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Resolution making findings and recommending that the City Council adopt an ordinance amending Title 20 of the South San Francisco Municipal Code to allow for residential entitlements to be extended for up to two years.
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WHEREAS, the City of South San Francisco (“City”) regulates the expiration and extension of planning entitlements through zoning regulations under South San Francisco Municipal Code Title 20, specifically Section 20.450.011 (Common Procedures, Expiration and Extension); and
WHEREAS, planning entitlements are currently valid for two years after project approval, and are considered expired if an applicant has not received a building permit within two years; and
WHEREAS, the South San Francisco Municipal Code Section 20.450.011 allows for a one-year entitlement extension, with findings and a determination made by the Chief Planner, for a total of a three-year entitlement period; and
WHEREAS, under current market conditions, it is challenging for large, complex projects to obtain building permits within the three-year entitlement timeframe; and
WHEREAS, a Development Agreement is a useful and appropriate tool for commercial projects to use to extend an entitlement timeframe; but is typically not feasible for residential projects; and
WHEREAS, the City of South San Francisco wishes to make residential development more feasible, in order to achieve the City’s goals of providing a range of housing types and affordability levels and removing barriers to residential development; and
WHEREAS, extending the entitlement timeframe by up to one additional year for residential development, for a total of a four-year entitlement period, will help to increase feasibility, by allowing additional time to obtain financing, and prepare construction drawings; and
WHEREAS, the proposed amendments to the City’s Zoning Code regarding entitlement timeframes do not propose any changes to City policies or regulations that would result in a direct or indirect physical environmental impact; and
WHEREAS, on July 16, 2026, the South San Francisco Planning Commission held a duly noticed public hearing and considered the staff report, reviewed the proposed draft ordinance, and public testimony, at which time all interested parties were given an opportunity to be heard, and to receive public comments; and
WHEREAS, the Planning Commission recommends that the City Council adopt the draft ordinance to amend South San Francisco Municipal Code Section 20.450.011 (Common Procedures, Expiration and Extension).
NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED that based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the South San Francisco 2040 General Plan and General Plan EIR, including all amendments and updates thereto; the South San Francisco Municipal Code; the draft Zoning Text Amendments prepared by City staff; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed July 16, 2026 meeting and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2) (“Record”), the Planning Commission of the City of South San Francisco hereby finds as follows:
SECTION 1: FINDINGS
A. General Findings
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The proposed Ordinance, attached hereto as Exhibit A, is incorporated by reference and made a part of this Resolution, as if set forth fully herein.
3. The Record for these proceedings, and upon which this Resolution is based, includes without limitation, Federal and State law; the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. (“CEQA”)) and the CEQA Guidelines (14 California Code of Regulations §15000, et seq.); the South San Francisco General Plan and General Plan EIR, including all amendments and updates thereto; the South San Francisco Municipal Code; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed July 16, 2026 meeting and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2).
4. The documents and other material constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA 94080, and in the custody of Chief Planner.
B. CEQA Findings
1. The Planning Commission hereby finds and determines that the adoption of this ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15378 of the CEQA Guidelines, as the proposed amendments are minor in nature and are not considered a Project per the CEQA Guidelines, with no expansion in use or creating new uses, and has no potential for resulting in direct or indirect physical changes to the environment, and thus would not have any significant effects on the environment.
C. Zoning Ordinance Amendment Findings
1. The proposed Zoning Text Amendment is consistent with the adopted 2040 General Plan because the Zoning Amendment will reinforce the General Plan policies, is consistent with the relevant specific plans, and is consistent with the City’s overall vision for providing a diversity of housing types responsive to household size, income, and age needs. None of the new or revised requirements for accessory dwelling units and junior accessory dwelling units will conflict with or impede achievement of any of the goals, policies, or land use designations established in the General Plan.
2. The Zoning Text Amendment would encourage the development of residential units on residentially zoned properties to provide opportunities for a range of housing types and affordability levels. The zoning districts where residential units are permitted are generally suitable in terms of access, size of parcel, relationship to similar or related uses, and other considerations as deemed relevant by the Planning Commission and City Council because the proposed uses are consistent with General Plan policies, specifically those policies which promote developing a diverse housing stock.
3. The proposed revisions to the residential entitlement timeframe will not be detrimental to the use of land in any adjacent zone because the amendment does not change the type or intensity of uses permitted in any zoning district.
SECTION 2: RECOMMENDATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution, and recommends that the South San Francisco City Council adopt an Ordinance amending South San Francisco Municipal Code Title 20 (Zoning) in accordance with the Zoning Amendments set forth in Exhibit A, attached hereto and incorporated herein.
Be it further resolved that this Resolution shall become effective immediately upon its passage and adoption