A proposal to transform much of the Tanforan shopping mall in San Bruno into a mixed-use district could add up to 1,500 homes alongside life sciences laboratories, offices, retail space and a possible hotel. Alexandria Real Estate Equities plans to redevelop approximately 44 acres near the San Bruno BART station. The project remains under city review, with a Planning Commission hearing set for November 5, 2026.
Key Takeaways
- The Tanforan redevelopment proposal would replace much of the shopping mall with housing, employment space and new retail facilities.
- The plan allows for up to 1,500 homes and includes a dedicated affordable housing site.
- Life sciences laboratories and offices could occupy up to approximately 1.8 million square feet.
- Target, the movie theater and nearby BART and police facilities are expected to remain.
- The Planning Commission’s review has been continued to November 5, 2026; construction requires additional approvals.
Tanforan Redevelopment Would Transform a Commercial Site
Alexandria’s proposal would turn a large portion of the existing mall property into a neighborhood combining residential and commercial uses. The housing component could include up to 1,500 apartments, although the final number will depend on the city’s approvals and the developer’s plans for individual construction phases.
Affordable housing is part of the proposal. Current plans identify a two-acre parcel for a dedicated affordable housing building, with at least 153 units under the baseline plan and capacity for approximately 200. MidPen Housing has been selected to develop that component, with its final size and affordability mix still to be determined.
The shift from retail-focused property to housing is also reflected in Marina Safeway housing plans, which propose 848 homes above a replacement grocery store in San Francisco. At Tanforan, however, the residential buildings would be part of a larger district that also includes space for employment and shopping.
Life Sciences, Offices and Retail Shape the Proposal
The redevelopment would accommodate as much as approximately 1.8 million square feet of life sciences laboratory and office space. Those facilities would sit alongside new shops, restaurants and other commercial uses rather than replacing the mall with housing alone.
Plans also leave room for a hotel of up to 170 rooms. The mix and timing of the commercial components may change as the developer responds to demand and completes the city’s review process.
Target and the existing movie theater are expected to remain, as are nearby BART and police facilities. This approach would allow selected operations to continue while other portions of the property are cleared and rebuilt.
A combination of residential and commercial uses also defines Pier 70 redevelopment revisions, which seek to increase housing capacity within a waterfront district that includes workplaces, retail and public spaces. At Tanforan, the proposed mix would similarly bring housing and employment uses onto a site already served by regional transportation.
Transit Access and Airport Proximity Bring Planning Challenges
The property sits beside the San Bruno BART station, with connections to major highways and San Francisco International Airport. The location could make regional transit accessible to future residents and employees, although the proposal does not establish how many would use BART or drive.
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Airport proximity also presents challenges. The Federal Aviation Administration has raised concerns about introducing housing near flight operations, while environmental review has examined aircraft noise, air quality and construction-related disruption.
San Bruno released the project’s Final Environmental Impact Report in October 2026. The review identified effects that mitigation measures would not fully eliminate, including certain noise and air-quality impacts. Those findings are part of the city’s consideration of the project, not confirmation that it has been approved.
Planning Commission Review Moves to November
The Planning Commission heard presentations and public comments on October 20, 2026, before continuing the Tanforan item. The city’s October 26 agenda then moved further consideration to a special meeting on November 5.
The commission is expected to address recommendations concerning environmental review, changes to land-use and zoning rules, the development plan and an agreement with Alexandria. The City Council would need to consider the required approvals before the project could move forward. A Council decision previously anticipated for November 10 may shift following the continued hearing.
Demolition and site preparation could begin in 2027 if approvals are secured. The developer’s preliminary schedule places the first phases of new building construction in 2028 or 2029, but those dates remain subject to change.
Frequently Asked Questions
How many homes could the Tanforan redevelopment add?
The proposal allows for up to 1,500 homes on the approximately 44-acre site in San Bruno. The final number will depend on approved plans.
Will the redevelopment include affordable housing?
Yes. Current plans reserve a two-acre site for at least 153 affordable units, with capacity for approximately 200. The final housing mix has not been determined.
Which existing facilities would remain?
Target, the movie theater and nearby BART and police facilities are expected to remain as the broader site is redeveloped.
When is the next city hearing?
The San Bruno Planning Commission is scheduled to revisit the proposal on November 5, 2026. Further city approvals would still be required.
When could construction begin?
Demolition and site preparation could start in 2027, with initial building construction potentially following in 2028 or 2029. The schedule depends on approvals and project phasing.
