affected P-D parcels are in the Navy Site area,
which has multiple buildings over 65 ft tall.
Land Use and
Economic Development
Initiative
for the Client name here
Community Meeting | Month 00, 2026
Elevate San Bruno
Initiative Update
Joint Planning Commission/City Council Meeting
May 19, 2026
www.ElevateSanBruno.org
Study Session Objectives
Provide update on Elevate San Bruno
Review Community Engagement Strategy
Discuss alternatives for further evaluation
Receive Planning Commission and City Council feedback Background
www.ElevateSanBruno.org
Background
July 22, 2025:
» City Council received Transit Corridors Plan
(TCP) Financial Feasibility Assessment
» Council launched citywide Land Use, Housing,
and Economic Development Initiative
January 27, 2026:
» PlaceWorks selected to lead implementation
Elevate San Bruno identified as FY 27
Council Priority
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
Elevate San Bruno Goals
www.ElevateSanBruno.org
Initiative Overview
Multi-year effort to strengthen San Bruno’s fiscal health » Leveling the playing field for revenue-generating uses Focus areas include:
» Updating land use policy and regulations
» Increasing development feasibility
» Overhauling development review processes
» Streamlining Environmental Review
» Fiscal and economic analysis
» Community and stakeholder engagement
Community
Engagement
www.ElevateSanBruno.org
Community Engagement Objectives
Have robust and diverse community participation
Build public trust through clear materials and inclusive activities Foster community-wide support for the initiative
Educate the community about economic and fiscal objectives Explain the implications of State housing law for both residential and non-residential development and how Elevate San Bruno levels the playing field.
Generate support from property owners and business owners about infrastructure and public service financing tools
www.ElevateSanBruno.org
Getting the Word Out
Project Website: www.ElevateSanBruno.org
Mailing list and eblasts in English and Spanish
Social media posts on City accounts: Facebook, X, Instagram, YouTube, and Nextdoor
Postcards and flyers
City newsletters
Informational videos
www.ElevateSanBruno.org
Engagement Activities
Pop-Up Events
Webinars
Online Surveys
Stakeholder interviews
Developer roundtable
Community workshops – virtual and in-person
Open Houses
Tribal Outreach
Planning Commission and/or City Council Study Sessions Land Use
Alternatives
www.ElevateSanBruno.org
Proposed Study Area and
Land Use Designations
Study Area: lands east of I-280 along
major corridors
Proposed Land Use Amendments:
» Increasing area designated as TOD to
simplify and clarify land use
regulations while allowing flexibility
www.ElevateSanBruno.org
Height Alternatives
Alternative 2
Set base heights of 8 residential stories/~90 feet
Additional height possible up to the SFO
maximums through discretionary approval
» Increased height could be tied to community benefits
Maximum SFO Heights
Alternative 1
Allows up to 8 stories/~90 feet throughout study
area
Builds directly on 2025 TCP Assessment
recommendations
Housing
Opportunities
www.ElevateSanBruno.org
Housing Element Programs
Programs requiring ballot measures if Ordinance No. 1284 remains:
» Program 4f: Expand ADU/JADU opportunities in R-1 and R-2 zones » Program 5a: Support “missing middle” housing by removing 2,900 sq. ft. lot area per unit requirement in R-2 District and allowing rehabilitation/rebuilding of legal nonconforming units Current Staff Recommendation
» Focus on Housing Element commitments required by HCD
» No additional neighborhood housing changes proposed at this time Requested
Feedback
www.ElevateSanBruno.org
City Council / Planning Commission Input
Staff seeks feedback on:
» Community Engagement Strategy
» Study Area boundaries
» Height alternatives to study:
● Up to a maximum of 8 stories
● 8 story max + discretionary pathway to SFO maximum heights ● Both or intermediate option
● Should these changes apply to the Industrial area?
» Scope of housing changes in residential neighborhoods ● Implement Housing Element Programs only
● Explore additional Missing Middle housing approaches in low-density neighborhoods Thank you
City of San Bruno | May 19, 2026
TANFORAN UPDATE
MAY 19, 2026
CITY COUNCIL AND PLANNING COMMISSION
OBJECTIVE
2 Provide the City Council and Planning Commission with an update on the Tanforan redevelopment project
TIMELINE
3 2021 2022 2023 2024 2025 2026
Community Engagement
Alexandria Real Estate (ARE)
purchased the properties
Reimagining
Tanforan Land
Use Fact Sheet
Preliminary
Application
Community
Priorities
Report
Formal
Application
Final Public
Hearings
Revised
Application
Existing Site Plan
EL CAMINO REAL
HUNTINGTON AVE
BART
Garage
PD
Property
Project covers 44 acres
• Includes vacant lot across
Sneath
• Does not include BART
property (buildings in
blue)
Starting Points
Voter approval allows
heights up to 79’7” above
grade
Housing Element allows
1,014 residential units
State law prohibits the City
applying minimum parking
standards because of
proximity to transit
Demolition / Site Preparation
EL CAMINO REAL
HUNTINGTON AVE
BART
Garage
PD
2026-2028
Mall closure (except Target
and theater)
Demolish buildings/
structures in brown
Regrade the site to be a
more gradual slope from El
Camino Real to Huntington
Build new internal private
street network
Install modest adjustments
to nearby intersections
New Development Plan
EL CAMINO REAL
HUNTINGTON AVE
BART
Garage
PD
P
P
Early Phases
Upgrade Target and theater
Pedestrian connection from
BART station through a new
outdoor Retail Village
Tree-lined internal private
street network
1,014 multi-family housing
units
780,000 sq. ft. of life-
science lab/office space
100,000 sq. ft. of new retail
area
2,555 new parking spaces +
existing 1,293 at Target and
theater
Flex Zones
Flex Zones provide flexibility
for final phases to respond
to market conditions
Range from
• 1,000,000 sq. ft. more
life-science lab/office
space
to
• Mix of 500 additional
housing units, 100,000
sq. ft. additional retail, a
170 room hotel, and
500,000 sq. ft. of life-
science/office space
Parking TBD depending on
proposed uses
Tanforan Way Cross Section
Cross Section of Side Streets
LOADINGZONE
LOADINGZONE
Retail Village Rendering
Existing View
LOADINGZONE
LOADINGZONE
Existing View
Cinema Entrance
Existing View
Residential Building from Sneath
Existing View
Lab 1 from El Camino Real
APPLICATION PACKAGE
13 Components
General Plan Amendment
Planned Development (PD) Zoning
ALUC Override
Vesting Tentative Map
Environmental Impact Report (EIR)
Development Agreement (DA)
FISCAL IMPACT
• Negative short-term fiscal impact
Winding down of the mall, demolition and site preparation • Uptick in revenues as buildings are completed
• Projected strong fiscal benefit at buildout
Likely at least 15 years out
• Development Agreement – City Council Guiding Principles – Address short-term negative fiscal impact
Ensure sufficient funding for increased public safety costs 14 PROJECTED MILESTONES
15 Timeframe Milestones
Early Summer Tentative Agreement on DA terms
Summer Months Finalizing the zoning documents, tentative map, and DA
September Notice for PC hearing
October Planning Commission
November City Council first reading
December City Council second reading
QUESTIONS
16 DOWNTOWN ZONING
ADJUSTMENTS
MAY 19, 2026
CITY COUNCIL AND PLANNING COMMISSION
OBJECTIVE
18 Discussion of potential zoning text amendments to
improve downtown activity and aesthetics
FY27 DOWNTOWN IMPROVEMENT INITIATIVE
• City Council goal
• Downtown zoning adjustments
Improve activity, aesthetics in the private realm
Business types
Exterior improvements
Maintenance
Enforcement
• Limited adjustments due to staff availability and Council desire for adoption in early FY27
19 EXTERIOR IMPROVEMENTS
• Discretionary planning approvals are opportunities for the City to leverage exterior improvements
Site, building (façade), landscaping, as applicable
• Architectural Review Permit if a business proposes some exterior improvements already
• Conditional Use Permit if a business proposes a conditional use 20 MORE EXTERIOR IMPROVEMENTS?
• Options for increasing exterior improvements:
Leverage existing planning permit applications. Estimate 1-3 per year
Require more discretionary planning permits. “Change of use”. Estimate additional 1-3 per year
• Doing both, estimate combined 2-6 tenant spaces with exterior improvements per year
21 ADJUSTING ALLOWED USES
• Permitted – allowed anywhere, everywhere – no discretion • Prohibited – allowed no where, under no circumstances – no discretion
• Conditional – case-by-case – discretion
Conditions of approval to ensure operations do not negatively impact the area
Can require exterior improvements
Strong enforcement footing for the City
• Using “maximum number” or “minimum distance” not
recommended for downtown
22 CBD Retail Uses – ground floor only
23 Permitted Conditional Prohibited
• Retail Sales and Services
Includes:
• Adult businesses
• Cannabis retailer
• Firearms dealers
• Vehicle sales and rental
HANDOUT
Food
Beverage
Appliance
Bookstore
Clothing
Convenience
Department
Drug/Pharmacy
Animal
Animal
Accessories
Grocer
Liquor
Pawn Shops
Smoke Shops
Furniture
Art Galleries
Home
Improvement
Vehicle Parts
Hardware
Other Similar
Uses
Shoes
“Changes” are only to illustrate the concept changing what category zoning uses are in CBD Service Uses
24 Permitted Conditional Prohibited
• Personal Service “Downtown
Focus” – beauty salons, barber
shops, shoe repair, dry
cleaner, laundry
• Personal Service “Instructional
Focus” – dance, martial arts,
fitness, photography and
music studios, and similar
• Personal Service
“General” –
massage, tattoo, funeral home
• Restaurants (ground floor only)
• Banks and other financial services
• Business services, office, research
and development (2nd floor only)
• Low barrier navigation center
• Public parks and recreation
facilities
• Bars, nightclubs and lounges
• Health and exercise clubs
• Schools (2nd floor only)
• Community facilities
• Day care center
• Places of worship
• Social services and charitable
institutions
• Commercial
recreation/entertainment
• Hotels and motels
• Pet day care facility
• Private parks/recreation facilities
• Cemeteries
• Emergency shelters
• Hospitals
• Nursing and convalescent homes
• Public maintenance facilities
• Check cashing
• Drive-through facilities
• Gas and service stations
• Personal storage
• Pet boarding overnight
• Vehicle repair and maintenance
• Industrial uses
HANDOUT
OTHER AESTHETIC CONSIDERATIONS
• Storefronts blocked with signs, screened off, blocked by furniture or materials
Existing regulation: 90% of transparent windows/doors must remain clear to allow views into the building. Enforcement needed • Bright lights, bright signs, neon, other elements that negatively affect the aesthetic environment? Prohibit or add standards for those?
25 AMORTIZATION
• LNC = Legal Non-Conforming. Use, structure, feature that was allowed when it started or was constructed, but no longer complies
Establish amortization periods for a LNC use/feature to cease?
Allow a LNC use/feature to remain beyond the amortization period with a Use Permit?
26 MISCELLANEOUS
• Master Fee Schedule – planning permits applicable to small businesses are generally not full cost recovery
• Expected Outcomes – raising expectations or adding
requirements will result in complaints
Short-term – high complaints, low recognition of benefit Long-term – fewer complaints, more recognition of benefit 27 28
Many things can be done. The question for
Council and Commission is what should be
done at this time.
1. TOPICS NOT REQUIRING MUNICIPAL CODE AMENDMENTS
A. Support requiring planning permits in downtown to include exterior improvements designed by a licensed design professional, starting in FY27? B. Support annual visual surveys of the CBD starting in FY27, providing business and property owners with info on how their operation may violate the Code, and enforcing if violations are not addressed in a timely manner? C. Continue to support partial cost recovery for planning application fees for planning permits used by small businesses? (Master Fee Schedule) 29 HANDOUT
2. TOPICS REQUIRING MUNICIPAL CODE AMENDMENTS
A. Shift certain Permitted Uses to Conditional or Permitted / Conditional Uses to Prohibited? (which?)
B. Amend the Municipal Code to limit/prohibit bright lights, neon, and/or other features that negatively affect the aesthetic environment? (what are these?)
C. Provide general direction on exploring amortization
1) Establish amortization period that require LNC uses/features to cease? 2) Allow these LNC uses/features to continue if they get a CUP? 30 HANDOUT