San Bruno planning commission approves modification to 840/850 San Bruno Ave. after reconsideration; asks applicant to investigate restoring windows

The San Bruno planning commission on Jan. 21 approved changes to the architectural review permit for a 341-unit all-affordable housing project at 840/850 San Bruno Avenue after reconsidering an earlier failed vote.

Staff member (speaker 2), who presented the item, said the applicant seeks multiple exterior modifications including reductions in window size and insets, added color blocking on building elevations, an increase in surface parking that moves the project closer to roughly 0.5 parking spaces per unit, more motorcycle parking and a reduction in bicycle parking to about 0.8 spaces per unit. “The modifications, as well as the original projects qualify for Sequium exemption, so there's been no review of environmental impact,” the staff member said, and added that construction permits and tax-credit funding are nearing issuance.

Why it matters: the project is financed with tax credits that, staff said, produce deeper long-term affordability than the city could otherwise require. Staff highlighted an affordability breakdown supplied by the applicant: 10% of units at 30% of area median income (AMI), 10% at 50% AMI and 40% at 70% AMI — placing all units under 80% AMI for the tax-credit term. Those financing terms, staff said, also constrain some design and cost choices.

Commissioners pressed on livability and design. A committee member raised concerns about reduced natural light and potential effects on resident well-being, noting the difference between window types and whether the removed glazing served living spaces. The committee member said reduced windows “certainly will affect the residents' physical and mental wellness.” Chair (speaker 3) acknowledged the trade-offs and suggested the applicant consider technological or partnership solutions, proposing measures such as broad-spectrum light panels and car-share programs to reduce required vehicle parking.

The applicant and project presenter (speaker 5) said the design changes were primarily cost-driven. “It's really all function of cost,” the presenter said, explaining that unforeseen structural and site-related expenses led the team to pursue savings through reduced window area and other simplifications.

Initial vote on the staff-recommended modification failed after a split roll-call vote. A commissioner then moved to reconsider the failed motion; that motion passed on a subsequent roll call. After reconsideration, the commission approved the modification with an explicit proviso that the applicant investigate restoring some window area by recovering costs (for example, exploring parking construction savings or partnerships). The final motion passed 4–0 on a roll call.

The commission also urged the applicant to explore car-share partnerships and other operational approaches that might allow more bike parking or restored glazed area without increasing project costs. Staff said permits are close to issuance and that, because of state law constraints explained during the hearing, the city cannot legally deny the exterior changes unless the commission can identify alternatives that do not increase costs to the project.

Next steps: the applicant is to explore potential cost-recovery strategies and report back; staff noted the next regular meeting may be canceled and that a joint council–planning commission meeting is tentatively scheduled for March 18. The chair adjourned the meeting and asked the public to check the city's website for updates.