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Commission approves conversion of lower‑level space at 490 Oak Avenue after storm repairs
Summary
San Bruno's Planning Commission approved an architectural review permit to convert 528 sq ft of nonhabitable lower‑level space into habitable space at 490 Oak Avenue, citing storm‑repair work that raised ceiling heights; commissioners and the homeowner emphasized the family's intent to return to the property.
The San Bruno Planning Commission on March 17 voted 5–0 to approve an architectural review permit (AR26‑006) allowing the conversion of 528 square feet of existing nonhabitable lower‑level space to habitable area at 490 Oak Avenue, a single‑family home that was damaged in a storm several years ago.
Assistant planner Evan Schaeber told the commission the interior remodel followed significant storm damage and that contractor repairs raised ceiling heights from below to above the 7‑foot threshold used in the city's floor‑area calculations. Schaeber said the project does not change the building footprint or massing and includes front‑yard pervious pavers to meet impervious‑surface requirements. He reported the home's existing floor‑area ratio (FAR) was about 0.562; the proposed FAR would be about 0.667, which requires planning commission approval.
Neighbors raised concerns in written comments about parking and about the potential for additional bedrooms; staff replied that the property remains a single‑unit home and that the project does not add an extra dwelling unit. Schaeber noted the driveway can accommodate two to three cars and that no additional covered parking is required for the conversion.
Architect Robert Nuddon described the structural repairs to address flooding: he said the team replaced problematic slabs, installed a vapor barrier and a gravel base, and poured a four‑inch reinforced slab to current standards to eliminate water intrusion. "We spent a significant amount of time and effort to dewater the site and bring drainage to the back into a pit to eliminate that issue so they won't get displaced," Nuddon said.
The homeowner spoke in support of the project and described being displaced by an atmospheric‑river storm three years ago; the speaker said the family — which includes multigenerational occupants — plans to move back and not to rent the property. "This is not an Airbnb," the homeowner said, "We plan to stay here."
Commissioners moved to approve AR26‑006 to finalize the remodel and allow the measured floor‑area increase; the roll call recorded five ayes and the motion passed 5–0. Staff noted the approval is the final step needed to finalize the building‑permit work the owner has already undertaken and that building‑permit closeout will follow standard inspections and documentation.
Next steps: applicant to complete any remaining building‑permit finalization steps; staff and code enforcement will monitor compliance with conditions of approval and impervious‑surface requirements.
