San Bruno planning commission advances Transit Quarter rezoning, separates cannabis signage for separate vote

The San Bruno Planning Commission on July 9 recommended that the City Council adopt a package of zoning-map and text amendments tied to the city's Transit Quarter Plan, approving changes intended to standardize mixed-use zoning along El Camino Real and simplify rules for property owners, planners said.

Planning staff told the commission the package would rezone several parcels that are currently in plan-development (PD) districts into corresponding mixed-use zones such as TOD-2 and the Central Business District so that rules are consistent across the corridor; staff also proposed terminating the Mills Park development agreement after the property owner indicated it does not plan to pursue the existing entitlement. "This change simplifies processes for property owners, potential tenants and the city," planning staff said during the presentation.

Commissioners discussed several technical clarifications in the ordinance text, including landscaping review language and whether the city should remove the longstanding prohibition on ground-floor residential downtown. Staff said the housing element process prompted the latter change and emphasized that density bonuses and affordable-housing requirements can allow additional stories in some areas. On building height, staff noted the original transit-corridor ballot measure shows 70 feet for El Camino/TOD-2 and Civic Center areas and 55 feet in the CBD; the commission asked staff to bring the exhibit for review.

The meeting included a single public commenter who identified himself as Compton, a long-time resident and owner of Doorways Pizza, who urged using empty property to build higher-density housing. In response to a question about single-stair mid-rise buildings, planning staff said the city cannot broadly authorize single-stair mid-rise configurations unless the state changes building and fire codes or the city ties a local amendment to a demonstrated geographic fire-risk condition.

The most contested portion of the hearing involved proposed changes to commercial cannabis regulations. Staff recommended separating cannabis-related edits for a discrete vote. The proposed changes would align city rules with state law on age and medicinal access (allowing adult-use customers 21 and older, and medicinal sales to people 18 and older with an appropriate prescription, subject to age/ID verification) and include other clarifications. On signage, staff confirmed the proposal would allow the word "dispensary" on identification-only signs in a limited, non‑color format; staff said that request came from a business applicant.

Commissioners voiced mixed views on signage. Commissioner Coone said the city's earlier approach was to keep cannabis businesses discreet; others said modest identification may be reasonable and that traffic impacts would likely be small. After debate, the commission voted to approve the cannabis-related changes in section 12 while not approving the proposed change in section 13 (the signage amendment). The commission recorded votes and one abstention; the motion passed.

Separately, the commission moved and passed a resolution recommending the City Council adopt the remainder of the rezoning and text amendments (excluding the cannabis signage decision handled separately). Planning staff also announced a public survey on the Climate Action Plan open through July 23 and said a related general-plan amendment item is tentatively scheduled for City Council on July 22.

The planning commission set its next regular meeting for Aug. 19, 2025 at 7 p.m. and adjourned.