OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

South San Francisco Planning Commission Regular & 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██████████████████████████████████34%
Land Use Planning█████████████████████████████████33%
Parks and Recreation███████████████15%
Environmental Protection████████8%
Community Engagement████4%
Affordable Housing███3%
Public Engagement██2%
Youth Programs█1%
Summary of Proceedings

South San Francisco Planning Commission Regular & Special Meeting - July 16, 2026

The South San Francisco Planning Commission held a combined regular and special meeting on July 16, 2026, at the Library Parks and Rec building. The regular meeting covered three main items: a General Plan Amendment to comply with Senate Bill 1425, a zoning text amendment to extend residential entitlement periods, and an update to the Accessory Dwelling Unit (ADU) ordinance to align with state law. The special meeting consisted of a single consent calendar item regarding the acquisition of 1229 Crestwood Drive. All votes were unanimous, with Vice Chairperson Baker absent.

Consent Calendar (Regular Meeting)

  • Approval of Minutes – The commission unanimously approved the minutes from the June 18, 2026, Planning Commission meeting. No public comment was received.

Public Comments & Testimony

  • No members of the public addressed the commission on any non-agenda items during the regular or special meeting. Public comment periods for each agenda item also had no speakers.

Discussion Items

  • Item 2 – General Plan Amendment (SB 1425) – Staff presented a report recommending amendments to the General Plan to add policies on equitable access to open space, climate resilience, and rewilding. The amendment does not change land use designations or allow new development. Staff conducted tribal consultation with the Indian Canyon Mutsun Band of the Costanoan Ohlone people, resulting in a proposed policy to engage with tribal communities on indigenous land stewardship. The commission expressed strong support for the proactive, forward-thinking approach and the integration with the upcoming Parks and Recreation Master Plan. The commission approved a resolution recommending that the City Council adopt the amendments and find the CEQA addendum appropriate.
  • Item 3 – Zoning Text Amendment – Residential Entitlement Extensions – Staff proposed amending Title 20 to allow residential entitlements to be extended by up to two years (from the current one-year extension), giving a total of four years to obtain building permits. The change is intended to help large and affordable housing projects that face financing challenges. Staff noted that approximately 850 units (including 200 affordable) and 450 units in the pipeline could benefit. Commissioners unanimously supported the amendment as a necessary response to market conditions, with one commissioner calling it a “new standard.” The commission voted to recommend the ordinance to the City Council.
  • Item 4 – ADU Ordinance Update – Staff presented an update to the ADU ordinance to comply with a new HCD interpretation that allows one additional non-exempt ADU per lot (e.g., up to four ADUs on a single-family lot). The rest of the ordinance remained as presented at the May 21, 2026, meeting. Commissioner Zhang raised detailed questions about two-story ADUs and the distinction between exempt and non-exempt units. The commission acknowledged the complexity but supported the update as state-mandated. Staff noted that practical limitations (e.g., small lot sizes) mean most South San Francisco properties will not achieve the maximum number. The commission voted to recommend the ordinance to the City Council.

Key Outcomes

  • Item 2 (SB 1425) – Motion to recommend CEQA addendum and General Plan amendment passed unanimously (6-0).
  • Item 3 (Entitlement Extension) – Motion to recommend zoning text amendment passed unanimously (6-0).
  • Item 4 (ADU Ordinance) – Motion to recommend ordinance update passed unanimously (6-0).
  • Special Meeting Consent Calendar – The acquisition of 1229 Crestwood Drive was approved unanimously (6-0).
  • All actions are recommendations to the City Council for final adoption.

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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