OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

South San Francisco Planning Commission Regular and Special Meeting – July 16, 2026

Planning Commission — Thursday, July 16, 2026
BodySouth San Francisco, California
SessionPlanning Commission
DateThursday, July 16, 2026
StatusFILED
Video Record
0:00 / 2:30:04

Transcript — Verbatim
0:42

All right.

0:44

Welcome to the Thursday July 16th, regular meeting of the South San Francisco Planning Commission.

0:53

This meeting is being held in person at the Library Parks and Rec building council chambers.

0:58

To provide comment during the meeting, please fill out a speaker card and give it to the clerk.

1:02

Then you'll have three minutes to make your comments.

1:05

Please note that all commission time limits and rules of decorum will apply to public comments.

1:12

This meeting of the South San Francisco Planning Commission is hereby called to order.

1:19

Will you please stand and join in the Pledge of Allegiance?

1:43

Thank you.

1:44

Now may we please have a roll call for the regular meeting.

1:51

Commissioner Shahade.

1:53

Here.

1:54

Commissioner Funes.

1:56

Here.

1:56

Commissioner Faria.

1:58

Here.

1:58

Chairperson Palmaku.

2:00

Here.

2:01

Commissioner Evans.

2:02

Here.

2:03

Commissioner Zhang.

2:04

Here.

2:05

Vice Chair Baker is absent.

2:09

Thank you.

2:10

And now that we've done roll call for the regular meeting, we are now going to recess the July 16, 2026 regular meeting of the Planning Commission.

2:21

And now we're going to call the July 16, 2026 special meeting of the Planning Commission to order.

2:28

So a meeting within a meeting.

2:30

Roll call, please.

2:35

Commissioner Faria.

2:36

Here.

2:37

Chairperson Palmaku.

2:38

Here.

2:39

Commissioner Shahade.

2:40

Here.

2:41

Commissioner Evans.

2:42

Here.

2:43

Commissioner Zhang.

2:45

Here.

2:46

Commissioner Funes.

2:47

Here.

2:48

Vice Chairperson Baker is absent.

2:51

Thank you.

2:52

And then I believe we recess special meeting.

2:57

Yes, okay.

2:58

I see a nod.

2:58

Fantastic.

3:00

Uh we will now recess the July 16, 2026 special meeting of the planning commission.

3:06

And we will now reconvene our regular meeting of the planning commission.

3:11

So we will now return to our agenda.

3:14

Um and uh for folks who are less familiar with this meeting format, such as myself.

3:22

Um, we'll be going through the regular meeting agenda and then returning to the special meeting.

3:29

So regular meeting agenda.

3:32

Do we have any changes?

3:34

No changes to the agenda.

3:36

Do we have any items or announcements from staff?

3:39

No announcements from staff tonight.

3:42

Okay.

3:42

Does any member of the public wish to address the commission on an item that is not on the agenda at this time?

3:47

Uh if so, please fill out a speaker card and give it to the clerk.

3:51

We have no members of the public wishing to provide comments.

Discussion Breakdown — Share of Meeting
Procedural███████████████████████████████████35%
Land Use Planning█████████████████████████████29%
Parks and Recreation██████████████████████████26%
Affordable Housing████4%
Public Engagement████4%
Community Engagement██2%
Summary of Proceedings

South San Francisco Planning Commission Regular and Special Meeting – July 16, 2026

The Planning Commission convened a regular meeting at 3:00 PM on July 16, 2026, recessed into a special meeting, and then returned to the regular meeting. All commissioners were present except Vice Chair Baker. The commission unanimously approved three substantive policy recommendations and one property acquisition.

Consent Calendar

  • Approval of Minutes – The commission unanimously approved the minutes from the June 18, 2026 regular meeting. (Motion: Commissioner Shahade; seconded; vote: 6-0)

Public Comments & Testimony

  • No members of the public spoke on any agenda item.

Discussion Items

  • Item 2: General Plan Amendment to Comply with Senate Bill 1425 (Open Space, Climate Resilience, Rewilding) – Chief Planner Adina Friedman presented the proposed amendment. SB 1425 requires general plans to address equitable access to open space, climate resilience co-benefits, and rewilding opportunities. Staff analyzed existing policies and found the city already meets the access requirement, but recommended adding policies and actions to better connect climate resilience with open space planning, and to include the term “rewilding” and a specific action. Tribal consultation was conducted with the Indian Canyon Mutson Band of the Costanoan Ohlone people, resulting in a policy on indigenous land stewardship. An addendum to the 2040 General Plan EIR was prepared as the appropriate CEQA document. Commissioners praised staff’s proactive work and forward-thinking approach. The commission unanimously adopted two resolutions: (1) recommending that the city council find the addendum appropriate, and (2) recommending that the city council adopt the general plan amendment. (Motion: Commissioner Shahade; seconded; votes: 6-0 on each)

  • Item 3: Zoning Text Amendment to Extend Residential Entitlements by Up to Two Years – Chief Planner Friedman explained that current entitlements (discretionary approvals) are valid for two years, with a one-year extension available (total three years). Due to economic challenges, especially for large multifamily and affordable housing projects, many projects have needed extensions. The proposed amendment would allow an additional year (total four years) for residential projects, by permitting the chief planner to grant an extension of up to two years instead of one. The amendment applies to recently approved projects, current pipeline projects, and future entitlements. Staff noted that approximately 850 units (including 200 affordable units) and another 450 units in the pipeline could benefit. Commissioners expressed strong support, noting the need for flexibility in the current market. The commission unanimously adopted a resolution recommending that the city council adopt the ordinance. (Motion: Commissioner Shahade; seconded; vote: 6-0)

  • Item 4: Zoning Text Amendment to Update Accessory Dwelling Unit (ADU) Regulations to Comply with State Law – Senior Planner Stephanie Skingus presented the updated ordinance. The California Department of Housing and Community Development (HCD) recently clarified that local ADU ordinances must allow one additional “non-state exempt” ADU on both single-unit and multi-unit lots. This increases the maximum number of ADUs on a single-unit lot from three to four, and on a multi-unit lot from eight detached plus conversions to an additional non-exempt unit. The rest of the ordinance remains as previously presented in May. A table was added to clarify types. Staff noted that the city’s deed restriction language (prohibiting short-term rentals and separate sale) was reaffirmed as consistent with state law. Commissioner Zhang asked detailed questions about allowed combinations and design standards, and staff clarified that state-exempt ADUs cannot be subject to local design standards. The commission discussed the complexity and the need to help the public understand the changes. The commission unanimously adopted a resolution determining the ordinance is exempt from CEQA and recommending that the city council adopt the ordinance. (Motion: Commissioner Shahade; seconded; vote: 6-0)

Special Meeting (Consent Calendar)

  • Acquisition of 1229 Crestwood Drive – The commission unanimously approved a resolution determining that the city’s acquisition of the property at 1229 Crestwood Drive is consistent with the General Plan. No discussion or public comment. (Motion: Commissioner Shahade; seconded; vote: 6-0)

Key Outcomes

  • The commission unanimously recommended that the city council adopt a general plan amendment to comply with SB 1425 (open space, climate resilience, rewilding) and approved the associated CEQA addendum.
  • The commission unanimously recommended that the city council adopt a zoning ordinance amendment to extend residential entitlement expiration by up to two additional years (total four years).
  • The commission unanimously recommended that the city council adopt an updated ADU ordinance to comply with HCD’s interpretation of state law, increasing allowable ADU counts by one per lot.
  • The commission unanimously approved the city’s acquisition of 1229 Crestwood Drive as consistent with the General Plan.
  • No public comments were received on any item.

Meeting Transcript

All right. Welcome to the Thursday July 16th, regular meeting of the South San Francisco Planning Commission. This meeting is being held in person at the Library Parks and Rec building council chambers. To provide comment during the meeting, please fill out a speaker card and give it to the clerk. Then you'll have three minutes to make your comments. Please note that all commission time limits and rules of decorum will apply to public comments. This meeting of the South San Francisco Planning Commission is hereby called to order. Will you please stand and join in the Pledge of Allegiance? Thank you. Now may we please have a roll call for the regular meeting. Commissioner Shahade. Here. Commissioner Funes. Here. Commissioner Faria. Here. Chairperson Palmaku. Here. Commissioner Evans. Here. Commissioner Zhang. Here. Vice Chair Baker is absent. Thank you. And now that we've done roll call for the regular meeting, we are now going to recess the July 16, 2026 regular meeting of the Planning Commission. And now we're going to call the July 16, 2026 special meeting of the Planning Commission to order. So a meeting within a meeting. Roll call, please. Commissioner Faria. Here. Chairperson Palmaku. Here. Commissioner Shahade. Here. Commissioner Evans. Here. Commissioner Zhang. Here. Commissioner Funes. Here. Vice Chairperson Baker is absent. Thank you. And then I believe we recess special meeting. Yes, okay. I see a nod. Fantastic. Uh we will now recess the July 16, 2026 special meeting of the planning commission. And we will now reconvene our regular meeting of the planning commission. So we will now return to our agenda. Um and uh for folks who are less familiar with this meeting format, such as myself.

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