San Bruno staff seek options to boost downtown storefront investment while protecting small businesses

San Bruno staff presented a package of zoning and administrative options on May 19 intended to improve downtown activity and storefront aesthetics while balancing impacts on small businesses.

The presentation framed three main approaches: (1) encourage or require exterior improvements as conditions on discretionary planning approvals (for example, conditional-use permits); (2) re-evaluate which retail and service uses should be permitted by right, conditional or prohibited in the central business district; and (3) increase enforcement and annual visual surveys to identify paint, signage, lighting and maintenance deficiencies.

The staff presenter told the joint meeting that making certain uses conditional creates the opportunity to require exterior improvements as permit conditions. "If they are a conditional use and they have to go through a conditional use process, we can use that process to talk to the applicant about making improvements to the storefront," the presenter said.

Council members and commissioners focused on implementation details they said must be resolved before new requirements are adopted: establish clear thresholds that distinguish minor repairs (paint, minor signage) from larger facade projects that might reasonably require a licensed design professional; include a waiver mechanism for small repairs; require clear pre-lease disclosure so prospective tenants know obligations tied to permits; and preserve lower or partial fee recovery for small-business planning permits where the city decides a subsidy is warranted.

Staff also raised the possibility of amortization (phasing out legal non-conforming uses over time) but flagged it as legally complex and potentially controversial; amortization periods vary by feature and courts require reasonableness (single-digit years for signs, longer for businesses). Staff recommended bringing that topic back separately for deeper study.

Outcome and next steps

Council and commission expressed general support for: (a) requiring reasonable exterior improvements as conditions of discretionary approvals, with staff to clarify thresholds and a waiver for small repairs; (b) conducting annual visual surveys and better, earlier notice to prospective tenants and property owners; and (c) maintaining partial cost recovery for small-business planning permits. Staff will return with proposed code amendments and an implementation timeline; the Planning Commission will continue a study session to a later date (tentatively June 16) to review detailed proposals.