Attachment C - Redline Edits to May 2022 Draft General Plan (includes only chapters with edits) — Pacifica City Council, July 11, 2022 (part 1 of 2)

This General Plan seeks to establish a long-term framework for employment growth and fiscal stability for Pacifica. Together with other General Plan initiatives, this will help ensure the City s economic success. The Economic Sustainability chapter contains policies and actions that provide direction for improving the City's business and tourist attraction strategies; improving the ratio of jobs to households; and supporting business activities that can meet the needs of the community and of visitors to the City.

2.1 VISION AND PRIORITIES
A successful economic development plan must be
guided by a clear vision, long-range planning and
continuous commitment. This vision includes a City
government that is receptive to working with business owners to facilitate expansion of commercial enterprise, and visitor/tourist uses; flexible land use policies that encourage mixed-use development and
promote jobs for all residents; investment in new and
maintenance of existing infrastructure; and a close
partnership with business owners, governmental
agencies, and stakeholders.

Ideas and priorities for economic development in
Pacifica have been discussed throughout the General Plan Update process. Almost every participant identified Pacifica' s need for a stable economic base
and source of tax revenue as a critical concern. Policy statements related to economic sustainability have received broad support from the community,
particularly the ideas of enhancing the appeal and
vibrancy of Palmetto Avenue and the Promenade,
including redevelopment of the old Wastewater
Treatment Pfant; and revitalizing shopping centers.

Improved fiscal stability was also widely agreed upon
as an important goal. As a means toward that end,
developing a stronger tourism sector was broadly
supported. These ideas form the basis of the guiding and implementing policies for economic development. 2-2 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

2.2 REGIONAL AND LOCAL

ECONOMIC CONTEXT
Demographics
Some basic demographics serve as good economic
indicators of a city's workforce quality and economic
opportunity (Table 2-1). A high percentage of Pacifica' s population is of workforce age- approximately two-thirds. Nearly 46 percent of residents over the
age of 25 have a bachelor's degree or higher, which
is well above the statewide percentage (34 percent),
but slightly below that of San Mateo County (51
percent). 1 A high percentage of households own their
homes, and the City's median household income is
slightly above the San Mateo County median. Overall, Pacifica residents are well-educated with good financial resources.

Current Employment Characteristics
Employment by Industry
Employment by industry in Pacifica closely follows that of San Mateo County overall. The American Community Survey's five-year estimate (2015- 2019) shows Educational Services, Health Care, and
Social Assistance as having the highest percentage
of employment in both jurisdictions (22 percent and
20 percent, respectively). The next largest industry
sector is Professional, Scientific, Management, and
Administrative services, at 16 and 20 percent for
the City and the County respectfully, followed by
retail trade and arts/entertainment. Table 2-2 shows
employment by industry.

On average, from 2015 to 2019, Pacifica's unemployment rate has been 2.2 percent, slightly lower than San Mateo County overall, and significantly better
than the statewide a~erage of 4.8 percent (see Table
2-3).
1 U.S. Census Bureau; American Community Survey, 2015-2019 Five-year Estimates
I
TABLE 2-1: DEMOGRAPHIC INDICATORS OF ECONOMIC CONDITIONS Population between 18 and 64
Population over 25 with a bachelor's degree or higher
Average household size
Percent of ownership housing
Household Income
Median Household Income as a percent of San Mateo County overall Source: U.S. Census Bureau; American Community Survey, 2015-2019 Five-year Estimates Table 2-2: EMPLOYMENT BY INDUSTRY, SAN MATEO COUNTY AND PACIFICA San Mateo County
Total Percent
Agriculture, forestry, fishing and hunting, and mining 2,060 1% Construction 21,395 5%
Manufacturing 32,363 8%
Wholesale trade 8,685 2%
Retail trade 37,676 9%
Transportation and warehousing, and utilities 23,713 6% Information 18,894 5%
Finance and insurance, and real estate and rental and leasing 31,461 8% Professional, scientific, and management, and administrative and waste 81,965 17% management services ·
Educational services, and health care and social assistance 81,965 20% Arts, entertainment, and recreation, and accommodation and food services 40,832 10% Other services, except public administration 13,483 5%
Public administration 13,483 3%
TOTAL 414,747 100%
Source: U.S. Census Bureau; American Community Survey, 2015-2019 Five-year Estimates 64%
46%

2.8 2persons
71%
$125,500
102%
City of Pacifica
Total Percent
64 0%
1,479 7%
1,521 7%
370 2%
2,061 10%
1,535 7%
802 4%
1,491 7%
3,428 16%
4,752 22%
1,961 9%
1,163 5%
1,025 5%
21 ,682 100%
Table 2-3: LABOR FORCE AND EMPLOYMENT RATES FOR POPULATION OVER 16, SAN MATEO

COUNTY AND PACIFICA
Population Over 16 San Mateo County Pacifica
In Labor Force 69% 69%
Employed 66% 67%
Unemployment Rate 3.7% 2.2%
Unemployment Rate Among College Graduates 1.4% · 0.8%
Source: U.S. Census Bureau; American Community Survey, 2015-2019 Five-year Estimates 2 m
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-3
Place of Work
Pacifica is expected to continue to function as primarily a "bedroom" community serving employment centers in San Francisco and along the Peninsula. In fact, only 14 percent of Pacifica's employed residents work locally, with the rest commuting to
other jurisdictions (see Table 2-4). While the percentage of residents who work in Pacifica is low, and demonstrates the need to create more jobs for local
residents, Pacifica's place of work pattern is not out
of step with that of San Mateo County as a whole,
illustrating the regional nature of commuting and
employment dynamics in the Bay Area.

The most common place of work for Pacifica residents was elsewhere in San Mateo County (36 percent) and in San Francisco (35 percent).2 2 U.S. Census Bureau; American Conwumity Survey, 2015-2019 Five-year Estimates
Table 2-4: PLACE OF WORK FOR
WORKERS 16 YEARS AND

OLDER, PACIFICA AND SAN

MATEO COUNTY
Workers Over age 16 San Mateo Pacifica
County
Worked in Place of 19% 14%
Residence
Worked Outside Place of 80% 86%
Residence
Source: U.S. Census Bureau; American Community Survey, 2015- 2019 Five-year Estimates
2-4 PACIFICA GENERAL PLA"I PUBL C REVIEW DRAFT

2.3 THE FUTURE ECONOMY
Retail and Tourism Prospects
Retail and tourism are two areas of economic interest
for Pacifica. Strengthening the City's performance in
these areas could create jobs, increase the tax base,
and enhance quality of life for residents. This section and the relevant policies that follow address Pacifica' s long-term retail and tourism prospects and propose
actions the City can take to improve performance in
these sectors.

Due to its fairly isolated geography and access constraints, consumer demand for retail in Pacifica is currently driven primarily by local economic and
demographic conditions (e.g., population, employment, and income). The City's numerous shopping centers are distributed throughout the various neighborhoods and are primarily patronized by local residents; many shopping centers are also older and somewh~t underutilized. A small amount of retail
demand comes from visitors to Pacifica, particularly
from those visiting the Rockaway Beach area. Given
the older properties, small population and employment numbers, and limited accessibility, demand from larger, regional-serving retailers is minimal.

Existing Retail Supply Overview
Currently, Pacifica's retail stores are concentrated
along Highway 1, as well as the northern part of
the City along Skyline Boulevard. Most are located
within shopping centers. Overall, there are about 11
retail centers ~nd a total of approximately one million square feet of leasable space across the City.

Many of th_e retail properties are older and underutilized (though some have undergone renovations). A majority of Pacifica' s retail tenants consists of small, independent retailers anchored by one or several
national brand establishments. The smaller serviceoriented businesses periodically change ownership, but the mix of businesses in the City tends to stay
the same. In other words, the market position and
orientation of Pacifica' s retail has remained relatively static. The lack of diverse retail opportunities limits the City's regional retail draw.

In addition to the neighborhood centers, the City
also has a cluster of tourist-oriented retail, mainly
around Rockaway Beach. These businesses consist
of arts and craft stores, specialty retail, lodging, and restaurants and eateries. For the most part, these
establishments are not attractions in their own right
but rather cater to "spill-over" traffic from regional
tourism and overnight accommodations. Palmetto
Avenue also has a mix of local-serving and visitorserving retail and services, including antique shops, salons, and cafes.

Retail Sales Trends, Household Spending, and
Capture Rate
Pacifica has relatively weak per-capita retail sales,
likely the result of competitive retail clusters in Daly City and Colma. Based on household and income
data, a gain of $337 million of additional potential
retail sales could be theoretically supportable within
the City. In 2016, the City's retail stores generated
$167 million in taxable sales, representing only 48
percent of the retail spending power. A large proportion of the City's retail sales potential is lost to retailers outside of the City as Pacifica residents travel to other jurisdictions for their shopping needs. This
leakage occurs in nearly all retail categories, the only exceptions being food stores and service stations (see
Figure 2-1).

The leakage of retail sales potential can be traced
to limited retail gain tn Pacifica. Daly City has a
regional shopping mall, Serramonte Center, and
regional retail centers with big box retailers. Located northeast of Pacifica, Colma also has a number of
regional retail centers with big box retailers. Additionally, to the east in San Bruno, the T anforan Mall is another regional shopping center.

Future Retail Demand
Retail demand can be disaggregated into spending
from local sources, such as residents and employees
and spending from outside sources, such as commuters, tourists, and other visitors. Spending from local sources is largely determined by demographic
and economic variables, such as population, income,
and employment. Spending from outside sources is
determined by such factors as regional commute patterns, local destinations or tourist attractions, and the quality/character of the retail supply itself. The
performance of the City's retail market in general
may also be affected by national changes in consumer behavior (e.g., online sales,) as well as regional competition.

The current median household income in Pacifica is
$125,500 per household, which is slightly greater than
the median household income in San Mateo County
as a whole (See Table 2-5). If the level of household
income grows over time, the purchasing power of
Pacifica households could increase and boost retail
demand independent of population growth.

Most of Pacifica 's retail is located in 11 retail centers with a total of almost 600,000 square feet of leasable space. Many cities, including Mountain View, have downtown retail areas. Palmetto Avenue has potential to develop as a vibrant main street for Pacifica(left). With its scenic setting along Highway 1, south of San Francisco, Pacifica has potential for more tourism-based retail (right). 2 m
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Figure 2-1: Retail Sales and Estimated Household Demand, 2016 $90,000
$80,000
$70,000
~0,000
$50,000
$40,000
$30,000
$20,000
$10,000
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• R2tailSales in Pacifica (S1,000s)
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( 1} Saes for thl is categcry ari: r,ot pl.blislmil bi:caws,e ,off ttii: lirriiteil n;urrb: r ,ofri:taiers . In orde- to rraintan the sali:s of inti• idua retaiers coofit!aitial, the saes fortlliis cat,eg(fy an: inclwliE,li in O tlner Ri:t3il Stores. (~ lnd udes specialty slori:.S; i:ack.gelil litJJ)or stt,ri:s; 5,eoc,rcl-hard rrii:rclliam:i;;e; ifui,I ard ici: <Ealers; motile hemes, trailers, can·pers; boat, rrotorcycle, a,d pl3"1e ds lers; and oosirl£5s .amd pi:rsonal sef'I! ir.es. (3) Ty ~cally , only 35% c,! gror.ery ~ rct:iases a 1c l,ax;t,le. SBE 5aes 13< rias bi,,:n adjusted 10 reflect total retail 5ales.

Source: BLS Expenditure Survey 2016-201 7, CA Board of Equalization Taxable Sales 2016.

Table 2-5: VISITOR-GENERATED TAX RECEIPTS BY COUNTY
County 2017 Receipts (in millions) Receipts per Household Percent of California Receipts San Francisco $159 $3,160 1.5%
Napa $994 $2,620 9.2%
San Mateo $514 $1,860 4.7%
Santa Clara $167 $870 1.5%
Sonoma $545 $830 5.0%
Alameda $347 $580 3.2%
Marin $60 $400 0.6%
Contra Costa $152 $370 1.4%
Solano $6.7 $49 0.3%
BAY AREA TOTAL $2,999 27.6%
California $10,851 $810 100.0%
Source: California Tra vel Impacts, 2000-2017, Dean Runyan Associates, Inc.; Economic & Planning Systems, Inc. 2-6 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Given the population and employment trends and
the City's relatively small employment base, there
is little support for additional retail space. However, additional retail demand could be generated by increased capture of local spending and spending by
tourists, commuters, and other nonresident population groups.

Local-Serving Retail and "Town Center"
Concept
One retail concept that may present an opportunity
for Pacifica is that of a "town center." Cities often
have clusters of retail surrounding their core or destination areas, supported by a concentrated presence of employment, historic or "main street" features,
convenient or centrally located transportation hubs,
well-traveled thoroughfares, and/or high density
of population. Currently, Pacifica has no distinct
downtown area; rather, the City's retail tends to be
dispersed within a number of neighborhood-based
sub markets.

Palmetto Avenue, the "backbone" of the Sharp
Park Specific Plan Area, has potential to expand
its function as a town center retail district. Building on improvements as part of the Palmetto Avenue Streetscape Plan, the General Plan Land Use Diagram designates Palmetto Avenue for mixed
use de~elopment to produce ground-floor retail and
other commercial uses with a pedestrian orientation as well as upper-story housing. With targeted public investments in the Sharp Park Specific Plan
Area, retail opportunities are likely to emerge from
new local small businesses and incremental and finegrained improvements to existing properties with a focus on creating a differentiated experience that
provides residents and visitors with a unique sense
of place. To support the potential town center _area,
key opportunity sites near the Palmetto corridor
are designated Mixed Use Center. Higher-intensity
residential: development along the Highway. l corridor directly adjacent to and well-linked to Palmetto Avenue would provide a regular customer base for
shops and restaurants along Palmetto, and signal to
passersby the presence of an active center. Continued public and private investments can contribute to the development of Palmetto Avenue into a town
center retail district. If successful, Palmetto Avenue
then could help the City capture more of the local
expenditure potential without drawing sales away
from existing retailers. Policies in this element, the
Land Use element, and the Sharp Park Specific Plan
support this objective.

Tourism-Based Retail
San Francisco and San Mateo Counties are major
tourist destinations, attracting domestic as well as
international travelers. As shown in Table 2-6, the
nine-county Bay Area region accounts for almost 30
percent of the visitor-generated tax receipts in California. Of the counties in the Bay Area, San Mateo County had the third highest visitor-generated tax
receipts per household at $239, behind San Francisco
and Napa counties at $812 and $564, respectively. Both
San Mateo and San Francisco Counties rank well
above the statewide per household average of $16 5.

Pacifica enjoys exposure to a number of visitors to
the County's coast, State parks, and other attractions. Despite its advantageous position, however, the City does not currently offer a major attraction or an
identifiable theme that draws significant tourism and
tourisHelated spending. In addition, the City has not
successfully positioned or marketed itself as a major
tourist destination. Tourism-related retail concepts
supported by policies in this element may allow Pacifica to better leverage its coastal location and establish itself as more successful tourist destination.

Table 2-6: CURRENT MEDIAN HOUSEHOLD
INCOME
Pacifica
San Mateo County
2019
$125,500
$122,641
Source: U.S. Census Bureau; American Community Survey, 201 S2019 Five-year Estimates 2 m
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Amenities including the Pier (top) and the Golf Course (middle) can be linked with Palmetto Avenue through place-making features, such as public plazas and public art. 2-8 PACIFICA GENEAAL PLAN PUBLIC REVIEW DRAFT
"P/acemaking"
Tourist-oriented retail districts often succeed by providing a unique mix of small-scale "boutique" stores that offer arts, crafts, and other goods or services with a distinctive local flavor. This retail strategy is not formulaic, and the actual tenant mix depends on the location. One of the key characteristics of successful
tourist-oriented retail districts is its unique identity or "brand." Similar to other beachside communities
along the Pacific coastline, Pacifica could potentially focus on beach/coastal-related businesses, drawing on
its very name to help establish a strong identity.

Equally important to the success of tourism-based
retail are the placemaking features, such as public plazas and public art features. Placemaking features provide aesthetically pleasing, thematic design. Uniform signage and wayfinding is another aspect of placemaking. Enhancing Rockaway Beach district and extending the visitor-oriented environment into the Quarry Site could follow this model. A traditional town center district along Palmetto Avenue, linked through these
place-making features to amenities (e.g., the beach
and golf course), would create a unified image of the
City.

Unlike local or regional shopping centers, tourismbased retail is more fluid and gradual in development. To be successful, this strategy will require a multi-dimensional effort, including marketing, public improvements, and pursuit of specific opportunity investments through public-private partnerships.

Hotel and/or Resort Opportunities
Tourism is a significant industry in San Mateo
County, ;mracting both domestic and international
visitors. Pacifica's coastal location coupled with the
City's accessibility along ~cenic Highway 1 and its
proximity to San Francisco and the San Francisco
International Airport provides it with exposure to a ·
numb~r of visitors to the County's coast, State parks,
and other attractions. However, the City is not currently a well-known tourist destination and primarily serves pass-through travelers on their way to a primary destination elsewhere in the County or region.

Another way in which Pacifica could increase its visibility, boost tax revenue, and help foster a distinctive sense of place would be to recruit a major resort hotel.

Currently, Pacifica is served by six moderately-priced
hotels with a total of282 rooms. Transient occupancy
tax (TOT) revenues from these hotels have fluctuated
during the past 10 years, with a general upward trend,
as shown in Figure 2-2. Beginning in the fourth quarter of 2019, the TOT revenues include revenues generated by short term rentals such as Airbnb and VRBO.

The revenue data from short term rentals is not available at the time of this report, but is likely to increase the amount of TOT revenue going to the City.

In terms of occupancy rate, Pacifica' s hotels have
generally been underperforming relative to the
County average of approximately 80 percent, as of
2019. However, there are market segments that have
the potential to complement and/or stimulate tourist-related demand. These include:
• Bed-and-Breakfast. A small-scale inn or bedand-breakfast facility that is successfully operated may serve as a key attraction. As the County attracts more visitors, it is likely that Pacifica can
capture some of the increase. Despite the City's
approximately lower occupancy rate relative to
the County, a high-end inn or bed-and-breakfast, if able to successfully distinguish itself, may be supportable without drawing customers away
from existing hotels.
• Boutique Hotel. A mid-sized hotel that provides
uniquely designed accommodations also could
attract visitors to the City. Boutique hotels are
smal!er than resort hotels, but command higher
rates because of the emphasis on personal experience and high service levels. The boutique hotel may even serve as a destination, attracting new
visitors to Pacifica.
• Luxury or Resort Hotel. Pacifica is an easy drive
(15 minutes) to San Francisco and San Francisco
International Airport, and is conveniently located
on the coastal route to other well-known destinations such as Half Moon Bay, Monterey, and Big Sur.

The City maybe able to support a boutique hotel without drawing customers away from existing hotels (Healdsburg Hotel, top). Pacifica offers a number of amenities and attributes that could potentially support a resort hotel (Asilomar Conference Center, middle). With improved signage and amenities, outdoor recreation visitors could extend their stay and patronize Pacifica businesses (Bear Valley Visitor Center, bottom).
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-9
Figure 2-2: Transient Occupancy Tax Revenue Per Fiscal Year 2,000,000
1,800,000
1,600,000
1,400,000
1,200,000
1,000,000
800,000
600,000
400,000
200,000
0 I
Source: City of Pacifica, 20022; California Travel Impacts, 2000-2017, Dean Runyan Associates, Inc.; Economic & Planning Systems, Inc. 2022 Consequently, visitors could enjoy the natural
beaury_of the Ciry and nearby natural areas and
the urban attractions of San Francisco in a single
day. The proximiry to San Francisco would provide
a comparative advantage over other coastal hotel
destinations in the Bay Area, such as Half Moon
Bay, Point Reyes, and even Napa. A resort hotel also
could provide conference facilities that could attract
business groups.
2212 Beach Boulevard, the site of a former wastewater
treatment plant, presents the greatest potential
location for the development of a full-service hotel.

With immediate beach access, proximiry to the Sharp
Park Golf Course, the existing Palmetto Avenue
commercial area, and the open space park lands of
Pacifica Beach Park, the Beach Boulevard site offers
a variety of attributes typically sought by full-service hotel operators. Additionally, the development of
a hotel at this site could support additional visitororiented commercial development, integrated with the plans for the adjacent Sharp Park district.
2-10 PACIFICA GENrnAL PLAN PUBLIC REVIEW DRAFT
With an increase in tourism, additional visitors to the City also could support a town center retail district
along Palmetto Avenue, a key objective of the Sharp
Park Specific Plan.

Outdoor Recreation Destinations
Beyond providing a recreational ameniry, the completion of the trails system, as proposed by this General Plan (and shown in Figure 6-2), will have significant economic benefits. The Golden Gate
National Recreation Area (GGNRA) already hosts
many visitors, especially to Sweeney Ridge.

However, visitors to that site are unlikely to realize
how close the other destinations in the Ciry are to
the park. With improved signage and amenities
accompanying the trails (such as concessions, huts,
and a GGNRA visitors' center), hikers could extend
their stay and patronize Pacifica businesses. At full
buildour, the trail network has the potential to
become an attraction in its own right, becoming one
of several amenities that would encourage visitors to
stay in Pacifica for a whole weekend.

For the trail system to serve as an economic driver, it must be coupled with recognizable signage, permanent maps and information kiosks, and immediate connections to commercial sites that are appealing to
walkers/hikers.

Other Opportunities
Like many California communities, Pacifica has
passed ordinances to allow cannabis businesses in
the City. The City currently allows cannabis retail
operations, cannabis manufacturing operations, and
cannabis testing operations in various designated
locations.

In 2017, Pacifica voters adopted an excise tax that
would apply to the gross receipts of cannabis businesses. The local tax, was initially set at 6 percent of gross receipts for the first two years, with the
generated $69,969 the first year of . was projected
by City srnff to genernte $420,000 in the industry's
first full year of operntion. Council retaininged the
option to decrease or increase the rate up to 10
percent after two years. The cannabis tax generated
$69,969 in the remainder of fiscal year 2018-2019
following adoption. Revenues the first fiscal year
reflected the tax taking effect mid-year and that not
all allowable cannabis businesses had been permitted
at that time. Revenue increased to $344,128 in fiscal
year 2019-2020, and to $623,960 in fiscal year
2020-2021. Funds from the apprm'al of thisthe tax
have beencould be used to offset the cost of local
government services, programs, and activities.

Pacifica Economic Development Plan
City Council adopted the Pacifica Economic Development Strategic Plan (PEDSP) in August 2019 and is currently developing an update called Vision 2025
to guide economic development efforts in the near
term (through 2025). Both the 2019 PEDSP and this
Economic Sustainability Element share common
features, including identifying opportunity sites,
promoting local retail, and developing Pacifica as a
visitor destination.

Both plans identify the revitalization of the Palmetto
Avenue corridor as a destination with shops and
services for residents and visitors alike, a key
objective of the Sharp Park Specific Plan. Both
recognize the leakage of retail spending by Pacifica
residents, and propose a Shop Pacifica campaign in
addition to offering a more attractive local retail
environment. The Vision 2025 document is
expected to build on these and other strategies.
2 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-11
2A FISCAL SUSTAINABILITY
Land use and policy priorities in this General Plan
have implications for the City's economic and fiscal
well-being. The challenge in Pacifica is to encourage
a mix of uses that bring fiscal benefits to the Citythrough property, sales, and transient occupancy tax revenues.

Specifically, if the General Plan succeeds in attracting business investment, it may also attract residents and employers who might otherwise choose other
locations in the Bay Area or beyond. An increasing
employment base can, in turn, create a positive feed-
back loop by boosting property values and household incomes and improving economic conditions.

The City can support and encourage entrepreneurship and business growth through a range of actions, including connecting business owners and entrepreneurs to resources and funding in order to support the growth of their operations locally and streamlining regulations to support business creation and growth. In addition, encouraging local businesses to
buy from one another rather than from businesses in
other communities can help "keep the dollars local"
and support the success of Pacifica businesses. Provi-
sion of adequate childcare is part of the social infra- structure of economic development and can help
attract and retain residents as well.

Achieving these quality of life factors will boost the
City's tax base and enable further investment in public services and infrastructure needed to sustain economic growth. The City's fiscal health also is affected by factors outside of its control, including national
business cycles, state and federal budget decisions,
international trade, and the performance of key
local industries such as information, high-tech and
biotechnology. A balanced and integrated approach
to planning future land use, investing in municipal
service and facilities, and leveraging Pacifica's unique assets is the best way to ensure sustainable growth
and fiscal well-being.
2-12 PACll'ICA GEf'lERAL PLAN PUBc.lC. REVIEW DRAFT
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2.5 ECONOMIC DEVELOPMENT

STRATEGY
Areas in which General Plan policies can help formulate a coordinated economic development strategy include:
• Leveraging Key Locational Assets. Pacifica has the
potential to be "placemaking" and build tourismbased shopping environment over time. A true town center district and a luxury and/or resort hotel
would significantly advance this goal by transforming Pacifica into a higher profile travel destination.

The Rockaway Beach Quarry site and Palmetto
Avenue represent two potentially complementary
opportunities to do this.
• Improving Shopping Areas, and Recruiting Tenants. Upgrading existing shopping centers and commercial areas could create an environment more
conducive to attracting a broader base of customers
and tenants. The City can play an active role in
attracting specific busi- nesses that enhance the
vitality of the City.
• Investing in Public Infrastructure and Facilities.

Streetscape improvements, complete streets, a
signage program, undergrounding utilities, and
other public infrastructure investments represent
valuable advancements for property owners and
developers, who stand to benefit from them.
• Branding Pacifica. A detailed marketing plan could
help Pacifica shape its image as a desirable destination itself through a wide range of methods and provide a unified "look and feel" to the City, complementing place-making and visitor attraction efforts. • Facilitating Employment Growth. The Ciry could
be proactive in recruiting for employers. Job growth
· in the City co~d improve fiscal health.
• Integrating Economic Growth and Environmental
Conservation. Pacifica' s natural setting, from the
coastline to the ridges, is a critical component of the city's identity, and it shapes the city's urban and economic development. Future physical and economic development in Pacifica can help preserve the City's
natural features, both for the broader purpose of
environmental conservation as well as the economic
objective of attracting visitors.

P ICIE
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
ES-G-1 Leverage Assets. Leverage Pacifica' s coastal
location and unique assets as a primary means
to strengthen the local economy, focusing on
increasing tourism facilities, including shops,
hotels, restaurants, and hiking trails.

ES-G-2 Maintain Fiscal Sustainability. Foster
a fiscally healthy City government and
enlarge the City's revenue base as necessary
to sustain and support the community.

ES-G-3 Promote a Positive Image. Promote a positive image of Pacifica as a desirable place to work, live, and visit.

ES-G-4 Support Existing Businesses. Retain and
foster the growth of existing Pacifica businesses, and foster a positive relationship between the business community and the
City government.

ES-G-5 Attract New Businesses and Jobs. Seek
out new businesses that will employ and
serve Pacifica residents, improving the
City's jobs/housing ratio.

ES-G-6 Ensure Environmental Protection. Ensure
that economic development in Pacifica
proceeds synergistically with environmenttal protection.

Implementing Policies
Creating a Destination
ES-1-1 . Town Center._Through a combination of
mixed use land use designations/zoning,
streetscape improvements such as
undergrounding overhead utility lines
along project frontages, targeted public
investment, and marketing strategies,
promote Palmetto Avenue as a pedestrianoriented destination with shops and services for residents and visitors alike.

PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-13
The Rockaway Beach Quarry site (left) and Palmetto Avenue (right) represent two potentially complementary opportunities to advance the City's retail and tourism sectors.

ES-1-2 e) City-Owned Catalyst Projects. Use
City-owned properties as catalysts for new
development in the Palmetto area and elsewhere in the City.

For key opportunity sites such as 2212 Beach
Boulevard, the City may issue Request
for Proposals for development. Learnings
from past request for qualifications (RFQ)
processes for 2212 Beach Boulevard site will
inform strategies to make the site more
attractive and marketable as part of a future
RFQfor a hotel developer.

ES-1.:.-3 Recycling Center Relocation. Work with
Recology, Inc. to identify a new location
for a recycling yard to free up land for
visitor-based economic development.

ES-1-4 Increase Tourism. Prepare a multi-faceted
program to encourage tourism, focusing
on:
• Attracting new hotels or inns, a visitor's
center or other key attraction, tourismbased shopping, and other components; and
• "Branding" and marketing Pacifka's
parks, open spaces, beaches, and other
natural amenities.

ES-1-5 Enhanced Visitor Node. Create a highly
distinct visitor-oriented commercial and
2-14 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
hospitality node at Rockaway Beach and
on developable portions of the Rockaway
Quarry site.

A key component of this strategy would be to
pursue a boutique or high end/resort-oriented
hotel and supporting tourist-oriented shopping and dining opportunities.

ES-1-6 Increase Accessibility. Improve accessibility and transit into Pacifica by partnering with transit providers (BART, Sam Trans;
etc.) to increase frequency and visibility
of service to and from San Francisco and
other destinations in the Bay Area.

Fiscal Sustainability
ES-1-7 Mixed Land Uses. Promote development
of a broader mix of revenue-generating
land uses, including hotels, to increase the
City's fiscal benefits.

ES-1-8 Shopping Center Performance Improvement. Support existing retail center property owners' and tenants' efforts to
improve their sales and occupancy rate performance, as feasible.

ES-1-9 Fiscal Analysies RequiredReview. Require
Analyze fiscal impact analyses for major
devefopment proposals requiring a General
Plan amendment to assess citywide
impacts and identify any burden such
projects might create for the City as well as
viable mitigation.
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ES-1-10 Pursue New Funding Sources. Continue
to identify and pursue federal, State, and
other grants for economic development,
marketing, and incentives to recruit new
businesses.

ES-1-11 Development Pays its Fair Share. Continue to require new development to pay its fair share of needed community improvements.

ES-1-12 Maintain Impact Fee Schedule. Periodically update the City's impact fee schedule to ensure that fees are commensurate with the associated costs of facilities and
services.

ES-1-13 Proportional Mix of Uses. Strive to
achieve a balanced mix of retail and service
uses in commercial centers and districts
co support visitor- and sales tax-generating
uses.

Marketing and Branding
ES-1-14 Broaden Business Marketing Efforts.

Expand the City's marketing efforts developing a comprehensive marketing plan with tools and implementation strategies,
focusing on targeted industries and businesses. Actions may include:
• Advertising in industry publications;
• Publicizing local business success stories
in local news outlets;
• Contracting with a professional marketing service (if feasible); and • Preparing marketing materials, including an inventory of assets that Pacifica offers, such as available sites and buildings, development incentives, high quality oflife, amenities, and ochers.

ES-1-15 Relationships with Business Organizations. Maintain a strong working relationship with the Pacifica Chamber of Commerce, as well as other local and regional business groups such as the Palmetto Business Association.

Promote Palmetto Avenue as a pedestrian-oriented destination with shops and services for residents and visitors alike (top).

Support the upgrade and redevelopment of shopping centers to attract a broader base of customers and tenants (middle). Implement a unified, unique signage and wayfinding program for the City's distinct commercial and attractions (bottom).

PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-15
ES-1-16 "Shop Pacifica" Campaign. Create a
"Shop Pacifica" campaign to support local
businesses and decrease retail sales leakage.

ES-1-17 Signage and Wayflnding. Implement a
unified, unique signage and wayflnding
program for the City's distinct commercial
and attractions.

Particular attention shouU be paid to providing clear visual linkages between separate, but proximate, areas of the City that would
benefit from clearer connections. Signage and
way finding could identify and link Palmetto
Avenue; Sharp Park Golf Course; the future
GGNRA visitors' center; Rockaway Beach;
and Pacifica State Beach.

ES-1-18 Public Realm Improvements. Invest in
streetscape and public space improvements
to attract visitor-oriented development and
improve Pacifica's image and the quality of
life for residents.

Public realm improvement priority areas are:

Palmetto Avenue; new public space adjacent
to the Pier associated with redevelopment of
the 2212 Beach Boulevard site; the Rockaway Beach oceanfront; new public space and streetscape associated with development in the
Quarry site; the Pacific Manor shopping area
and Esplanade Avenue overlooking the ocean;
the Pedro Point shopping area; lower Linda
Mar Boulevard and lower Crespi Drive.

ES-1-19 Host New Events. Promote regionally
recognized events as a means of increasing
awareness of Pacifica as a destination and
fostering a positive image of the City as a
place to visit, reside, and conduct business.

Examples of community events that could
d;aw visitors to the city--and take advantage of the City s outdoor amenities- include group hikes, trail races, golf tournaments,
surfing competitions, a Summer Concert
series, as well as city celebrations such as Fog
Fest, festivals, and promotional sales.
2-16 PACIFICA GENERAi.. PLAN PUB~IC REVIEW DRAFT
ES-1-20 Create Gateways. Create visually notable
"gateways" to Pacifica, following the same
design theme as the signage and wayfinding program, at major roadways where they enter the City (SR 1 at the northern and
southern ends of the city, and Sharp Park
Road and Hickey Boulevard at SR 35).

Local Business Support and Revitalization
ES-1-21 Shopping Center Upgrades. Support
upgrading existing centers to create an
environment more conducive to attracting
a broader base of customers and tenants.

ES-1-22 New Business Organizations. Encourage
formation of business organizations to represent business districts or industry groups where there are no support organizations.

ES-1-23 Enterprise Development Program. Create
an Enterprise Development Program to
provide technical support for local start-up
businesses.

The City may seek assistance from the Workforce Investment Board and the San Mateo County Economic Development Association
(SAMCEDA) to help set up a website incorporating all the tools and resources available to small local businesses and start-ups.

ES-1-24 Loan Program for Business Support. Evaluate the feasibility of maintaining a revolving City loan program for local businesses needing temporary financial support.

ES-1-25 Childcare. Encourage development of
accessible, affordable, and quality childcare
facilities through the following mechamsms:
• Streamline processing and permit regulations for childcare facilities. • Allow childcare facilities with a target
capacity of 15-20 children minimum as
a use in commercial areas.
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ES-1-26 Business-to-Business Transactions. Promote strategies to increase local businessto-business commerce.

New Employment Attraction
ES-1-27 New Business Attraction. Attract new
businesses to Pacifica, focusing on those
that:
• Have a high growth potential;
• Generate net fiscal benefits to the City
through increased tax revenue;
• Create high-paying and/or career-oriented jobs for local residents with opportunities for advancement; • Complement or augment existing businesses and services in Pacifica; and • Create a minimal negative impact on
the environment.

ES-1-28 Opportunity Sites Inventory. Maintain
an inventory of available and "ready-to-go"
development sites on the City's website,.
and provide the list to interested developers
and/or businesses seeking sites in the City.

The inventory of development sites should
be updated periodically, depending on the
pace of development, and distributed to local
developers, realtors, employment recruiters, large commerciatbankers, and others involved in economic development.

ES-1-29 Economic Development Website. Create a
one-stop web portal for the City's economic
development activities.

The website could include:
• Information on the permitting and licensing process, and available business assistance programs, if applicable; • A secure portal for online applications;
• A searchable GIS inventory of available
sites;
• A directory of Pacifica businesses/firms and
the products and services they provide;
• Testimonials from local business owners on
positive experiences with the City; and
• Links to complementary websites.

ES-1-30 Public/Private Partnerships. Explore the
use of public/private partnerships to aid
new small businesses with initial capital
costs.

ES-1-31 Incentives for Locating in Pacifica. Create
a list of incentives as part of a package to
approach "target businesses" to encourage
their location in Pacifica.

Possible incentives may include Enterprise
Development Program assistance (see Policy ES-1-23), expedited permit review and approval, and fl,oor area or density bonuses.

ES-1-32 Investment in Infrastructure. Continue
to invest in public infrastructure improvements, including landscaping, signage, lighting, undergrounding overhead utility
lines. and roadways.

The Economy and the Environment
ES-1-33 GGNRA Visitor Center. Work with the
GGNRA to establish a Visitor Center off
SR 1 near Mori Point. Connect with the
Rockaway Beach and Sharp Park districts
with signage, roadway improvements, and
pedestrian- and bicycle improvements.

ES-1-34 Expanded Commercial Recreation. Foster
the development oflow-intensity outdoor
commercial recreation uses on sites near
Pacifica State Beach and at the northern
end of Palmetto Avenue.

ES-1-35 Preserve the Experience of the Natural
Environment. Ensure that new development projects do not disrupt view corridors from prominent points or otherwise interfere with residents' and visitors' experience of Pacifica' s natural areas and amenities.

PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-17
ES-1-36 Appropriate Site Design. Ensure that
development projects adjacent to protected
natural areas are designed to minimize
impacts on those areas by employing low
impact development techniques for stormwater management, using native/non-invasive landscaping, and minimizing nighttime lighting and glare. 2-18 PACIFICA GENERAL PLAN PUOLIC RfVlEW DRAFT
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-19
The Community Design Element focuses on enhancing the image and everyday livability of Pacifica. It presents a vision for the City's overall form and image, and provides guidance for preserving and enhancing the qualities that support that urban structure. Specifically, the Community Design Element discusses compatible infill development; pedestrian-oriented, mixed use districts; views to hillsides, coastal bluffs and the ocean; and sustainable design. This chapter identifies certain areas where additional standards and guidelines may be needed, and provides policies at a citywide scale, as well as key goals defining distinct areas within the City.

3.1 U BAN STRUCTURE
Pacifica has a strong physical identity as a stretch of dramatic coastline punctuated by ridges. Its boundaries are very distinct on three sides, with the Ocean on the west, the crest of Sweeney Ridge and Skyline
Boulevard on the east, and San Pedro Mountain on
the south. The northern edge narrows almost to a
gateway entered along Highway 1. As an urban place,
Pacifica presents itself as a collection of valley and
coastal neighborhoods nestled in the topography.

As envisioned here, the basic components of Pacifica' s existing structure-its open spaces, neighborhoods,
activity centers, and transportation corridors-are
built upon to establish a more coherent overall form,
pictured in Figure 3-1: Urban Structure. Key features
are descrjbed below.

Balance of Urban and Undeveloped
Land
Pacifica is striking for its high proportion of both
parks and undeveloped land, which comprises twothirds of the Planning Area, and for the way its neighborhoods and rugged, open ridges alternate
along the length of the City.

Hillsides and Ridges
The crest of the Coast Range forms Pacifica's eastern
boundary. This crest rises toward the south as Sweeney Ridge. Five lateral ridges extend westward from Sweeney Ridge to the ocean. From north to south,
these are Milagra Ridge, Gypsy Hill, Mori Ridge,
Cattle Hill, and Fassler Ridge. At the south end, San
Pedro Mountain extends to the coast at Pedro Point
Headlands. This dramatic terrain is a defining feature of the city.

Neighborhoods
Pacifica' s neighborhoods lie in valleys between the
ridges, and along hillsides.
3-2 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
• Fairmont, Fairmont West, and Westview-Pacific
Highlands. In this northernmost section of the
city, the coastal neighborhoods are linked with
urbanized uplands: the Fairmont West, Fairmont
and Westview-Pacific Highlands neighborhoods
to the north and east.
• Edgemar-Pacific Manor. The Pacific Manor
shopping district is the hub of the West and East
Edgemar-Pacific Manor neighborhoods, north of
Milagra Ridge.
• Sharp Park. The East and West Sharp Park
neighborhoods lie in the bowl between Gypsy
Hill and Milagra Ridge, north of Sharp Park (the
park).
• Vallemar. Near the geographical center of the
city, the Vallemar neighborhood is located in
a narrow valley along upper Calera Creek. The
stream's western end travels through the quarry
site at the base of Mori Point.
• Rockaway and Rockaway Beach. The Rockaway
neighborhood extends down the narrow valley
between Fassler Ridge and Cattle Hill, and culminates in the seaside Rockaway Beach district. • San Pedro Valley and Pedro Point. The San
Pedro Valley, in the far south, includes the neighborhoods of Linda Mar, West Linda Mar, Park Pacifica, and the coastal Pedro Point neighborhood.

Pacifica developed first as a string of coastal communities and later as a suburban extension of San Francisco; this has created unusual patterns. Develop-:
ment in the newer neighborhoods has occurred on a
larger scale, often with significant grading to provide access and construction pads, whereas older development was generally one or a few houses at a· time with minimal change to the existing terrain. This
quality will lessen over time as context-sensitive infill housing is developed, older housing is replaced, and
vegetation matures.

Pacific
0 c ea n
EB
0 1/4
West EdgemarPacific Manor
1/2
MILES
Mor i Ridge
2 Sw eeney
R idg e
(GGNRA)
!Figure 3-1: Urban Structure
C=:J Urbanized
- Primary Activity Center
~ Neighborhood Activity Center
C=:J Small Commercial Center
- Industrial Area
I ;.:J. I Beach
C=:J Undeveloped or Open Space
Hillsides/Ridgelines
Neighborhood
Public Open Space
or Natura l Featu re
= Highways and
Regional Roadways
- Planning Area
- -- City Limits
__,.,.

Source: Dyett & Bhatia, 2020.

3.3 Balance of Activity Centers
Unlike many cities, Pacifica has no single downtown,
bur rather an assortment of activity centers. West
Sharp Park has a concentration of public uses and
a small business district. However, it is balanced by
the shopping hubs of West Linda Mar to the south
and Pacific Manor to the north, while a tourist atmosphere is captured more clearly at Rockaway Beach.

Other small activity centers are at Fairmont Shopping Center, Park Mall, Eureka Square, and small business districts at Crespi Drive, Adobe Drive, and
Vallemar.

Pacifica's multi-centered quality will continue to
be part of its identity, but each activity center will
become more distinct and more vibrant, especially
the area within the Sharp Park Specific Plan. The
three primary activity centers will be at West Sharp
Park, Rockaway Beach, and Linda Mar, associated with Pacifica's three accessible beaches. Smaller mixed-use activity centers will grow at Pacific Manor
and Park Mall. Each activity center will be distinguished by its land use mix, built form, and public realm enhancements, as well as by district-specific
signage.

Highway 1
Highway 1 is a unifying element for the city, connecting all of its neighborhoods and key sites to one another and to the region. The sequential experience
created by the Highway will be strengthened as each
activity center becomes more distinct, and as coastal
and hillside _views are enhanced. The highway also
divides neighborhoods and influences access to and
use of various commercial centers.
3-4 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
CD-G-1 Identifiable City Structure. Reinforce
a clear city structure, characterized by a
progression of ridges, neighborhoods, and
activity centers.

CD-G-2 Distinct Activity Centers. Create primary activity centers, each distinguished through land use, built form, public
realm enhancements, and signage. -
Implementing Policies
CD-1-1 Primary Activity Centers. Create primary activity centers at West Sharp Park, Rockaway Beach, and Linda Mar, and
neighborhood centers in Pacific Manor
and Park Pacifica (at and around the Park
Mall site).
• The Sharp Park Specific Plan Area will
be the City s mixed use core. The Sharp
Park Specific Plan will serve_ as the guide
to enhance Palmetto Avenue between
Paloma Avenue and Clarendon Road
as a vibrant, mixed-use main street,
with strong connections to the Ocean.

Sharp Park's character will be signaled
by higher-intensity buildings along the
Highway 1 corridor, including at the
Eureka Square site.
• · Rockaway Beach will be the visitor-oriented center. Its charming coastal character will be· strengthened by new development and the district will be extended with a connective street pattern onto the
flat portion of the Quarry site. It may
gain a new, defining feature such as a
destination hotel or conference center.

This General Plan seeks to establish a long-term framework for employment growth and fiscal stability for Pacifica. Together with other General Plan initiatives, this will help ensure the City's economic success. The Economic Sustainability chapter contains policies and actions that provide direction for improving the City's business and tourist attraction strategies; improving the ratio of jobs to households; and supporting business activities that can meet the needs of the community and of visitors to the City.

Ideas and priorities for economic development in
Pacifica have been discussed throughout the General Plan Update process. Almost every participant identified Pacifica's need for a stable economic base
and source of tax revenue as a critical concern. Policy statements related to economic sustainability have received broad support from the community,
particularly the ideas of enhancing the appeal and
vibrancy of Palmetto Avenue and the Promenade,
including redevelopment of the old Wastewater
Treatment Plant; and revitalizing shopping centers.

Improved fiscal stability was also widely agreed upon
as an important goal. As a means toward that end, ·
developing a stronger tourism sector was broadly
supported. These ideas form the basis of the guiding and implementing policies for economic development. 2-2 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

2.2 REGIONAL AND LOCAL

Current Employment Characteristics
Employment by Industry
Employment by industry in Pacifica closely follows that of San Mateo County overall. The American Community Survey's five-year estimate {2015- 2019) shows Educational Services, Health Care, and
Social Assistance as having the highest percentage
of employment in both jurisdictions (22 percent and
20 percent, respectively). The next largest industry
sector is Professional, Scientific, Management, and
Administrative services, at 16 and 20 percent for
the City and the County respectfully, followed by
retail trade and arts/entertainment. Table 2-2 shows
employment by industry.

On average, from 2015 to 2019, Pacifica's unemployment rate has been 2.2 percent, slightly lower than San Mateo County overall, and significantly better
than the statewide average of 4.8 percent (see Table
2-3).
1 U.S. Census Bureau; American Community Survey, 2015-2019 Five-year Estimates
TABLE 2-1: DEMOGRAPHIC INDICATORS OF ECONOMIC CONDITIONS Population between 18 and 64
Population over 25 with a bachelor's degree or higher
Average household size
Percent of ownership housing
Household Income
Median Household Income as a percent of San Mateo County overall Source: U.S. Census Bureau; American Community Survey, 2015-2019 Five-year Estimates Table 2-2: EMPLOYMENT BY INDUSTRY, SAN MATEO COUNTY AND PACIFICA San Mateo County
Total Percent
Agriculture, forestry, fishing and hunting, and mining 2,060 1% Construction 21,395 5%
Manufacturing 32,363 8%
Wholesale trade 8,685 2%
Retail trade 37,676 9%
Transportation and warehousing, and utilities 23,713 6% Information 18,894 5%
Finance and insurance, and real estate and rental and leasing 31,461 8% Professional, scientific, and management, and administrative and waste 81,965 17% management services
Educational services, and health care and social assistance 81,965 20% Arts, entertainment, and recreation, and accommodation and food services 40,832 10% Other services, except public administration 13,483 5%
Public administration 13,483 3%
TOTAL 414,747 100%
Source: U.S. Census Bureau; American Community Survey, 2015-2019 Five-year Estimates 64%
46%

2.8 2persons
71%
$125,500
102%
City of Pacifica
Total Percent
64 0%
1,479 7%
1,521 7%
370 2%
2,061 10%
1,535 7%
802 4%
1,491 7%
3,428 16%
4,752 22%
1,961 9%
1,163 5%
1,025 5%
21,682 100%
Table 2-3: LABOR FORCE AND EMPLOYMENT RATES FOR POPULATION OVER 16, SAN MATEO

COUNTY AND PACIFICA
Population Over 16 San Mateo County Pacifica
In La bar Force 69% 69%
Employed 66% 67%
Unemployment Rate 3.7% 2.2%
Unemployment Rate Among College Graduates 1.4% 0.8%
Source: U.S. Census Bureau; American Community Survey, 2015-2019 Five-year Estimates 2 m
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-3
Place of Work
Pacifica is expected to continue to function as primarily a "bedroom" community serving employment centers in San Francisco and along the Peninsula. In fact, only 14 percent of Pacifica's employed residents work locally, with the rest commuting to
other jurisdictions (see Table 2-4). While the percentage of residents who work in Pacifica is low, and demonstrates the need to create more jobs for local
residents, Pacifica's place of work pattern is not out
of step with that of San Mateo County as a whole,
illustrating the regional nature of commuting and
employment dynamics in the Bay Area.

The most common place of work for Pacifica residents was elsewhere in San Mateo County (36 percent) and in San Francisco (35 percent). 2 2 US. Censu; Bureau; American Comrmmity Survey, 2015-2019 Five-year Estimates
Table 2-4: PLACE OF WORK FOR
WORKERS 16 YEARS AND

OLDER, PACIFICA AND SAN

2.3 THE FUTURE ECONOMY
Retail and Tourism Prospects
Retail and tourism are two areas of economic interest
for Pacifica. Strengthening the City's performance in
these areas could create jobs, increase the tax base,
and enhance quality of life for residents. This section and the relevant policies that follow address Pacifica's long-term retail and tourism prospects and propose
actions the City can take to improve performance in
these sectors.

Due to its fairly isolated geography and access constraints, consumer demand for retail in Pacifica is currently driven primarily by local economic and
demographic conditions (e.g., population, employment, and income). The City's numerous shopping centers are distributed throughout the various neighborhoods and are primarily patronized by local residents; many shopping centers are also older and somewhat underutilized. A small amount of retail
demand comes from visitors to Pacifica, particularly
from those visiting the Rockaway Beach area. Given
the older properties, small population and employment numbers, and limited accessibility, demand from larger, regional-serving retailers is minimal.

Existing Retail Supply Overview
Currently, Pacifica's retail stores are concentrated
along Highway 1, as well as the northern part of
the City along Skyline Boulevard. Most are located
within shopping centers. Overall, there are about 11
retail centers and a total of approximately one million square feet of leasable space across the City.

Many of the retail properties are older and underutilized (though some have undergone renovations). A majority of Pacifica' s retail tenants consists of small, independent retailers anchored by one or several
national brand establishments. The smaller serviceoriented businesses periodically change ownership, but the mix of businesses in the City tends to stay
the same. In other words, the market position and
orientation of Pacifica' s retail has remained relatively static. The lack of diverse retail opportunities limits the City's regional retail draw.

Retail Sales Trends, Household Spending, and
Capture Rate
Pacifica has relatively weak per-capita retail sales,
likely the result of competitive retail clusters in Daly City and Colma. Based on household and income
data, a gain of $337 million of additional potential
retail sales could be theoretically supportable within
the City. In 2016, the City's retail stores generated
$ 167 million in taxable sales, representing only 48
percent of the retail spending power. A large proportion of the City's retail sales potential is lost to retailers outside of the City as Pacifica residents travel to other jurisdictions for their shopping needs. This
leakage occurs in nearly all retail categories, the only exceptions being food stores and service stations (see
Figure 2-1).

The leakage of retail sales potential can be traced
to limited retail gain in Pacifica. Daly City has a
regional shopping mall, Serramonte Center, and
regional retail centers with big box retailers. Located northeast of Pacifica, Colma also has a number of
regional retail centers with big box retailers. Additionally, to the east in San Bruno, the T anforan Mall is another regional shopping center.

A md Farm
lrrp'lerr.Eomts
,Alll~O Dealers
amlllJi.:J IO
Swppli=s
Ctlrier Rel3 ii Focd Stu.es ( 3) Eatirng ard
St,or;;;s 1:,:, Drirn !Qng Places
■ J>gg regate 1-H Rel3i I Elq)s. {S1 ,OD•Il5l1 ■ Retail SaleS im Pacifica (S l , 000s) Ser\ice
&atiorns
(1) Saes for this categoy are not pl.blisha:I because of th£: Ii mite murrt.er ,of r;;;taiers. Ira or-oer t,o rrairntah the sales of indv idua retalers cooifider;iti3I, lhe saes for this categoy are incl~ d irn Othier Retail St,or,s . · (:2) lr.dudesspeciaty slllres; p,cka;ied li!JJor ·slores; s-eoord-hiard rmerchand s..; f11Je lard ice d!al2rs; moale hon-es, trailers, carrpers; boat, n--otorcycle, aid pla-,e da lers; and t:usinss and persor.al serv ices. {~ Ty pcally, only 35% of gro cery purchases all! taxable. ffiE s31es 13< bas been arllj lll~ec t,o ref lect total retail sales.

Source: BLS Expenditure Survey 2076-2017, CA Board of Equalization Taxable Sales 2076.

Table 2-5: VISITOR-GENERATED TAX RECEIPTS BY COUNTY
County 2017 Receipts (in millions) Receipts per Household Percent of California Receipts San Francisco $159 $3,160 1.5% '
Napa $994 $2,620 9.2%
San Mateo $514 $1,860 4.7%
Santa Clara $167 $870 1.5%
Sonoma $545 $830 5.0%
Alameda $347 $580 3.2%
Marin $60 $400 0.6%
Contra Costa $152 $370 1.4%
Solano $6.7 $49 0.3%
BAY AREA TOTAL $2,999 27.6%
California $10,851 $810 100.0%
Source: California Tra vel Impacts, 2000-207 7, Dean Runyan Associates, Inc.; Economic & Planning Systems, Inc. 2-6 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Given the population and employment trends and
the City's relatively small employment base, there
is little support for additional retail space. However, additional retail demand could be generated by increased capture of local spending and spending by
tourists, commuters, and other nonresident population groups.

Palmetto Avenue, the "backbone" of the Sharp
Park Specific Plan Area, has potential to expand
its function as a town center retail district. Building on improvements as part of the Palmetto Avenue Streetscape Plan, the General Plan Land Use Diagram designates Palmetto Avenue for mixed
use development to produce ground-floor retail and
other commercial uses with a pedestrian orientation as well as upper-story housing. With targeted public investments in the Sharp Park Specific Plan
Area, retail opportunities are likely to emerge from
new local small businesses and incremental and finegrained improvements to existing properties with a focus on creating a differentiated experience that
provides residents and visitors with a unique sense
of place. To support the potential town center area,
key opportunity sites near the Palmetto corridor
are designated Mixed Use Center. Higher-intensity
residential development along the Highway 1 corridor directly adjacent to and well-linked to Palmetto Avenue would provide a regular customer base for
shops and restaurants along Palmetto, and signal to
passersby the presence of an active center. Continued public and private investments can contribute to the development of Palmetto Avenue into a town
center retail district. If successful, Palmetto Avenue
then could help the City capture more of the local
expenditure potential without drawing sales away
from existing retailers. Policies in this element, the
Land Use element, and the Sharp Park Specific Plan
support this objective.

Pacifica enjoys exposure to a number of visitors to
the County's coast, State parks, and other attractions. Despite its advantageous position, however, the City does not currently offer a major attraction or an
identifiable theme that draws significant tourism and
tourist-related spending. In addition, the City has not successfully positioned or marketed itself as a major
tourist destination. Tourism-related retail concepts
supported by policies in this element may allow Pacifica to better leverage its coastal location and establish itself as more successful tourist destination.

Table 2-6: CURRENT MEDIAN HOUSEHOLD
INCOME
Pacifica
San Mateo County
2019
$125,500
$122,641
Source: U.S. Census Bureau; American Community Survey, 2015- 2019 Five-year Estimates
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-7
Amenities including the Pier (top) and the Golf Course (middle) can be linked with Palmetto Avenue through place-making features, such as public plazas and public art. 2-8 PAflFICA GENERAL PLAN PUBLIC REVIEW DRAFT
"Placemaking"
Tourist-oriented retail districts often succeed by providing a unique mix of small-scale "boutique" stores that offer arts, crafts, and other goods or services with a distinctive local flavor. This retail strategy is not formulaic, and the actual tenant mix depends on the location. One of the key characteristics of successful
tourist-oriented retail districts is its unique identity or "brand." Similar to other beachside communities
along the Pacific coastline, Pacifica could potentially focus on beach/coastal-related businesses, drawing on
its very name to help establish a strong identity.

Equally important to the success of tourism-based
retail are the placemaking features, such as public plazas and public art features. Placemaking features provide aesthetically pleasing, thematic design. Uniform signage and wayfinding is another aspect of placemaking. Enhancing Rockaway Beach district and extending the visitor-oriented environment into the Quarry Site could follow this model. A traditional town center district along Palmetto Avenue, linked through these
place-making features co amenities (e.g., the beach
and golf course), would create a unified image of the
City.

Hotel and/or Resort Opportunities
Tourism is a significant industry iri San Mateo
County, attracting both domestic and international
visitors. Pacifica's coastal location coupled with the
City's accessibility along scenic Highway 1 and its
proximity co San. Francisco and the San Francisco
International Airport provides it with exposure to a .
number of visitors to the County's coast, State parks,
and ocher attractions. However, the City is ·not currently a well-known tourist destination and primarily serves pass-through travelers on their way to a primary destination elsewhere in the County or region.

Another way in which Pacifica could increase its visibility, boost tax revenue, and help foster a distinctive sense of place would be to recruit a major resort hotel.

Currently, Pacifica is served by six moderately-priced
hotels with a total of282 rooms. ·Transient occupancy
tax (TOT) revenues from these hotels have fluctuated
during the past 10 years, with a general upward trend,
as shown in Figure 2-2. Beginning in the fourth quarter of 2019, the TOT revenues include revenues generated by short term rentals such as Airbnb and VRBO.

The revenue data from short term rentals is not available at the time of this report, but is likely to increase the amount of TOT revenue going to the City.

In terms of occupancy rate, Pacifica' s hotels have
generally been underperforming relative to the.

County average of approximately 80 percent, as of
2019. However, there are market segments that have
the potential to complement and/or stimulate tourist-related demand. These include:
• Bed-and-Breakfast. A small-scale inn or bedand-breakfast facility that is successfully operated may serve as a key attraction. As the County attracts more visitors, it is likely that Pacifica can
capture some of the increase. Despite the City's
approximately lower occupancy rate relative to
the County, a high-end inn or bed-and-breakfast, if able to successfully distinguish itself, may be supportable without drawing customers away
from existing hotels.
• Boutique Hotel. A mid-sized hotel that provides
uniquely designed accommodations also could
attract visitors to the City. Boutique hotels are
smaller than resort hotels, bur command higher
rates because of the emphasis O!} personal experience and high service levels. The boutique hotel may even serve as a destination, attracting new
visitors to Pacifica.
• Luxury or Resort Hotel. Pacifica is an easy drive
(15 minutes) to San Francisco and San Francisco
International Airport, and is conveniently located
on the coastal route to other well-known destinations such as Half Moon Bay, Monterey, and Big Sur.

The City may be able to support a boutique hotel without drawing customers away from existing hotels (Healdsburg Hotel, top). Pacifica offers a number of amenities and attributes that could potentially support a resort hotel (Asilomar Conference Center, middle). With improved signage and amenities, outdoor recreation visitors could extend their stay and patronize Pacifica businesses (Bear Valley Visitor Center, bottom).
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-9
Figure 2-2: Transient Occupancy Tax Revenue Per Fiscal Year 2,000,000
1,800,000
1,600,000
1,400,000
1,200,000
1,000,000
800,000
600,000 I 400,000
200,000
0 Source: City of Pacifica, 20022; California Travel Impact;, 2000-2017, Dean Runyan Associates, Inc.; Economic & Planning Systems, Inc. 2022 Consequently, visitors could enjoy the natural
beauty of the City and nearby natural areas and
the urban attractions of San Francisco in a single
day. The proximity to San Francisco would provide
a comparative advantage over other coastal hotel
destinations in the Bay Area, such as Half Moon
Bay, Point Reyes, and even Napa. A resort hotel also
could provide conference facilities that could attract
business groups.
2212 Beach Boulevard, the site of a former wastewater
treatment plant, presents the greatest potential
location for the development of a full-service hotel.

With immediate beach access, proximity to the Sharp
Park Golf Course, the existing Palmetto Avenue
commercial area, and the open space park lands of
Pacifica Beach Park, the Beach Boulevard site offers
a variety of attributes typically sought by full-service hotel operators. Additionally, the development of
a hotel at this site could support additional visitororiented commercial development, integrated with the plans for the adjacent Sharp Park district.
2-10 PACIFICA GENERAL PLAN PUB IC REVIEW DRAFT
With an increase in tourism, additional visitors to the City also could support a town center retail district
along Palmetto Avenue, a key objective of the Sharp
Park Specific Plan.

Outdoor Recreation Destinations
Beyond providing a recreational amenity, the completion of the trails system, as proposed by this General Plan (and shown in Figure 6-2), will have significant economic benefits. The Golden Gate
National Recreation Area (GGNRA) already hosts
many visitors, especially to Sweeney Ridge.

However, visitors to that site are unlikely to realize
how close the other destinations in the City are to
the park. With improved signage and amenities
accompanying the trails (such as concessions, huts,
and a GGNRA visitors' center), hikers could extend
their stay and patronize Pacifica businesses. At full
buildout, the trail network has the potential to
become an attraction in ·its own right, becoming one
of several amenities that would encourage visitors to
stay in Pacifica for a whole wee~end:

In 2017, Pacifica voters adopted an excise tax that
would apply to the gross receipts of cannabis businesses. The local tax, was initially set at 6 percent of gross receipts for the first two years, with the
geHerated $69,969 rhe first year of . 1Nas projected
by City staff to generate $120,000 in the industry's
first full year of operation. Council retainingea the
option to decrease or increase the rate .up to 10
percent after two years. The cannabis tax generated
$69,969 in the remainder of fiscal year 2018-2019
fo llowing adoption. Revenues the first fiscal year
reflected the tax taking effect mid-year and that not
all allowable cannabis businesses had been permitted
at that time. Revenue increased to $344,128 in fiscal
year 2019-2020, and to $623,960 in fiscal year
2020-2021. Funds from the approval of thisthe tax
have beencould be used to offset the cost of local
government services, programs, and activities.

Pacifica Economic Development Plan
City Council adopted the Pacifica. Economic Development Strategic Plan (PEDSP) in August 2019 and is currently developing an update called Vision 2025
to guide economic development efforts in the near
term (through 2025). Both the 2019 PEDSP and this
Economic Sustainability Element share common
features, including identifying opportunity sites,
promoting local retail, and developing Pacifica as a
visitor destination.

Both plans identify the revitalization of the Palmetto
Avenue corridor as a destination with shops and
services for residents and visitors alike, a key
objective of the Sharp Park Specific Plan. Both
recognize the ·leakage of retail spending by Pacifica
residents, and propose a Shop Pacifica campaign in
addition to offering a more attractive local retail
environment. The Vision 2025 document 1s
expected to build on these and other strategies.
2 PAOFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-11
2A FISCAL SUSTAINABILITY
Land use and policy priorities in this General Plan
have implications for the City's economic and fiscal
well-being. The challenge in Pacifica is to encourage
a mix of uses that bring fiscal benefits to the Citythrough property, sales, and transient occupancy tax revenues.

Specifically, if the General Plan succeeds in attracting business investment, it may also attract residents and employers who might otherwise choose other
locations in the Bay Area or beyond. An increasing
employment base can, in turn, create a positive feedback loop by boosting property values and household incomes and improving economic conditions.

The City can support and encourage entrepreneurship and business growth through a range of actions, including connecting business owners and entrepreneurs to resources and funding in order to support the growth of their operations locally and streamlining regulations to support business creation and growth. In addition, encouraging local businesses to
buy from one another rather than from businesses in
other communities can help
"keep the dollars local"
and support the success of Pacifica businesses. Provision of adequate childcare is part of the social infrastructure of economic development and can help attract and retain residents as well.

Achieving these quality of life factors will boost the
City's tax base and enable further investment in public services and infrastructure needed to sustain eco- . nomic growth. The City's fiscal health also is affected by factors outside of its control, including national
business cycles, state and federal budget decisions,
international trade, and the performance of key
local industries such as information, high-tech and
biotechnology. A balanced and integrated approach
to planning future land use, investing in municipal
service and facilities, and leveraging Pacifica's unique assets is the best way to ensure sustainable growth
and fiscal well-being.
2-12 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
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2..5 ECONOMIC DEVELOPMENT

The Rockaway Beach Quarry site and Palmetto .

Avenue represent two potentially complementary
opportunities to do this.
• Improving Shopping Areas, and Recruiting Tenants. Upgrading existing shopping centers and commercial areas could create an environment more
conducive to attracting a broader base of customers
and tenants. The City can play an active role in
attracting specific busi- nesses that enhance the
vitality of the City.
• Investing in Public Infrastructure and Facilities.

Streetscape improvements, complete streets, a
signage program, underg_rounding utilities, and
other public infrastructure investments represent
valuable advancements for property owners and
developers, who stand to benefit from them.
• Branding Pacifica. A detailed marketing plan could
help Pacifica shape its image as a desirable destination itself through a wide range of methods and provide a unified "look and feel " to the City, complementing place-making and visitor attraction efforts. • Facilitating Employment Growth. The City could
be proactive in recruiting for employers. Job growth
in the City could improve fiscal health.
• Integrating Economic Growth and Environmental
Conservation. Pacifica' s natural setting, from the
coastline to the ridges, is a critical component of the city's identity, and it shapes the city's urban and economic development. Future physical and economic development in Pacifica can help preserve the City's
natural features, both for the broader purpose of
environmental conservation as well as the economic
objective of attracting visitors.

Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
ES-G-1 Leverage Assets. Leverage Pacifica's coastal
location and unique assets as a primary means
to strengthen the local economy, focusing on
increasing tourism facilities, including shops,
hotels, restaurants, and hiking trails.

ES-G-2 Maintain Fiscal Sustainability. Foster
a fiscally healthy City government and
enlarge the City's revenue base as necessary
to sustain and support the community.

ES-G-3 Promote a Positive Image. Promote a positive image of Pacifica as a desirable place co work, live, and visit.

ES-G--4 Support Existing Businesses. Retain and
foster the growth of existing Pacifica businesses, and foster a positive relationship between the business community and the
City government.

ES-G-5 Attract New Businesses and Jobs. Seek
out new businesses that will employ and
serve Pacifica residents, improving the
City's jobs/housing ratio.

ES-G-6 Ensure Environmental Protection. Ensure
that economic development in Pacifica
proceeds synergistically with environmenttal protection.

Implementing Policies
Creating a Destination
ES-1-1 Town Center. Through a combination of
mixed use land use designations/zoning,
streetscape improvements such as
undergrounding overhead utility lines
along project frontages, targeted public
investment, and marketing strategies,
promote Palmetto Avenue as a pedestrianoriented destination with shops and services for residents and visitors alike.

PACIFICA GENERAL PLAN PUBLIC REVlEW DRAFT 2-13
The Rockaway Beach Quarry site (left) and Palmetto Avenue (right) represent two potentially complementary opportunities to advance the City's retail and tourism sectors.

ES-1-2 e) City-Owned Catalyst Projects. Use
City-owned properties as catalysts for new
development in the Palmetto area and elsewhere in the City.

For key opportunity sites such as 2212 Beach
Boulevard, the Ciiy may issue Request
for Proposals fo r development. Learnings
from past request for qualifications (RFQ)
processes for 2212 Beach Boulevard site will
inform strategies to make the site more
attractive and marketable as part of a future
RFQfor a hotel developer.

ES-1-3 Recycling Center Relocation. Work with
Recology, Inc. to identify a new location
for a recycling yard to free up land for
visitor-based economic development.

ES-1-4 Increase Tourism. Prepare a multi-faceted
program to encourage tourism, focusing
on:
• Attracting new hotels or inns, a visitor's
center or other key attraction, tourismbased shopping, and other components; and
• "Branding" and marketing Pacifica's
parks, open spaces, beaches, and other
natural amenities.

ES-1-5 Enhanced Visitor Node. Create a highly
distinct visitor-oriented commercial and
2-14 PACIFICA GENERAL PLAN PUB~IC REVIEW DRAFT
hospitality node at Rockaway Beach and
on developable portions of the Rockaway
Quarry site.

A key component of this strategy wou/,d be to
pursue a boutique or high end/resort-oriented
hotel and supporting tourist-oriented shopping and dining opportunities.

ES-1-6 Increase Accessibility. Improve accessibility and transit into Pacifica by partnering with transit providers (BART, SamTrans,
etc.) to increase frequency and visibility
of service to and from San Francisco and
other destinations in the Bay Area.

Fiscal Sustainability
ES-1-7 Mixed Land Uses. Promote development
of a broader mix of revenue-generating
land uses, including hotels, to increase the
City's fiscal benefits.

ES-1-8 ~hopping Center Performance Improve~
ment. Support existing retail center
property owners' and tenants' efforts to
improve their sales and occupancy rate performance, as feasible ...

ES-1-9 Fiscal Analysies ReqHiredReview. Require
Analyze fiscal impact analyses for major
development proposals requiring a General
Plan amendment to assess citywide
impacts and identify any burden such
projects might create for the City as well as
viable mitigation.
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ES-1-10 Pursue New Funding Sources. Continue
to identify and pursue federal, State, and
other grants for economic development,
marketing, and incentives to recruit new
businesses.

ES-1-11 Development Pays its Fair Share. Continue to require new development to pay its fair share of needed community improvements.

ES-1-12 Maintain Impact Fee Schedule. Periodically update the City's impact fee schedule to ensure that fees are commensurate with the associated costs of facilities and
services.

ES-1-13 Proportional Mix of Uses. Strive to
achieve a balanced mix of retail and service
uses in commercial centers and districts
to support visitor- and sales tax-generating
uses.

Marketing and Branding
ES-1-14 Broaden Business Marketing Efforts.

Promote Palmetto Avenue as a pedestrian-oriented destination with shops and services for residents and visitors alike (top).

PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-15
ES-1-16 "Shop Pacifica" Campaign. Create a
"Shop Pacifica" campaign to support local
businesses and decrease retail sales leakage.

ES-1-17 Signage and Wayflnding. Implement a
unified, unique signage and wayfinding
program for the City's distinct commercial
and attractions.

Particular attention should be paid to providing clear visual linkages between separate, but proximate, areas of the City that would
benefit from clearer connections. Signage and
way finding could identify and link Palmetto
Avenue; Sharp Park Golf Course; the future
GGNRA visitors' center; Rockaway Beach;
and Pacifica State Beach.

ES-1-18 Public Realm Improvements. Invest in
streetscape and public space improvements
to attract visitor-oriented development and
improve Pacifica's image and the quality of
life for residents.

Public realm improvement p riority areas are:

Palmetto Avenue; new public space adjacent
to the Pier associated with redevelopment of
the 2212 Beach Boulevard site; the Rockaway Beach oceanfront; new public space and streetscape associated with development in the
Quarry site; the Pacific Manor shopping_ area
and Esplanade Avenue overlooking the ocean;
the Pedro Point shopping area; lower Linda
Mar Boulevard and lower Crespi Drive.

Examples of community events that could
draw visitors to the city-and take advantage of the City s outdoor amenities- include group hikes, trail races, golf tournaments,
surfing competitions, a Summer Concert
series, as well as city celebrations such as Fog
Fest, festivals, and promotional sales.
2-16 PACIFICA GENERAL PLAN PUB~IC REVIEW DRAFT
ES-1-20 Create Gateways. Create visually notable
"gateways" to Pacifica, following the same
design theme as the signage and wayfinding program, at major roadways where they enter the City (SR 1 at the northern and
southern ends of the city, and Sharp Park
Road and Hickey Boulevard at SR 35).

ES-1-22 New Business Organizations. Encourage
formation of business organizations to represent business districts or industry groups where there are no support organizations.

ES-1-23 Enterprise Development Program. Create
an Enterprise Development Program to
provide technical support for local start-up
businesses.

The City may seek assistance from the Workforce Investment Board and the San Mateo County Econqmic Development Association
(SAMCEDA) to help set up a website incorporating all the tools and resources available to small local businesses and start-ups.

ES-I-24 Loan Program for Business Support. Evaluate the feasibility of maintaining a revolving City loan program for local businesses needing temporary financial support.

ES-1-25 Childcare. Encourage development of
accessible, affordable, and quality childcare
facilities through the following mechamsms:
• Streamline processing and permit regulations for childcare facilities. · - • Allow childcare facilities with a target
capacity _cl 15-20 children minimum as
a use in commercial areas.
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ES-1-26 Business-to-Business Transactions. Promote strategies to increase local businessto-business commerce.

ES-1-28 Opportunity Sites Inventory. Maintain
an inventory of available and "ready-to-go"
development sites on the City's website,
and provide the list to interest~d developers
and/or businesses seeking sites in the City.

The inventory of development sites should
be updated periodically, depending on the
pace of development, and distributed to local
developers, realtors, employment recruiters, large commercial bankers, and others involved in economic development.

ES-1-29 Economic Development Website. Create a
one-stop web portal for the City's economic
development activities.

ES-1-30 Public/Private Partnerships. Explore the
use of public/private partnerships to aid
new small businesses with initial capital
costs.

ES-1..-31 Incentives for Locating in Pacifica. Create
a list of incentives as part of a package to
approach "target businesses" to encourage
their location in Pacifica.

Possible incentives may include Enterprise
Development Program assistance (see Policy ES-1-23), expedited permit review and approval, and fl,oor area or density bonuses.

ES-1-32 Investment in Infrastructure. Continue
to invest in public infrastructure improvements, including landscaping, signage, lighting, undergrounding overhead utility
lines, and roadways.

Th e Economy and the Environment
ES-1-33 GGNRA Visitor Center. Work with the
GGNRA to establish a Visitor Center off
SR I near Mori Point. Connect with the
Rockaway Beach and Sharp Park districts
with signage, roadway improvements, and
pedestrian- and bicycle improvements.

ES-1-34 Expanded Commercial Recreation. Foster
the development of low-intensity outdoor
commercial recreation uses on sites near
Pacifica State Beach and at the northern
end of Palmetto Avenue.

PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 2-17
ES-1-36 Appropriate Site Design. Ensure that
development projects adjacent to protected
natural areas are designed to minimize
impacts on those areas by employing low
impact development techniques for stormwater management, using native/non-invasive landscaping, and minimizing nighttime lighting and glare. 2-18 PACIFICA GENERAl PLAN PUBLIC REVIEW bRAFl •
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PAOFlCA GENERAL PLAN PUBLIC REVLEW DRAFT 2-19
The Community Design Element focuses on enhancing the image and everyday livability of Pacifica. It presents a vision for the City's overall form and image, and provides guidance for preserving and enhancing the qualities that support that urban structure. Specifically, the Community Design Element discusses compatible infill development; pedestrian-oriented, mixed use districts; views to hillsides, coastal bluffs and the ocean; and sustainable design. This chapter identifies certain areas where additional standards and guidelines may be needed, and provides policies at a citywide scale, as well as key goals defining distinct areas within the City.

3.1 URBAN STRUCTURE
Pacifica has a strong physical identity as a stretch of dramatic coastline punctuated by ridges. Its boundaries are very distinct on three sides, with the Ocean on the west, the crest of Sweeney Ridge and Skyline
Boulevard on the east, and San Pedro Mountain on
the ·south. The northern edge narrows almost to a
gateway entered along Highway 1. As an urban place,
Pacifica presents itself as a collection of valley and
coastal neighborhoods nestled in the topography.

As envisioned here, the basic components of Pacifica's
existing structure-its open spaces, neighborhoods,
activity centers, and transportation corridors- are
built upon to establish a more coherent overall form,
pictured in Figure 3-1 : Urban Structure. Key features
are described below.

Hillsides and Ridges
The crest of the Coast Range forms Pacifica' s eastern
boundary. This crest rises toward the south as Sweeney Ridge. Five lateral ridges extend westward from Sweeney _Ridge to the ocean. From north to south,
these are Milagra Ridge, Gypsy Hill, Mori Ridge,
Cattle Hill, and Fassler Ridge. At the south end, San
Pedro Mountain extends to the coast at Pedro Point
Headlands. This dramatic terrain is a defining feature of the city.

Neighborhoods
Pacifica's neighborhoods lie in valleys between the
ridges, and along hillsides.
3-2 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
• Fairmont, Fairmont West, and Westview-Pacific
Highlands. In this northernmost section of the
city, the coastal neighborhoods are linked with
urbanized uplands: the Fairmont West, Fairmont
and Westview-Pacific Highlands neighborhoods
to the riorth and east.
• Edgemar-Pacific Manor. The Pacific Manor
shopping district is the hub of the West and East
Edgemar-Pacific Manor neighborhoods, north of
Milagra Ridge.
• Sharp Park. The East and West Sharp Park
neighborhoods lie in the bowl between Gypsy
Hill and Milagra Ridge, north of Sharp Park (the
park).
• Vallemar. Near the geographical center of the
city, the Vallemar neighborhood is located in
a narrow valley along upper Calera Creek. The
stream's western end travels through the quarry
site at the base of Mori Point.
• Rockaway and Rockaway Beach. The Rockaway
neighborhood extends down the narrow valley
between Fassler Ridge and Cattle Hill, and culminates in the seaside Rockaway Beach district. • San Pedro Valley and Pedro Point. The San
Pedro Valley, in the far south, includes the neighborhoods of Linda Mar, West Linda Mar, Park Pacifica, and the coastal Pedro Point neighborhood.

Pacifica developed first as a string of coastal communities and later as a suburban extension of San Francisco; this has created unusual patterns. Development in the newer neighborhoods has occurred on a larger scale, often with significant grading to provide access and construction pads, whereas older development was generally one or a few houses at a time with minimal change to the existing terrain. This
quality will lessen over time as context-sensitive infill housing is developed, older housing is replaced, and
vegetation matures.

Pacific
Ocean
EB
O 1/4
West EdgemarPacific Manor
1/2
Sliarp Park
Mori Ridge
2 MILES
Sweeney
Ridge
(GGNRA)
!Figure 3-1: Urban Structure
I Urbanized ~--~
- Primary Activity Center
c=J Neighborhood Activity Center
L_ _ __jl Small Commercial Center
- Industrial Area
I --.. ::<''.~'-'- ~[ Beach . , .. , ,,., '.

L_ _ __JI Undeveloped or Open Space
Hillsides/Ridgelines
Neighborhood
Public Open Space or Natural Feature
= Highways and
Regional Roadways
- Planning Area
_ -- City Limits
Source: Dyett & Bhatia, 2020.
3-3
Balance of Activity Centers
Unlike many cities, Pacifica has no single downtown,
but rather an assortment of activity centers. West
Sharp Park has a concentration of public uses and
a small business district. However, it is balanced by
the shopping hubs of West Linda Mar to the south
and Pacific Manor to the north, while a tourist atmosphere is captured more clearly at Rockaway Beach.

Other small activity centers are at Fairmont Shopping Center, Park Mall, Eureka Square, and small business districts at Crespi Drive, Adobe Drive, and
Vallemar.

Pacifica's multi-centered quality will continue to
be part of its idemity, but each activity center will
become more distinct and more vibrant, especially
the area within the Sharp Park Specific Plan. The
three primary activity centers will be at West Sharp
Park, Rockaway Beach, and Linda Mar, associated with Pacifica's three accessible beaches. Smaller mixed-use activity centers will grow at Pacific Manor
and Park Mall. Each activity center will be distinguished by its land use mix, built form, and public realm enhancements, as well as by district-specific
signage.

Highway 1
Highway 1 is a unifying element for the city, connecting all of its neighborhoods and key sites to one another and to the region. The sequential experience
created by the Highway will be strengthened as each
activity center becomes more distinct, and as coastal
and hillside views are enhanced. The highway also
divides neighborhoods and influences access to and
use of various commercial centers.
3-4 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

CD-G-2 Distinct Activity Centers. Create primary activity centers, each distinguished through land use, built form, public
realm enhancements, and signage.

Implementing Policies
CD-1-1 Primary Activity Centers. Create primary activity centers at West Sharp Park, Rockaway Beach, and Linda Mar, and
neighborhood centers in Pacific Manor
and Park Pacifica (at and around the Park
Mall site).
• The Sharp Park Specific Plan Area will
be the City s mixed use core. The Sharp
Park Specific Plan will serve as the guide
to enhance Palmetto Avenue between .

Paloma Avenue and Clarendon Road
as a vibrant, mixed-use main street,
with strong connections to the Ocean.

Sharp Park's character will be signaled
by higher-intensity buildings along the
Highway 1 corridor, including at the
Eureka Square site.
• Rockaway Beach will be the visitor-oriented center. Its charming coastal character will be strengthened by new dev~lopment and the district will be extended with a connectiv"e street pattern onto the
flat portion of the Quarry site. It may
gain a new, defining feature such as a
destination hotel or conference center.
• Linda Mar will be a center for recreation
and community. Crespi Drive, in particular, will become a more diverse center of activity, including visitors to the beaches and trail system; seniors, youth,
and families at an expanded community
center park; and mixed-use, transitoriented development. Linda Mar and Pedro Point Shopping Centers are also
part of this center.

CD-1-2 Neighborhood Activity Centers. Support smaller-scale neighborhood centers at Pacific Manor and at and around the Park
Mall site, enabling them to become walkable, mixed use districts catering primarily to Pacifica residents.

CD-1-3 e)Sharp Park Specific Plan Design
Standards and Guidelines. Within the
Sharp Park Specific Plan Area, adhere to
urban design standards guidelines outlined in the Sharp Park Specific Plan to promote a walkable, pedestrian-oriented
community center.

3.2 NEIGHBORHOODS AND

DISTRICTS
This section explores the characteristics of Pacifica' s residential, mixed-use and commercial neighborhoods, and the community design considerations for each type. Residential districts and commercial areas
are treated separately.

Historical Development
Pacifica's earliest development occurred with the construction of the Ocean Shore Railroad in 1905, as land speculators subdivided and developed a series
of coastside communities, including Edgemar, Vallemar, Sharp Park, Rockaway Beach, and Pedro Point. These communities grew out in the 1920s and
1930s, primarily with small, one-story houses, often
with detached one-car garages, on narrow lots. Sharp
Park Golf Course was developed during this time.

After World War II, larger housing tract development
began to take place, including Linda Mar, Fairway
Park, Pacific Manor and Westview.

The most notable residential developments in recent
years have occurred on former school sites and on
hillside parcels. School sites have tended to yield compact neighborhoods including a mix of detached and attached housing. Development of hillside sites has
been clustered, and resulted in areas of permanently
preserved open space.

Residential Neighborhoods
The various stages of Pacifica' s development produced different street patterns, lot dimensions, typical housing types and densities. In West Sharp Park, single-family houses on narrow lots and multi-family housing are intermixed, and a grid street pattern prevails. Other early communities, including Pe<:lro
Point, Vallemar, and Rockaway/Rockaway Beach,
developed in narrow valleys and on hillsides, with a
mixture of lot sizes and irregular street patterns.
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In West Sharp Park, single-family houses on narrow lots and multi-family housing are intermixed, on a grid pattern (top). The early postwar neighborhoods are typified by 5,000 square foot single-family lots, and curvilinear street patterns (middle). Multifamily development accounts predominates in West EdgemarPacific Manor (bottom). 3-6 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
The early postwar neighborhoods of Fairmont, Fairmont West, Westview-Pacific Highlands, Fairway Park, and West Linda Mar, are typified by 5,000
square foot single-family lots, and curvilinear street
patterns. A suburban street pattern with larger lots
and lower densities is typical in the later development of Linda Mar and Park Pacifica.

West Edgemar-Pacific Manor has evolved to contain
a high concentration of multi-family housing along
Esplanade Avenue. Multi-family housing is also clustered around Hickey Boulevard and Gateway Drive; along Oddstad and Terra Nova Boulevards; and
mixed in with single-family houses in West Sharp
Park
At community forums held during the General Plan
Update, participants expressed the desire to preserve
neighborhood character. Pacifica' s neighborhoods are
largely built out, with a scattering of vacant lots providing limited opportunities for infill development.

The General Plan supports continued investment in
existing neighborhoods and development of a greater
variety of housing types, while ensuring that new
development is compatible in scale and density and
respectful of n_eighbors.

Commercial and Mixed Use Districts
Pacifica has a variety of shopping centers and small
mixed-use business dist0rici:s. Upgrading the appeal
of existing shopping centers and providing new
opportunities for mixed use development were high
priorities expressed by community members during
the General Plan Update. The General Plan seeks to
guide future development so that each commercial
area becomes more distinct and more vibrant. Figure
3-2 illustrates how new mixed-use development on
a shopping· center site could be done with attention
to the building form and to the relationship between
buildings, parking areas, streets, and public spaces.

Figure 3-2: Illustrative Urban Form: Eureka Square
This diagram illustrates the idea of a higher-intensity, mixed-use development with varied building form, pedestrian-oriented streets and public spaces, at the Eureka Square site.

Source: Dyett & Bhatia, 2021.
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Compatible new houses help to preserve neighborhood character (top). Larger buildings should be varied in form, setback, height, color, and materials (middle). Fine-grained development that engages the pedestrian is essential in mixed use and commercial districts (bottom). 3-8 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
CD-G-3 Neighborhood Conservation. Preserve
the unique qualities of each of Pacifica' s
residential neighborhoods.

CD-G-4 Enhanced Mixed Use Areas. Create
distinctive mixed-use areas by ensuring
good building form and building-sidewalk
interface, and providing pedestrian-oriented streets and public spaces.

Implementing Policies
CD-1-4 Support Infill and Redevelopment.

Support compatible residential infill on
vacant lots as designated in the Land Use
Element, and redevelopment of underutilized commercial properties, and continue to use the City's Design
Guidelines in evaluation of proposals that
don't meet all development standards in
residential districts.

Pacifica's Design Guidelines identify building form strategies including locating higher portions of the house to be less visible, "stepping down" the house toward adjoining lots, and breaking up the buiUing mass into
smaller sections. Good site planning shouU
accommodate necessary parking without
allowing parking to dominate the house
frontage or .front yard.

CD-1-5 High-Quality Multi-Family and Senior
Housing. Support attached, multi-family,
and senior housing that relates positively
to the street and surrounding areas, is
accessible on foot to community amenities
including transit, shopping and services,
and offers residents a range of amenities,
and provide updated, illustrated Design
Guidelines.

Larger buildings should vary in form, setback, height, color, and materials. Landscaping plays a role in defining spaces, creating interplay with building forms, and
screening parking and utilities. Access and
parking should be designed to minimize
traffic impacts on residential streets. Buildings and open spaces should be oriented to maximize sunlight.

CD-1-6 Accessory Dwelling Units. Facilitate
the creation of accessory dwelling units
that contribute to the variety of available
housing and do not disrupt neighborhood
character. Update the Zoning Ordinance
and Design Guidelines to address the
integration of accessory dwelling units
into the neighborhood fabric.

CD-1-7 Commercial and Mixed Use Building
Form. Seek to ensure that new commercial and mixed use development creates an attractive and human-scaled built environment. Update the Zoning Ordinance and Design Guidelines to address mixed
use access, building form, the buildingsidewalk relationship. • Buildings should be varied to provide
visual interest, while having a unified
theme within each project.
• Building form should be responsive to
context, including stepping down to
adjacent, lower-scale uses, and establishing a fine-grained scale at street level. • Commercial buildings and ground-floor
commercial uses in mixed-use areas
should have active frontages characterized by building windows and entrances supporting activity on the sidewalk.

Illustrated Design Guiddines should show
how a fine grain of development offers more
opportunities for public spaces, greater visual
interest at the street level, a feeling of safety,
and a diverse character. Chapter 4: Land
Redevelopment of certain sites should incorporate small new plazas or public gathering spaces (top). Require pedestrian-oriented amenities and design in mixed use areas, including wider sidewalks, curb bulb-outs at key intersections, outdoor seating, and public art (middle). For new development at the Quarry site or Park Mall site, streets should be designed to maximize connectivity, including mid-block pedestrian connections (bottom). 3 ("')
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Use discusses the need to update the Zoning
Ordinance to create new zoning districts
and provide development standards corresponding to each commercial and mixed use General Plan land use classification.

CD-1-8 Parking in Higher-Intensity Mixed
Use Areas. Update parking standards
to require encourage parking areas to
be located
behind buildings, in the center of blocks,
or tucked under development, and update
the Design Guidelines to cover parking
issues in higher-intensity, mixed-use areas.

If development of above-grade structures is
economically viable, the interaction of the
parking structure with the street is a key element of design. The design and location of parking directly affects the viability of commercial areas, safety for all road users, and the quality and character of the street and
pedestrian environment.

CD-1-9 Parking Districts. Within mixed-use and
commercial areas, establish parking districts that facilitate parking once to reach all destinations.

CD-1-10 New Public Spaces as Part of
Redevelopment. Incorporate into the
redevelopment of the City's 2212 Beach
Boulevard property; Eureka Square
Shopping Center; and Park Mall and/or
the Sanchez Branch Library site small
new plazas or public gathering spaces.

The role and character of public spaces in
new development should be addressed in
updated Design Guidelines.
3-10 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
33 HILLSIDE AND COASTAL

DEVELOPMENT
Hillside Preservation
To protect important views from public areas and
ffie-T o protect important views from public areas
and the sensitive terrain of hillside areas, the City has special development regulations for the Hillside Preservation District (HPD), which requires submission of development plans, grading plans, and other documentation. Hillside development also receives special consideration in the Design Guidelines, which are used to evaluate proposed projects. The key issues
for hillside development are slope stability, grading,
and visual impact.

Prominent ridgelines are identified based on their
visual importance or scenic quality. Owners must
focus development on suitable portions of their property off the ridges, to protect the scenic quality of ridgelines, except where ridgelines are the only buildable portions of the property. Prominent ridgelines are shown on Figure 3-3.

Coastal Development
The sensitive natural and visual resources of hillsides also apply to the undeveloped coastal bluffs and promontories, including the Northern Coastal_
Bluffs, the Quarry site· uplands, and Aramai Point
(also known as Rockaway H eadlands). Developed
coastal areas also require special attention, not only
because of their natural features but also for their
potential as visitor destinations. The City's Coastal
Zone Combining District (CZ) ensures that the
goals and policies of the California Coastal Act are
followed. These goals include the protection and
enhancement of the coastal environment, including
its visual resources. Coastal development is also
among the special issues treated by Pacifica' s Design
Guidelines.

Pacific
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Aramai
Point
Headlands Hig
Shelter C
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Figure 3-3: Visual Resources
~ Gateways
•••••♦• ~ : Prominent Landforms ......
~ Coastal View Corridors
- Scenic Routes
Prominent Ridges
City Limits
Planning Area
Source: US Geological Survey, 2009; City of
Pacifica, 2019; San Mateo County, 2019;
Dyett & Bhatia, 2019.

Three promontories dominate Pacifica's Coastal
Zone and visually represent the coastal character of
Pacifica. These landforms- Pedro Point Headlands,
Aramai Point (formerly known as the Rockaway
Headlands), and Mori Point (including the Quarry
site uplands)-are shown on Figure 3-3. While
much of this area has been permanently preserved,
development may occur on ffie-Aramai Point or the
Quarry site, as governed by the Land Use Element.

Views to the ocean and along the panoramic coastline are an integral part of Pacifica's character, and a part that must be preserved for the future. Of primary importance are views of the ocean, landforms, and special coastal communities from public roadways, trails, and vista points. Important coastal view corridors are identified on Figure 3-3.
3-12 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
CD-G-5 Hillsides and Prominent Ridgelines. Maintain development standards that ensure that new development does
not detract from the visual qualities of
Pacifica's hillsides and visually prominent
ridgelines.

CD-G-6 Scenic and Visual Amenities of the
Coastal Zone. Protect the City's irreplaceable scenic and visual amenities in the Coastal Zone by protecting landforms,
vegetation, special communities, and
important viewsheds.

Implementing Policies
Hillside Development
CD-1-1 1 ~ Minimize Visual Impacts of Hillside
Development. Require new development
to employ innovative site planning, engineering and design techniques that:
• Seek first to avoid impacts to scenic
resources through site planning and
design;
• Minimize grading and conform with
natural landforms to the greatest extent
possible;
• Design structures so that they follow
contours and limit their downslope
exposure; and
• Use landscaping t.o screen and integrate
buildings with the natural environment.

CD-1-12 ~ Protection ofRidgelines. Protect
visually prominent ridgelines from residential and commercial development.

Local access roads and trails may be allowed
on visually prominent ridgelines provided
they follow contours, minimize grading, and
are unobtrusive in their design.

CD-1-13 ~ Hillside Preservation District
Requirements. Continue to implement
the requirements of the Hillside Preservation District (HPD), including submission of siting and grading plans. Update the HPD to ensure that all steep slopes
are covered and that sites on other terrain
are not included.

CD-1-14 ~ Design Review. Continue to use
Design Guidelines to evaluate proposed
projects in Planned Development, Hillside Development, and Special districts.

Coastal Development
CD-1-15 e}Minimize Impacts of Coastal Development on Landforms. Ensure that negative visual impacts resulting from
new development in the Coastal Zone
are minimized. In areas characterized by
bluffs and landforms. Strategies to implement this policy include:
• Prohibiting development on slopes in
e~cess of 3 5 percent and highly visible
tops of prominent landforms;
• Requiring bluffrop development to
minimize impacts on the view from the
ocean and beach below by implementing a setback from the bluff edge; • Requiring that development be clustered
and contoured into the existing slope;
and
• Requiring that new development be
scaled and designed to be subordinate to
landforms in the Coastal Zone.

CD-1-16 ~ Minimize Impacts of Coastal Development on Vegetation. Continue to require that disturbance to vegetation be
minimized in new development and that
Unlike the example of Oceana High School, future hillside development is required to conform with natural landforms and design structures into the landscape (top). New development at the Quarry site should enhance the visual character of the Coastal Zone (middle). Protect coastal viewsheds characterized by natural landforms and coastal bluffs (bottom).
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 3-13
graded areas be promptly replanted with
native vegetation.

CD-1-17 Headlands Special Area. In the Zoning Ordinance, update the Headlands Special Area for Aramai Point, to specify
very-low-intensity visitor-serving use such
as hikers' huts and kiosks, consistent with
the Land Use Element. A view restaurant
may be appropriate if access can be
created without harming biological or
scenic resources.

CD-1-18 Rockaway Quarry Site.

Development on the Quarry site should
be prioritized in the "flats" and should
connect with the adjacent Rockaway
Beach district. Development in areas of
the Quarry site that would impact the
visual qualities of sur- rounding hillsides
or ridgelines should be avoided to the
greatest extent feasible.

CD-1-19 Trail Design on Coastal Headlands
and Bluffs. Develop new trails on Pedro
Point Headlands, Aramai Point, the
Quarry site uplands, and the Northern
Coastal Bluffs in such a way that native
vegetation is protected by limiting pedestrians to designated trails and preventing access by motorized vehicles.

CD-1-20 ~ Underground Utilities. Continue to
require underground utilities in all new
development. New developments should
· include undergrounding of existing
overhead utilities along each project
frontage. Within scenic cor.ridors, place
lines underground or located whereffiffese they do not break the viewline of a roadway vista.
3-14 PACIFICA GENERAL PLAN PUBLC REVIEW DRAFT
3A SCENIC ROUTES
The State and County have identified Highway 1
and Sharp Park Road in Pacifica as eligible for scenic
highway designation. Local scenic roadway designation requires a corridor study, a program to enhance the scenic qualities, and adoption of the scenic roadway designation and its protection plan. Such a plan may be prepared in the future. For the purpose of
this General Plan, what is important is that the scenic qualities of these roadways are preserved and enhanced.

Viewsheds
Highway 1 plays an important role in defining the
image of Pacifica, creating a visual narrative for the
traveler from one end of the City to the other. Sharp
Park Road also represents an important visual summary of Pacifica, drawing travelers from the ridgeHne at Skyline Boulevard to the coast, with views out to the Ocean and over the Sharp Park neighborhood
and Golf Course. Several specific viewsheds from
Highway 1 and Sharp Park Road are shown on Figure 3-3. Other defining views include the view over the West Sharp Park district and Pacifica Pier from
Highway 1; views toward Cattle Hill and Fassler
Ridge from · Highway 1; and the view to the ocean
from Grace McCarthy Vista Point on Sharp Park
Road.

Roadway Enhancements
In addition to viewsheds from these roads, the character of the roadways themselves shapes visitors' and residents' experience of Pacifica. The appearance of
the Coast Highway right-of-way in central Pacifica
can . be improved as part of roadway beautification
projects in partnership with Caltrans. Other future
improvements to the visual character of the Highway can include new and improved pedestrian overcrossings, and multi-use trails leading to the Devil's Slide area. On Sharp Park Road, completion of bicycle improvements will improve the character of
this roadway and make its scenic quality available to
cyclists.

Development Character in the
Highway 1 Corridor
Future development along Highway 1 will also influence the scenic qualities of i:he corridor. Development can create a strong presence along the Highway and harmonious transitions to adjacent neighborhoods. All new commercial development requires site development review, assisted by the Design
Guidelines. The Guidelines will provide direction on
how buildings should relate to Highway 1 at different
segments of the Highway.

Gateways
Pacifica is introduced to southbound travelers with
the experience of coming over the hill and seeing the
expansive coastal vista. Northbound travelers come
through the Devils Slide Tunnel, wind around the
forested Pedro Point Headlands, and arrive at the
active intersection with Linda Mar Boulevard. Skyline Boulevard acts as a coherent eastern boundary for the City, as it travels along the crest of the ridge with mature trees along its edges. From Skyline, Pacifica is entered via Sharp Park Road, Manor Drive, and Hickey Boulevard. While the "gateways_"
into Pacifica are strong, entry points from the east
can be made stronger, and all entries treated with
a consistent signage theme. Gateway locations are
shown on Figure 3-3.

The Grace McCarthy Vista Point on Sharp Park Road helps to define Pacifica's image (top). The completed g_edestrian overcrossing between West and East Sharp Park enhances the character of the Highway 1 corridor (middle). Pacifica is introduced to southbound travelers with an expansive coastal vista (bottom).
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POLICIES
Policies included in both the General Plan and Local Coastal Land Use Plan are indicated with a Guiding Policies
CD-G-7 Views from Scenic Routes. Ensure
that viewsheds from Highway 1 and Sharp
Park Road are preserved and enhanced.

These views are an essential part of Pacifica's identity.

CD-G-8 Gateways. Create strong entrances and
preserve the quality of experience of
movement along primary travel routes, in
particular along the coast.

Implementing Policies
CD-1-21 Roadway Enhancements. Coordinate
with Caltrans in an effort to ensure that
future changes to the Coast Highway will
also upgrade the appearance of the rightof-way.

Improvements should include landscaping
and roadway design, as well as trails and
visually-appealing pedestrian over-crossings.

CD-1-22 ~ Scenic Corridor Plans. Seek grant
funding to develop local scenic corridor plans for Highway 1 and Sharp Park Road.

CD-1-23 e} Parallel Trails for Non-Motorized
Travel. Improve walking, riding, and biking trails along roadways with the State scenic highway designation.

CD-1-24 ~ Other Scenic Trails. Improve pedestrian routes along corridors that provide access to locations of significant scenic
quality, recreation, historic and cultural
importance in Pacifica.

CD-1-25 Vehicle Access Points. Maintain and
improve existing scenic turnouts, public
parking areas, access to regional parks,
beaches and other recreation areas.
3-16 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
CD-1-26 Roadway Design. Ensure that any
proposed new roads or modification to
existing roads which traverse scenic areas
minimize visual impacts to views from
scenic routes.

Where possible, the physical form of structures, grading and alignment should be integrated into the natural setting. Views to
and from ridges should be protected.

CD-1-27 High-Quality Design at Key Points.

Ensure that new development directly
adjacent to Highway 1 in West and East
Sharp Park helps to create a strong image
of Pacifica's cultural and civic core, and
that new development in the Rockaway Quarry site has a visual quality that enhances the natural setting and draws
travelers in from the highway.

CD-1-28 ~ Highway Frontage Design Guidelines. Update the Design Guidelines to provide direction on how new buildings
relate to Highway 1, both in its freeway
and highway configuration.

CD-1-29 ~ Gateway Signage. Create unified
gateway signage, for entrances along
Highway 1, Sharp Park Road, Manor
Drive, and Hickey Boulevard.

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PACIF C.A GENERAL PLAN PUB~IC l,EVl~W DRAFT 3-17
The purpose of this chapter is to describe existing and planned land use in the Planning Area and present the policy framework that will guide the City on development decisions. The chapter forms the core of the General Plan and its policies articulate the community s land use and growth priorities through 2040. It includes the Land Use Diagram, land use designations, standards for density and intensity, and limitations on development expressed by the policies.

The land use framework for each sub-area is then provided in greater detail.

Guiding and implementing policies aim to define the Planning Areas physical development and reinforce its commitment to balancing needs for open space · and habitat conservation; h()using opportunities; economic development; neighborhood character; and other issues.

4.1 EXISTING LAND USE
Background
Before visitation by the Portola expedition in 1769,
Pacifica was home to the Costanoans, now known
as the Ohlone, who were stewards of the land for
thousands of years. Originally visited by the Portola expedition in 1769, Pacifica remained primarily agricultural until after the San Francisco Earthquake in 1906. Land speculators, stimulated by the construction of the Ocean Shore Railroad in 1905,
subdivided and developed a series of small, coastside communities, including Edgemar, Salada Beach, Brighton Beach, Vallemar, Rockaway Beach and
Tobin (S~n Pedro Terrace-by-the-Sea.) These neighborhoods, together with Pacific Manor, Westview, Fairway Park, and Linda Mar, incorporated in 1957
as the City of Pacifica. The city grew rapidly in the
1950s and 1960s, and most of its current housing-56
percent as of 2020-was built during those decades.

Growth slowed in the 1970s, and then slowed further in the following decades, owing to the scarcity of developable land and infrastructure constraints.

While growth increased again in the 1990s, housing
production and population growth has been modest
from 2000 onward. About 730 units currently standing were built in the 1990s, dropping to 480 units built between 2000 to 2009, with the total amounting to 1,215 units over the 20 years between 1990 and 2009. From 2009 to 2019, Pacifica has added approximately 100 units. 1• Current Land Use Pattern
Parks and Open Space
The Planning Area covers 7,665 acres, not including
road rights-of-way. Over 3,600 acres (47 percent) of
this land is preserved as open space. Most of Pacifica's rugged ridges are part of the Golden Gate _National
Recreation Area (GGNRA) or Sharp Park. Sharp
Park Golf Course, San Pedro Valley County Park,
and Pacifica State Beach represent other important
public open space holdings. Parks and open space are
1 US Census Bureau, American Community Survey 2015-2019. 4-2 PACI ICA Gt.:N_ J. 'LA. ___ P V1 Ii DRAFT
discussed in further detail in the Open Space and
Community Facilities chapter.

Residential
Residential use makes up 26 percent of the Planning
Area and 70 percent of developed land2 in the Planning Area, covering 1,984 acres. As shown in Figure 4-1, residential land is the predominant land use in
the neighborhoods that occupy Pacifica's five valleys,
along the coast, and in the highlands bordering Daly
City and South San Francisco. Most residential land
in Pacifica (90 percent) contains single-family housing, which is typical in nearly all neighborhoods.

Multi-family housing is mainly located around
Hickey and Skyline Boulevards; along Terra Nova
and Oddstad Boulevards in the Park Pacifica neighborhood; interspersed among single-family houses and commercial uses in the West Sharp Park neighborhood; in the East Sharp Park neighborhood along Talbot Avenue; and along the coast in the West
Edgemar-Pacific Manor neighborhood.

Commercial, Industrial, and Mixed Use
The Planning Area includes 125 acres of commercial
uses, including a small amount of mixed-use development. Commercial land is located at the City's shopping centers (Linda Mar, Pacific Manor, Fairmont, Eureka Square, Park Mall, Pedro Point) and at smaller shopping centers and districts at Rockaway
Beach, Crespi Drive, Palmetto Avenue, and along
the Highway 1 corridor. Pacifica has a small amount
of mixed-use development along Palmetto Avenue in
West Sharp Park, in Rockaway Beach and in Pedro
Point. Overall, West Sharp Park has the greatest mix
of uses throughout the neighborhood. Hotels, along
with most visitor-serving commercial uses, are primarily in the Coastal Zone in the Rockaway Beach neighborhood. There are on_ly 4 acres of office use
in Pacifica. Finally, the City has a small amount of
industrial land (17 acres), mainly located along Palmetto, north of the West Sharp Park commercial area.
2 Developed land includes all land uses except for Open Space, Agriculrure, or Vacam/U ndeveloped.

Pacific
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Park
Sa11 Pedro Valley Cau11ty Park
·Figure 4-1: Existing Land Use
D
D
D
D
D
-
D
D
-
D
D
D
Agriculture
Single Family Residential
Multi-Family
Mobile Homes
Commercial
Auto Services
Hotels
Office
Mixed Use
Utilities
Industrial
Schools
Church
Other Public or Community Uses
Other Open Space
Parks & Accessible Open Space
Beach
Vacant/Undeveloped
Planning Area
City Limits
Source: City of Pacifica, 2021; San Mateo County, 2021; Dyett & Bhatia, 2021.

Sharp Park Golf Course and Mori Point. Over 3,600 acres are preserved as open space (top). Single-family houses comprise three-quarters of Pacifica's housing (middle). Commercial land is concentrated at shopping centers and small neighborhood commercial areas (bottom). 4-4 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Public and Institutional Uses
Public, community, and institutional uses occupy
398 acres of land. Of this, about 70 percent is school
land and buildings, including the campuses of
Oceana and Terra Nova high schools. Other significant public land holdings-not including parks and open space-include the two library sites; the Calera
Creek Water Recycling Plant; police and fire stations;
and former school sites now used for other purposes.

Agriculture and Recreation
There are about 360 acres of land used for agriculture or private recreation. About 260 acres of this are within City limits, at Millwood Ranch, the former Park Pacifica Stables on Cape Breton Drive, and properties directly north of Sharp Park and along
Linda Mar Boulevard. About 104 acres are outside
city limits, at Shamrock Ranch between San Pedro
Creek and Highway 1. Most land in this category
involves horse boarding and trail riding and has a
rural character.

Undeveloped and Vacant Land
Vacant and undeveloped land totals 1, 1,41 acres or
16 percent of land in the Planning Area. About 15
percent of this land (184 acres) is outside City limits, within the Sphere of Influence. Large parcels of undeveloped land are present along the northern coastal bluffs, Milagra Canyon, Gypsy Hill, the Rockaway Quarry site, the face of Cattle Hill, Fassler
Ridge, and the slope of Montara Mountain. Smaller
vacant "infill" lots are scattered in neighborhoods.

Given environmental facto;.s such as slope and sensitive species, there are constraints on the development potential of 1!1-any of these sites.

Figure 4-1 maps the City's land use pattern, while
Figure 4-2 charts the relative distribution of land by
land use in the Planning Area.
42 LAND USE FRAMEWORK
The Land Use Diagram, (Figure 4-3 and the foldout
in the back of this plan) illustrates the community's
vision for land use in 2040. This Diagram reflects
planning themes presented in Chapter 1. The land
use designations depicted indicate the use and form
of development. Planned land use will be guided
by Plan policies and programs for hillside and open
space preservation; housing and commercial
development.

Land Use
The Land Use Diagram is a graphic representation
of planned land use designations; it will be used in
conjunction with policies established in the Plan to
review and approve, modify or deny proposed
development projects. The Land Use Diagram
includes a legend that shows land use categories
whose densities and allowable uses are specified in
the Land Use Designation below.

Land Use Designations
Land use designations establish allowed uses, maximum density and intensity, and the type and character of development that is expected. Details on development standards are established in the zoning
ordinance, and more than one zoning district ~ay
be consistent with a General Plan land use designation. Site-specific Implementing Policies may establish more precise residential densities, Flo~r Area Ratios (FAR), and other requirements such as specific guidance on the use of individual sites that supersede the more general land use designations.The Implementing Policies of this
Chapter may contain more specific guidance on the
use of indi vi dual sites.

According to State law, the General Plan must establish standards of population density and building intensity for each land use designation. The Plan stipulates residential densities in housing units per gross acre; population density can be obtained by applying
average persons per housing unit3 to the housing unit
densities.
3 Based on 2015-2019 U.S. Census data, the number of persons per total housing units is 2.8.

Figure 4-2: Current Land Use Distribution
0%
0%
1%
16%
26%
- Open Space
- PublidCommunity/
Institutional
Res idential Uses
- Commercial Uses
- MixedUse
Industrial Uses
i:J Agricu lture
Vacant/
Undeveloped
Large parcels of undeveloped land are present on Gypsy Hill (pictured) and many other hillsides (middle). Smaller vacant "infill" lots are scattered in neighborhoods (bottom).

PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
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Pacific
0 c ea n
69 0 1/4 1/2 2
MILES
4-6 PACIFICA uENER,-L PLAN PUBLIC REVl~W DRArf
Figure 4-3: Land Use Diagram
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Transitional Open Space/Residential (Upto0.1 units/acre) Open Space/ Agriculture/Residential (Upto 0.2units/arre) Very Low Density Residential (0.2·2.0units/acre)
Low Density Residential (3 - 9 unit~/acre)
Medium Density Residential (JO · ISunitsfacre}
High Density Residential (16 - 21 units/acre)•
Coastal Residential Mixed Use (Up to 15 units/acrer ·
0 Mixed Use Neighborhood "1 ~--~ (16 • 26units/acre)• S - Mixed Use Center ~ (30 - S0units/acre) ,-Cld e=] ~c=J
Retail Commercial
Office Commercial
Service Commercial
~ .................. 8c=]
Visitor-Serving Commercial
Low Intensity Visitor Commercial
O "1 c=J Public and Semi-Public
Z ~ r-----7 Beach/Commuter Parking -< p_. L___J
12 ~ ~ Utilities
~µir---i Park -< O... L___J P..O r-----7
L___J Conservation
f:'ir-----7
- L___J Urban Reserve (Unincorporated) ::C: ---~
E-- Transportation Corridor
~ '• -!: ~~:d~:~;~::tool ~ ~ HS H,gh School
~ ""Sites O 5 acres or more may be deve loped
at up to 30 dwell ing units per gross acre
• Si te-speofic pohc,es may further affect
development poten tial
\
Coastal Zone Boundary
City Limits
San Ptdro Vall ey County Park r.;; ---- Planning Area
Source: City of Pacifica, 2019; San Mateo County, 2019; Dyett & Bhatia, 2019.

For nonresidential uses, the Plan specifies a
maximum permitted ratio of gross floor area to site
area (Floor Area Ratio or FAR). Recommended
density and intensity standards do not imply that
development projects must be approved at the
maximum intensity specified for each use. Zoning
regulations consistent with General Plan policies
and/or site conditions may reduce development
potential within the stated ranges. Table 4-1 shows
gross density standards for residential categories and
FAR standards for the other uses.

Residential
The six residential designations provide for a range
of densities, consistent with neighborhood character
and planned land use.

TRANSITIONAL OPEN SPACE/RESIDENTIAL
In the Transitional Open Space Residential (TOSR)
designation, residential and recreation uses are allowed at a gross density of up to one unit per 10 acres (or 0.1 units per gross acre). Existing legal lots less than 10 acres in area shall be allowed to develop
one dwelling unit consistent with all other applicable zoning and development standards. The density assumed for _buildout calculation_s is 0.08 units per
gross acre.

OPEN SPACE/AGRICU TUJtE/RESIDENTIAL
In the Open Space/Agriculture/Residential/ (OSAR)
designation, residential, agriculture, and recreation
uses are allowed at a gross density of up to one unit
per five acres (or 0.2 units per gross acre). Farm
worker housing may be permitted on sites zoned for
agriculture uses, consistent with state law, and shall
not be included in density calculations for a site.

The density assumed for buildout calculations is 0.15
units per gross acre.

VERY LOW DENSITY RESIDENTIAL
The Very Low Density Residential (VLDR) designation provides for development of 0.2 to 2.0 units per gross acre (or 0.5 to 5.0 acres per dwelling unit). Residential care facilities, schools, and community uses are permitted. The density assumed for buildout calculations is 1.5 units per gross acre.

LON DENSITY RESIDE Ir AL
The Low Density Residential (LD R) designation
provides for development of three to nine dwelling
units per gross acre. Single-family residential is the
· primary use intended for LDR areas. Residential
care facilities, schools, and community uses are permitted. Clusters of small-lot development as well as standard subdivisions may be allowed. Buildout is
calculated at 6.5 units per gross acre.

MEDIUM DENSITY RESIDENTIAL
The Medium Density Residential (MDR) designation is intended for a mix of housing types, including small-lot single-family, attached single-family, apartments, duplexes, townhomes and mobile home
parks at densities of 10 to 15 units per gross acre. Residential care facilities, schools, and community uses are permitted. Buildout is calculated at 12.5 units per gross acre.

HIGH DENSITY RESIDENTIAL
The High Density Residential (HDR) designation is intended for multi-family apartments, Ee-Rdominiums sracked flats and townhomes, in multistory buildings located near shopping areas and transit. Sites with 5,000 square feet of area or greater will have an allowable density between 16 to 21
dwelling units per gross acre, except that sites of 0.5 acres or more in size may develop up to 30 dwelling
units per gross acre. For lawful nonconforming sites
less than 5,000 square feet in area, the allowable
density shall be 10 to 15 units per gross acre.

Residential care facilities, schools, and community
uses are permitted. Build- out is calculated at 25
units per gross acre.

Mixed Use
The General Plan provides three mixed-use designations to create areas where housing and acti¥e com mercia:ldifferent land uses, such as housing and
commercial usesi may be integrated. Visitor-oriented
commercial uses are allowed as-of-right in all mixed
use areas within the Coastal Zone.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-7
New development in Mixed Use Neighborhood areas should
include multi-family housing or ground-floor commercial uses with housing above (top). The Mixed Use Center classification is intended for high-density mixed use development, hotels, or community uses (middle). The Visitor-Serving Commercial classification promotes concentrated development of commercial uses with visitor appeal (bottom).
4-8 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

ESID E USE
The Coastal Residential Mixed Use (CRMU) designation is intended for sites in the Coastal Zone with residential mixed use development potential, including mixed-use with housing and retail, and/or smallscale visitor-oriented commercial uses such as retail, vacation rental, or time-share units. Residential uses
are allowed in the same building as commercial uses
above the ground floor (vertical mixed-use) and in
other locations attached to or detached from commercial uses on the same site (horizontal mixed use).

Hotels are not permitted. Coastal access and public
open space must also be provided, and environmental resources must be evaluated and protected. Sites may be developed up to an overall density of up to 15
units per gross acre, with clustering and sensitive site planning. Non-residential development may have an
FAR up to 0.5 FAR. The total FAR (residential and
non-residential) cannot exceed 1.0. Buildout is
calculated at 15 units per gross acre and 0.10 FAR of
non-residential use.

D rJ GH IR D
In the Mixed Use Neighborhood (MUN) designation, new development may include multi-family housing and building with ground-floor retail, restaurant or personal service uses and housing or offices. Residential uses are allowed in the same
building as commercial uses above the ground floor
(vertical mixed-use) and in other locations on the
same site (horizontal mixed use). Ground floor
commercial uses must be constructed along the
street frontage but are not required on the interior of a site. Public or community uses and hotels may be
permitted at appropriate locations. The MUN
designation allows a density range of 16 to 26 units
per gross acre and non-residential development with
an FAR up to 1.0 on sites wtt4r-that are 5,000 square
feet ~irr...area or greater. Sites of 0.5 acres or more in size may develop up to 30 dwelling units per gross
acre and a non-residential development FAR up to

1.0. For lawful nonconforming sites less than 5,000
square feet in area, the allowable density shall be 10
to 15 units per gross acre and a non-residential
development FAR up to 0.5.

The total FAR (residential and non-residential)
cannot exceed 2.0 on sites with 5,000 square feet of
area or greater, and cannot exceed 1.0 on sites with
less than 5,000 square feet of area. Buildout is
· calculated based on a 0.25 FAR for non-residential
uses and 25 residential units per gross acre.

MIXED USE CENTER
The Mixed Use Center (MUC) designation is
intended for high-density mixed-use development,
including public or community uses and hotels.

Allowable uses include ground-floor retail, restaurant
or personal service uses and housing or offices.

Ground floor commercial uses must be constructed
along the street frontage but are not required on the
interior of a site. The MUC designation permits
housing at a density range of 30 to 50 units per gross
acre and a 2.5 FAR of non-residential development,
provided the overall FAR does not ta-exceed 2.5. For
lawful non-conforming sites less than 5,000 square
feet in area, the allowable density shall be 16 to 26
units per gross acre and a non-residential
development FAR up to 0.5. Buildout is calculated
at an FAR of 0.35 for non-residential uses and 25
units per gross acre for housing.

Commercial Uses
The General Plan establishes five commercial designations to accommodate a variety of potential commercial activities. Visitor-oriented commercial uses are allowed as-of-right in all commercial areas within
the Coastal Zone.

RETAIL CO ERCIAL
The Retail Commercial (RC) designation is intended
for retail, restaurant, and service uses, typically in
single-or two-story buildings within shopping centers or on sites in.the Highway 1 corridor. New development will be pedestrian-oriented. Offices may be located above the ground floor. The maximum FAR
is 1.0 FAR. Buildout is calculated with an FAR of

0.25. OFFICE/COMMERCIAL
The Office/Commercial (OC) designation permits
offices as well as retail and service uses in buildings of two to three stories. The maximum FAR is 1.5;
buildout is calculated with an FAR of 0.35.

SERVK COMMERCIAL
The Service Commercial (SC) designation is for
industrial and heavy commercial uses, such as auto
repair, equipment rental, storage, and materials salvage. The maximum FAR is 0.6; buildout is calculated with an FAR of 0.25.

VISITOR SERVING C0MMEROAL
The Visitor-Serving Commercial (VC) designation is
intended to foster and protect areas that attract and
cater to visitors, including hotels or a visitor attraction, such as an interpretive center or conference center, restaurants, retail and services, commercial recreation, or other compatible uses. Larger sites, with developable
areas of two acres or larger, shall require a hotel, lowercost overnight accommodation, or visitor attraction as part of new development. The maximum FAR is 3.0.

Buildout is calculated with an FAR of 0.35.

LOW -INTENSITY VISITOR-SERVING COMMERCIAL
The Low-Intensity Visitor-Serving Commercial
(LIVC) designation allows uses that create public access to the coastal setting and are adaptable to changing environmental conditions: campgrounds,
rustic lodging, concession stands, warming huts, outdoor event sites, and similar uses. Existing permitted businesses that do not conform to the description of
LIVC may remain until voluntarily redeveloped by
the property owner or abandonment of the use has
occurred pursuant to the nonconforming use zoning
provisions of the Pacifica Municipal Code (cessation
of the use for 12 months, under current zoning provisions). In these areas, the designation indicates the long-term goal of transition to recreation-oriented
land uses. Development may occur at up to 0.20
FAR, but must have an overall very low-intensity
character on sites of more than one acre. Buildout
is assumed at 0.05 FAR, recognizing the large land
areas and minimal building expected to support rec-
·reational uses.

Public and Community Uses
Designations for public uses such as schools, civic buildings, utilities, and public parking areas are designated on the Land Use Diagram, and summarized below. Public
park land is covered separately in the following section. 4 r
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-9
Table 4-1: LAND USE CLASSIFICATIONS AND DENSITY AND INTENSITY STANDARDS Land Use1
Residential
TOSR
Residential Density
(gross units per acre): Range2.l
Non-Residential Intensity
(FAR): Maximum4
ROSA
VLDR
LOR
MOR
HOR
Mixed Use
CRMU
MUN
MUC
Commercial
RC
QC
SC
vc
LIVC
Transitional Open Space/Residential
Open Space/Agriculture/Residential
Very Low Density Residential
Low Density Residential
Medium Density Residential
High Density Residential•
Coastal Residential Mixed Use>
Mixed Us~ Neighborhood1
Mixed Use Center1
Retail Commercial
Office/Commercial
Service Commercial
Visitor-Serving Commercial
Low-Intensity Visitor-Serving Commercial
Public and Community Uses
PSP Public and Semi-Public
U Utilities
BCP Beach and Commuter Parking
Parks and Open Space and Urban Reserve
P Park
C Conservation
UR Urban Reserve
Up to 0.1
Up to 0.2

0.2 to 2
3 to 9
10 to 15
16 to 21
305
+0-l!Q_to 15
16 to 260'
30,,
yt,---tG30 to -50
Up to 0.1

1. All land use designations are shown except those in the Parks and Open Space category. ·No development is projected in these areas.

2. Density ranges are rounded to the nearest whole number, except where less than 1 unit per acre. Allowances for increased density under the Density Bonus Program may affect the maximum density allowed in certain land use designations ..

3. For mixed·use designations, the following maximum total FAR, including both residential and non-residential uses, is established:

CRMU: 1.0 FAR maximum; MUN: 2.0 FAR maximum; MUC: 2.5 FAR maximum 'L_For nonconforming lots smaller than 5,000 sf in the HOR, MUN, and MUC designations, the density range of the tier be-low applies. For example, an MUC site less than 5,000 sf would have a density comparative to MUN (16-26 du/ac); an HOR site less than 5,000 sf would have a density comparative to MOR (10-15 dulac). Parcels less than 5,000 sf may merge and quality for the allowable density range. 4'5. Development at the Undeveloped San Pedro Avenue site is permitted at 3-5 du/ac through site-specific Implementing Policv LU-I-29. i,,6. Sites of 0.5 acres or more in size may develop up to 30 dwelling units per gross acre.

Source: City of Pacifica, Dyett & Bhatia, 20+21
4-10 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

0.5 1.0

2.5 1.0

1.5 0.6

3.0 0.2

1.0 1.0
UB ND S ~I U LI
The Public and Semi-Public (PSP) designation indicates public or private schools, libraries, police and fire stations, and other civic and community uses.

In the case that public facilities are converted or
sold for new uses, Plan land use designations shall
be updated. If a public school is discontinued, any
proposed new use should be compatible with the
adjacent neighborhood. The maximum FAR is 1.0.

Buildout is assumed at 0.35 FAR.

BEACH AND COMMUTER PARKING
The Beach and Commuter Parking (BCP) designation
applies to areas where the priority use is public parking to serve beach visitors and/or transit users. Sites are located adjacent to Pacifica State Beach and at Crespi Drive and Highway 1. Beach parking at the City's Beach Boulevard
property serving Pacifica Pier and Sharp Park are not
part of this designation and should be conserved as part of development of that site.

UTILITIE
The Utilities (U) designation indicates the location
of water tanks communications facilities including
cellular facilities, and other utilities serving the City.

The maximum FAR in this designation is 1.0.

Parks and Open Space
The Planning Area is defined by its extensive open
space system, and additional land is designated for
conservation or ridgeline protection. These categories
are detailed below.

PARK
The Park (P) designation is applied to public land
. either currently developed for active recreation use
or intended for future recreation development. The
designation applies to city parks as well as to park or open space whose primary character is undeveloped
and natural, or that is managed for use. by residents
of the larger region and beyond. The City does not
have permitting authority on lands owned by other
public agencies.

N ERVAT'ON
The Conservation (C) designation applies to publicly-owned or privately-owned open areas not intended for development. These areas may include:
• Watershed lands;
• Sandy beach areas;
• Land which is physically unsuitable for development due to geotechnical hazards, excessive steepness, wetlands, Environmentally Sensitive
Habitat Areas (ESHA) or other environmental
constraints, or lies within stream channels;
• Areas to remain undeveloped as a result of density transfer or clustered development, or covered by open space, recreational or scenic easements;
• Open areas providing a physical and visual buffer
between developed or open areas; and
• Open space required as mitigation for environmental impacts.

URBAN RESERVE
The Urban Reserve (UR) designation is created
to apply to private lands outside of Ciry limits but
within the Planning Area. The City _does not have
permitting authority in this area. The Pacifica General Plan intends for agriculture and residential development with a minimum site area of 10 acres
per unit to be the predominant uses on land designated Urban Reserve. Existing legal lots less than 10 acres in area shall be allowed to develop a maximum
Qf_one dwelling uniti consistent with all other
applicable zoning and development standards.

Sites within the Urban Reserve land designation that
are annexed into the City of Pacifica should receive
a land use designation consistent with the applicable
density prior to annexation. For sites larger than 50
acres, the City should work with San Mateo LAFCo
to ensure that subdivision and development be considered in the context of a Plan Update. 4 r-
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-11
Pacific
0 c ea n
Northern
Coastal
Bluffs
(GGNIIA)
~ ~--1-=/4==1/·2-----=========:::i2
MILES
Figure 4-4: Hillside Preservation
Hillside Preservation CJ District (HPD)Boundary
CJ Existing HPD Parcels
- HPD Parcels to be Added
CJ HPD Parcels to be Removed
~ ;,;. Prominent Ridgelines
CJ Parks and Open Space
CJ Conservation
City Limits
Planning Area
Source: City of Pacifica, 2019; San Mateo
County, 2019; Dyett & Bhatia, 2019.

Coastal Development
The General Plan and LCLUP aim to ensure that
the goals of the California Coastal Act are furthered
by land use actions and policies that affect land
within the Coastal Zone as defined by the California Coastal Commission.

The City's zoning code features a Coastal Zone (CZ)
Combining District, with development regulations
based on Coastal Act goals. These include the provision of public access to the shoreline and recreational opportunities, the protection and enhancement of the coastal environment, and the prioritization
of coastal-dependent and visitor-serving uses. The
Coastal Zone requirements supplement the underlying zoning regulations on all property subject to the LCLUP. Following adoption of the General Plan
and LCLUP, the CZ District will be updated to be
consistent with the new guidance provided here.

General Plan and LCLUP Policies that promote vkitor-oriented development are in Chapter 2. Policies to protect scenic resources are in Chapter 3. Provisions for public shoreline access and recreation are provided in Chapter 6. Policies to protect water
quality; sensitive habitats, and natural reso_urces are in Chapter 7. Policies to protect against seismic hazards, erosion and flooding, and other natural hazards are in Chapter 8. This chapter covers how this Plan
supports Coastal Act priorities for development.

Land Use Strategies to Protect
Natural and Scenic Resources
Hillside Preservation District
The Hillside Preservation District (HPD) covers many of the city's ridges and open spaces, as an "overlay" district on top of base zoning and in most
cases requires rezoning to the P-D (Planned Development) zoning district as part of the development review process. The HPD aims to ensure that development of highly sensitive slopes does not endanger the public or harm the environmental or scenic values of the site, and to encourage high-quality site
planning and design that enhances the beauty of the
New development along the coast is required to provide public access, unless the City determines public access would pose safety issues or there is adequate access nearby (top). Clustered development is encouraged to preserve open space areas and protect sensitive hillsides (middle). The development of second units, compatible with their neighborhood context, is facilitated · (bottom).
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Pacifi
0 c ea n
East Side
Highway I
Rockaway Beach,
Quarry, and -----..::L..._ Headlands
69 0 1/4 1/2 2
MILES
Westview,
Pacific
Highlands
Sharp Park,
East Fairway Park,
and Sweeney Ridge
Figure 4-5: Sub-Areas
and Specific Sites
CJ
CJ
Subarea
Specific Sites
City Limits
Planning Area
Source: City of Pacifica, 2020; San Mateo
County, 2020; Dyett & Bhatia, 2020.

Pacifica
Pier
~
Pacific
Manor
Shopping
Center
rn 0---====,,_4 ____ ,_1=2======== CfD MILES
Figure 4-6: Pacifica, North
~ Open Space/Agriculture/Residential
l___J (Up to 0.2 units/acre)
~ Very Low Density Residential
l___J (0.2 - 2.0 units/acre)
~ Low Density Residential
l___J (3 - 9 units/acre )
~ Medium Density Residential
l___J (10 - ISunits/acre)
~ High Density Residential
l___J ( 16 - 21 units/acre)'
Mixed Use Nei~hborhood
( 16 - 26 units/ac re)
.. Mixed Use Center
(30 - 50 units/acre)
.. Retail Commercial
CJ Office Commercial
C=:J Service Commercial
~ Low Intensity Visitor
l___J Commercial
CJ Public and Semi-Public
Utilities
CJ Park
CJ Conservation
CJ Transportation Corridor
• Sites 0-5 acres or more may be developed
at up to 30 dwelling units per gross acre_
Park Opportunity Site
Existing Trail
Proposed Trail
On-street trail
■ Existing trailhead
Subareas
Specific Siles
City Limits
- Planning Area
(i) Coastal Access Points
(Beach)
8 Coastal Access Points
(Bluff top/View)
~ View Corridor
PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-15
landscape. Figure 4-4 shows Pacifica's existing Hillside Preservation District, and identifies the general area where site status should be reviewed based on
slope stability (including sites in the HPD, and sites
to be added to the HPD). Other sites may also be
reviewed. Development regulations for hillsides are
covered in Chapter 3 as they pertain to community
design and in Chapter 8 as they pertain to safety.

Transfer of Residential Development Rights
Transfer of development rights (TDR) is established
to provide a mechanism to relocate potential residential development from areas where environmental or land use impacts could be severe to ocher areas more
appropriate for development, and to preserve significant open space resources. Owners of environmentally sensitive sites may transfer residential development rights to other sites where higher-density development can be
supported, or from one part of a site to another. As in the Hillside Preservation District, clustered housing is encouraged to preserve the most sensitive portions of a site. The zoning code identifies eligible "sending areas" and "receiving areas." TDR may also be used to shift
development within a site which has more than one
zoning or General Plan designation, or between commonly owned parcels which have more than one zoning or General Plan designation and are planned as a unit.

The City should update its TDR regulations to encourage broader use by property owners.

Land Use Programs to Facilitate
Housing
The City provides special regulations and incentives to facilitate development of housing affordable to moderate- and low-income households while preserving neighborhood character. These programs help to bring
about concentrated development in transit-supportive
areas, in keeping with Sections 30250 and 30252 of the
Coastal Act and other State law.

Density Bonus
Developments providing affordable rental units,
affordable housing, or housing for elderly or disabled
persons may exceed the maximum density allowed
by the
4-16 PACIFICA GENERAL PLAN PUBL C REVIEW DRAFT
General Plan or zoning, consistent with State Density Bonus law.

Below Market Rate Program
In Pacifica, residential developments or subdivisions
of eight or more units must set aside at least 15 percent of units as Below Market Rate housing, with affordability provisions in place for at least 45 or 55 years for for-sale units and rental units, respectively.

With approval from the Planning Commission,
developers may meet the program goals by building
units off-site, dedicating land to the City, or paying
into the City's housing in-lieu fund. This program
may be updated by ordinance from time to time.

Accessory Residential Units
Accessory dwelling units may be built in areas zoned
to allow residential uses pursuant to State law. The
City's zoning code provides additional standards
depending on ADU type: detached, attached, created within existing floor area, and multi-family.

Off-street parking is not required for most ADUs,
except certain ADUs located within a mapped
coastal access parking area within the Coastal Zone.

Sub-Areas and Specific Sites
Figure 4-5 shows 15 sub-areas. Sub-areas may be
referred to as neighborhoods at times. The "sub-area"
designation is not intended to correspond with any
jurisdictional boundaries, but to help readers understand the way the General Plan affects Pacifica's distinct geographic areas. Figure 4-5 also identifies
specific sites within sub-areas that are the subject
of General Plan policies. This chapter contains land
use policies for specific sites. Policies on open space, parks and coastal access are in Chapter 6. Policies on
environmental resources are in Chapter 7, with visual
resources covered in Chapter 3. Policies on hazards
are in Chapter 8.

Figure 4-5 also serves as a key map for the four maps
that follow, showing sub-areas and specific sites at a
larger scale. These maps show General Plan land use
at the parcel level, as well as coastal access points;
park opportunity sites; coastal view corridors; trails
and proposed trail improvements. The area maps, and
the sub-area descriptions below, are intended to demonstrate how various aspects of the General Planincluding land use, parks and recreation facilities, coastal access, and environmental resources and hazards-work together in the more localized context.

The maps do not show different information than is
contained in other General Plan maps.

Northern Pacifica
Figure 4-6 covers all of Pacifica north of Sharp Park,
including the following sub-areas or neighborhoods:
• Fairmont West; West Edgemar-Pacific Manor;
and West Sharp Park in the Coastal Zone;
• Fairmont; Westview-Pacific Highlands; East
Edgemar-Pacific Manor; and East Sharp Park,
east of Highway 1.

This sub-area includes Palmetto Avenue, the Pacifica
Pier and Promenade, the Pacific Manor shopping area,
the northern coastal bluffs, Oceana High School,
Milagra Ridge and Gypsy Hill. The summaries below
begin with the three coastal sub-areas, followed by the four inland sub-areas.

Fairmont West
Fairmont West is a small residential area in northwestern Pacifica between Highway 1 and the Pacific Ocean, extending from Daly City along the Northern
Coastal Bluffs. It is separated from inland neighborhoods by the highway and a significant grade change.

Fairmont West is composed mainly of single-family houses, with a condominium development and a neighborhood park. Palmetto Avenue is Fairmont
West's principal roadway, and provides open views of
the Pacific Ocean. The National Park Service owns
approximately 14 acres of land on the northern coastal
bluffs along the west side of Palmetto Avenue as part
of the GGNRA.

Given the extraordinary natural and scenic value, the
interest of public access, and the potential erosion hazards, undeveloped land on the northern coastal bluffs is designated Residential/Open Space/Agriculture,
and identified as a priority for permanent conservaThe "Bowl" site (top) is designated as a receiving area in the City's Transfer of Development Rights regulations. Multi-family development accounts for over 90 percent of West EdgemarPacific Manor Pacifica's housing (middle). The service commercial and industrial businesses on the west side of northern Palmetto (bottom) may transition over time toward Low-Intensity Visitor Serving Commercial uses.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-17
The Plan designates the large Oceana High School site for continued public use, while recognizing future potential (top).

Private, undeveloped land on Gypsy Hill is designated for Open Space/Agriculture/Residential or Very Low Density Residential (bottom).
4-18 PACIFICA GENERAL PLAN PUBLIC REVJEW DRAFT
tion. Sensitive, clustered development could occur on
the east side of Palmetto.

GGNRA plans to continue to manage its land along
the northern coastal bluffs as a "natural zone" emphasizing protection of habitat and natural coastal processes. No formal beach access exists or is planned.

Undeveloped land west of Palmetto Avenue contains
areas of Coastal bluff scrub, which is considered a special status community of high value, important for stabilizing sand dunes. The entire bluff-top area is currently undeveloped and offers an open, highly scenic view of the entire length of Pacifica' s coastline.

West Edgemar-Pacific Manor
West Edgemar-Pacific Manor is an established coastal
neighborhood extending from north of the Land's
End Apartments co south of the San Francisco RV
Park between Highway 1 and the ocean. The area is
centered on the Pacific Manor shopping center. Mulcifamily development accounts for over 90 percent of the area's approximately 870 housing units. West
Edgemar-Pacific Manor's residential areas have the
highest density in Pacifica.

As envisioned by the Plan, redevelopment and/or
shopping center improvemep.ts will enhance the area's
walkabilicy, help integrate the commercial center
with its coastal setting, and improve the area's visual appeal. The City-owned bluff-cop land along the west
side of Esplanade Avenue may present an opportunity
to develop a small park, if chis can be done without
aggravating slope instability. Esplanade Avenue is also identified as a future bluff-cop coastal access point,
which may be achieved by redesigning the Esplanade
right-of-way co enhance views and pedestrian access.

Progressive coastal erosion has led co demolition of
residential structures in the 300- and 500-blocks of
Esplanade Avenue, and remains an important factor
when considering future development potential of
sites located along the bluff-top.

West Sharp Park
Sharp Park is one of Pacifica's original beach communities. Its western and eastern portions are divided by Highway 1. The northern half of West Sharp Park
includes some of Pacifica' s only industrial and service commercial uses. The southern half of the neighborhood has a mixture of single-family and multi-family housing, with retail commercial uses prevailing along
Palmetto Avenue, and commercial and civic buildings along Francisco Boulevard. A majority of the neighborhood's approximately 900 housing units are
in multi-family buildings. West Sharp Park includes
many of Pacifica's community facilities, including a
branch of the San Mateo County Library, the Pacifica Resource Center, City Hall, and Council Chambers. The neighborhood features the Pacifica Pier and Beach Boulevard Promenade, and public parking for
the Pier, Promenade, and Sharp Park Beach. The General Plan will implement the Sharp Park Specific Plan, which includes this area plus the Eureka Square shopping center, and provide additional detailed information on the vision for the area regarding land uses, mobility, urban design and development standards,
utilities and public services, community facilities, the environment, arid implementation.

The Plan envisions the northern area west of Palmetto
Avenue transitioning to Low-Intensity Visitor Serving
Commercial uses over time. The transition is necessary to account for progressive coastal erosion which has advanced into many bluff-top sites along Palmetto
Avenue in this area. Coastal erosion is an important
factor to consider when reviewing future development
of sites located along the bluff-top.

Fairmont
The Fairmont sub-area, between Highway 1, Skyline
Boulevard and the ravine formed by the San Andreas
Fault, was primarily developed during the 1950s and
1960s. City-owned parks and greenbelts lie along the
ravine, including Fairmont Park and Imperial Park.

The predominant land use is single-family residential on small lots (less than 5,000 square feet in area), with multi-family housing around Fairmont Shopping
Center, which provides convenience shopping and services.

The Plan reinforces existing development patterns,
while facilitating creation of new public open space as part of any redevelopment of the closed Fairmont Elementary school site, and new trail connections along the greenbelts and to the coast.

Westview-Pacific Highlands
Westview-Pacific Highlands is a predominantly single-family area in Pacifica's northern hills, lying south of the ravine formed by the San Andreas fault, west
of Skyline Boulevard, and north of Milagra Canyon.

There is a small commercial center at Manor Drive
and Skyline Boulevard. Two significant residential
developments have been built recently along Skyline
Boulevard: the Skyridge development on the flank of
Milagra Ridge, and the Cypress Walk development on
the site of the former Westview School, both of which
also included public open space. Existing development
patterns in the community will be preserved under the
Plan, while steep hillsides and habitat value in Milagra Canyon will be protected.

East Edgemar-Pacific Manor
East Edgemar-Pacific Manor is relatively flat, with
hills rising up to the north, east, and south. Manor
Drive links the neighborhood to the Pacific Manor
shopping area across Highway 1, and to W estviewPacific Highlands uphill to the east. Oceana Boulevard serves as a frontage road to Highway 1, and is lined with commercial uses, Ocean Shore Elementary
School, and the City's Public Works offices and corpor_i;ation yard. The area is composed mainly of single- family houses, with a small amount of multifamily housing. Edgemar Park provides a small public open space for the neighborhood.

Commercial sites along Oceana are considered to have
potential to redevelop during the planning period.

The Plan designates these sites primarily for continued Retail Commercial use, reinforcing the existing pat-
. tern. The playfields at Ocean Shore Elementary School may help provide additional active open space, which
could be augmented by a small play area set aside as
part of any development in lower Milagra Canyon.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-19
4 -20
Sharp
Park
Beach
Rockaway Beach,
Quarry, &
Headlands.....______,.,_
Aramai Point
Pacifica
State
Beach
CJ
CJ
CJ
CJ
CJ
Open Space/Agriculture/Residential
(lf"p to 0.2 units/acre)
Very Low Density Residential
(0.2 + 2.0 units/acre)
Low Density Residential
(3 - 9 units/acre)
Medium Density Residential
(IO - 15 units/acre)
High Density Residen tial
(L6 - 21 units/acre)*
* Sites 0.5 acres or more may be developed
at up to 30 dwelling units per gross acre.

Coastal Access Points are keyed to Table 6-5
harp Pa
GolfCou
est Fairwa
&Mori
c=J
1111
1111
CJ
Mixed Use Neil'hborhood
( 16 - 26 units/acre)
Mixed Use Center
(30 - SO units/ac re)
Retail Commercial
Service Commercial
Visitor-Serving
Commercial
11 Low Intensity Visitor
L___J Commercial
Figure 4-7: Pacifica, Central
CJ Public and Semi-Public· +- View Corridor
CJ Beach/Commuter Parking Existing Trail
CJ Utilities Proposed Trail
CJ Park On-street trail
CJ Conservation
■ Existing Trailhead
CJ Transportation Corridor
□ Trailhead to be
• Improved
• Park Opportunity Site
Subareas
0 Park Improvement
Opportunity Specific Sites
0 Coastal Access Points City Limits (Beach)
Coastal Access Points - Plann ing Area
8 (Bluff lop/View)
CD o---===,=-14 ____ ,_12==========i QC) M ILES
East Sharp Park, M ilagra Ridge, Gypsy Hill
East Sharp Park lies in two valleys and on the small
ridge separating them. Milagra Ridge is to the north
and Gypsy Hill is to the south and east. Houses are
along streets that go up the valleys and along the small ridge, with a scattering of multi-family housing on the ridge. Oceana High School occupies a 56-acre site,
accessible to Pacifka's most central neighborhoods
along the Highway 1 corridor. There are connections
across the highway to West Sharp Park and the ocean
at Paloma Avenue in the north and Clarendon Road
in the south, as well as a pedestrian overcrossing from Eureka Square Shopping Center.

Eureka Square, along Oceana Boulevard facing Highway 1, has the potential for new development. The Plan identifies this site, together with land facing Francisco Boulevard on the opposite side of Highway 1, as Mixed Use Center, for higher-intensity commercial
and residential development. The site's location along
Highway 1, at the base of a hill and directly across
from the existing civic cluster, makes it well-suited
for higher-intensity development. Over the long term,
the large Oceana High School site could also support
additional development. Undeveloped land on Gypsy
Hill may also support appropriately-designed, smallscale development, which would be very low density and also be required to retain natural vegetation, limit building footprints, and preserve large areas of open
space and support wildlife movement.

The Plan envisions a small new public open space as
part of any new development at Eureka Square, and
pedestrian improvements to create a good walking
link through the neighborhood linking the beach to
the ridgetop.

Central Pacifica
Figure 4-7 shows the central section of Pacifica. The
map includes:
• Sharp Park Golf Course, the West Fairway
Park neighborhood, Mori Point, the Rockaway
Quarry, Rockaway Beach, and the Rockaway
Headlands in the Coastal Zone;
Habitat restoration of the Laguna Salada area is planned, following extensive habitat improvements at neighboring Horse Stable Pond and Mori Point (top). The General Plan envisions the Rockaway Beach district growing into a more distinct and high-profile visitor destination (middle). The General Plan designates most of Fassler Ridge (bottom) as Open Space/Agriculture/Residential to conserve its open space character.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-21
• Sharp Park; the East Fairway Park, Vallemar, and
Rockaway neighborhoods; and Sweeney Ridge,
Cattle Hill and Fassler Ridge, east of Highway 1.

This sub-area includes the Rockaway Beach district,
the Police Station, and the Shelldance Nursery (the
only location east of Highway 1 within the Coastal
Zone).

Sharp Park Golf Course, West Fairway Park,
and Mori Point
The central stretch of Pacifica' s coast includes Sharp Park Golf Course, Mori Point, and the small singlefamily subdivision of West Fairway Park. Sharp Park Municipal Golf Course is part of a land bequest made
to the City and County of San Francisco early in the
20th Century on the condition that the land be used
for public recreation. West Fairway Park is a small single-family residential subdivision. On the south, the neighborhood meets the base of undeveloped Mori
Point, managed as part of Golden Gate National Recreation Area.

The Plan designates Sharp Park Golf Course and
Mori Point as regional park land. Current characteristics may be maintained, and environmental restoration will be a priority. The West Fairway Park neighborhood's existing land use is reinforced by the Plan's land use designations.

Sharp Park Beach is open to the public between the
Pier arid Mori Point, while Sharp Park Golf Course
provides a unique recreational asset. Mori Point is a
spectacular section of the GGNRA. The General Plan
proposes trail improvements and critical new trail
segments that would link the coastal trails with the
inland ridges. This segment of the Pacifica coastline
includes view corridors from Highway 1 into Sharp
Park Golf Course and toward Mori Point and Mori
Ridge that will be preserved.

Rockaway Beach, Quarry, and Headlands
Rockaway Beach is a small, pedestrian-oriented area
with shops, restaurants, and lodging and a small
beach, with parking and other amenities. The vacant
Quarry site occupies about 94 acres west of High-way
1 and south of Mori Point. About 30 acres of the site
4-22 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
are on slopes of 35 percent or steeper. The Calera Creek Water Recycling Plant, at the north end of the former
quarry, releases treated wastewater into Calera Creek,
which has a naturalized channel, a restored riparian
corridor, and a paved walking and cycling path. The
Headlands is a rocky promontory separating Rockaway Beach and Pacifica State Beach, and is crossed by a scenic trail.

The Quarry site is Pacifica's most prominent potential
development site. Prior to any future development,
the property owner must complete reclamation of
the former quarry pursuant to the State Mining and
Reclamation Act (SMARA) and the Pacifica Municipal Code. Approximately half of the site, including . the upland areas and the Calera Creek riparian corridor, is designated for Conservation. This area will remain open space, with trail improvements connecting Mori Point with Rockaway Beach. The Flats and the Pad overlooking Rockaway Beach are designated
for Visitor-Serving Commercial development, supporting such potential uses as a resort hotel, boutique hotels, visitor attractions, and retail uses integrated with the Rockaway Beach district. Redevelopment
of the Quarry site could expand this visitor-oriented
area. Any development of the Quarry site will require
detailed evaluation of biological re-sources to ensure
that sensitive habitat and wetlands are protected; as a result, the footprint of development could be smaller
than the area designated. While housing may be proposed as part of a plan for the site, Ordinance No. 391 provides that rezoning to allow residential uses may
occur only if approved by a vote of the electorate. Figure 4-4 indicates removal of the Hillside Preservation District (HPD) overlay from the Flats portion of the site, which would also require approval by a vote
of the electorate. Development in the Quarry Flats
should include new public open space.

The existing Rockaway Beach district also offers
opportunities for infill and redevdopment, subject
to an appropriate assessment of potential coastal hazards and vulnerabilities. The General Plan envisions the Rockaway Beach district growing into a more distinct and high-profile visitor destination, with strong links to the natural setting of beaches, headlands, and ridges.

Pedro
Point
& Shelter
Cove
Undeveloped
Pacifica
State Beach
l San Pedro Ave Site
Pedro Point
Shopping
Center
Transitional Open Space/Residential
(Up to 0.1 units/ac re)
CJ Office Commercial
CJ Service Commercial
Figure 4-8: Pacifica, Southwest
Coastal Access Points
(Beach)
Park Opportunity Site
Park Improvement
Opportunity
CJ
CJ
CJ
CJ
CJ
CJ
CJ
Open Space/ Agriculture/Residential
(lfp to 0.2 units/ac re)
Visitor-Serving Commercial 8 Coastal Access Points
(Bluff lop/View)
11111
11111
Very Low Density Residential
(0.2 - 2.0 units/acre)
Low Density Residential
(3 - 9 units/ac re)
Medium Density Residential
( 10 - 15 units/acre)
High Density Residential
(16- 21 units/acre)"
Coastal Residential Mixed Use
(Upto lSunitN"acrer'"
Mixed Use Nei~hborhood
(I 6 - 26 units/ac re)
Mixed Use Center (30 - 50 units/acre)
Retail Commercial
• Sites 0.5 acres or more may be developed
at up to 30 dwelling units· per gross acre.
+ Site-specific policies may further affect
development Potential.
~ Low Intensity VisitorL___J Serving Commercial
CJ Public and Semi-Public
CJ Beach/Commuter Parking
~Utilities
CJ Park
CJ Conservation
CJ Urban Reserve
CJ Transportation Corridor
View Corridor
Existing Trail
Proposed Trail
On-street trail
■ Existing Trailhead
D Proposed Trailhead
Coastal Access Points are
keyed to Table 6-5.

Subareas
Specific Sites
City Limits
l!Bl!B!!I Planning Area
CD o---===,:1114 ____ ,-=12========= CJD MILES
PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-23
The General Plan proposes new coastal trail segments,
and new trails would link the coastal trails with the
inland ridges. Improvements to Highway 1 should
ease travel, accommodate vehicles as well as bikes and
pedestrians, and improve access into the Rockaway
Beach district. Coastal views from Highway 1 toward
Mori Point, Cattle Hill, and the Rockaway Headlands
are important in establishing the identity of this area and Pacifica as a whole. The United States Geological Survey established the place name "Aramai Point" for the Rockaway Headlands in 2021 in recognition of
the indigenous peoples that occupied the area prior to
European settlement.

Sharp Park, East Fairway Park, and Sweeney
Ridge
Sharp Park east of Highway 1 includes a portion of
the Golf Course, and is primarily undeveloped at its
higher elevations. Land in the vicinity of the former
rifle range in Sharp Park could potentially support
The scenic Pedro Point neighborhood overlooks Pacifica State Beach. 4-24 PACIFICA GENERAL PLAN PUBLIC REVl~W DRAFT
sports fields for school and community use. Sweeney
Ridge features over 1,000 acres of preserved regional
open space in the GGNRA, with the protected San
Francisco watershed to the east. Mori Ridge descends
toward the coast, forming the southern boundary of
this sub-area. The small East Fairway Park subdivision is located between Mori Ridge and Sharp Park and Fairway Park contains several baseball fields and
a small playground. An undeveloped site along Highway 1 is designated for Low Density Residential development, while a larger hillside property at the east edge of the neighborhood is designated Open Space/
Agriculture/Residential.

Mori Ridge, at the southern edge of this sub-area, is
part of GGNRA. The Pacifica General Plan supports
the creation of a nucleus of GGNRA park activities
at Shelldance Nursery, and proposes a trail connection over Highway 1 connecting Mori Point with the proposed park visitors' center, and the trail up Mori
Ridge to the Bay Area Ridge Trail system.

Vallemar, Rockaway, and Fassler
The V allemar neighborhood follows Reina del Mar
Avenue up the narrow Calera Creek valley. Around
the intersection of Reina de! Mar and Highway 1, there
is a small commercial area as well as V allemar School, the Pacifica School District offices, and the police station. Mori Ridge, Sweeney Ridge, and upper Cattle Hill are mostly protected open space, and afford recreational opportunities. Undeveloped land on the upper slopes of the valley are designated primarily for Open
Space/Agriculture/Residential to ensure that new
development is minimal, in recognition of environmental constraints and limited access.

Cattle Hill is the next prominent ridgeline south of
Mori Ridge, between the V allemar and Rockaway
valleys. Much of the ridge is protected as permanent open space. The western face of Cattle Hill is privately-owned, and some development may occur
here in the future. The ridge is designated as Open
Space/Agriculture/Residential to ensure that new
development is appropriate to the rugged conditions
and high scenic value of the ridge. The General Plan
also proposes a public trail up Cattle Hill, providing
a connection between Rockaway Beach and Sweeney Ridge, requiririg an easement or dedicated public access. Potential develop~ent sites along Highway 1 at
the base of the hill may be well-suited to mixed-use
residential and commercial uses where designated in
rhe Land Use Diagram. Commercial dew! opment
Any development should feature attractive frontage
treatment along the highway and should consider
ways to miti- gate traffic impacts to Highway 1.

The Rockaway neighborhood ascends from Highway 1 along Rockaway Beach Avenue up another narrow valley. There are.many vacant residential lots
on mapped rights-of-way on the upper slopes of the
Rockaway valley to the north and south, but topography makes development challenging. There is a very small commercial area where Rockaway Beach Avenue
meets Highway 1.

Fassler Avenue traverses a ridge separating Rockaway
from the much broader San Pedro Valley to the south.

Fassler Ridge is mainly in private ownership and presents potential development opportunities overlooking Pacifica State Beach and Rockaway Beach. The General Plan designates most of the ridge as Open Space/ Agriculture/Residential to conserve its highly-visible
open space character. A new trail is proposed that
would connect the site of the historic Portola camp
on Crespi Drive-and Pacifica State Beach-with the
San Francisco Bay Discovery Site on Sweeney Ridge.

Southwestern Pacifica
Figure 4-8 shows the southwestern part of the Planning Area, including:
• Pacifica State Beach, Shelter Cove, and the Pedro
Point neighborhood in the Coastal Zone;
• The West Linda Mar neighborhood and areas
outside City limits, east of Highway 1.

Pacifica State Beach
Pacifica State Beach, also known as Linda Mar Beach,
is a long sandy beach on a small bay formed by the
Rockaway Headlands and Pedro Point. Pacifica State
Beach is an outstanding recreational asset for the City and attracts over one million visitors annually fr<:>m
the region and beyond for its surfing, beach environment and scenery in close proximity to San Francisco.

Recent restoration work and improvements to parking and access has helped to ensure that the beach will remain a popular natural environment for years
to come. Views from Highway 1 toward the crescent
sweep of Pacifica State Beach, the Headlands, and
Pedro Point are a defining element for Pacifica, ~nd
will be preserved across the protected park land.

Pacifica State Beach supports primarily wintering
and/or migrating Western snowy plovers, a federally
threatened bird species. The beach must continue to
be managed to ensure that recreational use does not
interfere with the species' habitat requirements. Steelhead trout from the Central California Coast Ecologically Significant Unit are listed as threatened under the federal Endangered Species Act. Steelhead are
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-25
CJ
[llJ
CJ
CJ
CJ
Transitional Open Space/Residential
(Up to 0. 1 units/acre)
Open Space/Agriculture/Residential
(lfp to 0.2 units/acre) .

Very Low Density Residential
(0.2 - 2.0 units/acre)
Low Density Residential
(3 - 9 units/acre)
High Density Residential
( 16 - 21 units/acre)~
Mixed Use Nei~hborhood
( 16 - 26 units/acre)
1111 Retail Commercial
' Sites 0.5 acres or more may be developed
at up to 30 dwelling units per gross acre.

CJ Office Commercial
CJ Public and Semi-Public
CJ utilities
CJ Park
CJ Conservation
CJ Urban Reserve
Existing Trail
On-street trail
■ Existing Trail head
4-26 PAC FICA GE:'IJERAL PLAN PUBLIC REV,f:W DRAFT
Figure 4-9: Pacifica, Southeast
Park Opportunity Site
Park Improvement
Opportunity
Sl!bareas
Specifi c Sites
City Limits
- Planning Area
CD a;..--===11•4----,,=2======== \JD MILES
known to spawn in several parts of San Pedro Creek,
and the City will continue to support the preservation
of viable steelhead migration.

Pedro Point and Shelter Cove
The Pedro Point neighborhood sits on the slope
of the promontory that marks Pacifica' s southern
boundary. The neighborhood is characterized by single-family houses climbing up the slope, with some commercial development, including a small shopping center, on the flat land near the beach. The neighborhood is separated from the coastline by the
berm of the former Ocean Shore Railroad. Pedro
Point abuts City-, County-, and State-owned land at
the Point's higher elevations to the south. This land is within the Golden Gate National Recreation Area's
legislative boundary, and could be included in the
park in the future. The western tip of Pedro Point
descends to Shelter Cove, where another cluster of
houses exists on a single 17-acre parcel. Land access
to Shelter Cove has been limited to steep pedestrian
trails since the former roadway to the area washed
out in the 1980s.

The Plan reinforces existing land use patterns for all
developed parts of the sub-area. There is potential for Pedro Point shopping center and adjacent parcels to
accommodate some new retail development, which
could provide local convenience shopping as well as
visitor-oriented businesses. The Plan retains flexibility for any future development on the vacant site west of the shopping center, identified as the Undeveloped
San Pedro Avenu~ Site, which could have residential
and small-scale commercial and visitor-oriented uses.

Development of the site will require detailed evaluation of coastal hazards/vulnerabilities and biological resources to ensure that _any sensitive habitat and wetlands that may exist on the site are protected;
thus, the footprint of development could be smaller
than the area designated. Future development should
include a small park and access to the berm and the
beach beyond. Completion of the Devils Slide Tunnel project has provided the opportunity to create a new trailhead and trails through open space land on
the headlands.

The General Plan designates most of Fassler Ridge (top) as Open Space/Agriculture/Residential. New development at Park Mall (middle) could include a mix of retail and residential uses. Steep land in Park Pacifica (bottom) is designated either as greenbelt or for Open Space/Agriculture/Residential to ensure slope stability and visual quality.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-27
West Linda Mar
The West Linda Mar sub-area is in the lower portion
of the San Pedro Creek Valley and on the hillsides to
the H-efffisouth. The area is almost entirely developed with single-family houses. West Linda Mar has two
access points to Highway 1, at Crespi Drive and
Linda Mar Boulevard. Linda Mar Shopping Center,
Pacifica's largest, is at the junction of Linda Mar
Boulevard and Highway 1. Public parking for beach
visitors and commuters is provided in both areas,
and served by Samtrans buses. A variety of uses,
including a hotel, multi-family housing, service
commercial and small retail centers, Cabrillo
Elementary School, the Pacifica Community Center,
including Senior Services, and a post office, are
clustered along lower Crespi Drive. The Crespi
Business Center is the City's only light-indus- trial
business park and provides a unique combina- tion
of local employment and small business opportunities for residents. A smaller commercial/office area is located at the corner of Linda Mar Boulevard and
Adobe Drive. The area includes the Sanchez Adobe,
the oldest structure in San Mateo County and a designated historic resource. Pacific Bay Christian School (formerly Alma Heights Christian Academy) is to the
east along Linda Mar Boulevard. Oddstad Park is a
large, mostly wooded park serving the area.

The General Plan reinforces existing residential land
use patterns in West Linda Mar. It proposes new
opportunities for mixed-use development along lower
Crespi Drive and at the Linda Mar Park-and-Ride site.

Redevelopment at these locations can help Pacifica
provide a greater diversity of housing types in close
proximity to transit, public amenities, and walkable
commercial areas.

San Pedro Creek travels through the heart of the
neighborhood. Protection and enhancement of the
riparian stream corridor musf be a continued priority. The General Plan envisions on-street trails along the former San Pedro Terrace Road and Rosita Road,
providing a good walking route through valley
neighborhoods between Pacifica State Beach and San
Pedro Valley County Park.
4-28 PACIFICA GENERAL PLAN PUBL,C REVIEW DIIArT
Southeastern Pacifica
Figure 4-9 shows the East Linda Mar and Park Pacifica neighborhoods in the southeastern part of the Planning Area. The map includes Park Mall, Terra
Nova High School, San Pedro Valley County Park,
Oddstad Park, and a section of Sweeney Ridge.

East Linda Mar and Park Pacifica
East Linda Mar includes the portion of the San
Pedro Valley east of Pacific Bay Christian School and
Oddstad Park, and on the southern slope of Fassler
Ridge. Park Pacifica, developed mostly in the 1970s,
lies in the "back of the valley" and the hilly terrain
rising up to Sweeney Ridge. In the north, the area
is characterized by winding residential streets and
greenbelts. The valley portion includes Sanchez Park,
the Pacifica Center for the Arts, and one of Pacifica' s two fire stations. Some housing exists south of San
Pedro Creek, along with undeveloped or agricultural
land where a limited amount of residential development may be possible. The area is served by the Park Mall shopping center on Terra Nova Boulevard, and
by the adjacent Sanchez branch library and Ortega
Elementary School.

Park Pacifica lies in a secluded valley and its slopes
extend ~o the northeast of Linda ~far Boulevard .
along Oddstad Boulevard. As in Linda Mar, the
predominant land use is low density residential,
interspersed with greenbelts. Multi-family housing
is developed along Terra Nova and Oddstad Boulevards, including senior housing. Park Pacifica is also home to Terra Nova High School. The neighborhood is hemmed in by topography and protected open space on Sweeney Ridge and in San Pedro Valley County Park and Frontierland Park.

Existing land use patterns in Linda Mar and Park
Pacifica are reflected in the Plan. There is a considerable amount of undeveloped land within City limits on the slope of San Pedro Mountain to the south.

These parcels are designated for lower density
residential development than other areas of the City,
in recognition of the constraints on development
posed by steep slopes, the City's hillside development
standards, limited access, and location adjacent to
Very High Fire Hazard Severity Zones located on
the periphery of Pacifica.

Park Mall is a candidate for potential new development. The Plan would facilitate a mix of retail and residential uses, including housing for seniors, and
the creation of a small new public space. Very limited
residential development potential may exist on existing parcels in agricultural use, including the large Millwood Ranch and former Park Pacifica Stables
properties. These are designated Open Space/Agriculture/Residential or Conservation to ensure chat open space and biological resource protection is an
emphasis of any development on these scenic and
remote properties.

Sphere of Influence
San Pedro Mountain and Pedro Point Headlands
define the southern boundary of Pacifica's Sphere of
Influence, which includes the undeveloped 73-acre,
986-lot Tobin Park subdivision4 located outside the
4 San Mateo Counry Recorder's Office, Record of Subdivision Maps, Volume 9, Page 12.

Coastal Zone. The Plan designates existing public
open space in the Sphere of Influence as Park, and
designates all other land as Urban Reserve. The
Urban Reserve area is intended to remain largely
undeveloped. Shamrock Ranch represents the area's
most significant potential future development
opportunity. Any new development here should be
clustered to preserve open space and maintain land
chat could be developed beyond the planning period
to support future growth.

Development Capacity
One purpose of the General Plan and LCLUP is to
ensure chat the City can accommodate projected
population and job growth over the planning period
(to 2040). This section estimates projected demand
for new housing and non-residential space, and the
development potential provided under the General Plan
land use framework.

Table 4-2: RESIDENTIAL BUILDOUT UNDER THE GENERAL PLAN
Permitted Density Projected Density
General Plan land Use Range (units per aae) (units per acre)2 Residential Designations
Transitional Open Space/Residential 0.1 or less 0.08
Open Space/Agriculture/ Residential 0.2 or less 0.15
Very Low Density Residential 0.2 to 2 1.5
Low Density Residential 3 to 9 6.5
Medium Density Residential ¼,-tel o to 15 12.5
High Density Residential Yj,-te16 to 21 l 25
Mixed Use Designations
Coastal Residential Mixed Use Up to 15 15
Mixed Use Neighborhood ¼,-tel 6 to 26 25
Mixed Use Center Yj,-te30 to 50 25
Urban Reserve
Urban Reserve 0.1 or less 0.1
Net New Residential Potential1
1 May not sum due to rounding
2 Projected density is informed by average current density of projected land uses and allowable density ranges. 3 Sites of 0.5 acres or more in size may develop up to 30 dwelling units per gross acre.

New Housing Units at
buildout
0 40
10 80
60 60
7Cft
300
380
0 990
4 Buildout calculated on base land use density, density may be further limited through a site-specific policy or zoning district as described in Im lementin Polic LU-I-29.

Sources: San Mateo County Assessor's Office, 2019; City of Pacifica, 202Q{}8; Dyett & Bhatia, 2021Q. 4 r-
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-29
Buildout
Policies in the General Plan will allow the City to
meet the needs of the future residents and workers,
including housing for a diversity of residents, parkland and public facilities, and adequate options for non-residential development to provide employment
opportunities and retail and services that respond to
the community's daily needs.

Potential new development through the horizon year
and the corresponding growth in population and
employment is referred to as "buildout." Buildout
is based on existing development and an estimated
amount of potential new development in the Planning Area. Buildout estimates should not be considered a prediction for growth, as the actual amount of development that will occur through 2040 is
based on many factors outside of the City's control,
including changes in regional real estate and labor
markets and other long-term economic and demographic trends. Therefore, buildout estimates represent potentialities rather than definitive figures. To estimate buildout, assumptions were made about the
density of development in each proposed land use
designation, as well as the percentage of parcels that
would actually develop depending on location and ·
land use designation. The designation of a site for
a particular land use in the General Plan does not
guarantee that the site will be developed or redeveloped with that use or assumed density during the planning period, as future development will rely primarily on each property owner's initiative.

Table 4-3: NON-RESIDENTIAL BUILDOUT UNDER THE GENERAL PLAN Maximum NonResidential FaR
Projected NonResidential FaR2
New Non-Residential Sq.

General Plan land Use
Mixed Use Designations
Coastal Residential Mixed Use
Mixed Use Neighborhood
Mixed Use Center
Commercial Designations
Retai l Commercial
Office/Commercial
Service Commercial
Visitor-Serving Commercial
Rockaway Quarry Site4
Low-Intensity Visitor-Serving Commercial
Public Facilities and Open Space Designations
Public and Semi-Public
Total Non-Residential Development Potential
on Opportunity Sites
Existing Non-Residential Development on
Underutilized Sites
Net New Non-Residential Potential1

0.5 0.10

1.0 0.25

2.5 0.35

1.0 0.25

1.5 0.35

0.6 0.25

3.0 0.35

0.5 0.35

0.2 0.05

1.0 0.35
1 Acreages are shown rounded to the nearest whole number, but more detailed numbers are used in calculations. 2 Proj ected density is informed by average current density of projected land uses and allowable density ranges.

Sources: San Mateo County Assessor's Office, 2019; City of Pacifica, 2020; Dyett & Bhatia, 2021. 4-30 PACIFICA GENERAL PLAN PUBLIC f!fVlfW DRAFT
Ft. at buildout
57,490
182,890
162,860
757,380
63,120
21,000
81,840
448,400
40,550
0 1,848;630
1,228,300
620,330_
D 'IA I: p T
As Table 4-2 shows, buildout would result in an estimated 990 new housing units. Of these units, 12 percent would be single-family residential, and 88
percent would be multi-family residential including those within mixed-use developments. Assuming that average household size remains as it is today, new housing at buildout could accommodate population growth of about 2,720 and a total population of 41,050.

NON ·RESIDENTIAL DEVELOPMENT
Table 4-3 shows the realistic non-residential development capacity in terms of square feet of new commercial buildings. Development capacity is based on the maximum intensity established for each designation by the General Plan, and is typically toward the middle of the allowable density range, pointing to
the existence of constraints on many sites. Realistic
development of opportunity sites would result in an
estimated 620,300 square feet of net new non-residential building area. New development is estimated to accommodate approximately 1,470 new jobs over
the planning period.

POLIC
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a i).

Guiding Policies
-- LU-G-1 ~ Coastal Development. Ensure that
development maximizes beach and coastal .
open space access and is oriented as much
as possible to each particular coastal environment in use, design, and intensity.

Policies related to coastal access are provided
in Chapter 6.

LU-G-2 Concentrated Development. Focus
new development in or directly adjacent
to already-developed areas, where it can
be served by existing public services and
where it will not have significant impacts
on coastal or other resources.

LU-G-3 Future Residential Development.

Limit development to sites that are not critical for open space connections or habitat preservation, and which will be in harmony
with the surrounding natural setting.

LU-G-4 Higher-Density Housing. Locate
higher-density housing outside of Coastal
Vulnerability Zones and in accessible
places close to community shopping areas
and transportation.

LU-G-5 Commercial Area Revitalization.

Facilitate the revitalization of shopping
areas and the creation of distinct commercial districts in Pacifica, resulting in wider shopping and dining opportunities for
residents, enhanced attractions for visitors,
increased sales tax revenues, and a stronger
community image.

LU-G-6 Compact Mixed Use Development.

Facilitate compact mixed-use development
on sites with good access to transit_
consistent with the Land Use Diagram.

Mixed- use development may include
housing or office space with retail,
restaurants, or personal service businesses.

LU-G-7 i) Open Space Conservation and Habitat Protection. Protect beaches, oceanfront bluffs, ridgelines, hillside areas adjacent to
existing open space, and areas that support
critical wildlife habitat and special status
species.

LU-G-8 i) Changes in Density or Intensity of
Land Use in Coastal Vulnerability Zones.

Do not increase the density or intensity
of land use designations beyond th~se
indicated in the LCLUP for sites located
within Coastal Vulnerability Zones.

Policies related to Natural Hazards and
Coastal Resilience are provided in Chapter 8.

LU-G-9 Citizen Participation. Continue broadbased citizen participation in the planning process.
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Implementing Policies
Land Use Designations
LU-1-1 e} Zoning Consistency. Update the Zoning Ordinance and zoning map and apply zoning to all land within the City, consistent with General Plan and LCLUP policies and land use designations.

LU-1-2 e} Land Divisions in the Coastal Zone.

Continue to require coastal development permits for all land divisions within the Coastal Zone. Land divisions in the
Coastal Zone shall be:
• Designed to minimize impacts to public
access, recreation, and coastal resources.
• Designed to minimize site disturbance,
landform alteration, and the removal of
native vegetation for development or fire
safety.
• Prohibited on properties that include
any areas that are within or adjacent to
an Environmentally Sensitive Habitat
Area (ESHA) unless the resulting parcels can be developed without building or requiring vegetation clearance in the
ESHA or ESHA buffer, or unless the
resulting parcels are set aside for conservation.
• Permitted only in areas with adequate
public services to serve development on
the resulting parcels.
• Any land division that would result in
a parcel that could not be developed
in accordance with the polici~s of this
LCLUP is not allowed.

LU-1-3 ~ Coastal Development Permit Findings. For all development that requires a coastal development permit, continue to
require written findings that it is consistent
with all LCLUP policies and Implementation Plan provisions of the City's certified Local Coastal Program.
4-32 PACIFICA Gtl\lERAL »LAN PUBLIC R~VIEW DRAFT
If there is a conflict between a provision of
this LCP and a provision of the General
Plan, or any other City-adopted plan, resolution, or ordinance not included in the LCP, and it is not possible for the development to
comply with both the LCP and such other
plan, resolution or ordinance, the LCP shall
take precedence and the development shall
not be approved unless it complies with the
LCP provision.

LU-1-4 ~ Coordinate with the County to protect the Urban Reserve. Coordinate with the County to ensure that new development in unincorporated areas occurs at a maximum density of 10 acres per unit, and
request that subdivision of 50 acres or more
is subject to master planning and annexation as a condition of any urban development.

Annexation would require a General Plan
amendment, and an LCLUP amendment
would be required for land within the
Coastal Zone.

LU-1-5 Density Ranges. Ensure that development
is permitted within the allowable density
range for the applicable land use designations.

LU-1-6 Sphere of Influence Annexations. Permit
annexation of unincorporated parcels on
the condition that parcels will correspond
to the Urban Reserve designation, including a minimum lot area of 10 acres per dwelling unit. Contiguous parcels or units
held by the same owner in the Sphere of
Influence that do not conform to the minimum parcel lor lot size shall be required to merge pursuant to Pacifica Municipal
Code Tide 10.

Coastal Development
LU-1-7 ~ Lower Cost Visitor and Recreational
Facilities. Protect lower-cost visitor and
recreational facilities along the coastline.

These include recreational attractions such
as Pacifica Pier and Pacifica State Beach;
the public golf course at Sharp Park; the
San Francisco RV Park; and beaches accessible at no cost.

LU-1-8 Oceanfront Land for Recreational
Use. Protect land adjacent to Sharp Park
and Pacifica State Beaches for low-intensity
recreational use. Allowable uses should
include recreation outfitters, campgrounds,
rustic lodging, hikers' huts, or view restaurants.

LU-1-9 Development Priority for VisitorServing and Recreational Uses. Allow visitor-oriented uses as-of-right in all areas
designated for Visitor-Serving Commercial
or Low-Intensity Visitor-Serving Commercial, and all commercial or mixed-use districts within the Coastal Zone.

Development on Visitor-Serving Commerciai sites with developable areas of two acres or larger rf!USt include a visitor attraction,
hotel, conference center, or similar use, and
may also include a range of retail and service
uses. Smaller sites may have any visitor- or
pedestrian-oriented retail or service use.

LU-1-10 i) Walkable and Transit-Oriented
Development. Facilitate higher-density,
mixed use development at specific locations
along the coastline where an active, pedestrian environment is desired as shown on the Land Use Diagram.

Future deo•elepment a!tmg Pa!mettfJ Ao•em.e
and at the Eureka Squaff site; a1i /a1,1,•er
Li1ul-a }/far Baulet-wrd tmd Ci'f!&pi Drit-•e
in 1,l7.?st Lilida }.tftff; at the Pacific }.t/anar
Shepping Center; and at Rockawa)' Beach
and Qj1arr}' are easilj· accessible ala1rg the
HigJnwt)' I carrider tmd transit 1'0Utes. Such
Major stretches of the Pacifica coastline along Sharp Park and Pacifica State Beaches are protected as open space, and accessible for recreational use (top). The General Plan facilitates mixed use development at specific locations along the coastline where an active environment is desired, including portions of Palmetto Avenue (middle). The Hillside Preservation District helps to ensure careful site planning on steep terrain (bottom).
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-33
dev•e-/epment sheuld he.fp te m-a,~e the ce-ast
fine mere -acceHibk te residents and t•isiters.

LU-1-11 ~ Coastal-Dependent Industry. Only
allow new coastal-dependent industry if
alternative locations outside the Coastal
Zone are infeasible or more environmentally damaging or because to do otherwise would adversely affect the public welfare,
and potential impacts to visual resources,
sensitive species and habitat, water quality are mitigated to the maximum extent feasible.

Future development of oil and gas facilities,
refineries or petrochemical facilities, or thermal electric generating plants will be permitted only according to the terms established in Sections 30262, 30263, and 30264 of the
Coastal Act, and Conditions of Approval that
will ensure consistency with all Coastal Act
policies.

LU-1-12 e} Aquaculture. If oceanfront land is
found to be suitable for coastal-dependent
aquaculture, give such use priority over
non-coastal-dependent uses.

LU-1-1 3 t} Public Service Priorities. Ensure that
existing and planned public works facilities
accommodate needs generated by development or uses permitted over the planning period.

In the event that existing or planned public works facilities can .accommodate only a limited amount of new development, services
to coastal dependent land use, essential public
services and basic industries vital to the economic health of the region, state, or nation, public recreation, commercial recreation, and
visitor-serving land uses shall not be precluded by other development.

Land Use Strategies to Protect Natural and
Scenic Resources
LU-1-14 ~ Hillside Preservation. Update the
Hillside Preservation District and the zon4-34 PACIFICA GHLRAL PLAN PUBLIC REVIEW DRAFT ing map to ensure that all steep and sensitive terrain is subject to these regulations.

The Hillside Preservation map (Figure 4-4)
should be used as a guide.

LU-1-15 ~ Transfer of Development Rights.

Amend the Transfer of Development
Rights (TOR) program to reflect the following changes:
• Use the City's TOR ordinance to relocate development rights from Coastal Vulnerability zones and other hazardous
areas (sending sites) to receiving sites
out-side of Coastal Vulnerability zones
or other hazardous areas. Identify areas
where densities and heights may be
increased using TOR credits, including
to facilitate affordable housing.
• Apply receiving status to appropriate sites
designated for mixed use development
in addition to the residential land use
categories.

The TDR Program provides a mechanism
to relocate potential development from areas
where environmental or land use impacts
could be severe to other areas more appropriate for development . .

Land Use Programs to Facilitate Housing
LU-1-1 6 Density Bonus. Continue to facilitate
housing affordable to moderate-, low- and
extremely-low-income households by providing a density bonus of up to 50 percent over the maximum allowed by zoning,_
consistent with State Density"Bonus Law.

Specific density bonus provisions in the zoning ordinance should be adjusted as needed to support housing types that are most needed
based on regional housing needs allocations or
local goals.

LU-1-17 Accessory Dwelling Units. Maintain the
Zoning Ordinance to ensure that regulations governing accessory dwelling units conform with current State requirements.

Accessory dwelling units are an important
component of the City's strategy to provide
housing far moderate- and low-income
households.

LU-1-18 Parking Requirements. Update commercial and mixed use parking requirements as appropriate based on best practices. Provide for shared parking between commercial and residential uses; carsharing availability for residential uses, reductions for transit- accessible locations,
and other strategies.

LU-1-19 Height Limit. Replace a single citywide
height limit with height limits that vary
by neighborhood, topography, or other relevant factors, based on community input.

These may allow greater heights for buildings in the Mixed Use Center and VisitorServing Commercial designations.

Policies for Specific Sites
LU-1-20 Northern Coastal Bluffs. Maintain
the Planned Development zoning district
for the private, developable land on the
northern coastal bluffs to allow for the
consideration of development standards
that consider the potential environmental
and scenic resources on the site.

Allowable density should be consistent with
the Open Space/Residential/Agriculture designation. Where coastal bluff scrub vegetation is present, further analysis will be required
prior to any development. Work with public
agencies and others to facilitate permanent
conservation of scenic resources in this area.

LU-1-21 ~ Bowl Site. Establish appropriate zoning for the "Bowl" site along the east side of Palmetto Avenue in Fairmont West for
Planned Development to ensure site planning that clusters development, avoiding potential flooding or geotechnical hazards
and protecting open space resources.

Allowable density should be consistent with
the Medium Density Residential designation.

Redevelopment or improvements of Pacific Manor Shopping Center (top) should enhance the area's visual appeal and integrate the district with its coastal setting. Redevelopment of the city-owned 2212 Beach Boulevard property (middle) should provide an anchor for Palmetto Avenue and enhance the beachfront experience. The Quarry site (bottom) could support hotels and other visitor-serving uses and complement the natural setting. Any development of the Quarry site must ensure that sensitive habitat is protected.
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PAOFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-35
LU-1-22 ~ Pacific Manor. Establish appropriate
zoning for the Pacific Manor shopping district to facilitate Retail Commercial improvements and Mixed Use redevelopment.

Redevelopment or improvements should
enhance the areas walkability and visual
appeal, and should include pedestrian realm
improvements that help to integrate the district with its coastal setting.

LU-1-23 ~ Esplanade. Establish appropriate zoning for privately-owned, undeveloped land on the west side of Esplanade Avenue to
ensure minimal development consistent
with the General Plan designation New
development shall preserve the view corridor to the ocean along Bill Drake Way and shall be sited and designed to ensure that
any proposed development could withstand erosion resulting from a 100-year seismic or storm event and in accordance
with LCLUP Policy CR-1-44 and preserve
the view corridor to the ocean along Bill
Drake Way.

LU-1-24 t} Northern Palmetto. Support the
transition to low-intensity visitor-serving
commercial uses over time along the west
side of Palmetto Avenue in northern West
Sharp Park, and require improvement of
the visual appearance of permitted older
industrial uses when improvements are
proposed to these uses.

Geotechnical studies are required.to deter~
mine the "net developable area. "New uses
are required to provide appropriate set-
'backs along the coastal bluffs to protect new
structures from loss during their design life,
and to provide public access to and along the
shoreline.

LU-1-25 t} Rockaway Quarry Site. Enable the
responsible development and environmental conservation of the Quarry Site. 4--36 PACIFICA GENERAL PLAN PUBLIC REV'EW DRAFT
Preparation of a specific plan for the Quarry
site could achieve the desired development
outcomes. Allowable development should
provide City revenues, substantial public
open space, and commercial uses and public
spaces attractive to both visitors and local
residents. Uses may include an inn or hotel·
shops and restaurants; performance or conference spaces; and public uses. Ordinance No. 391 provides that residential uses are
only authorized after a vote of the electorate. Development should be integrated with the Rockaway Beach district, to create an
expanded visitor-oriented area in a memorable natural setting.

Environmental protection is a priority at this
site and includes preserving upland areas as
open space, preserving the riparian corridor
along Calera Creek, and preserving critical
habitat. Any development of the Quarry site
will require detailed evaluation of potential
geotechnical hazards and biological resources
to ensure safe use of the site and that sensitive habitat and wetlands are protected; the likely footprint of development could be much
smaller than the area designated.

LU-1-26 t) Rockaway Beach. Facilitate continued improvements in the Rockaway Beach district and promote infill development
emphasizing active ground-floor and visitor-oriented uses and links to the Quarry site.

LU-1-27 t} Aramai Point. Facilitate very low--
intensity visitor-serving commercial use on
Aramai Point betwee11 Rockaway Beach
and Pacifica State Beach. Maintain the
Coastal Trail connecting the two beaches.

Any use on this site must recognize the
limited opportunity for vehicular access.

Potential uses should have a low development
impact and able to be readily relocated to
adapt to evolving coastal conditions, such as
rustic lodging, hikers' huts, or similar uses.

LU-1-28 Pedro Point Shopping Center. Facilitate improvements to the existing Shopping Center that result in an improved orientation to the coastal environment
and that result in more efficient use of the
property with regards to parking, while
enhancing its appeal for both neighborhood residents and visitors. Maintain beach access along Shoreside Drive.

LU-1-29 Undeveloped San Pedro Avenue Site.

Establish a Coastal Residential Mixed Use
zoning district to allow small-scale visitororiented commercial uses as a stand-alone project without any residential development, or small-scale visitor-oriented commercial uses with residential development at a density range of three to five units per
gross acre. Housing may be clustered, and
uses may be mixed vertically or horizontally. Residential uses may be constructed attached to or detached from commercial
uses, provided the overall site contains
both commercial and residential uses.

Development must include public coastal
access and must provide public open space.

A wetland survey conducted according to the
requirements of Coastal Commission regulation 13577 (Title 14, California Code of Regulations) is required to delineate potential
wetlands on the site as part of the development application and environmental review process. An assessment of potential geotechnical ha:zards must also be part of the development application and environmental review process, including assessment of the Ocean
Shore railroad berm under ha:zard and vulnerability scenarios consistent with policies in Chapters 7 and 8.

LU-1-30 ~ Pedro Point Upper Slopes. Maintain
zoning for the upper slopes of Pedro Point
to ensure that any new development is at a
density appropriate to the steep slopes.

LU-1-31 Upper Monterey Road. Extend the Hillside Preservation District zoning to steep sites along upper Monterey Road and limit
new development to a density that is consistent with the Open Space/Agriculture/ Residential designation.

LU-1-32 Milagra Canyon. Ensure that land along
Milagra Canyon south of Manor Drive
occurs at a density consistent with the
Open Space/Agriculture/Residential designation as shown in the Land Use Diagram, is clustered to minimize
environ- mental impacts, and resulting
open space is permanently preserved.

LU-1-33 Eureka Square. Facilitate high-quality
redevelopment for the Eureka Square
Shopping Center using policies in the
Sharp Park Specific Plan.

The site's position along Highway 1, beneath
a ridge and backed by multi-family housing
make it well-suited for higher-intensity development, which would also reinforce the area as Pacifica 's center. A small pla:za should be
included as part of redevelopment.

LU-1-34 Gypsy Hill. Require sensitive site planning
in accordance with the Hillside Preservation District for up-per portions of Gypsy Hill.

Clustered development can preserve open
space and maintain the area's function as a
wildlife movement corridor.

LU-1-35 East Fairway Park Hillside. Ensure consistency with the Open Space/Agriculture/ Residential designation as shown in the
Land Use Diagram on the slope above
Fairway Park to ensure that any new developme·nt occurs at a very low density and meets standards of the Hillside Preservation District.

LU-1-36 Cattle Hill and Fassler Ridge. Ensure consistency with the Open Space/Agriculture/ Residential land use designation on Cattle
Hill and Fassler Ridge, as shown on the
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The General Plan allows higher-intensity mixed use redevelopment, as in the example at top, and redevelopment along lower Crespi Drive should provide a walkable commercial area appealing to both locals and visitors (bottom).

General Plan Land Use Daiagram, to
ensure that new development is
appropriate to the physical conditions and
high scenic value of the ridge.
· Certain locations are designated for Low
Density Residential development; site planning in these areas should be subject to the Hillside Preservation District to provide
clustered development. The Royce water tank
site will retain a Utilities designation. Trail
easements should be negotiated with land
owners based on the Parks and Open Space
map (Figure 6-1).

LU-1-37 Lower Cattle Hill. Any project proposed
on Lower Cattle Hill should perform
detailed transportation impact studies and
implement measures to minimize impacts
to vehicular traffic flow on Highway 1, and
4-38 PACIFICA GENERAL i-'LAN PUBLIC REVIEW DRAFT
to ensure maximum alternatives to singleoccupant vehicle trips, including but not limited to establishing on-site transit services and providing a pedestrian overcrossing to the west side of Highway 1.

LU-1-38 Lower Crespi Drive. Establish zoning
provisions to facilitate compact, mixed-use
redevelopment of older commercial and
residential properties along lower Crespi
Drive, consistent with the Mixed Use Center and Mixed Use Neighborhood designations as shown in the Land Use Diagram.

Redevelopment adjacent to the Community
Center, Skate Park, and Pacifica State Beach
should provide a· core for the southern portion of the City, a greater diversity of housing types, and a walkable commercial area appealing to both locals and visitors.

LU-1-39 Crespi Business Center. Protect existing
land uses at the Crespi Business Center to
support local employment and small business opportunities for residents. Ensure zoning allows the continuation of lightindustrial and research and development uses that would not generate significant
noise and odors, or use significant quantities of hazardous materials, that may be incompatible with mixed-use residential
development on the site or nearby sites.

LU-1-40 Linda Mar Shopping Center and Parkand-Ride. Allow redevelopment of the Linda Mar Shopping Center with additional commercial development along the Linda Mar Boulevard frontage. Re,;,;one the
north side of Linda Mar Boule~·ard to
f facil- itate mixed-use development~
shown in the Land Use Diagram, while
also accommodating the existing park-andride use, and improving the pedestriantransit interface. Explore shared parking facility use between the Linda Mar
Shopping Center and Park-and-Ride, as
well as beach parking. Exceed minimum
electric vehicle (EV) charging requirements
consistent with available funding.

LU-1-41 Linda Mar and Park Pacifica Hillsides.

Ensure Linda Mar and Park Pacifica hillsides
are developed consistent with the Open
Space/ Agricultural/Residential land use
designation as shown in the Land Use
Diagram and are subject to the Hill- side
Preservation District.

LU-1-42 Park Mall Area. Facilitate mixed-use redevelopment at the Park Mall and Sanchez Library sites and adjacent vacant land~
shown in the Land Use Diagram, with retail
uses concentrated along Oddstad and Terra
Nova Boulevards.

Upper story housing over retail may be provided, along with attached, multi-family housing, and senior housing. Redevelopment
should include a small public open space and
public viewing areas at San Pedro Creek.

LU-1-43 Former Park Pacifica Stables. Ensure
development of the former Park Pacifica
Stables is consistent with the Open Space/
Agriculture/Residential land use designation as shown in the Land Use Diagram, to provide opportunities related to Pacifica's
natural setting, including continuing
equestrian use, or open space and minimal
residential development.

LU-1-44 Shamrock Ranch. Coordinate with San
Mateo County to ensure that any new
development at Shamrock Ranch is clustered
to preserve open space.

Shamrock Ranch is the largest parcel in the
sphere of influence outside of City limits. Any
subdivision of greater than ten lots or development of more than ten housing units or 40,000 square feet of non-residential space should
occur through a master planning process and
may involve annexation into the city. Such
subdivision and/or development may result in
a new neighborhood, employment area and/
or open spaces {or Pacifica, and will require an
amendment to the General Plan.

LU-I-A FAR Minimums. As part of the Zoning
Ordinance. establish appropriate min imum FARs
in commercial and mixed-use zoning districts.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 4-39
The Circulation Element provides a framework to guide management and improvements to Pacifica 's transportation-related infrastructure over the next 20 years. A safe and efficient transportation network is an important contributor to a community's quality of life and economic vitality. The circulation system enables access to · the City's neighborhoods, employment and educational opportunities, public services, commercial and recreational areas, and regional destinations. It provides far travel by automobile, transit, walking, and cycling.

5.1 CIRCULATION F MEWORK
Transportation and Land Use
State law recognizes the close relationship between
transportation and land use and requires that policies for the two topics are related and mutually beneficial. By integrating transportation policies with land use, the General Plan ensures that there will be
sufficient roadway capacity to accommodate traffic
generated by future planned development. Additionally, by integrating transportation and land use planning so that a greater percentage of short trips can be accomplished by walking, cycling, or transit, the
City can reduce the air quality impacts and greenhouse gas emissions associated with automobile use.

Complete Streets
Pacifica's Circulation Element also responds directly
to the State requirement of planning for "Complete
Streets." In response to the California Complete
Streets Act, all cities and counties are required to
plan for the development of multimodal transportation networks in their general plans. According to the Act, jurisdictions must "plan for a balanced, multimodal transportation network that meets the needs of all users of streets, roads, and highways for safe
and convenient travel in a manner that is suitable to
the rural, suburban, or urban context of the general
plan." 1 The "users of streets, roads, and highways"
refers to bicyclists, pedestrians, children, motorists, persons with disabilities, the elderly, users of public transportation, and commercial goods movers.

Sustainable Communities
The transportation planning and policy set forth in
the Circulation Element is also an important component of Pacifica's responsibility toward meeting the requirements of the Sustainable Communities and
Climate Protection Act of 2008. This Act requires
that metropolitan planning organizations in California prepare a Sustainable Communities Strategy (SCS) for meeting their greenhouse gas reduc1 California Government Code Section 65302(b)(2). 5-2 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
tion targets, through coordinating planning for land
use, transportation, and housing. While the SCS is
a regional plan, thoughtful land use and transportation planning in Pacifica is one part of a larger effort.

The Metropolitan Transportation Commission
(MTC), Association of Bay Area Governments
(ABAG), Bay Area Air Quality Management District
(BAAQMD), and Bay Conservation and Development Commission (BCDC) adopted the "Plan Bay Area in 2013," which serves as the SCS for the region.

An update, Plan Bay Area 2040, was adopted in 2017
and forecasts transportation needs through the year
2040. Plan Bay Area 2050 will focus on four key
issues-the economy, the environment, housing and
transportation-and will identify a path to make the
Bay Area more equitable for all residents and more
resilient in the face of unexpected challenges. MTC
and ABAG adopted Plan Bay Area 2050 in October
2021.

Bicycle and Pedestrian Master Plan
The City of Pacifica Bicycle and Pedestrian Master
Plan Update 2020 establishes a long-term vision for
improving walking and bicycling in Pacifica through
policy, program, and project recommendations. The
four criteria used to prioritize bicycle projects and
pedestrian improvements include enhancements to
safety; connectivity; accessibility; and feasibility.

This Circulation Element includes policies that are
consistent with the goals of the Bicycle and Pedestrian Master Plan and that support its implementation.

This chapter sets forth a circulation plan that
strengthens Pacifica' s transportation network, provides more choice of travel modes, identifies needed improvements, and works in tandem with-land use
changes.

5.2 EXISTING TRAVEL PATTERNS
Existing travel patterns are analyzed in terms of trip
type, travel mode, and geography using information
from the City/County Association of Governments
of San Mateo County (C/CAG) travel demand
model. In Table 5-1, "home-based work trips" are distinguished from other trips such as recreation-, shopping-, and school-related trips, and trip types are shown by the geography of residential location and
work or other attraction location.

Home-based work trips from Pacifica (Pacifica residents) to San Francisco or to other parts of San Mateo County account for 79 percent of the trips .
in this category, with only 10 percent of such trips
staying in Pacifica. In other words, the great majority of Pacifica's resident workforce commutes out of the City. Alternatively, 28 percent of commuter trips
to jobs in Pacifica originate in Pacifica, representing the second largest source with the first being the remainder of San Mateo County with 39 percent.

The majority of home-based work trips to and from
Pacifica are non-local however.

Table 5-1: DAILY TRAVEL PATTERNS
Destination Home-based Work Trips
Trips from Pacifica
Within Pacifica 10%
San Mateo County (not Pacifica) 38%
San Francisco 41%
Other Bay Area Counties 11%
TOTAL 100%
Trips to Pacifica
Within Pacifica 28%
San Mateo County (not Pacifica) 39%
San Francisco · 23%
Other Bay Area Counties 9%
TOTAL 100%
Source: OKS Associates, 2021.

On the other hand, 52 percent of all "other" trips
that begin in Pacifica have local destinations and 64
percent of "other" trips with Pacifica destinations
also begin there. This indicates that well over half
of recreation-, shopping- and school-related trips are
local. Altogether, about half (41 percent of trips from Pacifica, 59 percent of trips to Pacifica) of all trips are made entirely within the City.

Table 5-2 details the share of trips to and from Pacifica made by transit. Three percent of trips made by Pacifica residents are made by public transit. For
trips from Pacifica, more people drive to Caltrain
and BART. Trips to San Francisco employment and
other attractions are the most likely to be made by
transit. Transit accounts for only a small fraction
(0.12 percent) of trips within Pacifica. Trips made
by residents of locations outside Pacifica to Pacifica
employment and other attractions are much less
likely to be made by transit.

Percent of Trips by Trip Type
all Other Trips Total Trips
52% 41%
35% 35%
11% 19%
2% 5%
100% 100%
64% 59%
27% 29%
6% 9%
3% 4%
100% 100%
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PACIFICA GENERAL PLAN PUBLIC ~EVIEW DRAFT 5-3
Table 5-2: TRANSIT MODE SHARE OF ALL TRIPS
Drive-access to
Transit1 Walk-access to Transit Total access Trips to Transit Trips from Pacifica
Within Pacifica 0.00% 0.12% 0.12%
San Mateo County (not Pacifica) 0.17% 0.61% 0.78%
San Francisco 10.47% 3.97% 14.45%
Other Bay Area Counties 0.94% 0.62% 1.56%
TOTAL 2.12% 1.05% 3.17%
Trips to Pacifica
Within Pacifica 0.00% 0.12% 0.12%
San Mateo County (not Pacifica) 0.05% 0.44% 0.48%
San Francisco 0.01% 1.36% 1.37%
Other Bay Area Counties 0.18% 0.69% 0.88%
TOTAL 0.02% 0.34% 0.36%
1 Includes Park-and-Ride trips and "Kiss and Ride " (drop off) trips to bus and BART or Ca/trans stations; 2) Transit stop is reached by walking Source: OKS Associates, 2021.
5-4 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

5.3 ROADWAY NETWORK AND

PLANNED IMPROVEMENTS
Three major routes connect Pacifica to the rest of the
region. State Route (SR) 1 (Coast Highway) traverses
the City from north to south, connecting Pacifica to
Daly City and San Francisco to the north, and to
Half Moon Bay and the San Mateo County coastline to the south, and providing continuous access to the Pacifica coast. SR 35 (Skyline Boulevard) generally runs along the eastern edge of Pacifica, and is a major north-south route connecting to Santa Clara
County and San Francisco. Sharp Park Road follows a southwest-northeast route through the center of Pacifica, connecting SR 1 with SR 35. It continues
east of SR 35 in South San Francisco as Westborough
Boulevard. Each of these major roadways intersects
with I-280, an eight-lane major regional freeway on
the Peninsula located between one-half and two
miles from the Planning Area.

Roadway Classification
Pacifica's roadway network is comprised of freeways,
highways, arterials, collector streets and local streets.

Each classification reflects the character of the roadway as well as its function within the context of the circulation system. Figure 5-1 illustrates the roadway
network with street classifications.

Freeways and Multi-Lane Highways
Freeways typically have speed limits of 55 and 65
miles per hour (mph) and four to eight lanes, with
physical medians and uninterrupted flow. Multilane
highways generally have posted speed limits between
40 and 55 mph2• Unlike freeways, multilane highways ·are interrupted by intersections or driveways.

These roadway types serve high volumes of high
speed regional vehicle traffic, including automobiles
and trucks. Bicycles and pedestrians are prohibited.

In Pacifica, SR 1 north of Linda Mar Boulevard and
SR 35 both have segments that are freeways and segments that are multilane highways. 2 City/County Association of Governments (C/CAG), 2007
Congestion Management Program, Appendix A.

Sam Trans provides a Park & Ride lot on Linda Mar Boulevard.

Only about 1.5 percent of trips beginning or ending in Pacifica are made using public transportation (top). SR 7 is a two-lane highway south of Linda Mar Boulevard, a four-lane highway between Linda Mar and Sharp Park, and a four-lane divided freeway north of Sharp Park (middle). Arterials such as Terra Nova Boulevard serve relatively high volumes of vehicles,· but are also important links for bicycle and pedestrian movement (bottom).
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 5-5
Two-Lane Highways
The 2019 C/CAG Congestion Management Program
defines a two-lane highway as a two-lane roadway
with one lane for use by traffic in each direction. In
Pacifica, SR 1 is considered a two-lane highway south
of Linda Mar Boulevard.

Arterials
In Pacifica, arterials are classified as roadways that
are wider, accommodate higher volumes of traffic,
or may provide access to the state highway system.

Arterials generally provide important connections
between different areas of Pacifica. They have frequent intersections and points of access, and may pass through pedestrian-intensive commercial areas.

These roadways serve relatively high volumes of
vehicles, but are also important links for bicycle and
pedestrian movement. Most arterials in Pacifica have
existing or planned bike lanes. In most cases, arterials are also the location. of bus service in Pacifica.

Along certain arterials, notably Palmetto Avenue,
Esplanade Avenue, and sections of Oceana Boulevard, Paloma Avenue and Manor Drive, the pedestrian environment should be prioritized.

Table 5-3: MODE PRIORITIES BY ROADWAY TYPE
Facility
Freeways and Multilane Highways
Two-lane Highways
Arterials
Collectors
Local
= Dominant
□ = Accommodated
0 = Incidental
X = Prohibited
Transit bicycles
□ X
□ □
□ □
0 □
0 □
1 Transit has priority over bicycles on Arterials, where conflicts exist. 5-6 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Collectors
In Pacifica, collectors have slower permitted speeds
than arterials, serve short, local trips, and accommodate travel between residential neighborhoods and arterials. Collectors are generally larger streets in residential areas but have smaller widths than arterials. Collectors have moderate volumes of vehicular traffic, and accommodate equally automobiles, bicycles, and pedestrians within the right-of-way. Transit use, if any, is incidental, and pedestrians are provided with continuous sidewalks on both sides of the street, to the greatest extent feasible. On-street parking is allowed and encouraged.

Mode Priorities
Table 5-3 shows generally how vehicle modes of travel
are accommodated on each type of roadway with the
City. This table provides a guide for how future roadway improvements should help to produce a complete streets network in Pacifica, with different roadways balancing needs differently to create a system that functions optimally for all users.

Pedestrians
X
0 □
□
□
Trucks
0 0
X
automobiles
□
□
□
Manor Drive Overcrossing
(planned improvement)
Pacific
0 c ea n
69 0 1/4 1/2
Sl1arp P<1rk
2 MILES
s"" P.:,lr<> 1',d/,:y Cuunt y f> 1uk
Figure 5-1: Roadway Network
and Planned Improvements
--- Freeway
==- Multi-Lane Highway
=== Two-Lane Highway
Arterial
Collector
Local Street
Unimproved Right-of-Way
Planned Improvement
Potential Future Street
City Limits
Planning Area
Source: City of Pacifica, 2020; DKS, 20019;
San Mateo County, 2020; Dyett & Bhatia, 2020.

Figure 5-2: Palmetto Avenue Streetscape
Improvements
Potential location
for bike-racks, street
furniture and signange
------------ ....,.._ ___ ,.,
Potential 1---..-~·l'l'I
tree well
The Sharp Park Specific Plan includes recommendations for trees, landscaping, and furnishings along Palmetto to further enhance the street.
5-8 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
s
Streetscape Improvements in
Pedestrian Priority Areas
Pedestrian Priority Areas (PPAs) are areas within
proximity to one or more schools, trailheads, and a
crossing of Highway 1 that have potential to generate substantial volumes of pedestrians. While pedestrian improvements are not limited to within these areas, areas with highest needs include the Manor,
Sharp Park, Vallemar/Fairway Park, and Linda Mar
PP As. The Bicycle and Pedestrian Master Plan provides specific recommendations for each PPA, but pedestrian infrastructure improvements fall into six
general categories, including pavement markings;
pedestrian-actuated beacons; street furniture; sidewalks, trails, and medians; intersection and street design; and studies.

The City of Pacifica has made public realm improvements in Rockaway Beach and completed the first phase of street scape improvements for Palmetto
Avenue from Clarendon Road north to Paloma Avenue in 2017. Improvements included additions of new bikeways with green pavement markings, landscaping and bulbouts, lighting, and undergrounding utilities. The Sharp Park Specific Plan includes several policies to further enhance the comfort, atmosphere, and navigability of the streetscape for pedestrians and bicyclists within the Sharp Park neighborhood, such as those shown in Figure 5-2. During the planning period, additional attention will be paid
to streetscape improvements in the City's mixed use
centers and other visitor-oriented commercial areas.

Roadway Improvements and
Complete· Streets
Roadway improvements will follow design standards for each roadway classification that take into account a facility's relation to the larger circulation system; appropriate travel speeds; surrounding land
uses; conditions for managing local access; safety;
and mode priority, as described in this chapter. These
standards will be based on "Complete Streets" concepts, and State and federal requirements for "routine accommodation" of cyclists and pedestrians.

Figure 5-3: Illustrative Roadway Retrofits
Existing Conditions Linda Mar Boulevard,
Residential Area
Side- P~rk- 1 Travel I Travel I Travel I Travel I Park- Side- walk mg mg walk -E-----------¾ ~ ~ ~ +-------------+ f-------------- E-----------J> ~ 7' 7' 10.5' 10.5' 10.5' 10.5' 7' 7'
56'
1+----------------------------s, ·
70' Right-of-Way
Proposed (Illustrative)
Side- Park- Bike walk ing
<----> <----> ......... 7' 7 4'
One-foot
painted
buffer
Two-Way
Travel Left Turn
Lane
<---> II' 10'
56'
Travel
II'
70' Right-of-Way
bM mg
><---->
4' 7
Note: Roadway retrofits will require additional analysis.

Sidewalk
I<----------->
T
Existing Conditions Crespi Drive, Mixed Use Area
I), ~ ~ @ R ((1
Side- ::I Two-W>:f I Parking Side- Travel Left Turn Travel walk Lane walk +---+ <-->
T 10' IT 12' IT 10' T
66'
80' Right-of-Way
Proposed (Illustrative)
I II I Sidewalk Parking Bike Travel LMedian/ e~~~m I Travel ·11 Bike I Parking Sidewalk ~ -1-> E-------i- 4-) f-------i, ~ ,(-), +------) <~
10· 8' s· 1r 10· 1r s· 0· 10·
60'
80' Right-of-Way
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PACIF CA GEl\i-~AL PLAN PUBLIC REVIEW DRAFT 5-9
They will be flexible enough to adopt the latest and
best ideas, and allowing for adjustment to existing
right-of-way and special circumstances.

Many roadways in Pacifica offer opportunities for
redesign of the existing right-of-way to balance the
needs of all users and create a safer and more attractive public realm. Roadway improvements that do not require adjustments to curbs may involve the
narrowing of travel lanes to a more compact 10 or
11 feet to accommodate bicycle lanes, or the conversion of four-lane streets to three lanes, with one travel lane in each direction and a continuous center
left-turn lane. Figure 5-3 illustrates two examples of
how arterial and collector roadways may be retrofitted to function as a complete street. The first example, a segment of Linda Mar Boulevard in a residential neighborhood context, requires only re-striping.

The second example, a segment of Crespi Drive in
a mixed-use center context, includes extending the
sidewalk and building a median. Specific roadway
retrofits will require additional future analysis.

Level of Service Standards
Level of Service (LOS) is a measure of the degree
of vehicle congestion that occurs during peak travel
periods and is the traditional measure of roadway
and intersection performance. Level of Service can
range from "A" representing free-flow conditions, to
"F" representing extremely long delays. LOS B and
C signify stable conditions with acceptable delays.

LOS D is typically considered acceptable for a peak
hour in urban areas. LOS E is approaching capacity
and LOS F represents conditions at or above capacity.

The City/County Association of Governments (C/
CAG) has LOS standards for highways (see Table
5-4).

In Pacifica, the most critical congestion occurs on
SR 1 and SR 35, where certain intersections and road~
way segments currently operate at LOS E or F during peak periods. (See Table 5-6) As established in this General Plan 2040, the City's policy is to limit
further deterioration of traffic conditions by evaluating the significance of impacts of new development on highway congestion and requiring improvements
to maintain, if possible, LOS D for City streets and
the LOS standards set by the City/County Association of Governments (C/CAG) for roadway segments included in the San Mateo County Congestion
Management Program (CMP).

Table 5-4: C/CAG LEVEL OF SERVICE DESCRIPTIONS
105
A
B
C
D
E
F
Freeways and Multilane Highways
Highest quality of service with free-flow conditions and a high level of maneuverability .
. Free-flow conditions, but presence of other vehicles ls noticeable. Minor disruptions easily absorbed.

Stable operations, but minor disruptions cause significant local congestion.

Borders on unstable traffic flow with ability to maneuver severely restricted due to congestion.

Unstable operations with conditions at or near capacity.

Disruptions cannot be dissipated and cause bottlenecks to form.

Forced or breakdown flow with bottlenecks forming at
locations where demand exceeds capacity. Speeds may drop to zero.

Source: C/CAG, San Mateo County Congestion Management Program, 2019. 5-10 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Two-lane Highways
Free-flow conditions with a high level of maneuverability.

Passing is easy to accomplish.

Stable operations with passing demand approaching
passing capacity.

Stable operations, but with noticeable increases in passing · difficulty.

Approaching unstable traffic flow. Passing demand is high while passing capacity approaches zero.

Unstable operations. Passing is virtually impossible and pl'atooning becomes intense.

Heavily congested traffic flow with traffic demand
exceeding capacity. Speeds may drop to zero.

Multi-Modal Level of Service
To apply the Complete Streets framework, this Circulation Element identifies qualitative indicators that may be used to prioritize improvements and evaluate
projects, for all users, including transit riders, pedestrians, and cyclists, based on the National Cooperative Highway Research Prograrn.3 An LOS grade is established for each mode, based on the user's perceptions of the quality of service provided by the street. These grades correspond to numerical scores,
which are calculated using a variety of inputs that
cover the facility design, facility controls, and volumes by mode. The thresholds for each grade are shown in Table 5-5 and described below.

The Bicycle LOS is a weighted combination of the
bicyclists' experience at intersections and on street
segments in between the intersections. The numerical score is dependent on:
• Presence of co~ventional (striped) bike lanes,
buffered bike lanes, cycle tracks, or wide outside
travel lanes;
3 National Cooperative Highway Research Program. "Multimodal Level of Service Analysis for Urban Streets" Report 616. Washington, DC: 2008
• Pavement condition; and
• Vehicle speeds and volumes.

Pedestrian LOS is based on: pedestrian density and
a weighted combination of factors related to pedestrians' experience on the street segment and at intersections as well as roadway crossing difficulty. The numerical score is dependent on:
• Width of the buffer;
• Presence of parking lane and/or bike lane;
• Number of street trees;
• Parking occupancy; and
• T raffle volumes.

For transit LOS, the numerical score is dependent
on:
• Average scheduled headway and on-time performance;
• Bus speed and perceived travel time;
• Bus stop amenities; and
• Pedestrian LOS (e.g. pedestrian volumes, intersection controls).

Table 5-5: DEFINITION OF MULTI-MODAL LEVEL OF SERVICE INDICATORS 10S Transit bicycle Pedestrian
(Good walk access to bus stops, (Few driveway and cross street (Low traffic volumes, wide buffer A frequent service, good bus stop conflicts, good pavement condition, separating sidewa I k from traffic, amenities.) ample width of outside lane, including numerous street trees, and high parking parking and bike lanes.) occupancy.)
B
n n n C
D
E
(Poor walk access to bus stops, (Poor pavement condition, narrow (High traffic volumes, limited buffer F infrequent service, poor schedule width of outside lane, frequent separating sidewalk from traffic, few adherence, no bus stop amenities.) driveways and cross streets.) street trees, low parking occupancy.) Source: Dowling Associates, 2010.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 5-11
Planned Improvements
The City currently has one roadway improvement
project in the planning stage within the Planning
Area. This improvement is related to the Manor
Drive Overcrossing project, described below and
shown in Figure 5-1. Other improvements to the
roadway network are expected to be needed during
the planning period to achieve a balance between
existing and future land use and traffic carrying
capacity. Major street improvements planned or programmed for Pacifica are described below.

Manor Drive Overcrossing
The Manor Drive overcrossing is planned to be widened and coordinated signal control is recommended to be added at the intersections of Manor Drive with
Oceana Boulevard and Palmetto Avenue. This project includes consideration of a new on-ramp to SR 1 from Oceana at Milagra Drive.

Potential Additional Improvements to
Accommodate Buildout
Additional improvements are justified based on the
analysis of existing and projected future traffic conditions with projected growth during the planning period, compared to the City's level of service standards. These potential additional improvements should be considered in coordination with Caltrans
and the County of San Mateo.
• SR 35: By 2040, SR 35 would operate at LOS F
during PM peak hour between Hickey Boulevard
and Timber__Hltill Gettff-Street in the absence of
improvements. While most of this traffic is not
related
to the expected employment and residential
growth in Pacifica, an additional lane of travel in
the northbound and southbound directions will
improve the roadway segment LOS to an acceptable level B or bett~r. Widening would need to occur on the east side of the roadway only to
allow for planned development.
5-12 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Proposed improvements would upgrade SR 1 between Reina de/ Mar and Fassler Avenue. to alleviate a major traffic bottleneck (top). The Devil's Slide tunnel project has moved SR 1 out of the path of frequent landslides (middle). Some Pacifica neighborhoods contain streets that were not built to current standards or have deteriorated and need improvements (bottom).
• Intersection of Hickey Boulevard and SR 35: Signal timing optimization is required, specifically for the 2040 PM peak hour volumes, to ensure
chat the intersection operates at an acceptable
LOS of D during both AM and PM peak hours.
• Intersection of Paloma Avenue and Oceana
Boulevard: This intersection currently operates
at LOS F during the AM peak hour and meets a
peak hour signal warrant. (See Table 5.9). Signalization of this intersection would improve the operation to LOS D during the AM peak hour
and would maintain LOS C during the PM peak
hour, consistent across existing and build scenarios, with slightly increased delay for the build PM scenario. Further analysis should be conducted
to determine if signalization is appropriate and
improves bicycle and pedestrian safety in concert
with improved vehicular traffic movement.
• Intersection of SR 1 and Reina del Mar: The
limited right of way and high volumes at the
intersection result in no easy improvements to
reduce delay to acceptable levels. Reducing green
time for underutilized approaches is feasible and
reduces delay to acceptable levels if the pedestrian
phase is removed with installation of a pedestrian
overcrossing allowing for safe grade-separated
crossing of pedestrians across SR 1. This improvement will result in operations maintaining LOS E during both AM and PM periods for the build
scenario, respectively.
• Intersection of SR 1 and Fassler Avenue: By
2040, the intersection of SR 1 and Fassler Avenue
will operate at LOSE during the PM peak hour.

Signal timing optimization will improve operations to LOS D.

Traffic Conditions
Intersection Operating Conditions
Of the 13 study intersections, five are located along
roadway segments included in C/CAG's Congestion Management Program (CMP) for San Mateo County. Four of these are located along Highway
1 (SR 1) and one is located along Skyline Boulevard
(SR 35). As shown in Table 5-6, one of the five CMP
intersections along SR 1 currently operates at an
unacceptable LOS during the AM peak hour (Reina
Del Mar and SR 1), and none of the five intersections
operate at an unacceptable LOS during the PM peak
hour. Also, except for the intersection of Paloma
Avenue and Oceana Boulevard during the AM peak
hour, none of the seven non-CMP intersections currently operate at an unacceptable LOS (defined as LOSE or F by this General Plan) in the AM and/or
PM peak hours.

With buildout of the General Plan, two of the five
CMP intersections would operate at unacceptable
LOS during the study peak hours. As proposed in
the Plan, replacing the existing pedestrian crosswalk
with a pedestrian overcrossing at the intersection of
SR 1 and Reina del Mar Avenue would help with the
excessive delay, however, it still remains at LOS E.

Also, optimizing the signal timing at the intersection of SR 1 and Fassler Avenue would reduce delay and improve intersection operations during PM peak
hour but the intersection would continue to operate
at LOS D.

Regarding the non-CMP intersections, two intersections (i.e., intersection of Manor Drive and Palmetto Avenue and intersection of Manor Drive and Oceana
Boulevard) would mostly operate at unacceptable
LOS during peak hours.
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PACIFICA GENERAL PLAN PUBLIC RfVIEW DRAFT 5-13
Table 5-6: PEAK-HOUR INTERSECTION OPERATIONS SUMMARY - EXISTING AND

PLAN BUILDOUT CONDITIONS
Existing Plan Buildout (2040)
Intersection Control~ Peak Hour Delay1 LOS Delay1 LOS 2 2 CMP Intersections
Hickey Boulevard/ SR 35 Signalized AM 41.7 D 50.8 D
PM 39.1 D 50.8 D
10 Reina del Mar Avenue/ SR P Signalized AM 61 .0 E 69.6 E PM 35.5 D 58.2 E
11 Fassler Avenue/ SR P Signalized AM 35.5 D 38.8 D
PM 47.8 D 37.0 D
12 Crespi Drive/ SR 1 Signalized AM 12.2 B 14.7 B
PM 7.1 A 9.7 A
13 Linda Mar Boulevard/ SR 1 Signalized AM 17.3 B 28.0 C PM 27.2 C 43.6 D
Non-CMP Intersections
2 Manor Drive/ Oceana Boulevard AWSC AM 18.0 C 63.1 E
Signalized
Build
PM 23.2 C 44.3 D
3 Manor Drive/ Palmetto Avenue• AWSC AM 32.1 D 96.9 F
Signalized
Build
PM 23.0 D 71 .7 E
4 Ma Re, Q,i 1,ePaloma Ave / Oceana AWSC AM 66.6 F 48.4 D Boulevard' Signalized
Build
PM 15.4 C 23.5 C
5 Paloma Avenue/ Francisco Boulevard AWSC AM 11 .2 B 17.5 C PM 9.8 A 13.2 B
6 Paloma Avenue/ Palmetto Avenue AWSC AM 12.4 B 20.8 C
PM 12.3 B 28.7 D
7 Clarendon Road/ Oceana Boulevard AWSC AM 12.4 B 17.1 C PM 12.3 B 15.1 C
8 Clarendon Road/ Francisco Boulevard AWSC AM 9.8 A 11.9 B PM 10.2 B 11.6 B
9 Francisco Boulevard/ SR 1 AWSC AM 5.0 A 5.0 A
PM 5.0 A 5.0 A
1 Delay is in seconds per vehicle. For signalized intersections, delay is based on average stopped delay. For unsignalized intersections, delay is based at the worst approach for two-way stop controlled intersection.

Z...LOS = Level of Service
l_AWSC = All-way stop control
Source: DKS Associates, 2021.
5-14 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Roadway Segment Operating Conditions
As shown in Table 5-7, 10 of the 16 CMP roadway
segments studied currently operate at or above the
threshold of LOS E. Three northbound segments
of SR 1 currently operate at LOS F in the AM peak
hour, and three southbound segments operate at
LOS F during the PM peak hour. Bottlenecks exist
at areas along SR 1 as a result of an increase in traffic control devices and at-grade intersections between Westport Drive and Linda Mar Boulevard.

At Plan buildout, six CMP segments would operate at LOS F during the AM and PM peak hours if no improvements were made. The CMP requires
the City to take steps to ensure development projects reduce their impacts on the CMP transportation network, such as through implementation of transportation demand management (TOM) measures identified in the CMP. None of the local roadway
segments would operate at LOS E or F during the
AM or PM peak hours at Plan buildout.

Traffic Signal Warrant Analysis
Eight unsignalized intersections were investigated to
determine whether traffic signals were warranted (see
Table 5-8). At Plan buildout (2040), the intersection
of Manor Drive and Oceana Boulevard, West Manor
Drive and Palmetto Avenue, and Paloma Avenue and
Oceana Boulevard would meet the signal warrant criteria for the AM and PM peak hours. The West Manor Drive and Palmetto Avenue intersection would meet
the signal warrant analysis for the PM peak hour, but
not for the AM peak hour because the 2040 C/CAG
model indicates that traffic volumes for this intersection will decrease between the existing study year and 2040.

The intersections of Manor Drive and Oceana Boulevard, and West Manor Drive and Palmetto Avenue, and Paloma Avenue and Oceana Boulevard may need
to be modified in terms of traffic control ( traffic signalization), efficiency (widening of the overcrossing to provide shoulders and flaring curb returns without
changing the existing number of lanes), and Highway 1
access (adding the Milagra Drive on-ramp). The City's
planned improvements to the-two intersections as well
as the overcrossing and Milagra Drive on-ramp as part
of the Manor Drive overcrossing project will allow traffic to flow through the area in a much better manner, by remaining on the intended streets and reducing the
diversion to side streets and neighborhoods.

Table 5-7: PEAK HOUR ROADWAY SEGMENT OPERATIONS SUMMARY- EXISTING AND PLAN

BUILDOUT CONDITIONS
Existing Plan Buildout
(2040)
Roadway Class Location Measure of Peak MOE1 LOS2 MOE1 LOS2 Segment Effectiveness (MOE) Hour
State Routes
SR 35 Type I From South of SR 1 to Hickey Blvd V/C Ratio AM 0.60 A 0.64 B PM .012 C 0.85 D
SR 35 Type I From Hickey Blvd to South of SR 1 V/C Ratio AM .071 B 0.75 C PM .58 A 0.68 B
SR 35 Type I From Hickey Blvd to Timberhill Ct V/C Ratio AM 0.90 D 0.53 A PM 0.90 D 0.67 B
SR 35 Type I From Timberhill Ct to Hickey Blvd V/C Ratio AM 0.87 D 0.51 A PM 0.88 D 0.64 B
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PACIFICA GENERAL PLAN PUBL,C REVIEW DRAFT 5-15
Table 5-7: PEAK HOUR ROADWAY SEGMENT OPERATIONS SUMMARY- EXISTING AND PLAN

BUILDOUT CONDITIONS
Existing Plan Buildout
(2040)
Roadway Class Location Measure of Peak MOE1 LOS2 MOE1 LOS2 Segment Effectiveness (MOE) Hour
SR 1 2-Lane Between San Pedro Ave and VIC Ratio AM 0.27 C 1.03 F Highway Linda Mar Blvd PM 0.20 B 1.05 F
SR 1 4-Lane From Linda Mar Blvd to Crespi Dr V/C Ratio AM 0.61 C 0.67 C Highway PM 0.43 B 0.58 C
SR 1 4-Lane From Crespi Dr to Linda Mar Blvd VIC Ratio AM 0.30 B 0.43 B Highway PM 0.69 C 0.79 D
SR 1 4-Lane From Crespi Dr to Sea Bowl Ln VIC Ratio AM 0.76 D 0.90 E Highway PM 0.68 C 0.68 C
SR 1 4-Lane From Sea Bowl Ln to Fassler Avel V/C Ratio AM 0.78 D 0.90 E Highway PM 0.52 C 0.68 C
SR 1 4-Lane From Fassler Ave to Crespi Dr3 V/C Ratio AM 0.36 B 0.52 C Highway PM 0.83 D 0.97 E
SR 1 4-Lane From Fassler Ave to Reina del V/C Ratio AM 1.17 F 1.30 F Highway Mar Ave3
PM 0.70 D 0.87 E
SR 1 4-Lane From Reina del Mar Ave to V/C Ratio AM 0.59 C 0.76 D Highway Fassler Ave3
PM 1.16 . F 1.35 F
SR 1 4-Lane From Reina del Mar Ave to Mori V/C Ratio AM 1.23 F 1.37 F Highway Point Rd3
PM 0.72 D 0.89 E
SR 1 4-Lane From Mori Point Rd to Reina del VIC Ratio AM 0.66 C 0.84 D Highway Mar Ave
PM 1.24 F 1.42 F
SR 1 4-Lane From Mori Point Rd to Ave to V/C Ratio AM 1.23 _E, 1.37 F Highway Westport Df PM 0.72 D 0.89 E
SR 1 4-Lane From Westport Dr to Mori Point V/C Ratio AM 0.66 C 0.84 D Highway Re¥ PM 1.24 F 1.42 F
Local Roadways
Hickey Type II From SR 35 to Gateway V/C Ratio AM 0.26 A 0.25 A Blvd PM 0.57 A 0.27 , A
Hickey Type II From Gateway to SR 35 V/C Ratio AM 0.45 A 0.40 A Blvd PM 0.33 A 0.31 A
Reina del Type I From SR 1 to Lauren Ave V/C Ratio AM 0.34 A 0.40 A Mar Ave PM 0.27 A 0.31 A
Reina del Type I From Lauren Ave to SR 1 V/C Ratio AM 0.36 A 0.42 A Mar Ave PM 0.22 A 0.26 A
Fassler Type I From SR 1 to Ebken St VIC Ratio AM 0.21 A 0.22 A Ave. PM 0.38 A 0.39 A
5-16 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Table 5-7: PEAK HOUR ROADWAY SEGMENT OPERATIONS SUMMARY- EXISTING AND PLAN

BUILDOUT CONDITIONS
Existing Plan Buildout
(2040)
Roadway Class Location Measure of Peak MOE1 LOS2 MOE1 LOS1 Segment Effectiveness (MOE) Hour
Fassler Type I From Ebken St to SR 1 VIC Ratio AM 0.40 A 0.40 A Ave. PM 0.20 A 0.20 A
Crespi Dr Type II From SR 1 to Roberts Rd V/C Ratio AM 0.13 A 0.13 A PM 0.25 A 0.25 A
Crespi Dr Type II From Roberts Rd to SR 1 VIC Ratio AM 0.24 A 0.24 A PM 0.18 A 0.18 A
Linda Mar Type II From SR 1 to De Solo Dr V/C Ratio AM 0.23 A 0.23 A Blvd PM 0.41 A 0.41 A
Linda Mar Type II From De Solo Dr to SR 1 VIC Ratio AM 0.29 A 0.29 A Blvd PM 0.30 A 0.30 A
1 MOE = Measures of Effectiveness. For arterials, MOE is measured in vie ratios (volume to capacity ratios). 2 LOS = Level of Service is based on 2019 C/CAG of San Mateo County Final Congestion Management Plan criteria Source: OKS Associates, 2020.

TABLE 5-8: EXISTING CONDITIONS SIGNAL WARRANT ANALYSIS
existing Plan buildout (2040:JS)
AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour
Intersection Warrant Met? Warrant Met? Warrant Met? Warrant Met? Manor Drive/ Oceana Boulevard Yes Yes Yes Yes
.W. Manor Drive/ Pa lmetto Avenue Yes Yes Yes Yes
-Paloma Avenue/ Oceana Boulevard No No Yes Yes
Paloma Avenue/ Francisco Boulevard No No No Yes
Paloma Avenue/ Palmetto Avenue No No No No
Clarendon Road/Oceana Boulevard No No No No
Clarendon Road/ Francisco Boulevard No No No · No
Francisco Boulevard/ SR 1 No No No No
Source: DKS Associates, 2021.
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PACIFJCA GENERAL PLAN PUBLIC REVIEW DHAFT 5-17

POLICIES
Policies included in both the General Plan and Local Coastal Land Use Plan are indicated with a Guiding Policies
CI-G-1 Comprehensive Circulation System.

Create a comprehensive, multi-modal
transportation system with streets and
highways; transit facilities; a continuous
network of sidewalks and bicycle routes.

CI-G-2 Serve All Users. Plan, design, build,
and maintain transportation improvements
to support safe and convenient access for
all users with priority for "complete streets"
projects that facilitate walking, bicycling
and transit use wherever possible.

CI-G-3 Safety. Make safety a primary objective in
street planning and traffic regulations.

CI-G-4 Level of Service (LOS) for all Modes of
Travel. Assess the performance of the
transportation system by measuring how
well pedestrians, bicycles, and transit vehicles as well as automobiles are able to move within and through the community.

CI-G-5 Vehicle Miles Traveled. Strive to reduce
overall vehicle miles travelled by developing higher-density, mixed use areas, designing pedestrian-oriented streets, and
improving transit options and efficiency.

CI-G-6 ~ Context Sensitivity. Plan, design, and
build transportation improvements so chat
they respect.the surrounding environment.

CI-G-7 ~ Congestion on Highway .I. In consultation with Calcrans, seek solutions to ease the traffic congestion that occurs on
Highway 1 near the Reina Del Mar, Fassler
Avenue, and Lii=ida Mar Boulevard intersections. Strive for the greatest benefit with the least environmental impact possible.

CI-G-8 Congestion on Hickey and Skyline.

Improve travel to and from Pacifica's
5-18 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
northern neighborhoods by easing congestion on Hickey Boulevard through coordinated signalization or other changes, and working with the County to improve
operations on SR 35 (Skyline Boulevard).

CI-G-9 Coordination of Local and Regional
Actions. Coordinate local transportation
planning and improvements with State,
Regional and County agencies to ensure
consistency with the Regional Transportation Plan, the Congestion Management Program, and other regional actions.

CI-G-10 Abandonment of Public Rights-of-Way.

Ensure that abandonment or vacation of
public rights-of-way does not adversely
impact coastal access or emergency access.

Implementing Policies
Complete Streets Implementation
CI-1-1 Connective Street Network. Require
new streets created as part of new development to continue existing street patterns, and include stub access points to adjacent
undeveloped areas.

CI-1-2 ~ Complete Streets Design Approach.

Update the City's engineering design standards to implement Complete Streets concepts, and include Complete Streets design principles in the planning of all circulation
improvement projects. These principles
include, but are not limited to:
• Maximizing connections with the existing circulation network; • Minimizing ingress and egress points
and consolidating entries;
• Providing public transit facilities and
improvements;
• Providing bicycle and pedestrian facilities (bike lanes and sidewalks); • Minimizing pedestrian crossing distances by providing curb extensions; medians with safety refuges, and other
treatments;
• Improving safety by providing lighting
and traffic calming devices for residential streets;
• Including landscaping (trees, medians,
key intersections and gateways);
• Providing appropriate signage, including _
street signs, entry signs, and directional
signs;
• Providing street furniture; and
• Maintaining on--street parking.

Any proposed development or transportation
project that does not adequately incorporate
complete streets concepts should be supported
by findings of why all travel modes have not
been accommodated. The Complete Streets
approach should be applied to new roadway
· construction as well as to retrofit projects.

CI-1-3 ~ Complete Streets in the Project
Development Process. Incorporate complete streets concepts at each stage of the development process for projects affecting
the right-of-way, including the following:
• As part of design review, both at Phase
I and Phase II, require documentation
of how the "routine accommodation" of
bicyclists and pedestrians has been satisfied in planning and design.; • During project review and approval,
ensure that the objectives and purpose
are consistent with MTC directives on
Complete Streets and Routine Accommodation;
• For projects subject to MTC's Resolution 3765, as amended, work with MTC to secure approval of the Complete
Streets checklist and submittal to MTC
of all required documents.

Integrating Complete Streets considerations
should require only minor additions to
normal design, acquisitions, and approval
guidelines.

CI-1-4 ~ Roadway Retrofits. Identify opportunities to retrofit existing roadways to create complete streets, giving priority to arterial
and collector streets where travel lanes may
be narrowed or where four lanes may be
converted to three, including a center left
turn lane, with bicycle facilities added in
both cases.

Linda Mar Boulevard, Terra Nova Boulevard, Fassler Avenue, Esplanade Avenue, Monterey Road, Hickey Boulevard, Rosita
Road, Crespi Drive, Oddstad Boulevard,
Everglades Drive, Alicante Drive, Talbot
Avenue, Inverness Drive, and Gateway Drive
may all present opportunities for roadway
retrofits. Roadway retrofits will also help to
complete the bicycle network, as described in
Section 5.4, and provide safety for cyclists.

Ten- and elev~n-foot travel lanes are often
acceptable for auto and transit use, respectively, without adversely affecting capacity.

Roadway retrofits will require additional
analysis.

CI-1-5 ~ Streetscape in Mixed Use Areas.

Require pedestrian-oriented amenities and
design in visitor-oriented commercial and
mixed ~se areas, including wider sidewalks, curb bulb-outs at key intersections, outdoor seating, and public art.

Priority streetscapes include Palmetto
between Paloma and Clarendon; Montecito, Santa Rosa, and San Jose Avenues in West Sharp Park; Rockaway Beach Avenue
and Dondee Way in Rockaway Beach; lower
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PACIFICA GENERAL PLAN PUBL.C R. VlEW DRAFT 5·19
Crespi Drive and Linda Mar Boulevard in
Linda Mar; Manor Drive and Aura Vista
Drive in West Edgemar-Pacific Manor; and
Oddstad and Terra Nova Boulevards and
new streets created as part of redevelopment
of the Park Mall site.

CI-1-6 Block Size and Maximum Street
Spacing. For new development at the
Quarry site or Park Mall site, require
streets to be designed to maximize connectiviry for automobiles, cyclists, and pedestrians, with blocks between 200 and 600 feet in length. Provide mid-block pedestrian connections where blocks exceed 500 feet in length.

The intent of these standards is to prevent
development of introverted neighborhoods,
provide flexibility in circulation, and promote access for bicyclists and pedestrians.

CI-1-7 e) Bicycle and Pedestrian Advisory
Committee. Create and solicit input from
a bicycle and pedestrian advisory committees (BPAC) on planning and funding for transportation improvement projects.

Roadway Improvements to Ease Congestion
and Improve Level of Service
CI-1-8 e) SR 1 Improvements Between South ·
of Fassler and North of Reina del Mar.

Continue to wprk with the California
Department of Transportation (Calcrans)
and the San Mateo Counry Transportation
Authority (SMCTA) to improve operations
along SR 1. Strategies could include'installation of a pedestrian overcrossing, allowing for safer grade-separated crossings of pedestrians.

Improvements to SR 1 should alleviate traffic
congestion between .north of Reina del Mar
and south of Fassler Avenue while minimizing environmental impacts and impacts to adjacent land uses, ensuring adequate
local access, and enhancing the community s
image.
5-20 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
CI-1-9 Manor Drive Overcrossing Improvements. Complete planned improvements to the Manor Drive overcrossing to facilitate traffic movement across SR 1 for all modes.

Improvements should include widening of
the overcrossing, possible signal control at the
intersections of Manor Drive with Palmetto
Avenue and Oceana Boulevard, and a new
on-ramp to SR 1 from Oceana at Milagra
Drive.

CI-1-10 SR 35 Improvements. Work with San
Mateo County to evaluate, design and
implement improvement~ to SR 35 to
relieve congestion along chis roadway
within Pacifica. Improvements chat would
mitigate regional growth may include
adding an additional travel lane in either
direction, or widening on the east side of
the roadway only.

Most growth in traffic along SR 35-is unrelated to expected growth in Pacifica.

CI-1-11 SR 35 and Hickey Boulevard Intersection
Improvements. Add signal timing optimization to the SR 35 and Hickey Boulevard intersection.

CI-1-12 Paloma Avenue and Oceana Boulevard
Improvements. Add signal control to the
intersection of Palo.ma Avenue and Oceana
Boulevard to improve pedestrian safety
and facilitate traffic movement.

CI-1-13 Hickey Boulevard and Gateway Drive
Intersection Improvements. Add signal
control to the intersection of Hickey Boulevard and Gateway Drive, with signal timing to facilitate traffic movement.

CI-1-14 ~ Strategies to Reduct: School-Related
Peak Hour Auto Congestion. Work with
Pacifica School District and Jefferson
Union High School District co promote
adoption of staggered hours, car-pooling,
and use of transit to reduce traffic congestion during peak hours.

This policy applies especially to Vallemar
School and the Visalia School District offices,
where trips contribute to traffic congestion
around SR 1 and Reina de! Mar Avenue.

Level of Service Standards
CI-1-15 Multi-modal Level of Service (LOS) Performance Measures. Develop performance measures for LOS for pedestrians, cyclists,
and transit users, based on the criteria in
this chapter and on "best practices."
Measures may be both quantitative (for
example, sidewalk width) and qualitative
(perceived safety and attractiveness.) Measures should use data that is readily available or can be readily collected, while providing
an accurate assessment.

CI-l-16 LOS for Pedestrians, Cyclists and Transit
Users. Strive to maintain LOS C or better
for pedestrians, cyclists, and transit users
on all roadways, and impose mitigation
measures as needed co achieve multi-modal
service objectives.

CI-1-17 Vehicle Level of Service on Roadways
Included in the Congestion Management
Program. Accept an LOS E on SR I and
SR 35, consistent with the C/CAG Congestion Management Program (CMP), in planning improvements.

CI-1-18 Vehicle Level of Service for Other Roadways and Intersections. For all roadways and intersections not included in the CMP
network, strive to maintain LOS D for
vehicles during p·eak periods. Allow level of
· service to exceed chis threshold under the
following circumstances:
• Constraints on development as would
be required co achieve or maintain
these standards would adversely impede
achievement of this Plan's economic,
land use and community development,
and environmental goals and policies;
• Mitigation of congestion would negatively affect transit, bicycle or pedestrian circulation, or would conflict with General Plan goals for these alternative
modes of circulation, for example by
increasing crossing distances, increasing pedestrian safety risk, or restricting bicycle or transit access;
• Traffic congestion is a result of an effort
to promote transit ridership and/or
access, including the development of
higher-density development in mixed
use areas; or
• A demonstrated significant increase in
transit ridership, carpooling, bicycling,
and/or walking is achieved.

CI-1-19 Interim Standard for Intersection of
Linda Mar Boulevard and SR 1 and
Hickey Boulevard and SR 35. Accept LOS
F at the intersections of Linda Mar Boulevard and SR I and Hickey Boulevard and SR 35 as an interim standard until feasible
traffic improvements can be designed,
funded and constructed.

CI-1-20 Monitor Traffic Congestion at Key Intersections and Roadway Segments. Periodically monitor levels of service at intersections and roadway segments where existing LOS is E or lower.

Funding for Improvements
CI-1-21 Transportation Improvement Funding.

Establish funding mechanisms to ensure
that new development pays its proportionate share of the costs of new and improved transportation facilities as a result of the
development.

CI-1-22 Improvements for Existing Facilities.

Maintain and upgrade local streets, sidewalks, utilities, and other City infrastructure in a manner that prevents deterioration and corrects existing deficiencies. 5 n
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PACIFICA GENERAL PLAN "URLIC REVIEW DRAFT 5-21
Safety
CI-1-23 Design for Safety. Incorporate safety measures in improvement designs for intersections, roadways, pedestrians, transit, and bicycle facilities.

CI-1-24 Development on Unimproved Streets.

Continue to require a Site Development
Permit for development on lots with unimproved streets to ensure off-site improvements meet City standards.

This policy will protect the visual and natural
resource qualities of the hillsides and minimize adverse impacts on existing neighborhoods, drainage, traffic, land stability, and natural resources.

CI-1-25 Emergency Access. Require all developers to incorporate emergency access needs consistent with Title IO of the Municipal
Code.

See Chapter 8: Safety for related policies.
5-22 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Streets in "Pedestrian Priority Areas" should be desighed to emphasize pedestrian comfort-and access. Redevelopment
around Crespi Drive (top) would be supported by streetscape improvements such as those at Rockaway Beach (middle). SR 1 presents a barrier to pedestrian movement in Pacifica (bottom).

SA PEDESTRIAN AND BICYCLE

NETWORK
Pedestrian Circulation
Walking is a basic and often overlooked part of all
trips that also involve transit or automobiles. Walking can be ideal for short, local trips for shopping, school, and recreation. Adequate facilities for pedestrians help to ensure access to and along the coast.

Chapter 6: Open Space and Community Facilities
includes a section devoted to Pacifica' s trail system, and how it should be enhanced during the planning
period. This section focuses on pedestrian facilities
that support comfortable and safe day-to-day pedestrian travel.

Sidewalks and Crosswalks
Where sidewalks are present in Pacifica, they are
generally between five and ten feet wide and in good
condition. Crosswalks are provided at all studied
intersections with appropriate striping and, where
appropriate, pedestrian signals. However, there are
streets within Pacifica that do not have sidewalks,
which force pedestrians to walk in the road and
navigate around parked cars. Under the General
Plan 2040, pedestrian facilities will be improved and
enhanced, especially within the four Pedestrian Priority Areas identified in the 2020 Bicycle and Pedestrian Master Plan: Manor, Sharp Park, Vallemar/ Fairway; and Linda Mar. Pedestrian improvements
include pavement markings; ped;strian-actuated
beacons; street furniture; sidewalks, trails, and medians; intersection and street design, and additional studies.

Within city limits, there are thirteen crossings of
Highway 1. Each crossing type has a unique set of
challenges associated with it. There are five at-grade
· crossings (ground level with intersections), five
above-grade (overpasses) crossings, and three belowgrade crossings (underpasses and tunnels). Pedestrian/bicycle overcrossings are located at Milagra Drive and San Jose Avenue, with an undercrossing at
Sharp Park Golf Course.

Hiking and Pedestrian Trails
Pacifica has a network of trails along the Pacific
Ocean and on inland ridges. Some are paved and
allow for cycling and pedestrians, while others are
unpaved and only accommodate pedestrians. Some
are open to horseback riders.

A brief summary of existing trails follows:
• The Coastal Trail is a seven-mile coastal trail
starting from Sharp Park Beach, crossing Mori
Point, passing through Rockaway Beach, and
ending at Pacifica State Beach near the Linda
Mar district. ·
• Milagra Ridge, part of the Golden Gate National
Recreation Area (GGNRA), has paved paths for
hiking and bicycles and unpaved paths for hiking
only.
• Mori Point, a addition to the GGNRA, now an
elevated trail with wooden decking leading to
a viewing platform overlooking a new habitat
pond; an accessible trail loop; and a new link in
the Coastal Trail.
• GGNRA's Sweeney Ridge Trails includes Mori
Ridge Trail, connecting Shelldance Nursery at
Highway I with Sweeney Ridge; Baquiano Trail,
from the top of Fassler Avenue eastward to the
Portola Discovery Site; Sneath Lane from San
Bruno west to the Discovery Site, and Sweeney
Ridge Trail, extending along the crest and connecting these trails. • Sweeney Ridge Trail, a part of the larger Bay Area
Ridge Trail, which continues along the Fifield
and Cahill Ridges to the south. To the north, it is
interrupted at Milagra Ridge.

Bicycle Circulation
Pacifica's highly scenic setting, recreational . amenities, and connections to major regional open spaces and trails make it ideal for recreational bicycle riding, and for local trips along the coastline or in the valley neighborhoods. However, the network of bicycle routes is inconsistently developed and not always well marked. The 2020 Bicycle and Pedestrian Mas5
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PACIFICA GFNERAL PLAN PUBLIC REVIEW DRAFT 5-23
ter Plan updates existing plans and identifies needs
and opportunities to improve walking and bicycling
on city streets as well as trail and beach access.

The proposed bicycle network, shown in Figure 5-4,
is a critical component of the circulation network. It
shows both bicycle routes and improved signage to
improve access and safety. It provides bicyclists with
a complete network of continuous and safe access
along the coastal corridor and between neighborhoods. These designations support the 2020 Bicycle and Pedestrian Master Plan.

The bicycle network in Figure 5-4 includes four types
of bikeway classifications, consistent with Chapter
1000 of the Cal trans Highway Design Manual:
• Class I facilities (bike paths or trails) are paved
trails wholly separated from the street. They
allow two-way travel by people bicvcling and
walking. and are often considered the most
comfortable facilities for children and
inexperienced riders as there are few potential
conflicts between people bicycling and people
driving.ha¥e eJcclu sive right of i.vay, are
separated from roads, a.Rd eicclude general
motor vehicle traffic.
• Class II facilities (bike lanes) are marked by
painted stripes on the roadway. While the striping provides preferred space for bicycles, they are still part of the paved road and are not exclusive
for bicycles.
• Class III facilities (bike routes) share traffic lanes with automobiles and are only identified by signage.
• Class IV facilities (separated bikeways) are for the
exclusive use of bicycles and includes a separation required between the separated bikeway and the through vehicular traffic. The separation may
include, but is not limited to, grade separation,
flexible posts, inflexible posts, inflexible barriers,
or on-street parking.

Bikeways
Within Pacifica, there are 11 miles of bicycle facilities. Existing facilities are broken into two primary categories: on-street bikeways and trails. The Coastal
Trail is the centerpiece of Pacifica's trail network
and accounts for most of the system's mileage. The
Coastal Trail and Palmetto Avenue are the primary
active transportation north-south spines of Pacifica' s active transportation network, both are west of Highway 1. Highway 1 and the side path (about
10-feet wide), where present, also provides northsouth connectivity, but in a higher-stress environment. Currently, bike lanes are primarily on three corridors: Linda Mar Boulevard, Palmetto Avenue,
and the uphill side Sharp Park Road. The Palmetto
and Linda Mar facilities provide access to schools,
A Class I bicycle trail and walking path were built along a restored portion of lower Calera Creek in the 1990s, providing an alternative to cycling along SR 1 for this stretch of the Coastal Trail. 5-24 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Pacific
Ocean
0 1/4 1/2
-~\R:~-- / ~ ~
MILES
~-- \ ,,,,, ... (j ,, .. "
_,,
, nPc ,I
2 Figure 5-4: Existing and Proposed
Bicycle Network
_ Existing Class I
....... , Proposed Class I
= Existing Class II
=======, Proposed Class II
= Existing Class III
=======, Proposed Class III
....... , Proposed Class IV
--- Trails
IIIID Bicycle Lockers
m Bicycle Parking
... Restroom/Changing Room
.... Pedestrian Overpass
¢::::::, Pedestrian Underpass
&i Trailhead
c:=J Parks/Open Space
- -- City Limits
_ Planning Area
Source: Bicycle & Pedestrian Master Plan, City of
Pacifica 2020; San Mateo County, 2020; Dyett &
Bhatia, 2020.
and the Sharp Park facility connects to the Milagra Ridge Trail. However, many of the shared-use paths within Pacifica lack comfortable bikeways
along major arterials and gaps at barriers and may
leave people who want to bike disconnected from the
many destinations within Pacifica.

A series of additional bikeways are proposed to serve
the Sharp Park, Vallemar, Rockaway Beach, Linda
Mar, and Pedro Point neighborhoods. These routes
are planned to provide convenient access to most
Pacifica residents, to connect to Pacifica amenities
and attractions, to follow streets with gradual slopes, and to use through streets with adequate right-ofway for bicycle facilities where possible. The type of bikeway class should be appropriate to the context of
each street while maximizing safety, separation from
vehicles, traffic calming, and network/destination
connectivity.

Bicycle Parking and Amenities
Facilities are an essential component of Pacifica' s
bicycle network. End-of-trip facilities include bicycle parking (short-term and long-term parking), selfrepair stations, and lockers ·and changing areas in existing or new buildings. Outdoor facilities, especially bicycle_parking, is an important factor because potential users may be less likely to complete a trip
by bicycle if they do not believe they have a safe and
secure location to lock their bike.

Current bicycle parking is limited in Pacifica. Bike
racks are close to most major destinations along the
two bike routes, but are not present at Rockaway
Beach, the beach access location at the end of Esplanade Avenue, in the Pedro Point area, at some of the public schools, ot in the Pacific Manor commercial
area. Improved parking and facilities will increase
the · comfort and appeal of biking in Pacifica during
the planning period.
5-26 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
CI-G-11 Bicycle and Pedestrian Routes. Establish trails, bike routes and pedestrian amenities connecting neighborhoods to major shopping and public facility destinations,
and fill in gaps in the existing network.

CI-G-12 Walkable Neighborhoods. Improve pedestrian amenities to create more walkable neighborhoods, especially in mixed-use
activity centers and around schools.

CI-G-13 Recreational Access. Provide recreational access to coastal resources and public open space in keeping with Paciflca' s natural environment, with links to regional trails and bicycle corridors.

See Chapter 6 for additional Trail System
policies.

CI-G-14 ~ Mobility for All Users. Create a safe
and attractive pedestrian environment
accessible for all users, particularly persons
with disabilities, seniors, and younger residents and visitors.

CI-G-15 ~ Connections Across Highway 1.

Enhance under- and over-crossings of
Highway 1 for pedestrians and bikes to
improve accessibility and connect neighborhoods to each other and to the coast.

CI-G-16 ~ Coastal Trail and North-South Bikeway. Complete the Coastal Trail and the north-south bikeway from the north to
south end of the City parallel to Highway
1, providing clear, safe and efficient means
to traverse coastal Pacifica.

Implementing Policies
Pedestrian Access
CI-1-26 ~ Pedestrian-Oriented Street Improvements. Implement Bicycle and Pedestrian Master Plan recommendations to improve
pedestrian-oriented safety and comfort.

Priority locations for pedestrian-oriented
design improvements include:
• Pedestrian Priority Areas (including
Manor, Sharp Park, Vallemar/Fairway
Park, and Linda Mar PP As,) which
include mixed use and higher-intensity
areas;
• Streets that are part of Pacifka's proposed trail system improvements; • Streets adjacent to schools; and
• Locations where pedestrian-automobile
collisions have occurred.

CI-1-27 .;} Sharp Park Specific Plan Streetscape.

Complete and implement streetscape
impro:..ements in the Sharp Park Specific Plan to widen sidewalks, provide bike lanes, landscaping, and make other
improvements that will upgrade the
appearance of the area and make it more
attractive to pedestrians.

CI-1-28 ~ Additional Pedestrian Facilities on
Large Sites. Enhance the pedestrian network with an interconnected system of walkways, continuous sidewalks on both
sides of the street, and pedestrian crossings
as part of higher-intensity redevelopment
oflarge sites.

CI-1-29 Safe Routes to Schools. Partner with Pacifica School District and Jefferson Union School District to develop and implement
a Safe Routes to Schools program.

CI-1-30 ~ Universal Design. Require all pedestrian facilities to be ADA compliant and accessible to persons with disabilities.

Bicycle Facilities
CI-1-31 ~ Neighborhood Bikeways. Develop a
system of bikeways connecting all neighborhoods to the City's north-south pathway consistent with the Bicycle and Pedestrian Master Plan.

CI-1-32 Class II Facility Design. Wherever Class
II facilities are designated, make bike lanes
at least 5 feet wide along local streets and at
least 6 feet wide on arterials or highways.

Separate Class II facilities from vehicle
traffic with a solid stripe and mark them
with bike lane symbols.

A one-foot buffer strip between the bike lane
and vehicle traffic should be provided wherever feasible to increase safety. Raised or twoway cycle tracks or other forms of bikeway should also be considered where appropriate.

CI-1-33 Class III Facility Design. Demarcate Class
III bicycle facilities by painting "sharrows"
on streets, where appropriate.

A consistent Class II bikeway on SR 1 between Reina de/ Mar Avenue and San Pedro Creek will complete a direct north-south bikeway (left). Parallel routes to the east and west feature Class I and Class II facilities that provide greater comfort and scenic value (right). 5 /"'I
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PACIFICA GENERAL PLAN PUBL•C REVIEW D~AFT 5-27
CI-1-34 Signage Program. Develop and implement
a signage program for the bikeway system
in order to:
• Alert motorists to the presence of
cyclists on the road;
• Alert cyclists to route turns junctions,
and changes in the class of bicycle facility; and
• Provide a clear identity for each bicycle
route, and periodically provide distance
to key destinations.

CI-1-35 Obstructions. Align designated bikeways
to avoid obstructions such as light posts,
signage, trees, and curb cuts, and relocate
or modify these obstructions as necessary.

CI-1-36 Priorities for Improvements. Make designated bicycle routes a priority for pavement repair, as needed, and for regular maintenance to remove sand, gravel or other debris.

Cl-1-37 Improved Bikeway Visibility. Use strategies to improve bikeway visibility, including but not limited to:
• Using visual cues such as brightly-colored paint on bike lanes or a one-foot painted buffer strip;
• Upgrading a Class III facility to Class II
and providing additional signage; and
• Removing on-street parking, if feasible.

CI-1-38 ~ Bicycle Lockers at Public Parking
Lots. Replace existing bicycle lockers at
the public parking lot on Crespi Drive,
and add lockers at the park-and-ride lot on
Linda Mar Boulevard.

CI-1-39 ~ Bicycle Parking at Re~reation Areas.

Provide bicycle parking at the following
locations where feasible:
• Park and beach access at the northern
end of Esplanade Drive (Lands End
Apartments); and
5-28 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
• Pedro Point Headlands/Devil's Slide.

CI-1-40 Bicycle Parking Requirements for
New Development. Continue to require
bicycle parking facilities in new non-residential development.

CI-1-41 Bicycle Parking at Schools and Workplaces. Work with the school districts and employers to provide adequate bicycle
parking at all schools and workplaces with
30 or more employees.

CI-1-42 Bicycle Education. Distribute appropriate informational material to all schools in Pacifica in conjunction with bicycle education campaigns.

CI-1-43 Funding for Bicycle Facilities. Designate a portion of the City's annual street construction and improvement budget to
fund bikeway design and construction, and
continue to pursue potential funding from
MTC and San Mateo County T ransportation Authority, as well as appropriate Federal and State programs.

CI-1-44 ~ Eligibility Criteria for Improvements.

Review eligibility criteria for funding for
improvements from the State, to obtain
additional funding for bicycle facilities.

5.5 PUBLIC TRANSPORTATION

AND TRANSPORTATION

DEMAND MANAGEMENT
Pacifica's location at the edge of the metropolitan
area and its relatively low density makes extensive
transit service or use challenging. J use one percent of all trips to or from Pacifica are made using transit.

While as much as four percent of trips between Pacifica and San Francisco are made by transit, only a fraction (under 0.5 percent) of trips within Pacifica
are transit trips. Growth during the planning period
is expected to be limited, but the General Plan aims
to concentrate new development in mixed use, transit-accessible locations.

Transit Service
The San Mateo County Transit District (SamTrans)
provides bus service throughout San Mateo County
and into San Francisco and Palo Alto. SamTrans
provides local service in Pacifica as well as service to and from BART and Caltrain stations.
\
'
Bus Routes
As of 2019, nine Sam Trans bus routes serve Pacifica
(see Figure 5-5).
• Routes 14 and 16 make loops through the southern and northern areas of Pacifica serving shopping areas, schools, and services. • Routes 19 and 49 provide service on school days
to serve students. Route 19 makes loops through
southern Pacifica and up to Ingrid B Lacy Middle
School, and Route 49 connects northern Pacifica
to Terra Nova High School.
• Routes 110 and 112 provide service between the
Highway 1 corridor in Pacifica and the Daly City
and Colma BART stations, respectively. Both
terminate at Linda Mar Shopping Center.
• Route 118 provides service co Colma BART station during the AM and PM peak hour periods of weekdays.
• Route 121 runs through Pacifica's northern upland
neighborhoods, serving Fairmont Shopping Center and providing connections to Skyline College 5 Q
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Sam Trans provides bus service within Pacifica and to and from BART and Ca/train stations.

PAClflCA GENERAL PLAN PUBLIC REV[EW DRAFT 5-29
in San Bruno, Serramonte Shopping Center and
Seton Medical Center in Daly City, and the Daly
City and Colma BART stations.
• Route 140 connects the Pacific Manor shopping
center on Palmetto Avenue and Manor Drive to
Skyline College and the San Bruno BART station
to the east. It extends to Terra Nova High School
on school days to serve students.
• Route 17 connects the Linda Mar Park and Ride
to Half Moon Bay and the Hillsdale Cal train station in San Mateo.

BART and Ca/train
Bay Area Rapid Transit (BART) provides rail rapid
transit to Alameda, Contra Costa, San Francisco,
and San Mateo Counties. The Colma, Daly City,
San Bruno, and South San Francisco BART stations
are accessible to Pacifica residents via bus connections or by car.

Caltrain provides commuter service over a 77-mile
route between downtown San Francisco and Gilroy,
through San Jose and along the San Francisco Peninsula. The San Bruno station is approximately eight miles east of Pacifica, while the South San Francisco
station is approximately six miles east. Dial-a-Ride
Service
All SamTrans buses are accessible to persons with
disabilities. The San Mateo County Transit District
also operates dial-a-ride (or p~ratransit) service for
persons who cannot use fixed-route bus service. Paratransit service in the Planning Area is called RediCoast.

Planned Transit Improvements
In Summer 2019, the San Mateo County Transit
District launched Reimagine SamTrans, a comprehensive operational analysis (COA) to redesign the ·entire SamTrans bus system. Reimagine SamTrans
began its work by evaluating every element of the
SamTrans system to identify improvements to local
and regional travel connections, route design, how
often the buses run, best practices for operations and
public health, and more. Reimagine SamTrans uti5-30 P CIFICA GENERAL PLAN PUBLIC REVIEW DRAFT lized data and public input to pinpoint the strengths
and challenges in the current bus system. The recommended Sam Trans changes are slated to be adopted in Winter 2021 and implemented in summer 2022.

Changes include shortening of Route 112 to provide
more streamlined service; elimination of the FLX
Pacifica route, to be covered by Route 110; and direct
service on Route 118 to/from Daly City BART only.

Neither BART nor Caltrain have planned improvements that would change service levels in the vicinity of Pacifica.

Pacific Sharp P,i rk
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Figure 5-5: Existing Transit Routes
SamTrans to BART
SamTrans to Caltrain
Local Service
~ Park and Ride Lot
City Limits
Planning Area
Pcu iu511/11
\1t 111cr$/i ed
(Sf-' PUC)
• Ro ute 14, Route 11 8 services are suspended due
to COVID- 19 impacts.

Source: DKS, 2019; Sam Trans, 2020; City of Pacifica,
2020; San Mateo County, 2020; Dyett & Bhatia, 2020.

The Linda Mar Park & Ride lot is a hub for transit in Pacifica.

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a ~ -
Guiding Policies
CI-G-17 ~ Improved Public Transit. Advocate for
Sam Trans and other public transit providers to improve transit service and facilities, to enable trips to be made without use of a
car. In particular, advocate for the expansion of public transit services and facilities to improve public access and recreation
opportunities along the coast.

CI-G-18 ~ Transportation Demand Management (TOM). Support TOM strategies to reduce congestion and single-occupant
vehicle travel.
5-32 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Implementing Policies
CI-1-45 Service Optimization. Continue coorCI-1-46
dination efforts with transit agencies (i.e.,
Sam Trans) to maintain transit service that is
s~fe and efficient, provides convenient connections to high-use activity areas and key destinations outside the City, and responds
to the needs of all passengers, including
seniors, youth, and persons with disabilities.
_Improved Transit Stops. Work with
transit agencies to improve transit stops
and access to facilities.

CI-1-47 ~ Park-and-Ride Locations and Attributes. Work with Samtrans to identify changes that would improve the convenience and functionality of Park-and-Ride facilities, and result in increased ridership.

CI-1-48 Transit-Oriented Development. Work
with Sam trans to facilitate transit-oriented
development on all or part of the Linda
Mar Boulevard Park-and-Ride lot.

The City should work with transit agencies to improve transit stops to create a more pleasant, comfortable, and safe waiting environment for transit users (right).

CI-1-49 ~ Promotion of Transit Use. Promote
transit use and reduce reliance on_ the private automobile in order to reduce congestion, reduce greenhouse gas emissions, and improve quality of life.

CI-1-50 ~ Transportation Demand Management Measures. Incorporate conditions of approval for development projects that
exceed the Congestion Management Program (CMP) threshold for impacts to the CMP transportation network to require
adoption of transportation demand management (TOM) measures authorized by the CMP to make measurable reductions
in their trip generation and to require a
monitoring plan to determine if established
trip reduction targets are met or exceeded.

Require TOM measures for development
projects below the CMP threshold whenever
feasible, but do not require a monitoring
plan for these smaller projects.

CI-1-51 ~ Local Transportation Services. Support expanded funding for local transportation services tailored to the schedules and destinations of students, seniors, and
recreational visitors.

CI-1-52 ~ Age-Friendly Community. Support
mobility programs and improvements that
enable mobility for all people, including
seniors and people with disabilities.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 5-33

5.6 TRUCK MOVEMENT
In addition to moving people, the roadway system in
Pacifica carries trucks moving goods. Trucks move
well through the City and to destinations in the City,
particularly in commercial areas. However, there is
very little industrial aqivity in the Planning Area,
and locally-originating truck trips are minimal.

SR 1 and SR 35 are State-designated truck routes,
including their segments in the Planning Area. The
routes allow truck traffic to pass through the City
with minimal impact on residential neighborhoods,
local vehicular traffic and pedestrians. They also
aim to discourage the use of Sharp Park Road for
through truck traffic because of its sharp curves and
grade change. Designated truck routes do not prevent trucks from using other streets as needed for local trips.

POLICIES
Guiding Policy
CI-G-19 Truck Movement and Quality of Life.

Balance commercial goods movement with
the health and quality of life priorities of
the community.

Implementing Policy
CI-1-53 Truck Route Identification. Ensure that
clear identifying signage is provided for
trucks or SR 1 and SR 35.

Pacifica aims to ensure good access to beaches and recreational open spaces along the coastline. 5-34 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

5.7 PARKING
Parking policies are intended to accommodate
parked vehicles used by occupants, visitors, customers, clientele, and employees of a variety of buildings in the City. These policies seek to provide accessible, attractive, secured parking facilities, and to ensure
adequate access to beaches and recreational open
spaces along the coastline.

On-Street Parking
On-street parking is an important contributor to a
street's functionality. On-street parking is permitted
on most residential streets in Pacifica. It is allowed
and encouraged on collector streets, and on most
arterials in pedestrian-oriented commercial areas.

On-street parking can complement both automobile
and pedestrian use, and provide a buffer between the
two. On-street parking is not permitted on high-traffic roadways such as SR 1, SR 35, Sharp Park Road, and small, limited sections of Linda Mar Boulevard
and Fassler Avenue. On these roadways, smooth traffic flow is prioritized.

Off-Street Parking
The City requires off-street parking and loading
facilities for all new developments.

Off-street parking is available in public lots in the
Planning Area that serve commuters, beach visitors,
and visitors to recreational open space areas.
• Commuter parking is provided at the park-andride lot on Linda Mar Boulevard. • Public parking lots for beach visitors exist at
Pacifica State Beach, Rockaway Beach, and Sharp
Park Beach and Promenade. The public parking
lot on Crespi Drive serves the Community Center as well as beach visitors. • The Northern Coastal Bluffs and the Esplanade
bluff are publicly protected open space with
limited trail or beach access, and are served by
on-street parking.
• Trailhead parking is provided on GGNRA land
at Milagra Ridge and Shelldance Nursery. Parking serving GGNRA open spaces in Pacifica is also provided at Skyline College just east of the
Planning Area. Parking also exists at San Pedro
Valley County Park.
• Public parking lots exist at Fairmont Park, Fairmont West Park, Odds tad Park, Sanchez Park, and Frontierland Park.

Commuter lots are shown on Figure 5-5: Transit
Routes and Facilities. Trailhead parking for open
space and beach users is shown on Figure 6-2: Trail
System. Table 5-10 provides a current inventory of
off-street parking for commuters and beach visitors
in the Planning Area.

Table 5-10: COMMUTER AND BEACH

VISITOR PARKING
Type and location Capacity (approx.)
Park-and-Ride Lots
Linda Mar
Subtotal
Beach Visitor Lots
Crespi Drive
Pacifica State Beach (south)
Pacifica State Beach (north)
Rockaway Beach (south)
Rockaway Beach (north)
Sharp Park Beach Promenade/Pier
Subtotal
Source: Dyett & Bhatia, 2020.
70 70
110
54 135
50 54
53 456
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 5-35
In 2009, parking lots at Pacifica State Beach were
60 Commuter lots are shown on Figure 5-5: Transit Routes and Facilities. Trailhead parking for open space and beach users is shown on Figure 6-2: Trail
System. Table 5-10 provi~es a current inventory of
off-street parking for commuters and beach visitors
in the Planning Area. In summer 2013, Pacifica State
Beach began a parking program, wherein a parking
receipt or pass is required to park in both the north
and south Pacifica State Beach parking lots on Highway 1, the Crespi Drive lot, and SR 1 adjacent to the Pacifica Comm_unity Center. Recently constructed
parking areas include a lot at the north tunnel
entrance at Devil's Slide, enhanced visitor services
at Shelldance Nursery provide access to GGNRA
lands. In the future, the public parking area at Sharp
Park Beach/Pacifica Pier may be reconfigured as part
of redevelopment of the former Wastewater Treatment Plant site.

The City should support the development of centralized off-street parking facilities in areas with multiple attractions or where pedestrian and bicycle circulation patterns should be prioritized. Centralized off-street parking facilities can increase the efficiency of parking for visitors to attractions and can minimize the number of curb cuts for driveways which can disrupt safe pedestrian and bicycle circulation.

One tool to accomplish development of centralized off-street parking facilities is payment of in-lieu parking fees by developers. In 2020, the City Council updated the fee for the Rockaway Beach Specific Plan area and enacted a new in-lieu parking fee for
the Sharp Park Specific Plan area.
5-36 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
CI-G-20 Private Parking. Ensure adequate offstreet parking in all new development.

CI-G-21 Public and Visitor Parking. Facilitate
beach and recreational use by providing
safe and well-located public parking.

CI-G-22 Commuter Parking. Facilitate transit use
by providing safe, well-located park-andride lots.

Implementing Policies
CI-1-54 Parking Lot Design. Set standards for the
size and design parking lots to minimize
environmental impact.

CI-1-55 On-Street Parking. Revise the zoning
code to preserve on-street parking by limiting the number and location of curb cuts.

CI-1-56 Off-Street Parking. Update parking
requirements in the zoning code based on
"best practices," including provisions for
reduced parking and, if acceptable, parking maximums.

CI-1-57 Shared Parking. Facilitate efficient use·
of parking areas by allowing uses whose
primary activity occurs at different times
of day or days of the week to share parking, and provide less than the sum total of parking spaces each use would be required
to provide individually. Require a shared
parking agreement and approval of the
Planning Director.

CI-1-58 Accessible Parking. Require convenient
and accessible parking facilities for persons
with disabilities, consistent with Americans
with Disabilities Act (ADA) requirements.

CI-1-59 Parking Districts. Within mixed-use and
commercial areas, monitor parking supply and availability and explore methods to alleviate parking shortages, including
through increasing efficiency of on-street
parking, shared parking arrangements, and
need/feasibility of parking districts.

CI-1-60 In-Lieu Parking Fees. Allow developers to
meet their minimum parking requirements
via shared parking between uses, payment
of in-lieu fees, or off-site parking within a
reasonable walking distance.

CI-1-61 Environmental Benefits. Amend the Zoning Ordinance to establish "green" parking design standards that have multiple benefits, including photovoltaic panels to
generate energy for parking lot lighting,
and pervious paving to improve groundwater recharge.

See also policies on stormwater management and sustainable planning and design in Chapter 1. See Chapter 3: Community
Design for additional policies on designing
parking to create a strong urban fabric.

Cl-1-62 i) New and Enhanced Trailhead Parking. Support GGNRA, the Coastal Conservancy and others in developing and enhancing new public parking for recreational users at Devil's Slide and Shelldance Nursery.

CI-1-63 i) Parking at Sharp Park Beach. Ensure
that adequate and well-located public parking is preserved for Sharp Park Beach, the Promenade and Pier as part of any redevelopment of the City-owned 2212 Beach Boulevard property.

CI-1-64 i) Signage for Visitor-Serving Parking.

Undertake a citywide program for improving signs for public visitor-serving parking. This may include incorporating smart parking technology for high-demand parking lots to alert drivers to the location of available parking.

CI-1-65 i) Parking Enforcement. Continue to
make parking enforcement a priority at
public visitor parking areas.

On-street parking contributes to compact and pedestrianfriendly commercial districts and neighborhoods (top). Public parking at Sharp Park Beach/Pacifica Pier will be preserved (bottom). 5 r'I
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PACI FICA GENERAL PLAN PUBLIC REVIEW DRAFT 5-37
Open space is a defining feature of the Pacifica Planning Area, an extraordinary resource, and a priority for the community. Parks, schools, and public utility services are a vital part of a livable and sustainable Pacifica. The purpose of this chapter is to document existing public open space and community facilities and infrastructure, identify priority improvements, and ensure that they meet the needs of community members. The close relationship between open space, parks, recreation, and schools is highlighted.

6.1 PARKS, BEACHES D OPEN SPACE
Parks and recreation facilities provide community
gathering places, opportunities for relaxation, passive and active recreation, enjoyment of the natural environment, and a break from the stresses of everyday life. Public open space in Pacifica also defines neighborhoods, establishes urban edges, creates scenic vistas, protects coastal resources, and protects rare and endangered or threatened plants and animals and
their habitats.

Nearly half of the Planning Area land is protected
open space or park land. In addition to large areas
of preserved open space along ridgelines, Pacifica
has over six miles of coastline and beaches, offering
recreation opportunities that include isolated beach
experiences, outstanding fishing, surfing, tide-pooling and diving. Trails provide public access along the Planning Area's ridges and coastline. Pacifica also provides City parks in a variety of sizes for local residents and visitors, maintains a partnership with local school districts making certain recreational facilities available for community use, and has a historic coastal public golf course and clubhouse. Both
existing parks and proposed improvements are
shown on Figure 6-1, Parks and Open Space
System.

City Parks and Playfields
City parks and playfields provide active use areas
and areas for local passive enjoyment for Pacifica
residents. These include district parks, neighborhood
parks, pocket parks, special facilities, and school
grounds. As Table 6-1 shows, Pacifica's City parks
and playfields total just over 240 acres, providing 6.3 acres per 1,000 P;cifica residents in 2020.

District Parks
Pacifica has one park whose size and range of amenities translates to a service area larger_ than the immediate neighborhood. Froritierland Park, at the eastern edge of the Park Pacifica neighborhood, comprises 63
acres. It features a picnic area, sports fields, a children's play area, and undeveloped hillside land. 6-2 PACIFICA G~NERAL PLAN PUBLIC REVIEW DRAFT
Neighborhood Parks
Pacifica has six neighborhood parks ranging in size
from about four to 20 acres for a total of 55 acres.

These parks are summarized below, from north to
south.
• Fairmont West Park covers five acres and includes
a soccer field, basketball hoops, and public restrooms. • Fairmont Park comprises six acres and includes a
parking area, a small community building, and a
playground.
• Imperial Park, with 13 acres, is steeply sloping and
largely unimproved. It has a play area accessible
from Imperial Drive.
• Fairway Park provides three baseball diamonds.
• Oddstad Park occupies a mostly wooded 20 acres
on a ridge in Linda Mar, with one access point,
from Crespi Drive, two parking areas, a basketball court, a building used by a theater company, and another building used by a performing arts
school.
• Sanchez Park occupies about half of the 8.8-acre
site of the former Sanchez School, now used as
an arts center. The park contains two t-ball fields
and a soccer field.

Pocket Parks
Pacifica has 11 small parks that provide playlots or
public use areas serving the immediate vicinity.

Edgemar Pa:rk, Skyridge Park, and Pomo Park are
the largest of these, at one to two acres each. Other
pocket parks include the City-owned Horizon,
Brighton, Palmetto, and Portola Mini-Parks, and
privately-developed mini-parks in the Connemara,
Cypress Walk, and Timber Hill subdivisions and on
Monterey Road.

Pacific
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' igli Salwol
2 Skyridge
Pnrk
Sweeney
Ridge
(GG NRA)
San Francisco Ba
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Discovery ~Ue ,
,,
Figure 6-1:

Parks and Open Space System
0 Park Opportunity Site
0 Park Improvement
Opportunity
* Points of Interest
c=i Regional Open Space
- District, Neighborhood,
& Pocket Parks
- Special Facilities
c=i School Playfields
c=i Priorities for Conservation
c=i Golf Course
Beach
c=i Other Protected Open Space
~ Partial Conservation
with Development
c=i Urban Reserve
'--,__ .. .. ..... -.. ,
,,
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City Limits
- Planning Area
Source: City of Pacifica, 2020 San Mateo
County, 2020; Dyett & Bhatia, 2020.

Special Facilities
Beach Boulevard Promenade is located above the
seawall in the West Sharp Park neighborhood. It is
served by public parking, and is popular for walking
and jogging. The Promenade provides picnic tables
and access to the Pacifica Pier and Sharp Park Beach.

Pacifica Municipal Pier is one of the Bay Area's most
popular places to fish. The pier is adjacent to the
promenade and picnic area along Beach Boulevard.

A cafe is located at the foot of the pier.

The Grace McCarthy Vista Point, on Sharp Park
Road, features a sheltered viewpoint with benches
overlooking the Sharp Park neighborhood, the Pier,
and the Ocean.

Pacifica Skate Park opened in 2005 and is located
adjacent to the Pacifica Community Center on
Crespi Drive.

School Playfields
Schools provide recreational resources used by the
community, including playing fields, at nine sites
with a total of 112 acres. With the exception of the
Oceana High School pool, the City does not have
a joint-use agreement with either Jefferson Union
High School District or Pacifica School District to
operate fields on evenings or weekends.

Park Standards
The City's park standards, shown in Table 6-2, are
intended to meet the needs for active and passive
recreation and enjoyment of Pacifica residents and
visitors over the planning period. For local-serving
parks, the General Plan provides standards for park
size, service area, and distribution. The table compares these standards to existing park land, and presents a range of park land needs .to keep pace with population growth through the planning period.

Size Range and Service Area
All residents should be within a short walk (onequarter to one-half mile) of either a neighborhood park or usable outdoor area at a school site, but
6-4 PACIFICA GENERAL PLAN PUBLIC REVIEW DR.A.FT
not necessarily both. This flexibility underlines the
importance of maintaining outdoor play areas at
school sites for community use after school hours.

Most Pacifica neighborhoods fall within the service
area standards for neighborhood parks or school
play fields. However, Pedro Point, Rockaway Beach,
Rockaway, West Fairway Park, and parts of West
and East Sharp Park, West and East EdgemarPacific Manor, and West Linda Mar do not meet the General Plan's service standard in this category.

Areas where active play areas are not readily accessible should be priorities for future improvements, even if those are as simple as exercise stations and
a playground. Beaches may reasonably make up for
this park shortage in some areas. Meanwhile, only
the southern portion of the City is currently within
three miles of Frontierland Park, Pacifica's only "district park." While an opportunity to change this is not likely, it may become possible in the long term
to convert a portion of Sharp Park or the Oceana
High School campus to a district park with multiuse characteristics.

The General Plan does not specifically establish
acreage standards for regional parks, and no longer
identifies a classification for large City parks of 100+ acres, as this is neither feasible nor needed.

Distribution (Acres per 1,000 Residents)
Pacifica requires developers to dedicate land or pay
an in-lieu fee to provide park land at a ratio of five
acres per 1,000 residents. The citywide ratio (6.3 acres per 1,000) includes school grounds. Distribution
standards by park type are provided in ranges to give
the City flexibility to respond to opportunities and
adapt to potentially changing circumstances.

Recreation Facilities and Needs
A th/etic Fields and Courts
City parks include five baseball fields and two soccer
fields. School sites provide another 15 tennis courts,
10 baseball or softball fields, eight soccer fields, four football fields, three gyms, two full tracks, and two
swimming pools. The Jean E. Brink Pool, located at
Table 6-1: CITY PARKS AND PLAYFIELDS
Park acres1 Park
District Parks Special Facilities
Frontierland Park 63 Grace McCarthy Vista Point
Subtotal 63 Pacifica Skate Park
Neighborhood Parks Rockaway Beach Promenade
Fairmont Park 6.4 Sharp Park Promenade and Pier
Fairmont West Park 4.9 Subtotal
Fairway Park 6.9 School Playfields3
Imperial Park 12.8 Cabrillo School
Oddstad Park 19.9 IB Lacy Middle School
Sanchez Park 4.5 Linda Mar School
Subtotal 55 Ocean Shore School
Pocket Parks Oceana High School
Brighton Mini-Park 0.1 Oddstad School
Connemara Mini-Park2 0.3 Ortega School
Cypress Mini-Park2 0.5 Sunset Ridge School
Edgemar Park 1.2 Terra Nova High School
Horizon Mini-Park 0.1 Vallemar School
Monterey Mini-Park2 0.6 Subtotal
Palmetto Mini-Park 0.1 TOTAL
Pomo Park 0.8 CURRENT PARKS RATI04
Portola Mini-Park 0.2
Skyridge Park 1.9
Timber Hill Mini-Park2 0.3
Subtotal 6.3

1. Acreage subtotals and totals may not add up due to rounding.

2. Private parks created as part of development, these are not counted as City parkland.

3.Owned and operated by Pacifica School District or Jefferson Union High School District.

4. Acres of publicly-owned land per 1,00.0 residents, at 2020 population of 38,330.

Sources: San Mateo County Assessor's Office, 2019; City of Pacifica, Dyett & Bhatia, 2020 Table 6-2: PARK STANDARDS
General Plan Standards Existing
Classification1 Size Range Service area acres/1000 Parkland Persons2
District Parks 20 - 100 acres 1 /2 to 3 miles 1.5 to 2.25 63 Neighborhood Parks 3 - 20 acres 1 /4 to 1 /2-mile 1.5 to 1.75 55 Pocket Parks 2500 sq. ft. - 1 acre Subneighborhood 0.15 to 0.25 6.3 Special Facilities NA City 0.15 to 0.25 5.4
School Playfields 4- 30 acres 1 /4 to 1 /2-mile 2.0 to 3.0 112 TOTAL 6.3 242

1. The Planning Area also includes 2,932 acres of regional park land and beaches.

Existing Ratio
(acres/1000
persons)

1.5 1.3

0.2 0.1

2.7 6.3

2. Total park land acreage standard assures future development will provide new park land at 5 acres per 1,000 residents.

3. Assumes population of 41,450 in 2040, and 5 acres of parkland per 1,000 residents provided for new development.

Sources: City of Pacifica, 2019; San Mateo County Assessor's Office, 2019; Dyett & Bhatia, 2020. acres

2.6 1.4

0.1 1.3

5.4 10.0

4.0 4.0

4.0 19.0

5.0 17.0
11 .0

33.0 5.0
112
242

6.3 New acres
Needed3
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4 to 14
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-5
Oceana High School, is home to the City o(Pacifica's
aquatics program. The pool at Terra Nova High School
is not open to the public. Pacifica's two high schools
have renovated athletic facilities at both campuses.

Pacifica youth participate at high levels in league
sports, including two soccer and three baseball leagues.

Currently, local sports leagues may use the City's fields for free but may take responsibility for maintenance.

The leagues pay a fee to the school districts for use
of those fields, often using grant money from parent
organizations. There is a shortage of fields for both
organized play and general community use.

Playgrounds
Pacifica currently has 13 playgrounds within its district, neighborhood and pocket parks. West Edgemar-Pacific Manor, much of West Sharp Park, West Fairway Park, Rockaway Beach, and Pedro Point, as
well as much of Linda Mar and Park Pacifica, are not
within walking distance of a playground.

Other Amenities
Many parks have fields where dogs can play or be
walked on-leash, and an off-leash dog park has been
developed at Sanchez Park. Dogs also are allowed
off-leash at Esplanade Beach. A bocce ball court has
been built at the community center, with donated
funds and services.

Parks and Recreation Priorities
According to the California Parks and Recreation
Department, conservation of and access to outdoor
spaces, particularly minimally-developed areas in a
nearly natural state and areas with facilities for
children's play and for exercise and group sports.

Parks also provide a sense of social connectedness.

The desire for natural areas is abundantly met in
Pacifica.

While Pacifica has a good inventoty of park land,
some built-out neighborhoods with limited existing
parkland may experience increasing in-fill density,
leading to unique park needs. Additionally, fiscal
constraints make park maintenance a challenge in
the future. Pacifica is likely to focus on solutions to address park access in built-out neighborhoods, such
as rooftop parks or public plazas, enhancing existing
parks, and evaluating opportunities to create new
parks on underused public land and as part of new
development. Opportunity sites for new parks and
park improvements are shown in Figure 6-1.

Regional Parks and Beaches
Regional Parks
Regional parks and beaches, totaling approximately
2,930 acres, are listed in Table 6-3. This park land
is owned and managed by various agencies, including the National Park Service, the State of California, San Mateo County, the City and County of San Francisco, and the City of Pacifica. The City does
not have permitting authority over park land owned
by other public agencies. While the California redlegged frog and the endangered San Francisco garOddstad Park occupies a mostly wooded 20 acres on a ridge in Linda Mar (left). Pacifica Skate Park could become part of an enhanced community gathering place with diverse attractions (right). 6-6 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAn
ter snake are noted within the Mori Point and Sharp
Park areas, these or other sensitive species may also
be present in other regional park or beach areas.

GOLDEN GA E NA n NAL RECREA O AR :A
Sweeney Ridge, Mori Point, Milagra Ridge, and
land on Pacifica's Northern Coastal Bluffs are part
of the National Park Service's Golden Gate National
Recreation Area (GGNRA), which extends in segments from Point Reyes, through San Francisco, to the Santa Cruz Mountains. Additional land owned
by the California Coastal Conservancy and the City
of Pacifica on Pedro Point Headlands and Sweeney
Ridge is may be added to the GGNRA in the future.

As of 2018, GGNRA estimated approximately 17
million visitors to the Recreation Area as a whole.

Protected ridges and coastal bluffs in and adjacent
to the GGNRA are features of major local and
regional significance as well as being vantage points
for impressive views of the coast and bayside ridges
and valleys.

Northern Coastal Bluffs
GGNRA manages approximately 17 acres of bluffs
along the ocean in the far northern end of Pacifica,
nearly contiguous with GGNRA-managed coastal
land around Mussel Rock in Daly City. This land
Table 6-3: REGIONAL PARKS AND BEACHES
Park Name or Category
Regional Parks
Golden Gate National Recreation Area
Sharp Park2
San Pedro Valley County Park
McNee Ranch State Park3
Subtotal
Beaches
Sharp Park Beach
Rockaway Beach
Pacifica State Beach
Subtotal
TOTAL
Owner
offers wide open views from Palmetto Avenue. There
is currently no improved public access. GGNRA
intends to preserve and enhance the natural and scenic value, with some public access.

Sharp Park
The 400-acre Sharp Park is the result of a 1917 land
bequest by the Murphey family to the City and
County of San Francisco, on the condition that
the land remain in recreational use. Sharp Park has
an 18-hole public golf course, occupying 128 acres
between the ocean berm and Highway 1. It was
established in 1932 and designed by Alister Mackenzie. The Park provides low-cost golf to the general public, with reduced greens fees for Pacifica and San
Francisco residents. The golf course also includes
habitat for the California red-legged frog and the
endangered San Francisco garter snake. In 2009,
the San Francisco Recreation and Park Commission
adopted a restoration plan that would retain the golf
course, while also creating more habitat by realigning parts of the course.

Milagra Ridge
The 245-acre Milagra Ridge area provides habitat to
the federally-protected Mission Blue Butterfly and
the San Bruno Elfin Butterfly, which are considAcres
National Park Service or Others1
City and County of San Francisco
San Mateo County
1,958
397
521
22 2,888
State of California
City and County of San Francisco, State of California
Private
State of California, City of Pacifica
14 5
21 40
2,937

1. As of 2021, some GGNRA land is owned by the City of Pacifica, and the California Coastal Conservancy. This includes 5 acres of land, known as the Colt Property in Pedro Point, currently owned by the City of Pacifica.

2. Portion of Sharp Park Beach within Sharp Park is calculated separately below.

3. Only a small portion of McNee Ranch State Park is within the Planning Area.

Source: San Mateo County Assessor's Office, 2019; City of Pacifica, 2021; Dyett & Bhatia, 2021. 6 0
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-7
ered sensitive to human disturbance. The park unit
also offers spectacular views and historic resources.

GGNRA manages Milagra Ridge with the primary goal of protecting and restoring natural habitat, while still providing public access. Access to the park is from a parking lot at the end of College Drive
north of Sharp Park Road. A housing development
on lower Milagra Ridge, Connemara, included the
preservation of 35 acres of open space that could be
transferred to an appropriate public or private land
steward.

Sweeney Ridge
At 1,470 acres, GGNRA's Sweeney Ridge is the largest public open space tract in Pacifica. The park, reaching an elevation of 1,220 feet, offers views to
Mount Tamalpais to the north, Mount Diablo to the
east, Montara Mountain to the south, and the Farallon Islands to the west on clear days. Trailheads are at Skyline College, Shelldance Nursery off Highway
1, and Sneath Lane off Skyline Boulevard. Under
GGNRA's management, Sweeney Ridge's natural
landscape will be protected and trail amenities will
be enhanced, including efforts to improve connections to the regional trail network and surrounding public lands. The City of Pacifica acquired 331 acres
on upper Cattle Hill directly adjoining Sweeney
Ridge on the west, and seeks to transfer the land to
an appropriate public or private land steward.

The San Francisco Bay Discovery Site, where the
Portola Expedition crossed over Sweeney Ridge in
1769 and for the first time came to view the Bay, is
iocated on Sweeney Ridge. It is a National Registerdesignated historic site. Access to chis landmark will be improved, and a hikers' hut added as part of a system of huts proposed for the Bay Area Ridge Trail.

Shelldance Nursery, just off Highway 1 at the base
of Sweeney Ridge, features a display of orchids, bromeliad, and stag head ferns. The site also provides shared-use trailhead parking for access to Sweeney
Ridge and is used for park maintenance. GGNRA's
6-8 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
plans for Shelldance Nursery include new v1s1tor
facilities, a community stewardship/education center, enhanced trailhead parking, and an improved trail connection to Mori Point.

Mori Point
Mori Point, a 106-acre promontory between Sharp
Park and Rockaway beaches, was added to the
GGNRA in 2002. Mori Point is accessible from the
Coastal Trail along Calera Creek, from the Sharp
Park levee at Clarendon and Beach Boulevard, or
from Mori Point Road in the West Fairway Park
neighborhood. The San Francisco garter snake and
California red-legged frog are found on Mori Point,
and the unit is managed for the protection of these
species, while trail enhancements are also being provided.

Pedro Point Headlands
Pedro Point Headlands is the coastal extension of
San Pedro Mountain, jutting into the Pacific west
of Highway 1 north of Devil's Slide. Most of Pedro
Point Headlands within the Planning Area are now
owned by the State of California or the City of.Pacifica. In 2016, the City of Pacifica added five acres of land, known as the Colt Property, to the Headlands
using funds granted by Measure A and the State of
California Habitat Conservation Fund. The constructiori of the Devil's Slide Tunnel allowed the bypassed highway segment to be converted to a trail
in 2014. Parking areas and trailheads are also now
available at this segment, and new trails have been
developed to link the trailhead at the north end with
trails on Pedro Point Headlands. The Headlands will
be managed for habitat protection and public enjoyment. '"I V ,L 0
The Middle and South Forks of San Pedro Creek
flow year-round through the 1, 150-acre San Pedro
Valley County Park, providing spawning habitat for
migratory Steelhead salmon. The park entrance is
reached from the south end of Odds tad Boulevard in
Pacifica; near the entrance the park offers two group
picnic areas and a small visitors' center. During rainy winter months, visitors can see Brooks Falls, which
has a three-tiered, 175-foot drop. Ten miles of trails
offer both easy walks and challenging climbs to the
ridges, with views to the ocean. Approximately half
of the park is within the Planning Area.

MCNEE RANCH STATE PARK
McNee Ranch State Park adjoins San Pedro Valley
County Park to the west. Trail connections between
the parks allow hikers beginning in Pacifica to reach
the summit of 1,900-foot North Peak and the ocean
at Montara State Beach or Gray Whale Cove. Just 22
acres of this park are within the Planning Area.

Beaches
PAClflCA STATE BEACH
Pacifica State Beach, stretching more than a half
mile between Pedro Point and Aramai Point, is one
of the most popular surfing spots in the San Francisco area. By a 2005 estimate, more than one million visitors use Pacifica State Beach every year. Most of the beach and dunes are owned by the State and
are part of the state parks system, but are managed
by the City of Pacifica. Improvements completed in
2004 included rehabilitation of the Linda Mar Sewage Pumping Station, wetlands restoration, shoreline protection, dune restoration, improvements to the
Coastal Trail, and new public restrooms.

ROC AW Y BEACH
Rockaway Beach lies on a small bay between rocky
headlands. The south end of the beach may be
accessed from a seafront plaza at the end of Rockaway Beach Avenue. A parking lot connects the south end of the beach to a new segment of the Coastal
Trail crossing the Headlands between Rockaway
Beach and Pacifica State Beach. The new section
of Coastal Trail along Calera Creek can be reached
from the north end of Rockaway Beach.

SHARP PA k BEACH AND PACIFICA PIER
Sharp Park Beach extends from Mori Point along the ·
west side of the Sharp Park levee to the West Sharp -
Park neighborhood. The southern section is owned by
the City and County of San Francisco as part of Sharp
Park, while the northern portion is owned by the State.

The beach is open to the public, and is popular for walkNearly 2,000 acres of land in the Planning Area are preserved as part of the Golden Gate National Recreation Area, including Sweeney Ridge (top). A restoration plan would retain Sharp Park Golf Course while also creating more habitat (middle). Pacifica State Beach is one of the most popular surfing spots in the San Francisco area (bottom).
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PACIFICA GENERAL PLAN PIJBLIC REVIEW DRAFT 6-9
ing. Ir is reached from the south from a small trailhead at Mori Point, and from the north at the Beach Boulevard Promenade, where public parking is available. The Promenade also provides access to Pacifica Pier.

Other Protected Open Space
State planning law (Government Code Section
65560) provides a structure for the preservation of
open space by identifying open space categories.

These are:
• Open space for public health and safety;
• Open space for the preservation of natural
resources;
• Open space for resource management and production;
• Open space for outdoor recreation;
• Open space for the protection of Native American sites.

As summarized in Table 6-4, over 3,600 acres in the
Planning Area are protected open space. The majority
of this is in large regional parks. This parkland serves more than one of the open space functions above: it
may shelter sensitive habitat and feature steep slopes
that present landslide hazards, while also providing
opportunities for recreation.

The Planning Area also includes protected open
space that does not have public access or provide
recreational opportunities, but is preserved in keeping with one of the other state-identified open space Table 6-4: OPEN SPACE INVENTORY
categories. These protected open spaces are shown on
Figure 6-1 as "Other Protected Open Space."
I\J E S COAST L UPLANDS Ar.JD BLU
The General Plan designates certain land for Conservation because it would be unsafe to develop due to slope failure, other seismic hazards, or coastal erosion, and may be considered "Open Space for Public Health and Safety. " These include the greenbelts along the San Andreas Fault corridor in the West
Fairmont, Fairmont, and Westview-Pacific Highlands neighborhoods in the north, the greenbelts along steep slopes in the Linda Mar and Park Pacifica
neighborhoods in the south, and land on the steep
bluffs along Esplanade Avenue. Nearly all of this
land is owned by the City of Pacifica. The rugged
uplands of the Rockaway Quarry site and the cliffs
around Rockaway Headlands are also designated for
conservation and presented as Other Protected Open
Space on Figure 6-1. Overall, protected greenbelts
and coastal bluffs total approximately 170 acres.

DO
Calera Creek's riparian corridor through the Rockaway Quarry site is owned by the City of Pacifica and preserved for its habitat value. Portions of Calera
Creek in the Vallemar neighborhood and San Pedro
Creek in Linda M ar and West Linda Mar are also set
aside for permanent conservation.

D
The City and County of San Francisco owns 434
acres of land within the Planning Area directly east
of GGNRA land on Sweeney Ridge, as part of its
Open Space Type Category Acres
Regional Parks and Beaches Outdoor Recreation, Natural Resources, Health 2,937 & Safety
City Parks Outdoor Recreation 130
Other Protected Space
Greenbelts, Coastal Uplands and Bluffs Public Health and Safety 170 Riparian Corridors Natural Resources 17
Peninsula Watershed Natural Resources 434
TOTAL 3,683
Source: San Mateo County Assessor's Office, 2019; City of Pacifica, 2020; Dyett & Bhatia, 2020. 6-10 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
much larger Peninsula Watershed. The land is managed to protect this critical natural resource.

Open Space Task Force Recommendation
An Open Space Task Force, convened by City Council in 1984 "to identify, prioritize, and seek means for long-range preservation of significant open space in
Pacifica," identified 51 properties as priorities for preservation. Preservation strategies include public acquisition ofland or conservation easements; General Plan and zoning changes; use of Transfer of Development
Rights; and action by a local land trust. The Open
Space Task Force recommendations include land that
has been permanently preserved since the Report was
produced. Land on Mori Point, Pedro Point Headlands, the Northern Coastal Bluffs, Esplanade Bluff, Sharp Park Beach, Pacifica State Beach, and upper
Cattle Hill were acquired by land trusts, the City of
Pacifica, the California Coastal Conservancy, or the
National Park Service for conservation. Land on Milagra Ridge has been permanently conserved as part of the Skyridge and Connemara developments, as well
·· as a portion of the Harmony @l development (now
known as Ohlone Point) south of Rockaway Beach,
providing models for conservation with development.

Open Space Priorities
The General Plan identifies land on the Northern
Coastal Bluffs and the bluffs along Esplanade Avenue as priorities for permanent conservation because of the presence of sensitive natural communities and
the risks of development along the coast. Land may
be managed by GGNRA, the City, or others, with
development rights transferred with use of the City's
TDR program.

On a variety of other sites shown on Figure 6-1 as
"Partial Conservation with Development," open
space is expected to be preserved as part of development.

Open Space Conservation with Development
Land identified for "Partial Conservation with
Development," as shown on Figure 6-1, includes portions of Gypsy Hill, the Quarry, and Fassler Ridge where conservation areas should be determined
based on habitat needs and site conditions. Having
Conservation will use strategies such as clustered
development, conservation easements, and transfer
of development rights.

This land is designated for very low-density or lowintensity development, and permanent open space protection is expected to occur along with development. Habitat and other natural resources also will be protected by federal and State laws that protect
wetlands, water quality, and Environmentally Sensitive Habitat Areas (ESHAs) in the Coastal Zone.

Development on steep or unstable sites also will be
limited to safe areas based on Chapter 8, Safety.
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PACIFICA GENERAL PLAN PUBLIC REVJEW DRAFT 6-11

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a ~ -
Guiding Policies
OC-G-1 e} Development of City Parks. Create
and enhance neighborhood and pocket
parks and plazas to provide access to
local recreational space to all Pacifica
residents.

OC-G-2 e) Recreation Facilities. Enhance outdoor recreation facilities and services in local parks, in coordination wi~h youth
and adult leagues and community groups
with priority given to sports fields and
off-leash dog play areas.

OC-G-3 e) Community Gathering Place. Create or enhance one or more public plazas or central gathering places where all
Pacifica residents come together. This
place or places should be connected with
concentrated, mixed use areas.

OC-G-4 i) School Playfields. Continue to cooperate with the school districts to make school play fields available for public use
after school hours.

OC-G-5 i) Open Space Preservation. Preserve open space that protects natural resources, visual amenities, and public
health and safety.

The top priority areas for conservation are
beaches, oceanfront bluffs, ridgelines, hillsides areas adjacent to existing open space, and areas that support critical wildlife habitat and endangered species. See Figure 6-1.

OC-G-6 e) Coastal Areas Suited for Water-Oriented Recreation. Continue to protect coastal areas suited for water-oriented
recreational activities.
6-12 PACIFl(A GENERAL PLAN PUBLIC REVIEW DRAFT
The City must work to ensure community use of recreation facilities at school sites (top). Dedication of land or payment of in-lieu fees to provide park land at a ratio of five acres per 1,000 residents has resulted in pocket parks such as this one on Timber Hill Street (middle). The General Plan emphasizes improvements to enhance the quality of existing parks, including Sanchez Park (bottom).

This policy applies to, but is not limited to,
the following: fishing at Pacifica Pier, suifing and other water recreation at Pacifica State Beach.

Implementing Policies
City Parks and School Playfie!ds
OC-1-1 Park Land Dedication or In-Lieu
Fees. For new development, continue to
require the dedication ofland or payment
of in-lieu fees to provide park land at a
ratio of five acres per 1,000 residents.

OC-1-2 Park Development to Meet Park
Standards. Develop new parks in a
timely manner using in-lieu fees or land
dedicated as part of new development, to
ensure that Citywide park and recreation
space is available to the community at a
ratio of 6.3 acres per· 1,000 residents by
2040.

OC-1-3 Community Use of School Grounds
and Recreation Facilities. Explore jointuse agreements and seek to strengthen these as needed to ensure community use
of play areas and indoor recreation facilities at school sites.

OC-1-4 Emphasize Park Maintenance and
Improvements. Enhance existing parks
to improve the quality and usability of
. Pacifica's park land, _and make improvements such that park facilities are equitably distributed throughout Pacifica. In particular:
• Improve existing sports fields in partnership with local non-profit youth and adult athletic groups; ·
• Add playgrounds or expand play areas
at Fairway, Imperial, and Oddstad
parks;
• Convert parking area to park space at
Oddstad, and make improvements at
the park's entrance.
• Provide an off-leash dog area at a location in the northern part of the City.

OC-1-5 Sanchez Park Improvements. Target
Sanchez Park for improvements so that
it functions as a complete neighborhood
park, with a playground and passive use
areas, including a viewing area at San
Pedro Creek. Study improvements to the
usability of the dog park including
drought-tolerant plants and trees, softer
surfacing, water features, and picnic
benches. Integrate the arts center in the
former school building into the park.

OC-1-6 Multi-Use Park Site. Pursue opportunities to provide a district-scale park, using existing public open space, that would be
a hub for group sports and athletic facilities. Potential locations may include:
• Oceana High School recreation facilities transferred from or shared with JUHSD, with City park improvements;
• New facilities developed on and
around the former rifle range in the
upland portion of Sharp Park; and
• Park land with a coastal setting on
developable portions of the Quarry
site.

OC-1-7 Community Center Park. Pursue development of a park with diverse and unique features, around and including the existing Community Center and Skate Park, with easy access by all modes of travel.

New features could include a more prominent interpretive settingfor the historic Portola campsite; visitor orientation and
restrooms; a playground t!.nd picnic area;
and a viewing area facing adjacent wetlands.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-13
OC-1-8 Sanchez Adobe Park. Work with San
Mateo County to pursue development of
a more park-like setting for the Sanchez
Adobe while preserving historic and
cultural resources, following the 2007
Master Plan.

OC-1-9 Parks as Part of Future Development. Create future public spaces, accessible to the community, as part of
the redevelopment of publicly-owned
sites and of larger privately-owned sites,
including the Rockaway Quarry site, the
undeveloped San Pedro Avenue site, and
the Milagra Canyon site.

OC-1-10 ~ Pocket Park Opportunity Sites on
Public Land. Explore opportunities to
develop pocket parks on public land that
is not otherwise needed as neighborhood
gathering places and play areas.

Potential sites are on street stubs or rightofway not needed to serve future development, and within easy walking distance to adjacent residences. Amenities should
include, but not be limited to, play or exercise equipment in park-deficient areas, and benches or picnic tables at scenic overlook
points.

OC-1-11 Parks Landscaping. Promote landscapes
with native vegetation, which requires
little maintenance, little water, makes
good wildlife habitat, and is fire resistant,
in landscaping of City parks.

OC-1-12 Parks, Beaches, and Recreation Department. Continue to support the varied activities of the Parks, Beaches and Recreation Department. Periodically review their activities to ensure that programs
are meeting public needs.

Regional Parks and Beaches
OC-1-13 ~ Public Access Improvements and
Habitat Restoration. Support GGNRA
in implementing habitat restoration and
6-14 PACIFICA GENEFIAL PJ...AN PUBL,C REVIEW DRAFT
Greenbelts along steep slopes are designated for permanent conservation (top). Permanent conservation of private land on the Northern Coastal Bluffs would protect sensitive natural communities and protect against coastal erosion (middle). Future development on sites identified as "Partial Conservation with Developmen't" should include conservation areas based on habitat needs and site conditions (bottom). public access improvements at its park
units in the Planning Area, including
Sweeney Ridge, Milagra Ridge, Mori
Point, and the Northern Coastal Bluffs.

OC-1-14 Cattle Hill. Complete the planned transfer of City-owned land on Cattle Hill to GGNRA to allow the National Park Service to coordinate park land management and trail access and improvements.

OC-1-15 Pedro Point Headlands. Complete
the planned transfer of City-owned land
on Pedro Point Headlands to an appropriate public or private land steward, and pursue land and/or trail easement acquisition if necessary to connect Headlands trails with the Coastal Trail in Pacifica.

OC-1-16 Northern Coastal Bluffs. Promote
the permanent conservation of private
land on the Northern Coastal Bluffs
to protect sensitive natural communities and protect against coastal erosion.

Managed protected land together with
adjacent GGNRA land.

OC-1-17 i} _Sharp Park. Support the continued
operation of golf at Sharp Park Golf
Course, and support development of
additional recreational uses in upland
portions of the Park.

The long-term management approach must
protect existing development from hazards;
protect and restore habitat; and maintain
public access to and along the beach.

OC-1-18 .i) Sharp Park and Pacifica State
Beaches. Maintain partnership with the
State of California in ownership and
management of Sharp Park Beach and
Pacifica State Beach, balancing public
access with protection of habitat and
shoreline conditions.

OC-1-19 Rockaway Beach._Ensure that
public access to Rockaway Beach (from
Points
17 and 19 through 20 on the Coastal
Access map, Figure 6-3) is maintained.

Other Protected Opf}n Space
OC-1-20 Partial Conservation with Development. On sites shown on Figure 6-1 as "Partial Conservation with Development," require that high-value open space be protected as part of any development.

Protected open space need not be publicly accessible, but trail easements may be required to complete trail segments identified in the General Plan.

OC-1-21 Development Strategies to Preserve
Open Space. Continue to promote
density-open space trade-offs, such as
clustering development, transferring
development rights from sensitive to less
sensitive land, and dedication or protection of open space through covenants or consecutive easements.

OC-1-22 Open Space Restoration. Continue to
support local volunteer or community
service organizations in implementing revegetation programs on the City's greenbelts or elsewhere to reduce erosion
potential and enhance the visual quality
of these areas for adjacent neighborhoods.

The Coastal Trail runs nearly the length of the City, including this segment along the dunes at Pacifica State Beach.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-15
Pacific
0 c ea n
0 1/4 1/2
MILES
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l-~---} - .

P ··,
~ '
-, '
--,
' ..
·~ < ·~ .. _r- ........ ... .. .. - ,
Figure 6-2: Trail System
----- Existing Trails
-=---- Existing On-Street Trail Routes
Proposed Trails or
Trail Improvements
Proposed On-Street
Trail Routes
---Coastal Trail
■ Existing Trail Heads
D Trail Heads to be Improved
® Visitor Parking Lots
Q Existing SR 1 Crossing
,t,;,"==- ... ,1
•• , j Proposed SR 1 Crossing
~ Regional Open Space
-
Neighborhood, District
and Pocket Parks
~ Golf Course
~ Other Protected Open Space
CJ
~
Partial Conservation
with Development
School Playfields
l 00 ft Contour
City Limits
Planning Area
Source: City of Pacifica, 2020; San Mateo
County, 2020; Dyett & Bhatia, 2020.

6.2 TRAIL SYSTEM
Existing Trails in the Planning Area
The Planning Area has 67 miles of trails through
GGNRA land in San Pedro Valley County Park,
and along the coast, including segments along City
streets. Historically, the City has sought to create a
system that includes a coastal trail, a ridgeline trail, and lateral trails connecting the ridgeline to the
coast, as shown in Figure 6-2.

Coastal Trail
Pacifica's Coastal Trail currently runs almost the
length of the Planning Area, from the Daly City
boundary to Pedro Point Shopping Center. The
route follows Palmetto Avenue alongside the Northern Coastal Bluffs, turns onto Esplanade Avenue through the West Edgemar-Pacific Manor neighborhood, and follows Palmetto again through West Sharp Park. The tra:il then branches into two parallel routes. The western route travels along the levee between Sharp Park Golf Course and Sharp Park
Beach, and then east along the north side of Mori
Point. The eastern route follows Francisco Boulevard
south, meeting the other trail at the Mori Point trailhead. From this point, the Coastal Trail follows a path alongside Highway 1 and then arcs west along
the restored section of Calera Creek in the Rockaway Quarry site. After a short on-street segment in the Rockaway Beach district, the trail follows a path
over Aramai Point and then along the inland side of
the dunes at Pacifica State Beach. The trail currently
comes to an end at the south end of the beach.

The City in 2015 acquired an approximately fiveacre parcel in the Pedro Point Headlands, known as the Colt Property, which provided a critical link to
other publicly-owned land in the Headlands. As a
result, it should be possible co construct a trail west of Highway 1 to extend the Coastal Trail from its
current terminus southward through the Pedro Point
Headlands to connect with the Devil's Slide Trail.

Ridge Trails
The Sweeney Ridge trail, a segment of the Bay Area
Ridge Trail, extends from the Portola Gate at the
boundary of the Peninsula Watershed in the south
to Milagra Ridge in the north. Lateral trail connections exist along Mori Ridge and Cattle Hill to the west, and the Sneath Lane right-of-way to the
east. Trailheads with parking lots are at Milagra
Ridge and Skyline College to the north and northeast, Shell dance Nursery off of Highway 1 to the west, and Sneath Lane off of Skyline Boulevard to
the east. There is also a trailhead at the top of Fassler Avenue where the City completed parking and access
improvements in 2020.

Milagra Ridge has a three-quarter mile hiking trail
on paved road and/or dirt trail, bringing visitors to
overlook points. Access to the trails is from a parking lot at the end of the College Drive extension north
of Sharp Park Road. A new trail, the Milagra Battery Trail, was completed in 2016 and provides access west across the lower Milagra Ridge from a small
parking lot at the end of Connemara Drive.

County and State Park Trails
In the San Pedro Valley County Park, approximately
ten miles of trails offer both easy walks and challenging climbs to the ridges, with views to the ocean. The park entrance at the south end of Oddstad Boulevard has parking, a small visitors' center, restrooms, and picnic areas.

In McNee .Ranch State Park trail connections allow
hikers beginning in Pacifica to reach the summit of
1,900-foot North Peak and the ocean at Montara
State Beach or Gray Whale Cove.

Pedro Point Headlands
Trails at Pedro Point bring hikers from a trailhead on
Highway 1 to an overlook point and to Pedro Summit. The trailhead created with the opening of the Devil's Slide Tunnel in 2014 has created a new public
parking lot. As mentioned above, a trail connection
is planned to fill the gap in the Coastal Trail between Pedro Point Shopping Center and Devil's Slide Trail.
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PACIFICA GENERAL PLAN PUBLIC l'{EVIEW DRAFT 6-17
Trailheads and Parking Areas
Existing trailheads are located at the Beach Boulevard Promenade; Mori's Point Road; Shelldance Nursery; Rockaway Beach; Crespi Drive at Highway 1; Pacifica State Beach; San Pedro Valley County Park; Milagra Ridge; and Fassler Avenue. Planning
Area trails also can be reached from trailheads outside the City Limits to the east at Skyline College and at Sneath Lane, and to the south on Highway 1
approaching Devil's Slide.

Priorities for Enhancing Pacifica's Trail
System
Developing an integrated trail system, as proposed
in this Plan, will enhance access to and enjoyment
of Pacifica' s natural resources for both residents and visitors. It will make possible a variety of loop walks taking in a diversity of scenery and connecting large
open spaces with Pacifica's activity centers. The trail system will function both as a system with a Pacifica
identity, and as a link in regional and state trail systems.

The Plan proposes four areas of improvement. First,
new trail segments are needed to connect the Coastal
and Ridge trails and to provide better access to and
through Pacifica's neighborhoods. Second, new and
improved crossings of Highway 1 are needed to make
the new trail connections work. Third, new trailheads and improvements are needed to assure access at locations that reinforce existing activity centers.

And fourth, a signage and wayfinding program is
proposed to make the overall system legible both as a
Pacifica system and as part of the California Coastal
Trail and Bay Area Ridge Trail.
6-18 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Deve/op.a direct pedestrian route between the Sharp Park Beach Promenade and upper Sharp Park Road (top). Connect the Portola Expedition Camp with the San Francisco Bay Discovery Site on Sweeney Ridge, giving visitors the experience of this historic route (middle). Support the development of a new Highway 1 over-crossing at Mori Point, enhancing the Shel/dance Nursery location as a central point from which to explore Pacifica's trail system (bottom).

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a . See
also policies in section 5-4: Pedestrian and Bicycle
Network.

Guiding Policies
OC-G-7 Trail System Expansion. Expand
the trail system in Pacifica to create a
connected trail network with communicywide links to open space and recreation facilities, as shown on Figure 6-2.

Implementing Policies
OC-1-23 New Segments of California Coastal
Trail in Pacifica. Create new trail segments through Rockaway Quarry uplands and the Headlands as part of
development or as separate Coastal Trail
initiatives.

OC-1-24 Coastal Trail at Devil's Slide and
Between Pacifica and Devil's Slide.

Work with involved agencies and property owners to achieve a trail connection west of Highway 1 between Pedro Point
Shopping Center and the Devil's Slide
north trailhead.

OC-1-25 ~ Pedro Point Headlands Ti:ails. In
coordination with GGNRA and the
California Coastal Conservancy, support trail improvements on Pedro Point Headlands, and extension of these trails
to the new trailhead at the north end of
Devil's Slide.

OC-1-26 ~ Pedestrian Improvements on Palmetto and Esplanade. Make sidewalk and streetscape improvements along
Coastal Trail segments of Palmetto and
Esplanade Avenues a priority.

Streetscape improvements for Palmetto Avenue will also support a pedestrian-oriented mixed use district in West Sharp Park and
may provide far a separated path along the
Northern Coastal Bluffi.

OC-1-27 Lateral Ridge Trail Extensions.

In coordination with GGNRA, pursue
lateral ridge trail extensions, providing
new connections between the Coast and
Sweeney Ridge.
• Extend the Baquiano Trail and Ahni
Trail down Fassler Avenue and across
private land to Crespi Drive and Highway 1 as part of the Ohlone-Portola Heritage Trail. This would connect the
Portola Expedition Camp with the San
Francisco Bay Discovery Site on Sweeney Ridge, giving visitors the experience of this historic route. • Extend the Farallon View Trail spur
west on a new easement with a new
trailhead on Caltrans land, or a shared
parking agreement with the church at
the base of the hill.
• Extend the Milagra Ridge trail west
across preserved land on the lower
ridge.
• Provide a safe and attractive connection between the foot of the Milagra Ridge Trail and the coastal access
point north of the San Francisco RV
Park.

OC-1-28 ~ Highway 1 Over-Crossing at Mori
Point. Support the development of a
new over-crossing between Shelldance
Nursery and Mori Point, in coordination
with GGNRA and Caltrans to enhance
visitor facilities in Pacifica. As an interim
alternative, strengthen signage and safe
connections to the existing Sharp Park
Golf Course undercrossing in the East
Fairway Park neighborhood.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-19
OC-1-29 Sharp Park Trail. Encourage GGNRA,
San Francisco Recreation and Parks or
others to create a new trail from Rifle
Range Road to the Sweeney Ridge Trail
to enhance recreational use of Sharp Park
and provide public access in a wooded
area unique in Pacifica.

OC-1-30 ~ Harry Dean Trail. Improve and
extend existing trails connecting Cityowned parks and open spaces in Pacifica' s northern neighborhoods to reach Skyline
Boulevard on the east and Westline Drive
along the Northern Coastal Bluffs.

OC-1-31 e) Pier to Ridge Trail. Develop a direct
pedestrian route between the Beach Boulevard Promenade and upper Sharp Park Road, also connecting the West and East
Sharp Park neighborhoods. Improvements should include:
• A new trail extending east from the
top of Talbot Road to Sharp Park
Road, with a public access easement;
• Pedestrian improvements and trail signage along Talbot Road and San Jose or Santa Rosa Avenue; and
• Replacement or rehabilitation of the
Highway 1 over-crossing to enhance
pedestrian access between the West
and East Sharp Park neighborhoods.

OC-1-32 San Pedro Valley Trail. Develop a
pedestrian route between Pacifica State
Beach and San Pedro Valley County Park
through the Linda Mar and West Linda
Mar neighborhoods, including enhancement of the San Pedro Terrace right-ofway; sidewalk improvements and signage along Rosita Road; and connections to
the Sanchez Adobe and Old San Pedro
Mountain Road.
6-20 PACIFICA GENE1AL ~LAN PUBLIC REVIEW DRAFT
OC-1-33 e) Enhanced Visitor Services at Shelldance Nursery. Support the proposal for enhanced visitor services at the Shelldance Nursery site, including an education/visitors' center, additional parking, and better access, to be implemented by
GGNRA.

Shelfdance Nursery may become the hub of
Pacifica's trail system, with direct access to
coastal and ridge trails, visitor amenities,
and proximity to visitor-oriented commercial areas.

OC-1-34 e) Hikers' 14-ttts--Facilities and Related
Amenities. Support the development of
hikers' htttsfacilities, kiosks, or cabiAs
for hikers on Sweeney Ridge aAd at
Rockav,<a.y Headlands, and the
development ofcS:fflpgrounds on
s-iresand related amenities where
sufficient management and services can
be provided by the property owner or
operator.

OC-1-35 ~ Signage and Wayfinding. Develop
the overall image and accessibility of
Pacifica's natural assets, through a program of consistent and attractive signage for the trail system.
• Provide wayfinding signage along all
on-street portions of the trail system;
at junctions of off-street trails; and at
trailheads.
• Provide interpretive signage to identify landforms visible from viewpoints; provide information about the natural environment and sensitive species; information about historical and cultural points of interest; information
about unique features of Pacifica; and
other subjects.

Support bluff trail
Northern
Coast11l
Bl11ffs
development on
(GGNRA)
Pursue small public park and trail
in 400-block of Esplanade Avenue ----1
if feasible
Improve public access and ------< restore bluff conditions Maintain public parking as part------=:::::;;:i!"',~ 1F=! of redevelopment of City-owned
Beach Boulevard property
Pacific
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,---~---~_;:
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Provide additional signage and , 1[]/ ''o, / :,, : ! __ ,,. .. , ... ,!, amenities at Crespi Drive parking \!.:~',-/1,,,?ii;,,-------i-- Ensure public access.'robeach lot in relation to proposed extension -.:'l'-141--.\\--':i.,;,;.~ ', ', of Baquiano Trail • -::-------- Provide public trail to ovlfrlook point as part of development
Improve new segment of or land conservation
Coastal Trail along former Pa,ifi,a
railroad berm Srate Beach
··········• ...

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Figure 6-3: Coastal Access
© Coastal Access Points
(Bluff-top/View)
@ Coastal Access Points
(Beach)
c=i Regional Open Space
-
Neighborhood &
District Parks
c=i Golf Course
Beach
c=i Conservation
c=i Partial Conservation
with Development
c=i School Playfields
City Limits
Planning Area
Source: City of Pacifica, 2020; San Mateo
County, 2020; Dyett & Bhatia, 2020.

Each trail should have an identity as part
of the Pacifica trail system (e.g., Trail]-
Coastal Trail). Where routes are shared
with the California Coastal Trail or the
Bay Area Ridge Trail, these should also be
identified.

OC-1-36 ~ Pacifica Parks and Trails Map and
Guide. Develop a map of Pacifica' s parks
and trails to support recreation activities,
marketing and outreach efforts.

Table 6-5: COAST AL ACCESS POINTS
Map Name Beach Ownership Detail Proposed Improvement
Access?
North City No GGNRA Bluff top. Isolated beach access using Support bluff trai l Boundary informal trails. Erosion concerns. development on GGNRA land. 2 West Fairmont No GGNRA Bluff top. Isolated beach access using Support bluff trail informal trails. Erosion concerns. development on GGNRA land.

Foredune No GGNRA Bluff top. Support bluff trail development on GGNRA Isolated land.
beach
access using
informal
trails.

Erosion
concerns.
3 Pacific No Private Bluff top. Accessible from Palmetto Avenue View Villas or from trail at Oceanaire Apartments.

Condominiums
4 Lands End Yes Private High bluffs. Path and stairway to beach Apartments avai lable to public, privately maintained.
5 Esplanade at No City Steep bluffs. Coastal erosion has resulted Pursue small public park and Manor in loss of houses, and fencing across entire trail on bluff-top in 400-block stretch. of Esplanade Avenue if
feasible
6 San Francisco No Private Bluff top. Lateral trail connects to RV Park 500-block of Esplanade Avenue.
7 South of San Yes Private Coastal bluffs. Bea~h accessible by informal Improve publ ic access and Francisco RV (public path. Off-street parking provided. Erosion restore bluff conditions.

Park easement) concerns.
8 Cottages at No Private Bluff top. Lateral trail along bluff.

Seaside
9 Northern Beach No City -Seawall along Beach Boulevard and Boulevard armored bluff shoreline. No parking.
10 Pacifica Pier Yes City Access to beach at San Jose, Montecito Maintain public parking and Vicinity Avenues across armored bluffs, and to as part of redevelopment Pier at end of Santa Rosa Avenue. Popular of City-owned 2212 Beach fishing area. Erosion concerns. Pa rking at Boulevard property City-owned lot.
11 Beach Yes City and Low bluffs between beach and park.

Boulevard State Popular for walking, jogging, fishing, ocean Promenade viewing, beachcombing. Parking available
along Beach Boulevard.
12 Clarendon Road Yes City and Access to long beach across very low bluffs, State protective berm. Parking available along
Beach Boulevard.
6-22 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Table 6-5: COAST AL ACCESS POINTS
Map Name Beach Ownership Detail Proposed Improvement ... ... .. .. Access? 13 Sharp Park, Yes City/County Beach access from south end of berm.

South End of SF Access point is reached by GGNRA's Mori 0 Point Trail. m " z
14 Mori Point No GGNRA Steep rocky bluffs, subject to rockfalls. Trail V, improvements and habitat restoration in " )>
n progress. m
15 Mori Point Yes GGNRA Small parking lot at Mori Point Rd. & )> z
Public Parking Bradford Way. Mori Point Trail provides 0 Lot access to beach and bluff top trails. n
0 16 Calera Creek Yes City Small parking lot west of Reina del Mar s:

Public Parking & Highway 1 intersection. Calera Creek s:

Lot Multi-use Trail provides access to Rockaway c::
z
Beach =i
17 Rockaway Yes City, private Low armored bluffs to sandy beach. Ensure public access. -<
..,, Beach, North Informal beach access. Public parking lot )> End provides access to beach, most of which is n
privately-owned ,-
::!
18 Rockaway No City Promenade above seawall provides ocean m V,
Beach Seawall views. Parking available in private lots or on-street.
19 Rockaway Yes Private Gentle slope to sandy beach. Popular for Ensure public access to the Beach, South surfing, ocean viewing. Served by public beach.

End parking lot for 60 vehicles. Also a trail head
for Coastal Trail.
20 Aramai Point No Private Headlands with steep cliffs descending to Provide public trail to cobble beach. No formal access. Erosion overlook point as part concerns. of development or land
conservation.
21 North End of Yes State Unrestricted access along beach and Pacifica State Coastal Trail. Nearest parking at public lot Beach at Crespi Drive.
22 Central Pacifica Yes State Unrestricted beach access, and access to Provide additional signage State Beach Coastal Trail. Public lot across Highway 1 at and amenities at Crespi Crespi Drive provides 175 parking spaces, Drive parking lot in relation restrooms and changing facilities/ to proposed extension of Baquiano Trail.
23 South End of Yes State Unrestricted beach access and access to Pacifica State Coastal Trail. Public parking for State Beach Beach provided in two parking lots, accessed from
Highway 1 and San Pedro Avenue.
24 North Side Yes Private Informal trail access, and customer parking Improve new segment of Pedro Point at shopping center. Coastal Trail along former Shopping railroad berm.

Center
25 Oceanshore No Private Narrow sandy beach backed by private Railroad Berm residences and the old Oceanshore Railroad berm, about 80-100 feet in height.
26 Shelter Cove No Private Steep bluff. Access by steep, informal trail on private land. High-up views over Shelter
Cove, Pedro Point.
27 Pedro Point No Public . Headlands with steep cliffs. Limited trail Access improvements Headlands access exists from trailhead at Highway 1. expected as a result of proposed construction of
the Coastal Trail between
Pedro Point Shopping Center
and the Devil's Slide north
trail head.

Source: City of Pacifica General Plan, 1980; Dyett & Bhatia, 2020.

PACIFICA GENERAL PLAN PUBLIC REVJEW DRAFT 6-23

6.3 COASTAL ACCESS
The 1976 California Coastal Act requires that coastal
jurisdictions maintain coastal land use plans, including a public access component to coordinate public and private access improvements. The General Plan
identifies coastal access points in Pacifica; these are listed in Table 6-5, and shown in Figure 6-3. Some
of the access points are privately-owned, while others are on public land. Two types of access points are distinguished: those that provide beach access, and
those that provide bluff-top access or views.

Coastal Access Points with Beaches
Public access to beaches in Pacifica exists at Sharp
Park Beach, Rockaway Beach, and Pacifica State
Beach. The shore can also be reached by a wooden
stairway at Lands End Apartments in the West Edgemar-Paciflc Manor neighborhood, and a public easement on the south side of the San Francisco RV Park.

Coastal Access Points at Bluff-tops or
Overlook Points
Bluff-top or promontory access with views over the
coastline exists at Mori Point and on the Northern
Coastal Bluffs. Direct views to the Ocean are provided at Esplanade Avenue; along Beach Boulevard; at Rockaway Beach; and from the Ocean Shore Railroad berm and the top of Kent Road in the Pedro Point neighborhood. A multi-purpose trail was
constructed in 2006 at the south end of Esplanade
directly north of the RV Park.

Coastal Access Improvements
General Plan policies identify additional coastal
access improvements. These include enhanced access
to the shore south of the RV Park and enhanced
access to bluffs and viewing areas along the Northern Coastal Bluffs, Pedro Point and Rockaway Headlands.

Promote potential trail improvements by GGNRA to create controlled public access to the bluffs while protecting Northern Coastal scrub and other vegetation (top).
6-24 PACIFICA GENERAL PLAN PUBLIC REVltW DRAFT
Coastal Access with Development
According to the Coastal Act, new development is
required to provide maximum beach access from the
nearest public roadway to the shoreline and along
the shoreline, except where specific conditions apply.

This provision does not apply to all types of new
development, including reconstruction of a single
family house or improvements to structures which
do not change the intensity of use (California Public
Resources Code Section 30210-30214).

The City is planning improvements to the public access point south of the San Francisco RV Park (top). Ensure permanent public access to Rockaway Beach, and pursue opportunities to enhance it (bottom).

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
OC-G-8 Coastal Access and Recreational
Opportunities. Provide maximum
coastal access and recreational opportunities for all people consistent with public safety and the need to protect
public rights, rights of property owners,
and natural resource areas from overuse,
including access at each point identified
on Figure 6-3.

OC-G-9 Management of Public Access.

OC-G-10
Regulate the time, place, and manner
that public access is provided, based on
such factors as topographic and site constraints; the fragility of natural resources; public safety; and the privacy of adjacent
residential uses.

Distribution of Public Coastal
Facilities. Continue to distribute pu,blic
facilities, including parking areas or facilities, so as to mitigate against the impacts of overcrowding or overuse by the public
of any single area.

Implementing Policies
OC-1-37 ~ Public Shoreline Access. Continue
to ensure that new development does not
interfere with the public's right of access
to the sea where public access to the sea
has been acquired through use or legislative authorization, including, but not limited to, the use of dry sand and rocky
coastal beaches to the first line of terrestrial vegetation.

Formalized public access locations are
shown on the Open Space and Trails map
in the General Plan and in the Public
Access and Recreation chapter of the Local
Coastal Land Use Plan.
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PACIFICA GENERAL PLAN PUBLIC REVJEW DRAFT 6-25
OC-1-38 ~ New Development and Coastal
Access.Require that new development
along the coastline provide public access
from the nearest public roadway to the
shoreline and along the coast, and be
designed to minimize impacts to public
coastal access and recreation. Ensure
that impacts are mitigated through the
dedication of access or trail easements or
the provision of improvements to other
public access points.

The City may grant exceptions to this
requirement where public access would pose
a safety risk or threat to fragile resources, or
where adequate access exists nearby.

OC-1-39 ~ Private Roads and Gates. Prohibit
gates and other barriers designed to
regulate or restrict access on private roads
· where such barriers have the potential to
impede access to public trails and recreational areas.

OC-1-40 ~ Maintenance of Public Coastal
Access. Require a public or private entity
to be responsible for required public
access ways. Until such an entity agrees
to be responsible for liability and maintenance of such access ways, they are not required to be open for public use.

Dedicated public access ways should
be designed to provide views as well as
access connections to or along the shore.

OC-1-41 . ~ Impediments to Public Access. Prohibit restrictions on public parking that would adversely affect public access to
beaches, trails, or other recreational lands
along the coast except where necessary
to protect public safety. Such restrictions
include the installation of "private beach"
and ''.private parking" signs, landscaping, and painting red curbs in the public right-of-way.

OC-1-42 ~ Structures on Public Beaches. Limit
structural development on public beaches
6-26 PACIFICA GENlRAL PLAN PUBLIC REV F.W DRAFT
to that which is necessary for public
access or safety, such as lifeguard towers,
waste receptacles, or wheelchair accessways. Such development shall be able to be removed or relocated, and shall be
sited and designed to minimize adverse
impacts on public access, recreation, and
coastal resources.

OC-1-43 i) Adjustment of Lateral Shoreline
Easements. Require that new lateral
shoreline easements, where required,
automatically adjust as needed to move
in response to changes to the shoreline
("rolling easements"). ..

New development must demonstrate that
Lateral access can be maintained for the
expected Life of the project, including
consideration of effects from sea Level rise.

Alternatively, the City may determine
that Lateral public access is not necessary
where public access would pose a safety
risk or threat to fragile resources, or where
adequate access exists nearby.

Alternatively, the Planning Director may
determine that Lateral public access is not
necessary.

OC-1-44 i) Temporary Events. Ensure that temporary events minimize impacts to public access, recreation, and coastal resources
through the Parks, Beaches, and Recreation special events permitting process.

Consistent with Coastal Commission
Guidelines, a Coastal Development Permit shall not be required unless the event · meets all of the following criteria:
• ls held between Memorial Day week..:
end and Labor Day; .
• It occupies all or part of a public sandy
beach area; and,
• It involves a charge for general public
admission or seating where no fee is
currently charged for use of the same
area (not including booth or entry
fees.)
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The public has continuous access to the beach at Pacifica State Beach, and to other beaches in the City.

OC-1-45 Fees and Time Restrictions. Ensure OC-1-49 Beach Boulevard. Ensure that public that public beaches and parks in the access to the coast at the Promenade and Coastal Zone maintain free and lower- Pier (Points 9 and 10 on Figure 6-3) is cost user fees and parking fees, and mini- maintained and enhanced by redevelmize parking lot and beach curfews to opment at the City-owned 2212 Beach the extent feasible in order to maximize Boulevard site, including continuation of public access and recreation opportuni- public parking. ties. OC-1-50 ~ Rockaway Beach. Ensure that public
OC-1-46 ~ Northern Coastal Bluffs. Promote access to Rockaway Beach (from Points potential trail improvements by GGNRA 17 and 19 on Figure 6-3) is maintained. to create controlled public access to the OC-1-51 Rockaway Headlands. On the Headbluffs, while protecting Northern Coastal lands south of Rockaway Beach, create scrub and other vegetation. (See Points 1 public access to coastal views (Point 20 and 2 on Figure 6-3.) on Figure 6-3).

OC-1-47 ~ Esplanade Bluff. Develop a small OC-1-52 ~ Pedro Point Headlands. Extend public park or viewing area and a trail trails on Pedro Point Headlands to a on City-owned bluff top land along the coastal overlook point. (See Point 27 on 400-block of Esplanade Avenue (Point 5 Figure 6-3.)
on Figure 6-3), if such improvements are
feasible. OC-1-53 ~ Rockaway Quarry.Jf a safe public
OC-1-48 Coastal Access Point South of RV
route can be developed on the Quarry
Park. Complete planned improvements uplands, create coastal access along a new trail connecting Rockaway Beach with
to public access along the easement south Mori Point, as part of a conservation pro- of the RV Park (Point 7 on Figure 6-3), posal or new development. including trail improvements and natural restoration.

PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-27
Pacific
0 c ea n
1'
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Sli<1rp />11 rk
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- - J. - --- - ----------- - -
l,emar
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rfica Boys
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s .. n Ped,,, I' ullt y C<Jur, l y P<1rk
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MILES
Figure 6-4:

Schools and Community Facilities
Schools
Public School
Private School
Emergency Services
- Police Station
Fire Station
Other Community Facilities
- Community Facility
City Limits
Planning Area
Source: City of Pacifica, 2020; San Mateo
County, 2020; Dyett & Bhatia, 2020.
6A SCHOOLS AND

COMMUNITY FACILITIES
Schools
Kindergarten through eighth grade students in Pacifica are served by Pacifica School District, while Jefferson Union High School District provides public schools for 9th through 12th grade students. The
City is also home to three private schools.

Facilities and Enrollment

PACIFICA SCHOOL DISTRICT
Pacifica School District (PSD) currently operates two K-5 elementary schools, Sunset Ridge and Ortega, three K-8 schools, Ocean Shore, Vallemar,
and Cabrillo, and one middle school, Ingrid B. Lacy.

The Linda Mar Education Center provides preschool and Kindergarten classes, special education, and support space for home-schooled children. See
Figure 6-4. PSD closed several schools in the 1980s
and 1990s, and currently has two school buildings
not being used as full school sites (Linda Mar, and
Oddstad). The PSD sold the former Fairmont Elementary School site to St. Ignatius College Preparatory in 2018 for use as athletic fields. ·st. Ignatius is in the process of demolishing the school building in
2021 . The PSD has identified the former Oddstad
Elementary School for redevelopment into workforce
housing.
·PSD enrollment increased from 2008-09 through
2012-13, then declined back to around the original enrollment by 2018-19. Overall, schools are at 91 percent of capacity (see Table 6-6). PSD offers opei-i
enrollment at all schools, allowing families to enroll
children at the school of their choice based on specific preference factors. This policy gives families the choice between sending children to a traditional elementary and middle school or to a K-8 school.

U ON H C' OOL 5 R rr
Jefferson Union High School District QUHSD)
enrolls just under 5,000 high school and highschool-equivalent students in Brisbane, Colma, Daly City, and Pacifica. The district has two high schools
in Pacifica: Terra Nova High School, with a 2018-
2019 enrollment of 812 students, and Oceana High
School, with 599 students in an alternative college
preparatory program. JUHSD offers open enrollment at all schools, allowing students to enroll at the school of their choice.

Both Oceana and Terra Nova high schools have large
campuses (56 acres and 43 acres, respectively) with
football and soccer fields, baseball diamonds, tracks,
tennis courts, and auditoriums. The facilities are
adequate to handle current enrollment, and excess
capacity exists at Oceana. JUHSD bond-funded
modernization projects include conversion of science
labs to new classrooms at Terra Nova; and improvements to existing buildings.

Projected Enrollment
According to the California Department of Finance,
school enrollment in San Mateo County is projected
to decrease over the planning period. PSD's Facilities
Master Plan indicates that enrollment District-wide
is expected to be generally flat or negative based on
population growth forecasts, though there is likely to
be period of overcapacity due to larger incoming kindergarten classes. Given the small projected enrollment gains overall and the flexibility provided by using standard or portable classrooms, existing facilities are adequate to meet future needs.

JUHSD projects enrollment growth based on school
enrollment in local_districts, and historic trends. The District's current facilities-with planned renovations- are sufficient to accommodate future need. 6 0
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-29
Private and Parochial Schools
There are three private schools in the Planning Area. Pacific Bay Christian School, in the Linda Mar neighborhood,
expanded to a second campus across Linda Mar Boulevard in the 1970s, and added a high school in the late 1980s. Good Shepherd School, in East Sharp Park, enrolls students in grades K-8. Montessori School of Linda Mar serves preschool- aged children.

Libraries
Pacifica is served by the San Mateo County Library
(SMCL), a system with 12 branch libraries. San Mateo
County Libraries is governed by the San Mateo
County Library Joint Powers Authority (Library
JPA). The Library JPAwas established in 1999 and is
comprised of the cities of Atherton, Belmont, Brisbane, East Palo Alto, Foster City, Half Moon Bay, Millbrae, Pacifica, Portola Valley, San Carlos, Woodside, and the unincorporated areas of the county. Per the Library JP A Agreement, members own and are
responsible for maintenance of library buildings and
the Library JPA is responsible for library operations
and maintaining minimum service levels.

Pacifica is the only member of the Library JPA
with two library branches. The Pacifica-Sharp Park
Library is located in West Sharp Park in the northern part of the City, while the Pacifica-Sanchez Library is adjacent to the Park Mall shopping center in the south (see Figure 6-4). Per the Library JPA Agreement the City of Pacifica is responsible for the
cost of maintaining Pacifica's two library facilities.

The Library JPA provides 60 hours of service hours
per week that are currently evenly divided between
the two Pacifica Libraries. Characteristics of Pacifica' s libraries are shown in Table 6-7.

Library Needs
Pacifica' s current libraries do not meet library standards for seating, public access computers, and selfhelp equipment, core parts of today's library service expectations. As Table 6-7 shows, Pacifica' s two existing libraries combined provide approximately 10,524 6-30 PACI ·ICA GENUAL PLAN PUBLIC REVIEW DRAFT
square feet, translating to 0.26 square feet per service area resident, considerably less than the average for the San Mateo system as a whole, and far below the one
square foot per resident recommended by the American Library Association. Pacifica's libraries also have unresolved problems related to layout, parking, acoustics, shelving space, study rooms, and computers.

Pacifica Library Modernization Project
The City of Pacifica has been working toward building modern library facilities to meet the community's needs for almost two decades. In November 2015 the City Council directed staff to take several
actions toward constructing a New Pacifica Public
Ortega Elementary School (left) and Vallemar Elementary School (right). As of 2012-2013, Pacifica School District enrolls about 3,260 students in kindergarten through 8th Grade. Enrollment has grown slowly in recent years.

Table 6-6: PACIFICA SCHOOLS BY ENROLLMENT AND CAPACITY
School (Grade Levels) 207!3.2-12.J Enrollment Capacity Enrollment as Percent of Capacity Pacifica School District
Ortega (K-5) 481 522 92%
Sunset Ridge (K-5) 539 568 95%
Cabrillo (K-8) 562 569 98%
Ocean Shore (K-8) 432 461 94%
Vallemar (K-8) 514 541 95%
Ingrid B. Lacy (6-8) 544 570 95%
Subtotal 3,120 3,378 92%
Jefferson Union High School District (Schools in Planning Area)1 Oceana (9-12) 619 1,000 65%
Terra Nova (9-12) 914 1,550 74%
SUBTOTAL 1,533 2,550 60%

1. JUHSD also operates three high schools in Daly City, enrolling 3,234 students in 2018-2019. Some Planning Area residents attend these schools.

Sources: California Dept. of Education, 2018-2019; Pacifica School District, 2019; Jefferson Union High School District, 2019; Dyett & Bhatia, 2020.

Library culminating with the formation of a Library
Advisory Committee (LAC) in July 2016, and placement of a construction funding bond measure on the November 2016 ballot, which did not receive a twothirds majority to pass.

In March 2017, City Council directed the LAC to
collect community input, conduct a needs assessment, revisit site options and analysis, and develop and analyze service model options. In January 2018,
Council selected a two-branch library system strategy, with one large full-service branch at Sharp Park,' and one smaller, self-service "open access" model
branch with Community Center Annex at Sanchez.

City Offices and Fadlities
Pacifica's City Hall and Municipal Services building
are located at Santa Maria Avenue and Francisco Boulevard in West Sharp Park, adjacent to the historic Little Brown Church. The City also uses the second floor of the former Sharp Park Wastewater Treatment Plant,
located a few blocks away at Palmetto and Montecito
Avenues,.for City Council and Commission meetings.

The City has temporarily relocated City Hall staff and
services to the Community Center as of August 2021
while renovations of the City Hall campus are undertaken.

Several City functions are spread across other sites.

The Engineering & Field Services Division of the
Public Works Department and the Corporation Yard
are located three-quarters of a mile north on Milagra
Drive in the East Edgemar-Pacific Manor neighborhood. The Police Department and Wastewater Division of the Public Works Department operate from their station and plant, respectively, on opposite
sides of Highway 1 north of Reina de! Mar Avenue.

The Senior Services division is housed in the Pacifica
Co~munity Center on Crespi Drive. See Figure 6-4.

Creating a New Civic Center
A new civic center could be a "one-stop" facility for
delivery of public services, while also helping to support "place-making" and a positive civic image. The current site at Francisco Boulevard could support a
new facility with a strong civic presence and reinforce public investment goals of the Sharp Park Specific Plan.

As noted above, the City ha§ t~mporarily .relocated
City Hall staff and services to the Community Center while renovations of the City Hall campus are undertaken. The renovations will restore historical
features of the City Hall building, a local historic
landmark, and will comprehensively update the exte6
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-31
TABLE 6-7: CHARACTERISTICS OF PACIFICA LIBRARIES
Sanchez Branch Sharp Park Branch Pacifica Library JPA System Libraries Total Total
Collection Size 25,604 29,847 55,451 463,895
Library Space (square feet) 4,444 6,080 10,524 132,290
Library Space per Service Area Resident2 N/A N/A 0.26 0.44

1. Collection sizes are rounded.

2. Service area population was 41,208 for Pacifica, 278,388 for SMCL in 201(}7.

San Mateo County Library, 2017.
nor of the adjacent Planning and Parks, Beaches,
and Recreation Building ("P+P Building"). The
renovation will also include extensive alterations to
the interior floor plans of both buildings to improve
their flexible use and ability to provide high-quality public services. The renovation project will also involve consolidating Parks, Beaches, and Recreation Department staff at the Community Center and moving engineering services of the Public Works
Department to the P+P Building to better integrate
the City's development review and permitting processes, a step toward the "one-stop" facility concept for residents and other customers.

Services for Seniors, Youth and
Families
Pacifica Community Center
The Pacifica Community Center, located on Crespi
Drive, is a multi-purpose venue that hosts special
events, ongoing recreation classes, and daily programming for seniors, and provides meeting rooms for groups or public meetings. The center provides
a daily nutritious lunch at the Community Center
and serves 13,000 meals annually to seniors in Pacifica including the Meals-on-Wheels program. The Community Center also provides information and
referrals concerning such issues as health insurance
and legal assistance, and peer counseling. Funding
comes from federal and County grants, the City general fund, and private contributions, including volunteer hours. 6-32 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Pacifica Boys & Girls Club
Boys & Girls Clubs is a national organization that
provides a broad range of activities and aims to promote child development and well-being. Pacifica is home to a Boys & Girls Club on Yosemite Drive, as
well as school-based clubs at two schools. The clubs
are open eight to 11 hours a day during weekdays, and
six hours a day on weekends during the school year.

The cost to join is nominal, and program fees are low.

Pacifica Resource Center
Pacifica Resource Center provides assistance to chose
in need in the community from a space on Palmetto
Avenue in West Sharp Park. Its services include comprehensive needs assessment, emergency food and transportation, homelessness prevention services,
budget planning, infant needs, and other direct
_ and referral services. The Resource Center became
an independent organization in 2004 but receives
financial contributions from the City and San Mateo
County as well as private donations.

Cultural Facilities
Pacifica Center for the Arts
Pacifica Center for the Arts is located in the former
Sanchez elementary school on Linda Mar Boulevard,
and is comprised of studios, galleries, classroom
space and a performance venue. The Arts Center is
run by a non-profit funded by foundations, donations, and proceeds from classes, studio leases, and art sales. Art Guild of Pacifica, a 50-year old organization with 500 members, is based in the Pacificg Center for the Arts, and members often exhibit their
work there. Pacifica Performances, the other main
partner in the Center, programs weekend concerts in a
175-seat hall.

Pacifica Spindrift Players
Pacifica Spindrift Players is a non-profit theater company using a City-owned building in Oddstad Park.

The Spindrift Schoof of the Performing Arts The
Spindrift School of the Performing Arts (SSPA) offers
classes for all ages and a youth summer camp
at a privately-owned building also located in Oddstad
Park, subject to a land lease from the City of Pacifica.

Pacifica's City Hall and Municipal Services building are undergoing a renovation to improve public serviccscou!d be replaced by a ne','i civic center (top). The Pacificfi Community Center on Crespi Drive is a multi-purpose venue that hosts special events, classes, and daily programming for seniors (bottom).

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
OC-G-11 Optimize Public Facilities. Ensure
that public facilities are adequate to
meet needs, and plan for opportunities
that help to meet goals of school
districts and the City.

OC-G-12 Community Services and Youth
Activities. Continue to provide services
to seniors and others in need, either
directly or through support to other
organizations, and provide expanded
options for youth in Pacifica.

OC-G-13 Cultural Facilities. Foster the
expansion and creation of programs
and facilities for the visual and
performing arts and the study and
appreciation of natural resources.

Implementing Policies
OC-1-54 High-Quality Schools. Support Pacifica School District (PSD) and Jefferson Union High School District
0UHSD) in maintaining high-quality
schools.

OC-1-55 School Site Reuse and Redevelopment.

Ide~tjfy appropriate future land uses for
unused school sites that are compatible
with existing neighborhoods.

OC-1-56 Linda Mar School. Encourage PSD to
maintain Linda Mar school site to meet
future needs and potential enrollment
growth.

OC-1-57 Oceana High School. Encourage
JUHSD to optimize the mission and
space needs of the Oceana High School
program.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-33
OC-1-58 Civic Center. Periodically assess the
functionalitv of the renovatedContinue
to study the feasieility of dewloping a
tteW City Hall andCivic Center to
determine if they meet the City'spro'>·ide -
adequate space for long-term needs--.1-ft&-
enhance the City's image.

OC-1-59 Beach Boulevard Property. Continue to
pursue redevelopment of the City-owned
Beach Boulevard property, and include
arrangements for ongoing Council
Chambers facilities.

Any civic use here should be planned so that
it supports active corners along Palmetto
Avenue, and facilitates use of the west side
of the property, responding to and
enhancing the Beach Boulevard
Promenade:

OC-1-60 Library/Learning Center. Support San
Mateo County Library and local efforts
to create a single, library/learning center
that functions as a community gathering
place.

OC-1-61 Library Site Reuse and Redevelopment.

In the event that a new library is
developed, work with San Mateo County
Library to identify appropriate future land
uses for existing Library branch sites
compatible with surrounding
neighborhoods.

OC-1-62 Youth Programs. Continue to support the City's youth and teen programs and seek funding for new facilities or
enhancements to existing facilities to
provide a teen center or an indoor sports
facility in a highly-accessible location.

A teen center could be co-located with a
new Library/Learning Center or with the
existing Community Center, accessible by
all modes of transportation and adjacent to
other activities.

OC-1-63 Senior and Community Services. Continue to use available funding sources to maintain and enhance the City's Senior
6-34 PACl~ICA GENERAL PLAN PUBLIC REVIEW DRAfT
Services program, including meal
services, transportation, and counseling.

In addition, continue to support nonprofit service providers in offering other needed community services.

OC-1-64 Medical Services. Encourage Seton
Medical Center or other organization to
provide an outpatient clinic in Pacifica.

OC-1-65 New Cultural Facilities. Support the
location or relocation of cultural
facilities as part of redevelopment of the
Rocka- way Quarry site or in the West
Sharp Park neighborhood, where such
uses could generate economic benefits.

OC-1-66 Future Use of Civic Center
FacilitiesCity Hall. Explore the
possibility of attracting cultural uses !Q__
the renovated C ivic Center facilities-Ee--
the current City Hall (the former Sharp
Park schoolhoase), in coordination with
de,·elopment of a new City Hall.

New uses could be coordinated with
activities at the neighboring Little Brown
Church.

OC-1-A Year-Round Park Use. Study ways to ·
increase usability of City park facilities on
a year-round basis. Seek Parks, Beaches,
& Recreation Commission input in the
identification of preferred solutions.

OC-1-B Impediments to Public Access Outside of
Coastal Zone. Prohibit restrictions on
public parking that would adversely affect
public access to trail~ or other recreational
lands except where necessary to protect
public safety. Such restrictions include
the installation of "private parking" signs,
landscaping, and painting red curbs in the
public right-of-way near these facilities.

This page le.ft intentionally blank.
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 6-35
This chapter provides policy guidance to conserve Pacifica's environmental, scenic, natural and cultural resources. Topics covered in this element include water resources; biological resources; forest, agricultural and soil resources; air quality; energy and greenhouse gases; and cultural and historic resources.

7.1 WATER RESOURCES
Pacifica's water resources are unique and numerous, and they provide important benefits to the city, including wildlife habitat, scenic natural corridors,
and flood control. Careful management of urban
waterways ensures maintenance of water quality,
preservation of ecological functions, and · safety of
surrounding development. Understanding Pacifica's
surface water and groundwater resources provides a
context for policies for hydrology, water quality, and
management.

Surface Water
The Planning Area is located within all or part of
nine watersheds, shown on Figure 7-1, Hydrology. The Planning Area largely drains west towards the Pacific Ocean. From north to south, the major
watersheds are Milagra Creek, Sanchez Creek (also
known as Sharp Park Creek), Calera Creek, and San.

Pedro Creek. 1 A small portion of the Planning Area
drains to the east, contributing to the upper basin of
San Mateo Creek watershed.

Milagra Creek
Milagra Creek watershed drains approximately 460
acres. The drainage area has varied land cover types,
including undeveloped_portions of the GGNRA and
residential and commercial development along Highway 1. The lower reaches of Milagra Creek have been altered and the channel hardened between Highway
1 to the ocean.
1 Other watersheds shown on Figure 7-1 (North Globe, Big Inch, etc.) are not associated with specific creeks.

Sanchez Creek
Sanchez Creek watershed, located almost entirely
within the City, drains approximately 1,070 acres.

Most of the steep hillsides and higher elevations are
GGNRA-protected open space, while valley bottoms
and flatter portions of the hillsides include residential development, Highway 1, and Sharp Park Golf Course. Sanchez Creek has intermittent flow in most
years.

At its mouth within the Coastal Zone, Sanchez Creek flows through Horse Stable Pond and exchanges water with Laguna Salada within the
Sharp Park Golf Course. Creek flow is then conveyed
through a levee to the ocean via a system of pipes.

The discharge point of the pipe(s) is often buried in
beach sands and is occasionally excavated to allow
for free drainage. During high flows, water from the
golf course is pumped over the levee into the ocean.

There are also several depressional and formerly estuarine wetlands near the mouth of Sanchez Creek at Horse Stable Pond and Laguna Salada.

Calera Creek
Calera Creek drains 16,000 acres in the central portion of the City, flowing onto ~he north end of Rockaway Beach. Land use in the basin is dominated by residential neighborhoods with some businesses
along main roads. The contributing area of Calera
Creek is altered along the valley bottom and near the
mouth.
. .

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(Al!RA(REEK ;s Jj( l.11 i'!' .Ii! (650) 71/J-4660
The lower reach of Calera Creek was part of a significant restoration project involving the excavation of a new stream channel and habitat restoration. The site receives tertiary-treated wastewater from the City's new Water Recycling Plant. 7-2 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Pacific
0 c ea n
QUARRY
Water --+--+---
Treatment
Facility
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MILES
Figure 7-1: Hydrology
~ Watersheds
Creeks
Underground/Culvert/Ephemeral * Water Treatment Facility Q Stream Restoration Projects
City Limits
Planning Area
Source: U.S. Fish & Wildlife Service,National
Wetlands Inventory, 2019; FEMA,
2020; ESA, 2009; City of Pacifica,
20 19; San Mateo County, 2019; Dyett
& Bhatia, 2019.
7-3
The lower reach of Calera Creek was part of a significant restoration project implemented in 1997 and 1998, which included excavation of a new stream
channel and restoration of 16 acres of wetlands and
12 acres of uplands. The restoration site receives additional tertiary-treated wastewater from the Calera Creek Water Recycling Plant (CCWRP), adding
approximately 3.6 million gallons per day (mgd) to
the lower reach. The amount of flow generated by the
CCWRP varies with rainfall and usage. The creek
is now perennial in the lower reach due to the input
from the CCWRP. The creek was likely intermittent
in at least some years, and is still intermittent with
residual pools above the CCWRP discharge point.

Rockaway Creek
Rockaway Creek is south of Calera Creek in the
larger Calera Creek watershed. Rockaway Creek
parallels Rockaway Beach Avenue, and flows into
the southern end of Rockaway Beach. The upper
portions of the watershed are primarily open space,
while the valley bottom is comprised of a small residential area, which follows the creek.

San Pedro Creek
San Pedro Creek watershed is the largest within Pacifica, draining approximately 5,300 acres. The watershed extends north to Sweeney Ridge, east to Spring Valley Ridge, and south into the slopes of Montara
Mountain. San Pedro Creek has several tributaries
extending past the City boundaries. These tributaries
include the South Fork, Middle Fork, North Fork,
and Brooks/Sanchez Creek.

San Pedro Creek supports anadromous steelhead
trout, a federally-listed endangered species. This
creek also has one of the only functioning estuaries
between the Devils Slide area and the Golden Gate
Bridge. Wetlands along San Pedro Creek provide
habitat for the threatened California red-legged frog.

The upper watershed is largely undeveloped, while
the lower portion is highly developed with residential subdivisions and commercial shopping centers at Park Mall and near Highway 1. Alterations from
historical agriculture and more recent urban development have resulted in a deep channel with steep banks.

San Pedro Creek has undergone numerous restoration projects along its reach through the Planning Area, addressing fish passage, flood control, and water quality.
7-4 PACIFICA GENE.RAL PLAN PUBLIC REVIEW DRAFT
Channel downcutting and erosion throughout the
reach has threatened roads and structures, as many
residential lots back up against the creek. In order to protect the banks, formal and informal bank stabilization techniques have been installed over the years.

The City and stakeholders (including the San Pedro
Creek Watershed Coalition, California Coastal
Conservancy, Go Native, the Pacifica Land Trust,
the California Department of Fish and Game, the
Army Corps of Engineers, the State Water Resources
Control Board, and the Pacific Beach Coalition)
have implemented restoration projects and clean-up
efforts along the creek resulting in reduced flooding
of homes and businesses, reduced erosion of Pacifica/
Linda Mar State Beach, and conservation of habitat
for steelhead trout.

Other creek restoration efforts included:
• Earthwork and planting completed in 2000
which established a more natural channel,
improved flood storage, and restored ecosystem
functioning.
• Installation of rock weirs in 2005 to stabilize
the degrading channel bed, smooth the longitudinal profile, and improve fish passage further upstream at the Capistrano bridge.

San Mateo Creek
A small portion of the Planning Area (600 acres)
drains east into the upper San Mateo Creek watershed. This area is within National Park Service and San F i-ancisco watershed lands and is undeveloped.

Groundwater
The 700-acre San Pedro Valley Groundwater Basin
lies within the City. Alluvial deposits consisting
primarily of clays, sands, silts, and some gravels are
found throughout the majority of the basin and are
the primary water-bearing formation in the Planning Area. 2 These deposits are approximately 150 feet thick or more. Water quality, groundwater level,
2 Department of Water Resources (DWR), 2004.
and groundwater storage data for the basin is minimal. The outflow of water from the aquifer occurs by evapotranspiration and seepage to streams, springs,
and the ocean. The water table fluctuates seasonally.

In a 1992 study, groundwater wells in the City were
monitored to determine the location of seasonally
shallow groundwater. The groundwater was mapped
for three depths below the ground surface: less than

1.5 feet; less than 3.0 feet; and less than 6.0 feet.

Communities with seasonally shallow groundwater
include Pedro Point, Park Pacifica, Vallemar, Fairway Park, Linda Mar, and Sharp Park.

Due to the existing development pattern in Pacifica where urbanized land uses are located in close proximity to creeks and streams, there are few areas
outside of the creekbeds and streambeds themselves
to establish groundwater recharge sites. Existing
flood corridors such as lower San Pedro Creek and
the surrounding riparian habitat have been designed
through previous flood control projects to manage
flood flows until water recedes, but have not been
designed to retain flood water for the purpose of
groundwater recharge. The sloping topography of
much of the City also presents challenges to identifying suitable areas for stormwater collection and recharge of groundwater storage areas. The largest
area of public land that may be topographically suitable to accommodate stormwater and floodwater for purposes of groundwater recharge and stormwater
management is the Sharp Park Golf Course, owned
and operated by the City and County of San Francisco. The Laguna Salada is an existing water feature with varying water levels throughout the year. However, the recreational uses of the remainder of the site preclude their function as a dedicated groundwater
recharge site. There are no rivers located in Pacifica.

Wetlands
The Coastal Act defines wetlands as "lands within
the coastal zone which may be covered periodically or
permanently with shallow water and include salrwater
marshes, freshwater marshes, open or closed brackish
water marshes, swamps, mudflats, and fens" (Section
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PACIF CA GENERAL PLAN PUB,.IC RfV'!:W DRAFT 7-5
30121 ). Areas where the water table is at, near, or above the land surface at some time during each year may be
identified as wetlands. The criteria for wetland boundary determinations are detailed in California Code of Regulations section 13577(b).

Seasonal wetlands occur in smaller drainages and
localized depressions, forming ponds or flowing water,
and are underlain by saturated soils during the winter and spring. Seasonal wetlands also occur along the banks and sediments that accumulate in creeks.

Wetlands in Pacifica are found along riparian areas,
drainages, along the coast, and as fresh and brackish water marshes (such as on the Sharp Park Golf Course). The National Wetlands Inventory (USFWS,
2020) has identified different types of wetlands within the Planning Area (Cowardin et al., 1979). These
include estuarine and marine wetlands, freshwater
emergent wetlands, and freshwater pond.

Impaired Water Bodies
The federal Clean Water Act requires a Total Maximum Daily Load (TMDL) be established for the pollutants identified as causing the impairment of surface water quality. TMDL refers to the maximum amount of
a pollutant that a water body can receive and still meet water quality standards. Generally, TMDL is the sum of
the loads of a single pollutant from point and nonpoint sources. In Pacifica, San Pedro Creek is listed as impaired by coliform bacteria, and San Mateo Creek and Pacifica
State Beach is listed as impaired by diazinon (insecticide) (see Table 7-1).

The Environmental Protection Agency approved the
TMDL for San Pedro Creek and Pacifica State Beach on
August 1, 2013.

Table 7-1: IMPAIRED WATER BODIES
Water body
San Pedro Creek
San Mateo Creek
Pollutant
Coliform bacteria
Diazinon
Stormwater
Pacifica's storm drainage system consists of a collection system and two pump stations. This drainage system acts to convey drainage to area creeks or the
ocean. Two areas in the City, Linda Mar and lower
Sharp Park, are too low to allow drainage to a creek
or the ocean, and are served by pump stations to
prevent street flooding. Overall, the City maintains
290,000 linear feet of storm drain pipes and 989
inlets.3
San Mateo Countywide Water Pollution
Prevention Program
The San Mateo County Water Pollution Prevention
Program (SMCWPPP) was established in 1990 with
the assistance of the San Mateo County City/ County
Association of Governments. The primary goal seeks
to reduce pollution carried by stormwater, and to
maintain compliance with the San Francisco Bay
Municipal Regional Stormwater National Pollutant
Discharge Elimination System (NPDES) permit.

Participating agencies, including the City of Pacifica, must comply with the NPDES Permit by ensuring
that municipal operations, new development and
redevelopment, industrial and commercial site controls, and construction site controls mitigate water quality impacts to stormwater runoff during construction and operation phases of projects. As part of the NPDES permit requirement, the City of Pacifica completed a Green Infrastructure Plan in 2019, which describes how low impact development (LID)
drainage design will be incorporated into public arid
private streets, parking lots, building roofs and other 3 Bay Area Water Supply and Conservation Agency
(BA WSCA). BA WSCA Annual Survey-FY 2019-2020.

March 2019. Accessed ar hrcp://www.bawsca. org,
Potential Source
Urban runoff/storm sewers
Urban runoff/storm sewers
Status of TMDI
Preparation and approval1
Approved (2013)
Approved (2007)

1. The date of planned TMDL completion is provided in the 303(d) lists from the SWRCB.

Source: SWRCB, 2020
7-6 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
facilities to achieve water quality, flow reduction and other environmental and community benefits.

Stormwater Management and Site Planning
New development and redevelopment projects are subject to NP DES permit requirements, and are grouped into categories based on project type. Depending on
their category, projects are required to include stormwater controls, including site design measures, source controls, treatment measures, low impact development, hydromodiflcation management, and construction best management practices (BMPs).

Construction BMPs include scheduling grading and
excavation work in dry weather only; installing temporary erosion controls until vegetation is reestablished; effectively managing all run-off within the site and from off-site. Post-construction stormwater treatment measures that remove pollutants from stormwater during project operations include rain gardens, bioretention areas, and flow-through planters.

Potable Water Supply
The North Coast County Water District
(NCCWD), an independent water purveyor, supplies water to Pacifica and part of San Bruno. The district gets its water from the San Francisco Public
Utilities Commission (SFPUC) through the Hetch
Hetchy system. The District also has rights to a limited amount of surface water from the South Fork of San Pedro Creek for six months of the year. Paciflca' s water is pumped from San Andreas Lake and the Harry Tracey Water Treatment Plant in Millbrae via
a main distribution line under Skyline Boulevard, to
. the Milagra Ridge storage tank. From there, water
for northern Pacifica is pumped to the Christian Hill
tank on Skyline Boulevard and then distributed by
gravity to smaller tanks and to customers. Water for
southern Pacifica is piped from the Milagra Ridge
tank to the Royce tank, off Fassler Avenue, and
then to smaller tanks and to customers. Overall, the
system is divided into 31 pressure zones, each separated by pressure-reducing valves. 4 The NCCWD 4 Bay Area Water Supply and Conservation Agency (BA WSCA), 2019. has adopted a 2020 Urban Water Management Plan
(UWMP) that describes its water supply and distribution system; past, current, and projected water use; and, water conservation targets, among other
water resource information.

Water Capacity and Usage
The NCCWD system's 11 storage tanks have a total
capacity of 18.3 million gallons, enough to supply
the service area with water for 5.8 days at the District's average daily usage rate of2.43 million gallons per day (mgd). 5The District's contract with SFPUC
allows for a maximum purchase of 3.84 mgd.

Water Conservation
Water use in the District has steadily declined in
recent years due to conservation programs and infrastructure repairs. Water conservation will continue to be important in coming years. In 2018, two laws
were passed to aid California in making water conservation a way of life: SB 606 and AB 1668. These two laws highlight water efficiency and conservation
and are meant to outline certain roles and actions
to be carried out by the California Department of
Water Resources, the State Water Resource Control
Board and water suppliers. Each urban water supplier, starting in November of 2023, will calculate its own objective based on the water needed in its
service area for efficient indoor residential water use, outdoor residential water use, commercial, industrial and institutional (CII) irrigation with dedicated meters and reasonable amounts of system water loss from leaks, the fact sheet states. In determining
their objectives, water . suppliers will also consider
other unique local uses and credits for potable water
reuse, based on standards adopted by the state water
board. A coordinated response by the City and the
NCCWD will help Pacifica meet the requirements
of this legislation in the future.
5 Ibid.
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PACr!CA GENERAL PLAN PUBLIC REVIEW DRAFT 7-7
Infrastructure Modernization
Pacifica's water pipes and storage reservoirs are aging and in need of modernization. NCCWD's current
Capital Improvement Plan focuses on pursuing additional sources of supply, addressing water storage deficits by increasing tank size or adding new tanks, and pipe upgrades. Replacement of the pipeline on Palmetto Avenue was identified as the highest priority in the 2016 Long-Term Water Master Plan and was
completed as part of Phase I of the Palmetto Avenue
Streetscape improvements. Beyond these modernization efforts, Pacifica and NCCWD are dependent upon the safety and durability of the Hetch Hetchy
system.

Water Quality
SFPUC monitors water at the source and at local
water treatment plants for turbidity, organic and
inorganic chemicals, microbial quality, mineral
content, and radiological quality. NCCWD monitors water as it enters the District's system, and takes weekly water samples from various locations.

Pacifica's water is consistently high-quality and safe
to drink, meeting all standards set by the California Department of Health Services and the United Scates Environmental Protection Agency. 6
Wastewater
The City operates a wastewater treatment plant,
sewage lift stations, and stormwater pump stations,
as well as the citywide system of sewer mains and
lateral pipes that connect to homes and businesses.

Waste water flows through some lOq miles of main
pipes to five sewer pump stations, and on to the Calera Creek Water Recycling Plant. The City's topography prevents gravity flow to the plant, and requires pump stations at Rockaway Beach, Linda Mar and
Sharp Park.
6 NCCWD. Website http://www.nccwd.com, accessed June
2021. .
7-8 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Calera Creek Water Recycling Plant
The Calera Creek Water Recycling Plant (CCWRP),
located on the south flank of Mori Point, is a tertiary treatment plant, brought online in 2000 to replace the old Wastewater Treatment Plant in West
Sharp Park. The new plant uses ultraviolet disinfection, which allows effluent to be released to wetlands without residual chlorine. The plant has facilitated
the creation and restoration of wetlands along Calera Creek, bringing year-round flow to a naturalized stream channel. The NCCWD began receiving recycled water from the plant and has been delivering the tertiary recycled water to recreational and institutional customers for irrigation use since August 2013, and residential customers since 2015.

Testing at the Calera Creek Water Recycling Plant
indicates that discharges generally meet applicable
water quality standards, although there have been
some isolated instances of non-compliance.

Usage and Capacity
The CCWRP has a dry weather capacity of 4.0 million gallons per day (mgd), a peak hourly dry weather capacity of 7.0 mgd, and a peak hourly wee weather
capacity of 20 mgd.7 Because of Pacifica's projected
slow growth, the Plant will have adequate capacity
for the next 15 to 20 years.

The City's sanitary sewer collection system is subject
to infiltration and inflow (III) of e_xtraneous ground
water and storm water.

In May 2011, The City was issued a Cease and Desist
Order (CDO) by the Regional Water Quality Control Board and was ordered to eliminate insufficient capacity caused sanitary sewer overflows (SSOs)
from the sanitary sewer collection system by January 1, 2019. In response, rhe City developed the Wee Weather Equalization (EQ) Basin Project to reduce
SSOs, which required construction of a 2.1-milliongallon-capacity EQ basin at the Pacifica Community Center parking lot and underground conveyance ··
7 City of Pacifica. Accessed at https:/ /www.ciryofpacifica.org/ depts/pw/wwr/caleracreek/ default.asp, 2019. ·
p1pmg along Linda Mar Boulevard and Arguello
Boulevard during high-flow storm events, completed
in 2019.

Planned Improvements
The City intends to undertake the following projects:
• Sharp Park Station Odor Control Upgrade, to
make the site compatible with future redevelopment;
• Upgrading the Sharp Park pump station;
• Relocation of the mainline and forcemain at the
Sharp Park pump station; and
• A feasibility study for an Ultraviolet (UV) treatment system at the CCWRP.

In 2021, the City completed Phase II of the Sewer
System Master Plan Update. An Inflow and Infiltration study determined improvement needs in the collection system at Crespi Drive, Linda Mar Boulevard, Fremont Avenue, and Catalina Avenue.

A new system of pipes for treated wastewater would allow Sharp Park Golf Course to be irrigated with recycled water from· the Calera Creek Water Recycling Plant (top). Low impact development techniques, such as permeable pavers, allow stormwater to filter into the earth on-site, minimizing runoff (middle left). Pacifica's potable water supply is stored and delivered via a system of tanks at high points throughout the city (bottom). 7 n
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PACIFICA G~NERAL PLAN PUB,IC REVIEW DRAFT 7-9

POLICIES
Policies included in both the General Plan and Local Coastal Land Use Plan are indicated with a Guiding Policies
CO-G-1 Water Quality. Support the improvement of Pacifica's water quality, including both surface water and groundwater, through Best Management Practices
(BMPs) for stormwater management,
stream restoration, and riparian habitat
restoration.

CO-G-2 Watershed Management. Recognize the interrelated nature of Pacifica' s hydrology system, its watersheds, and
development in the Planning Area, and
protect water resources through comprehensive management of entire watersheds.

CO-G-3 Maintain Creeks as a ·Resource.

Ensure both access to and ecological
functi~rnality of the creek system in Pacifica.

CO-G-4 ~ Retain Natural Processes. Enable
natural processes to occur on developed sites, and utilize these processes to enhance the built environment and users'
experiences of it.

CO-G-5 ~ Water Conservation. Work with
the NCCWD to meet water conservation objectives as required by State law.

Pacifica s water conservation efforts will
include water efficient landscaping requirements, incentives for water conservation, and development of a system to use recycled
wastewater.

CO-G-6 Wastewater Treatment. Ensure that
the City maintains adequate capacity
to handle wastewater, and continue to
expand wastewater recycling.
7-10 PAOFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Implementing Policies
Creeks, Wetlands, and Coastal Waters
C0-1-1 Creek Protection and Restoration.

Maintain, protect, and restore Pacifica' s
creeks, including San Pedro, Calera, Sanchez, and Milagra creeks, as environmental and aesthetic resources. Actions will include, but are not limited to:
• Continuing restoration efforts along San
Pedro Creek to improve conditions for
steelhead by removing obstacles to fish
passage, placing rock weirs to facilitate
fish passage, and by monitoring the
effectiveness of these projects;
• Partnering with local organizations,
such as the San Pedro Creek Watershed
Coalition, Go Native, the Pacifica Land
Trust, and others, on restoration efforts;
• Exploring opportunities to collaborate
with other agencies and organizations
on stream restoration and riparian habitat restoration along.Sanchez and Calera creeks;
• Enforcing restrictions on the planting of
invasive species near creek areas;
• Identifying and working with property
owners to take advantage of unique
opportunities where human active use
(e.g., through trail development) would
enhance creek appreciation without disrupting ecological function; • Requiring a minimum of 100-foot setbacks from the top of creek banks, or from the outer edge of riparian vegetation, where it exists, for development proposed adjacent to creeks, in keeping
with City regulations and Best Man-
agement Practices. Exceptions to such
buffer requirements should be supported
by a biological report demonstrating
that the adjusted buffer, in combination with incorporated siting, design or other mitigation measures, shall prevent
impacts that significantly degrade the
creek. Buffer adjustments should also be
limited to where the entire subject legal
lot is within the buffer or where it is
demonstrated that development outside
the buffer would have a greater impact
on the creek.

C0-1-2 Improvement oflmpaired Waterways. Strive to improve water quality in San Pedro Creek, which is listed on the
Clean Water Act 303(d) list of impaired
water bodies, and any other waterway
that may be listed as impaired in the
future.

C0-1-3 ~ Funding for Creek Maintenance.

Establish funding mechanism to require
property owners with land adjacent to
creeks to pay proportionate share of creek
improvement maintenance.

C0-1-4 t} Wetlands Preservation. Prohibit new
development in existing wetlands except
as allowed under the federal Clean Water
Act and the California Coastal Act. Continue to require formal delineations wetlands subject to State or federal regulations prior to any proposed development project in an area where potential wetlands have been identified. If impacts on wetlands are unavoidable, compensation
measure should be in line with the State's
no-net-loss goal regarding wetlands.

C0-1-5 t) Limitations on Diking, Filling or
Dredging. Only permit the diking, filling, or dredging of open coastal waters, wetlands, and lakes for the following
purposed where there is no feasible, less
environmentally damaging alternative,
and where feasible mitigation measures
have been provided to minimize adverse
environmental effects:
• New port, energy, and coastal-dependent industrial facilities, including commercial fishing facilities. • New boating facilities and the placement of structural pilings for public recreational piers that provide public access and recreational opportunities.
• Incidental public service purposes,
including, but not limited to, burying
cables and pipes or inspection of piers
and maintenance of existing intake and
outfall lines.
• Mineral extraction, including sand for
restoring beaches, except in environmentally sensitive areas. • Restoration activities;
• Nature study, aquaculture, or similar
resource-dependent activities.

C0-1-6 ~ Minimize Disruption of Dredging. Require any proposed dredging and spoils disposal to be planned and carried
out in a way that will avoid significant
disruption to marine and wildlife habitats.

C0-1-7 ~ Maintain Functional Capacity of
Wetlands. Ensure that any diking, filling, or dredging in existing wetlands maintains or enhances their functional
capacity.

Any alteration of coastal wetlands identified by the Department of Fish and Wildlife or as defined by the Coastal Commission shall be limited to very minor incidental public facilities, restorative measures, or nature study.
7 (")
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PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT 7-1 1
CO-1-8 Continued Movement of Sediment
and Nutrients. Allow sediment removed
from erosion and flood control facilities
co be placed at appropriate points on the
shoreline, where environmental effects
will be minimal.

Stormwater Management
CO-1-9 Countywide Water Pollution Prevention Program. Continue to participate in the San Mateo Countywide Water Pollution Prevention Program.

The Program represents a collaborative
effort amongst the County and its municipalities, consisting of five major areas of water pollution preventi~n and control:
• Municipal maintenance activities
• Industrial and illicit discharge
• Public information and participation
• New development and construction
controls
• Watershed monitoring
CO-1-10 e) Stormwater Discharge. Ensure compliance with the Municipal Regional Permit, the Construction General Permit, and the Construction Dewatering Permit, which regulate stormwater discharge from new and existing development.

These permits are established by the
National Pollutant Discharge Elimination System (NPDES) and administered by the Regional Water Quality Control
Board. They require that new development
incorporate Best Management Practices
(BMPs) and Green Infrastructure Plan
requirements in site design, construction,
and management to minimize storm water
runoff rates and volumes, control water
pollution, and maximize infiltration.
7-12 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
CO-1-11 Protect Water Quality through
Best Management Practices. Continue
to require the use of best management
practices to reduce water quality impacts
from construction and development.

Measures include:
• Site Design and Source Control. Ensure
chat all new development incorporates
site design and source control BMPs
into the project design in order to preserve the infiltration, purification, and retention functions of each site's natural drainage systems, and to prevent or minimize the runoff of pollutants,
sediments, waste, and pathogens from
the site.
• Construction Pollution Control.

Require all construction projects to
adopt measures to avoid when possible, or minimize erosion and runoff of pollutants and sediments from construction-related activities, and to limit activities chat result in the disturbance
of land or natural vegetation.
• Construction projects will be required
to use appropriate erosion prevention
techniques, sediment control measures, .
and best management practices in
accordance with City specifications and
the San Mateo Countywide Water Pollution Prevention Program. • Treatment Control. Require .chat new
development implement treatment
control BMPs (or structural treatment
BMPs) where the combination of site
design and source control BMPs is not
sufficient to protect water quality and
comply with applicable water quality
permits.

Stormwater treatment systems must meet
the numeric sizing criteria established in
the NP DES Permit, and must be operated
and maintained in compliance with the
NPDES Permit.
• Site Design and Source Control. Ensure
that all new development incorporates
site design and source control BMPs
into the project design in order to preserve the infiltration, purification, and retention functions of each site's natural drainage systems, and to prevent or minimize the runoff of pollutants,
sediments, waste, and pathogens from
the site.

C0-1-12 ~ Infrastructure and Water Quality.

Ensure that the design and construction of new infrastructure elements does not contribute to stream bank or hillside
erosion or creek or wetland siltation,
and incorporates site design and source
control BMPs, construction phase BMPs,
and treatment control BMPs to minimize
impacts to water quality, in compliance
with the NPDES Permit.

C0-1-13 ~ Erosion Control. Manage erosion
in the Planning Area, particularly in
watershed areas, though on-site erosion
control.

Construction projects will be required to
use appropriate erosion prevention techniques, sediment control measures, and best management practices in accordance with
City Specifications and Gene!'al Conditions
of Approval and the San Mateo Countywide Water Pollution Prevention Program.

C0-1-14 ~ Minimize Site Disturbance. Require
use of best practices during development
design and construction to preserve natural resources, such as soil, trees, native plants, and permeable surfaces.

C0-1-15 ~ Reduce Impervious Surfaces. Enable
natural drainage by reducing the amount
of impervious surfaces on a development
site, whenever feasible.

Techniques that help accomplish this objective:
• Designing development projects to share
driveways;
• Placing parking lots under buildings,
whenever feasible; and
• Using permeable paving materials on
walkways and driveways, whenever feasible.

C0-1-16 ~ On-site Stormwater Management.

Continue to require all small projects
and detached single-family home projects, as defined under the NPDES Permit, to incorporate site design measures that facilitate groundwater recharge and
natural hydrological processes, allowing stormwater to infiltrate the ground on-site and/or be collected for reuse in
landscaping and designated to on-site
stormwater detention facilities.

Techniques for on-site stormwater management include use of • "Rain gardens" or bioretention areas in
yards, parks, and parking lots;
• Landscaped drainage swales along roadways;
• Green roofi;
• Permeable pavers for walkways and parking areas;
• .Rain barrels for harvesting runoff from
rooftops;
• Tree box filters for on-street filtration;
• Parking areas that allow stormwater flow
into vegetated areas;
• Grading that lengthens flow paths and
increases runoff travel time to reduce the
peak flow rate; and
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PACIFICA GtNERAL PLAN PUBLIC REVIEW DRAFT 7-13
• Cisterns or sub-suiface retention facilities
that capture rainwater for use in irrigation and non-potable uses.

CO-1-17 Prevent Contaminated Runoff.

CO-1-18
Ensure that new parking lots and commercial development incorporate BMPs designed to prevent or minimize runoff
of oil, grease, solvents battery acid, coolant, gasoline, sediments, trash, and other pollutants from the site.

Runoff from areas serving vehicle traf
fie, structures, landscaping, loading areas,
repair and maintenance bays, fueling areas,
vehicle/equipment wash areas, outdoor
material storage areas, and waste storage
areas should be prevented or minimized.

Oil and Hazardous Substance
Spills. Provide protection against the
spillage of crude oil, gas, petroleum products, or hazardous substances in relation to any development of transportation of
such materials.

For any accidental spills that do occur, the ·
· City will require effective containment and
cleanup facilities and procedures.

Water Supply and Conservation .

CO-1-19 ~ Water Supply. Support the Bay Area
Wat~r Supply & Conservation Agency in
advocating for reliable and fairly priced
water from the San Francisco regional
water system.

CO-1-20 ~ Incentives for Water Conservation.

Encourage the NCCWD to continue
and expand its water conservation incentive programs, including free waterefficient fixtures and rebates for waterefficient appliances.

CO-1-21 ~ Water Recycling. Continue to support implementation and expansion of NCCWD's water recycling project,
involving new pipes and pumping stations, to allow treated wastewater from 7-14 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
the Calera Creek Water Recycling Plant
to be used for irrigation of landscaped
areas.

The feasibility of expanding this project
to include other potential uses of recycled
water such as linkages with fire hydrants
will be evaluated.

CO-1-22 Water Storage. Support the
NCCWD in its efforts to provide
adequate emergency water storage in
Pacifica.

Wastewater Collection and Treatment
CO-1-23 Wastewater Treatment Capacity.

Continue to monitor wastewater generation rates so decision-makers are aware of the impacts on the treatment plant on
new develop~ent, and plan for additional capacity in advance of projected need.

CO-1-24 Sewer System Connections. Require
all new development to be connected to
the City's sewer system.

CO-1-25 e) Sanitary Sewer Discharge. Ensure
that discharges of treated wastewater
from the Calera Creek Wastewater Recycling Plant continue to comply with the Sanitary Sewer System Permit.

The City will manage the release of treated
wastewater as part of habitat restoration
along Calera Creek, and pursue the use of
recycled water for irrigation and other uses.

Pacific
0 c ea n
69 0 1/4
Coastal Mixed
Hardwood!
Oak Woodland
Hardwood!
Oak Woodland
1/2
MILES
Figure 7-2: Vegetation
CJ
[23]
-
CJ
CJ
-
Grassland/ Prairie
Coastal Bluff Scrub
Coastal Mixed
Hardwood/Oak Woodland
Eucalyptus
Northern Coastal Scrub
Monterey Cypress
- Riparian Mixed Hardwood
Willow Riparian Scrub
c=J Beach/Intertidal
CJ Urban
Creeks
- Wetlands*
Northern
Coastal Scrub
City Limits
Planning Area
Northern
Coastal Scrub
*Wetlands are shown as mapped in the
USFWS National Wetlands Inventory.

Site assessments is required to delineate
actual wetlands.

Source: California Department of Fish & Game, 1988,
2003; California Department of Forestry, 2005;
ESA, 2009; National Wetlands Inventory, U.S.

Fish and Wildlife Service, 2021; City of Pacifica,
2020; Dyett & Bhatia, 2020.

7.2 BIOLOGICAL RESOURCES
Pacifica contains some of the most natural habitat on the San Francisco Peninsula, providing for a wide variety of plant and animal species and natural
communities. Some of these species and communities, both plant and animal, have special legal status, having been listed under the federal or state Endangered Species Acts, or having been identified as sensitive in the California Natural Diversity Database.

Portions of the Planning Area have been noted for
high habitat values (providing important resources
to plants and wildlife), use as a migration corridor, or their potential to be designated an Environmentally
Sensitive Habitat Area (£SHA) under the California
Coastal Act. 8
Plant Communities And Wildlife
Habitats
Plant communities and habitats found in Pacifica are
briefly described below and depicted in Figure 7-2,
Vegetation. The General Plan £IR includes a more
detailed description ~f each of these communities
and habitats .. Species identified with various plant
communities or habitats are not necessarily present
in the Planning Area. Some of these communities
are recognized as· "special status communities," or
provide critical habitat for special status species.

Grasslands/Prairie
Grasslands in Pacifica Grasslands/Coastal Prairie
in Pacifica occur at Milagra Ridge, Sweeney Ridge,
Cattle Ridge, Mori Point, Aramai Point (formerly
Rockaway Headland), San Pedro Valley Park, the
San Pedro Mountain hills and Pedro Point Headlands and often grow in a mosaic with coastal scrubGrasslands attract reptiles and amphibians including several lizard species and the western rattlesnake.

Grasslands are important foraging grounds for bats
and other mammals such as coyote, black-tailed
deer, jackrabbits, and various rodents. Small rodents
attract riptors (birds of prey) including hawks, owls,
and turkey vultures. The grasslands in Pacifica are
8 Public Resources Code§ 30107.5.
7-16 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
of limited and highly disturbed nature, having been
damaged through unauthorized vehicle activity that
has created off-road trails on hillsides.

Over the past thirty years extensive work has been
accomplished to protect, preserve and restore native,
perennial grasses and forbs at Pedro Point Headlands (PPH), Aramai Point, Mori Point and Milagra Ridge. The Pedro Point Headlands restoration was
supported by a grant awarded by California State
Parks and Recreation Division to the Pacifica Land
Trust to repair off- highway vehicle damage. Grassland and prairie are being protected in other publicly managed lands as well. Unprotected grassland/ prairie remnants continue on Harmony 1, Rockaway
Rock, the Quarry, Cattle Hill, along Fassler, Esplanade, Palmetto, and Fish and Bowl.

SPECIAL-STATUS SPECIES IN GRASSLAND HABITATS
Special-status species9 that have the potential to
occur in grassland habitats around Pacifica include
the Mission blue butterfly, San Bruno elfin butterfly,
Crystal Springs fountain thistle, Marin western flax,
San Mateo thorn-mint, white-rayed pentachaeta,
Crystal Springs lessingia, pappose tarplant, ;nd San
Francisco owl's clover. 10
9 "Special-status" plant and animal species are defined in . more derail in the Special-scams Species section of this chapter. Briefly, they are:
• Species listed under the Federal Endangered Species Act, Marine Mammal Protection Act, California Endangered Species Act, California Fish and Game Code, and the Native Plant Protection Act as
endangered, threatened, or depleted; species that are
candidates or proposed for listing; or species that are designated as rare or fully protected
• Locally rare species defined by CEQA Guidelines Sections, which may include species that are designated as sensitive, declining, rare, locally endemic, or as having limited or restricted distribution by various federal,
state, and local agencies, organizations, and watch lists. 10 John Northmore Roberts & Associates et al., 1992; State of California Department of Parks and Recreation, 1990.

Coastal Bluff Scrub
Coastal bluff scrub, found along Highway 1, consists
of a mosaic of open sand, native low growing shrubs
and herbaceous perennials. Native species present
include dwarf coyote brush, silver bush lupine, yellow bush lupine, seaside woolly sunflower, bunchgrass, buckhorn plantain, beach evening primrose, beach bur, yellow sand verbena, beach salcbush, and
beach morning glory. Other exotic species are Italian ryegrass, bull thistle, and fennel. 11Non-native iceplant (Carpobrotus edulis) New Zealand spinach
(Tetragonia tetragonioides) have been virtually eradicated and replaced with appropriate natives grown and planted by volunteers.

SPECIA -STAlu~ SPECIES IN COASTAL BLUFF SCRUB

HABITAT
Special-status species that may be found in this habitat around Pacifica are bumblebee scarab beetle, sandy beach tiger beetle, Hickman's cinquefoil, blue
coast gilia, coast yellow leptosiphon, coastal marsh
milk-vetch, coastal triquetrella, compact cobwebby
thistle, Franciscan thistle, Point Reyes horkelia, rose leptosiphon, San Francisco Bay spineflower, and
short-leaved evax. Bank swallows, double-crested
cormorants, and big free-tailed bats may use cliff
sides for nesting.

Northern Coastal Scrub
Northern coastal scrub habitat is found on undeveloped slopes, often in a mosaic with annual grasslands. Northern maritime chaparral, a special-status ·community, is included in this category. Northern
coastal scrub is dominated by either coyote brush
or California sagebrush, depending on slope aspect.

North facing slopes support a greater diversity of
shrub species and canopy cover than south facing
slopes. Coastal scrub habitat, often interspersed with
other habitats, provides foraging and nesting habitat for species that are attracted to edges of plant communities. These include various bird species,
including hummingbirds; small mammals including
11 State of California Department of Parks and Recreation, 1990; ESA surveys, 2008
skunks, rabbits, gophers, and rodents; larger predators such as fox, coyotes, bobcat and mountain lions; and small reptiles.12
SPECIAL-$ Alt.ls SPECIES IN NORTHERN COASTAL
RU1 HABITM
Special-status animals that may use northern coastal ·
scrub around Pacifica include merlins, dusky-footed
woodrat, Mission blue butterfly, and San Bruno elfin
butterflies. Special-status plants with the potential to occur include: Pacific manzanita, Presidio manzanita, San Bruno manzanita, San Francisco lessingia, Choris' popcorn-flower, Davidson's bush-mallow,
fragrant fritillary, Kellogg's horkelia, Montara manzanita, Oregon polemonium, pale yellow hayfield tarplant, San Francisco campion, San Francisco collinsia, and San Francisco gumplant.

Coastal Mixed Hardwood/Oak Woodland
This habitat type includes woodlands dominated by
coast live oak, black oak, blue oak, as well as other
hardwood species. In addition to birds, wildlife commonly associated with woodlands in general includes the ringneck snake, California newt, and California
slender salamander. Seeds and fruit provide food for
black-tailed deer, jays, and woodpeckers, while tree
branches and cavities can provide areas for nesting.

This community is not found in the Pacifica Coastal
Zone.

SPECIAL-STATUS SPfCIES IN COASTAL MIXED
1-1 T
Special-status species that are likely to use coastal
mixed hardwood/oak woodland habitat in Pacifica
are the hoary bat, San Mateo woolly, bent-flowered
fiddleneck, Diablo helianchella, Franciscan onion,
Hillsborough chocolate lily, and Indian Vall~y bushmallow.

Eucalyptus
This habitat type is dominated by planted Eucalyptus species, primarily blue-gum eucalyptus. Groves of eucalyptus are dense and form a closed canopy,
restricting other native overstory trees to clear12 John Northmore Roberts & Associates et al. , 1992 7 n
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PACIFICA GE\IERAL PLAN PUBLIC REVIEW DRAFT 7-17
San Pedro Creek is the only perennial stream in the planning area and provides important habitat for steelhead trout, a federally listed species.
ings. Eucalyptus trees have allelopathic properties,
releasing chemicals into the soil to reduce or inhibit
growth of other plants. In addition, they produce
extensive leaf and bark litter which further inhibits
the growth of understory plants. Eucalyptus trees
provide perching, roosting, and nesting sites for
larger birds, such as crows, ravens, red-tailed hawks,
red-shouldered hawks, and barn owls. The migratory
monarch butterfly frequently roosts in eucalyptus
trees in the winter.

Monterey Cypress
Small patches of Monterey cypress occur throughout the Planning Area in planted stands surrounded by a mosaic of scrub and grasslands. The largest
stand occurs at the north end of the Planning Area.

Although the small patches of Monterey cypress
found in Pacifica are unlikely to support significant
wildlife populations, they complement surrounding
habitats by providing nesting and roosting substrates
for birds as well as shelter for other animals.

Riparian Mixed Hardwood
Areas with riparian mixed hardwood habitat occur
Areas with riparian mixed hardwood habitat occur
along San Pedro Creek, Rockaway Creek, Calera
Creek, and Laguna Salada. Native trees that are
found include red alder, various willow species, and
7-18 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
creek dogwood. Riparian areas also host native herbs
and emergent vegetation, as well as various nonnative ivies, grasses, blackberry, and other plants.

Riparian areas provide foraging ground for birds and
small mammals, and habitat for small reptiles and
amphibians.
;:,PECIAL-STATUS SPECIES IN RIPARIAN MIXED HARDWOOD HABITAT Special-status wildlife that could be present in the
riparian corridor includes tricolored blackbirds, raptors such as Cooper's hawk, sharp-shinned hawk, and great blue heron.

Willow Riparian Scrub
Willow riparian scrub in Pacifica is dominated by
arroyo willow, with red willow and dogwood. This
habitat occurs in the upper reaches of San Pedro
Creek, in San Pedro Valley County Park. Where an
overstory is present it is dominated by non-native
trees. Species found in upper reaches of San Pedro
Creek are bluegum eucalyptus, Monterey pine, coast
redwood, French broom, cape ivy, common periwinkle, Algerian ivy, and wax myrtle. In San Pedro Valley County Park the species include arroyo and red willow, alder, coastal wood fern, lady fern, western
sword fern, and alumroot.

Pacific
0 c ea n
r ure 7 3- . . Sensitive and
c~?tical Habitat~--
· J Env1ro . nmentally Potent1a Habitat Areas Sens1t1ve Critical Habitat
Steelhead
~ - California Red-I e gg edFrog
Other Sens1 Tve I Areas
High Habidta~ v;~~:~entation Threatene Y
-- t Corridor* - Wildlife Movemen
Urban Land
~ Urban and Non Habitat Value with Little or No
___ City Limits
- Planning Area
. eded between
*100-400 foot wi~e ii~:~ Park/Sweeney I . -· dor ne R" dge Milagra Ridge an Threatened &
C "tical Habitat for W" ldlife Service, SOURCE: n ecies, U.S. Fish & ~t National_ Endange1;~d Sci Critical Habitat -) ~~~5; Califorma
2015; Stee ea_ s Service (NOAA : De t of Fish &
Marine Fishene 2005; Califorma Pl~nt Society,
Dept ofForesl! y,_ California Native_ itv of Pacifica,
& Wildlife, 20f 5,. al Survey, 2005, ~t & Bhatia, 2020. 2005; 2020; San US GMe~e~g~oun a ty, 2020; Dye 7-19
Seasonal Wetlands and Ponds
Seasonal wetlands occur in smaller drainages and
localized depressions, forming ponds or flowing
water, and are underlain by saturated soils during
the winter and spring. Seasonal wetlands also occur
along the banks and sediments that accumulate in
creeks. Wetlands in Pacifica are found along riparian areas, drainages, along the coast, and as fresh and brackish water marshes (such as on the Sharp
Park Golf Course). Vegetation and wildlife found in
wetlands varies with water characteristics, inundation patterns, surrounding habitat, and level of disturbance.

SPECIAL-STATUS SPECIES IN SEASONAL WETLANDS

AND PONDS
The California red-legged frog, San Francisco garter
snake, Leech's skyline diving beetle, San Francisco
forktail damselfly, T omales isopod, western pond
turtle, and bristly sedge are special-status species that may be found in wetlands around Pacifica. The wetlands in Sharp Park are also known to support saltmarsh common yellowthroat. Seasonal wetlands and ponds at Mori Point and Sharp Park Golf Course
support the California red-legged frog as well as the
San Francisco Garter Snake.

Streams
Streams are important habitat features in Pacifica as
they can function as movement corridors as well as
providing protective cover. Wildlife species that are
associated with stream habitat include river otters,
great blue heron, snowy egret, belted kingfisher,
dark-eyed junco, and black phoebe. Black-tailed
deer, raccoon, opossum, and grey fox may use the
creeks as movement corridors. Fish species P!esent
include the prickly sculpin, the Pacific lamprey, and
the threespine stickleback.

SPEGAL-STATUS SPECIES IN STREAMS
The federally threatened steelhead trout use parts of
San Pedro Creek for spav\'ning, including the main
portion parallel to Linda Mar Boulevard, as well as
the middle and south forks in San Pedro County
7-20 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Park. 13 This is the only stream with a steelhead population between the Golden Gate Bridge and Half Moon Bay. Lower Calera Creek on the Quarry site
supports the federally-threatened California redlegged frog and the Endangered San Francisco garter snake.

Beach/Intertidal
Significant expanses of continuous sandy shoreline
occur along the San Mateo coastline, including in
Pacifica. Beaches are dynamic systems that change
with wind and waves; generally, sand is eroded from
beaches in the winter and re-deposited in the summer, resulting in annual changes in beach slope and width.

Beach habitats can be divided into supratidal, intertidal, and subtidal. The supratidal tidal beach fauna consists of sand crabs, California beach flea, amphipods, polychaete worms, flies, and isopods that feed on detritus; these species in turn are fed on by a variety of birds. The by-the-wind sailor, a jellyfish-like colony of organisms, frequently washes up on the
upper beach areas. Exposed rocks or cobble, especially at the lower intertidal areas, can have attached algae, mussels, and barnacles. Intertidal areas are
home to the Pacific egg cockle and spiny mole crab.

The Subtidal zone is primarily inhabited by fish
such as surf perch, striped bass, salmon, anchovies,
sanddabs, California halibut, and the starry flounder.,.

SPECIAL-STATUS SPECIES IN BEAC !/INTERTIDAL HABITAT
Some special-status species may be found in the shallow waters off of Pacifica. Harbor seals and sea lions haul out on isolated beaches and sands spits. The
endangered black abalone may be present in intertidal areas attached to rocks. The threatened green sturgeon may also forage in the shallow waters off of
Pacifica. Both the gray whale and southern sea otter
13 San Pedro Creek Watershed Coalition, 2005
14 BLM, 1981; State of California Department of Parks and Recreation, 1990
Portions or all of the area around Moris Point and Sharp Park Golf Course supports the California red-legged frog and the San Francisco garter snake, and are a potential Environmentally Sensitive Habitat Area under the California Coastal Act. use the nearshore waters, and the California brown
pelican is also frequently observed. Pacifica State
Beach in the 1970s hosted nesting Western Snowy
Plovers, a Federally listed threatened species. Since
2003 volunteers have regularly surveyed and monitored the plovers and have seen only wintering plovers in declining numbers. ESHA is required on the north half of the beach where plovers roost and feed.

Sensitive and Critical Habitat
The Planning Area hosts numerous areas of sensitive,
critical, and special-status habitats and natural communities. These areas are those with unique, rare, or sensitive biological characteristics and/or possess special legal status. 15 Critical Habitat
Critical habitat areas are for species listed under the Federal Endangered Species Act. These areas contain
features that are essential for the conservation of the species and may require special management and
protection.

Critical habitat for the California red-legged frog
has been designated in the southeast portion of the
Planning Area (see Figure 7-3, Sensitive and Critical Habitat). This area contains both aquatic and upland areas with suitable breeding and non-breeding habitat. A final ruling was issued in March 2010 to expand the critical habitat from 450,288 acres to
1,636,609 acres statewide, including additional parts
of. the Planning Area, including on Pedro Point
Headlands. 16
San Pedro Creek is known to support steelhead trout,
a federally listed threatened species. They spawn in
the main portion of the creek that runs parallel to
15 A "special-status natural community" is a natural habitat community that is unique in its constituent components, restricred in distriburion, supported by distinctive soil conditions, considered locally rare, potentially supporting special-status plant or wildlife species, and/ or that receives regulatory recognition from municipal, county, state, and/ or federal entities such as the California Natural Diversity Database (CNDDB).
16 Fish and Wildlife Service, 2010.
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t'ACIFICA GENERA. PLAN PUBL C. REVIEW DRAFT 7-21
Linda Mar Boulevard, as well as the middle and
south forks in San Pedro County Park. 17 However,
conditions in parts of the creek limit its suitability
for steelhead habitat, including barriers to fish passage at main stem road crossings, low base flows, mobilization and accumulation of fine sediments in
the main stem, deterioration of water quality, disturbance, and exploitation.

N earshore marine areas off of Pacifica are part of the Green Sturgeon Critical Habitat. The National Oceanic and Atmospheric Administration found that this, which includes Pacifica's shoreline, is of high
conservation value.

Special-Status Communities
The California Natural Diversity Database
(CNDDB) indicates that there is an area of northern maritime chaparral at the south end of the Planning Area, in San Pedro Valley County Park and on Whiting Ridge and Montara Mountain. This community is fairly open chaparral, with about 50-80 percent cover, and it is dominated by Manzanita or
Ceanothus species.

An area of coastal bluff scrub has been identified at
the north end of Pacifica. Coastal bluff scrub
communities are found on steep, exposed bluffs along
the ocean and are dominated by low shrubs and
ground-hugging herbaceous species. It is particularly
important for stabilizing sand dunes. Boch bluff and
17 San Pedro Creek Watershed Coalition, 2002
northern coastal scrub habitat has been damaged by
unauthorized vehicle activity and pedestrian use.

Potential Environmentally Sensitive Habitat
Areas
Environmentally Sensitive Habitat Areas are defined
by the California Coastal Act as "any area in which
plant or animal life or their habitats are either rare or especially valuable because of their special nature or
role in an ecosystem and which could be easily disturbed or degraded by human activities and developments." These areas are to be protected against any significant disruption of habitat values, and only
uses dependent on those resources are to be allowed
within those areas. Development in areas adjacent to
environmentally sensitive habitat areas must be sited
and designed to prevent impacts which would significantly degrade those areas, and be compatible with the continuance of those habitat and recreation areas.

Figure 7-3 identifies potential ESHAs in the Planning Area. Potential ESHAs include all designated critical habitat for Endangered or Threatened Spe
cies; special status communities18 and areas designated as "ocher potential Environmentally Sensitive Habitat
Areas."
18 A "special-status natural community" is a natural
habitat community that is unique in its constituent components, restricted in distribution, supported by distinctive soil conditions, considered locally rare, potentially supporting special-status plant or wildlife species, and/or that receives regulatory recognition from municipal, county, state, and/ ·or federal entities such as the California Natural Diversity Database (CNDDB).

Mifagra Ridge provides high habitat value for endangered or threatened species, and is at risk of becoming fragmented by development, which would isolate its inhabitants from other populations of the same species. 7-22 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
While potential ESHAs, according co chis definition,
can be found throughout the Planning Area,
development in the Coastal Zone must comply with
the City's LCP and specific Coastal Ace policies
concerning ESHA. Areas around Mori Point and
Sharp Park Golf Course are likely to qualify as an
ESHA. Outside of the Coastal Zone, new
development in potentially sensitive areas must
comply with requirements of ocher federal and state
agencies in order co avoid negative impacts to
sensitive species and habitats.

Any proposed development on land designated on
the Sensitive and Critical Habitat map (Figure 7-3)
as having potential to include an £SHA requires a
site-specific evaluation by qualified biologists. The
site evaluation will determine the precise location
and extent of sensitive resources, if any, and establish appropriate development setbacks and standards to
ensure that resources are protected.

Wildlife Movement Corridors
Wildlife movement corridors link together areas of
suitable habitat that are otherwise separated by rugged terrain, changes in vegetation, or by areas of human disturbance or urban development. They
allow wildlife to access additional areas with food,
water, and other resources such as shelter chat would
otherwise be blocked by impenetrable barriers such
as highways. Topography and other natural factors
in combination with urbanization can fragment or
separate large open-space areas, · creating isolated
"islands" of vegetation chat may not provide sufficient area to accommodate sustainable populations of animals or plants. Movement corridors mitigate
the effects of fragmentation by allowing animals
to move between remaining habitats. This allows
depleted populations to be replenished and promotes
genetic exchange with separate populations.

Natural wildlife corridors in Pacifica include riparian corridors and drainages such as San Pedro Creek, canyons, ridgelines, and corridors across valley floors where impermeable barriers have not yet eliminated
options for wildlife movement. An area on the south
side of Sharp Park Road may function as a viable
corridor between Milagra and Sweeney Ridges. This
area has also been identified as part of the Mission
Blue butterfly migration corridor. 19
While a wildlife movement corridor is needed somewhere within the area designated on Figure 7-3, the entire area need not be designated as a wildlife movement corridor. Corridors typically range from 100 to 400 feet in width, within which habitat is continuous and suitable for wildlife movement. Other wildlife corridors could occur in areas of potentially
sensitive habitat, or areas threatened by habitat fragmentation, areas with high habitat value, or critical habitat areas,
Special-Status Species
Several species known to occur in the vicinity of the
Planning Area are accorded "special-status" because of
their recognized rarity or vulnerability to various causes of habitat loss or population decline. Some of these
receive specific protections defined in federal or state endangered species legislation. Others have been designated as "sensitive" by state resource agencies or organizations with acknowledged expertise. For purposes of this General Plan, special-status species include:
• Plant and animal species designated as rare,
threatened or endangered under the federal or
state endangered species acts (ESA);
• Species chat are candidates for listing under either
federal or state law;
• Species designated by the USFWS as species of
concern or species oflocal concern, or by CDFG
as species of special ·concern;
• Species protected by the federal Migratory Bird
Treaty Act (16 U.S.C. 703711);
• Bald and golden eagles protected by the federal
Bald Eagle Protection Act (16 U.S.C. 668); and
• Species such as candidate species and CNPS List
1 and 2 species that may be considered rare or
19NPS, 2005
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PACIFICA GENrnAL PLAN PUBLIC REVIEW DRAFT 7-23
endangered pursuant to Section 15380(b) of the
CEQA Guidelines.

Of particular interest are the Mission Blue Butterfly
and the San Francisco garter snake, federally listed as Endangered; the California red-legged frog and the
Central California Coast Steelhead trout, federally
listed as Threatened; the Western snowy plover, which
is federally listed as Threatened and a California Species of Special Concern; and Myrtle's Silverspot big free-tailed bat, a California Species of Special Concern. Known occurrences of these species have been identified and documented in California Natural
Diversity Database. A comprehensive list and description of species that are either known or presumed to be in the Planning Area based on suitable habitat is in the EIR.

Special-Status Wildlife Species
In addition to these species, additional migratory
birds, raptors, and common bat species are subject
to general protections provided by state and federal
regulations.

Special-Status Plant Species
The large number of special-status plants and the
severity of their population declines are reflective of the degree of habitat loss that has occurred throughout the San Francisco Peninsula. Outside of San Bruno Mountain, Pacifica encompasses the northernmost natural habitat on the peninsula. Due to extensive coastal development throughout neighboring counties, beach and bluff species have also become rare.

Of the special-status plant species listed in the EIR,
38 special-status plants have the potential to occur
within the Planning Area. These species have been
recorded in the vicinity and/or may be present in
suitable habitat on site.

Protected Trees
Certain trees within the city limits are also protected, including heritage trees and street trees. Heritage trees are currently defined as any trees in the 7-24 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
City that have a trunk with a circumference of 50
inches or more, at 24 inches above grade, excluding
eucalyptus. The City Council may also designate any
tree or grove of trees, including eucalyptus, with historical, environmental, or aesthetic value, as Heritage Trees. Heritage Trees generally require special permits for removal, substantial trimming, or construction within its drip-line; in some cases, a Tree Protection Plan prepared by a qualified arborist, landscape architect, or horticulturalist may be required prior to project approval. The City is in the process of updating the Heritage Tree ordinance found at Chapter 12 of Title 4 of the Municipal Code.

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a ~ -
Guiding Policies
CO-G-7 ~ Wildlife and Critical Habitat. Conserve and protect indigenous threatened, endangered, and other special status species by preserving critical habitat.

Habitat can be protected by aLLowing very
limited or no development, by identifying
habitat areas as top priorities for permanent conservation, and by managing public land to ensure species protection.

CO-G-8 ~ Coastal Environment and Special
Status Communities. Conserve and protect beaches, sand dunes, coastal bluffs, and special status communities, particularly the Coastal bluff scrub on the northern bluffs.

CO-G-9 ~ Creeks and Riparian Areas. Protect year-round creeks and their riparian habitats.

San Pedro Creek has been designated an
"impaired waterway" by the Regional
Water Quality Control Board and provides
critical habitat to a federally-Listed threatened species, the California coast population ofsteeLhead.

CO-G-10 i) Trees. Conserve trees and encourage
native forestation and planting of appropriate trees and vegetation.

CO-G-11 i) Other Environmentally Sensitive .

Areas. Protect other potential ESHAs,
high habitat value areas, and wildlife
movement corridors from development
that would significantly disrupt habitat
values.

Implementing Policies
C0-1-26 ~ Protection of Biological Resources
with New Development. Protect sensitive habitat areas and special-status species through implementation of the
following measures:

I) Discourage development and/or
buildout in critical habitat of special
status species during the development
review process.
2) Pre-construction plant and wildlife surveys: Project applicants shall engage a qualified biologist to conduct presence/absence biological surveys for sensitive plant and wildlife species prior to construction adjacent
to or within identified special status communities and other sensitive areas identified in Figure 7-3 of the
proposed General Plan. If special
status species are identified, the
qualified biologist shall consult with
the California Department of Fish
and Wildlife (CDFW) and establish no-disturbance buffers around avian nests, bat roosts, and sensitive
plants co avoid disturbance and direct
impacts to these resources during
construction. If no special status species are detected during surveys, then construction-related activities may
proceed. Nesting birds, in particular, are protected by two means; they receive protection under the Migratory Bird Treaty Act, and nesting raptors (in the order Falconiformes or
Strigiformes) are protected under the
State Fish and Game Code, §3503.5.
3) Require biological resource assessments be conducted prior to approval for any development within 300 feet
of creeks, wetlands, or other sensitive
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o>ACIFICA ~E.NERAL PLAN PUBL C REVIEW Dl'lAFT 7-25
habitat areas shown on Figure 7-3 of
the proposed General Plan.
4) Require on-site monitoring of biological resources by a qualified biologist throughout the duration of construction activity.
5) Require compensatory mitigation by
means of habitat preservation, restoration, and enhancement; for the loss of any critical habitat and/or special
status communities.

The City will coordinate with the U.S. Fish
and Wildlife Service, National Marine
Fisheries Service, California Department
of Fish and Wildlife, and Regional Water
Quality Control Board in providing project
applicants with the best guidance to avoid
impacts to special status species and habitat
· areas including creeks, wetland features,
woodlands, or other sensitive natural features.

C0-1-27 Verification ofESHA. Prior to any
proposed development in an ESHA or
potential ESHA, require that a habitat survey be conducted by a qualified botanist or biologist. The habitat survey
will verify whether the site is an ESHA,
and document the extent of the sensitive
r_esources, document potential negative
impacts to the habitat, and recommend
appropriate mitigation measures. Verification of an ESHA shall be based on the following considerations:
• Presence of natural communities identified as rare by the California Department of Fish and Wildlife (determined by a state rarity ranking of Sl to S3).
• Recorded or potential presence of plant
or animal species designated as rare,
threatened or endangered under State or
federal law.
• Recorded or potential presence of plant
or animal species for which there is
7-26 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
compelling evidence or rarity, such as
a designation of 1 B (rare or endangered
in California or elsewhere) or 2 (rare,
threatened, or endangered in California,
but more common elsewhere) by the
California Native Plant Society.
• Presence of coastal waterways.
• Integrity of the habitat and its connectivity to other natural areas.

C0-1-28 Management of ESHA. If the area
qualifies as an ESHA under the California Coastal Act, the following regulations apply:
• No new development shall be allowed
within primary habitat areas with the
exception of resource-dependent uses
that can be demonstrated to have no
significant adverse impact.
• Buffer areas shall be established around
all sensitive resources, providing a
minimum of I 00 feet, and varying as
needed to account for feeding, breeding,
nesting, and other habitat requirements.

New buildings in buffer areas shall be
allowed only if there are no other feasible development areas on the parcel.

Exceptions to such buffer requirements
should be supported by a biological
report demonstrating that the adjusted
buffer, in combination with incorpo-
_ rated siting, design or other mitigation
measures, will prevent impacts that
significantly degrade the ESHA and will
be compatible with the continuance of
the ESHA. Buffer adjustments should
also be limited to where the entire .
s~bject legal lot is within the buffer or
where it is demonstrated that development outside the buffer would have a greater impact on the ESHA. Development shall be sited and designed to prevent impacts that would degrade adjacent habitat areas, taking into account drainage, vegetation, topography, and
other considerations.
• Alteration of landforms, removal of
vegetation, impervious surfaces, noise,
light, and glare shall be minimized.

CO-1-29 ~ Fencing. Any fencing or barriers
located within riparian ESHAs or wildlife corridors shall permit the free passage of wildlife.

CO-1-30 ~ Fuel Modification. Ensure that new
development is sited and designed to
minimize the need for fuel modification and vegetation clearance in order to avoid or minimize the disturbance
or destruction of habitat and existing hydrology while still providing for fire safety as necessitated by the North
County Fire Authority's Vegetation
Management Program. Prohibit new
development that would require fuel
modification within ESHAs.

CO-1-31 Habitat Preservation. Require a habitat
survey be prepared by a qualified botanist or biologist for any development proposed for the following areas, as shown in Figure 7-3'.
• Designated Critical Habitat for Endangered or Threatened Species; • Potential Environmentally Sensitive
Habitat Area (ESHA);
• High Habitat Value; and
• Wildlife Movement Corridor.

The survey will be used to determine the
exact location of habitat areas and to recommend mitigation measures that minimize potential impacts.

CO-1-32 ~ Monitoring Requirements. Require
a Restoration and Monitoring Proposal for any proposed habitat restoration or mitigation. The Proposal should describe the methods and practices to be
employed, and include:
• A clear statement of the goals of the
restoration or mitigation for all habitat
types;
• Sampling of reference habitat, with
reporting of resultant data;
• Designation of a qualified biologist as
the Restoration or Mitigation Manager
responsible for all phases of the restoration;
• A specific grading plan, if the topography must be altered; • A specific erosion control plan, if soil or
other substrate will be disturbed during
restoration;
• A weed eradication plan designed to
eradicate existing weeds and control
future invasion by exotic species;
• A planting plan based on the natural
habitat type;
• An irrigation plan that describes the
method and timing of watering and
ensures removal of watering infrastructure by the end of the monitoring period;
• An interim monitoring plan with performance goals, assessment methods, and a schedule; and
• A final monitoring plan to determine
whether the restoration has been successful.

CO-1-33 ~ Construction during Nesting
Season. If site work or construction
occurs during the nesting season (February 1 through August 31), then -preconstruction breeding bird surveys shall be performed by a qualified wildlife
biologist prior to any site disturbance to
ensure that no nests will be disturbed or
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PACl"ICA GENERAL PLAN PUB~IC ~EVIEW DRAFT 7-27
destroyed during Project implementation. If an active nest is found sufficiencly close to work areas to be disturbed by
construction activities, then the biologist
shall create a no-disturbance buffer of
250 feet around passerine nests and a 500
foot buffer around raptor nests. Workfree buffer zones shall be maintained until after the breeding season or until
after the qualified biologist determines
the young have fledged ( usually late June
through mid-July).

Nests initiated during construction activities would be presumed to be unaffected by the activity, and a buffer zone around such
nests is not necessary. However, nests shall
be flagged and construction activity shall
avoid killing and/or injuring nesting birds.

C0-1-34 Pre-Construction Bat Surveys. Preconstruction surveys for special-status and non-listed bat species will be performed by a qualified biologist if large trees (>4 ft. diameter at breast height) are
to be removed or underutilized or vacant
buildings are to be demolished. A no-disturbance buffer of 100 feet shall be created around active bat roosts being used for maternity or hibernation purposes.

C0-1-35 t) Protection of the Californian RedLegged Frog and San Francisco Garter Snake during Cons~ruction. To minimize disturbance, require all grading activity within 100 feet of identified
aquatic habitat shall be conducted during
the dry season (May 1 and October 15)
to protect California red-legged frog and
San Francisco garter snake. A qualified
biologist shall conduct presence/absence
surveys for California red-legged frog
and San Francisco garter snake prior to
construction in or adjacent to riparian
areas, grasslands near ponds/wetlands, or
other sensitive habitat. Any individuals
identified shall be treated in consultation
7-28 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
with USFWS. Construction shall follow
accepted procedures for exclusion and
avoidance of California red-legged frog
and San Francisco garter snake and their
habitat. Additionally, the biologist shall
supervise the installation of exclusion
fencing along the boundaries of the work
area, shall conduct environmental awareness training for construction workers, and shall be present during initial vegetation clearing and ground-disturbing activities.

C0-1-36 Invasive Plant Species. Prohibit the
use of invasive plant species (i.e., any
California Invasive Plant Council (CalIPC)-listed species with a status of high or moderate, or identified such as locallythreatened under the limited, alert, or watch status).

C0-1-37 Beach Grooming. Work with the
State of California, GGNRA, and other
partners in the management of beaches
in Pacifica to ensure biological resources
are not adversely affected by beach
grooming. Specifically, protect beach
wrack (the piles of pla~t and animal
debris that wash ashore), which plays an
important role in the beach ecosystem.

C0-1-38 ~ Biological Productivity. Maintain- and where feasible, restore-the biological productivity and the quality of coastal waters, streams, wetlands, and lakes in order to maintain optimum
populations of marine organisms and to
prntect human health.

Techniques may include:
• Minimizing adverse effects of wastewater
discharge;
• Controlling runoff, preventing depletion
of ground water supplies and substantial
interference with suiface wateiflow;
• Encouraging wastewater reclamation,
maintaining natural vegetation buffer
areas that protect riparian habitats; and
• Minimizing alteration of natural streams.

CO-1-39 Heritage Trees. Update the Heritage
Tree ordinance to improve ease of City
administration and clarity for applicants
and surrounding residents. Consider a
canopy goal for heritage and nonheritage trees as part of the Heritage Tree ordinance update or other updates
to the City's tree regul ations.

CO-1-40 t) Regulations and Incentives to Preserve Habitat. Ensure that sensitive or critical habitat is protected, maintained,
enhanced, or restored.

Possible techniques include:
• Zoning for very low density and clustered
development where appropriate;
• Requiring the preparation of a habitat
survey in certain areas; and
• Identifying appropriate "sending sites" in
the City's Transfer of Development Rights
program.

CO-1-41 ~ Protection by Land Acquisition
or Conservation Easements. Explore
opportunities for public acquisition of
land or conservation easements on parcels not currently designated for Conservation that have significant habitat value.

CO-1-42 t) Public Land Management. Coordinate with GGNRA, State and County Parks, and the City and County of San
Francisco to ensure that public open
space lands are managed to optimize
habitat protection for special status species while also providing for public access and other goals.

Key issues include maintaining viable habitat for the Mission Blue butterfly on Milagra and Sweeney ridges; for the California red-legged frog and San Francisco garter
snake populations associated with Mori Point
and Laguna Salada; and supporting
migrating Western snowy plover at Pacifica
State Beach.

CO-1-43 Management of Public Coastal
Access. Ensure regular public access,
determining locations on a site-specific
basis by considering:
• The capacity of the access way to sustain
use;
• The intensity of access that can be sustained;
• The fragility of the natural resources in
the accessing, and
• The proximity of the access to adjacent
residential uses.

Innovative access management techniques
include but are not limited to agreements
with private organizations that would
minimize management costs and the use of
volunteer programs.
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PACIFICA Gl=NERAL PLAf'< PUBL ( REVIEW DRAFT 7-29
13 LAND AND SOIL

RESOURCES
Conservation of soils and other resources in the
earth, and conservation of agricultural and forestry
resources are the subject of this section.

Soils
The U.S. Department of Agriculture Natural
Resources Conservation Service has mapped soils in
the Planning Area. Soils are characterized according
to various properties and grouped into soil associations. These include the Barnabe-Candlestick complex, the Candlestick-Kron-Buriburi complex, Orthems Cut and Fill-Urban Land complex, and Candlestick-Barnabe Complex. In the upland regions these soils are generally shallow and found on slopes ranging from 30 to 75 percent. The Orthents and Urban Land complex soils are often located in the more
gentle slopes of O to 30 percent. Soils found in developed areas have generally been reworked to the point that most of the native soils are only found at depth,
if at all.

Hazards associated with soils, including erosion,
landslides and slope failure, subsidence, and liquefaction are discussed in Section 8.1, Geologic and Seismic Hazards.

Agriculture
While agricultural operations are not predominant,
approximately 360 acres currently have agriculturerelated uses, mainly as horse boarding. These include the Park Pacifica Stables at the southwestern edge
of Sweeney Ridge; Millwood Ranch, north of Terra
Nova High School; and Shamrock Ranch south of
the city limits. None of these properties are engaged
in commercial food production and no land in the
Planning Area is classified as farmland by the California Department of Conservation's Farmland Mapping and Monitoring Program.

The San Pedro Creek restoration project involved augmenting the dunes at Pacifica State Beach, helping to reduce erosion. 7-30 PACIFICA GENERAL PLAN PUBLIC REVJEW DRAFT
Forestry
A significant portion of the Pacifica Planning Area
is forested, including Eucalyptus, Coastal Mixed
Hardwood/Oak Woodland, Riparian Mixed Hardwood, and Monterey Cypress.' Logging
The City defines logging operations as any removal,
destruction or harvesting of 20 or more trees within
one year from any parcel or contiguous parcel in the
same ownership, and exhibits logging operations
unless one of the following conditions is met:
• Operations have received Planning Commission
and/or City Council approval;
• Operations are necessary immediately for the
safety oflife or property, as determined by the
Director of Public Works; or
• Operations occur on city-owned property and are
necessary to maintain public health and safety.

Mineral Resources
The Planning Area is a source of some mineral
resources, including limestone, which is used for
making cement. The Rockaway Quarry produced
limestone from the early 20th century until 1987.

Picardo Ranch (now Millwood Ranch) also produced limestone and chert for road construction, but the site is no longer operational. Other limestone
deposits found in the southern portion of the Planning Area, underlying development, are not mined.

Coastal Sediment
Coastal sediment, generally conststmg of sand,
grave1; silt, and clay, provides many benefits for
coastal communities, providing habitat for a variety of species, creating recreational opportunities for residents and tourists, and protecting shorelines and adjacent development. Coastal sediment occurs, accumulates, and moves via natural processes (precipitation, wind, landslides, stream flow, etc.). However, urban development and flood control can disrupt these processes and alter the quantity, quality, and location of coastal sediment deposition over time. Eventually, additional intervention (such as armoring, dredging, and other methods) is
required to stabilize the shoreline as the natural system is unable to do so. Such interventions often have adverse impacts on shoreline erosion downshore, and
may accelerate sand loss from beaches.

Pacifica participates in the Coastal Regional Sediment Management Plan (CRSMP) process for the San Francisco Littoral Cell (the stretch of coastline
in which Pacifica is included). The CRSMP will
establish policies for management of coastal sediment resources in the area, addressing:
• Shoreline erosion and coastal storm damage
reduction;
• Environmental restoration and protection,
including beach nourishment, sediment transportation, and natural sediment supply to the coast; • Sea level rise;
• Coastal access and recreation;
• Water quality along beaches; and
• Identification of beneficial uses for dredged sediment. 7 n
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PACIFICA GENERAL PLAN PUBLC REVIEW DRAFT 7-31

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
CO-G-12 Preserve Agricultural Open Space.

Promote the preservation of agricultural
open space in the Planning Area.

Implementing Policies
C0-1-44 Regional Sediment Management.

Participate in regional approaches to pi:otecting, enhancing and restoring coastal beaches and watersheds through the California Coastal Sediment Management Workgroup, with a goal of minimizing
coastal erosion.

This approach has been formally recommended by the Sharp Park Working Group, as part of the San Francisco Recreation & Parks Department's Significant Natural Resource Areas Management Plan.

C0-1-45 Continuation of Agricultural arid
Related Uses. Where agricultural and
related uses exist, allow compatible uses
to continue.

C0-1-46 Mineral Resources. If significant mineral
resources are discovered with regional
agencies to determine a course of action
to protect the resources and, if applicable, .extract them in an environmentally sensitive manner.

C0-1-47 ~ Recreational Uses. Promote recreational uses, such as horse boarding and trail riding, which retain open space
character while contributing to a visitorbased economy. 7-32 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
1A AIR QUALITY
Protecting and improving air quality is important to
Pacifica and communities across California, as certain kinds of air pollutants are directly harmful to human health and the health of the natural environment, including water quality, plant and animal life.

Due to its position relative to wind flow patterns and
topography, air quality in Pacifica is better than it
is in the Bay Area overall. Still, pollutants emitted
locally have regional consequences. Since air quality
is a regional issue, this General Plan also has referred to Bay Area 2017 Clean Air Plan for guidance.

Climatic Conditions
Atmospheric conditions, such as wind speed, wind
direction, and air temperature interact with the phys-
.ical features of the landscape to determine the movement and dispersal of air pollutants. Pacifica lies in the northwestern portion of the Bay Area's peninsula
climatological sub-region within this sub-region, air
pollution potential is highest in the vicinity of Redwood City, the area most protected from high winds and most susceptible to pollution transported from
upwind urban areas. At Pacifica's location, winds
bring air from the ocean and are generally strong
enough to carry away local emissions.

Existing Air Quality
The Bay Area has attained Federal and state standards for carbon monoxide, nitrogen dioxide, and sulfur dioxide but has not met Federal and state
standards for California's standards for annual concentrations of coarse (PM 10) and fine (PM 2.5) particulate matter, as well as the federal 24-hour standard for PM 2.5.

The Bay Area Air Quality Management District
operates a regional monitoring network that measures six criteria pollutants. Since the closest monitoring station is approximately ten miles northeast of Pacifica on Arkansas Street in San Francisco,
air quality in Pacifica can be inferred but not precisely gauged from BAAQMD's measurements.

Table 7-2 Based on data in Table 7-2, there appears
to have been one violation of the state or national
ozone standard in San Francisco over the five years
between 2016 and 2020. Because ozone is a regional
pollutant and precursors can travel long distances
before they react to form ozone, local emissions of
reactive organic gases (ROG) and nitrogen oxides
(NOx) may contribute to regional ozone levels. The
regional monitoring network has recorded ozone levels exceeding the State standard for 15 days per year over the past five years, with fewer violations of the
national standards.

In general, particulate levels are relatively low near
the coast, and peak in dry, sheltered valleys. Therefore, Pacifica's air is generally less polluted than the region's, though local emissions play a role in the
region's air quality issues. Local PM2.5 concentrations have exceeded state 24-hour standards over four of the past five years, and federal 24-hour standards over three of the past five years.

The BMQMD maintains an Emissions Inventory,
which estimates the total volume of air pollutants
generated each day by approximately 100 "areawide"
sources, point sources such as . factories, gas stations and power plants, and mobile sources (primarily
vehicles). In general, the proportion of air pollution generated by different sources varies by pollutant. Cars, trucks, airplanes and boats are responsible for most of the smog-producing pollutants (nitrogen oxides and reactive organic gases) in the air and nearly all of the carbon monoxide. Areawide sources,
especially dust from roads, produce most of the particulate air pollutants. Ships account for virtually all of the sulfur dioxide emitted in San Mateo County.

While the region is in compliance for carbon monoxide (CO) emissions, concentrations of CO can still be a local concern. In Pacifica, congestion on Highway 1 has the potential to produce high concentrations, negatively impacting the healch of sensitive populations (children, the elderly, etc.).

Table 7-2: QUALITY DATA SUMMARY (2016-2020) FOR THE PLANNING AREA Monitoring Data by Year1
Pollutant Standard 2016 2017 2018 2019 2020
Ozone
Highest 1-hour average (ppm) 0.070 0.087 0.065 0.091 0.088 Days above state 1-Hour Std. 0.9 0 0 0 0
Highest 8-hour average ppm 0.057 0.053 0.049 0.073 0.055 Days above state 8-Hour Std. 0.07 0 0 0 0
Days above federal 8-Hour Std. 0.075 0 0 0 0 0
Carbon Monoxide
Highest 8-hour average ppm LlQ 1.40 1.60 0.90 1.60
Days above state 8-hour Std. 9.0 0 0 0 0 0
Days above federal 8-Hour Std. 9.0 Q Q Q 0 0
Fine Particulate Matter (PM-2.5)
Highest 24-hour average (µg/m3) 108.0 190.0 241.0 45.0 214.0 Estimated Days above state Std.2 50 1 9 18 0 20
Estimated Days above federal Std. 150 0 2 3 0 4
Annual Average 20 7.6 9.6 11.7 7.7 10.5

1. Data are from the Arkansas Street station in San Francisco.

2. Measurements are usually collected every six days. Estimated days over the standard represent the estimated number of days the standard would have been exceeded if measurements were collected every day.

Notes: ppm = parts per million; µglm3 = micrograms per cubic meter.

Source: Bay Area Air Quality Management District, https:llwww.baaqmd.gov/about-air-qualitylcurrent-air-qualitylair-monitoring-datal#I, 2020, accessed June 2021.
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PACIFICA GENERAL 0 LAN PUB.IC R. VIEW DRAFT 7-33
Sensitive Receptors
Some people are more sensitive to air pollution than
others. Heightened sensitivity may be caused by preexisting health problems, proximity to the emissions source, and duration of exposure to pollutants. Land
uses such as schools, children's day care centers, hospitals, and convalescent homes are more sensitive than the general public to poor air quality because
the population groups associated with these uses
have increased susceptibility to respiratory distress
and other air quality-related health problems. Persons engaged in strenuous work or exercise also have increased sensitivity to poor air quality.

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
CO-G-13 Improve Air Quality. Reduce emissions of ozone-producing pollutants and particulate matter to improve regional air
quality and protect the health of Pacifica
and Bay Area residents.

Implementing Policies
CO-1-48 Regional Cooperation. Cooperate with
the Bay Area Air Quality Management
District (BMQMD) and other public agencies iri implementing plans to achieve State and Federal Ambient Air
Quality Standards.

CO-1-49 Impact Guidelines. Use the BMQMD's
Air Quality Giiidelines, to determine and
mitigate project air quality impacts.

The City consults with the BAAQMD during CEQA review for projects that require air quality impact analysis and BAAQMD
is on the distribution list for CEQA documents.
7-34 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
CO-1-50 Sensitive Receptors. Work with
BMQMD to develop and implement
a Community Risk Reduction Plan to
address the exposure of sensitive populations to toxic air contaminant emissions in Pacifica.

CO-1-51 Construction Equipment. Require all
construction equipment to be maintained and tuned to meet appropriate EPA and CARB emission requirements.

CO-1-52 Dust Abatement. Require contractors to
use best management practices to reduce
particulate emissions and dust associated
with construction activities.

BMPs include, but are not limited to:
regular materials and vehicle tire watering;
covering of stockpiles; phasing or extension
of grading operations; suspension of grading
during high wind periods; and revegetation
of graded areas.

CO-1-53 Transportation Control Measures.

Ensure compliance with the most current
Bay Area Clean Air Plan by implementing the Plan's recommended Transportation Control Measures.

The 2017 Clean Air Plan identifies 17
TCMs aimed at reducing vehicle trips and
vehicle miles traveled; increasing access to
and support of alternative modes of transportation; promoting compact, walkable land use patterns; and increasing public
education and awareness.
7 7.5 ENERGY AND GREENHOUSE GASES /"'I
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Like air quality, greenhouse gas emissions and potential effects of global climate change are environmental issues whose causes and impacts extend far beyond the boundaries of any one city. However,
given its coastal location and fragile environmental assets, the City is acutely aware of the impacts that global climate change may have, and actively
engaged in working to reduce greenhouse gas emissions in the Planning Area and adapting to the changing physical environment.

Global Climate Change
Global climate change (GCC) refers to a change in
the average weather of the earth that may be measured by wind patterns, storms, precipitation, and temperature. Historically, the rate of temperature
change has typically been incremental, with warming and cooling occurring over the course of thousands of years. In the past 10,000 years the earth has experienced incremental warming as glaciers
retreated across the globe. However, scientists have
observed an unprecedented increase in the rate of
warming over the past 150 years, roughly coinciding
with the global industrial revolution.

Although GCC is now widely accepted as a concept,
the extent and spe~d of change to be expected, and
the exact contribution from human sources, remains
in debate. Nonetheless, the world's leading climate
scientists, the Intergovernmental Panel on Climate
Change (IPCC), have reached consensus that global
climate change is "very likely" caused by humans,
and that hotter temperatures and rising sea levels will continue for centuries no matter how much humans
control their future emissions. 20
In its 2018 report, the IPCC predicted that global
warming is likely to reach 2.7 degrees Fahrenheit
between 2030 and 2052 if it continues to increase at
the current rate. Crossing the 2.7 degree threshold
could expose tens of millions more people worldwide
20 IPCC, 2018
to life-threatening heat waves, water shortages and
coastal flooding. The same report projects a sea level
rise of seven to 23 inches by the end of the century,
with a greater rise possible depending on the rate of
polar ice sheet melting. Observations since then have
led to projections for more significant change.

Locally, a 2016 statewide vulnerability assessment
conducted by the California Coastal Commission
has projected a sea level rise of 39 to 55 inches along the California coast by 2100. 2 1 According to the California Climate Action Team (CCAT), accelerating GCC has the potential to cause a number of adverse
impacts in California, including but not limited to:
a shrinking Sierra snowpack that would threaten
the state's water supply; public health threats caused
by higher temperatures and more smog; damage to
agriculture and forests due to reduced water storage
capacity, rising temperatures, increasing salt water
intrusion, flooding, and pest infestations; critical
habitat modification and destruction; eroding coastlines; increased wildfire risk; and increased electricity demand. These impacts have and will continue to have considerable costs associated with them.

While all of these impacts may be felt to some extent
in Pacifica, of particular concern are coastal erosion, flooding, and habitat modification, as well as water
supply issues.

Greenhouse Gases
Gases that trap heat in the Earth's atmosphere are
called greenhouse gases (GHGs). These gases play
a critical role in determining the Earth's surface
temperarure. Part of the solar radiation that enters
Earth's atmosphere from space is absorbed by the
Earth's surface. The Earth reflects this radiation back toward space, but GHGs absorb some of the radiation. As a result, radiation that otherwise would have escaped back into space is retained, resulting in
21 CCC,2016
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PACIFICA GcNERAL PLAN PUBLIC REVIEW DRAFT 7-35
a warming of the atmosphere. This phenomenon is
known as the greenhouse effect.

There are many types of GHGs. The six that are
identified explicitly in California legislation as being of primary concern are:
• Carbon dioxide (CO2), emitted as a result of
fossil fuel combustion, with contributions from
cement manufacture;
• Methane (CH4), produced through the anaerobic
decomposition of waste in landfills, animal digestion, decomposition of animal wastes, production and distribution of natural gas and petroleum,
coal production, and incomplete fossil fuel combustion; • Nitrous oxide (N20), typically generated as a
result of soil cultivation practices, particularly the
use of commercial and organic fertilizers, fossil fuel combustion, nitric acid production, and biomass burning;
• Hydrofluorocarbons (HFCs), primarily used as
refrigerants;
• Perfluorocarbons (PFCs), originally introduced
as alternatives to ozone depleting substances and
typically emitted as by-products of industrial and
manufacturing processes; and
• Sulfur hexafluoride (SF6), primarily used in electrical transmission and distribution systems.

GHGs have varying potentials to trap heat in the
atmosphere, known as global warming potential
(GWP), and atmospheric lifetimes. Ofte·n, GWP is
expressed in terms of "carbon dioxide equivalents",
or CO2e, which allows emissions of different gases to
be summed by a common metric. GWP ranges from
one (carbon dioxide) to 23,900 (sulfur hexafluoride).

GHG emissions with a higher GWP have a greater
global warming effect on a molecule-by-molecule
basis. For example, one ton of CH4 has the same
contribution to the greenhouse effect as approximately 21 tons of CO2. The parameter "atmospheric lifetime" describes how long it takes to restore the
system to equilibrium following an increase in the
concentration.of a GHG in the atmosphere. Atmospheric lifetimes of GHGs range from tens to thousands of years.

Greenhouse Gas Emissions
According to the California Air Resources Board
emissions inventory reports for 2000 through 2019,
California's GHG emissions continue to decrease. In
2019, emissions from GHG emitting activities statewide were 418 million metric tons carbon dioxide equivalent. Per capita rates of emissions in the Bay
Area and San Mateo County are lower than the California average.

In 2019, the Climate Center completed a report
showing that the Bay Area's transportation sector is
the primary source of Bay Area greenhouse gas emissions, contributing about 50 percent of the region's CO2e, followed by natural gas usage (33 percent)
and electricity usage (14 percent.) Between 2014 and
2019, the Bay Area reduced its emissions by about

3.6 percent The region made meaningful progress in
reducing its electricity emissions, dropping them.52% . · . between 2014 and 2019. This has largely been driven TABLE 7-3: COMPARATIVE GREENHOUSE GAS EMISSIONS
area Population emissions (C020) Per Capita Rate (metric tons/ year/ person San Mateo County (2019) 767,000 3.9 million
Bay Area (2019) 7,730,000 47.3 million
California (2019) 39,280,000 418.2 million
United States (2019) 328,300,000 5,130 million
Note: Emissions are measured in metric tons of carbon dioxide equivalent (CO2e) Sources: Data for San Mateo County and Bay Area is from The Climate Center, 2020;. Emissions for California from California Air Resources Board; population U.S. Census Bureau, 2015-2019 American Community Survey. Emissions for the United States from U.S. Energy Administration, 2019, population U.S. Census Bureau, 2015-2019 American Community Survey. 7-36 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

5.7 6.1

10.6 15.6
by Community Choice agencies coming online that
deliver low-carbon electricity and by a nearly decarbonized PG&E electricity supply in 2019 (due to Community Choice impacts).

In 2014, the City of Pacifica released a Climate
Action Plan, which provided a baseline inventory
of GHG emissions in 2005. For a similar year, San
Mateo County countywide CO2 emissions were

5.91 million metric tons in 2006, averaging 8.1 metric tons per capita. By contrast, emissions in Pacifica were estimated as 4.5 metric tons per capita (See Table 7-4).

Electricity and Gas
Pacific Gas & Electric (PG&E) provides gas and
electric services to Pacifica homes and businesses.

With energy obtained from power plants, natural
gas fields, and renewable energy sources in northern
_ California. Peninsula Clean Energy is an alternative
renewable-energy electricity provider. Both provid- ·
ers offer clean energy options including significant
shares greenhouse gas (GHG) emissions-free power
generation. The availability of electricity and gas setvices is not expected to become an issue during the planning horizon. However, electricity and natural gas use account for 40 percent of greenhouse gas emissions in Pacifica. Thus, while supply is not anticipated to be an issue in Pacifica, reducing demand for these resources will help reduce carbon emissions.

California Green Building Standards
Green building refers to methods in the construction and operation of buildings intended to conserve natural resources, reduce waste from construction and demolition, increase energy efficiency and reduce operating costs, and promote healthy indoor
air quality.

The California Building Code (Title 24 of the State
Code of Regulations) includes the country's first
Green Building Standards (CalGreen), parts of
which became mandatory as of January 2011. Among
these are requirements to reduce water consumption,
divert construction waste from landfills, and install
low pollutant-emitting finish materials. Requirements vary for residential and nonresidential buildings.

The Green Building Standards are a key part of the
State's efforts to achieve the State's goal of reducing greenhouse gas emissions by 40 percent below 1990 levels by 2030, and 80 percent below 1990 levels by 2050. Future updates are expected to continue to strengthen environmentally responsible building requirements as these practices become widely adopted. Local jurisdictions are responsible for
ensuring that State standards are met, at a minimum.

The 2019 Green Building Standards Code also establishes a system designed to give cities and counties the option of adopting local codes that go beyond
the minimum standards. Pacifica has adopted CalGreen as well as local "reach codes" that exceed the minimum requirements of CalGreen. 22
22 California Building Standards Commission, 2019.

Table 7-4: 2006 CO2 eMISSIONS IN SaN MaTeO COUNTY aND PaCIFICa San Mateo %of Total Pacifica % of Total
Transportation 3,165,800 60% 98,000 62%
Electricity 1,872,900,000 36% 25,000 35%
Natural gas 186,800,200 4% 4,000 3%
Solid Waste 24,900 0.4% 5,600 4%
Total 5,250,000 159,000
Per Capita CO2 emissions 8.1 4.5
Note: This inventory considers only CO2, and not CO2e emissions, as is reflected in the BAAQMD study.

Source: Sustainable San Mateo, U.S. Census Bureau, 2011-2015 American Community Survew 7 ("\
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PAClflCA GENERAL PLAN PUBLIC R1.:VIEI/\I DRAFT 7-37
Solid Waste Collection and Recycling
Although solid waste accounts for just 2 percent of
Pacifica's carbon emissions, solid waste has the potential to be a much larger contributor to global warming overall because of methane produced byproducts.

Solid waste can be reduced i:hrough recycling, composting, and reduction and reuse of material goods.

Solid waste collection and recycling services in Pacifica are provided by Recology of the Coast, a division of Recology. Recology, based in San Francisco, operates a number of landfills, waste transfer and materials recovery facilities, including the recycling yard at 1046 Palmetto Avenue in Pacifica. Recology emphasizes waste reduction and diversion, and is the largest compost facility operator by volume in the United
States. In Pacifica, Recology of the Coast currently
provides curbside pick-up of garbage, recyclables,
and green waste for both residential and commercial
customers.

The City has enacted Ordinance No. 838-C.S. regulating plastic beverage straws, stirrers and cutlery, and polystyrene disposable food serviceware. Also,
both the City and San Mateo County have recycling
divisions that provide information to help residents
and businesses reduce and divert waste from landfills. The City has also adopted Ordinance No. 870- CS to comply with SB 1383, California's Short Lived
Climate Pollutant Reduction Strategy, to increase
organic waste recycling in an effort to reduce greenhouse gas emissions·.

Sea Level Rise
Of the various potential effects of global climate
change, sea level rise is particularly relevant to Pacifica because of urban and infrastructure located near the coastline. Areas of the Sharp Park Golf Course,
the Rockaway Beach district, and the West Linda
Mar and West Sharp Park neighborhoods could be
vulnerable to inundation or coastal flooding. Coastal
erosion processes that have caused significant damage along the high bluffs of Pacifica' s northern coastal neighborhoods increase in magnitude. In
7-38 l>ACIFIC:A GENERAL PLAN PUBLIC REVIEW DRAFT
addition to raising the average tide lines, sea level
rise has the potential to alter the frequency and magnitude of coastal flood events. The potential for sea level rise to exacerbate coastal flooding and erosion
in the Planning Area is discussed in more detail in
Chapter 8, Safety.

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
CO-G-14 Renewable Energy. Support the use
and development of renewable energy
through City purchasing, and facilitation
of local renewable energy generation.

CO-G-15 Energy Conservation. Support efforts to
reduce energy use by increasing energy
efficiency in buildings and promoting
awareness of energy use. ·
CO-G-16 Waste Reduction. Seek to reduce overall solid waste by limiting packaging, controlling construction and demolition
waste, and promoting composting and
recycling.

Implementing Policies
See Chapter 3, CommunityDesign; Chapter 4, Land
Use; and Chapter 5, Circulation for related policies
that seek to improve air quality and reduce emissions
through urba,n design, land use., and transportation
-strategies.

C0-1-54 Climate Action Plan for Greenhouse
Gas Reductions. Maintain and update
the Climate Action Plan that focuses
on feasible actions the City can take to
reduce greenhouse gas emissions from
government, businesses, and residents in
Pacifica.

The CAP should:
• Establish a baseline inventory of all
known or reasonably discoverable sources
7 of GHGs that currently exist in Pacifica CO-1-59 City Purchasing of Renewable Energy. ("\ 0 and that existed in 1990; Pursue opportunities for the City to z VI
lower the cost of purchasing and produc- m
Projected GHG emissions expected in 2030 ::JJ • <
under this General Plan and foreseeable - ing renewable energy, such as through ► Peninsula Clean Energy or other energy
::::!
municipal operations; - 0
provider at the best value to the City. z
• Set a target for the reduction of GHG
emissions, in line with targets established CO-1-60 Waste Collection. Periodically evaluby the California Air Resources Board; ate the City's waste collection contract to ensure that Pacifica residents and
• Present a list of feasible- and to the great- businesses receive high-quality and cost est extent possible, quantifiable- GHG effective service. reduction measures to meet the reduction
target, in the areas of energy use (in all CO-1-61 Waste Reduction and Diversion. Seek sectors), transportation and land use, solid to continually reduce Pacifica' s output of waste, water, and education/outreach; and solid waste and increase the proportion of waste diverted from landfills, setting
• Establish an implementation plan, includ- targets and monitoring progress. ing strategies and funding for monitoring CO-1-62 Energy Efficiency in Public Buildings. and making improvements .. Prepare and implement a plan to increase CO-1-55 Green Building. Monitor the effective- energy efficiency in existing public buildness of the California Green Building ings.

Code in bringing about energy efficiency Measu res may include:
in architectural design and building construction. • Conduct energy audits for all municipal CO-1-56 Solar Orientation. When possible, facilities;
require buildings to be oriented such that • Retrofit municipal facilities for energy the use of passive and active solar strate- efficiency where feasible and when remodgies is maximized, in order to promote eling or replacing components, including energy efficiency. increased insulation, installing green or To achieve ideal solar orientation condi- reflective roofs, installing automated lighttions, the long axis of the building should ing controls, and retrofitting heating and be oriented east-west, within 15 degrees. cooling systems. • Require that any newly constructed, pur- CO-1-57 Encourage Solar Power Generation. chased, qr leased municipal space meet Promote use of passive and active solar minimum standards, such as exceeding devices such as solar collectors; solar Title 24 energy efficiency by 20 percent; cells, and solar heating systems in buildings and parking areas by incentive pro- . Educate employees on energy conservation . grams and streamlining review. CO-1-63 Wastewater and Water System EffiCO-1-58 Clean City Fleet. Establish City bud- ciency. Maximize the efficiency of Cityget for clean fuels and electric or hybrid operated wastewater treatment, water vehicles to replace and improve the exist- treatment, pumping, and distribution ing fleet of gasoline and diesel powered equipment.
vehicles.

PACIFICA GENE~AL PLAN PUBLIC REVIEW DRAFT 7-39
C0-1-64 Outdoor Lighting. Establish outdoor
lighting performance standards to minimize energy use while ensuring appropriate light levels. These can be met by :
• Greater use of photocells or astronomical time switches; • Directional and shielded LED lights;
• Security lights with motion detectors;
and
• Prohibitions against continuous allnight outdoor lighting unless needed for security reasons.
7-40 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

7.6 CULTURAL RESOURCES

AND HISTORIC

PRESERVATION
One objective of the General Plan is to protect community assets, including sites with historical and cultural significance. Cultural resources include prehistoric or archaeological sites, properties of cultural or historic significance, or paleontological sites. Pacifica has a rich history with regional and statewide significance, as it was home to several Native American villages as well
as the first sighting of the San Francisco Bay by nonindigenous people. The Sanchez Adobe Historical Site along San Pedro Creek features physical evidence of
several significant periods in California history.

Historic Context
Native Americans had an extensive presence in the
Planning Area. When Europeans arrived, ·the area
was home to persons who spoke the Ramaycush dialect of the San Francisco Bay Costanoan/Ohlone Language, and living in and around two villages: Pruristac, in San Pedro Valley, and Timigtac, in Calera Valley. The village at Timigtac is the Ramaycush Ohlone people's ancestral village of origin within the territorial boundaries of the Aramai, an i_ndependent tribe of the Ramaycush Ohlone peoples. In 1769, an expedition led by Gaspar de Portola, governor of the Spanish territory covering both Baja and Alta California, first sighted San Francisco Bay from a point on Pacifica's
Sweeney Ridge, and camped in San Pedro Valley. Noc
long after, Mission San Francisco de Asis (Mission
Dolores in present-day San Francisco) was established,
a_nd in 1786 the Mission developed an outpost in San
Pedro Valley, alongside Pruristac. The Ohlone village
was significantly affected by disease in 1791. 23
Mexican independence from Spain was followed by a
"secularization" program, and in 1839 the Sa!J Pedro
mission outpost and its rancho, covering the majority
of the Planning Area, was granted to Francisco Sanchez, who built the adobe house chat stands today as the oldest structure in San Mateo County. Following
23 California Historical Resources Information System
(CHRIS), 2021
his death, the land was divided and the area developed slowly.

In 1905 construction began on the Ocean Shore
Railway, which was to connect San Francisco with
Santa Cruz. The line was never completed, but
operated as far south as Half Moon Bay until 1921,
supporting a string of stops in present-day Pacifica including Tobin, Salada Beach, and Rockaway Beach. The communities surrounding the railway stops, including Edgemar, Sharp Park, Pacific Manor, Vallemar, Rockaway Beach, and San Pedro
Terrace-by-the-Sea, grew slowly until the building
boom following World War II. Pacifica incorporated as a City in 1957, as the union of these unincorporated neighborhoods.

Native American Cultural Resources
Five Native American archaeological resources have
been found and recorded in Pacifica, all classified as
habitation sites. Two additional resources contain
both Native American and historic-era archaeological value. The Sanchez Adobe, operated by the San Mateo County Historical Association as a historical
site, is listed as a State Historical Landmark and Point of Historical Interest as well as the National Register of Historic Places The Sanchez Adobe Park, site of
the Pruristac village and the San Pedro mission outpost or asistencia San Pedro y San Pablo of hfe.-.the Mission San Francisco de Asis (Mission DQelores),
also is listed in the National- Register of Historic
Places and the California Register of Historical
Resources. The San Mateo County HistoricalAssociation recently dedicated in summer of 2021 a new building in Sanchez Adobe Park featuring the
history and lifeways of the local Aramai-Ohlone
who lived in the village of Pruristac. The facility is
specifically designed to accommodate tours of
school groups.

The Planning Area is rich with the types of environments where Native American cultural resources have been found: permanent and intermittent streams,
productive coastal environments, and sheltered locations for permanent habitations, as well as ridgelines, terraces, spurs and saddles. The Planning Area also
includes a significant amount of alluvial soil, which
In 1769, an expedition led by Gaspar de Portola sighted San Francisco Bay from a point on Pacifica's Sweeney Ridge (upper).

The Sanchez Adobe, built in 1842, is the oldest surviving structure in San Mateo County. The site was once the Oh/one village of Pruristac (lower).
in some cases is overlaid by artificial fill, increasing the probability for buried archaeological deposits. There
is considered to be a high likelihood that unrecorded
Native American cultural resources are present.

Contemporary Native American Resources
As part of the General Plan update process, the Native
American Heritage Commission (NAHC) conducted
. a record search of the sacred lands file in 2020. The search did not indicate the presence of additional
Native American cultural resources within the Planning Area. The NAHC response listed six tribes that may have historic ties to the Planning Area, and letters of inquiry were sent to the six tribal representatives; however, no responses were received.
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PACIFICA GENERAi PLAN PUBLIC REVIEW DRAFT 7-41
Historic Resources
The Portola Expedition Camp at San Pedro Creek,
the Discovery Site, and the Sanchez Adobe are State
Historical Landmarks. Tobin Station, one of two
remaining structures from the Ocean Shore Railroad, is a State Point of Historical Interest.

A Master Plan for the Sanchez Adobe Historical
Site, completed in 2007 aims to increase visitation
and improve visitors' educational experience while
ensuring that the site is preserved for future generations. The new interpretive center was completed and opened to the public in October 2019.

The City has identified nine local historical landmarks: Sanchez Adobe; the Little Brown Church; the former San Pedro Schoolhouse (now City Hall); the
1907 Anderson's Store building on Paloma Avenue;
Table 7-5: HISTORIC SITES IN PACIFICA
Site
National Historic Landmarks
Little Brown Church
National Register of Historic Places
San Francisco Bay Discovery Site
California Historical Landmarks
Portola Expedition Camp at Pedro Creek
San Francisco Bay Discovery Site
Sanchez Adobe/ Pruristac / San Pedro y San Pablo
California Point of Historical Interest
Tobin Station-Ocean Shore Railroad
Local Landmarks Identified in Historic Preservation Ordinance Anderson's Store
Little Brown Church
San Pedro Schoolhouse
Sanchez Adobe/ Pruristac / San Pedro y San Pablo1
Sharp Park Golf Course and Clubhouse
Vallemar Station
Private residence
Private residence
Dollaradio Station (private residence)
the Sharp Park Golf Course club house, from 1932;
Vallemar Station; the former Dollaradio Station; and
two private residences (see Table 7-5).

In 2005, the Pacifica Historical Society began restoration of the Little Brown Church to establish it asinto the Pacifica Coastside Museum, which opened
in 2015. The Historical Society also owns the last
remaining car from the Ocean Shore Railroad, and
has stated its interest in moving the railcar to be close to the Little Brown Church, preferably in the parking lot at SAglada Avenue and Francisco Boulevard. the City is considering this as the potential location
of the railcar as part of a Civic Center master plan
discussed by City Council in 2021. Nine local historic landmarks in Pacifica are specifically designated in the Historic Preservation Ordinance of 1985. They
are listed below in TAble 7-5 and also shown in Figure 7-4. address
1850 Francisco Boulevard ---------
Sweeney Ridge
Southeast of SR 1 and Crespi Drive
Sweeney Ridge
1000 Linda Mar Boulevard
.Shoreside Drive, Pedro Point
220 Paloma Avenue
1850 Francisco Boulevard
170 Santa Maria Avenue
1000 Linda Mar Boulevard
Sharp Park Road & SR 1
2125 Coast Highway
165 Winona Avenue
185 Carmel Avenue
100 Palmetto Avenue
Year Constructed
1910
NA
NA
NA
1842
1907
1910
1914
1842
1932
1906
1908
1910
1926
Sources: California Historical Resources Information System, 2021, City of Pacifica, 2020. 7-42 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Dollaradio
Station
Anderson's Store
San Pedro Schoolhouse
Little Brown Church
Pacific
0 c ea n
Sharp Park
Golf Course
and Clubhouse
Portola Expedition Camp
at Pedro Creek
Tobin Station
Ocean Shore
Railroad
Sanchez Adobe/Pruristac
San Pedro y San Pablo Asistencia
(National Register of Historic Places,
California Historical Landmark,
and Local Landmark)
0 1/4 1/2
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Figure 7-4: Historic and Cultural
Resources
-
-
-
National Historic
Landmark
National Register of
Historic Places
California Historical
Landmarks
California Point of
Historical Interest
Local Landmarks
City Limits
Planning Area
,-·, / 165 Winona Ave I \~;
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l
San Francisco Bay __.. r,,c;:i;:;:;•;, Discovery Site \ rsr PucJ (Natiol'}~lrtistoric Landmark, Nationa·I,
Register of Histor.ic Places and ·---.
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Source: California Historical Resources
Informatio n System, 202 1; Northwest
Information Center, 202 1; City of
Pacifica, 20 19; San Mateo Cow1ty, 20 19;
Dyett & Bhatia, 20 19.
7-43
Historic Preservation Ordinance
The Historic Preservation Ordinance found at Chapter 7 of Title 9 of the City's Municipal Code protects structures and sites of historic significance in the City. The ordinance outlines procedures for designating historic landmarks, describes the permit process for the alteration, demolition, or relocating of any historic structure, and includes a section pertaining specifically to the Little Brown Church. It also acknowledges the role of the Pacifica Historical Society in designation of sites and the permit process. 7-44 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT

POLICIES
Policies included in both the General Plan and Local
Coastal Land Use Plan are indicated with a
Guiding Policies
CO-G-17 Historic and Cultural Sites. Conserve designated historic and cultural sites and structures that help define Pacifica' s identity and character and increase public awareness and appreciation of
them.

CO-G-18 Ensure Mitigation. Require mitigation for any new development that would adversely affect archaeological or paleontological resources.

Implementing Policies
C0-1-65 Historic Preservation Ordinance. Continue to evaluate development projects for their historical significance and preservation value, using the criteria in the Historic Preservation Ordinance.

C0-1-66 Integration of Historic and Cultural
Resources with City Identity. Incorporate historic and cultural resources into the City's marketing and branding
efforts. Specific initiatives might include:
• Identifying historic sites in the City's
wayfinding scheme;
• Giving priority to streetscape and public
realm improvements around historic
structures that are visitor destinations;
• Hosting/supporting events and educational programs that feature Pacifica's history and promote its relevance; and
• Linking related historical sites through
the City's open space and trail system.

C0-1-67 Public Agency Support for Local Historic Sites. Seek support from public agencies, such as GGNRA, for local
historic preservation programs for designated sites.

Two documents have been prepared for San
Mateo County that should guide agency
involvement in Pacifica's historic resources:
the Sanchez Adobe Historical Site Master Plan (2007) and the Historic Resource Study for Golden Gate National Recreation Area in San Mateo County (2010).

C0-1-68 e) Resource Impact Mitigation.

Ensure that new development analyzes
and avoids potential impacts to historic,
archaeological, and paleontological
resources by:
• Requiring a records review for development proposed in areas that are considered archaeologically or paleontologically sensitive; • Requiring pre-construction surveys and
monitoring during any ground disturbance for all development in areas of historic or archaeological sensitivity; and
• Implementing appropriate measures as
a condition of project approval- such
as avoidance, preservation in place,
and excavation,- to reduce or avoid
impacts.

In the event that historical, archaeological, or paleontological resources are accidentally discovered during construction, grading activity in the immediate area shall
cease and materials and their surroundings
shall not be altered or collected. A qualified
archaeologist or paleontologist must make an
immediate evaluation and avoidance measures or appropriate mitigation should be completed, according to CEQA Guidelines.

The State Office of Historic Preservation has
issued recommendations for the preparation
of Archaeological Resource Management
Reports that may be used as guidelines.

CO-1-69 Adaptive Reuse. Promote adaptive reuse
of historic structures- preserving their
original design and character-as an
option for preserving sites that are threatened with demolition or degradation.

CO-1-70 Native American Sites. Work with
local Native American tribes to protect
recorded and unrecorded cultural and
sacred sites, and educate developers and
the community-at-large about the connections between Native American history and the environmental features that characterize the local landscape.

Development on archaeologically sensitive
sites requires on-site monitoring by appropriate Native American consultant(s) and a qualified archaeologist of all grading, excavation, and site preparation activities that involve earth-moving operations.
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PACIFICA GENERAL PLAN PlJ°'JUC REVIEW DRAFT 7-45

7.7 ENVIRONMENTAL JUSTICE
The U.S. Environmental Protection Agency (US
EPA) defines environmental justice as:
"The fair treatment and meaningful involvement of
all people regardless of race, color, national origin, or income with respect to the development, implementation, and enforcement of environmental laws, regulations, and policies. Fair treatment means chat no group of people should bear a disproportionate share
of the negative environmental consequences resulcing from industrial, governmental, and commercial operations or policies."
Senate Bill 1000 (SB 1000), the Planning for Healthy
Communities Act, mandates that cities and counties
prepare an EJ Element or integrate EJ-related policies into other elements when both of the following conditions apply: The concurrent adoption or next
revision of two or more other General Plan elements,
and when a local jurisdiction identifies one or more
disadvantaged communities (DACs) within its General Plan planning area.

SB 1000 specifies the California Communities
Environmental Health Screening Tool 4.0 (CalEnviroScreen) as the primary screening method for identifying disadvantaged communities. Developed by the California Environmental Protection Agency (CalEPA), CalEnviroScreen uses environmental, health, and socioeconomic information to produce scores for every census tract in the state,
thereby identifying communities that are most vulnerable to pollution's effects. The score assigned to each census tract is a product of exposure to pollution, adverse environmental effects caused by pollu- . tion, presence of sensitive populations (i.e. those with aschma,cardiovascular disease, or low birchweight
infants), and socioeconomic factors that increase
vulnerability (i.e. low household income, low educational attainment, and unemployment). A disadvantaged community is defined as one which scores in the top 25th percentile of CalEnviroScreen's cumulative score. 7-46 PACIFICA GENERAL PLAN PUBLIC REVIEW DRAFT
Using these criteria, there are no census tracts within the Planning Area that are identified as disadvantaged communities. All Pacifica census tracts score in the bottom quartile for pollution burden. However, Census tract 6030, which includes east and west Sharp Park, ranks in a higher statewide percentile (42nd) for sensitive populations relative to ocher Pacifica census tracts, which rank, on average, in the
20th to 30th percentile statewide. These populations
could be most vulnerable to any exacerbated health
effects due to increased pollution burden or climate
change.

Although the City is not required by SB 1000 to prepare an EJ Element or integrate EJ-related policies into other elements, the General Plan does integrate
EJ related policies in this chapter.

Achieving environmental justice also includes
addressing procedural inequities and geographic
inequ1t1es. Procedural inequities might include
"stacking" commissions or committees with individuals who ignore the interests of minority and low-income residents, holding meetings at times and
places that minimize the ability of low-income residents to participate, using English-only communications when non-English speaking populations may be affected by land use decisions, and requiring lower
levels of mitigation for projects affecting low-income
and minority populations. Geographic inequities
might include providing fewer public services, transit
services, and parks for minority and low-income residents than for middle- and upper-income residents.

POLICIES
Guiding Policy
CO-G-19 Environmental Justice. Strive to implement processes and procedures that promote environmental justice in support of the Coastal Commission's environmental
justice policy.

Implementing Policies
C0-1-71 Inclusive Engagement. Expand notification efforts for major policy documents and projects within Pacifica's Coastal
Zone to underrepresented communities
outside of Pacifica.

C0-1-72 Removal of Barriers to Public Participation. Implement efforts to remove barriers that may prevent underrepresented communities from public participation
opportunities. Efforts should be made
to provide a welcoming, understandable
and respectful atmosphere, and to be
considerate of the timing, location, and
accessibility of any meeting to accommodate the underrepresented communities.

CO-I-A Wildlife Movement Corridor Study . . T he
City shall advocate fo r funding and
parti cipate in a regional or subregional
study to identify areas where wildlife
crossing structures would result in -the
largest benefit to rare, threatened, and
endangered special staws and non-specialstatus species for wildlife connectivity, to be led and conducted by an appropriate
agency.
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PACIFICA GENtriAL PLAN PUBL,C: REV'EW DRAFT 7-47
San Pedro Creek is the only perennial stream in the planning area and provides important habitat for steelhead trout, a federally listed species.
ings. Eucalyptus trees have allelopathic properties,
releasing chemicals into the soil to reduce or inhibit
growth of other plants. In addition, they produce
extensive leaf and bark litter which further inhibits
the growth of understory plants. Eucalyptus trees
provide perching, roosting, and nesting sites for
larger birds, such as crows, ravens, red-tailed hawks,
red-shouldered hawks, and barn owls. The migratory
monarch butterfly frequently roosts in eucalyptus
trees in the winter.