Zoning Text Amendment – Entitlement Timeline
August 26, 2026
City Council Meeting
Current Regulations:
• Planning Entitlements (Discretionary Approvals) are valid for 2 years after project approval
• Expire if the project applicant has not obtained building permits within 2 years
• One-year extension permitted, with Chief Planner approval • Total of 3 years to obtain building permits
SSFMC Section 20.450.001: Common Procedures – Expiration and Extension 2 What are the issues with the timeline?
• Applicant must obtain financing, prepare construction plans, and secure building permits within 3 years
• Challenging to achieve this – particularly for larger, complex projects and affordable housing projects
• After expiration, resubmittal of permits is expensive and timeconsuming. Does not benefit the City, applicants, or the community
Planning Entitlement Timeline - Challenge
3 What are the solutions?
• Development agreement – appropriate for large-scale
commercial development
• State law has provided several extensions for residential development (none currently available)
• Residential development often needs more time and flexibility to obtain financing and building permits
Planning Entitlement Timeline - Options
4 • Allow an additional year for the entitlement extension for residential projects
• 2 years from project approval + (up to 2 years) with Chief Planner Approval = total of 4 years
• Would apply to:
• Recently approved residential projects with active entitlements that have not yet been issued building permits (approximately 850 units, including over 200 affordable units)
• Residential projects currently in the entitlement pipeline (approximately 450 units), and
• All residential entitlements going forward
Planning Entitlement Timeline – Proposed Amendment
5 A. Unless a time extension is approved pursuant to subsection B below, any use permit, design review approval, variance or other discretionary approval granted in accordance with the terms of this Ordinance shall automatically expire if building permits have not been issued within two years from the date of final approval.
B. A time extension not exceeding two years for residential projects and one year for non-residential projects beyond the initial two-year period may be requested by applying to the Chief Planner prior to the expiration date of the project approval permit. In no case shall the expiration period extend more than four years for residential projects, and three years for non-residential projects from the date of final approval. After that time, a new application shall be required.
C. The Chief Planner shall refer an extension request to the Chief Building Official, Fire Chief, Police Chief, and Public Works Director or other affected City Department for their review and recommendation prior to decision.
D. In order for the Chief Planner to grant an extension pursuant to subsection B C above, it shall find all of the following:
1. That the permit holder has clearly documented that it has made a good faith effort to commence work upon the use;
2. That it is in the best interest of the City to extend the permit; and
3. That there are no substantial changes to the project, no substantial changes to the circumstances under which the project is undertaken, and no new information of substantial importance that would require any further environmental review pursuant to the California Environmental Quality Act (CEQA). For projects exempt from CEQA review, the Chief Planner shall determine that there are no substantial changes to the project, no substantial changes to the circumstances under which the project is undertaken, and no new information of substantial importance that would require denial of the project under the law exempting the project from CEQA.
E. In granting an extension pursuant to subsection C B above, the Chief Planner may modify or add to the conditions of approval, as she/he deems necessary in order to fulfill the purposes of this chapter. 6 Proposed Amendment: SSFMC 20.450.011
• Consistent with General
Plan Vision of creating a
livable community, with
diverse types of housing
affordable to different
income levels and
household compositions.
7 General Plan Consistency
• Housing Element Goal 2:
Housing Creation /
Facilitation
• Housing Element Goal 3:
Remove constraints
housing development
• Planning Commission reviewed on July 16, 2026
• Recommended approval, 6-0 vote
• Responsive to the economy
• Important tool for housing projects
• An additional year can make a big difference for affordable housing projects
8 Planning Commission Recommendation
• Exempt from CEQA per CEQA Guidelines Section 15378
• Proposed guidelines are minor in nature and not considered a project
• No expansion in use or creating new uses
• No potential for resulting in direct or indirect physical changes to the environment, thus would not have any significant effects on the environment
9 CEQA Determination
Staff recommends that the City Council conduct a public hearing, follow the Planning Commission’s recommendation, adopt an Ordinance updating regulations pertaining
entitlement expiration and extension to Title 20 (“Zoning”) of the South San Francisco Municipal Code.
10 Staff Recommendation
Zoning Text Amendment – Entitlement Timeline
August 26, 2026
City Council Meeting