Phase 2 (Complete)
Housing Updates & Procedural Clarifications
The City initiated the second phase of zoning code updates for the San Bruno Municipal Code to:
- Align the City's land use regulations with the General Plan, Housing Element and Transit Corridors Plan (TCP)
- Update provisions that are affected by the recent State housing law changes
- Clarify administrative procedures related to the City's land use entitlement processes
The new ordinance allows:
- Multifamily housing projects to be permitted in downtown San Bruno
- One accessory dwelling unit and one junior accessory dwelling unit on lots with single-family zoning pursuant to State Law
- Multiple ADUs on lots with existing multifamily structures pursuant to State Law. Either:
- Up to 25% of the number of existing multifamily units in the building, but at least one unit, within the portions of the structure that are not used as livable space
- Or up to two detached accessory dwelling units on a lot with an existing multifamily residential structure
The new ordinance requires:
- Development projects in the TCP and Mixed-Use Districts to meet new development standards that regulate the building volume and massing and encourage high-quality, pedestrian-oriented design
- Architectural Review permits for permitted land uses reviewed by the following decision-making bodies:
- Community and Economic Development Director to review and approve Minor Façade Modification projects
- Architectural Review Committee to review and approve Major Façade Modification projects and any project with six residential units or less and/or any proposed non-residential building of equal to or less than 10,000 square feet
- Or Planning Commission to review and approve projects with greater than six residential units and/or for any proposed non-residential building size with more than 10,000 square feet. Other projects that are currently subject to the review and approval of a Use Permit will continue to be reviewed by the Planning Commission
- Any new housing projects and condominium conversions of 5 or more units to dedicate 15% of total units to be affordable units and to be provided onsite (alternatives available if specific findings can be made)
- Specific application materials and procedures for housing projects that elect to utilize the State Density Bonus, which allows up to a 50% increase in residential density depending on the project's affordable housing component; an up to 80% increase in residential density is available for 100% affordable projects
- Use Permit application review and approval for any future condominium conversions
The ordinance applies to:
- Brand new construction (for example, a new multi-family or commercial building)
- Or Enlargements and/or modifications of existing buildings and land uses (for example, an addition to an existing retail building)
- Or New condominium conversions
- Or Changes of land use occupying existing buildings (for example, a change in use from retail to restaurant)
Amendments Summary
The Zoning Code Map was also amended to create the Zoning Districts included in the new Mixed-Use Districts chapter. Five new zoning districts were established to encompass the five different area designations identified in the Transit Corridors Plan (Station Area, San Bruno Ave/Huntington, El Camino Real, Central Business District, and Civic Center), with an additional Mixed Use Residential Focus district to encompass the General Plan Multi Use Residential Focus land use classification.
New Zoning Districts Map
Public Meetings
- February 2, 2021 Planning Commission Meeting
- Agenda
- Staff Report and Draft Ordinance
- Meeting Recording
- February 23, 2021 City Council Public Hearing
- Agenda
- Staff Report and Draft Ordinance
- Meeting Recording
- March 9, 2021 City Council Public Hearing
- Agenda
- Staff Report and Draft Ordinance
Documents
- Final Ordinance (Coming Soon)
- Ordinance Excerpts:
- Chapter 12.90: Accessory Dwelling Units and Junior Accessory Dwelling Units
- Chapter 12.108: Architectural Review Permits
- Chapter 12.230: Affordable Housing Program
- Chapter 12.250: Density Bonus
- Chapter 12.280: Mixed-Use Districts